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HomeMy WebLinkAboutWAFFLE HOUSE - PDP - 17-02 - CORRESPONDENCE - REVISIONS (3)87 Related to other comments, show and label location of meter pit and curb stop. Meter pit and curb stop may not be place in traveled way. Provide the standard meter pit and water service details on the detail sheet. New meter pit and curb stop provided in landscape area 88 Utility plans indicate 2 water services. Our records only indicate one water service. Field locate and correctly show all existing water/sewer services. New water service will be provided. Department: Zoning Issue Contact: Jenny Nuckols Topic: General 1 Please REMOVE signage from building elevations - separate review and permit is required. We don't want it included in the approved PDP as it may cause confusion in later years. Signage is not specific to those locations you have shown, only specific to allotment and location at the time a sign permit is applied for and issued. FYI we have a Neighborhood Sign District in which we require that signs be shown and approved as part of the PDP, but this is not in that District. Please contact zoning at 221-6760 if you need clarification. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6225. Sincerely, Clark Mapes City Planner Page 8 Topic: Erosion/Sediment Control 56 1. There is neither a report nor calculations Calculations completed. 2. Plan needs to have standard erosion control notes Standards notes added per fax from Bob Zakely. Topic: Grading Plan 55 Repeat Comment - 8/20/02. The site plan shows a curb along the south side of the parking lot and the grading plan shows no curb. It is assumed that a concrete strip curb is proposed that will be flush with the asphalt to allow drainage to flow into the swale. Please clarify. Curb and gutter added with new grading plan per Wes Lemarque. 84 The flow in the alley heads north, not south as shown with the flow arrows on the grading plan. The corner lot elevations on the grading plan also show the grading sloping to the north. Is the intent still for the site grading to slope to the south when the surrounding area slopes to the north? This would create two vertical "lips" where the two sloping planes meet. Please clarify. Grading plan revised to flow to the northeast corner of the lot. Department: Water Wastewater Issue Contact: Jeff Hill Topic: Landscape Plans 89 Correctly show all existing water and sewer services. See site, landscape and utility plans for other comments. Call Jeff Hill at 221-6700 with any questions. Existing sanitary sewer relocated on plan per city request but contractor to confirm location of utility as no records of exact location could be provided. Topic: Site Plan 85 Previous plans indicated existing water service was just south of the existing building. This plan shows the existing water service in the driveway. If this is correct, this is a problem — the meter pit and curb stop can not be located in the driveway, which would create the need for a different (new) tap location. New water tap and meter with curb stop provided. Topic: Overall Utility Plan 86 Plans call for up -sizing the existing water service. Provide flow rate demands for our review to make sure that flows don't exceed meter capacity. Parzc 7 Proposed contours will tie into existing contours on the property. 80 Please more clearly label existing contours. Additional labels added to existing contours. Department: PFA Issue Contact: Michael Chavez Topic: General 43 Address Numerals: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable) 97 UFC 901.4.4 44 Water Supply: No commercial building can be greater then 300 feet from a fire hydrant. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2 45 A Hood and Duct Fire Suppression system shall be required. The system plans shall be submitted to Joe Jaramillo (PFA) for review and approval prior to installation. Topic: Utility Plans 48 PFA has no new comments. Comments dated 5/1/02 still pertain. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage 47 Repeat Comment - 8/20/02 The report is sufficient and all data is present, but flows need to be calculated for the 100-year storm and the minor(10-year) storm, not just the minor storm. Also, the minimum time of concentration the City uses is 5 minutes. With a 5 minute T.O.C. and using 100-year storm, i= 9.95 inches/hour. Please revise calculations. Please include a drainage report with existing and proposed flows with supporting calculations, (C-factors, T.O.C., etc.). Discuss how flow is either reduced or the same as existing conditions. Also, discuss how water quality will be improved with the green space at the south of the lot. The green space provides a break in imperviousness as discussed in Volume 3 of the UDCM. Additional calculations completed for the 100-year storm and revised for new grading plan. 94 The drainage to the south edge of the site looks like it is creating a number of questions and problems. First, the alley drains north. Second, the big elm tree is in a raised area that blocks the swale. Third, the swale is virtually up against the north side of the adjacent building, where winter shadow will tend to create freezing and accumulation of snow/slush/ice. Fourth, the swale is shown as a shrub planting with thick, thorny shrubs which would tend to obstruct drainage. Should the whole site simply drain south and east? Grading revised to flow to the north east corner of the property Pa.