HomeMy WebLinkAboutELLIOTT MILLER FOOTHILLS WEST THIRD PROSPECT 7-ELEVEN 3045 WEST PROSPECT ROAD STORE 35506 - Filed CS-COMMENT SHEETS - 2012-09-27ROTH
ENGINEERING
GROUP, LLC
January 25, 2012
Ms. Courtney Levingston, LEED AP ND,
City Planner
City of Fort Collins
Community Development and Neighborhood Services
281 North College Avenue
P.O. Box 580
Ft. Collins, CO 80522
RE: Prospect 7-Eleven Store No. 35506
PROJECT DEVELOPMENT PLAN
Dear Courtney:
On behalf of the land Developer and Applicant, Verdad Real Estate, we are very excited to
present for your review and comment, the attached application of a Project Development Plan for
Prospect 7-Eleven Store No. 35506, and appurtenant, requisite documents. The documents
have been prepared in accordance with the recommendations made in the Conceptual Review
Meeting, which occurred September 19, 2011, and the criteria of the City. Included with this
letter are the items indicated on the Submittal Checklist (attached).
Following is a summary of the comments, in a letter from the City dated June 08, 2011, by the
City and referral agencies as a response to the Conceptual Review. The comments are in the
normal font followed by the applicant's response in bold font:
Zoning Contact: Peter Barnes
1. The property is in the NC zone. The use is subject to a Type 1 review.
Response: Comment noted
2. The build -to -line standards in 3.5.3(B)(2) apply. This means that the building must be
setback at least 10' and no more than 25' from the street right-of-way line along both
Prospect Road and Overland Trail.
Response: These standards have been followed.
3. The trash enclosure must be at least 20' behind a public street or public sidewalk.
Response: These standards have been followed.
4. The building must be a minimum of 20' in height.
Response: These standards have been followed.
5. 6% of the interior of the parking lot must be in landscape islands.
Response: These standards have been followed.
6. The property is located in the Residential Neighborhood Sign District and the
development is considered a Convenience Shopping Center. Sign standards can be found
at WC 3.8.7(E).
Response: Comment noted
21763 Unbridled Avenue 0 Parker, Colorado 80138 • o:.303.841.9365 • f: 303.648.5212 0 www.rothengincering.com
.City of
Fort Collins
Project: Prospect 7-Eleven Store No. 35506
Date: March 28, 2012
Engineering Development Review's Unresolved Issues:
Made By: Marc Virata
Initial Date: 02/15/2012 Issue ID: 1 Topic: Construction Drawings Round: 1 Status: Active
Issue: 03/28/2012: The drawings need to specify that the sidewalk along Prospect Road is extended to the
eastern boundary of the site, not the approximate 2.5 feet short.
02/15/2012: Please provide existing conditions information on the grading plan to understand how
improvements tie into existing. More specifically, indicate what the sidewalk along Prospect Road ties
into. As it would seem the sidewalk would not tie into anything, a Type III barricade should be provided
to provide the visual cue of the sidewalk's termination.
Initial Date: 02/15/2012 Issue ID: 3 Topic: General Round: 1 Status: Active
Issue: 03/28/2012: The response letter indicates a willingness by the developer to landscape and maintain the
small portion of parkway strip (approximately 2' in length) that abuts the adjacent development to the
south. This is appreciated. Please have this indication noted on the landscape plan.
02/15/2012: Tying with the last sentence of the previous comment, I'm wondering if some sort of
maintenance discussion should take place between the development and the property to the south
regarding what may become a "no man's land" from what apparently appears to be abutting property of
this development, but per the drawings are abutting the property owner to the south. There implies to be
a defined edge from the sidewalk culvert south, but with the property line apparently a few feet north, will
this small existing turf area become neglected?
Initial Date: 02/15/2012 Issue ID: 6 Topic: General Round: 1 Status: Active
Issue: 03/28/2012: 1 was not able to find such a letter in my submittal packet and would need to have this
reviewed and evaluated for a decision.
02/15/2012: A variance request(s) should be provided for driveway access spacing requirements on both
Prospect Road and Overland Trail per Chapter 7 of LCUASS which should then be incorporated into the
overall variance request letter for overall evaluation. Please ensure that the criteria in 1.9.4A.2 of
LCUASS is utilized in preparing the requerst.
Initial Date: 02/15/2012 Issue ID: 7 Topic: Construction Drawings Round: 1 Status: Active
Issue: 03/28/2012: 1 have some concerns with some of the details provided. The modified standards driveway
approach for instance is needing additional cross-section information specifying slopes and thicknesses
as shown on LCUASS 706. I'm also just questioning whether the proposed 2' approach widening on
either side of each driveway creates acute angles of concrete panels that won't hold up well.
02/15/2012: We'll need further construction drawing details at the time of final plan. The calling out of
detail numbers on the grading plan is fine, but the actual details themselves should be provided at the
end of the plan set.
Initial Date: 02/15/2012 Issue ID: 8 Topic: General Round: 1 Status: Active
Issue: 03/28/2012: 1 was not able to find this information in my submittal packet.
02/15/2012: Please provide a compilation of the letters from the utility providers on the acceptability of
the reduced utility easements on Prospect Road and Overland Trail.
Page 4 of 19
pity of
Fart Collins
Project: Prospect 7-Eleven Store No. 35506
Date: March 28, 2012
Engineering Development Review's Unresolved Issues:
Made By: Marc Virata
Initial Date: 03/28/2012 Issue ID: 10 Topic: General Round: 2 Status: Active
Issue: 03/28/2012: We're needing to have some coordination with City Streets Department who is intending on
doing work abutting the property. A meeting should take place prior to a hearing for the project to
discuss potential coordination of construction schedules and details.There may be some overlap in work
such that cost sharing options could be explored.
