HomeMy WebLinkAboutNORTH COLLEGE TACO JOHN'S - PDP - 13-10 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWNORTHERN M
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8. A development agreement may need to be done with this project. Also, a Development
Construction Permit (DCP) may need to be obtained prior to starting any work on the
site.
RESPONSE: Acknowledged.
9. Parking setbacks apply for this project and at this location, are required to be 100 feet
measured from the future flowline of College.
RESPONSE: Acknowledged.
10. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented
with any project. Plans will be routed to CDOT for review and approval and the applicant
may need to obtain access permits from CDOT. The long term access control plan
identifies that this property will have a shared access with the property to the North
served by a right -in right -out access point onto College. This development will need to
be designed to provide for this shared access in the future. In the short-term however, a
right -in right -out access onto College is recommended by CDOT.
RESPONSE: See response above to Transportation Planning Comment #2.
Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. In addition to the comments pertaining to building orientation and connecting walkway,
please be aware that Section 3.5.3(D) - Character and Image - requires that a
standardized prototype design be modified to promote the uniqueness of our City. The
bold colors may have to be softened in order to meet this standard.
RESPONSE: Acknowledged.
2. Please consider pedestrian connectivity from the mobile home park which is safe and
lighted.
RESPONSE: A sidewalk connection has been provided to the mobile home community,
and is illuminated by the site lighting.
Advance Planning
Contact: Christina Vincent, cvincent@fcgov.com
The North College Area has tax increment financing available. Please contact Christina
Vincent at (970) 416-2294 for details.
RESPONSE: It is the Applicant's understanding (after meeting with Clark Mapes) that
the proposed development is not eligible for any URA funding. However, should
anything depicted on the PDP submittal appear to qualify, Taco John's is certainly
interesting in further discussing such opportunities.
- THIS ENDS COMMENT RESPONSES AT THIS TIME -
Response to Conceptual Review Comments 7
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2. There a several mature trees on the site that will have to evaluated for preservation or
mitigation. Please contact Tim Buchanan, City Forester at 970-221-6361 to set a field
visit to evaluate the trees.
RESPONSE: The project Landscape Architect (Jim Birdsall) met on -site with Tim
Buchanan to evaluate the existing trees. Only one tree was deemed to have value and
require mitigation. All existing trees will be removed, and the Landscape Plan provides
sufficient mitigation per City Forestry requirements.
Engineering Development Review
Contact: Andrew Carney, 970-221-6501, acarney@fcgov.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.
RESPONSE: Acknowledged.
2. A Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see http://www.fcgov.com/engineering/dev-
review.php
RESPONSE: Acknowledged.
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: Acknowledged.
4. Please contact the City Traffic Engineer, Joe Olson (224-6062) and the Transportation
Planning Department to schedule a scoping meeting and determine if a traffic study is
needed for this project.
RESPONSE: Matt Delich conducted a scoping meeting, and a TIS has been provided.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). LCUASS is available online at:
hftl)://www.larimer.or_q/engineerin_q/GMARdStds/UrbanSt.htm
RESPONSE: The only public improvement proposed with this project is a portion of the
8' ultimate sidewalk. The Applicant proposes to escrow funds commensurate with the
design and construction of the remaining local street frontage. The City would then use
said funds for both the soft and hard costs as part of a comprehensive design and
construction project for this stretch of North College Avenue.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. North College at this location requires a 115' ROW cross-
section for design and improvements and removal of interim driveway.
RESPONSE: The additional right-of-way and utility easement will be dedicated with this
plat. We suggest a Utility Coordination Meeting during the Final Plan phase to
determine the true need for the 15' utility easement along the project frontage, and the
potential installation of conduit(s) to avoid future conflicts with the plaza and public
pedestrian space.
7. Utility plans will be required for this project.
RESPONSE: Acknowledged.
Response to Conceptual Review Comments 6
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These requirements may be modified if buildings are equipped with automatic fire
sprinkler systems.
PLEASE NOTE: There is an existing fire hydrant adjacent to 1603 N. College Ave. 2006
International Fire Code 508.1 and Appendix B
RESPONSE: Per a meeting with Carie Dann, the existing hydrant near the southeast
property corner will suffice.
2. REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the PFA's jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an approved
route around the exterior of the building or facility. This fire lane shall be visible by
painting and signage, and maintained unobstructed at all times. 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:
- Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable
of supporting fire apparatus weights. Compacted road base shall be used only for
temporary fire lanes or at construction sites.
- Have appropriate maintenance agreements that are legally binding and enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the fire lane
(30 feet on at least one long side of the building when the structures is three or more
stories in height).
If the building is equipped throughout with an approved automatic fire -sprinkler system,
the fire code official is authorized to increase the dimension of 150 feet.
PLEASE NOTE: A portion of the parking lot drive aisle maybe need to be dedicated as
an Emergency Access Easement.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
RESPONSE: The 24' Emergency Access Easement to be dedicated with this plat has
been coordinated with Carie Dann.
3. ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property, and posted with
minimum six-inch high numerals on a contrasting background. (Bronze numerals on
brown brick are not acceptable). 2006 International Fire Code 505.1
RESPONSE: Acknowledged.
4. COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM
With the production of grease -laden vapors, an approved, automatic fire -extinguishing
system shall be provided for the protection of commercial -type cooking equipment. 2006
International Fire Code 904.2.1; 609.2; 904.11.2
RESPONSE: A fire suppression system will be built into the exhaust hood utility cabinet.
Environmental Planning
Contact: Dana Leavitt, 070 224 6143 _n L.e..ayittli fG9G., i.w.«
Erica Saunders, 970-416-2032, ESaunders@fcgov.com
1. Trash enclosures have to comply with section 3.5.1.0) of the Land Use Code (LUC).
RESPONSE: Acknowledged.
Response to Conceptual Review Comments 5
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RESPONSE: Temporary on -site detention has been provided, per the prescriptive
release rates of the Dry Creek Basin. Only current impervious areas have been
grandfathered in the drainage computations. Please see the Preliminary Drainage and
Erosion Control Report for additional information.
4. The drainage outfall for the site is the ditch along College Avenue. The ditch could be
replaced with a storm sewer which is at least the same size as the upstream pipes
installed with the Willox Crossing project. City inventory shows two 27 inch pipes. A
manhole is required at any connections into a storm sewer. If it is to remain as an open
ditch, it would need to have a 4 to 1 minimum side slope and may need a concrete low
flow channel if the channel slope is less than 2 percent. The channel would need to be in
a drainage easement dedicated on a plat or by separate document. The North College
drainage masterplan shows a future pipe to be installed in the driveway entrance of the
mobile home park south of this site to carry the runoff to a detention system west of
College Avenue. The design engineer will need to verify that the conveyance method
chosen it will still work with the master planned improvements in the future.
RESPONSE: The outfall from the temporary detention pond ties into the existing storm
sewer system paralleling the west side of College Ave. This will also serve as the
ultimate outfall when stormwater is piped west through the mobile home property
towards the Mason Street ponds.
5. Water quality treatment is required 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.
RESPONSE: A 40-hr dry Extended Detention Basin (EDB) has been chosen.
6. The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the City's Design Criteria and Construction standards.
RESPONSE: Acknowledged.
7. Stormwater development fees are $6,313/acre ($0.1449/sq.ft.) for new impervious area
over 350 sq. ft. In addition, there is a $1,045/acre 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.com/utilities/builders-fees.php or by contacting Jean Pakech at 221-
6375.
RESPONSE: Acknowledged.
Fire Authority
Contact: Carie Dann, 970-219-5337, cdann@poudre-fire.org
WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet
minimum requirements based on type of occupancy. Minimum flow and spacing
requirements include:
- Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
to the building, on 600-foot centers thereafter
- Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter
Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
Response to Conceptual Review Comments 4
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2. The US 287/SH14 Access Management report details both short and long access along
North College as well as future roadway connections. Chapter 3 illustrates these. See
following link for access control report. The report can be found toward the bottom of the
webpage. http://www.fcgov.com/transportationplanning/downloads.php
RESPONSE: The two existing driveways to the site will be abandoned with this
development, and the construction of the ultimate sidewalk will physically prohibit any
direct vehicular access from North College to the site. Access to this development will
be provided via a shared connection with the property to the north, in accordance with
the long-range Access Control Plan. Said shared connection operates as full -movement
in the current condition; however, the Applicant acknowledges that this access may be
limited to right-in/right-out at a future date.
