HomeMy WebLinkAbout7-ELEVEN @ COLLEGE & MAGNOLIA - PDP/APU - PDP120026 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW7853 Arapahoe Court – Centennial, Colorado 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
October 9, 2012
Ms. Coutney Levingston
Development Review Center
281 North College Avenue
Fort Collins, CO 80524
RE: Formal Plan Submittal
College and Magnolia Convenience Store (7-Eleven)
Pre-Application Comment Response Letter
REG Project #120805
Dear Courtney,
On behalf of the land owners and applicants, we are pleased to present the formal plan PDP submittal for your
review and comment. The documents have been prepared in accordance with the comments dated November
8th, 2011.
Following is a summary of the comments. The comments are in the normal font followed by the applicant’s
response in bold font:
Comment Summary:
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Department: Zoning
1. The property is in the Canyon Avenue subdistrict of the Downtown zone. A convenience retail store is
not allowed in the zone. Section 1.3.4 of the LUC allows for an “addition of a permitted use”. That
process involves a public hearing by the Planning & Zoning Board.
Response: A public hearing will be planned to address this with the Planning and Zoning Board.
2. There is potential that the in December the Planned Development Overlay District (PDOD) will be
passed by city council and the proposed development could be approved under PDOD criterion If this
option is pursued then development will require a different set of performance standards then the
following district regulations.
Response: This comment has been noted.
3. 4.16(D)(1) Setbacks shall meet the established setbacks already existing on the same block face. The
build-to-line standards in Sec. 3.5.3(B) should also be met. Project must comply with the other
requirements in 4.16(D) (i.e. windows, materials, etc) and 3.5.3 for building design and character.
Response: Landscaped setbacks have been provided. Elevations currently meet or exceed the
Building Standards guidelines for Building Character and Facades in particular windows and
materials.
4. 4.16(E)(1)(a) Parking lot location regulations require to avoid fronting on a pedestrian-oriented streets,
can’t be located closer to a street than the building.
Response: The parking lot has been set so that the parking stalls are not closer to the street
than the building.
7-Eleven – College and Magnolia October 10, 2012
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5. 3.2.2(K)(2)(a) The most similar use in the parking table is a grocery store, which places a maximum of 6
spaces per 1000 sq ft of building floor area. Only 18 spaces are allowed for a 3000 s.f. building. The
proposed development exceeds the max by 5 spaces.
Response: The site has been prepared with the 18 parking spaces to maximize the parking area
in the lot.
6. Need a bike rack and at least 1 handicap parking space.
Response: One bike rack and one handicap space have been included.
7. 3.2.2(M) 6% of the interior of the parking lot shall be landscaped.
Response: Landscaping within the parking lot has been included in the design.
8. 3.2.2(J) In addition to landscape installation within the 15’ setback along S. College and 10’ setback
along Magnolia a minimum 5’ landscaping strip will be required along the north property line where it
abuts the parking lot as it does the west property line.
Response: The 15’ setback along College and the 5’ landscaping strip along the north property
line have both been set as required. The current setback distance from Magnolia is 9’ from the
property line to allow enough room for the drive isle, parking spaces, and building.
9. Trash/Recycling enclosure must have a walk-in access without having to open the gate. The proposed
trash enclosure only shows the main service gate as the only opening.
Response: Walk-in access and a concrete sidewalk have been included for access to the
dumpster.
10. 3.5.3(B) (2) (a) intends to keep driveways and parking areas to the side and rear of buildings. Given the
downtown location can the building vary from the typical C-store configuration such as an L-shape with
extension toward the north providing add’l screening of parking spaces? This would also provide more
building exposure to College (hence less parking exposure to College) appearing as a greater block
face.
Response: The site configuration does not readily lend itself to an L-shaped or C-shaped
building with the limited space from north to south. The parking and building have been set to
the side and rear of the building to screen the parking as much as possible.
11. 3.5.3(D) shall be especially adhered to - again given the downtown location and avoidance of the typical
C-store appearance.
Response: Elevations currently meet or exceed the Mixed-Use, Institutional and Commercial
Buildings guidelines for Character and Image
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
1. Existing water mains and sanitary sewers in this area include an 8-inch water main in College, a 4-inch
water main in Magnolia and 6-inch sewer in the N/S alley west of the site.
Response: The existing lines have been labeled on the plans.
2. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Response: This comment has been noted for final design.
3. Development fees and water rights will be due at building permit.
Response: The required fees will be provided at the time of the building permit.
7-Eleven – College and Magnolia October 10, 2012
7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
1. This project is located in a City regulatory 100-year floodway and flood fringe in the Old Town Basin,
and must comply with Chapter 10 of City Code.