Initial Date: 03/28/2012 Issue ID: 11 Topic: General Round: 2 Status: Active
Issue: 03/28/2012: Can we explore the potential of tweaking the sidewalk connections to the
Prospect/Overland intersection to make the north -south and east -west connections more predominant
than the curve around the intersection?
Initial Date: 03/28/2012 Issue ID: 12 Topic: Construction Drawings Round: 2 Status: Active
Issue: 03/28/2012: 1 need verification from Stormwater on the grass swale along the east edge of the property
that this swale won't be considered awkward in potential flows from the swale emptying onto the public
sidewalk along Prospect Road.
Page 5 of 19
ROTH
ENGINEERING
GROUP, UC
March 9, 2012
Ms. Courtney Levingston, LEED AP ND,
City Planner
City of Fort Collins
Community Development and Neighborhood Services
281 North College Avenue
P.O. Box 580
Ft. Collins, CO 80522
RE: Prospect 7-Eleven Store No. 35506
PROJECT DEVELOPMENT PLAN - Resubmittal
Dear Courtney:
Thank you and the City staff for your review and comment of Project Development Plan (PDP)
for Prospect 7-Eleven Store No. 35506, and appurtenant, requisite documents. The
documents have been revised and are included herewith for your reconsideration/ Included with
this letter are the items indicated on the Submittal Checklist (attached).
Following is a summary of the comments, in a letter from the City dated February 28, 2012, by
the City and referral agencies as a response to the first submittal of this PDP. The comments
are in the normal font followed by the applicant's response in bold font:
Current Planning, Courtney Levingston
Building Elevations
Comment Number: 1
Please provide cornice detail. The cornice treatment should be high quality, three dimensional per
LDC 3.5.3(D)(6)(b)•
Response: Cornice detail is provided. Reference Elevations.
Comment Number: 3
Per LUC3.5.3(D)(3) the north and west elevation (facing the roads) need to have no
less than 50% comprised of some sort of articulation. As proposed, the north elevation is
approximately 41 feet long with 14 feet of spandrel glass, which puts you at about 35% for that
elevation. The northwest elevation is not meeting the standard as well.
Response: On the north elevation, spandrel glass comprises 44% of the entire
elevation. Niches in the wall make up another 27% articulation. So the west wall has
71% articulation in total. On the west wall, spandrel glass makes up 30% of the
entire elevation. Niches in the provide another 35%, for a total of 65% articulation on
the west wall. The niche on the northwest wall provides 40% articulation.
Comment Number: 3
Please provide color sample (chip) of the building elevations.
Response: Reference colored elevations for color sample.
21763 Unbridled Avenue • P24.er, Cal(mide 80138 1 o; 303.84E-9365 1 E: 303.648.5211 . wwa.ryt:lxerr.8in:erit�.g.curry
Nls. Courtney Levingston i1darch 9. 2012
Prospect 7-Eleven Store No, 35506
General
Comment Number: 4
Will you have any rooftop mechanical? If so, it must be screened.
Response: There will be rooftop equipment, and it will be screened by the building
parapet.
Comment Number: 1
Please note 3.5.1(J) regarding operational and physical compatibility standards. Will there be
outdoor vending machines? Propane gas sales? A Redbox (bluebox?) machine? Where will this
be locates and what will it look like?
Response: A spot for propane gas sales and/ or movie rentals has been identified
on the Site Plan. The actual feature and configuration will vary depending upon
store operations and merchandising programs.
Landscape Plans
Comment Number: 1
Please add hydrozone and water budget chart per LUC 3.2.1(E)(3)(b). The water budget chart
should show annual total water use and that should not exceed 15 gallons a square foot for the
entire site.
Response: This has been provided.
Comment Number: 2
Reveille is a low water hybrid turfgrass that you may want to consider as an alternative to
Kentucky Bluegrass. A link to more info: httr)://reveilleturf.com/
Response: This has been revised per recommendation.
Comment Number: 3
3.2.1(E)(4) Parking Lot Perimeter Landscaping
a side lot line.
Response: This has been provided.
Comment Number: 4
You are required to have 1 tree per 40 feet along
It looks like there are some significant trees on the south portion of the site. Are
those on the site or the adjacent property?
Response: Those trees along the south property line are on the adjacent property.
Comment Number: 5
Please add the following notes to the landscape Plan per LUC 3.2.1(1):
All plants shall be A -Grade or No. 1 Grade, free of any defects, of normal health, height, leaf
density and spread appropriate to the species as defined by American Association of Nurserymen
standards.
To the maximum extent feasible, topsoil that is removed during construction activity shall be
conserved for later use on areas requiring revegetation and landscaping.
The soil in planting areas shall be thoroughly loosened to a depth of not less than eight (8) inches.
Organic soil amendments shall be thoroughly incorporated into the soil of such areas to a depth of
at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic
Page 2
Ms. Courtney Levingstcn
Prospect 7-Eieven Store No, 35506
March .9, 2012
yards of soil amendment per one thousand (1,000) square feet of area to be planted, unless at
least four (4) inches of loose top soil has been placed on the area after completion of construction
activity on top of not less than four (4) inches of loosened subgrade soils. Documentation of the
content and quantity of the organic soil amendments and top soil placed in an area, prepared by
the commercial source of the material or a qualified soils testing laboratory, shall be submitted to
the City.
