HomeMy WebLinkAboutKUM & GO #0951 - PDP210013 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
September 14, 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 Planned Development for Kum & Go
#0951 (949 E Prospect Rd Convenience Store w/ Fuel Sales). The following are City staff
comments dated September 3, 2021 and Olsson’s responses are in RED text.
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Comment Number: 1
08/31/2021: INFORMATION:
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. Thank you!
Noted. Thank you.
Comment Number: 2
08/31/2021: INFORMATION:
As part of your resubmittal 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, avoiding responses like noted or
acknowledged.
Each comment has been responded to with a different font.
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Comment Number: 3
08/31/2021: INFORMATION:
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_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
AutoCAD SHX attributes need to be removed from the PDF’s.
Noted. We will follow the Electronic Submittal Requirements and File Naming
Standards for the next submittal. AutoCAD SHX has been removed.
Comment Number: 4
08/31/2021: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Noted. Thank you for letting us know.
Comment Number: 5
08/31/2021: INFORMATION:
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 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 May 10, 2021 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 for letting us know.
Comment Number: 6
08/31/2021: INFORMATION:
LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty
(180) days of receipt of written comments and notice to respond from the City
on any submittal (or subsequent revision to a submittal) of an application for
approval of a development plan, shall file such additional or revised submittal
documents as are necessary to address such comments from the City. If the
additional submittal information or revised submittal is not filed within said
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period of time, the development application shall automatically lapse and become null
and void.
Noted. Thank you for letting us know.
Comment Number: 7
08/31/2021: FOR HEARING:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 feet (excluding public right-of-way and publicly owned open space).
As your Development Review Coordinator, I will assist with preparing the mailing and
coordinating the hearing date with your team.
Noted. Thank you for letting us know.
Comment Number: 8
08/31/2021: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff would need to be in
agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing.
Noted. Thank you for letting us know.
Comment Number: 9
08/31/2021: FOR HEARING:
I am letting you know that your quasi judicial item could be heard remotely and
that there is the option to hold off until an in person hearing can be conducted.
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 for letting us know.
Planning Services
Contact: Kai Kleer, 970 416 4284, kkleer@fcgov.com
Comment Number: 1
08/31/2021 FOR HEARING:
The most significant concern of the proposed plan is in regard to the building
design. The prototypical design elements of sable brown and aspen white brick,
Tor Red architectural feature, stone panel base treatment, and canopy roof form
and columns will need to be modified in a way to relate to the surrounding
context - the most important being the historic resource to the west and retail
center to the east. The following comments attempt to frame the main
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components related to the design but will require additional consideration and
discussion.
Building architecture has been revised.
Comment Number: 2
08/31/2021 FOR HEARING:
BUILDING PLACEMENT AND ORIENTATION: Regarding the alignment of the building,
it is important to match/create a similar setback with the adjacent historic
resource. This distance is measured at 18.5 feet from back of sidewalk to the
primary façade plane. The secondary element is creating an attractive
relationship between the north side of the building and the street. Additional
elements such as columns and pilasters, secondary roof system or entry feature
should be considered to demonstrate compliance.
The building is in line with the building on the adjacent property.
Comment Number: 3
08/31/2021 FOR HEARING:
BUILDING MASS, SCALE AND HEIGHT: The elements mentioned in the previous
comment around entryway features should be considered with the bulk mass
and scale of the building. Meaning, the building should be broken down into
projecting and receding modules (30 feet in width max) to bear some
relationship to the existing historic building. Consider the use of treillage with
vine, change in textures or masonry patterns, use of windows. These modules
should be used consistently on all sides of the structure.
Building architecture has been revised.
Comment Number: 4
08/31/2021 FOR HEARING:
PRIMARY ENTRANCES: Please provide a section view to show the relationship of
the entrance along the south side of the building and walkway when viewing the
space from Lemay. Please also provide a section view when viewing the
building along Prospect Road. The entrance for both sides of the building
should be clearly defined and recessed or framed by sheltering elements such
as awning, arcade or portico.
