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Home My WebLink AboutSupporting Documentation - Response to Comments - 12/20/20241 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview December 20, 2024 Brittany Sikorski QuikTrip Corporation 12000 Washington Street, Suite 175 RE: QuikTrip at 2601 S College Ave., Fort Collins, CO, PDR240012, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of QuikTrip at 2601 S College Ave., Fort Collins, CO. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 12/17/2024: 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! KH Response: Noted thank you. Comment Number: 2 12/17/2024: INFORMATION: 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. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As 2 your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. Comment Number: 3 12/17/2024: INFORMATION: 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. KH Response: Noted thank you. Comment Number: 4 12/17/2024: SUBMITTAL: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. KH Response: Noted thank you. And included in this submittal. Comment Number: 5 12/17/2024: SUBMITTAL: As part of your submittal, a response to the comments provided in this letter is required. The final 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. KH Response: Noted thank you. Different color font provided. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. KH Response: Noted thank you. Comment Number: 6 12/17/2024: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: 3 https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Comment Number: 7 12/17/2024: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html KH Response: Noted thank you. Comment Number: 8 12/17/2024: FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide 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. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. KH Response: Noted thank you. Comment Number: 9 12/17/2024: FEES: Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. ECheck payments include a convenience fee of $0.50 added to all payments 4 *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. KH Response: Noted thank you. Comment Number: 10 12/17/2024: FEES: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. KH Response: Noted thank you. Comment Number: 11 12/17/2024: SUBMITTAL: 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 its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. 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. KH Response: Noted thank you. Comment Number: 12 12/17/2024: NOTICE: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. KH Response: Noted thank you. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 12/17/2024: This site is designated as a Targeted Redevelopment Area and is within an Urban Renewal Plan designated area. This designation envisions a 5 public-private partnership utilizing tax increment financing to remediate blight, fund enhanced development outcomes, and promote area improvements that are consistent with community goals and objectives outlined in the City's 2019 Comprehensive Plan and Midtown Plan. Areas identified on the Targeted Employment and Mixed-Use Areas Map are parts of the city where general agreement exists that redevelopment and infill would be beneficial. These areas are generally considered a priority for efforts to reduce barriers, utilize and support public funding and financing tools that facilitate redevelopment. However, of the areas identified, the "community spine" shall be the highest priority location for such efforts. To provide further context, we reference the following adopted planning documents: In 2013, City Council adopted the Midtown Plan which came on the heels of the Midtown Redevelopment Study and establishment of the TOD overlay district. This plan was assembled to reflect the changes that the BRT line would bring to Midtown and to help guide future development outcomes within the corridor. The plan envisions: “Midtown should include a rich mix of uses, and at higher densities than exist today. Commercial businesses will continue to be an important part of the formula, and more housing should be introduced, as well as civic and institutional uses. Housing, in the form of apartments and townhouses, should be developed to take advantage of the MAX transit system and help create more ridership for the MAX service, and to make more efficient use of land that is close to the city center. Some of this housing would be developed as upper levels of mixed-use buildings that face onto College Avenue, while others would orient to cross streets, Mason Street, and to the MAX line. Housing should address a diversity of markets, including students, young professionals, families, and seniors.” In 2019, City Council adopted an update to the City’s Comprehensive Plan which reinforced the community’s desired redevelopment outcomes that were originally articulated in the Midtown Plan and designated this location under the Urban Mixed-Use Place Type. In instances where significant Infill/Redevelopment is proposed, the community envisions: Concentrating new high-intensity mixed-use development near BRT stations, infilling surface parking and replacing single-story retail. Maintaining the viability of existing retail and commercial areas by increasing overall activity levels. Converting low-intensity uses in other quadrants to high-density mixed-use to diversify housing options and the overall mix of uses. Replacing outdated retail and commercial centers with high-intensity, mixed-use development. Improving pedestrian connections to BRT stations and neighboring districts. City Plan further emphasized that the “community spine” is considered the highest priority area for the public investment in streetscape and urban design improvements and other infrastructure upgrades to support infill and redevelopment and to promote the corridor’s transition to a series of transit-supportive, mixed-use activity centers over time. 6 The proposed plan does not support the desired community outcomes for the area and should be reconsidered. KH Response: The updated site plan now incorporates an amenity area designated for public use that will be densely landscaped, enhancing the overall aesthetic and usability of the space. The site plan also includes a patio area with three tables for dining near the amenity area. The building façade on the north and east sides has been pedestrianized, increasing its visual appeal and accessibility. Furthermore, glazing updates have been implemented to meet the 60% minimum requirements specified for Drake and College.Pedestrian ADA-compliant walkways are established around the entire site, providing seamless access from both Drake and College to the building. In addition, low architectural walls have been constructed along the frontage where the building does not extend across Drake and College. These walls are designed to match the building materials, maintaining a consistent and harmonious appearance. Comment Number: 2 12/17/2024: We understand that the applicant and design team have expended considerable effort thus far and that time is of the essence based on entitlement and construction schedules. Staff commits to an expedient discussion of the issues raised including, possibly, finding creative solutions to funding through the URA or other sources. We hope that by discussing these issues with the applicant, design team and perhaps with additional development partners, the City can foster an outcome that is mutually beneficial to all parties. KH Response: Noted thank you. Comment Number: 3 12/17/2024: In regard to the proposed site plan, the gas station parking ratio significantly exceeds the maximum parking allowance for fuel stations w/ convenience retail. A Modification of Standard would be necessary and would not be supported based on the previously mentioned subarea plan guidance and this site’s location within the Transit Oriented District Overlay Area. KH Response: The updated site plan has been designed to support the request for parking spaces exceeding the maximum allowed limit. Below is an explanation detailing how the new plan contributes to this objective: 1.Amenity Area for Public Use: The inclusion of a densely landscaped amenity area for public use significantly enhances the site's attractiveness and functionality. This area will serve as a communal space, encouraging pedestrian traffic and fostering a sense of community. By increasing the site's usability and desirability, we can justify the need for additional parking spaces to accommodate the anticipated increase in visitors. 