Landsaping Installation. No certificate of occupancy for property with an off-street parking area
required to provide landscaping in conformance with these regulations shall be issued unless all
landscaping on the property has been installed in accordance with an approved landscape plan
for such property. In the event that such landscape installation has not been completed, an
occupancy permit may be issued upon the receipt by the City of a cash deposit, bond, letter of
credit or other satisfactory financial guarantee in the amount of one hundred twenty-five (125)
percent of the estimated cost of the landscaping improvements determined by an executed
contract to install such landscaping or by adequate appraisals of such cost. Such bond, cash
deposit or equivalent shall further guarantee the continued maintenance and replacement of the
landscaping for a period of two (2) years after installation, but the amount of the same shall be
reduced after installation is completed to twenty-five (25) percent of the actual cost of such
landscaping. Any bond, cash deposit or equivalent deposited pursuant to this requirement shall be
released upon certification by the Building Permits and Inspections Director that the required
landscaping program has been completed and maintained in accordance with the requirements of
the bond.
Response: These notes have been added.
Comment Number: 6
Per LUC 3.2.1(E)(2)(b) all planting beds shall have open spaces mulched. Please show in
landscape plan.
Response: This has been added.
Lighting Plan
Comment Number: 1
Your photometric plan is unclear. Please distinctly call out where the !lighting pole will be.
Additionally, it looks like you have about 8 lighting fixtures on the building. Please show detail of
those fixtures.
Response: Light pole locations shown on plans, denoted with symbol, fixture type,
and mounting height. Building lights have been added to plan and included in the
photometric calculations. Details of each fixture have been included.
Comment Number: 2
Your photometric plan should give better detail of the fixtures to be used on the building. Site
lighting should be concealed and fully shielded and feature sharp cut-off capability so as to
minimize up -light, spill -light, glare and unnecessary diffusion on adjacent property.
Light fixtures shall be attached to poles and buildings by use of nonadjustable angle brackets or
other mounting hardware (please show on plan) per LUC 3.2.4(D)
Response: Photometric plan includes details of the fixtures to be used on the
building. Site lighting meets requirements of being concealed and fully shielded
with sharp cut-off capability. Light fixtures attached to poles and building are to be
attached by use of nonadjustable angle brackets and wall mounting hardware.
Page 3
Ms. Courtney Levingston
Prospect 7-Eeven Store No, 35506
Comment Number: 3
March 9, 2012
Commercial areas with walkways and bikeways along roadside shall have a minimum foot-candle
of 0.9 per LUC 3.2.4(C). Some areas on the photometric plan are showing 0.
Response: The revised plan complies with LUC 3.2.4 (C), foot -candies are not tower
than 0.9 in areas with walkways and bikeways along roadside.
Site Plan
Comment Number: 1
Please provide a bicycle parking detail. Bike parking facilities shall be designed to allow the
bicycle frame and both wheels to be securely locked to the parking structure. The structure shall
be of permanent construction such .as heavy gauge tubular steel with angle bars permanently
attached to the pavement foundation. Bicycle parking facilities shall be at least tmo (2) feet in width
and Hive and one-half (5'/2) feet in length, with additional back -out or maneuvering space of at least
five (5) feet (LUC 3.2.2(C)(4)(c))
Response: A bicycle parking detail has been added.
Comment Number: 2
Please remove utility information from the site plan, this makes the site plan difficult to read.
Response: The utility information has been removed from the site plan.
Comment Number: 3
What is the °"FF = 5123.43" notation on the building on the site plan? This is
confusing when the proposed floor area is 2,787 square feet.
Response: The finish floor elevation has been removed from the site plan.
Comment Number. 4
Please make a note that every handicap parking space shall be identified by a sign, centered
between three (3) feet and five (5) feet above the parking surface, at the head of the parking
space. The sign shall include the international symbol of accessibility and state RESERVED, or
equivalent language per LUC 3.2.2 (K)(5).
Response: This note has been added.
Comment Number: 5
The location of the utility boxes on the north side of the building needs to be relocated to the east
or south side. Please show detail on elevations of how you plan to screen and make these boxes
less visually intrusive.
Response: Per discussions with the City, the boxes remain in the same location.
Landscaping has been provided to screen these boxes.
Comment Number: 6
The placement of the bike rack needs to be looked at in terms of it blocking the sidewalk and
located within a landscape area. The current placement does not meet Section 3.2.2(C)(4)(b).
Response: The bike rack has been reconfigured to comply with Section
3.2.2(C)(4)(b)
Department: Engineering Development Review Marc Virata
Construction Drawings
Comment Number: 1
Page 4
/Ids. Courtney Levingston
Prospect 7-Eleven Store No, 35506
NJarch 9, 2012
Please provide existing conditions information on the grading plan to understand how
improvements tie into existing. More specifically, indicate what the sidewalk along Prospect Road
ties into. As it would seem the sidewalk would not tie into anything, a Type III barricade should be
provided to provide the visual cue of the sidewalk's termination.
Response: The existing conditions have been added in this area. A Type III
barricade has been specified.
Comment Number:
The sidewalk culvert proposed along Overland Trail will need to be detailed out. Our standard
sidewalk culvert detail is attached. Note that the detail prescribes additional widening of the
sidewalk for more of a shy distance from the culvert. (The grading plan specifies the use of
LC'UASS detail 709 for drainage under the sidewalk at a different location, ironically with this being
proposed on private property, the usage of the detail is fine. Note however that usage of this detail
shouldn't be done in right-of-way and we have separate details such as the one attached.)
Response: The correct detail for a sidewalk chase has been added.
