HomeMy WebLinkAboutLOAF N JUG - PDP - PDP180004 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)City of
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October 13, 2017
Tasha Bolivar
Galloway & Company
6162 S Willow Dr
Suite 320
Greenwood Village, CO 80111
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
fcgov com
Re: Loaf 'N Jug Fuel Center
Description of project: This is a request to construct a convenience store with car wash and fuel
pumps at the northwest corner of I-25 and CO 392 (parcel #8615305702). The site would be accessed
off of SW Frontage Rd. Parking is provided along the east and west of the property, as well as in front
of the building and the drive through carwash is located at the rear of the building. The property is
located in the General Commercial (CG) zone district and is subject to Planning and Zoning Board
(Type 2) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the
detailed components of the project application. Modifications and additions to these comments may be
made at the time of formal review of this project. If you have any questions regarding these comments
or the next steps in the review process, you may contact the individual commenter or direct your
questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Comment Summarv:
Department: Zoning
Contact: Missy Nelson, , mnelson(a)fcQov.com
�, Minimum setback of any building shall be 205 feet form the centerline of I-25.
2. Please see Land Use Code Section 3.9 - Development Standards for the I-25 Corridor.
These standards include Landscaping Standards, Commercial Building Design Standards,
Service Areas, Outdoor Storage and Mechanical Equipment (this includes RTUs, venting,
meters, electrical boxes, etc.), Fencing and Walls.
Landscaping will need to be planned for in the parking area, no asphalt blanket. Parking lot
perimeter landscaping will need to include berms, hedges or decorative fencing/wall.
3, Site, landscape, photometric, and elevation plans will need to be submitted.
4. Max building height varies depending upon distance from I-25 centerline. 20' max within 225
feet, 40 feet between 226 and 725 feet of the I-25 centerline.
5. Bike parking will need to be planned for. 1/4,000 sq ft with minimum of 4, 1 space being
covered. See Table in section 3.2.2(C)(4).
Page 1 of 12
g, Please design per parking lot and spaces per section 3.2.2.
7. Minimum Parking Spaces: 2/1000 sq ft, Maximum Parking Spaces 4/1000 sq ft. Number of
handicap parking spaces and information can be found in table 3.2.2.(K)(5).
8. Location of trash/recycling enclosures will need to be shown on site plan along with
elevations. Section 3.2.5
9. Orientation to Build-to Lines for Streetfront Buildings . Build-to lines based on a consistent
relationship of buildings to the street sidewalk shall be established by development projects
for new buildings and, to the extent reasonably feasible, by development projects for
additions or modifications of existing buildings, in order to form visually continuous,
pedestrian-oriented streetFronts with no vehicle use area between building faces and the
street. Buildings shall be located no more than fifteen feet from the right-of-way of an
adjoining street if the street is smaller than a full arterial or has on-street parking. There will
need to be a sidewalk connection from the front door to the public right-of-way. LUC 3.5.3(2)
10. Signs will not be reviewed through the PDP/FDP process. Signs will be reviewed through a
separate building permit process.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(a�fcqov.com
1. This site is located within the Fort Collins — Loveland Water District and the South Fort
Collins Sanitation District for water and sewer services. Please contact them for
development requirements.
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn(c�fcqov.com
1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. Please have your traffic engineer contact me to scope the study. The
signal at the interchange and frontage road will need to be examined as part of this project.
Please include analysis related to a left turn phase at the signal.
2. The access location needs to align with the existing access on the property.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icountv(a�fc4ov.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.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(a7fcqov.com
1. This site looks to be located within two master drainage basins: the Cache La Poudre and
the Fossil Creek Master Drainage basins. As such, the design of this site must conform to
the drainage basin design of the Cache La Poudre Master Drainage Plan and the Fossil
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Creek Master Drainage Plan, as well as the Fort Collins Stormwater Criteria Manual.
2. A drainage report and construction plans are required and they 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.
3. Onsite detention is required for the runoff volume difference between the 100-year developed
flow rate and the 2-year historic release rate. In the Fossil Creek basin the two year historic
release rate is 0.2 cfs/acre.