2.Pedestrianized Building Façade: The north and east sides of the building feature a pedestrianized façade, which enhances the building's attractiveness and accessibility. This design choice is likely to draw more foot traffic and users, subsequently increasing the demand for parking spaces to ensure visitors have convenient access. 3.Glazing Updates: The implementation of glazing updates meets the 60% minimum requirements for Drake and College, contributing to the modern and appealing look of the building. This improvement is expected to attract more visitors, further substantiating the need for additional parking. 4.ADA-Compliant Walkways: Pedestrian ADA-compliant walkways around the entirety of the site enhance accessibility for all users, including those with disabilities. These pathways ensure ease of movement to and from the building, making the site more user-friendly and accommodating, thereby increasing the potential need for more parking spaces. 5.Low Architectural Walls: The low architectural walls along the frontage where the building does not extend across Drake 7 and College contribute to a consistent and harmonious appearance. These walls match the building materials, ensuring aesthetic coherence, which is likely to make the site more appealing and accessible to visitors, thus supporting the necessity for additional parking. By integrating these features into the site plan, we are creating an environment that is not only more attractive and accessible but also more capable of accommodating a higher volume of visitors. This holistic design approach provides robust justification for allowing parking spaces that exceed the maximum limit, as the enhanced site will likely experience increased traffic and demand for parking amenities. Comment Number: 5 12/19/2024: FOLLOW UP FROM PDR MEETING: Regarding site lighting, City standards are based on backlight, uplight, and glare controls. This site is located within the LC2 district. Color temp cannot exceed 3,000K Staff does agree that different use areas (such as under the canopy) will require a different level of lighting to ensure safety. Because of the surrounding context, lighting only needs to be measure 10 feet outside of the property boundary. For maximum backlight ratings, LC2 district allows for anywhere between B4-B1 based on how tall the fixture is compared to setback and orientation from the property boundary. Please reference Table 5.12.1-2 for more information Regarding uplight, a maximum of U1 is permitted on the site. Regarding glare, a maximum of G0 - G1 is permitted based on mounting height and setback. See Table 5.12.1-4 Maximum horizontal illuminance is 0.3 Because the site exceeds 10 parking spaces, the site lumen limit can only be calculated using the Hardscape Area Method. Staff calculates the hardscape are of the concept plan to be approximately 36,500 square feet. This would allow for an overall lumen budget of about 91,300 lumens. Additional allowances are permitted for the fuel canopy which would allow for 8,000 lumens per pump (8 pumps x 8,000 = 8,000=64,000). This additional lumen budget can only be used under the fuel canopy. Please ensure that any under-canopy fixture is flat lensed. Staff misspoke at the PDR meeting indicating that the entrance location facing the parking area was permitted so long as it meets the Connecting Walkway Standard. In the TOD Overlay district there is a special provision that requires front entrances to face the adjoining street system. In this case, priority would be to the Drake Road frontage, however, staff does understand the back of house needs for the site. To the extent feasible, staff will be looking for at least one primary entrance and related architectural detail to face the adjoining street. If found to be infeasible, the applicant will need to apply for a modification of standard. 8 A question during the PDR was raised regarding transparency requirements. The standard is for the sides facing Drake and College to be 60% transparent. There is a provision within the code does allow for some flexibility stating that projects functionally unable to comply with this requirement shall mitigate such noncompliance with ample, enhanced architectural features such as a change in massing or materials, enhanced landscaping, trellises, arcades or shallow display window cases. KH Response: The building façade on the north and east sides has been pedestrianized, increasing its visual appeal and accessibility. Glazing updates have been implemented to meet the 60% minimum transparency requirements specified for Drake and College. All lighting fixtures have been selected to ensure the color temperature does not exceed the 3,000K limit, and they meet the standards for backlight, uplight, and glare controls as per Table 5.12.1.2 and Table 5.12.1.4, with backlight ratings appropriate for fixture height and proximity to the property boundary, a maximum uplight rating of U1, and glare ratings within the G0 to G1 range based on mounting height and setback. Horizontal illuminance is maintained at a maximum of 0.3. The overall lumen budget adheres to the Hardscape Area Method, with the hardscape area of approximately 36,500 square feet allowing for up to 91,300 lumens, and an additional 64,000 lumens permitted under the fuel canopy, all using flat-lensed fixtures. While the main entrance is prioritized to face Drake Road, we have carefully considered the back-of-house needs and will ensure any main entrance and associated architectural details face the adjoining street system whenever feasible. Contact: Rob Bianchetto rbianchetto@fcgov.com Topic: General Comment Number: 4 12/18/2024: SIGN CODE: Signage will not be reviewed during the development review, but through a separate sign permit that will be reviewed by the Zoning department. You can reach out to zoning@fcgov.com if you have any questions about signage or the application process. There can be 1 primary ground sign per frontage. Ground signs must be located 75' from each other when there are multiple on a property. Max height and sign area is determined based on the distance from the right-of-way. You can refer to 5.16.2(G) Table (G)(2) of our Land Use Code to view the table that calls out these standards: https://www.fcgov.com/planning-development-services/files/article-5-general-de velopment-and-site-design.pdf?1715205121 KH Response: Noted, thank you. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 11/22/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Properties on the development site were determined Not Eligible by City Council on appeal on June 4, 2024. A findings resolution was adopted June 18, 2024. 