Comment Number: 5
Existing curb and gutter conditions couldn't be readily viewed due to snow. Please note that the
limits of curb and gutter removal prescribed on the construction drawings are predicated on the
existing curb and gutter portions proposed to remain are not damaged. Note 42 on the General
Notes ;applies such that the limits of curb and gutter removal may be required to be expanded
depending on the condition found during construction and up to prior to issuance of a certificate of
occupancy.
Response: This comment is noted.
Comment Number: 7
We'll need further construction drawing details at the time of final plan. The calling out of detail
numbers on the grading plan is fine, but the actual details themselves should be provided ,at the
end of the plan set.
Response: Additional details have been provided throughout the set, where
referenced.
General
Comment Number: 2
The construction plan specifies a Telephone pedestal that is to remain near the access ramp on at
the corner of Prospect Road and Overland Trail. Is this meaning an above ground raised
pedestal? I wasn't able to locate an above ground pedestal (though this may have been impacted
by snow surrounding the site). Please note that if this a raised above ground pedestal, this is
required to be either relocated outside of the parkway between the sidewalk and street (as the
Comcast pedestal on the northeast comer of the site is shown), or be flush with the finished grade
of the parkway (which I suspect is the current condition.) With the representation that there is a
pedestal that's apparently in the right-of-way but not abutting this property, immediately south
along Overland Trail, it would be ideal if this pedestal could also be relocated at this time.
Response: The pedestal at the corner is actually a ground vault with a flush
mounted cover. This vault will not be relocated with this project. The above ground
telephone pedestal at the southwest corner of the site is in front of the adjacent
parcel to the south. This pedestal will not be relocated with this project.
Page 5
Nls. Courtney Levingstcn
Prospect 7-Eleven Store No, 35506
ivlarch 9, 2012
Comment Number: 3
Tying with the last sentence of the previous comment, I'm wondering if some sort of maintenance
discussion should take place between the development and the property to the south regarding
what may become a "no man's land" from what apparently appears to be abutting property of this
development, but per the drawings are abutting the property owner to the south. There implies to
be a defined edge from the sidewalk culvert south, but with the property line apparently a few feet
north, will this small existing turf area become neglected?
Response: With this development the applicant will landscape and maintain the
small portion of tree lawn that abuts the adjacent development to the south.
Comment Number: 6
A variance request(s) should be provided for driveway access spacing requirements on both
Prospect Road and Overland Trail per Chapter 7 of LCUASS which should then be incorporated
into the overall variance request letter for overall evaluation. Please ensure that the criteria in
1.9.4A.2 of LCUASS is utilized in preparing the request.
Response: A Variance request for driveway access spacing has been included with
the other variance requests and the letter revised to comply with 1.9AA.2 of
LCUASS.
Comment Number: 8
Please provide a compilation of the letters from the utility providers on the acceptability of the
reduced utility easements on Prospect Road and Overland Trail.
Response: These letters (email correspondence) are included.
Comment Number: 9
The legal description should on all the documents should be "The Elliott Miller Foothills West
Subdivision, Third Filing". Perhaps undemeath the title of Prospect 7-Eleven Store No. 35506, the
description should then be "Being The Elliott - Miller Foothills West Subdivision, Third Filing".
Response: This has been revised/ corrected.
Environmental Planning, Undsav Ex
General
Comment Number: 1
No comments.
Forestry, Tim Buchanan
Landscape Plans
Comment Number: 1
The following Forestry comments are offered.
1. Ornamental trees are appropriately used as street tree along Overland trail because of the
overhead utility lines. Multi -stem ornamental ginnala maples are proposed for use as street trees
in this section of the parkway along Overland Trail. The City Forester is asking that these relatively
low and horizontal growing maples be changed to a species that can be readily trained to a single
stem with higher crown, and with a crown form that is not too wide horizontally for a parkway
situation. The City Forester is recommending that the applicant consider using Ivory Silk Tree
Lilac as a suitable replacement for multi -stem Ginnala maple.
Response: Substitution made per recommendation.
Page 6
Ms. Courtney Levingston
Prospect 7-Eleven Store No, 35506
March 9, 2012
2. There is a street light on the signal pole at the corner. The first Accolade Elm used as a street
tree along West Prospect will need to be 40 feet from the street light. This appears to require a
reduction from three too hvo Accolade Elm.
Response: This has been revised.
3. The south most ornamental street tree that is south of the curb along Overland Trail needs to
be 15 feet from the street light. By moving it further to north to achieve this distance standard its
placement becomes quite close to the curb cut. Review if this location meets the 8 foot from curb
cut separation standard for tree placement.
Response: This has been .revised. Adequate clearance is provided.
4. Hillspire Juniper should be listed as a tree and specified and 6 feet B&B
Response: This has been revised.
5. All shrubs should be specified as 5 gallon.
Response: This has been revised.
6. Please add these landscape notes.
The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to
a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into
the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other
suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand
(1,000) square feet of landscape area.
A permit must be obtained from the City forester before any trees or shrubs as noted on this plan
are planted, pruned or removed on the public right-of-way. This includes zones between the
sidewalk and curb, medians and other city property. This permit shall approve the k)cation and
species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a
hold on certificate of occupancy.
The developer shall contact the City Forester to inspect all street tree plantings at the completion
of each phase of the development. All trees need to have been installed as shown -on the
landscape plan. Approval of street tree planting is required before final approval of each phase.
Failure to obtain approval by the City Forester for street trees in a phase shall result in a hold on
certificate of occupancy 'for future phases of the development.
Response: These votes have been added.
Light And Power, Doug Martine
General
Comment Number: 1
There is an existing streetlight on Prospect at Overland Trail. The exact location of this light
needs to be shown on the landscape plan and tree locations adjusted to provide 40 ft. clearance
to a shade tree, or 15 ft. to an ornamental tree.