4. Stormwater outfall from this site appears to be to the roadside ditch along the frontage road
and directed to the north toward the Fossil Creek Reservoir outlet underneath I-25. The
applicant will need to work with CDOT for review and/or any other downstream property
owners for a drainage easement through their properties.
5. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management
Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideli
nes-regulationslstormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
6. Low Impact Development (LID) is required for the site. LID is a higher degree of water quality
treatment with one of the two following options:
a. 50% of the newly added or modified impervious area must be treated by LID techniques
and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID techniques.
7. The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort
Collins Stormwater Criteria Manual. If you need clarification concerning this section, please
contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
$. There will be a final site inspection of the final grading and stormwater facilities when the
project is complete. 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-develo
pment
9. Per Colorado Revised Statute §37-92-602 (8) 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.
10. The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for 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-developme
nt-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.
11. Please note, per Volume 2, Chapter 10, Section 4.19 of the current Fort Collins Stormwater
Criteria Manual, that spill control structures are required for all new and redeveloping gas
stations. Structural spill controls must be used to protect creeks and tributaries from
petroleum products and other pollutants that are stored and handled at gas stations. The spill
Page 3 of 12
control structure must have a minimum capacity of 150 gallons. The Fort Collins Stormwater
Criteria Manual is going through the process of updates and is anticipated for adoption in
November of 2017. The updated text for this section of the manual reads as follows:
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.
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.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, ilvnxwiler(a�poudre-fire.orq
1. 2015 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins have adopted the 2015 International Fire
Code. Building plan reviews shall be subject to the adopted version of the fire code in place
at the time of plan review submittal and permit application.
2. FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. In order to meet minimum
requirements for this property, a fire lane will be required on the property. Any private drive
serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be
designed to standard fire lane specifications. Code language provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus
access road shall comply with the requirements of this section and shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
3. 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:
> Shall be designated by Plate or separate document as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width 8� 14 foot minimum overhead
clearance.
> 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 area for turning around 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.
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> Be visible by painting and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans.
4. FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on
future plan sets. Refer to LUCASS detail #1418 ֋ 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. Code language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be
marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6.
Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red
letters on a white reflective background. Signs shall be posted on one or both sides of the fire
apparatus road as required by Section D103.6.1 or D103.6.2.
5. WATER SUPPLY
> IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS - Hydrants to provide 1,500
gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot
centers thereafter.
6. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM
The proposed building exceeds 5,000 square feet and shall be sprinklered or fire contained. If
containment is used, the containment construction shall be reviewed and approved by the
Poudre Fire Authority prior to installation.
7. PREMISE IDENTIFICATION: ADDRESS POSTING 8� WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. Code language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible, visible
from the street or road fronting the property, and posted with a minimum of six-inch numerals
on a contrasting background. Where access is by means of a private road and the building
cannot be viewed from the public way, a monument, pole or other sign or means shall be
used to identify the structure.
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other
streets, shall have the address numbers AND STREET NAME on each side that is
accessible form another street.
8. MOTOR FUEL-DISPENSING FACILITIES
Motor fuel-dispensing facilities shall conform with IFC Chapter 23 & Chapter 57.
9. AST 8� UST STORAGE TANKS
The installation of an Above Ground (AST) or Underground Storage Tank (UST) requires a
separate plan review and permit from the Poudre Fire Authority. Tanks shall be protected
from damage and have secondary containment. All tanks shall be UL listed. Please contact
Assistant Fire Marshal, Ron Gonzalez at 970-416-2864 with any questions.
