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HomeMy WebLinkAboutRICHIE'S EXPRESS CARWASH - PDP - 15-00 - CORRESPONDENCE - REVISIONS7. 1 could find no erosion/sediment control plan. Response: Acknowledged. 8. There are no erosion control calculations, nor is there any request for a waiver of this requirement. Also, need an escrow calculation. Response: Acknowledged. 9. The report states that existing asphalt should remain until curb and gutter is installed. Be sure to put this note on the plan, and include a note that states if this is not done, silt fencing will be installed immediately along the north property line. Response: Acknowledged. TRANSIT SERVICES 1. Transit services in area - bus stop located off -site on College Avenue. Response: Acknowledged. Page 23 Response to Comments for Richie's Express Car Wash STORMWATER UTILITIES (SEE THE ATTACHED ADDITIONAL RESPONSES FROM STEWART AND ASSOCIATES 1. The Colorado State Highway Access Code prohibits drainage from new developments entering State right-of-way. Please prevent flows from entering the frontage road, which is in the state right-of-way, or obtain approval from CDOT to allow these flows to enter their right-of-way. Please note that the flows cannot be directed into the Larimer County Canal No. 2. Response: Acknowledged. 2. The conceptual review comment that water quality treatment was not necessary for this property was with the understanding that the existing building was not going to be removed and that there would only be minimal changes to the rest of the site. Since the existing building will be removed and the site will completely change, water quality treatment should be provided per the land use code. Response: Acknowledged. 3. What will happen to the flows from the proposed parking area along the north boundary of the site? Will the existing wall along the north property line be removed? Will the flows be directed off -site? Please address these concerns. Response: Acknowledged. 4. What will happen to the 6-inch CMP that carries flows to the bank property north of the site? Please show this culvert on the drainage and grading plan and label if it will be removed or plugged. Response: Acknowledged. 5. Please show the proposed 28-foot contour in the northeast corner of the site. Response: Acknowledged. 6. Please provide a drainage summary table on the drainage and grading plan that includes each basin and its area, runoff coefficient, Q2 and Q, Response: Acknowledged. Erosion/Sediment Control Comments �a Page 22 Response to Comments for Richie's Express Car Wash 18. Please provide a detail of the sidewalk/bridge connection. Response: Acknowledged. 19. Please refer to the utility plans for additional comments and concerns. Response: Acknowledged. Site Plan Comments 20. You will need to contact Tim Buchanan, the City Forester, to inspect the trees that are proposed to be removed. Response: Acknowledged. 21. Please remove all of the contours from the Site Plan. Response: Acknowledged. 22. Some of the text is extremely difficult to read. Please darken so it is legible. Response: Acknowledged. 23. Consider separating the items being proposed from the existing items and items slated for removal. Response: Acknowledged. 24. Please reconfigure the parking stalls to provide better vehicular circulation through the site. Response: Site Plan revised. 25. Contact the Transportation Planning Department regarding the reconfiguring and extension of the sidewalk along South College Avenue. Response: Acknowledged. 26. Please refer to the Site Plan for additional comments and concerns. Response: Acknowledged. Page 21 ® ,. Response to Comments for Richie's Express Car Wash 10. Please reconfigure the parking spaces. They are very awkward and provide poor vehicular circulation. Response: Site Plan revised. 11. Please show the existing accesses along the west side of Foothills Parkway. Response: Acknowledged. 12. Please show the proposed right-of-way and utility easements. Response: Acknowledged. 13. Please provide a sidewalk connection out to Foothills Parkway. Response: Sidewalk connection has been provided to College Avenue. 14. For all curves, provide curve information. Also provide necessary dimensions, widths lengths, radii, etc. so the site can be constructed correctly. Response: Acknowledged. 15. Please provide a public access easement in the location shown on the utility plans. It may be easier to provide a blanket easement over the entire parking/drive thru area. Response: Acknowledged. 16. Contact the Transportation Planning Department regarding the location of the sidewalk along the east side of the development (adjacent to South College Avenue). Response: Acknowledged. 