Response: This has been revised.
Comment Number: 2
Electric development and system modification costs will apply. Please coordinate power
requirements and electric utility charges with Light & Power Engineering (970)221-6700.
Response: This comment is noted
Page 7
ivls. Courtney Levingston Nlarch 9, 2012
Prospect 7-Eleven Store/Jo, 35506
Stormwater Enuineerinct Wes Lamarcaue
General
Comment Number: 1
Stormwater is ready for a public hearing.
Technical Services. Jeff County
Building Elevations
Comment Number: 7
No comments.
Topic: Construction Drawings
Comment Number: 9
We require at least 2 benchmarks on the utility plans. Please include the City Surveying's
description, so it can be located if needed. Please call the City Of Fort Collins Technical Services
@ 970-221-6588 for current City Of Fort Collins Vertical Control Network information.
Response: Two benchmarks, utilizing the City description have been provided.
Comment Number: 10
Please correct the subdivision name in the sub -title on sheet C1.0.
Response: This has been done.
Comment Number: 11
Please correct the sheet numbering in the sheet index on sheet C1.0.
Response: This has been done.
Comment Number: 12
There are minor line over text & text over text issues on sheet C3.0.
Response:: This has been corrected.
Comment Number: 13
There .are mirror line over text issues on sheets C4.0, C8.0, C9.0 & C10.0.
Response:: This has been corrected.
Comment Number: 14
Please change the plan sheet names on sheets C4.0, C9.0 & C10.0 to match the
sheet index on sheet C1.0.
Response: The sheet index has been updated.
Comment Number: 15
There is cut off text on sheet C8.0.
Response: The abbreviations have been added to the abbreviation list and the cut
off text has been corrected.
Comment Number: 16
Utility is spelled wrong in a few places on sheet C11.0.
Response: This has been corrected.
Landscape Plans
Comment Number: 6
There are line over text issues on sheets LS1.0 & IR1.0.
Page 8
Ms. Courtney Levingston
Prospect 7-Eleven Store No, 35506
January 25, 2012
Water -Wastewater Engineering- Contact: Roger Buffington
1. 8-inch sewer in Prospect and a 12-inch water main in Overland. The sewer is east of
the site with a service extending southwest from the manhole in Prospect to the
northeast corner of the site.
2. The existing water service is a 3/4-inch service.
3. The water conservation standards for landscape and irrigation will apply. Information
on these requirements can be found at: http://www.fcgov.com/standards
4. If there will be no changes to the existing water and sewer services, there are no
additional comments at this time. Detailed comments on site improvements will be
provided during PDP or site plan review.
Response: Comments 7 -10 do not require any comment and are noted.
Stormwater Engineering- Contact: Glen Schlueter
1. It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas is required.
Response: This project has a net increase in pervious area. An exhibit showing
the existing and proposed impervious areas has been provided within the
Drainage Letter.
2. If there is an increase in impervious area greater than 1000 square feet, onsite
detention is required with a 2 year historic release rate for water quantity. Parking
lot detention for water quantity is allowed as long as it is not deeper than one foot. If
there is less than 1000 but more than 350 square feet of new impervious area, a
site grading plan is required along with the impervious area documentation.
Response: There is a decrease in impervious area. However, a site grading plan
and drainage letter is included with this submittal.
3. Redevelopment of the site also triggers water quality treatment as described in the
Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices
(BMPs). (http://www.udfcd.org/downloads/dovvn critmanual volill htm) Extended
detention is the usual method selected for water quality treatment; however the use of
any of the BMPs is encouraged.
Response: The drainage letter details the construction and post construction
water quality BMP efforts. These are consistent with the improvements
discussed at a design meeting with City staff on 12/5/11.
4. The drainage outfall for the site appears to be the inlet at the southeast corner of
Prospect Rd. and Overland Trail.
Response: Drainage follows the historic patterns. This project does not
propose to modify this inlet, other than to convey the site runoff captured by an
on -site inlet to the exiting inlet.
5. The design of this site must conform to the drainage basin design of the Canal
Importation Master Drainage Plan as well the City's Design Criteria and
Construction standards.
Response: This comment is noted and the City's criteria have been followed.
No changes have been made to drainage patterns.
6. The city wide Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for
new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.)
review fee. No fee is charged for existing impervious area. These fees are to be paid
at the time each building permit is issued. Information on fees can be found on the
City's web site at http://www.fcaov.com/utilities/busineSsibuilders-and-
Page 2
Ills. Courtney Levingston March 9. 2012
Prospect 7-Eleven Store No, 35506
Response: This has been corrected.
Lighting Plan
Comment Number:
No comments.
Site Plan
Comment Number: 1
Please correct the subdivision name in the sub -title & legal description on sheet C1.0.
Response: This has been corrected.
Comment Number: 2
Please add "City Of Fort Collins" to the sub -title on sheet C 1.0.
Response: This has been added.
Comment Number: 3
If you are going to include a site benchmark on sheet C1.0, please include the City Surveying's
description, so it can be located if needed. Please call the City Of Fort Collins Technical Services
Q 970-221-6588 for current City Of Fort Collins Vertical Control Network information.
Response: This has been added.
Comment Number: 4
The sheet index on sheet C1..0 is confusing. The actual sheet number on the
landscape plan is sheet LS1.0 not LS1.1. The actual sheet number on the photometric plan is
P1 not PH 1.1. The actual sheet number of the architectural elevations is sheet RB-E not RBE.
Response: The sheet index has been updated.
Comment Number: 5
There are minor line over text & text over text issues on sheet C1.1.