9 KH Response: Noted, thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 12/17/2024: Thank you for submitting a site plan that is consistent with the Overall Development Plan as well as the City's preliminary linework for the future College and Drake capital project. Through the City's review of the Overall Development Plan (ODP) and the Basic Development Review (BDR) for the site infrastructure, there will likely be some modifications to the linework that you will need to incorporate into your plan. KH Response: Noted, thank you. See updated linework. Comment Number: 2 12/17/2024: The Engineering Department's understanding is that the public infrastructure for this site will be constructed by the overall developer who is working on the ODP. If that is not the case, we will need to have further conversation about the extent of public infrastructure that this project will be responsible for. KH Response: Public infrastructure is being constructed by overall developers working on the ODP. Comment Number: 3 12/17/2024: The Engineering Department would appreciate if this project is not formally submitted until the ODP for the site has been approved and good progress has been made on the BDR for the site infrastructure. In our experience, submitting detailed site plans before the overall plan is finalized results in work being redone multiple times by both City staff and the developer's design team. KH Response: Overall plan has been approved, and design items have been coordinated with overall development team. Comment Number: 4 12/17/2024: My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please contact me at sbuckingham@fcgov.com or 970-416-4344. KH Response: Thank you for the information. Comment Number: 5 12/17/2024: INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees 10 are due before issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. KH Response: Noted, thank you. Comment Number: 6 12/17/2024: INFORMATION: Any damaged curb, gutter and sidewalk existing before construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, must be replaced or restored to City of Fort Collins standards at the Developer's expense before the acceptance of completed improvements and/or before the issuance of the first Certificate of Occupancy. KH Response: Noted, thank you. Comment Number: 7 12/17/2024: INFORMATION: 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. KH Response: Noted, thank you. Comment Number: 8 12/17/2024: INFORMATION: 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/urban-area-street-standards-2021 KH Response: Noted, thank you. Comment Number: 9 12/17/2024: INFORMATION: 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, as well as deed templates for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php KH Response: Noted, thank you. All ROW dedication has been provided by the overall developer. Comment Number: 10 12/17/2024: INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 11 KH Response: Noted, thank you. Comment Number: 11 12/17/2024: INFORMATION: A Development Construction Permit (DCP) may need to be obtained before starting any work on the site, depending on the scope of public improvements. KH Response: Noted, thank you. Comment Number: 12 12/17/2024: INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. KH Response: Noted, thank you. Site layout meets all parking design setbacks and standards. Comment Number: 13 12/17/2024: INFORMATION: 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 before 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. KH Response: No work is being proposed in the ROW. Comment Number: 14 12/17/2024: INFORMATION: The development 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. KH Response: Noted, thank you. Comment Number: 15 12/17/2024: INFORMATION: Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. KH Response: Noted, thank you. Bike parking added In plans. 4 total spaces have been included. Comment Number: 16 12/17/2024: INFORMATION: In regard 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. 12 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. KH Response: Noted, thank you. All staging is being proposed on site and not on private drives or ROW. Comment Number: 17 12/17/2024: INFORMATION: Developments often involve negotiation and consensus with other agencies and property is an affected ditch, private easement/utility, HOA, owners. If there railroad, state maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City before scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php KH Response: No entities besides overall developer are included as part of this development review. Comment Number: 18 12/17/2024: INFORMATION: There will be an update in 2025 to the City of Fort Collins Streetscape Standards - LCUASS Appendix C. The update will require landscaping in public right-of-way to comply with Colorado Senate Bill 24-005. Please reach out with any questions about the right-of-way landscaping requirements. KH Response: Noted, thank you. All ROW detail and design is being provided by the overall developer. Department: Transportation Planning Contact: Seth Lorson slorson@fcgov.com 970-416-4320 Topic: General Comment Number: 1 12/16/2024: FOR SUBMITTAL: Transfort has a bus stop that needs to be upgraded on Drake Road. Please plan to install a Type III bus stop and shelter. (Please see the Transfort Bus Stop Design Standards and Guidelines for details: http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf) KH Response: Design has been included in the overall development design. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 12/16/2024: INFORMATION: Based on the narrative, we would just like to clarify that this proposal is being 13 submitted as a project within an overall development plan that has not been reviewed or approved at this time. Subsequent comments may or may not apply to this project pending the outcome of the review of the overall development plan. If the overall development plan is approved, this project will be required to follow the necessary guideline within that approved plan. KH Response: Project is within the overall development plan and has been recently approved. Comment Number: 2 12/16/2024: PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to the City of Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street Standards. The level and scope of this study will depend on the approval of the TIS for the overall development plan for these properties. Please have your traffic engineer contact our office to scope the study. KH Response: A TIS has been included with this submittal including the study for both lots. Comment Number: 3 12/16/2024: PRE-SUBMITTAL: The Colorado Department of Transportation CDOT will need to be routed with this project to determine if new or updated access permits are required for any intersections impacted along State Highway 287. Please contact Tim Bilobran and Allyson Young at CDOT to scope any requirements they will have for the TIS. timothy.bilobran@state.co.us, allyson.young@state.co.us KH Response: All access permits are in process with the overall subdivision as no access to 287 or Drake are being proposed for our site. Comment Number: 4 12/16/2024: INFORMATION: All projects are required to achieve acceptable levels of service standards for on and off-site bicycle and pedestrian facilities. This will need to include an evaluation of the directness, continuity, street crossings, visual interests/amenities, security, and surface conditions for alternative modes within your site, as well as connections to nearby destinations. Information can be found in the Larimer County Urban Area Street Standards Appendix H- Multi Modal Level of Service Manual. This will be scope with the TIS. KH Response: With the enhancements detailed above, including the routing of sidewalks around the entirety of the site and the connections to both Drake and College, we have met the acceptable levels of service standards for bicycle and pedestrian facilities. Comment Number: 5 12/16/2024: INFORMATION: In addition to the standards and guideline with the Land Use Code and the Larimer County Urban Area Street Standards, this project will also be required to follow the City of Fort Collins guidelines outlined in the City's Active Modes Plan and the Midtown Plan. The intersection of Drake and College is also currently planned for improvements through our Capital Engineering group. Those plans will need to be incorporated into this site design, and this may 14 require a proportional cost share if that project is not currently funded at this time. KH Response: Noted, thank you. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 12/03/2024: FOR SUBMITTAL: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. KH Response: Noted, thank you. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 12/17/2024: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Foothills Basin 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/utility-development AND This site is part of the proposed “SWC College/Drake” development and ODP which is currently under review and is not approved at this point in time. The Quik Trip project must conform to the drainage design of these plans once they are approved. KH Response: All drainage is in accordance with the SWC College/Drake development. Future improvements are to be coordinated with the overall development team. Comment Number: 2 12/17/2024: 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 15 report must address the four-step process for selecting structural BMPs. KH Response: Noted, thank you. Four step process included and evaluated. Comment Number: 3 12/17/2024: Stormwater outfall (site specific comment): The stormwater outfall options for this site will need to follow the infrastructure plan and ODP drainage plan as part of the “SWC College/Drake” development KH Response: All outfall and design follow the College and Drake project. Comment Number: 4 12/17/2024: Detention requirements (standard comment): Due to the site’s existing impervious area, onsite detention is not required for this project. Standard comment: When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1,000 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. KH Response: No detention is being proposed onsite. Comment Number: 5 12/17/2024: Water Quality and Low Impact Development requirements (standard comment): 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/buildersanddevelopers/developmentof rms-guidelines-regulations/stormwater-criteria KH Response: Water quality is being provided for the entire site and is in accordance with the overall development. 16 Comment Number: 6 12/17/2024: Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on the new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. KH Response: Areas outline in proposed and existing drainage map. Also with project is in correspondence with the overall development and references to the master drainage report are included in the drainage compliance letter. Comment Number: 7 12/17/2024: 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. KH Response: No detention is being proposed onsite. The major storm conditions will be bypassed with weirs internal to the water quality unit. Comment Number: 8 12/17/2024: 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-development KH Response: Noted, thank you. Comment Number: 9 12/17/2024: Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is 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-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates KH Response: Noted, thank you. 17 Comment Number: 10 12/17/2024: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. KH Response: All offsite flows are to be conveyed. Note, current design does not have any offsite basins that need to be conveyed. Comment Number: 11 12/17/2024: Capital Project Coordination (site specific comment): There is a future storm main improvement planned for the intersection of College and Drake. The timing of this project is not clear at this time. Impacts of this capital project will be coordinated with the ODP and Infrastructure project at this site. KH Response: Noted, thank you. This will not have any impact on our design/ proposed design when project kicks off. Comment Number: 12 12/17/2024: Spill Control for Fuel Sales (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. 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. KH Response: Spill control structure is integrated into the water quality unit and meets the 150 gallon capacity. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 12/17/2024: Existing Water Infrastructure (site specific comment): - There is an existing 24-inch water main in W Drake Road and a 12 inch water main that runs through the eastern side of this site (west of S College Ave). - There is an existing 2-inch water service to the northern most building on site. The water service is tapped off the 12-inch College Ave water main. *Water connections for the Quik Trip project should be coordinated with the 18 Utility Plans for the “SWC College/Drake” ODP and Infrastructure Project. . KH Response: Water connection coordinated with the Utility Plans for the overall development. Comment Number: 2 12/17/2024: Existing Sewer Infrastructure (site specific comment): - There is an existing 18 inch sanitary sewer main in W Drake Road and a 10 inch water main that runs through the eastern side of the site. - There is an existing service to the northern most building on property. The sewer service is tapped off the 10 inch sanitary sewer main in the northeast corner of the site. *Sewer connections for the Quik Trip project should be coordinated with the Utility Plans for the “SWC College/Drake” ODP and Infrastructure Project. Comment Number: 3 12/17/2024: 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. . KH Response: All existing utility updates made with overall development. Comment Number: 4 12/17/2024: Service sizing (standard comment): 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. . KH Response: Water meter sized with manual. Comment Number: 5 12/17/2024: Sewer discharge (site specific 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. . KH Response: Noted, thank you. Sewer discharge will be coordinated and reviewed. Comment Number: 6 12/17/2024: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode. KH Response: Noted, thank you. Comment Number: 7 12/17/2024: Separate Irrigation Tap (site specific comment) 19 Since the site is scraping and rebuilding, the site irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. . KH Response: Noted, thank you this will be provided at time of final design when irrigation design is kicked off. Comment Number: 8 12/17/2024: Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update. KH Response: Noted, thank you. Table will be provided at time of final design. Comment Number: 9 12/17/2024: Water and Wastewater Criteria Manual (standard comment): The design of this development must follow City of Fort Collins Utilities Water and Wastewater Design Criteria, Specifications, and Details. These manuals are available on this website: https://www.fcgov.com/utilities/business/builders-and- developers/development-f orms-guidelines-regulations/. KH Response: Noted, thank you. Comment Number: 10 12/17/2024: Fees (standard comment): Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. 