17. The curb -cut along South College Avenue will need to be closed. The Developer will have to acquire a State Highway Access Permit from CDOT to perform the work. A State Highway Access permit also needs to be obtained for the removal of the sidewalk along South College Avenue. Response: Acknowledged. Page 20 Response to Comments for Richie's Express Car Wash they are still interested in doing this. If so, this will most likely affect the north access into this site. Response: The bank has no plans now to vacate the existing Frontage Road. Signage will promote the main Foothills Parkway access as the main access. Frontage Road is mainly an egress for the bank. 3. An additional three (3) feet is needed for the utility easement along Foothills Parkway. This can be provided through the replat of this property. Response: Acknowledged. 4. Since South College Avenue is classified as a Major Arterial Street on the Master Street Plan, an additional 12.5 feet is needed along the frontage of this property (20.5 feet - 8 foot bike lane) = 12.5 feet. This can be provided through the replat of this property. Response: Acknowledged. 5. Please dedicate a 15-foot utility easement along South College Avenue per the street standards. This will need to be located adjacent to the proposed right-of- way dedication. This can be provided through the replat of this property. Response: Acknowledged. 6. Please include a signature block for the ditch company to sign. Response: Acknowledged. 7. Please show all easements being dedicated with this project on the Plat. Response: Acknowledged. 8. The width of a driveway can be a maximum of 35 feet wide. Please reduce the width of the proposed access per the street standards. Response: Site Plan revised. 9. The nose of the landscaped median at Foothills Parkway access needs to be a minimum of 20 feet from the flowline of Foothills Parkway. Response: Site Plan revised. Page 19 Response to Comments for Richie's Express Car Wash 4. Show all water and sewer lines on the landscape plans. Coordinate landscape design with the civil design and provide the required landscape/utility separation distances. Response: Landscape Plan revised, utilities shown. 5. See site, landscape and utility plans for other comments. Response: Acknowledged. BUILDING INSPECTION 1. Please find attached the various codes that the Fort Collins Building Department will enforce. From the brief information provided, we want to inform you that we currently enforce the accessibility requirements of ANSI A117.1-1998 edition, which may effect how the toilet rooms are designed. Response: Acknowledged. MAPPING/DRAFTING 1. In 1995, a pedestrian easement was described that affects this plat - see attached copy -1 am unsure at this time if the easement was recorded, but need to check. Response: Acknowledged. ENGINEERING (SEE THE ATTACHED ADDITIONAL RESPONSES FROM STEWART AND ASSOCIATES) Uft Plan Comments 1. Talk with Wall Muscott regarding the property line adjustment and how to show that on the Plat. According to the City's records, a portion of this property has never been platted. Therefore, it would need to be replatted. There is a possibility that the Frontage Road right-of-way extends onto this property. Response: Acknowledged. 2. Upon talking with City staff, at one point in time, the bank was interested in vacating the Frontage Road right-of-way. You may want to contact them to see if Page 18 Response to Comments for Richie's Express Car Wash 6. Provide a pedestrian connection from west side building sidewalk to Foothills Parkway. Customers will walk to Alfalfa's area while waiting for car in busy periods. LUC Section 3.2.2(C)(6). Response: This will be an automated express car wash. People will not leave their cars to be washed. They will remain in their vehicles to complete wash. 7. I'm concerned that bank drive-thru customers will opt to turn right and use the westbound access drive of the car wash to access Foothills Parkway rather than turn left and deal with the intersection of Foothills Parkway and College Avenue? Is this access point into the carwash really that important? The project overview states that the site is designed to be entered via Foothills Parkway to the west. I can see conflicts between drive through and carwash traffic. Response: The one-way in at the frontage road is to accommodate the bank egress. We have negotiated with the bank owners to vacate the easements and property lines that are currently in place today and provide them with the proposed easements. We have submitted the agreements between the owners of Richie's Express Carwash and the bank. Our site plan has shown curbs in locations to control cut -through traffic. If someone does need to access the site through the frontage road the traffic patterns will allow them to use the Frontage Road. WATER AND WASTEWATER SEE THE ATTACHED ADDITIONAL RESPONSES FROM STEWART AND ASSOCIATES 1. Use or abandon, at the main, all existing water/sewer services on this property. Response: Acknowledged. 