10. HAZARDOUS MATERIALS IMPACT STUDY
> FCLUC 3.4.5(C): A HMIA (Hazardous Materials Impact Analysis) shall be submitted to the
Poudre Fire Authority for approval. This analysis shall provide basic information on the
project (including site layout and proposed hazardous materials use), describe likely incident
scenarios, describe mitigation actions designed to limit the potential for off-site impacts on
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adjacent land uses or environment and describe emergency response measures in the even
of a spill. Based on the information provided in the impact analysis, recommendations will be
made by the Poudre Fire Authority to the relevant decision maker to protect against off-site
impacts. If a HMIA is required for a development proposal, a statement indicting that such a
study has been required will be included in all required written notices to property owner as
defined by Section 2.2.6. of the Code, to the extent reasonably feasible. Refer to FCLU 3.4.5
for more information.
11. ADDITIONAL FIRE DEPTARTMENT COMMENTS
Additional fire department comments will be relevant at time of building permit.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(u�fcaov.com
1. An Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as the site is
within 500 feet of a known natural habitats and features (Fossil Creek Reservoir Natural Area
and associated wetlands, black-tailed prairie dogs). Staff acknowledges there is an
intervening parcel and a road between Fossil Creek Reservoir Natural Area and the proposed
project site and that a standard buffer would not extend into the project site. During a site visit
on 10/9/17 several active black-tailed prairie dogs were observed on the proposed project
site. Please have the ECS directly address approximate number of active prairie dogs
inhabiting the site as well as open burrows.
The ECS is due a minimum of 10 days prior to PDP submittal.
2. Regarding black-tailed prairie dogs and the proposed project site:
a. City Code and Land Use Code require that for any prairie dogs inhabiting a project site,
p�ior to any site construction work, the animals must be removed either through relocation or
humane eradication.
b. If this project proceeds in the development review process, a prairie dog removal plan will
be needed prior to Hearing.
c. Should this project achieve approval and proceed to construction, a burrowing owl survey,
in accordance with Colorado Parks and Wildlife standards shall be provided prior to any
prairie dog removal and prior to issuance of Development Construction Permit (DCP). The
survey must be completed by a qualified wildlife biologist.
d. Should this project achieve approval and proceed to construction, documentation needs to
be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal)
regarding the burrowing owl survey and the relocation of black-tailed prairie dogs.
Documentation should be in the form of a signed letter or memo from the wildlife biologist for
the survey, and from the contractor(s) for the relocation (date, time, methods).
3. Please note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree
protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4)
protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian
environment." Note that a significant tree is defined as a tree having DBH (Diameter at
Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester
(970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and
any mitigation requirements that could result from the proposed development.
4. 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
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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.
5. In regard to lighting, a close look will be taken at photometric sheets and manufacture catalog
cut sheets of fixtures chosen. Note that especially for any LED light fixtures, cooler color
temperatures are harsher at night and cause more disruption to circadian (biological)
rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or
less) for any LED light fixtures is preferred. Please also consider fixtures with dimming
capabilities so that light levels can be adjusted as needed. Site light sources shall be fully
shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)
(3)]. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Several departments within the City of Fort Collins have been working together to address
this issue; they are referred to as the City�s Night Sky team. Results of the team�s work
can currently be viewed on the City�s Public Records website in Resolution 2016-074, a
summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky
Objectives.
6. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins
has many sustainability programs and goals that may benefit this project. Of particular
interest may be:
1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner
at970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or
jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 or jscharton@fcgov.com
Please consider City sustainability goals and ways this development can engage with these
efforts. Let me know if I can help connect you to these programs.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews(a�fcqov.com
1. This site is adjacent to CDOT roadway. Plans will be routed to CDOT for review and
approval and the applicant may need to obtain access permits from CDOT. Access location
will also need to meet LCUASS standards including spacing and sight distance requirements
— why is the existing access point not being used?
Page 7 of 12
2, In accordance with City Code 24-95, the project is responsible for the design and
construction of its local street frontage, including asphalt, curb, gutter, parkway, and
sidewalk, at the time of development. The frontage road adjacent to the site is a master
street planned collector road and will need to be designed and built to collector standards
with this project. The project will be eligible for reimbursement through the Transportation
Expansion Fee Program for the portion of the road which is sized larger than the local
standard in accordance with City Code 24-112.