3. Detached sidewalk with landscaped parkway is required per Larimer County Urban Area
Street Standards.
RESPONSE: An 8' detached concrete sidewalk has been provided in the ultimate
horizontal and vertical location for the majority of the project frontage, and is thereby
eligible for 3.5' of reimbursement. Portions of the 8' walk that cannot be constructed to
ultimate grade at this time will be temporary asphalt. Typical parkway and street trees
are provided, as well as an interim borrow ditch to convey runoff until the roadway is
widened and curb and gutter is installed.
4. Internal pedestrian connection to restaurant should be improved.
RESPONSE: Internal pedestrian connectivity to the restaurant ha been improved.
5. See Land Use Code section 3.5.3 for information on the relationship of buildings to
streets, walkways and parking. No vehicle use is to be between the building face and the
street.
RESPONSE: The Applicant has worked extensively to satisfy the requirements of LUC
Section 3.5.3, specifically, the direct pedestrian connectivity to the public sidewalk.
Planning Staff has been very helpful in these efforts, and the revised Site Plan should
address all previous concerns and preclude the need for any modifications.
Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. This site has been removed from the 100-year floodplain due to the Dry Creek Diversion
project. The new maps were effective June 17, 2008 for flood insurance purposes.
RESPONSE: Acknowledged.
2. A drainage and erosion control report and construction plans are required and must be
prepared by a Professional Engineer registered in Colorado.
RESPONSE: Acknowledged.
3. In the Dry Creek basin, onsite detention is required with the two year historic release
rate of 0.2 cfs/acre with the 100 year developed inflow into the detention. Parking lot
detention for water quantity is allowed as long as it is not deeper than one foot. There
needs to be at least one foot of freeboard from the 100 year water surface elevation of
the parking lot detention to the entrance of any buildings. If the design engineer has
difficulty obtaining the required detention volume, one option that could be considered is
grandfathering the impervious area of the demolished buildings. (Even though in the
"existing condition", they do not exist). This would require documentation and proof that
obtaining the normal detention volume is a hardship.
Response to Conceptual Review Comments 3
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RESPONSE: Only seven (7) parking spaces are provided, which falls under the
maximum allowed. Parking spaces and drive aisle dimensions comply with Section
3.2.2(L). 'Escape' lanes at the drive-thru windows are neither desired nor provided.
5. BUILD TO LINE FOR LEADING EDGE OF BUILDING MUST BE BETWEEN 10, TO 25,
TO ROW LINE. SEC 3.5.3(B)
RESPONSE: A 25' build -to line has been provided.
6. IS THERE TRUELY A NEED FOR TWO DRIVE THROUGHS?
RESPONSE: Yes, it is absolutely critical to Taco John's ability to develop this site.
Without the double drive-thru, Taco John's cannot purchase the property.
7. Please consider a visual barrier for headlights protruding into the adjacent
neighborhood.
RESPONSE: The site plan layout and circulation patterns have been designed such
that headlight protrusion into adjacent residences is minimized.
Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. A grease interceptor will be required for the restaurant.
RESPONSE: A grease interceptor has been provided.
2. Development fees and water rights will be due at building permit. These fees will include
the wastewater surcharge for the higher strength restaurant wastewater.
RESPONSE: Acknowledged.
3. Existing water and sewer mains in the area include an 8-inch water main in College and
an 8-inch sanitary sewer in a N/S alignment in an easement along the west property line.
RESPONSE: A new sanitary sewer connection is proposed to the existing 8-inch main
running NIS along the western property line.
4. There are two %-inch water services to the property which previously provided service to
buildings that have since been removed. These services must be used or abandoned at
the main.
RESPONSE: The two existing '/<-inch water services appear to come from a single
connection to the main, which tees west of the roadside ditch. The southern branch and
curb stop will be removed, and the northern branch will be abandoned back to the
service tee and a new domestic service will be brought to Lot 1.
Transportation Planning
Contact: Jennifer Petrik, 970-416-2471, jpetrik@fcgov.com
1. Bicycle parking is required. Please provide convenient to the entrance for both
employees and visitors on a hard surface, well light and covered from the elements if
possible.