2. Remove proposed flagpole from existing utility easement. Response: Site Plan revised. 3. Provide a 30-feet utility easement centered over for the existing sanitary sewer main along the west portion of this property. Response: As per discussions with Roger Buffington, we will provide a 20' utility easement. 1� Page 17 Response to Comments for Richie's Express Car Wash 3. Vehicle use area screening need hedges or low fences/walls. Also, trees. Check Section 3.2.1 whole south and east perimeter. Response: Landscape Plan revised. 4. Street trees on College Avenue. Response: Acknowledged. 5. Any way to get a connecting walkway? Section 3.5.3. Response: Site Plan revised. TRANSPORTATION PLANNING 1. Sidewalk width standard for a Major Arterial Street is 7 feet. Plan shows only 5 feet. Response: Site Plan revised. 2. Parkway width standard for a major Arterial Street is 10 feet. Plan shows only 6 to 7 feet. Response: Site Plan revised. 3. Show bike parking for employees LUC Section 3.2.2(C) (4) (a) - (c). Response: Acknowledged. 4. Extend existing sidewalk from its termination point the short distance northward to connect to the intersection of Foothills Parkway and College Avenue. LUC Section 3.2.2(C)(6) and 3.6.2.(J)(5). Response: Site Plan revised. 5. The connecting path from 'the building to the sidewalk is shown as only 3 feet. Can we widen this to 4.5 feet? Response: Site Plan revised. Page 16 Response to Comments for Richie's Express Car Wash The existing tree has been saved, the trash enclosure has been moved. The planter has been revised to match the theme of Richie's architecture. 25. Eighteen (18) vacuum stations seems VERY excessive! Response: Vacuum stations have been reduced. 26. Their narrative says that one of the six (6) employee spaces is a Handicap stall. I don't see it. Response: Site Plan has a labeled HC stall 27. The "dashed" pavement striping area on the east side of the building seems to be an exit from the drive-thru lane. If so, cars will be going against the grain to get to the frontage road. The driveway width needs to be increased from 15 feet to 20 feet from the pavement striping to the frontage road. Response: The area is for those who choose to not purchase a carwash. They will not be allowed to go out the Frontage Road. The curb and signage will direct people to the exit onto Foothills Parkway. Driveway width has been revised to 12' at the direction and approval of Engineering and the Poudre Fire Authority. 28. If an employee is parked in one of the three (3) employee spaces on the south side of the building, how do they leave when their shift ends and there are cards in line? Do they back up all the way to Foothills Drive? Or do they have to wait in the car wash line to go thru the wash or to use the "pavement striping" escape lane? Response: Site Plan revised. ADVANCED PLANNING 1. Miscanthus and Sedum must be reversed in big front shrub bed. Miscanthus needs more room, is must bigger than Sedum. Response: Landscape Plan revised. 2. Pedestrian access to west and a ramp is there on the west side of building, but goes/comes from nowhere. Response: Site Plan revised. Page 15 Response to Comments for Richie's Express Car Wash The ditch company will not allow trees along the ditch. We have agreed to plant extra evergreen trees along the east and west sides of our property line along the ditch, see the Landscape plans. 20. One-way in at frontage road entrance. Traffic directional signage should indicate the same. How will you control cut-throughs and turn arounds for those not wanting to enter site at this location. Is there an agreement with the bank to allow cares to drive thru their property off their frontage road curb cut? Will there be gate? Response: The one-way in at the frontage road is to accommodate the bank egress. We have negotiated with the bank owners to vacate the easements and property lines that are currently in place today and provide them with the proposed easements. We have submitted the agreements between the owners of Richie's Express Carwash and the bank. Our site plan has shown curbs in locations to control cut -through traffic. If someone does need to access the site through the frontage road the traffic patterns will allow them to use the Frontage Road. 21. Vacuum areas seem inefficient with backing into cueing spaces for cars awaiting wash. If there's a line of cars waiting for the wash, how do they back out? Also, the stalls on the south side of the building are 60 degree stalls, requiring a 20- foot backup. They show only 15 feet. Response: Site Plan has been revised to address the issue with the vacuum stations ingress and egress. 