We provided both section views in the Utility Plans on the Site Plan sheet (page 7
sheet C1.0)).
Comment Number: 5
08/31/2021 FOR HEARING:
Color shades must be used to facilitate blending into the neighborhood and
unifying the development. The color shades of building materials shall draw from
the range of color shades that already exist on the block or in the adjacent
neighborhood. White should not be a primary color of the building.
Building colors have been updated to help blending withing the neighborhood.
Comment Number: 6
08/31/2021 FOR HEARING:
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WINDOWS: With respect to the storefront window system that extends to the
ground, the bottom row of windows should be converted to a kick plate feature
on all sides of the building. Please provide a detail view that demonstrates the
depth of window and its placement in the wall plane. The goal is to provide
depth in the window system to where it is located further back in the wall plane.
This will be provided with building CDs.
Comment Number: 7
08/31/2021 FOR HEARING:
The sign along the north, east, south and canopy should fit within existing
architectural features using the shape of the sign to help reinforce the horizontal
lines of the building. The oval shape does not reflect this. Is there any
opportunity to convert the shape into a horizontal lettering system that integrates
with the banding of the building and canopy?
Building Architecture has been revised.
Comment Number: 8
08/31/2021 FOR HEARING:
Please provide all meters, ground mounted and rooftop equipment on the
elevations or site plan of the project. The requirement is to demonstrate
adequate screening from public view through the use of landscaping, low walls
or rooftop screen walls.
All utility meters known at this time are shown on the Utility Service Plan (sheet 20).
Rooftop utility equipment is fully screened from view.
Comment Number: 9
08/31/2021 FOR HEARING:
Please provide a low architectural wall between prospect and the building. The
wall should use similar materials to what is used in the building. Locations
where this element is necessary is redlined on the site plan.
After the meeting we had with the city on 01/19 it was decided that we do not need to
provide a low architectural wall between Prospect and the building.
Comment Number: 10
08/31/2021 FOR HEARING:
This project is located within the LC2 Lighting Context Area which is identified
as a place for moderate ambient lighting. The lighting plan is largely
inconsistent with demonstrating compliance with our lighting standards. From a
brief review several fixture heights will need to be lowered, the maximum lumens
for the under canopy lighting is exceeded, fixtures exceed the 3,000K lighting
temp max and fixture C is not shown on the lighting plan. Please revise the plan
in a way that demonstrates compliance with lighting standards.
RESPONSE
Comment Number: 11
08/31/2021 FOR HEARING:
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Regarding screening to adjacent properties, please provide a 6 foot fence with
architectural columns spaced at 40' intervals along all portions of the site that
remain unscreened. Columns should utilize warm colors of brick or like material.
Screening to adjacent properties remains a very important issue of the site.
Further coordination with forestry is needed to determine the existing tree
inventory and its health to plan for the long term screening around the south and
west boundary of the site. If the trees are deemed unhealthy, dead or dying, we'll
want to see this area planted with a combination of evergreen, deciduious and
ornamental trees that provide full screening to the adjacent properties.
The 6’ fence has been added around the property boundary on the south and west side
of the site. We also show landscape screening on the west side of the site.
Comment Number: 12
08/31/2021 FOR HEARING:
Regarding the Prospect Road street frontage, street trees will be required in
grates. Please work with forestry staff to determine an adequate grate size and
species selection for this area.
We added 2 4’x4’ tree grates on the frontage of Prospect Road.
Comment Number: 13
08/31/2021 FOR HEARING:
Regarding the sidewalk along Lemay, the requirement for this would be to
detach the walkway along the frontage of the site. Please work with engineering
staff to determine the proper width, street tree location for this area.
The sidewalk along Lemay is now shown as a detached sidewalk.