RESPONSE: Bicycle parking is provided at eight times above the minimum
requirement. The location is convenient and well -light.
Response to Conceptual Review Comments 2
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CONCEPTUAL REVIEW STAFF COMMENTS
RESPONSE TO STAFF COMMENTS - PDP SUBMITTAL
Meeting Date: March 15, 2010
PDP App. Date: June 10, 2010
Item:
North College Taco John's
Applicant: Jim Nichols
808 W 20th St
Cheyenne, WY 82001
jnichols@tacojohns.com
Land Use Data:
This is a proposal for a fast food restaurant with a drive through to be located at 1603-1605 N
College Ave. Lot 2 will also be created with the subdivision plat. This parcel will serve as
temporary stormwater detention until regional drainage improvements are in place, at which
time Lot 2 will be subject to redevelopment. This site is in the CS, Service Commercial Zone
District. The proposed use is permitted in the CS zone subject to a Type 2 review and public
hearing.
Comments:
Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
MIN 5' WIDE LANDSCAPED SETBACK AREAS ALONG N, S, AND W PROPERTY
LINES AND MIN. 15' ALONG N COLLEGE SIDE. SEC 3.2.2(J). MIN. 6% INTERIOR
PARKING LOT LANDSCAPING REQUIRED SEC 3.2.1(E)(5). ENDS OF PARKING
AISLES MUST BE LANDSCAPE ISLANDS 3.2.2(E)(4).
RESPONSE: The minimum perimeter landscape buffers are provided, with the buffer
along North College being measured as an average >- 15'. Interior parking lot
landscaping requirements are also met.
2. SERVICE COMMERCIAL (CS) ZONING REQUIRING TYPE 2 REVIEW FOR DRIVE
THRU FAST FOOD RESTAURANT
RESPONSE: Acknowledged.
3. ANY SIGNS SHOWN ON ELEVATIONS OR SITE PLANS NOT APPROVED
THROUGH DEVELOPMENT PROCESS BUT BY SEPARETE APPROVAL/ PERMIT
PROCESS.
RESPONSE: Acknowledged.
4. BUILDING SQUARE FOOTAGE APROX 1000 SF. FOR A FAST FOOD RESTAURANT
15 VEHICLE SPACES ARE THE MAX. YOU CAN HAVE WITHOUT A MODIFICATION
OR ALTERNATIVE COMPLIANCE PER SEC. 3.2.2(K)(3). 22 SPACES ARE SHOWN.
THERE SHOULD BE AN 'ESCAPE' LANE AT THE DRIVE THRU LANES FOR THOSE
WHO CHANGE THEIR MIND. PARKING SPACES AND DRIVE AISLES NEED TO
COMPLY WITH DIMENSIONS IN SEC. 3.2.2(L)
Response to Conceptual Review Comments 1
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ADDRESS: PHONE:970.221.4158 E:
200 S. College Ave. Suite 100 vrw WEBSITBSIT hernengineering.com
Fort Collins, CO 80524 FAX: 970.221.4159
Response to Staff Comments Letter
Date: June 10, 2010
Project: North College Taco John's
Fort Collins, Colorado
Attn: Ted Shepard
Fort Collins City Planner
Community Development and Neighborhood Services
281 North College Avenue
Fort Collins, Colorado 80522
Dear Ted:
Project No. 565-001
This letter is in response to the Conceptual Review Staff Comments letter resulting from the
Conceptual Review Team meeting held on March 15, 2010. A proposed drive-thru restaurant
development was presented for the properties at 1603 and 1605 N. College Ave. From hereon out
this project shall be known as North College Taco John's.
Attached is a copy of the original comments offered by Staff along with our written responses
addressing each issue. We are grateful for the time and feedback provided thus far, and feel
strongly that our Project Development Plan (PDP) submittal has benefitted immensely as a result of
the dialogue initiated with the Conceptual Review.
If you should have any questions regarding these responses, or anything else contained in our PDP
submittal package, please don't hesitate to contact me at 970.221.4158.
Sincerely,
/ U t.
Nicholas W. Haws, PE LEER
Project Manager /OAP