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HomeMy WebLinkAboutKUM & GO #0951 - PDP210013 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1880 Fall River Drive / Suite 200 / Loveland, CO 80538 O 970.461.7733 / olsson.com July 30, 2021 City of Fort Collins Attn: Brandy Bethurem Harras Community Development and Neighborhood Services 281 North College Avenue Fort Collins, CO 80522 Re: Kum & Go #0951 (949 E Prospect Rd Convenience Store w/ Fuel Sales) Ms. Bethurem Harras, Thank you for your review and comments regarding the Conceptual Review for Kum & Go #0951 (949 E Prospect Rd Convenience Store w/ Fuel Sales). The following are City staff comments dated April 15, 2021 and Olsson’s responses are in RED text. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Noted, thank you. 2. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Noted, thank you. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Received, thank you. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: Kum & Go #0951 Page 2 07/30/2021 http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Received, thank you. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Comment responses provided. 6. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_Kum&Go_PDP_Rd1.pdf Naming convention used for all submittal documents. 7. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Noted, thank you. 8. Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. Noted, thank you. 9. When you are ready to submit your formal plans, please please notify me with as much advanced notice as possible. Applications and plans are submitted electronically with initial fees. Pre submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Noted, thank you. 10. I am letting you know that currently quasi judicial items are being heard remotely and that applicants have the option to hold off until an in person hearing can be conducted. Kum & Go #0951 Page 3 07/30/2021 Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Noted, thank you. Temporary Service Changes City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday April 12th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Noted, thank you. Planning Services Contact: Kai Kleer, 970 416 4284, kkleer@fcgov.com 1. As the building design is developed, there are two main elements to focus on. First, prototype architecture is strictly prohibited and second, the design of the building must be complementary and compatible to the existing established character of the block face /historic resource to the west. Noted, thank you. Compatibility can be achieved through techniques such as the repetition of rooflines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Noted, thank you. Brick and stone masonry are considered compatible with wood framing and other materials. Architectural compatibility (including, without limitation, building height) shall be derived from the neighboring context. Noted, thank you. Please include the property to the west in an elevation view to ensure the proposed building meets the intent of the aforementioned standards. West property included in elevations. 2. Regarding landscape setbacks, the project must provide a 15-foot minimum average landscape area along Lemay and Prospect and 5 feet along lot lines (south and west property lines). Within the 15-foot landscape area, trees must be planted at a ratio of 1 tree per 25 lineal feet must, include a wall, fence, planter, earthen berm, plant material, or a combination of such elements that have a minimum height of 30 inches. For areas Kum & Go #0951 Page 4 07/30/2021 within the sight distance triangle, no plant material greater than twenty-four (24) inches in height shall be located within fifteen feet of the proposed curb cut. Within the 5-foot setback area (along south and west property lines), a ratio of 1 tree per 40 feet is required and also must include a 6 foot fence, combination of plant material to provide year round visual interest. Each landscape island should be planted with at least one canopy shade tree per 150 square feet of internal landscape area. Required setbacks and trees are provided with proposed layout and landscape design. 3. Screening will be required for areas of low visual interest. Elements that will require identification and screening on site are elements such as propane, ice box, vending machines, wood sales, washer fluid display racks, etc... Areas that are visible from either Lemay or Prospect must be screened by using wing walls, landscaping and/or custom display racks that are integrated into the design of the building. Screening is provided as required. 4. Fuel canopy lighting will be required to demonstrate a full cut off light system that is flush mounted and 3,000K or less. It will be important that the fuel canopy also matches the design and character of the primary building and because of the residential adjacency include mansard style roof or elements that help display a residential character. The poles of the canopy should be clad with stone or brick that extend from the ground to canopy. Canopy lighting is proposed within city standards. The material use should draw from the base treatment of the convenience store. Pole mounted lighting around the site should be as low mounted as possible while providing adequate lighting for the site. Please reference our newly adopted lighting code for details on requirements. Canopy materials are compatible with building materials. 5. The trash enclosure will be required to demonstrate the similar design characteristics and material use of the building. Trash and recycling should be split 50/50 per City ordinance. Trash enclosure materials are compatible with building materials. 