Comment Number: 14
08/31/2021 FOR HEARING:
As mentioned in the Conceptual Review Comments, a Modification of Standard
to 4.5(B)(3)(c) is required. The applicant must provide justification for this
request based on the criterion located under Step 8 of the Review Procedures.
More information can be found by visiting,
https://library.municode.com/co/fort_collins/codes/land_use?
nodeId=ART2AD_DIV2.8MOST
This can be provided for the hearing. Please send us the word document as discussed
from the meeting on 01/19
Real Estate Services
Contact: Kai Kleer, 970 416 4284, kkleer@fcgov.com
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Comment Number: 1
08/12/2021 FOR HEARING:
Real Estate Services does not support the subdivision of the City-owned
property that doesn't result in the full sale of the property to the applicant.
The lot split will be coordinated before the Plat is approved.
Department: Historic Preservation
Contact: Maren Bzdek, 970 221 6206, mbzdek@fcgov.com
Comment Number: 1
08/31/2021: FOR HEARING:
Please see the design compatibility requirements provided by Kai Kleer under
Current Planning. Meeting those requirements will simultaneously satisfy section
3.4.7 (E), which provides for architectural compatibility with abutting historic
resources in particular. Whether the abutting historic resource at 945 E
Prospect is ultimately on your development site or adjacent to it, these same
requirements apply for new construction.
Architectural design has been updated per Kai Kleer’s comments.
Comment Number: 2
08/31/2021:FOR HEARING:
While Section 3.4.7 (F) requires a recommendation from the Historic
Preservation Commission (formerly known as the Landmark Preservation
Commission) regarding the project's compliance with section 3.4.7, staff has
the ability to waive that requirement for projects with minimal effect on historic
resources. Typically, projects that require a recommendation from the HPC are
those that have historic resources on the development site, and/or those that do
not readily meet the design compatibility requirements. Should this project
ultimately require an HPC recommendation, I will coordinate scheduling with you
during the first round PDP review. The HPC meets on the third Wednesday of
each month. Hearings are currently remote (work sessions on 2nd Wednesday)
and regular meeting (hybrid format, allowing either in-person or remote attendance via
Zoom).
Noted. Thank you for letting us know
.
Comment Number: 3
08/31/2021: FOR HEARING:
Should the residential historic building at 945 E Prospect be incorporated into
the project site for any reason, a treatment plan for that building that meets the
Secretary of the Interior's Standards for Historic Properties must be provided
for review. Any proposed exterior work on this residential parcel must be reviewed
against those standards.
No improvements for the residential historic building are proposed at this time.
Comment Number: 4
08/31/2021: INFORMATION:
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When considering other landscaping and forestry requirements, historic
preservation staff recommends that you also consider how appropriate
screening and buffering measures between the historic building and the new
construction and its parking area using vegetation, fencing, and other
landscaping and site design techniques. This will serve to enhance the
compatibility of the new construction and create a better transition between the two.
Appropriate landscape screening has been provided between the site and the historic
building.
Department: Engineering Development Review
Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com
Topic: General
Comment Number: 1
08/31/2021: FOR HEARING:
A radius is required to be provided for the right-of-way dedication at the Lemay
and Prospect intersection and not be set as right angles. The dedication should
provide for the entire sidewalk system to be in right-of-way.
A 1.5” radius has been added to the right-of-way dedication at the Lemay and Prospect
intersection.
Comment Number: 2
08/31/2021: FOR HEARING:
The right turn lane design has some concerns with the design. As provided in
the WB-67 turning template movement, WB-67 vehicles cannot make the right
turn movement without running over the pedestrian ramp/sidewalk system. Part
of the issue appears to be the width of the turn lane between the refuge island
and the access ramp from the site, as this appears to be about 15 feet in width,
and the minimum width required of 20' as shown in figure 8-18 on Sheet C4.7.
The right turn lane design has been revised to accommodate the WB-67 vehicle
without running over the pedestrian ramp/sidewalk system.
Comment Number: 3
08/31/2021: FOR HEARING:
The pedestrian refuge island isn't apparent on the design for the island itself.