-e 6 Alley improvements will not be required at this time, but the Waffle House will be responsible for their portion of alley improvements at such time as the City deems the improvements should be made. So noted. 78 As stated in the attached letter, the variance request for parking setbacks was only partially improved. Parking space #1 needs to be removed. HC parking space has been moved to comply with setback. 79 With the wheel stops added in the parking lot, the parking spaces are reduced by 2 feet, not meeting the minimum 17' length. Related to this, is a concrete edge needed to contain the asphalt so it doesn't crumble over time? The whole design of this strip needs to be clarified. Curb and gutter has been placed around the parking area. 81 FYI- City will not maintain special paving patterns in the ROW. Also, building footing/eaves/etc. must not extend into the ROW. 82 Most of these comments are repeat comments and need to be addressed. If you have any questions regarding the engineering comments, please contact Katie Moore at (970) 221- 6605. 83 Please remember to include all redlines with resubmittals. I did not receive my site plan redlines with this resubmittal. (8.12.02) So noted and included. 92 A CDOT access permit will be required of this project since College Ave is a State Highway. Please contact Tess Jones of the Region 4 Traffic office for further information. 93 Please show any street cuts needed. If street cuts are needed in College Avenue, a CDOT Utility Access Permit will be required. Also, please add the following note to the plans if a cut is needed: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs are to be in accordance with City street repair standards. Topic: Grading Plan 37 Please provide off -site contours and spot grades to show how the site fits into the surrounding context. Generally, contours should be extended a minimum of 50' offsite to show drainage patterns. Paec 5 30 Where does the gas line go (north side of the building)? Is this a new gas line in a utility easement on adjacent property? Does it go under the wall? Is there room for a meter between the wall and the building? Previous comments from Xcel noted that existing service is 3/a" and questioned whether that would need to be reinforced. Gas line is moved to connect with the existing gas line. Existing gas line is adequate for this project per Jim DeWilde with Xcel gas. 31 Please show the existing driveway to the north of the site. 34 Please remove unnecessary items as redlined. So noted. Topic: Demolition Plan 24 Is note #9 needed? It seems that all existing asphalt is planned to be demolished. Note 9 is deleted. Topic: General 13 Clearly dimension and label all ROW/easements/property lines on all plans. Dimensioning added to the plans. 18 Please see redlined plans for additional comments. So noted — redlines enclosed. 42 Existing features should be shown for a minimum of 150' beyond the project limits on utility plans. 66 Please match site, landscape and utility plans (i.e. - driveway radius). 20' radius shown on all plans. 76 Please bind the sheets for the utility plan set. loose sheets are not. Sets will be bound. 77 Stapling the sheets would be acceptable, but PaLe 4 Department: Engineering Issue Contact: Katie Moore Topic: Utility Plans 19 Please re -title the cover sheet as: Utility Plans for Waffle House, 616 S. College Ave. Lot 9, Block 126, City of Fort Collins, Larimer County, Colorado Month, 2002 (Repeat 8.12.02) The utility set of plans has been re -titled. 20 Benchmarks should be referenced in note #40. A separate heading is not needed. Please be sure to reference two benchmarks, as required. (repeat 8.12.02) The descriptions of the benchmarks are still missing. Added benchmarks per enclosed redline set and a description added per the survey. 21 Please label the topographic survey as (for information only) on the index, and rename sheet c-1 as the Overall Utility Plan. The topographic survey is labeled for information only. 22 Please locate the city's signature block on the lower right hand corner of each sheet except for the topographic survey (typ). City block located at right hand corner of every sheet. 25 Please provide a legend for each sheet. Legend added to utility and grading sheets — not required for demolition plan 26 Please show existing features with a ghosted line weight. Existing features are shown as a lighter weight line. Topic: Overall Utility Plan (C-1) 28 Please show and label driveway as concrete to the ROW line. Concrete labeled and shown to right of way. 29 Please show existing buildings adjacent to the site as well as the east edge of the alley ROW. Paoe 3 2. 3.5.3(D)(1) - The building design does not contribute to the uniqueness of the CC district with urban design characteristics that the standards require. Materials and elements are not adequately tailored specifically to the site and its CC District context. 3. 