HomeMy WebLinkAbout7-ELEVEN @ COLLEGE & MAGNOLIA - PDP/APU - PDP120026 - CORRESPONDENCE - (7)Pre -Submittal Meetinas for Buildina Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid -design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 international Fuel Gas Code (1FGC)
20091nternational Plumbing Code (/PC) as amended by the State of Colorado
2008 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al 17.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
14. The proposed addition of permitted use is subject to Section 1.3.4 Addition of Permitted Uses, of the
LUC. The proposed use is subject to a Type 2 (Planning and Zoning Board) review and public hearing.
The applicant for this development request will be required to hold a neighborhood information meeting
prior to formal submittal of the project. Type 2 development proposals are subject to the neighborhood
meeting requirement, per Section 2.2.2 of the LUC. Please contact me at 221-6750, to assist you in
setting a date, time, and location for a meeting. A planner and possibly other City staff, would be present
to facilitate the meeting.
15. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
16. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.comtftoollins/landuse/begin.htm.
17. 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.
18. Please see the Submittal Requirements and Checklist at:
http:/Iwww.fegov.comldevelopmentreview/applications.php.
19. 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.
20. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
development standards for the Downtown District are intended to encourage a mix of activity in the area
while providing for quality development that maintains a sense of history, human scale and
pedestrian -oriented character."
3. In terms of your Project Development Plan:
4.16(D)(5)(b)Outdoor activity. Buildings shall promote and accommodate outdoor activity with balconies,
arcades, terraces, decks and courtyards for residents' and workers' use and interaction, to the extent
reasonably feasible.
4. Glass curtain walls and spandrel -glass strip windows shall not be used as the predominate style of
fenestration for buildings in the Downtown District (LUC 4.16(1))(5)(c)(1)).
5. Large pane display windows shall be framed by the surrounding wall and shall not exceed seventy-five
(75) percent of the total ground level facade area (LUC 4.16(1))(5)(c)(1)).
6. All street -facing facades shall be constructed of high quality exterior materials for the full height of the
building. Such materials, with the exception of glazing, shall include stone, brick, clay units, terra cotta,
architectural pre -cast concrete, cast stone, prefabricated brick panels, architectural metals or any
combination thereof. Except for windows, material modules shall not exceed either five (5) feet horizontally
or three (3) feet vertically without the clear expression of a joint. For the purposes of this provision,
architectural metals shall mean metal panel systems that are either coated or anodized; metal sheets with
expressed seams; metal framing systems; or cut, stamped or cast ornamental metal panels. Architectural
metals shall not include ribbed or corrugated metal panel systems.
7. All developments shall submit a landscape and tree protection plan, and, if receiving water service from
the City, an irrigation plan, that: (1) reinforces and extends any existing patterns of outdoor spaces and
vegetation where practicable, (2) supports functional purposes such as spatial definition, visual screening,
creation of privacy, management of microclimate or drainage, (3) enhances the appearance of the
development and neighborhood, (4) protects significant trees, natural systems and habitat, (5) enhances
the pedestrian environment, (6) identifies all landscape areas, (7) identifies all landscaping elements within
each landscape area, and (8) meets or exceeds the standards of this Section. Please see LUC 3.2.1 for
speck details and requirements
8. The City of Fort Collins approved plant list for landscaping can be found at:
http:l/www.fogov.com/developmentreview/pdf/plangistl0_2009.pdf
9. Bicycle parking near the building entrance is required LUC 3.2.2.(C)(4).
10. Connecting walkways within the site that link sidewalks to building entrances and other points of pedestrian
origin and desitination are required. The sidewalks can be no less than 6' in width.
11. A photometric (lighting) plan is required at submittal. All lighting should be fully sheilded and down
directional. Please see Section 3.2.4 of the City's land Use Code
12. This project is located in the new Planned Development Overlay District (PDOD). The PDOD is a new
overlay zone district within the Land Use Code that provids an alternative to conventional land
development and permit a creative approach that takes the whole site and context of surrounding
development into consideration. The PDOD is an OPTIONAL process, and you have the option to choose
the traditional addition of a permitted use and project development plan process regulated by the criteria in
the Fort Collins Land Use Code.
13. With the PDOD option, your project would only have to comply with the "General Standard" the various
Sections of Article 3 of the Land Use Code, giving considerable design flexibility in how to meet each of
those standards. In addition, the project must achieve at least 50 points on a performance matrix (draft
attached).