The plans seem to imply that the existing condition isn't changing and it's
unclear that this pedestrian refuge can be created from keeping the existing
condition in place.The plans should be showing how the pedestrian movement
is accomplished not just to the island from the turn lane, but through the island
and how access ramps are aligned to the north side of Prospect and east side of Lemay.
The pedestrian island has been revised as requested.
Comment Number: 4
08/31/2021: FOR HEARING:
The comments at conceptual indicated the placement of a 7 foot wide detached
sidewalk to be placed along the back of right-of-way. A link was provided on the
constrained arterial cross section. I erred in that the sidewalk on the constrained
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arterial cross section is 6 foot, not 7 foot, however the sidewalk is detached,
while the plans reflect the existing condition of the 10' attached transitioning to a
7' attached. The placement of a 6' sidewalk detached against the dedicated
right-of-way is the standard.
We updated the sidewalk on Lemay to transition into a 6’ wide detached sidewalk.
Comment Number: 5
08/31/2021: FOR HEARING:
The frontage improvements to Prospect and Lemay along with their associated
right-of-way dedication will need verification that these areas are free from the
former operations on the site. Are the storage tanks for the former fueling
station presumably being removed? Are they currently located where future
improvements in right-of-way? The Phase 1 report shows the existence of
monitoring wells that would appear to be in the right turn lane and also in the
ped refuge island, how are these addressed/accomodated? An overall concern
is that the improvements and dedications the City is receiving are free from
contamination.
The storage tanks for the former fueling station will be removed. We updated flagnote 7
on the Demolition plan to state, “Existing fuel pump, underground storage tank, and lids
to be removed”.
Comment Number: 6
08/31/2021: INFORMATION:
The request of a 35' parking stall setback variance from Lemay noted on the
cover sheet isn't viewed as necessary as the parking stall setback is measured
along the length of travel for a vehicle to the first parking space. The request should be
removed.
The request of a 35’ parking stall setback variance from Lemay noted on the cover
sheet has been removed.
Comment Number: 7
08/31/2021: FOR HEARING:
The request for a variance request for the 40' driveway width while not
anticipating any concerns, does need to be formally submitted as a variance
request using the criteria in 1.9.4 of LCUASS linked here:
https://www.larimer.org/sites/default/files/ch01_2016.pdf
Noted. We will formally submit a variance for this.
Comment Number: 8
08/31/2021: INFORMATION:
As previously commented, the construction of the right turn lane improvement is
eligible for reimbursement. The methodology behind this reimbursement in
determining with our Transportation Capital Expansion Fee Manager is
applying a proportionate split of the cost between the site generated traffic
utilizing the right turn vs. the overall traffic to determine the developer's portion
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vs. the City's larger portion. The information presented in the traffic study was
difficult to interpret what this initial percentage split might be estimated at. I'm
understanding that Traffic Operations is seeking further clarification on the study
that might better as a result demonstrate what that proportionate split might be.
Noted. Discussion added to section 4.3.5 regarding the difference between existing EB
right turning trips and the additional trips added to that movement as a result of the
development. Percentage of total turning traffic for that movement is also noted. Site
trips are 19.5% of total EVR turning traffic in the AM and 11.6% in the PM.
Comment Number: 9
08/31/2021: FOR FINAL PLAN:
The civil set only requires that the City "Utility Plan Approval" block be provided
on the cover sheet of the set and can be removed from the remaining sheets.
The “Utility Plan Approval” block has been removed on all sheets except the cover
sheet.
Comment Number: 10
08/31/2021: FOR FINAL PLAN:
Street patching limits depicted on the plans don't meet our patching
requirements. The patching limits are to include either half of, or a full lane width
for vehicular travel. For bike lanes, the entire width would need to be patched.
Patches also need to be right angle to the road as well.
Street patching lines have been updated.
Comment Number: 11
09/02/2021: FOR HEARING:
The site reflects a 15' building setback behind the right-of-way, and the plat
should also be reflecting 15' utility easement dedication behind the right-of-way
of Prospect and Lemay as well.
The Plat has been updated to show the same 15’ building setback.
Department: Traffic Operations
Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 4
08/31/2021: INFORMATION:
Based on the LOS outlined in the TIS, if it is determined that the eastbound left
turn at the Site Access becomes an operational or safety issue, the City can
restrict this movement to right out only in the future.
Noted. Thank you for letting us know.
Comment Number: 5
08/31/2021: FOR HEARING:
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We will need to get better detail with regard to pork chop island for the right turn lane
and how ADA guidelines will be met for access to the existing traffic signal and
pedestrian push buttons.
The pedestrian island has been revised as requested.
Comment Number: 6
08/31/2021: FOR FINAL PLAN:
We will finalize and coordinate the required Signing and Striping changes once we get to
FDP.
Noted. Thank you for letting us know.
Comment Number: 7
08/31/2021: INFORMATION:
You will need to coordinate the location of the bus stop with our Transfort Planning staff.
Noted. The location of the bus stop has been coordinated.
Topic: Traffic Impact Study
Comment Number: 1
08/31/2021: FOR HEARING:
The Traffic Impact Study has been received and reviewed. Please reference the
following comments for needed changes.
Noted. Thanks for letting us know.
Comment Number: 2
08/31/2021: FOR HEARING:
In addition to the 2022 background traffic we would like to see the current
(2021) traffic volumes included, along with an evaluation of what the committed
improvement of the dedicated eastbound right turn lane will have on the overall LOS for
the intersection.
The revision is being completed at the start of 2022, so the 2022 background traffic
volumes will now be considered current. Added dedicated right-turn analysis which
states the impact of the dedicated right-turn lane on 2022 background traffic volumes in
section 4.3.5 in terms of overall intersection level of service.
Comment Number: 3
08/31/2021: FOR HEARING:
In Figure 5- Site Volume Traffic, please update the eastbound movement to
illustrate what site traffic on Prospect will be making the eastbound right turn. In
section 4.1 the second paragraph references 2021 traffic volumes shown in
Figure 3, and it should be 2022 volumes in Figure 6.
Site Traffic Volumes figure updated to reflect the site trips making the EB right turning
movement at Prospect and Lemay. Figure numbers updated based on other figure
repositioning in the document (now figure 6). 2022 background volumes moved up to
section 2.3 as they are now considered the existing condition.
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Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: Site Plan
Comment Number: 1
09/02/2021: FOR HEARING:
Transfort has a bus stop at this location and needs to be upgraded with this
development. Please replace the existing facility with a Type III bus stop and shelter in
Transfort's Bus Stop Design Standards and Guidelines
(http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standard
s.pdf). Please feel free to contact me with any questions.
The bus stop at this location has been updated to follow Transort’s Bus Stop Design
Standards and Guidelines.
Department: Stormwater Erosion Control
Contact: Basil Hamdan, (970) 222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
08/25/2021: INFORMATION ONLY:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Design Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at
www.fcgov.com/erosion
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control
Materials to be submitted.
The 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, these fees will be collected on all projects for such
inspections.
The Erosion Control fees are based on; 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 on the number of LID/WQ Features that
are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 1 lots, 1.46 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 results in an Erosion Control Fee estimate of $1301.44.
Based 1 number of underground treatment system the estimate of the
Stormwater LID/WQ Inspection fee is $415.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to review.
Noted. Thank you for letting us know about the fees.
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Comment Number: 2
09/03/2021: FOR FINAL PLAN:
Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2
Section 6.1.3)
Please ensure that the Erosion Control Plans provided include a sequence
chart in accordance with (FCDCM Ch 2 Section 6.1.3.2)
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)
Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2
Section 6.1.4)
Please address all redline comments provided on the Erosion control plans.
At FDP submittal, please provide an erosion control escrow calculation.