Response: A Floodplain Modification Study is being prepared under separate cover. The
floodplain design has been preliminarily coordinated with Brian Varrella.
2. Any and all construction activities in the flood fringe must be preceded by an approved floodplain use
permit, $25 fee, approved plans and itemized cost list for work in the flood fringe. The permit form can
be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
Response: The floodplain use permit will be obtained prior to construction activities.
3. Permitting requirements in the floodway are the same as the flood fringe, but must also be preceded by
a no-rise certification, and followed by a no-rise recertification after completion of the project.
Response: The no-rise certification will be submitted at a later date. A Floodplain Modification
Study is being prepared under separate cover. The floodplain design has been preliminarily
coordinated with Brian Varrella.
4. A new nonresidential structure must be elevated or floodproofed a minimum of eighteen-inches above
the Base Flood Elevation (BFE) for the property. Basements will only be permitted if all floors below the
BFE are floodproofed and reserved for nonresidential uses in perpetuity.
Response: The proposed structure has been elevated above the Base Flood Elevation for the
area.
5. A FEMA Elevation Certificate certifying that building elevations meet code is required before a certificate
of occupancy can be issued for the new nonresidential structure. If floodproofing is utilized in lieu of
elevating, then a FEMA Floodproofing Certificate must be completed before a C.O. can be issued.
Response: A FEMA Flood Elevation Certificate will be provided prior to requesting a C.O. A
Floodplain Modification Study is being prepared under separate cover. The floodplain design
has been preliminarily coordinated with Brian Varrella.
6. Development review checklists for floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these
documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master
Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development
review check list.
Response: The listed documents will be utilized when preparing the floodplain study for the site.
A Floodplain Modification Study is being prepared under separate cover. The floodplain design
has been preliminarily coordinated with Brian Varrella.
7. The Floodplain Administrator for the Old Town Basin is Brian Varrella; 970.416.2217,
bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com to
schedule a meeting as soon as possible.
Response: A Floodplain Modification Study is being prepared under separate cover. The
floodplain design has been preliminarily coordinated with Brian Varrella.
8. It is important to document the existing impervious area since drainage requirements and fees are
based on new impervious area. An exhibit showing the existing and proposed impervious areas is
required.
Response: The existing impervious area has been provided in the drainage report.
9. In the Old Town drainage basin, a drainage and erosion control report and construction plans are
required if there is an increase in impervious area greater than 5000 square feet. These must be
prepared by a Professional Engineer registered in Colorado. If there is less than 5000 square feet of
7-Eleven – College and Magnolia October 10, 2012
7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
new impervious area, a drainage letter should be sufficient to document the existing and proposed
drainage patterns. If there is less than 5000 but more than 350 square feet of new impervious area, a
site grading and erosion control plan is required instead of a complete construction plan set.
Response: A Drainage Report and Plan and Erosion Control Plan have been provided.
10. The drainage outfall for the site is the curb and gutter of the adjacent streets or there is a storm sewer
inlet near the southwest corner of the site.
Response: The drainage outfall is the curb and gutter of the adjacent streets. The drainage
report has been included for review and comment.
11. Water quality treatment is provided for this site in the Udall Natural Area water treatment facility.
However onsite water quality treatment is encouraged as described in the Urban Storm Drainage
Criteria Manual, Volume 3 - Best Management Practices (BMPs). Extended detention is the usual
method selected for water quality treatment; however the use of any of the BMPs is encouraged.
(http://www.udfcd.org/downloads/down_critmanual_volIII.htm)
Response: The drainage for the site assumes that additional water quality will not be required
since the site is treated by the downstream system.
12. The design of this site must conform to the drainage basin design of the Old Town Master Drainage
Plan as well the City's Design Criteria and Construction standards.
Response: This comment has been noted and the final design will be based upon the Master
Drainage Plan for the area.
13. The Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/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 on the City's web site at http://www.fcgov.com/utilities/business/builders-and-
developers/plant-investment-development-fees or by contacting Jean Pakech at 221- 6375. 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
or erosion control measures shown on the site construction plans.
Response: The required fees will be provided at the time of the building permit.
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Department: Park Planning
10/28/2011: No comments
Contact: Ron Gonzales, 970-221-6635, rgonzales@poudre-fire.org
Department: Fire Authority
1. The buillding address is required to be visible from the street on which you front. Even when under
construction, the address should be visible in the event the fire dept is dispatched to render aid during a
medical call or contractors accident.
Response: The final location of the address label will be addressed for the final design of the
building and site.