3. There will be a repayment assessed at the time of project approval for the I-25 and 392
interchange. For more info contact Brad Buckman with City Engineering - 970-416-4248.
4. 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.
5. 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
6. 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 to the issuance of
the first Ce�tificate of Occupancy. 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.
7. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at:
http://www.lari mer. org/engineering/G MARdStds/UrbanSt. htm
$. This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. Most easements to be dedicated need to be public
easements dedicated to the City. 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
9. Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
10. 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.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
13. 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.
Encroachment items shall not be shown on the site plan as they may not be approved, need
to be modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
14. The development/site cannot use the right-of-way for any Low Impact Development to treat
the site's storm runoff. We can look at the use of some LID methods to treat street flows —
the design standards for these are still in development.
15. Doors are not allowed to open out into the right-of-way.
Page 8 of 12
16. Bike parking required for the project cannot be placed within the right-of-way and if placed
just behind the right-of-way need to be placed so that when bikes are parked they do not
extend into the right-of-way.
17. In regards to construction of this site, 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 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.
Department: Electric Engineering
Contact: Clint Reetz, 970-221-6326, creetz(c�fcqov.com
1. Light and Power has plans to serve this area in the future, however a time frame does not
exist. We recommend using the existing power provider.
Planning Services
Contact: Pete Wray, 970-221-6754, pwray(c�fcqov.com
1. LUC Section 3.9.12 - CAC Standards:
For all building elevations visible form the public ROW, masonry building materials shall be
applied to entire fa�ade. Given the location of this parcel adjacent to the frontage road,
interchange ramp and Carpenter Road, all building elevations may be visible. A pitched rood
is also required for buildings less than 25,000 SF.
Sections 3.9.12 and 3.5.3(D) require high quality building materials and that the building
includes a distinctive base, middle and top. Since this standard was adopted, CDOT, the
City of Fort Collins and the Town of Windsor have invested approximately $20 million to
improve the interchange. A significant amount of investment was added into the project to
promote a distinctive gateway for the two communities by the generous use native stone.
Please note that Section 3.5.1(B) requires new developments to be compatible with the
established character of the area. Consequently, the building and canopy columns should
reflect this design feature by use of native stone.
2. All freestanding signs are limited to ground signs with maximum height along I-25 to 14', .and
12' along Carpenter Road and Frontage Road.
See Zoning comment for more details on signage.
3. The proposed site plan appears to leave a significant portion of the site vacant or under
utilized. While there will be land area devoted to stormwater detention and water quality,
there remains land area that would appear to be beneficial if improved appropriately. The
applicant is encouraged to consider providing an additional viable land use or an outdoor
dining area, patio, picnic shelter, dog exercise area, playground or other features that would
serve the traveling public and make better utilization of the available land area. For example,
what is the proposed use for the large island north of the building? Note that there are
striking views of Long's Peak. Perhaps an amenity package that acts as a rest stop with
views to the southwest would be attractive to customers.
4. The building is surrounded by parking and drives. This precludes a direct connecting
walkway that links the building to the public street system (Frontage Road) that includes a
bike lane and will, upon development of this parcel, a public sidewalk. By removing the drive
Page 9 of 12
isle between the building and Frontage Road and moving the building closer to the street, this
should provide space for a connecting walkway. If a site plan cannot be arranged to provide
this connecting walkway, then the applicant will need to seek a Modification of Standard.
Please refer to Section 2.8 for the criteria by which the Planning and Zoning Board may
approve or approve with conditions, a Modification of Standard.
5. Sections 3.9.5 and 3.9.12 require that the convenience store feature a pitched roof with a
minimum slope of 5:12. The provisions in these sections that refer to a sloping mansard as
an option would not be applicable to this site due to the view from above along the public
roads. A pitched roof will also satisfy the standard in Section 3.5.3(D)(6) that the building
provide for a distinctive and recognizable top.
6. All H.V.A.C. mechanical equipment, therefore, must be ground mounted. Hood and duct
systems for the standard restaurant must be minimized to the maximum extent feasible.