Erosion Control Plan updated to meet City Criteria. A sequence chart in accordance
with (FDCM Ch 2 section 6.1.3.2) has been added. We will resubmit an Erosion Control
Report with this submittal. All redlines have been addressed. We will provide an
erosion control escrow calculation at FDP submittal.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
08/30/2021: FOR HEARING:
There are several questions about the stormwater design as currently
presented, and I request a meeting to discuss the design prior to the next
submittal. Items to discuss include: project change in impervious area,
associated detention release rate and water quality/Low Impact Development
requirements (exhibit needed); existing versus proposed conditions and calculation;
any off-site impacts; four-step process; spill containment requirements for a gas station.
Please see redlines for additional information and contact me to set up a time to
discuss the project.
The design has been updated per the discussion from the meeting.
Comment Number: 2
08/30/2021: FOR HEARING:
Please contact me to coordinate regarding the sizing of drainage infrastructure
impacted by the proposed turn lane.
Sizing of the inlets within the turn lane have been updated per discussion.
Comment Number: 3
08/30/2021: FOR HEARING:
Spill control structures are required for all new and redeveloping gas stations and vehicle
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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.
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.
The spill control structure is a permanent facility and is not part of the SWMP.
Please provide a spill control structure along with SOPs for this facility.
Note: full details included SOPs are not needed for Hearing; however, spill
containment must be shown to be provided prior to Hearing.
The spill control structure has been added to the plans.
Comment Number: 4
08/30/2021: FOR HEARING:
Please provide drainage easement for the proposed StormTech system and
outfalls.
The drainage easement has been added.
Comment Number: 5
08/30/2021: FOR HEARING:
Please remove AutoCAD SHX comments from PDF plans.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these
must be removed prior to submittal as they can cause issues with the PDF file. The
default setting is "1" ("on") in AutoCAD.
To change the setting and remove this feature, type "EPDFSHX" in the command line
and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
AutoCAD SHC comments have been removed from the PDF plans.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
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09/14/2021
Topic: General
Comment Number: 1
08/30/2021: FOR HEARING:
It does not appear proper separation is provided between proposed utilities
and landscaping. Please show utilities on the landscape plan and verify
adequate separate are provided. Please add a note to the Landscape Plan
regarding landscape separation requirements and show utilities – standard
separations are: No trees shall be planted within 10’ of water and sewer mains
or within 6’ of service lines. No shrubs shall be planted within 4’ of water and
sewer mains or service lines.
Separation note and dimensions have been added to the landscape plans.
Comment Number: 2
08/30/2021: FOR HEARING:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do
so.
Redlines on the plans have been revised and responded to.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416 2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 1
08/30/2021: FOR FINAL PLAN:
Please add the following note to Site Plan and Utility Plan Set: Developer shall
obtain a Floodplain Use Permit from the City of Fort Collins and pay all
applicable floodplain use permit fees prior to commencing any construction
activity (curb & gutter, pavement, grading, fill, detention ponds, bike paths,
parking lots, utilities, landscaped areas, flood control channels, etc.) within the
Spring Creek floodplain limits as delineated on Final Development documents.
All activities within the floodplain are subject to the requirements of Chapter 10
of the Fort Collins Municipal Code.
The note has been added to the Cover Sheet on both set of plans.
Comment Number: 2
08/30/2021: FOR HEARING:
Please address redlines. Please provide detailed responses on how redlines
were addressed.
Redlines have been addressed and responded to on the plans.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
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09/14/2021
Topic: General
Comment Number: 1
08/30/2021: FOR HEARING:
Light & Power has a handful of electric facilities along Prospect that will need to
be relocated for the right turn lane. Any existing and/or proposed Light & Power
electric facilities that will remain within the limits of the project will need to be
located within a dedicated easement or the public right-of-way. Please coordinate with
Light & Power where these existing facilities can go and show on the plan set.