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirataC&kgov.com
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
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.
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:
hftp://www.ladmer.org/engineedng/GMARdStds/UrbanSt.htm
6. Additional right-of-way dedication is not anticipated with the project. A 15 foot utility easement behind the
College Avenue right-of-way and a 9' utility easement behind Magnolia Street right-of-way is required per
the Larimer County Urban Area Street Standards unless we receive verification from the utility providers
that this isn't needed.
7. Construction plans will be required and a Development Agreement will likely be required and recorded
at Larimer County once the project is finalized, with recordation fees for the Development Agreement
paid by the applicant.
8. This site is adjacent to CDOT roadway and an access permit is required from CDOT. CDOT approval is
also required for utility cuts onto College Avenue through a CDOT utility permit.
9. The access point onto College Avenue does not meet spacing requirements in accordance with Table
7-3 of the Larimer County Urban Area Street Standards. In addition, CDOT is of the view that driveway
access onto the site not take place off of College Avenue. Site design that places access off of Magnolia
Street and/or the alley should be explored.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Current Planning
Contact: Courtney Rippy, 970-416-2283, crippv(&fcaov.com
1. This addition of a permitted use would be in conjunction with a project development plan. The following
findings of fact must be able to be made in order to have staff support for an Addition of a Permitted Use
(1) Such use is appropriate in the zone district to which it is added;
(2) Such use conforms to the basic characteristics of the zone district and the other permitted uses in the
zone district to which it is added;
(3) Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other
objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental
impacts, adverse impacts on public or quasi -public facilities, utilities or services, adverse effect on public
health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally
resulting from the other permitted uses listed in the zone district to which it is added;
(4) Such use is compatible with the other listed permitted uses in the zone district to which it is added;
(5) Such use is not a medical marijuana dispensary or a medical marijuana cultivation facility;
2. Please note that the Downtown District (D) is "intended to provide a concentration of retail, civic, office and
cultural uses in addition to complementary uses such as hotels, entertainment and housing ... The
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman(a)fcgov.com
1. 10/28/2011: No comments
Department: Fire Authority
Contact: Ron Gonzales, 970-221-6635, raonzalescDpoudre-fire.ora
The buillding address is required to be visible from the street on which you front. Even when under
construction, the address should be visible in the event the fire dept is dispatched to render aid during a
medical call or contractors accident.
2. The water supply for this project is required to be 1500 gpm @ 20 psi through one fire hydrant located
within 300 feet, measured as the hose would lay (not as the crow flies).
3. Please disclose any Haz.Mats. that maybe sold at the store, i.e., flammable liquids (lighter fluids),
corrosives (DRANO), toxics (by definition),
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(a)fcgov.com
The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to
determine the status of the existing trees and any mitigation requirements as the result of development
impacts.
2. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fegov.com/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
httpJ/www.fogov.com/conservation/biz-idap.php.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirataQfcgov.com
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.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: httpJ/www.fcgov.00mlengineedng/dev-review.php
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
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, aschlueter(a).fcstov.com
5. A FEMA Elevation Certificate certifying that building elevations meet code is required before a certificate
of occupancy can be issued for the new nonresidential structure. If floodproofing is utilized in lieu of
elevating, then a FEMA Floodproofing Certificate must be completed before a C.O. can be issued.
6. Development review checklists for floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these
documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master
Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development
review check list.
7. The Floodplain Administrator for the Old Town Basin is Brian Varrella; 970.416.2217,
barrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com to
schedule a meeting as soon as possible.
8. 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.
9. In the Old Town drainage basin, a drainage and erosion control report and construction plans are
required if there is an increase in impervious area greater than 5000 square feet. These must be
prepared by a Professional Engineer registered in Colorado. If there is less than 5000 square feet of
new impervious area, a drainage letter should be sufficient to document the existing and proposed
drainage patterns. If there is less than 5000 but more than 350 square feet of new impervious area, a site
grading and erosion control plan is required instead of a complete construction plan set.
10. The drainage outfall for the site is the curb and gutter of the adjacent streets or there is a storm sewer
inlet near the southwest comer of the site.
11. Water quality treatment is provided for this site in the Udall Natural Area water treatment facility. However
onsite water quality treatment is encouraged as described in the Urban Storm Drainage Criteria Manual,
Volume 3 - Best Management Practices (BMPs). Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
(http:/twww.udfod.org/downloads/down—critmanual—volill.htm)
12. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan
as well the City's Design Criteria and Construction standards.