22. Cars exiting the wash area, will they sit to be dried off? If so, not much room for it. Response: Car wash will be an automated system with drying as part of the wash cycle. 23. Note 1 states that the maximum height of the building is 40 feet. Change that to what the actual maximum height is going to be. Response: Note has been revised. 24. Removal of existing tree and planter where trash enclosure is proposed will require a minor amendment to the Mourning PUD. Why can't they keep the tree and put the trash enclosure somewhere else? I'm not sure I'd approve the minor amendment to the Mourning PUD. Response: Page 14 Response to Comments for Richie's Express Car Wash Acknowledged 10. If building mounted lighting is proposed, it must be directional and please shown on elevations. Response: Acknowledged 11. Note building height on elevations. Response: Acknowledged 12. Street trees are required along College Avenue at 30-40 foot intervals. Response: Site plan revised with street trees along College Ave. 13. Will vacuum areas include trash receptacles? I would recommend they do. Response: Yes, they will have trash receptacles. 14. Landscape plan as shown does not meet the full tree -stocking requirement. Response: Landscape plan has been revised to address comments. 15. Add plant materials around trash enclosure to provide screening. Response: Landscape plan has been revised with plants screening the trash enclosure. 16. Add note to plant notes re: install of landscaping prior to issuance of CO etc. Response: Note added to Landscape plan. 17. Need more detailed info on landscape plan - see notes on landscape Response: Landscape plan has been revised to address comments. 18. Label all turf areas. Response: Turf areas labeled on Landscape plan. 19. Additional trees required on south property line, deciduous trees every 40 feet. Response: Page 13 ,, Response to Comments for Richie's Express Car Wash 1. Your vicinity map is missing lines for College, Horsetooth, Drake and Harmony. Please add. Response: Vicinity map revised with major streets added. 2. Show parking stall dimensions. Response: Site plan revised with all parking dimensions. 3. Need at least one HC space with ramp on site plan. Response: Site plan has one HC space with ramp. 4. Need HC ramps at locations noted on site plan (see red -lines). Response: Site plan has been revised. 5. Add bike rack and locate near building entrance. Response: Bike rack has been added near building entrance. 6. You're showing a sign on the sidewalk along College Avenue. Please relocate. FYI - this is not in the neighborhood sign district. Location of sign does not need to be shown, but since you are, I would recommend it be located further to the north. A separate permit and review are required for signs. Response: Sign was shown from the existing survey and will be removed. Site plan revised with no signs. Initial discussions with Peter Barns about our sign permit have occurred. A sign permit will be requested for all signs. 7. Proposed building sign locations also do not need to be shown. Response: Site plan revised with no signs. 8. Show and Label building envelope and envelope dimensions. Show distance to each property line. Response: Site plan revised with building envelop labels and dimensions, and distance to each property line. 9. FYI - flagpole can only hang flags of cities, states, and nations. Response: Page 12 Response to Comments for Richie's Express Car Wash Traffic Operations, Engineering, Transportation Planning Services and other affected departments and outside reviewing agencies. All infrastructure provisions need to be met and are to be in compliance with the Land Use Code. Please call to set up a meeting if necessary. Response: Acknowledged, coordination meetings with the city staff have occurred. 39. All certification blocks on the project development plan shall be consistent with language as required by the City of Fort Collins Development Manual. Response: Acknowledged 40. Return all redlined documents with plan revisions, including redlined plans with Current Planning comments. Response: Acknowledged NATURAL RESOURCES 1. Site Plan: Show detail of the trash enclosure. Response: Trash enclosure has been shown and dimensioned on the site plan. See the Architectural Elevations for trash enclosure elevations. 2. Landscape Plan: Species shown on plan don't match species in the legend. Please correct. Response: Landscape Plan has been revised and all species on the plan match the legend. PUBLIC SERVICE COMPANY 1. Any reroute, abandonment, and/or reinforcement of existing PSC facilities caused by this development will be at the developer's expense. Response: Acknowledged. ZONING Page I Response to Comments for Richie's Express Car Wash Response: Acknowledged k. Please indicate all building dimensions, including doors, windows, et cetera, on the building elevations. Response: Acknowledged 32. A detail is needed for the connection to the footbridge in the southeast part of the site. Response: - Acknowledged, see Construction Plans. 