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: www.fcgov.com/development-fees. KH Response: Sewer coordinated with overall developer. Comment Number: 11 12/17/2024: Utility Separations (standard comment): For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Please contact Water Utilities Engineering at (970)224-6191 or WaterUtilitiesEng@fcgov.com to coordinate utility layout. KH Response: Utility separations verified in the plans. 20 Comment Number: 12 12/17/2024: 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 . KH Response: Grease interceptor proposed on the plans east of the building in accordance with City’s requirements. 21 Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 12/17/2024: INFORMATION: Light and Power has an existing 3 phase transformer that feeds the existing building. Will the existing transformer location remain for the proposed development. . KH Response: Electric will be ran from overall development transformer using their provided conduit to our site. Comment Number: 2 12/17/2024: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees 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. KH Response: Noted, thank you. Comment Number: 3 12/17/2024: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by thedeveloper. Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once plans are approved. . KH Response: Noted, thank you. All proposed easement are provided by overall developer and is in coordination with them for design. Comment Number: 4 12/17/2024: INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. KH Response: Noted, thank you. Comment Number: 5 12/17/2024: INFORMATION: Meter location(s) will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. 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 KH Response: Meter locations provided on utility plan. 22 Comment Number: 6 12/17/2024: INFORMATION: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. KH Response: Noted, this is shown on the overall development plans and the proposed site plans to be in accordance with the overall development. Comment Number: 7 12/17/2024: INFORMATION: You may contact Luke Unruh with project engineering if you have questions. Dpaluzzi@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers KH Response: Thank you. Comment Number: 8 12/17/2024: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. For additional information on our renewal energy programs please visit the website below or contact Brian Tholl (btholl@fcgov.com). https://www.fcgov.com/utilities/business/go renewable KH Response: Telecom line added in plans. Pulling from existing box in ROW. Comment Number: 9 12/17/2024: INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. The transformer must have 2 ft clearance from sidewalks and from the front face of the curb face. 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. Three phase transformer pad dimensions for 75-1000KVA are 84 inches by 73 inches and the 1500-2500KVA dimensions are 107 inches by 88 inches. The wider side of the transformer is the front that needs 10’ clearance. KH Response: Transformer design meets standard listed out on comment and verified in plans. See Utility plan for location. Comment Number: 10 12/17/2024: INFORMATION: A commercial service information form (C-1 form) and a one line diagram for all 23 commercial meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations KH Response: Noted, will provide during final design. Comment Number: 11 12/17/2024: INFORMATION: The service to the building will be considered a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer, or first point of connection to the meter(s) and will be owned and maintained by the individual unit owner. KH Response: Noted, thank you. Comment Number: 12 12/17/2024: INFORMATION: The existing electric service to this property is owned and maintained by the property owner. If an increase in size is required for this project, the owner would be responsible for the design and installation of the new service back to our power source. If a change to the service is deemed necessary, contact Light and Power as it will incur capacity fees and could require system modifications at the project’s expense. KH Response: Noted, thank you. 24 Department: Environmental Planning Contact: Clint Anders canders@fcgov.com Topic: General Comment Number: 1 12/12/2024: FOR SUBMITTAL: A Phase I Environmental Site Assessment (ESA) for this site will be required with the first submittal. Businesses that deal with automotive maintenance often use hazardous materials that could cause soil and/or groundwater contamination, even if the business followed regulations for disposal. The proposed development project would need to address LUC 1.2.2(J), LUC 5.6.2 and LUC 5.6.6, included here. KH Response: Phase I ESA is provided in submittal. Comment Number: 2 12/12/2024: INFORMATION: Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Article 5.6.1 as the site is within 500 feet of LUC defined natural habitats and features (Larimer Co. Canal 2). However, as there is an intervening parcel and a road between the ditch and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please consider the use of native plants to complement the natural feature. Please refer to the City of Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf). KH Response: Noted, thank you. Native plants have been taken into consideration for the landscape design of our site. Comment Number: 3 12/12/2024: INFORMATION: Consistent with City Plan and Nature in the City, the site needs to highlight more naturalistic design elements. As an example, the utility plan and landscape plan should consider the co-benefits of stormwater management and landscape design principles. Best practices include but are not limited to tree trenches, Silva cell technology, sunken landscape beds/islands, etc. additionally, within landscaped areas, consider a planting pallet that promotes pollinators resources and increased canopy coverage. KH Response: Noted, thank you. Planting pallet that promotes pollinators utilized for the amenity area. Comment Number: 4 12/12/2024: INFORMATION: 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 25 to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 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 KH Response: The site is setup to be a recycled site. Department: Forestry Contact: Malesa Plumley mplumley@fcgov.com Topic: General Comment Number: 1 12/17/2024: INFORMATION: Thank you for meeting with us prior to PDR to complete the tree inventory. Please note that there are existing trees onsite. Please note that these existing significant trees should be retained to the extent reasonably feasible. KH Response: Existing trees will be delt with during the construction of the overall development. Comment Number: 2 12/17/2024: FOR SUBMITTAL: An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for all proposed existing tree removals on the development site. The purpose of this letter is 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. 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. KH Response: This is to be provided by the overall development. Comment Number: 3 12/17/2024: FOR SUBMITTAL: Please provide a landscape plan that meets the Land Use Code (LUC) 5.10.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted, a detail outlining the critical root zones of each existing tree on the landscape plans, and any proposed tree plantings (including species, size, quantity, and method of transplant). The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. The plans should also include the following City of Fort Collins notes: 26 ·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 KH Response: Landscape plan provided in submittal. Comment Number: 4 12/17/2024: FOR SUBMITTAL: Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ from public water, sanitary, and storm sewer main lines 6’ from water or sewer service lines 4’ from gas lines 10’ from electric vaults 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs KH Response: All utilities show on landscape plan and setbacks verified. Comment Number: 5 12/17/2024: FOR SUBMITTAL: The LUC 5.10.1 standard for Tree Species Diversity states that to prevent insect or disease susceptibility 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% According to Land Use Code 5.10.1(D)(c)(II), canopy shade trees shall constitute at least (50%) of all tree plantings. 