We will coordinate with Light & Power for the placement of the relocated electric
facilities.
Comment Number: 2
08/30/2021: FOR HEARING:
Proposed transformer location appears to be out of access and is in a very
dangerous place to stage for any maintenance or replacement. Also, the feed
for the transformer may be coming from the West down prospect so we will
have to get around the building with the primary feed. The transformer and the
primary feed will need to be in a Utility easement or in the ROW.
The proposed transformer has been moved to the west side of the building near the
trash enclosure.
Comment Number: 3
08/30/2021: FOR HEARING:
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/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Noted. We will coordinate with Light and Power Engineering for meter locations.
Comment Number: 4
08/30/2021: FOR HEARING:
A Customer Service Information form (C-1 form) and a one-line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Noted. We will submit the Service Information (C-1 form) and a one-line diagram the
commercial meters to Light & Power.
Comment Number: 5
08/30/2021: FOR HEARING:
Light & Power is investigating bringing the primary feed from the West along
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Prospect. This would avoid getting primary across Lemay Ave. which was
recently paved. This would involve cutting in a primary vault, maybe two, along
Prospect for the 3-phase. Please coordinate a primary vault location with Light
& Power and show on the plan set.
We are currently showing two vaults along Prospect.
Comment Number: 6
08/30/2021: FOR HEARING:
There are two existing streetlights that will need to be relocated with this project.
They will need to be in the Public ROW or a Utility easement. Please coordinate
with Light & Power. Streetlights will be placed along public streets. A 40 feet
separation on both sides of the light is required between canopy trees and
streetlights. A 15 feet separation on both sides of the light is required between
ornamental trees and streetlights.
Updated Flagnote 3 on the Demolition Plan to state, “Existing electric structure to be
removed or relocated, coordinate with local provider”.
Comment Number: 7
08/30/2021: INFORMATION:
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 for letting us know.
Comment Number: 8
08/30/2021: INFORMATION:
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 for letting us know.
Comment Number: 9
08/30/2021: INFORMATION:
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-investmen
t-development-fees
Noted. Thank you for letting us know.
Comment Number: 10
08/30/2021: INFORMATION:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
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Landscape Plans prior to the Entitlement Process approval.
Noted. We will provide AutoCAD for the Site Plan, Utility Plans, and Landscape Plans
prior to the Entitlement Process approval.
Comment Number: 11
08/30/2021: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Noted. Thank you for letting us know.
Department: Fire Authority
Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.org
Comment Number: 1
08/26/2021: BUILDING PERMIT:
COMMERCIAL KITCHEN HOODS: IFC 609.2: A Type I hood shall be installed
at or above all commercial cooking appliances and domestic cooking
appliances used for commercial purposes that produce grease vapors.
Noted. Type I hoods will be installed at or above all commercial cooking appliances that
produce grease vapors.
Comment Number: 2
08/26/2021: BUILDING PERMIT:
AST & UST 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 per IFC 312 and have secondary containment. All tanks shall be UL listed.
The propane cage does not appear to be fully protected from impact from the
Western parking area and trash truck traffic. Additional bollards may be
required in this area for protection.
Noted. Thank you for letting us know about the separate review and permit. We added
bollards for the propane cage which can be seen on the Site Plan Sheet in the Utility
Plan set. We also added a detail for the propane cage on sheet C4.9 in the bottom right
corner.
Comment Number: 3
08/26/2021: BUILDING PERMIT:
CARBON DIOXIDE SYSTEMS USED IN BEVERAGE DISPENSING SYSTEMS:
Compresses gases utilized in beverage dispensing systems shall
comply with Section 5307.3 of the 2018 International Fire Code (IFC). At time of
construction, a separate permit for CO2 dispensing may be required
Noted. Thank you for letting us know we will apply for the separate permit.
Comment Number: 4
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08/26/2021: FOR FINAL PLAN:
FIRE LANE SIGNAGE: The limits of the fire lane shall be fully defined. Fire lane
sign locations should be indicated on future plan sets. Refer to LCUASS detail
#1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs. Posting of additional fire lane signage may be
determined at time of fire inspection.