Response: This has been corrected.
Traffic Operation, Ward Stanford
Landscape Plans
Comment Number: 5
Site distance from the Propect access back to the west needs to be maximized so a north bound
right turning vehicle and a vehicle existing onto Propect can see each other as much as the
building placement will allow. Please verify that all small plantings massed around the building
meet the City's sight distance criteria. Beuatification of the site and area is a great thing. If that can
be achieved with plants that will not grow and impede the above mentioned visibility it will help be
a safer thing as well.
Response: All shrubs are located outside the site visibility triangles. Taller shrubs
are located close to building to limit site obstruction
Site Plan
Comment Number: 2
It would be desireable from Traffic Operations view if the proposed site had cross connection to
the businesses east of the site to allow patrons to move about the other services there without
having to reenter Prospect to do so.
Page 9
Nls. Courtney Levingston
Prospect 7-Eleven Store No, 35506
March 9, 2012
Response: The applicant met with the adjacent ownership to discuss access
options and an equitable agreement could not reached to that would allow for the
continuation of discussions pertaining to cross or shared access.
Comment Number: 3
Traffic Operations would also propose the possibility of working out a shared access between this
site and the site directly east, possibly along property lines to serve both businesses and eliminate
another driveway onto Propect.
Response: See previous response.
Comment Number: 4
North bound Overland Trail is shown incorrectly at the Prospect intersection. The
shared thruiright turn lane should be an exclusive right turn lane.
Response: The graphics have been corrected.
Traffic Impact Study
Comment Number: 1
Upon review of the initial TIS that is serving as more of a discovery tool than the final evaluation
report I find the need in more data to substantiate the where this site falls between two related
categories in the ITE Trap Gen data. The Site is proposed to change from a smaller convenience
store with fuel service to a larger convenience store without fuel service. The Trap Gen data
categories that most closely match the proposal, a 24 convenience store, has higher trip
generation than is expected at this location due to its more fringe urban/rural characteristics. It is
felt by City Traffic staff that the actual trip generation may be more in line with the trips given for a
15-16 hour convenience store. Without being able to attain the field study reports behind the Trip
Gen categories, this proposal would either need to use the 851 - 24 hr Convenience Store without
fuel or conduct afield survey of a reasonably similar 7-11 store of comparable characteristics in
northern Colorado. That work should give better understanding of the expected trip generation
from the proposed use. If the field data oorrelates more to the 24 hour store category the TIS
would need to include .a short term evaluation of the Overland and Prospect intersections.
Response: Traffic data fora 24-hour 7 Eleven Store, without gasoline sales, was
obtained. A memorandum describing that data and comparing it to the land use
categories in the ITE trip generation data is provided with this resubmittal.
Transportation Planning Emma McArdle
General
Comment Number: 1
The sidewalk ramp at the comer needs to be directional toward the sidewalks across the street (or
future sidewalks). The current configuration sends someone into the middle of the intersection.
Response: The ramp has been revised to be directional with some minor
modifications to fit within site constraints.
Water Conservation, Eric Olson
Landscape Plans
Comment Number: 1
The listed backflow device does not meet City standards. www.fcaov.com/standards
Response: the backflow device has been changed to RPZ device
Page 10
Ms. Courtney Levingston
Prospect 7-E,'even Store No, 35506
Comment Number: 2
Sprinkler heads need to have pressure regulation built in
Response: This has been revised.
Comment Number: 3
Sprinkler valves (HPV) have been discontinued and need to have flow control.
Response: This has been revised.
March 9, 2012
Comment Number: 4
The irrigation controller with NNVS, DOES NOT make the controller weather based or a smart
controller.
Response: This has been revised.
Comment Number: 5
No master valve listed on plan
Response: The master valve has been listed.
Comment Number: 6
Pressure charts from the P.O.C.
Response: This has been provided.
Water -Wastewater Engineering Roger Buffington
Construction Drawings
Comment Number: 1
Label curb stop as noted on the redlined utility plans and add a note to contact Water Utilities to
coordinate installing curb stop in a valve box.
Response: The curb stop is (labeled and the note added.
Comment Number: 2
Include the Standard Detail for a typical water service (Water Detail 11).
Response: This detail has been added.
Comment Number: 3
Show and 'label the cleanouts on the sewer service dine. All cleanouts in paved areas must be
traffic rated. include traffic rated cleanout (Wastewater Detail WW-15).
Response: The cleanouts have been labeled and the detail! added.
Comment Number: 4
See redlined plans for other comments.
Response: The redlined comments have been addressed. .
Zoning. Noah Beals
General
Comment Number: 1
Land Use Code (LUC) 3.2.2(J) Requires that vehicle areas be setback from the ROW of an
arterial street at least 15 ft. Prospect is an arterial street at this location. Current proposal shows
the parking space to be setback only 10 ft. Adjust vehicle spaces to meet the 15' setback.
Response: The parking lot has been reconfigured to meet the setback requirement.
Page 11
Ms. Courtney Levingston
Prospect 7-Eleven Store No, 35506
March 9, 2012
Comment Number: 2
LUC 3.5.3(8)(1) At least one (1) main entrance of any commercial building shall face and open
directly onto a connecting walkway with pedestrian frontage. The entrance along Overland Trail is
unclear if it is a main entrance. A double door transparent entry similar to that on the east side of
the building will give indication that this is a primary entry.
Response: The main entrance is on the east side of the building, and opens onto a
walkway with pedestrian frontage.
