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HomeMy WebLinkAboutTHE HUMAN BEAN COFFEE DRIVE THRU - PDP - 28-04A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW• Site Lighting [LUC 3.2.4] • Mixed -Use, Institutional, and Commercial Buildings [LUC 3.5.3] • Signs [3.8.7] So noted. Thank you. 4. Please visit our website at www.fcgov.com/currentplanning/submittals.php for a complete list of submittal requirements. So noted. Thank you. 5. You will need to set up an appointment to submit your application with Ginger Dodge in Current Planning at 221-6750. Incomplete submittals will not be accepted. So noted. Thank you. 6. A neighborhood meeting will need to be held for this application. Neighborhood meetings are typically held prior to submitting the project to the City for review in order to facilitate citizen participation early in the development process and to incorporate needed changes before time and effort have been expended by the applicant. Please contact me to coordinate this meeting. A neighborhood meeting was held on Monday September 201h at 215 N. Mason Street. No neighbors attended the meeting. This concludes the response to Conceptual Review Comments. Please call with any questions regarding this submittal. / T_hank ou, Joe Carter Cityscape Urban Design A 6. Most of the site is in the 100 year Poudre River floodplain, but not in the floodway or product corridor. Structures would have to be elevated or commercial buildings can be floodproofed 2 ft. above the Base Flood Elevation (BFE). Dryland access is required and no floatables are allowed to be stored outside. A Floodplain Use Permit is required prior to release of a building permit. An elevation or floodproofing certification is required prior to the release of a Certificate of Occupancy. So noted. Thank you. The building has been flood proofed and Dryland access has been provided to the building. Water/ Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. An 8" water main exists in the west side of College Ave. So noted. Thank you. 2. A 15' wide easement will be required for sewer line. The easement has been provided as required. 3. An as -built of the sewer will be required. So noted. Thank you. 4. Development fees and water rights will be assessed and provided at the time the building permit is issued. So noted. Thank you. Transportation Planning Contact Info: Dave Averill 416-2643, daverill@fcgov.com 1. The project needs to meet CDOT access requirements for North College. So noted. Thank you. Current Planning Contact Info: Anne Aspen, 221-6206, aaspen@fcgov.com 1. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), specifically Articles 2 - Administration (Development Review Procedures), Article 3 - General Development Standards, and Division 4.18 — Commercial — North College District (C-N). So noted. Thank you. 2. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at ht_tp://www.colocode.com/ftcollins/landuse/begin.htm So noted. Thank you. 3. As you prepare your plans for development review submittal, pay particular attention to the following standards: • Landscaping and Tree Protection Standards [LUC 3.2.1 ] • Access and Parking Lot Requirements [LUC 3.2.2, especially (H)] n parking was moved to the south side of the site. The parking was also moved towards the rear of the site to accommodate detention. A direct pedestrian route is proposed from the parking area to the walk-up window. This route is handicap accessible. 10. How will delivery service and drop-off work? Delivery service will occur during non -peak daylight hours. Milk will be one (if not the only) item actually 'delivered' to the site. The delivery truck will be able to park in the SW corner of the site on a very short-term basis to make a delivery. All other materials will be delivered to the site by the owner's vehicle at non -peak hours as necessary. Light and Power Contact Info: Alan Rutz, 224-6153, arutz@fcgov.com 1. Please contact Light and Power to coordinate the location of the transformer. The location of the transformer was coordinated with Light and Power by Interwest, the civil engineer for the project. 2. Development charges will be assessed. So noted. Thank you. Stormwater Utility Contact Info: Glen Schlueter, 221-6700, gschlueter@fcgov.com 1. This site is in the Poudre River Basin where there are no new development fees. So noted. Thank you. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. So noted. Thank you. 3. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. These are required if there is an increase in imperviousness greater than 1000 square feet. If there is less than 1000 square feet of new imperviousness a site grading plan is all that is required. So noted. Thank you. 4. This site is on the Stormwater Utility inventory map 7F. So noted. Thank you. 5. The outfall to this site is the abandoned Josh Ames irrigation ditch south of the site. Easements may be needed from the lot to the south to get the drainage to the Josh Ames ditch. If a pipe or borrow ditch can be built in the College Ave. ROW to covey it to the ditch, an easement is not needed. The ditch the applicant talked about along the rear of the lot can be used, but if it isn't in an easement, one will be needed. The detention pond will connect to the 18" storm line located in North College Avenue system. No easement will be required to convey water across the adjacent property to the south. 