27 KH Response: Noted, thank you. Comment Number: 6 12/17/2024: FOR SUBMITTAL: Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. The following trees are not recommended in Fort Collins: Autumn blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine. KH Response: Noted, thank you and incorporated into landscape design. Comment Number: 7 12/17/2024: FOR SUBMITTAL: Canopy shade trees should be planted at 30-40’ spacing 5.10.1(D)(c)(I) in the ROW along street frontages. KH Response: Noted, thank you. Comment Number: 8 12/17/2024: FOR SUBMITTAL: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 5.10.1). KH Response: All landscape islands are 8’ in the smallest direction. Comment Number: 9 12/17/2024: FOR SUBMITTAL: Please adhere to the updated LCUASS standards, including 10’ minimum parkway widths for arterials. KH Response: Site features private drives functioning as arterial roads. Consequently, the minimum widths for parking stalls used are 9.5 feet. Additionally, we have coordinated with the City planner to establish a 5-foot sidewalk setback. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 12/16/2024: FIRE APPARATUS ACCESS – IFC 503.1.1 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. 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. Fire access cannot be considered from arterial streets (College Ave, Drake Ave). Access will need to be provided and dedicated on site or private drives. KH Response: Site fire access is provided on Private Drive A & B, with a dedicated 24’ easement established by the overall developer. This ensures compliance with the requirement for fire access within 150 feet of all exterior portions of any building or facility ground floor, as measured by an approved route around the perimeter. 28 Comment Number: 2 12/16/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment 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. -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. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -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. -Dead-end fire access roads used for aerial access shall be 30 feet in width -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. KH Response: Fire lane easements are already existing and have been approved by the overall developer. Comment Number: 3 12/16/2024: ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. KH Response: Access to the building is directly from the paving area. Comment Number: 4 12/16/2024: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be 29 placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. KH Response: Noted, thank you. Comment Number: 5 12/17/2024: AUTOMATIC FIRE SPRINKLER SYSTEM - Group M Occupancy - IFC 903.2.7 Amendments: An automatic sprinkler system shall be provided for Group M occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 SF; 2. The fire area is located more than three stories above grade plane. 3. The combined area of all group M fire areas on all floors, including any mezzanines, exceeds 24,000 SF. KH Response: Noted, thank you. Automatic sprinkler system to be installed in building. Comment Number: 6 12/17/2024: FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors KH Response: Noted, thank you. Comment Number: 7 12/17/2024: FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 30 KH Response: Noted, thank you. Comment Number: 8 12/17/2024: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. KH Response: Will coordinate with Poudre Fire Authority to install lock box in approved exterior location on site. Comment Number: 9 12/17/2024: WATER SUPPLY – Commercial/Multi-family Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any portion of a commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. KH Response: Fire hydrant provided by overall developer. Fire hydrant location is off Private Drive B within the 300’ minimum radius to the building. Comment Number: 10 12/17/2024: 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. KH Response: Noted, thank you. Comment Number: 11 12/17/2024: CARBON DIOXIDE SYSTEMS USED IN BEVERAGE DISPENSING SYSTEMS Compresses gases utilized in beverage dispensing systems shall comply with 31 Section 5307.3 of the 2021 International Fire Code (IFC). At time of construction, a separate permit for CO2 dispensing may be required KH Response: Noted, thank you. Comment Number: 12 12/17/2024: INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority will be adopting the 2024 International Fire Code (IFC) estimated in April 2025. Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-p revention/fire-code-adoption - Free versions of the IFC can be found here:https://codes.iccsafe.org KH Response: Noted, thank you. Comment Number: 13 12/17/2024: BUILDING PERMIT - PLAN REVIEW SUBMITTAL: When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit s/new-building-plan-review-application. KH Response: Noted, thank you. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 12/17/2024: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 KH Response: Noted, thank you. Comment Number: 2 12/17/2024: INFORMATION: All new right-of-way parkways will be the maintenance responsibility of the development. Parks will provide a comment for the Final Landscape Plans at FDP. Thank you! KH Response: Noted, thank you. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 32 Topic: General Comment Number: 1 12/16/2024: 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 if you need up to date Benchmark Statement format and City Vertical Control Network information. KH Response: Noted, thank you. Benchmark used was NAVD88. Comment Number: 2 12/16/2024: If submitting a replat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. KH Response: Noted, thank you. Replat will be required to combine lot 1 and 2 of overall development. Comment Number: 3 12/16/2024: If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. KH Response: Overall development Plat to be included in first submittal. Comment Number: 4 12/16/2024: Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. KH Response: Overall development Plat to be included in first submittal. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 12/16/2024: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2021 IPC) 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. The new 2024 buildings codes will be adopted in 2025. 