6. The north/south walkway that abuts the west side of the building must connect into the Prospect sidewalk system. Sidewalk included to make this connection. 7. A Modification of Standard will be required for 4.5(B)(3)(c). Staff will provide an example of what an appropriate modification request should look like. Please clarify what is needed for this. For now, we’ve placed a variance request note on the cover sheet of our construction document plan set. 8. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Noted, thank you. Kum & Go #0951 Page 5 07/30/2021 9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Noted, thank you. Department: Historic Preservation Contact: Maren Bzdek, 970 221 6206, mbzdek@fcgov.com 1. SITE PLAN: The proposed plan that allows for the retention of the historic building at 945 E Prospect, west of the site, (eligibility determination date: June 24, 2020) appears to be feasible and without major barriers for approval regarding the impact on the historic building. As the plan details develop, and in accordance with other setback and buffering requirements, the primary goal re: protection of the historic building is maintaining a reasonable residential setting in terms of landscaping and separation from other improvements. Every effort has been made to maintain residential feel for the neighborhood. 2. DESIGN COMPATIBILITY: Once we see your building elevations, we can provide guidance regarding how well they meet the requirements of section 3.4.7 of the land use code, which is similar to the general design standards found in 3.5.1 but specifically addresses creating design resonance with nearby historic resources within 200 feet. It can require some creativity in scenarios where the building types are particularly different, as is the case here between the historic residence and the proposed Kum n Go building. Looking forward to seeing that and identifying/discussing any challenges and opportunities to better satisfy those requirements. We will coordinate that discussion with Kai Kleer regarding the 3.5.1 standards to avoid confusion. Noted, thank you. 3. DEMOLITION OF OTHER BUILDINGS: The other three buildings affected by the proposed development (existing gas station building at 949 E Prospect and the residential buildings at 1607 S Lemay and 1619 S Lemay), all of which were surveyed along with 945 E Prospect in June 2020, were determined not to be eligible for landmark designation and therefore are not subject to the adaptive reuse requirements in 3.4.7. Those determinations remain valid until June 2025. Noted, thank you. Department: Engineering Development Review Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com 1. Preliminary discussions with the applicant explored Prospect Road frontage with the implementation of a right turn lane on Prospect Road to southbound Lemay Avenue. The conceptual layout shown appears to be consistent with the concepts we explored previously with a wide attached sidewalk that could serve as also an elevated bikelane. We’ll want to ensure that aspects such as pedestrian crossings along the splitter island meet ADA and City standards for the horizontal and vertical geometry, and the traffic control infrastructure is accordingly accommodated. The design engineer would need to provide turning template information to demonstrate the ability for a WB 67 vehicle to Kum & Go #0951 Page 6 07/30/2021 make the turning movement. A 15’ utility easement behind the back of walk along Prospect would need to be dedicated, with right of way dedicated to the back of walk. ROW is provided to back of sidewalk along turn lane and utility easement is provided as requested. 2. The frontage for Lemay Avenue had not been focused on in the previous discussions as they were focused on the right turn lane and frontage along Prospect. In general, the City is requiring right of way dedication to the constrained arterial roadway standard, resulting in a 51’ half street right of way for the west side of Lemay along the frontage. A 7 foot wide sidewalk would be installed to the back of the dedicated right of way and would coincide with the cross section shown on the second page of this link: https://www.larimer.org/sites/default/files/fig_701_713_fc_2016.pdf The manner in which the conceptual layout shows Lemay has then some concerns as it appears the right of way along the south half of the property isn’t reflective of a 51’ dedication that would extend along the entire frontage. Portions of the drive aisle and the parking may be in the right of way which would be of concern. A 15’ utility easement is typically dedicated from the back of the right of way as well (which wouldn’t preclude the parking or drive aisle, but would not allow buildings/structures with the easement.) The sidewalk design along Lemay reflective of the right of way dedication would need to be established. ROW dedication has been provided. 3. Under the Larimer County Urban Area Street Standards (LCUASS) requirements for access, the City has a maximum driveway width of 36’ with the concept plan showing a 40’ width. The wider width would need to be reduced to meet City requirements, unless otherwise justified through a variance request to 9.3.2.A.2. of LCUASS. We have placed variance request notes on the cover sheet of the construction document plan set. If additional form work and/or narratives are needed, we are happy to complete the necessary paperwork prior to our 2nd submittal. 4. The remaining comments are general comments that are applicable to the proposal. Feel free to contact me with any questions on the site specific comments above, or general comments below. Noted, thank you. 5. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221 6566 if you have any questions. Noted, thank you. 6. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev review.php Noted. 7. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior Kum & Go #0951 Page 7 07/30/2021 to the issuance of the first Certificate of Occupancy. Noted. 8. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Site is designed to meet ADA standards. 9. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets Public improvements are designed in accordance with LCUASS. 10. This project is responsible for dedicating any right of way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right of way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php ROW dedications provided. 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Utility plans are provided with this submittal. 12. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Design uses NAVD88. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted, thank you. 14. LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design. We have placed variance request notes on the cover sheet of the construction document plan set. If additional form work and/or narratives are needed, we are happy to complete the necessary paperwork prior to our 2nd submittal. 15. All fences, barriers, posts or other encroachments within the public right of way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Noted, thank you. 16. The public right of way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private Kum & Go #0951 Page 8 07/30/2021 property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Noted, thank you. Department: Traffic Operations Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project. Please have your Traffic Engineer contact Traffic Operations to set up a scoping meeting. Traffic Impact Study is provided with this submittal. 2. The access onto Lemay is not guaranteed to remain a full movement access if Lemay is ever built to the full design with medians approaching signalized intersections. This could also be restricted if it is determined that this access becomes an operational or safety issue, given the proximity to Prospect. Noted, thank you. 3. Will need to coordinate with Engineering on the required frontage improvements along Lemay and Prospect. Noted, thank you. 4. The improvements to the intersection and signal at Lemay and Prospect will require a signal sheet detailing the location of all signal equipment, along with the proximity to ADA accessible landing areas, and underground utilities. Signal pole locations should be placed on within the Utility Plans as well. No changes are proposed to the existing signal and pedestrian buttons. Ramps will be designed in accordance with ADA standards. Department: Stormwater Erosion Control Contact: Chandler Arellano, (970) 420 6963, carellano@fcgov.com 1. The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Erosion control materials are provided. 2. Please submit an Erosion Control Plans to meet City Criteria. Erosion control plans are provided within the Utility Plans. 3. Please submit an Erosion Control Report to meet City Criteria. SWMP is provided. Kum & Go #0951 Page 9 07/30/2021 4. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Calculation will be provided after city approval of erosion control plans. 5. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. State permits will be obtained for construction. 6. City Manager’s development review fee schedule under City Code 7.5 2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, fees will be collected on projects for these inspections. The Erosion Control fees are based off; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based off the number of LID/WQ Features that are designed for on this project. Based upon the materials submitted we are assuming 1 lot, 1.118 acres of disturbance, 1 year from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which roughly estimates an Erosion Control Fee of $1,301.44. Based upon 1 extended detention basin which roughly estimates Stormwater LID/WQ Inspection fee to be $250.00. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. Noted, thank you. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416 2494, cquezada@fcgov.com 7. A portion of this property is located in the FEMA regulated, 100 year Spring Creek floodplain. Any development within the floodplain must obtain a floodplain use permit and comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached. Floodplain use permit will be obtained for construction. 8. Based on the drawings submitted, we highly suggest keeping the grading of the proposed drive approach on the southeast corner at or above Base Flood Elevation (BFE= 4947.4ft NAVD88). This area is known to flood and lowering the elevation may extend flooding beyond what is currently mapped. Driveway elevation has been designed to be as high as possible and in accordance with ADA standards. 9. Any development within the floodplain boundary including, site work, grading, structures, utilities, walkways, hard surface paths, and landscaping must be preceded by an approved floodplain use permit and comply with the safety regulations of Chapter 10 of the City Municipal Code. The permit for can be obtained at http://www.fcgov.com/utilities/what we do/stormwater/flooding/forms documents. Floodplain use permit will be obtained for construction. Kum & Go #0951 Page 10 07/30/2021 10. Development review checklists and permit application forms for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what we do/stormwater/flooding/forms documents. Please utilize these documents when preparing your plans for submittal. Checklists used in document preparation. 11. Please show the boundaries of the floodplain on site drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Floodplain boundary included on plans. Department: Stormwater Engineering Contact: Dan Mogen, 970 305 5989, dmogen@fcgov.com 12. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations/stormwater criteria Noted, thank you. 13. Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four step process for selecting structural BMPs. Drainage report is provided with this submittal. 14. Stormwater outfall (site specific comment): The stormwater outfall for the existing gas station site appears to be the adjacent curb and gutter in Prospect and Lemay as well as four inlets and associated stormsewer. The drainage pattern from the adjacent lots is not clear and apparent; however, runoff does appear to end up in the adjacent curb and gutter and ultimately Spring Creek. City Stormwater has identified a potential capital improvement project to resize some storm inlets and associated laterals adjacent to the site. The addition of a turn lane on Prospect and relocation of impacted inlets provides an opportunity for coordination. Please coordinate with City Stormwater regarding the sizing of Stormwater infrastructure impacted by this turn lane. Public improvements will be coordinated with the CIP. 15. Detention requirements (site specific comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, additional onsite detention is required for runoff from new impervious surfaces. These new flows will need to be detained to the 2 year historic discharge rate. *Please contact us to discuss the details of any existing stormwater detention on the site and to discuss the method for “grandfathering” existing impervious area.* Parking lot detention for water quantity is allowed if it is not deeper than one foot. Kum & Go #0951 Page 11 07/30/2021 Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Detention is provided in accordance with the Stormwater Criteria Manual. 16. Water Quality and Low Impact Development requirements (site specific comment): If the improvements create or modify greater than 1000 square feet of impervious area, stormwater quality treatment will need to be provided for the new or modified impervious areas. It appears 100% of this site will be modified; therefore; stormwater quality treatment will need to be provided for the entire site. All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations/stormwater criteria We are proposing the use of an isolator row on the underground detention chambers to provide water quality for site runoff. Due to space constraints, we are unable to fit above grade raingardens or bioretention. Applicant proposes to work with staff to identify additional (alternative) opportunities for LID methods prior to the next submittal. 17. Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. These exhibits will be provided with building permit application. 18. Spill Control for Gas Stations (site specific comment): Spill control structures are required for all new and redeveloping gas stations and vehicle maintenance facilities. In addition to emergency spill response procedures, such as the use of absorbent booms, structural spill controls must be used to protect all areas downstream of the site including roadways, drainage channels, storm sewer systems, wetlands, creeks and tributaries from petroleum products and other pollutants that are stored and handled at gas stations and vehicle maintenance facilities. Kum & Go #0951 Page 12 07/30/2021 The spill control structure can be a below grade concrete vault and should be placed in a location on the site that allows for spills to be directed toward it. Low flows, both pollutant spills and runoff from small storms, should be able to be directed into the control structure. Larger storm flows may be directed into the control structure but more likely will overtop a curb or bypass the spill structure and runoff toward the site detention basin. The spill control structure or vault must have a minimum capacity of 150 gallons. The vault should be covered for safety although ventilation should be provided to allow for evaporation between storms. Spill prevention and response procedures are outlined in the SWMP. 19. Detention drain times (standard comment): Per Colorado Revised Statute §37 92 602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. Pond registration will be completed after construction. 20. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what we do/stormwater/stormwater quality/low impact dev elopement Noted, thank you. 21. Fees (standard comment): The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders and developers/plant investment develo pment fees or contact our Utility Fee and Rate Specialists at (970) 416 4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees http://www.fcgov.com/utilities/business/rates Noted, thank you. 22. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Noted, thank you. Kum & Go #0951 Page 13 07/30/2021 Department: Water Wastewater Engineering Contact: Dan Mogen, 970 305 5989, dmogen@fcgov.com 1. Existing Water Infrastructure (site specific comment): There are existing 8 inch & 12 inch water mains in Prospect & Lemay, respectively, with existing 3/4 inch water services to each 947 E Prospect Rd, 949 E Prospect Rd, and 1607 S Lemay Ave. Noted, thank you. 2. Existing Sewer Infrastructure (site specific comment): There are existing 6 to 8 inch & 24 inch sanitary sewer main s in Prospect & Lemay, respectively, with existing sanitary sewer service s to each 947 E Prospect Rd, 949 E Prospect Rd, and 1607 S Lemay Ave. Noted, thank you. 3. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Abandonment of unused services is proposed. 4. Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26 306 Wastewater Discharge Permit Requirements and Section 26 332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221 6900, to discuss these requirements and how they apply to this development. Noted, thank you. 5. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Noted, thank you. 6. Water Allotment (site specific comment): The existing building at 949 E Prospect Rd is currently served by a ¾ inch water service / meter. As part of this project, the development will need to ensure the water service and meter are appropriately sized for the fixtures in the proposed building. The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Additionally, the existing water service currently does not have an allotment associated with it. To bring this service up to City Code, the standard annual water use allotment of 293,270 gallons will be added upon approval of the project. Please contact our Utility Kum & Go #0951 Page 14 07/30/2021 Fee and Rate Specialists at (970) 416 4252 or UtilityFees@fcgov.com for more information or questions. Meter justification letter is provided. 7. Fees (standard comment): New or upgraded water and sewer services will require development fees and water rights, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416 4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/builders and developers/plant investment develo pment fees Noted, thank you. 8. Grease Interceptor (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416 2418 or WLAMARQUE@fcgov.com. Grease interceptor is proposed. Department: Electric Engineering Contact: Rob Irish, 970 224 6167, rirish@fcgov.com 1. The existing site is currently fed by a small single phase secondary service at the rear of the property. Light and Power could bring single phase primary to the site from a vault approx.. 120 feet to the west along Prospect. Three phase power is not readily available at this site. If the applicant is wanting three phase power, extensive system modifications may be necessary to bring three phase to this site. Conversations regarding bringing three-phase power to the site have been initiated. 2. A Customer Information Form (C 1 Form) and a One line diagram will need to be submitted to Light & Power Engineering for any proposed electric changes and/or additions. A link to the C 1 form is below: http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations Noted, thank you. 3. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Transformer location is in accordance with this standard. 4. The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. Noted, thank you. Kum & Go #0951 Page 15 07/30/2021 5. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within Public Right of Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Noted, thank you. 6. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf Noted, thank you. 7. Electric capacity fee, building site charges, and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Noted, thank you. Department: Fire Authority Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.org 1. FUEL DISPENSING FACILITIES Motor fuel dispensing stations shall demonstrate compliance with Chapters 23, 57 and other applicable sections of the International Fire Code. Site complies with IFC. 2. FUEL STORAGE TANKS The installation or removal of an Above Ground (AST) or Underground Storage Tank (UST) requires a separate plan review and permit from Poudre Fire Authority. Tanks shall be protected from damage and have secondary containment. All tanks shall be UL listed. Noted, thank you. 3. FIRE LANES Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications EAE will be provided for the site. 4. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: · Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. Kum & Go #0951 Page 16 07/30/2021 · Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. · Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. · Dead end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. · The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. · Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. · Fire lane to be identified by red curb and/or signage and maintained unobstructed at all times. · Fire lane sign locations or red curbing should be labeled and detailed on final plans. · Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. · Appropriate directional arrows required on all signs. · In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC Fire lane plans will be provided with final plans. 5. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial building as measured along an approved path of vehicle travel. The nearest hydrants are located across Prospect Rd and Lemay Ave. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. At least 1 hydrant would be required. A new hydrant is proposed on the west side of Lemay to satisfy this requirement. 6. PREMISE IDENTIFICATION & ADDRESS POSTING The fueling station shall be separately addressed. Addresses shall be posted on the structure and where otherwise needed to aid in wayfinding. Such building identifiers shall be placed in a position that are plainly legible, visible from the street or road fronting the property and posted with a minimum of eight inch numerals on a contrasting background. Address will be posted on the building in accordance with this standard. Department: Environmental Planning Contact: Scott Benton, (970)416 4290, sbenton@fcgov.com 1. Will existing underground storage tanks be moved, altered, replaced, etc. for this project? If so, further coordination will be necessary to determine the need for a Phase I site assessment. The proposed development project could potentially need to address LUC 1.2.2(I), LUC 3.4.2 and LUC 3.4.9, included here. LUC 1.2.2(I): The purpose of the Land Use Code is to improve and protect the public Kum & Go #0951 Page 17 07/30/2021 health, safety and welfare by:… (I) minimizing the adverse environmental impacts of development. LUC 3.4.2: The