3 2. Only a single point of access (a driveway meeting standards without the median) will be allowed to the property. A single access to the site has been provided and directly aligned with the drive on the east side of College. The centerline of the opposing driveway is the centerline of the proposed driveway. 3. Applicant needs to show on the plans that this driveway aligns with the center line of the driveway across the street (SH287). This will need to be shown on the plans. The centerline of the opposing driveway is the centerline of the proposed driveway. This is shown on the civil engineering plans. 4. Applicant needs to show that cross access is allowed for in the design. The cross access needs to be accommodated within the parcel area under review. If the intent is that it is across the back piece of the property, then that portion needs to be included in the submittal (this does not mean that the entire parcel out to Alpine needs to be included). A cross access easement will be provided if required from rear property line to Alpine Road. 5. The applicant will be responsible for the installation of sidewalk along SH287 along the property frontage. The sidewalk is to be concrete, built to arterial standards. A standard 6' sidewalk per the four lane arterial standard has been provided. 6. If a Transportation Impact Study (TIS) is required, then a pedestrian Level Of Service (LOS) analysis will need to be included and will need to identify all pedestrian destinations within a quarter mile to determine if any off -site sidewalk connections will need to be made. A T I. S. that addresses LOS issues has been completed and submitted. Land Use Code Section 3.2.2 (Access, Circulation and Parking) states "Sidewalk or bikeway extensions off -site may be required based on the need created by the proposed development. " It is the opinion of the applicant that since the use is a primarily vehicular based and there is little to no residential development immediately to the south of the project, this development should not be responsible for extending sidewalk across other's property. It is also the applicant's opinion that it is impractical for a development of this size to construct between 200 and 300 feet of sidewalk across other's property. 7. The applicant will need to design and build the curb and gutter improvements along the frontage of the property. The design will need to tie into the end of the recent curb and gutter improvements and extend north for a thousand feet beyond the property line in accordance with standards. The design has been completed as requested and is included in the civil engineering plans. 8. The crossing vehicular movements on the plan are a concern. The proposed circulation has been used at other sites and does function as intended. The plan is based on templates used at more than ten "Human Bean" sites in Oregon. 9. What is the parking to the north side of the property for? Is it employee parking? The parking provided on site is intended for employees and patrons. The existing Human Bean establishments in Oregon provide limited parking spaces for patrons because this is a primarily 'drive thru' use. During design adjustments to accommodate access point restrictions, the 2 3555 Stanford Road, Suite toy Fort Collins, Colorado 8o5z5 November 23 d, 2004 Phone: (970) 2.z6-4074 Fax:(970) 7.z6-4196 Anne Aspen www.cityscapeud.com City of Fort Collins e@cityscapeud.com Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 RE: The Human Bean — PDP First Submittal — Conceptual Review Comments and Responses Dear Anne, Included below are the comments received from City Staff from the June 21, 2004 Conceptual Review Meeting for The Human Bean at 799 N. College Avenue. An explanation (in italics) of how issues have been addressed follows each comment. COMMENTS: Zoning Contact Info: Jenny Nuckols, 416-2313, jnuckols@fcgov.com 1. The proposed use is allowable in the C-N District subject to a Type II process/P&Z Board review. So noted. Thank you 2. Please provide and label bike parking on site plan. A bike rack has been provided near the pedestrian seating area and is labeled on the plan. 3. A 16' van accessible parking space is required. 8' is not sufficient. A 16' van accessible parking space has been provided. Dedicated pedestrian connectivity has been defined from the disabled parking space to the walk-up window through the use of asphalt striping and sidewalks. 4. The proposed development will need plantings to meet foundation plantings requirement. Perimeter will need to include landscaping other than sod. A 5' landscape strip is required along the west side. Shrubs have been included in the perimeter landscaping as well as trees and turf areas. A 5' landscape bed is provided along the west end of the property between drive isles. Due to the drive through use of the project, a strict adherence to foundation planting standards is not possible. Foundation plantings have been located on the east and west sides of the building, but not adjacent to the drive through lanes. Engineering Contact Info: Marc Virata, 221-6605 ext. 7188, mvirata@fcgov.com Or Sheri Wamhoff, 221-6605 ext. 7140, swamhoff@fcgov.com 1. Sheri discussed the conceptual proposal for Human Bean at a Transportation Coordination meeting and then with Tess Jones of CDOT yesterday. The following are comments that came out of those discussions: