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HomeMy WebLinkAboutNORTH COLLEGE DRIVE THRU - PDP - PDP160014 - CORRESPONDENCE - (3)18. 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. 19. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Pre -Submittal Meetings for Building 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 970-416-2341 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: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. 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: 2012 IRC Chapter 11 or 2012 IECC Chapter 4. 2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions. Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services, Plan Review, 970-416-2341. 10 7. A connecting walkway must be provided to the adjoining Mobile Home Park. Also, please consider providing an outdoor patio in close proximity to the connecting walkways to both North College Avenue and the adjoining mobile home park. 8. A Lighting Plan will be required. All exterior lighting must be fully shielded and sharp cut off. If LED lighting is selected, please specify the warmest Kelvin temperature to avoid issues with excessive brightness. Light levels along the western and southern edges must be reduced due to the proximity of the residential area. Illuminated striping or bands around the any portion of the exterior are prohibited. 9. The parking lot must comply with both the interior and perimeter parking lot landscaping requirements. 10. Siberian Elms may be removed without mitigation. There appears to be one deciduous shade that is of value that may need to be mitigated per Section 3.2.1(F). The City Forester will evaluate this tree and recommend a mitigation schedule. 11. The property will have to be platted. 12. A neighborhood meeting was not held during the review process for the Taco John's submittal. The City, however, conducted a meeting between Taco John's and the owners of the mobile home park to discuss various aspects of the development proposal. For this current request, meeting with these owners will also be required. Issues to be discussed include screening along the west and south property lines, aligning the connecting walkway and placement of light fixtures, including house -side shields. 13. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 14. 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. 15. 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.com/ftcollins/landuse/begin.htm. 16. 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. 17. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 2. Per the conceptual site plan, there is a parking lot and drive -through lane located between North College Avenue and the proposed building. This is in violation of one of the Land Use Code's most fundamental site planning standards. The standard, Section 3.5.3(B) states: "The street level shall be designed to comport with a pedestrian scale in order to establish attractive street fronts and walkways. Walkways shall be designed principally for the purpose of accommodating pedestrians and pedestrian connections while secondarily accommodating vehicular movement." The proposed site plan fails to comply with this standard and should be re -designed accordingly. 3. The drive -through lane, the menu board, the pick-up windows and headlight glare are all elements of the site plan that are considered to be areas of low visual interest and yet they are all located in such a way as to highly visible to the adjoining property to the south. Screening will also be required along the west property line for the benefit of the existing residences. Should the site plan be re -designed, please note that these site plan elements must be screened so as to not have a negative impact on the adjoining properties. 4. While the Conceptual Review application does not indicate a potential end -user, please note that the Land Use Code contains an important standard, Section 3.5.3(E) — Character and Image. This standard states: "Character and Image. In new buildings and, to the extent reasonably feasible, in development projects involving changes to existing building walls, facades or awnings (as applicable), the following standards shall apply: (t) Site Specific Design. Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins community with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the requirements of this subsection." 5. The architectural standards require that all four sides of the building be treated with an equal amount of quality and detail. The building must feature a distinct base, middle and top. Note that a flat roof must be enhanced with a cornice, sloping roof with overhangs, stepped parapets or other similar features. Be sure that rooftop mechanical equipment, if so located, is screened from view from North College Avenue. 6. The electrical transformer must be placed towards the rear of the site and must be screened with an enclosure meeting the clearance specifications of Light and Power or by a sufficient amount of landscaping. The trash enclosure must be sized to accommodate recycling containers and the exterior must be masonry that matches the building. Bike racks must be permanently anchored to concrete and not interfere with walkways. 11. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. 12. In regards to construction of this site. The public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development . Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcqov.com 1. Light & Power has existing primary running along the W. side of College adjacent to these lots. A vault will have to be spliced into the existing duct line along College Ave. and serve as the source for the restaurant. System modification charges will likely apply. 2. Show the proposed transformer location on the utility plans. Transformer must be within 10' of a paved surface accessible by aline truck. Seethe following link for Electric Construction Policies, Practices & Procedures. http://www.fcgov.com/uti I ities/im g/site_specif is/up loads/E lectric_Construction_Po I icies PracticesProcedu res.pdf 3. Submit a C-1 Form and a One -line diagram to Light & Power Engineering. 4. Electric Capacity Fee, Building Site charges and system modification charges will apply. See the following link for estimated charges. For any questions / concerns please contact Light & Power Engineering @ 970-221-6700. http://www.fcgov. com/util ities/busi ness/b u i Iders-and-deve lope rs/p lant-investment-deve to pment-fees Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. The building, as proposed, is an island surrounded by vehicular use areas (parking lot and drive -through lane). This violates the standard that addresses the relationship of buildings to streets, walkways and parking, Section 3.5.3(C), which states: 60rientation to a connecting walkway. At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage.6 The proposed site plan fails to comply with this standard. Placing commercial buildings along streets such that the building fronts the street versus vehicular use areas is a primary standard for establishing the desired urban design for our City. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@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. 2. The City's 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 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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. 4. 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.larimer.org/engineering/GMARdStds/UrbanSt.htm 5. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial). 6. The right-of-way for College Avenue has already been acquired by the City and improvements along the frontage are under construction. In accordance with City Code the development is responsible for the dedication of right-of-way and the local street improvements adjacent to a parcel at the time of development or redevelopment and as such the property will have a reimbursement due to the City for the cost of acquiring the right-of-way and the local portion of the frontage improvements being constructed. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 8. 