33. Take off references to signage of the elevation page, as the sign review is a different process from the PDP review. Response: Acknowledged 34. After revising the site/landscape, please make sure the minimum species diversity is provided in accordance with Section 3.2.1(D)(3) of the Land Use Code. Response: Landscape Plan has been revised. 35. Please show the location of all transformers on the revised Site and Landscape Plans. They must be located no more than 10 feet from a paved surface and must be screened from view. Response: Acknowledged 36. Please note all exterior mechanical devises, meters, et cetera, must be screened. Response: Acknowledged 37. Detach the sidewalk that connects your site to the College & Foothills intersection as it crosses in front of the bank site if possible. See also Transportation Planning and Advance Planning Comments. Response: Site Plan has been revised. 38. Coordinate all easements, open areas, street, sidewalk and pedestrian crossings, infrastructure throughout the development with Natural Resources, Stormwater, Page 10 Response to Comments for Richie's Express Car Wash Acknowledged f. Section 3.5.1(F)(3)(c) requires that windows must be placed to visually establish human scale and proportion and must be individually defined with detail elements such as frames, sills and lintels. Pedestrian scale/human scale is defined in Section 5 of the code as "the proportional relationship between the dimensions of a building or building element, street, outdoor space or streetscape element and the average dimensions of the human body, taking into account the perceptions and walking speed of a typical pedestrian." It appears that the window types and placements that you have a proposed on the north elevation do not meet these requirements. Response: Architectural Elevations have been revised. g. Section 3.5.1(J)(2) & (3) require that utility meters, HVAC equipment, vaults, irrigation boxes, transformers, and other utility service functions (such as conduits, and vents) shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view of the adjacent properties and public streets. Please provide a sketch of the building complete with all of the utility elements and the proposed screening so it can be determined whether or not these requirements are being met. There is currently not enough information provided to make this determination. Response: Acknowledged h. The doors you propose on the south and west elevations do not have sufficient aesthetic articulation. Please incorporate doors into the fagade treatment elements. Response: Architectural Elevations have been revised. i. Provide a detailed lighting plan (spec. sheet for all wall fixtures) insuring that all lighting apparatuses are shielded down that meet Sections 3.2.2 and 3.2.4(A) - (D). Response: Acknowledged j. Please indicate all building colors on the Building Elevations in accordance with Sections 3.5.1(F) and 3.5.1(G) of the Land Use Code (include color chips and building materials). Page 9 Response to Comments for Richie's Express Car Wash a. Section 3.5.1(J)(1) and (2) require that no trash enclosure be located within twenty (20) feet of any public street, public sidewalk or internal pedestrian way and screened with vegetative landscaping. Response: Acknowledged b. The building is located 72 feet behind the College Avenue right-of-way. Section 3.5.3(B)(2)(c) requires that the building be located at least 10 and no more than 25 feet from the right-of-way of any street larger than a minor arterial. There are several exceptions allowed to this rule specified in subsection (d) of the same section. If you intend to utilize exception number 2, you will need to make a formal written request and revised plans. Note that exception 2 clearly requires that you provide a connecting walkway, which is currently not being provided in the proposed plan. Response: Modification has been approved by P & Z. C. Section 3.5.3(B)(1) of the LUC requires that at least one main entrance to any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. The definition of a "connecting walkway" in Article 5 specifically states that a connecting walkway cannot require pedestrians to cross parking lots or driveways. The proposed configuration has no pedestrian connection to either street that meets this standard. Response: Modification has been approved by P & Z. d. Section 3.5.3(C) of the LUC requires that facades exceeding a height to width ratio of 1:3 provide a variation in massing along that fagade including a change in height and a projecting or recessed element. Changes in mass shall