Electrical meters, gas meters, utility cabinets and phone and cable appurtenances must be
screened from public view. Doors to equipment rooms must be painted to match the
predominant color of the building field.
7. There are 11 existing trees that were planted with the CDOT project. Section 3.2.1(G)
contains our tree protection specifications. These protective measures will need to be
documented on the Landscape Plan.
8. The canopy has a larger building footprint than the building. And, like the building, it is visible
from above. Design of the canopy will be critical in terms of evaluating the overall project.
Please note that the same pitched roof requirement for the building, Section 3.9.5(A)(1), shall
also apply to the canopy.
9. If the canopy indicates a continuous red band on all four sides that is part of the logo and will
therefore be subject to the allowances of the Sign Code. But, in addition, such use of the
logo has the effect of turning the building into a sign band. While the use of the color scheme
and logo may be applied to the canopy in a judicious manner, subject to the square footage
allowances of the Sign Code, devoting the entire perimeter to signage would violate the
architectural standards of Sec. 3.5.3(D). The color of the canopy should match the building
colors. The columns for the canopy should include masonry materials to match the building
fa�ade materials.
10. Canopy Comment Continued: - Please note that Section 3.5.3(D)(4) allows for the
modification of a standardized prototype design in order to promote a distinctive urban design
for the Corridor Activity Center. With regard to the canopy, therefore, white painted columns
would need to be re designed to feature the masonry material used on the building. Also,
Section 3.9.5(C) requires colors to be of low reflectance.
11. A Lighting Plan will be required. Please note that all fixtures must be fully shielded and down
directional. Under canopy lighting must be specified to be flush mount and flat lens. Under
canopy lighting must not exceed 26 foot candles at initial installation and not exceed 20 foot
candles over the long term.
Please be aware of the illumination prohibition per Section 3.5.3(D)(9) as it applies to the
building, canopy and fuel dispensers.
12. In general, the site is characterized by an irregular shape and significant topography.
Further, a substantial public investment has resulted in improved functionality and capacity at
the interchange of an interstate highway and state highway.
Finally, the additional capital investment in landscape and hardscape public improvement
demonstrates the commitment of the two communities to enhance their gateways. These
factors combine to highly encourage both public and private sectors to create a new land
development pattern that is both creative and at least equal to the quality of public
improvements especially as it relates to site planning, landscaping and architecture. Staff
looks forward to working the applicant to accomplish these objectives.
Page 10 of 12
13. The proposed development project is subject to a Type 2(Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold a
neighborhood information meeting prior to formal submittal of the proposal. Neighborhood
meetings offer an informal way to get feedback from your surrounding neighbors and
discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750,
to assist you in setting a date, time, and Iocation. I and possibly other City staff, would be
present to facilitate the meeting.
14. Please 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.
15. 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.
16. 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.
17. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
18. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time of
submittal of the required documents for the appropriate development review process by City
staff and affected outside reviewing agencies. Also, the required Transportation Development
Review Fee must be paid at time of submittal.
19. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Page 11 of 12
Pre-Submittal Meetinqs for Buildina Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that new commercial or multi-familv proiects 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 and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-familv proiects should call 970-416-2748 or email
scarter(�fcqov.com 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, and type of construction being proposed.
Construction shall complv with the followinq adopted codes as amended:
2015 Intemational Building Code (IBC) with local amendments
2015 Infemational Residential Code (IRC) with local amendments
2015 Intemational Energy Conservation Code (IECC) with local amendments
2015 Intemational Mechanical Code (IMC) with local amendments
2015 Infemational Fuel Gas Code (IFGC) with local amendments
2015 Infemational Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcqov.com/buildinc�/codes.php or at the Building
Services office.
Accessibilitv: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vu1t or 100mph 3 Second Gust Exposure B.
Seismic Desiqn: Category B.
Climate Zone: Zone 5.
Enercav Code Use:
1. Single Family; Duplex; Townhomes: 2015 /RC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter c(D.fcqov.com
Page 12 of 12