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. Plans will be routed to CDOT for review and approval and the applicant will need to obtain an access permit from CDOT for the existing access to which this project is adding traffic to. The long range plan (which is being implemented) identifies that the only access in this area for this parcel will be from a shared right -in right -out access point shown to be somewhere along the northern edge of this parcel or the southern edge of the parcel to the north. The driveway location that is being constructed by the North College project just to the north of this property which does align with the existing driveway easement on the north property meets the access code location and is the logical shared access point location. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 6 > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building. 3. AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-2 Occupancy An fire sprinkler system will be required if the occupant load exceeds 99 persons. code language provided below: > IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A-2 occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 SF; 2. The fire area has an occupant load of 100 or more; or 3. The fire area is located on a floor other than the level of exit discharge. 4. COMMERCIAL KITCHEN HOODS > IFC 609.2: A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, rverette@fcqov.com 1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re -landscaping and reduce bluegrass lawns as much as possible. 2. 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. Given the number of trees on the site that potentially meet this definition, please contact Tim Buchanan, City Forester (221-6361) to conduct a review of the site and determine the status of the existing trees and any mitigation requirements that could result from the proposed development. 3. Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 1. ClimateWise program: http://www.fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3. Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4. Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/? key=advancepIan ning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton @fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts. 6 7. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@goudre-fire.org 1. FIRE LANES Fire access is required to within 150' of all exterior portions of the ground floor. Measurements may not be taken from an arterial road and an Emergency Access Easement will be required to be dedicated on the plat. It may be necessary to also dedicate an Emergency Access Easement on the adjoining parcel to the north since both parcels share the same driveway. Code language and fire lane specifications provided below: > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 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, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system. FIRE LANE SPECIFICATIONS 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: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of the building a measured along the path of vehicle travel. The existing utility infrastructure appears to support this requirement however it is the applicant's responsibility to verify hydrant location, volume and pressure. Code language provided below: 4 5. Please work with the Engineering Department on any dedications or public improvements that may (or may not) be required on the west side of the property if any access is needed to the eventual extension of Mason Street. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. 3. Fifty percent of the overall site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu i delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 4. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov. com/utilities/what-we-do/sto rmwater/stormwate r-quality/low-im pact-dev elopment 5. The drainage outfall for the site is the inlet and storm sewer at the southeast corner of the site. 6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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 at: http://www.fcgov.com/utilities/business/bu ilders-and-develope rs/plant-investment-develo pment-fees or contact Jean Pakech at 221-6375 for questions on fees. 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, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. 4. Please provide building dimensions on the proposed building on the site plan. 5. The proposed project is in the less restrictive sign district however please note that LUC 3.8.7(G)(9) restricts a menu board to one only with a single face and no more than 35 s.f. in size and 5' overall height max. Signage is regulated by a separate permit and is not considered part of the Project Development Plan. 6. Interior landscaping must be a minimum of 6% of the parking lot. And a minimum of 15' landscape buffer is required along College Avenue, and 5' buffers are the minimum required along the sides and rear of the parking lot. Please note, however, that due to the proximity of the dwelling units to the west, additional landscaping, screening and fencing may also be required to address standards related to neighborhood compatibility. 7. Where pedestrian ramps exist please label with "R". Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcaov.com 1. Existing water and sewer mains in the vicinity include an 8-inch water main in the east side of College Avenue and a 12-inch sanitary sewer running north -south at the west property boundary. 2. There is an existing 1-inch water service to each of the two parcels. The existing sanitary sewer services may have been abandoned and will need to be investigated. 3. Any water services that are proposed not be in use must be abandoned at the main. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 5. Development fees and water rights will be due at building permit. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study (TIS). If the project moves forward, please have your traffic engineer contact me to scope the study. 2. US 287 (College Avenue) is a state highway and is under the jurisdiction of the Colorado Department of Transportation (CDOT). Coordination with them will be important, as they will also review the TIS and approve the access point. 3. The drive thru needs to be carefully designed so that there is no stacking of vehicles onto the roadway. 4. The Engineering Department will be able to help you understand what improvements are needed along your frontage (if any after the North College project is complete). 2 City of / „I, OI't Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com August 31, 2015 Chad Hirschfield Peak to Peak Properties PO Box 102291 Denver, CO 80250 Re: 1603 & 1605 N College Ave - Drive-Thru Restaurant Description of project: This is a request to construct a drive-thru restaurant at 1603 & 1605 N College Ave (Parcel Ws 9702100012 and 9702100002). The proposed restaurant will be housed in a 2,812 sq. ft. building. The proposed site plan shows 30 parking spaces will be provided. The parcels are located in the Service Commercial (CS) zone district. This proposal will be subject to Planning & Zoning Board (Type II) review. Please see the following summary of comments regarding the project request referenced 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, Ted Shepard, at 970-221-6343 ortshepard@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, gtopez@fcgov.com 1. Parking must be within a range of 7 -15 spaces per 1,000 square feet of building floor area. 2. An outdoor bike rack serving a minimum of 4 bicycles is required. A ribbon bike rack system is suggested. The location must be considered during the initial site planning and not installed in a left over landscaped area. 3. Please see LUC 3.2.5 regarding design of the trash and recycling enclosure. In addition, Section 3.5.1(1)(1) requires such enclosures to be no closer than 20' from any public sidewalk or internal pedestrian way. It appears a suitable location would be in the northwest corner and be sure that additional landscape screening is provided to mitigate the proximity of the nearest dwelling unit.