4.14(E)(2)d - The 20-foot minimum height standard is to define the street as a space - as a wall defines a room as a space - and to add architectural interest consistent with the zone district. As discussed, it is not to add small peak elements onto otherwise low buildings. The CC District originally had a standard requiring at least a second story on buildings, consistent with the description of this district in City Plan. A later compromise was made to require the minimum height but not necessarily an actual second story. The compromise is to prompt consideration of a second story, and achieve some of the urban design effects if an actual second story is not feasible. The addition of the small peaked protrusion does not meet this intent. The building technically meets the minimum 20-foot height standard due to a loophole created by the wording. As discussed in the meetings, the wording allows for a low -slung building to meet the minimum height if a narrow point is added anywhere on the building. Therefore, staff is not requesting revisions based on the height standard. However, additional height along the street may be needed to provide room for the design revisions noted below. Suggested Revisions. 1. An overhanging, 3-dimensional cornice where a flat roof is used. Overhanging eaves with trim, fascia, brackets, etc. would be appropriate where a sloped roof is used. 2. Prominent, 3-dimensional sills under windows. Precast concrete products exist which would work well for sills and cornices while remaining compatible with the block masonry. Also, identify window trim materials and colors on elevations. 3. Some kind of frieze panel, where signage could go, defined by detailing in the masonry. Is architectural lighting the appropriate way to light the panel? 4. Why not end the awning at the north edge of the building, to emphasize the major difference and transition between the north and south sides of the building? This minor element would reinforce the fit of the building to its location. Plus, is there room for it to extend north? 5. The Hardiplank siding on the back of the peak is not needed for historic compatibility, so do not feel obligated to include it as a response to staff on that point. 6. Plans and elevations do not show any rooftop mechanical equipment. Is it all contained within the structure? It needs to be, so that it is not seen from above (upper floors of existing or future buildings in the area) or from the ground. Any vents, conduit, meters, etc. that protrudes from the architecture must be painted to match. Topic: Site Plan 95 Please call Clark Mapes to discuss the colored and scored concrete panels. Will the acute angles be durable? Does the gray border visually reduce the width of the sidewalks? How will this be done? Y'iac 2 X - STAFF PROJECT REVIEW City of Fort Collins LAND IMAGES Date: 8/22/02 MICHAEL CHALONA 215 W. MAGNOLIA ST. #202 FT. COLLINS, CO 80521 Staff has reviewed your submittal for WAFFLE HOUSE, 616 S. COLLEGE AVE. PDP - TYPE 1 (LUC), and we offer the following comments. Comments are listed by department. The comment numbers are part of our internal system only and are not in any particular order. ISSUES: Department: Advance Planning Issue Contact: Clark Mapes Topic_ Building Compatibility 68 These comments essentially reiterate what was discussed in two meetings with the applicants, first in March and then in late April to discuss previous comments. The standards cited previously in meetings and comments (Sections 3.4.7, 3.5.3, and 4.14) are not adequately met by the addition of the raised peak at the entrance and the masonry stripes at the top and bottom of the building. General Comments. The architecture should be more tailored to this Fort Collins Community Commercial district, with more prominent detail characteristics to complement the historic character of the adjacent Darrah House, which would then serve to meet standards for Mixed Use and Commercial Buildings as well. These different considerations would work well together to shape a building design consistent with the CC zone district. The CC zone district is for mixed -use town centers, as distinctly opposed to suburban shopping center -type development. Fort Collins' Comprehensive Plan language on CC districts includes: "The physical environment will provide a high quality urban life ... with vertical mixed use encouraged... uniquely distinct, identifiable places... architectural character of individual buildings will be coordinated and contribute to a coherent identity and sense of place... building massing... should relate to nearby buildings and the urban context..." Specific Comments. 1. 3.4.7(A)(2) - The building design does not adequately respect the historic character of the adjacent building, and adversely affects the integrity of the resource, with an overall approach more in keeping with a suburban shopping center. 3.4.7(B) - The building design does not protect and enhance the historical and architectural value of any such historic property, and is not compatible with the historic character. 3.4.7(E)(2) - The building is not in character with the existing historic structure. As discussed, there is plenty of latitude to accommodate the large difference between the proposed commercial building and the existing residential structure. However, within this latitude, the proposed commercial building should be in more in character with the historic context, without direct imitation of the historic style.