be related to entrances, the integral structure and/or the organization of interior spaces and activities and not merely for cosmetic effect. The north and South elevations of this building do not satisfy this standard. Response: Architectural Elevations have been revised. e. You have not specified the opacity of the glass you are proposing. Section 3.5.1(F) of the LUC specifies that clear glass (reflectivity or opacity of less than 60%) shall be used for commercial storefront display windows and doors. Please specify. Response: Page 8 Response to Comments for Richie's Express Car Wash Response: Modification to the LUC has been approved by P & Z, Site Plan revised. b. A joint vehicular movement access easement through the existing bank site and this site needs to be explored. Response: Site Plan reflects our exploration and agreements with the bank owners. C. The proposed access point from the existing frontage road and pavement stripping area on the northeast corner conflict. Proposed access movement locations need to be coordinated with staff. Response: This access is a one-way traffic flow from the bank through the Richie's site. There will be curbing and signage to direct vehicular traffic to the egress at Foothills Parkway. d. A few years back, the bank to the north of this site wanted to vacate that frontage road. Staff would like you to pursue the issue of vacating that frontage road. We recommend that it be replaced with an access easement that allows you to have access across that area yet it becomes a private drive rather than a public right-of-way. Response: After discussions with the bank owners, an agreement has been made that does not include the vacation of the Frontage Road. The proposed revised Site Plan is a result of discussions with the city staff and the adjacent bank owners. The agreement has been submitted. e. Does the carwash really need 4 lanes for stacking? This is a lot of pavement. Response: Site Plan has been revised. Based on similar automatic carwashes the proposed number of stacking lanes will be required to avoid stacking on Foothills Parkway. f. Will stacking ever be occurring in the 12-foot wide semi -circular drive along the eastern side of the site? If so, more buffering will be needed. Response: Landscape Plan has been revised to screen the semi -circular drive along the eastern side of the site along College Avenue. 31. The following comments apply to the design and siting of the structures: Page 7 �,. ,, Response to Comments for Richie's Express Car Wash Landscape Plan revised. 25. All parking lots need to meet the parameters addressed in LUC Section 3.2.1(E)(5)(a) - (e) including 3.3.3(B)(5)(a) walkways shall have one (1) canopy shade tree per forty (40) lineal feet of walkways planted in a landscape strip within five (5) feet of such walkway. Response:3 Landscape Plan revised. 26. According to Section 3.2.2(C)(3) site amenities such as benches, bike racks, et cetera should be provided. Please show all site amenities. Response: Acknowledged 27. Another tree is required by Section 3.2.2(E)(5)(c) of the LUC in the peninsula along the northern end of the west entry. Response: Landscape Plan revised. 28. Per Section 3.2.2(L) of the Land Use Code, please label typical parking stall lengths, widths and not all drive lane widths. Response: Site Plan has been revised to include all dimensions. 29. Provide dimensions on the trash enclosure and parking/vacuum spaces on the site plan. Response: Site Plan has been revised to include all dimensions. 30. The proposed project development plan does not sufficiently demonstrate an interrelation of pedestrian, vehicular and bicycle circulation ways and how the developments plan contribute to a cohesive, continuous and functional link within the surrounding area. a. Section 3.2.2(B), (C)(1) & (5) - (7) and 3.2.2(D) - (E) requires that six-foot walkways within the site provide direct well defined and separated circulation routes for vehicles, bicycles, and pedestrians. In accordance with the Land Use Code, on -site pedestrian systems shall provide directness, continuity, and safety and minimize the number of driveway and drive aisle crossings. Pedestrian/vehicle separation within the parking areas to the north, south, west and east of the building need to be enhanced. These standards have not been met on the site plan. Page 6 Response to Comments for Richie's Express Car Wash Site Plan revised. There is no joint parking agreement with the bank. However, there is an agreement with the owners of the adjacent bank to clean up the existing puzzle of property lines and easements that are currently of record. The agreement is to exchange land and access easements that the bank currently owns for land that will work for both property owners. The proposed Site Plan and Plat are based on the agreement with the bank owners. The agreement has been submitted with this resubmittal. 