Fire lane signs have been added and called out on the Site Plan sheet in the Utility
Plan Set.
Comment Number: 5
08/26/2021: FOR FINAL PLAN:
FIRE LANE SURFACE: Fire lanes shall be designed as a flat, hard, all-weather
driving surface capable of supporting 40 tons. Private drives incorporating
pavers as surface for fire lanes shall provide geotech information confirming the
paver design can handle fire truck loading. A note shall be added to the civil
plans indicating the type of surface proposed.
The fire lane is fully paved with concrete pavement. The pavement section can be seen
on the Horizontal Control Plan (sheet 23)
Department: Environmental Planning
Contact: Scott Benton, (970)416 4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
08/30/2021: FOR HEARING:
This is a repeat comment from the conceptual review that was not addressed. 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 FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
The note above has been added to the Landscape and Tree Mitigation sheets.
Comment Number: 2
08/30/2021: FOR FINAL PLAN:
Please clarify specific turf species on the Landscape Plan and the blend
percentages to ensure the project water budget chart gets adequately calculated.
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Turf species and blend percentages have been added to the Landscape Plan (sheet
35). The turf species will be Sharp Bros. The Seed Dura Turf Lawn Mix will include
80% Turf type tall fescue; 10% Kentucky Bluegrass; and 10% Ryegrass.
Comment Number: 3
08/30/2021: FOR HEARING:
Thank you for providing the Phase I ESA. In order to satisfy LUC 3.4.9-Health
Risks, please submit the Phase II report and any other reports and/or plans
resulting from suggestions made in the Phase II report, pertinent
communications made with OPS and CDPHE, etc.
For this development, the City's interests are two-fold: 1) to ensure the health
risks are properly mitigated, and 2) to determine the implications to the City for
any public ROW easements with existing contamination. Further coordination
will be necessary with Environmental Regulatory Affairs, Engineering (Marc
Virata), and potentially the City Attorney's Office.
Department: Building Services
Contact: Katy Hand, khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
08/31/2021: BUILDING PERMIT:
Each of these will require a separate permit
1.The trash enclosure is taller than 6ft and will require a separate permit and
must be structurally engineered.
2. Flag pole requires a separate permit and must be structurally engineered
3. The fuel canopy is a separate structure and will require separate permit.
4. New Kum & Go building requires a separate permit
Noted. We will submit separate permits for each of these.
Comment Number: 2
08/31/2021: PRIOR TO FINAL PLAN:
Building Permit Pre-Submittal Meeting: Please work with your Coordinator to
schedule a pre-submittal meeting for any new commercial or multi-family
building 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.
This should be scheduled when architectural drawings are at least 50%
complete and 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.
Noted. We will schedule a pre-submittal meeting.
Comment Number: 3
08/31/2021: BUILDING PERMIT:
Please visit our website for current adopted codes, local amendments and
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09/14/2021
submittal requirements.
https://www.fcgov.com/building/application.php
https://www.fcgov.com/building/codes.php
Noted. Thank you for letting us know
Comment Number: 4
08/31/2021: BUILDING PERMIT:
A building air tightness test will be required for certificate of occupancy. Plan air
barrier details accordingly.https://www.fcgov.com/building/energycode
Noted. Thank you for letting us know the building will be tested once construction is
completed.
Comment Number: 5
08/31/2021: BUILDING PERMIT:
Foundation/slab insulation is required per code and local amendments.
https://www.fcgov.com/building/energycode
Noted. Thank you for letting us know.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2
08/24/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Noted. Thanks you for letting us know.
Topic: Plat
Comment Number: 1
08/24/2021: FOR HEARING:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Plat has been updated accordingly.
Regards,
Josh Erramouspe
Olsson, Inc.
(Letter Recipient)
Page 22
(Date)