Comment Number: 3
LUC 3.2.5 (8)(4) Trash/Recycling enclosures shall be designed to allow walk-in access without
opening the main service gate. Current proposed trash/recycling enclosure does not have a
walk-in access. Adjust trash/recycling enclosure to have walk-in access.
Response: The trash enclosure has been revised to include a walk-in access.
Comment Number: 4
On .sheet C1.0 in the Site Data Table, the off street parking requirement is stated as 6/1000 sq ft,
this is incorrect. The parking requirement for this use is 4/1000 sq ft. Make this correction on the
sheet. The total 12 parking spaces are in compliance.
Response: The table has been corrected.
Thank you very much for your consideration of this matter. Should you have :any further
questions please do not hesitate to contact me at 303-841-9365 or by email
krothC")a.rothenaineerinp com.
Sincerely,
ROTH ENGINEERING GROUP, LLC
t.AV'V�TA
Kevin S. Roth, P.E., LEED AP
Managing Member
Cc: Jen Volin, Verdad Real Estate
Page 12
Ms. Courtney Levingston
Prospect 7-Eleven Store No, 35506
developers/plant-investment-development-fees or
for questions on fees, There is also an erosion
Development Construction permit is issued. The
by the design engineer, and is based on the site
measures shown on the site construction plans.
R
January 25, 2012
contact Jean Pakech at 221- 6375
control escrow required before the
amount of the escrow is determined
disturbance area or erosion control
esponse. As there is no new impervious area over 350 square feet, it is our
understanding that these fees do not apply. The erosion control escrow will be
provided at the time of construction permitting.
_Fire Authority- Contact: Ron Gonzales
1. Please have your contractor come to PFA offices to obtain a permit to remove the fuel
from the site.
Response: This comment is noted. A permit will be obtained prior to any fuel
removing efforts.
Engineering Development Review- Contact: Marc Virata
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Response: This comment is noted.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
hftp://www.fcqov.com/enqineerina/dev-review.ph.p
Response: The TDRF is included with this submittal.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Response: This is understood.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a
scoping meeting and determine if a traffic study is needed for this project. In addition,
please contact Transportation Planning for their requirements as well.
Response: This has been done and a Traffic Letter is included with this
application.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer org/engineering/GMARdStds/UrbanSt.htm
Response: This comment is noted.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. Both Prospect Road and Overland Trail are identified per
the City of Fort Collins Arterial Street Standards Map as requiring right-of-way
dedication per the full arterial standards of 115 feet; this requires a total of 57.5
feet of half street right-of-way for both streets. For both streets there appears to be
approximately 50 feet of existing half street right-of-way. If accurate at 50 feet, an
additional 7.5 feet of right-of-way is required to be dedicated for both Overland Trail
and Prospect Road in order to meet the full arterial standard half right-of-way width
of 57.5 feet. In addition to the right-of-way dedication for Prospect Road and
Overland Trail, an additional 15' utility easement behind the right-of-way is required for
dedication on both streets.
Page 3
Ms. Courtney Levingston
Prospect 7-Eleven Store No, 35506
January 25, 2012
Response: This project will dedicate 7.5 feet of right of way along Prospect
Road and 7.5 feet of right of way along Overland Trail, to bring the right of way
as measured from the % section line which runs down each street, to 57 feet.
Additionally, an 8' utility easement will be dedicated behind the right of way.
This modified utility easement has been discussed with the City and received
preliminary approval from the impacted utilities and City departments.
7. Detached sidewalk at 6 feet in width should be placed in a manner such that the back
of walk coincides with the additional right-of-way dedication for both streets and
access ramps at the intersection should be constructed in accordance with LCUASS
criteria. The tie in of the sidewalk heading south along Overland Trail to the existing
sidewalk, and the termination of sidewalk along Prospect will need to be reviewed
and evaluated.
Response: this condition has been achieved.
8. Driveway locations and spacing will need to be reviewed in conjunction with a traffic
study. Driveway cuts not being used will need to be removed with curb and gutter
closing them off.
9. Construction plans will be required and a Development Agreement will likely be
recorded and recorded once the project is finalized with recordation costs paid for by
the applicant.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
Electric Engineering Contact: Alan Rutz
1. Project is subject to normal electric development charges.
2. Submit C-1 form with load requirements
3. Coordinate transformer location with Light and Power. There is an existing single
phase transformer on the site. This can be changed out to a three phase transformer if
required.
Current Planning Contact: Emma McArdle
1. Build -to line (Setback) requirement of 10' - 25' is not met in addition to the direct
connecting walkway. What the code is getting at with these standards is for buildings
to be the primary focus rather than the parking lot. This would require the lot to be
reconfigured flipping the building to the street corner and parking lot behind that.
Otherwise a modification would be needed for these standards, which staff would
not likely support
Response. The lot has been reconfigured to comply with the setback
requirements.
2. The proposed development project is subject to a Type 1 review and public hearing,
the decision maker for Type 1 hearings is an Administrative Hearing Officer. The
applicant for this development request is not required to hold a neighborhood meeting for a
Type 1 hearing, but if you would like to have one to notify your neighbors of the
proposal, please let me know and I can help you in setting a date, time and location
for a meeting. Neighborhood Meetings are a great way to get public feedback
and avoid potential hiccups that may occur later in the review process.
Response. This comment is noted. A neighborhood meeting has not been held.
3. Please see the Development Review Guide at www.fcqov.com/drq. 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.
Page 4
Ms. Courtney Levingston
Prospect 7-Eleven Store No, 35506
January 25, 2012
Response: This comment is noted.
4. This development proposal will be subject to all applicable standards of the Fort
Collins Land Use Code (LUC), including Article 3 General Development Standards.