20. The angle and configuration of the parking/vacuum stalls at the southwest corner of the site is contrary to the one-way movement through the site. This conflict needs to be resolved. Response: Site Plan revised. 21. Note Twelve (12), sheet 3 of 3, need to be removed since it is not acceptable. Changes to an approved development plan may require an amendment to be filed and/or possibly a new project development plan review. Response: Acknowledged 22. Section 3.2.1(D)(1)(c) of the LUC requires "full tree stocking" in all landscaped areas within 50 feet of all buildings. Please read this section of the code in detail and comply with the spacing requirements. Please see the redlined landscape plan for locations where this issue needs to be resolved. Response: Landscape Plan revised. 23. Section 3.2.1(E) (2) (d) of the LUC requires foundation -planting beds a minimum of 5 feet wide along at least 50% of all high -use or high -visibility facades. Response: Landscape Plan revised. 24. Per Section 3.2.2(M) and Section 3.2.1(E) (4) - (6) requires at least six (6) percent of the interior space of any parking lot (less than 100 spaces) be devoted to interior parking landscaping and ten (10) percent if greater than 100 spaces. The actual interior parking lot landscaping percentages have not been shown. Please provide a diagram depicting where the boundary of the vehicular use area is proposed to be, where the landscaped areas within this boundary are proposed to be, and specify the square footage of each so that it can be determined whether or not you are satisfying this requirement. Response: Page S Response to Comments for Richie's Express Car Wash Section 3.2.1(D) (2) requires streets trees along College Avenue and Foothills Parkway at spacing intervals every 30 to 40 feet (see also item 19). Response: Landscape Plan revised. 18. Stone cobble is not an adequate material for the landscape buffer area between parking lots and the lot lines. Please note LUC Section 3.2.1(E)(4) Parking Lot Perimeter landscaping (a) and (b) address the need to screen parking areas with the plan clearly identifying the extent and location of all plant material and landscape features. a. Section 3.2.1(E)(4)(a) of the LUC requires that trees be planted every 25 feet between parking lots and the street, and every 40 feet between parking lots and interior lot lines. Upon review of the landscape plan, sheet 3 of 3, the landscape areas between the curbs and property lines and streets and the side property lines and areas between the property line and parking areas have not satisfied this requirement. See the redlined landscape plan for locations where you are not satisfying these requirements. Response: Landscape Plan revised. b. Please note LUC Section 3.2.1(E)(4) Parking Lot Perimeter Landscaping (b) screening addresses the need to screen parking areas. The proposed parking lot landscape plan on sheet 3 of 3 has not met this standard and needs to be revised to meet the Land Use Code. The areas between the property lines and parking areas have not satisfied this requirement. The landscape intent should be to provide a mix of material for year round interest and mix of forms and shapes, such as, evergreen trees and shrubs for winter months, ornamental trees (including deciduous shrubs) for seasonal variety. Response: Landscape Plan revised. 19. Per Section 3.2.2(J) requires the vehicular use area be set back from a property line with a five (5) foot landscape strip. The north property line adjacent to the vehicle parking areas does not provide a sufficient five (5) foot landscape strip. Please clarify if there is a collective parking arrangement (recorded joint access agreement), if existing or proposed, this agreement shall be submitted and included with this Project Development Plan. Response: Page 4 Response to Comments for Richie's Express Car Wash 11. The plan sets need to include the exact building envelope/footprint dimensions and distance to nearest platted property lines as required by the City of Fort Collins Development Manual. Response: Acknowledged 12. Street improvements including the width of bike lanes, sidewalk widths and all pathway widths need to be shown on the project development plan sets. Response: Acknowledged 13. Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of the Land Use Code, they have not been shown. Response: Acknowledged, Stewart and Associates have analyzed the site and finds site distance adequate. 14. It appears the block wall being proposed to be removed is off -site and may require an amendment to be submitted by this property owner, please clarify. Response: Acknowledged, there is an agreement between the bank and the owner of Richie's Express Carwash to clean up the existing puzzle of property boundaries and access easements in this area. The proposed site plan and plat addresses the boundary issues. 