13. The 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.fcgov.00mlutilitieslbusiness/builders-and-developers/plant-investment-development-fees or
by contacting Jean Pakech at 221- 6375. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by the design
engineer, and is based on the site disturbance area or erosion control measures shown on the site
construction plans.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforemanMcgov.com
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez(@fcgov.com
proposed development exceeds the max by 5 spaces.
6. 6. Need a bike rack and at least 1 handicap parking space.
7. 7. 3.2.2(M) 6% of the interior of the parking lot shall be landscaped.
8. 8. 3.2.2(J) In addition to landscape installation within the 15' setback along S. College and 10' setback
along Magnolia a minimum 5' landscaping strip will be required along the north property line where it
abuts the parking lot as it does the west property line.
9. 9. Trash/Recycling enclosure must have a walk-in access without having to open the gate. The
proposed trash enclosure only shows the main service gate as the only opening.
10. 10.3.5.3(B) (2) (a) intends to keep driveways and parking areas to the side and rear of buildings. Given
the downtown location can the building vary from the typical C-store configuration such as an L-shape with
extension toward the north providing add'I screening of parking spaces? This would also provide more
building exposure to College (hence less parking exposure to College) appearing as a greater block
face.
11. 11.3.5.3(D) shall be especially adhered to -again given the downtown location and avoidance of the
typical C-store appearance.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffinaton(a)fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main in College, a 4-inch
water main in Magnolia and 6-inch sewer in the N/S alley west of the site.
2. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at http://www.fcgov.com/standards
3. Development fees and water rights will be due at building permit.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueterCa-_)fcgov.com
1. This project is located in a City regulatory 100-year floodway and flood fringe in the Old Town Basin, and
must comply with Chapter 10 of City Code.
2. Any and all construction activities in the flood fringe must be preceded by an approved floodplain use
permit, $25 fee, approved plans and itemized cost list for work in the flood fringe. The permit form can
be obtained at http://www.fegov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
3. Permitting requirements in the floodway are the same as the flood fringe, but must also be preceded by
a no -rise certification, and followed by a no -rise recertification after completion of the project.
4. A new nonresidential structure must be elevated or floodproofed a minimum of eighteen -inches above
the Base Flood Elevation (BFE) for the property. Basements will only be permitted if all floors below the
BFE are floodproofed and reserved for nonresidential uses in perpetuity.
F®rt Collins
/"'N� -
November 08, 2011
Jen Volin
Verdad Real Estate
1115 Grant Street
Denver, CO 80203
Re: College and Magnolia Convenience Store
Community Development and
Neighborhood services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
tcgov.com
Description of project: This is a request for an addition of a permitted use plus a project development plan
to convert a parking lot into a retail convenience store. Building square footage would equal 3,000 square
feet on a 19,000 square foot lot with 23 parking spaces provided. The site is located in the D- Downtown
District (Canyon Avenue Subdistrict). The use is not permitted in the Downtown District and would require an
addition of permitted use (LUC 4.16 (13)(2).
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Courtney Rippy, at 970-416-2283 or nippy@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopezQfcaov.com
1. 1. The property is in the Canyon Avenue subdistrict of the Downtown zone.
A convenience retail store is not allowed in the zone. Section 1.3.4 of the LUC allows for an 'addition of
a permitted use". That process involves a public hearing by the Planning & Zoning Board.
2. 2. There is potential that the in December the Planned Development Overlay District (PDOD) will be
passed by city council and the proposed development could be approved under PDOD criterion If this
option is pursued then development will require a different set of performance standards then the
following district regulations.
3. 3. 4.16(D)(1) Setbacks shall meet the established setbacks already existing on the same block face.
The build -to -line standards in Sec. 3.5.3(B) should also be met. Project must comply with the other
requirements in 4.16(D) (i.e. windows, materials, etc) and 3.5.3 for building design and character.
4. 4. 4.16(E)(1)(a) Parking lot location regulations require to avoid fronting on a pedestrian -oriented streets,
can't be located closer to a street than the building.
5. 5. 3.2.2(K)(2)(a) The most similar use in the parking table is a grocery store, which places a maximum of
6 spaces per 1000 sq ft of building floor area. Only 18 spaces are allowed for a 3000 s.f. building. The