33 · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 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 Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 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 adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please 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. KH Response: Noted, thank you. 34 1 Arroyo, Aidan From:Kai Kleer <kkleer@fcgov.com> Sent:Thursday, August 28, 2025 12:40 PM To:Waller, James Cc:Harding, Ryan; Sikorski, Brittany N; Goodrich, Ashley; Arroyo, Aidan Subject:RE: QuikTrip 4301 (College & Drake) - Site Plan Attachments:QuikTrip 4301 Site Plan_2025-0827.pdf Hey James! Thanks for the opportunity to collaborate with your team again. It’s always appreciated. Attached are my comments to the plan. Generally, most of them are related to minimum standards, while there are some enhancements that I believe would go a long way with the Commission that I noted as well. Regarding the amenity area, I just want to provide a little bit of clariﬁcation, “Outdoor Spaces” are required by the code within the TOD, my comments mostly pertain to hopefully enhancing that area and making it more useful for your development. I think sta can support the project and modiﬁcation to parking if the project performs well from a design, and multi-modal perspective. Here are some high level thoughts: 1.Make sure to scour the Midtown Plan’s Design Guidelines starting of p. 6-4. a.The standards talk about designing active frontages, street-facing entryways, street-facing windows, small public spaces linked to the street sidewalk and public art. Knowing that convenience retail often faces the entryways toward the pumps, think about ways that you can enhance the architecture along Drake, College or the patio space to provide potentially a secondary entrance of design importance. b.Where possible, provide a double row of trees along all walkways and sidewalks. Much of the feedback from the planning and zoning commission members was highly supportive of bu ering arterial streets by utilizing this approach. This is also reﬂected on page 6-5 of the Plan. c.Consider the incorporation of public art into the street edge of the project. Maybe there is something that can be incorporated into the hardscape design that can pay tribute to the contextual history of the site (Spradley Barr). d.Develop a visual bu er, the wall is part of the equation in my redlines, for the parking. See screening guidelines under 6-12. 2.Think about developing the project from the perspective of being high quality and adaptable. Chapter 5 – Development Prototypes highlights the fact that redevelopment will take the shape in many forms but that Key Design Principles include creating an urban edge along College, breaking up the block into smaller blocks (which is being done by the infrastructure project), creating plazas and courtyards, designing the building to address the street, and masking parking I suspect if the project is approach from that angle that it will make a path forward less tough/controversial. Thanks again, . . . . . . . . . . . . . . . . . . KAI KLEER, AICP Senior City Planner 970-416-4284 office City of Fort Collins 43 0 1 We s t D r a k e & S o u t h C o l l e g e Fo r t C o l l i n s , C O 096888057 P-122 001 Qu i k T r i p N o . A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN. OR I G I N A L I S S U E D A T E : PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY: RE V DA T E DE S C R I P T I O N B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 INITIAL SITE PLAN 01 08 / 2 7 / 2 5 AIA BSF JPW FOR REVIEW ONLY NOT FOR Kimley-Horn and Associates, Inc. CONSTRUCTION NORTH SITE LEGEND ELEC VAULT F.O. ELEC VAULT F.O. VAULT F.O. TRAFFIC VAULT T S ELECT T T T T T T T T T T T T TTTTTT OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU E E E E E E E E E SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSELEC C VAULT ELEC H2O G G G G G G G G G G G G G W WWWWW W W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W 12 " W D D D D S SU B M E R G E D PU M P PR O B E AN N U L A R VE N T / VA P O R FI L L SU B M E R G E D PU M P SU B M E R G E D PU M P SU B M E R G E D PU M P PR O B E AN N U L A R VE N T / VA P O R FI L L PR O B E AN N U L A R VE N T / VA P O R FI L L PR O B E AN N U L A R VE N T / VA P O R FI L L 15K UNLEADED (10'Ø) 15K UNLEADED (10'Ø) 15K PRODUCT X (10'Ø) 15K PREMIUM (10'Ø) SU B M E R G E D PU M P PR O B E AN N U L A R VE N T / VA P O R FI L L 15K DIESEL (10'Ø) G4 P-122 STORE NO.: 4301 6,445 S.F. BLDG. HT.= 20'-0" Connect canopy to make it appear integral to overall architecture. This is a requirement in the NC zone district, but would go a long way here within the GC district. See standards to the right. Low architectural wall. Match to building materials. Could utilize stone that's on dealership. Low architectural wall to match primary building material. Make sure all outside sale displays are screened from public view. Move amenity area to create patio space adjoining building. The amenity area being located to the south would not align with amenity placement standards (be in a place anticipated to have a high level of pedestrian activity and extension of the building). The TOD standards give several options - here is a direct quote from the code, "Outdoor Spaces. To the extent reasonably feasible, buildings and extensions of buildings shall be designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks for residents' and workers' use and interaction, and to integrate the development with the adjacent physical context. " The ongoing community dialogue, including discussions with the Planning and Zoning Commission and City Council, regarding the prohibition of certain auto-oriented uses near transit stations will likely be a highly considered element of the plan. For you guys, what it means is being intentional about prioritizing how the project responds to pedestrian through the architecture, circulation, and amenities of development. Most of these comments are in some way articulated by the land use code under Section 2.6.1 Transit-Oriented Development Overlay (TOD). With the exception of canopy standards pasted on the right, which is pulled out of the Neighborhood Commercial Zone District. Regarding pedestrianizing the site, to accommodate the additional car parking, the project will likely need to enhance the level of service for multi-modal transportation. A comprehensive approach should incorporate internal walkways, patios, low architectural walls, human-scale design with integrated canopies, and, potentially, an acknowledgment of the site’s controversial historic designation through the inclusion of pitched roofs (brown, beige, bronze - earth tone) and re-use of stone facade material which would respond to Fort Collins mid-century vernacular. Staff does also want to acknowledge that red brick is also highly compatible. Connecting walkways. Possible multi-modal center. Small space/sheltering element with bike amenities, water fountain, etc. Utility Well. Pedestrianize facade utilizing trellising, glazing, etc.. (the Land Use Code gives several options for commercial buildings) can still be a "back of house" but make it attractive and human scale. Have a projecting module as required by wall articulation standards. 60% is the minimum glazing requirement for Drake and College. Can the curb radii be reduced to 15 feet with such a wide drive entry? KH Response: See updated plan for pedestrian access around the site. KH Response: Reducing these to 15' will make it very hard for fueling trucks to access the site. KH Response: Screen walls provided through the site. KH Response: See updated site plan. KH Response: Connecting walkways proved across the site. KH Response: Outside Displays will be screened. KH Response: Facades all updated to meet standards. KH Response: Amenity area added to plans and updated with other coordination. 1 Arroyo, Aidan From:Kai Kleer <kkleer@fcgov.com> Sent:Monday, September 15, 2025 12:01 PM To:Waller, James Cc:Harding, Ryan; Sikorski, Brittany N; Goodrich, Ashley; Arroyo, Aidan Subject:RE: QuikTrip 4301 (College & Drake) - Site Plan Hey James, The biggest comment from the group was regarding compliance with 2.6.1(C)(1) – Building Orientation w/ in the TOD. The standards require that buildings front on east/west streets that lead to transit stations. So in this case it would be Drake. I know this is something that we’ve spoken about in the past, but didn’t give it much thought in our current round of site plan iteration. Below is a markup of a compliant building orientation utilizing similar footprints for amenity/patio and building area. Other than the more substantial comment regarding building orientation, there were minor comments about walkway directness (detach it along the private drive closest to Drake) and remove the dog-leg walkway with a direct connection. KH Response: Updated site plan shows building orientation towards the transit station favoring Drake. The amenity area has also been adjusted in the northwest corner of the site with a patio area as well. We have also improved the walkway directness and removed the dog-leg walkway with a direct connection to Drake. 