15. The landscape plan set needs to indicate the treatment of all exterior spaces including plan sizing meeting City standards and actual vegetation locations as required by the City of Fort Collins Development Manual. Response: Landscape Plan revised 16. The plant list does not list all the plant types that are shown on the landscape plan (i.e., '%c"). Response: Landscape Plan revised. 17. Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to fo►iy-foot spacing intervals in the center of all parkway areas. The trees shall be placed at least eight (8) feet away from the edges of driveways and alleys, and fort feet (shade trees)lfifteen feet (ornamental trees) (LUC 3.2.1(K) from any street light. Page 3 Response to Comments for Richie's Express Car Wash 5. Please label the sheet plan sets Sheet 1 of 5+ Sheet 2 of 5+ et cetera in the lower right hand corner of each applicable sheet of the project development plan. Response: Acknowledged 6. Signed letters of intent indicating that all required off -site easements and off -site rights -of -way necessary for the project could be negotiated in time for the final compliance plan submittal. Response: Acknowledged 7. Delineate all property lines, property line setbacks for all proposed and existing structures and improvements, College Avenue and Foothills Parkway right-of-way width and improvements, private drive widths, and sidewalk widths on all plans and required by the submittal requirements of the City of Fort Collins Development Manual. Response: Acknowledged 8. Upon revisions, please note the plan set will still need to include the following information as required by the City of Fort Collins Development Manual listing the proposed coverage of buildings and structures: (i) Percentage and square footage of building coverage. (ii) Percentage and square footage of driveway and parking. (iii) Percentage and square footage of public street right-of-way. (iv) Percentage and square footage of open space and/or landscaped area. (v) Percentage and square footage of "active recreational use" area. Response: Acknowledged 9. The plan set needs to include the number and location of off-street parking, including guest, handicapped, bicycle, and motorcycle parking including dimensions of each as required by the City of Fort Collins Development Manual. Response: Acknowledged 10. The plan set needs to include permanent and temporary drainage courses and structures. Response: Acknowledged Page 2 Response to Comments for Richie's Express Car Wash RESPONSE TO CITY OF FORT COLLINS STAFF COMMENTS MAY 24, 2000 FOR RICHIE'S EXPRESS CARWASH - PROJECT DEVELOPMENT PLAN To help clarify issues about Richie's Express Carwash, I will describe the operation: Richie's Express Carwash is an automated drive -through facility. Customers remain in their vehicles for the entire carwash. Richie's is not a full service facility. Either prior to or after the automated express wash service, customers may clean the interior of their own vehicles at self-service vacuum stations. Three to five employees are on -site at any given time to collect money, direct cars and apply a pre-soak wash before the driver -occupied vehicle enters the automated -wash facility. Richie's Express Carwash is modeled after other successful operations in other parts of the country. 1. Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this letter within 90 days or the project application becomes null and void. Your response to the City's concerns is due by August 22, 2000. A 30-day extension to this deadline is available. Request for an extension should be directed to the Current Planning Director. If remaining issues are those that do not require plan revisions, a status report verifying continuing efforts toward resolving the issues is required within the same timeline. Response: Acknowledged, applied for Modifications to the Land Use Code and received approvals from Planning and Zoning Board on November 28, 2000. 2. The overall site plan needs to incorporate an area within five hundred (500) feet of the proposal and include all land uses, site improvements, traffic circulation, gross and net densities of residential uses (if applicable), exclusive of public right-of-way. All plan sets shall reference the project development plan. Response: Acknowledged, see Context Plan. 3. The surrounding/abutting streets need to be labeled and shown on all respective plan sheets including the vicinity map. Response: Acknowledged 4. Please show Foothills Parkway all the way to its intersection with College Avenue. Response: Acknowledged Page I Response to Comments far Richie's Express Car Wash