project shall conform to all applicable local, state and federal air quality regulations and standards, including, but not limited to, those regulating odor, dust, fumes or gases which are noxious, toxic or corrosive, and suspended solid or liquid particles. The project shall be designed and constructed to comply with the dust control measures contained in the Dust Control Manual to the extent required therein. LUC 3.4.9 Health Risks (A): this Section is intended to protect the occupants of and visitors to the site following development from health risks that may be presented by the existence of dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to the development site if permitted to develop. LUC 3.4.9 Health Risks (B): If, because of credible evidence in the possession of the City or the applicant, whether written or otherwise, there is a reasonable suspicion or belief that the development site contains dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to the development site if permitted to develop, then the applicant shall either take such actions as are necessary to satisfy the decision maker that such health risks have been reasonably mitigated, or shall demonstrate to the decision maker by presentation of written statements from either the Larimer County Health Department or from specialists appropriate in education and training to examine the risks, showing that the suspicion of danger and health risk is scientifically unfounded and that actual, reasonable risk is unlikely. Phase 1 ESA is provided. 2. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. Noted, thank you. 3. FOR SUBMITTAL: If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND Kum & Go #0951 Page 18 07/30/2021 FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Noted included on landscape plans. 4. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970 416 4251 or dsuckling@fcgov.com Noted, thank you. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com 1. PRE SUBMITTAL: Forestry Tree Inventory Please schedule an onsite meeting with City Forestry (nsaha@fcgov.com) to obtain tree inventory and mitigation information. Please note that existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round of formal submittal. Forestry recommends scheduling the onsite tree inventory as early in the design process as possible. Tree inventory meeting completed 6/21/21. 2. If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on site location, the applicant shall replace such tree(s) according to City mitigation requirements. Letter provided. Kum & Go #0951 Page 19 07/30/2021 3. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: - General Landscape Notes - Tree Protection Notes - Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: - Canopy Shade Tree: 2.0” caliper balled and burlapped - Evergreen tree: 6.0’ height balled and burlapped - Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: - Canopy Shade Tree: 2.0” caliper balled and burlapped - Evergreen tree: 8.0’ height balled and burlapped - Ornamental tree: 2.0” caliper balled and burlapped Landscape plan provided in accordance with these requirements and city standards. 4. LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10 19 50% 20 39 33% 40 59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Tree species proposed are in accordance with this standard. 5. Please provide a typical right of way detail per transects that includes locations of utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), street lights, driveways (if applicable) and street trees. Standard tree utility separation distances currently used per Land Use Code standards are preferred and are as followed: Kum & Go #0951 Page 20 07/30/2021 Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation: At least 8’ from edges of driveways and alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines Site landscape design is completed in accordance with this standard. 6. Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type Minimum/Maximum Spacing Canopy shade Trees 30' 40' Coniferous evergreens 20' 30' Ornamental trees 20' 30' Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. Trees are proposed in accordance with this standard. 7. Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Trees are proposed in accordance with this standard. 8. Canopy shade trees should be planted at 30 40’ spacing (LUC 3.2.1 (D)©) along street frontages. Trees are proposed in accordance with this standard. 9. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Tree islands proposed are in accordance with this standard. Kum & Go #0951 Page 21 07/30/2021 Department: Building Code Review Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com 1. If creating new property lines near existing homes, 5ft of setback from PL to house must be maintained or 10ft from existing commercial/multi fam to new PL . 5-foot setback is provided. 2. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): - 140mph (Ultimate) exposure B or - Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA 13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new commercial structure. Noted, thank you. BUILDING PERMIT PRE SUBMITTAL MEETING: Please schedule a pre submittal meeting with Building Services for this project. Pre Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid design stage for this meeting to be effective. Applicants of new projects should email your coordinator to schedule a pre submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Kum & Go #0951 Page 22 07/30/2021 Pre-submittal meeting will be completed for building permit review. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Documents use NAVD88. 2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Noted, thank you. Regards, Josh Erramouspe Olsson, Inc.