1 Arroyo, Aidan From:Waller, James Sent:Monday, September 22, 2025 1:05 PM To:Sikorski, Brittany N; Harding, Ryan; Arroyo, Aidan; Goodrich, Ashley Subject:FW: QuikTrip 4301 (College & Drake) - Site Plan Attachments:2025_0922_CoFC_PlanningComments.pdf From: Kai Kleer <kkleer@fcgov.com> Sent: Monday, September 22, 2025 12:48 PM To: Waller, James <James.Waller@kimley-horn.com> Subject: RE: QuikTrip 4301 (College & Drake) - Site Plan Hey James, Here are our teams redlines. There were a few comments more related to the overall infrastructure project so I wanted to get it Infront of you to allow your team to digest ﬁrst. Otherwise, everything else looks like it’s trending in the right direction. Best, . . . . . . . . . . . . . . . . . . KAI KLEER, AICP Senior City Planner 970-416-4284 office City of Fort Collins Book time to meet with me From: Waller, James <James.Waller@kimley-horn.com> Sent: Monday, September 22, 2025 8:16 AM To: Kai Kleer <kkleer@fcgov.com> Cc: Harding, Ryan <rharding@quiktrip.com>; Sikorski, Brittany N <bsikorsk@quiktrip.com>; Goodrich, Ashley <agoodric@quiktrip.com>; Arroyo, Aidan <Aidan.Arroyo@kimley-horn.com> Subject: [EXTERNAL] RE: QuikTrip 4301 (College & Drake) - Site Plan Good Morning Kai –Thank you for your input during the review of our site plan last week and jumping on a call to review the site plan. We made some key adjustments to ensure compliance and improve the overall design. As you mentioned, the standards require that building in the TOD to orient along the east/west streets that lead to transit stations, which in our case would be Drake rather than College. We have now updated the building orientation accordingly. We have also adjusted the amenity area to be between the building and the transit station as requested. In addition to the comment regarding building orientation, there were also suggestions about walkway directness. We have detached the walkway along the private drive closest to Drake and removed the dog-leg walkway, integrating it into the amenity area serving both access to Drake and also the building. From: Kai Kleer <kkleer@fcgov.com> Sent: Monday, September 22, 2025 12:48 PM To: Waller, James <James.Waller@kimley-horn.com> Subject: RE: QuikTrip 4301 (College & Drake) - Site Plan Hey James, Here are our teams redlines. There were a few comments more related to the overall infrastructure project so I wanted to get it Infront of you to allow your team to digest ﬁrst. Otherwise, everything else looks like it’s trending in the right direction. Best, . . . . . . . . . . . . . . . . . . KAI KLEER, AICP Senior City Planner 970-416-4284 office City of Fort Collins Book time to meet with me From: Waller, James <James.Waller@kimley-horn.com> 43 0 1 We s t D r a k e & S o u t h C o l l e g e Fo r t C o l l i n s , C O 096888057 P-123 001 Qu i k T r i p N o . A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN. OR I G I N A L I S S U E D A T E : PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY: RE V DA T E DE S C R I P T I O N B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 INITIAL SITE PLAN 01 09 / 1 7 / 2 0 2 5 AIA BSF JPW FOR REVIEW ONLY NOT FOR Kimley-Horn and Associates, Inc. CONSTRUCTION SITE LEGEND N 20 10 0 20 40 ELEC VAULT F.O. ELEC VAULT F.O. VAULT F.O. TRAFFIC VAULT T S ELECT ELEC C VAULT ELEC G G G G G G G G G G G G G S > > > > > > > > > SU B M E R G E D PU M P AN N U L A R SU B M E R G E D PU M P AN N U L A R SU B M E R G E D PU M P AN N U L A R SU B M E R G E D PU M P AN N U L A R VE N T / VA P O R VE N T / VA P O R VE N T / VA P O R VE N T / VA P O R PR O B E SU B M E R G E D PU M P AN N U L A R VE N T / VA P O R FI L L PR O B E FI L L PR O B E FI L L PR O B E FI L L PR O B E FI L L G4 P-123 STORE NO.: 4301 6,455 S.F. BLDG. HT = 20'-0" KH Response: See plaza design. This area is heavily landscaped and will provide benches and places to sit. Also provided is a patio area with the tables for places to site near the plaza area. KH Response: Direct walkway has been provided. KH Response: Screen walls will be extended north to screen this delivery area as well. See updated plan. KH Response: Walkway areas updated on plan. KH Response: At this time there is no design for the western lot. With these drives being private drives minimum distance between drives are bring met. KH Response: This orientation makes it hard for site circulation. Large trucks will struggle to move around the canopy and cars will be directed straight into a fueling station. KH Response: Walkway areas updated on plan. KH Response: Main traffic flow will be from Drake, so site circulation works best with access off of Private Drive B 5' P a r k w a y ( B a c k o f c u r b t o s i d e w a l k ) 5' Parkway (Back of curb to sidewalk) 5'-1" Make sure this drive entry aligns with what was envisioned for the western lot. If undetermined, follow drive spacing requirements found in Larimer County Urban Area Street Standards I suspect this is still just a placeholder area that will be further developed, however, the existing policy direction is that this would contain outdoor dining/seating area that served the convenience store in conjunction with a plaza, include places to sit, feel welcome to the community, and be detailed with amenities such as water features and pleasant landscaping. This area should likely be contained within a architectural wall to help provide a level of separation and privacy from the traffic on Drake Road. Plaza to Potentially include: Seating Landscaping Sculpture Fountain Multi-modal amenities Outdoor Seating/Patio Space to include: Sheltering Element tables, chairs, benches, trash, recycling, bike racks, How will this delivery area be screened? Is it anticipated to be utilized often? Will trucks be parked here for extended periods of the day? Consider operational requirements with the need to screen this area and whether what screen elements are needed. Provide direct walkway connection to Drake sidewalk. Direct walkway connection to sidewalk If second drive entry is needed, it could be located along this drive, however, please ensure alignment considers adjoining context especially if there becomes a desire from the adjoining property to participate in management and maintenance of the drive. More of a question for Kimley Horn, The infrastructure project doesn't really consider how this drive aligns with the main commercial drive entrance of the block to the south. It also already seems like there is an existing established circulation system behind the former Sherwin Williams building that maintains this historic alignment. What were the conversations with engineering or traffic has there been on this alignment with respect to having an off-set connection. This doesn't seem to align with the future circulation pattern envisioned. A context diagram showing how this site will relate to the surrounding developed area will be required as part of this application submittal. An option for Kimley to consider with the overall infrastructure plan would be to consider is removing this drive all together and fully rely on the mid-block north/south street to serve as the main local commercial access.