The entire LUC is available for your review on the web at
http://vvvvw.colocode.com/ftcollins/landuse/beain.htm.
Response: This comment is noted. The LUC were utilized for the project
design.
5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal
development proposal. Please see Section 2.8.2 of the LUC for more information on criteria
to apply for a Modification of Standard.
Response: At this time there are no requests for Modification of Standards.
6. Please see the Submittal Requirements and Checklist at:
http://wvvw.fcgov.cornidevelopmentreview/applications. php.
Response: This comment is noted.
7. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review process
by City staff and affected outside reviewing agencies. Also, the required Transportation
Development Review Fee must be paid at time of submittal.
Response: This comment is noted.
8. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Response: This comment is noted.
Thank you very much for your consideration of this matter. Should you have any further
questions please do not hesitate to contact me at 303-841-9365 or by email
kroth(@rothengineering.com.
Sincerely,
ROTH ENGINEERING GROUP, LLC
� I ellt
Kevin S. Roth, P.E., LEED AP
Managing Member
Cc: Jen Volin, Verdad Real Estate
Page 5
January 25, 2012
Planning Objectives For:
PROSPECT 7-ELEVEN STORE NO 35506
Pulled from the City Plan, following lists the Principles and Policies of the City for the
future of Fort Collins and details how this development fulfills the goals of the Principle
and/or Policy.
ECONOMIC HEALTH-
• diverse robs that enable citizens and businesses to thrive
This project, a 7-11 convenience store, will provide for up to 15 jobs on -site in
addition to the jobs created or sustained to support his development. The business
model that is employed by this national company will ensure that the business is
sustainable and the jobs remain.
• Innovative, creative and entrepreneurial atmosphere
The business model that is employed by this national company will ensure that
the business is sustainable and the jobs remain.
ENVIRONMENTAL HEALTH
• Responsible stewardship for open lands
• Healthy urban watersheds and ongoing best practices floodplain management
• Meeting or exceeding the standards for stream water quality.
This project increases the amount of pervious area from that which currently
exists by almost 25%. This increase in landscape was specifically considered to lessen
the amount of storm water runoff and improve the quality of that runoff which leaves the
site. The improved site stormwater runoff off characteristics benefits the downstream
drainage with reduced runoff rates and improved water quality conditions.
COMMUNITY AND NEIGHBORHOOD LIVABILITY
• Opportunities for redevelopment, revitalization, and arowM
• Vital appealing activity centers and destinations throughout the City
This project is a great example of an opportunity for redevelopment. An existing need
and service is being revitalized and providing a local destination to benefit the
surrounding community with services and job opportunity.
January 25, 2012
VISION
• Access to healthy, locally grown or produced food
7- 11 has emerged as a desirable neighborhood marketplace which provides a wide
array of food including fresh sandwiches, salads, fruit and other healthy eating
alternatives.
Descriptio n
The project is a redevelopment of an existing fueling station and convenience store, into
a convenience store only. This project will be dedicating 7.5' of additional right of way
along both arterial frontages. Within this statement of Planning Objectives, unless
otherwise indicated, the discussion will detail the net remaining parcel.
The existing conditions have less than two percent landscaped areas with no natural
habits, wetlands or buffering areas from the adjacent properties or right of way. There
is no defined pedestrian connectivity along the frontage. Further, there are multiple
vehicular curb cuts along both arterial frontages.
The proposed development will close all but one vehicular access along each frontage
and provide a concrete pedestrian sidewalk within the right of way. In conformance with
current zoning criteria, the project will implement landscape buffers from the right of way
and adjacent properties.
Open Space
There is no public open space created by this project The open space created on the
private site will be owned and maintained by the landowner.
Employment
This project will employ approximately ten to fifteen employees with one to four on site
per shift (total number depends on shift)
Rationale
The rationale behind the choices made by the applicant to develop this parcel were
based upon in depth market studies coupled with an understanding that this type of
development is desired and can provide the community with the amenities of a
convenience store.
The choices made by the applicants design team to develop the site in this configuration
were based on the intent to meet the City Code and, provide an aesthetically pleasing
product which meets the strict national and local standards put forth by the tenant, 7-
Eleven, and the Owner, Verdad Real Estate. The site improves pedestrian and
2
January 25, 2012
vehicular circulation through and around the site and adds a landscaping and
architectural treatment that does not currently exist
Criteria
This application is accompanied by the completed requisite documents that
demonstrate the compliance with the City's criteria.
There are no requested variances from the Land Use Code requested by this project
Conflicts with Existing Natural Features
As this is a redevelopment of an existing similar use, on a parcel that is almost 100%
covered with impervious surface, there were no conflicts with encountered between
land uses or disturbances to wetlands, natural habitats and features or wildlife.
Neighborhood Meeting
A neighborhood meeting was not held.
Name
This project is known as Prospect 7-Eleven Store No. 35506. At the time of the
Conceptual Review the project was known as U-Purn p It Convenience Store, 3045 W.
Prospect
3
F6rt Collins
Current
Planning
PO Box 580' Fort Collins, CO 80522
970.221.6750. 970.224.6134 -fax
DATE: January 26, 2012
TO: Pavement Mgmt.
PROJECT
COMMENT
SHEET
PROJECT PLANNER: Courtney Levingston
PDP120002 — Prospect 7-Eleven
Store # 35506 - Type I
Please return all comments to the project planner no later than
the staff review meeting:
February 15, 2012
Note - Please identify your redlines for future
reference
No Problems
❑ Problems or Concerns (see below, attached, or ACELLA)
Name (Alease print)
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site
_Drainage Report _Other.
_Utility _Redline Utility _Landscape