2. The water supply for this project is required to be 1500 gpm @ 20 psi through one fire hydrant located
within 300 feet, measured as the hose would lay (not as the crow flies).
Response: The existing hydrant located on the east side of the site will service the proposed
building.
3. Please disclose any Haz.Mats. that may be sold at the store, i.e., flammable liquids (lighter fluids),
corrosives (DRANO), toxics (by definition),
Response: This information will be provided at a later date, but has been noted.
7-Eleven – College and Magnolia October 10, 2012
7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
1. 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. If any trees on site have a DBH of
greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-
6361) to determine the status of the existing trees and any mitigation requirements as the result of
development impacts.
Response: A tree protection plan has been submitted for review and comment.
2. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program: http://www.fcgov.com/conservation/biz-
idap.php.
Response: This comment has been noted.
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Department: Engineering Development Review
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
Response: The required fees will be provided at the time of the building permit.
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
Response: The TDRF has been included with this submittal.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
Response: A note has been added to the Paving Plan reflecting this comment.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
Response:A traffic impact study has been provided for review and comment.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Public improvements will be designed accordingly.
6. Additional right-of-way dedication is not anticipated with the project. A 15 foot utility easement behind
the College Avenue right-of-way and a 9’ utility easement behind Magnolia Street right-of-way is
required per the Larimer County Urban Area Street Standards unless we receive verification from the
utility providers that this isn’t needed.
Response: The 15’ utility easement and 9’ utility easement have been provided along College
Avenue and Magnolia Street, respectively.
7. Construction plans will be required and a Development Agreement will likely be required and recorded
at Larimer County once the project is finalized, with recordation fees for the Development Agreement
paid by the applicant.
7-Eleven – College and Magnolia October 10, 2012
7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
Response: Preliminary construction plans are included with this submittal for review and
comment.
8. This site is adjacent to CDOT roadway and an access permit is required from CDOT. CDOT approval is
also required for utility cuts onto College Avenue through a CDOT utility permit.
Response: This comment has been noted.
9. The access point onto College Avenue does not meet spacing requirements in accordance with Table
7-3 of the Larimer County Urban Area Street Standards. In addition, CDOT is of the view that driveway
access onto the site not take place off of College Avenue. Site design that places access off of Magnolia
Street and/or the alley should be explored.
Response: The proposed development has been designed to match the existing drive entrances
for the existing parking lot. In addition, one of the three existing drive entrances will be removed
with the proposed design. A variance letter has been included with the submittal to address this
concern.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the
site.
Response: A Development Construction Permit will be obtained prior to the start of work.
Contact: Courtney Rippy, 970-416-2283, crippy@fcgov.com
Current Planning
1. This addition of a permitted use would be in conjunction with a project development plan. The following
findings of fact must be able to be made in order to have staff support for an Addition of a Permitted Use
(1) Such use is appropriate in the zone district to which it is added;
(2) Such use conforms to the basic characteristics of the zone district and the other permitted uses in
the zone district to which it is added;
(3) Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or
other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse
environmental impacts, adverse impacts on public or quasi-public facilities, utilities or services, adverse
effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the
amount normally resulting from the other permitted uses listed in the zone district to which it is added;
(4) Such use is compatible with the other listed permitted uses in the zone district to which it is added;
(5) Such use is not a medical marijuana dispensary or a medical marijuana cultivation facility;
Response: This comment has been noted and will be addressed in further detail to pursue the
Addition of a Permitted Use.
2. Please note that the Downtown District (D) is "intended to provide a concentration of retail, civic, office
and cultural uses in addition to complementary uses such as hotels, entertainment and housing...The
development standards for the Downtown District are intended to encourage a mix of activity in the area
while providing for quality development that maintains a sense of history, human scale and pedestrian-
oriented character."
Response: The proposed building provides retail uses with a design intended to maintain the
pedestrian oriented character of the neighborhood.
3. In terms of your Project Development Plan: 4.16(D)(5)(b)Outdoor activity. Buildings shall promote and
accommodate outdoor activity with balconies, arcades, terraces, decks and courtyards for residents'
and workers' use and interaction, to the extent reasonably feasible.
Response: Sidewalks connecting to the surrounding right-of-way and a bike rack have been
added to accommodate pedestrian activity in the area.
4. Glass curtain walls and spandrel-glass strip windows shall not be used as the predominate style of
fenestration for buildings in the Downtown District (LUC 4.16(D)(5)(c)(1)).
Response: This comment has been noted.
7-Eleven – College and Magnolia October 10, 2012
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5. Large pane display windows shall be framed by the surrounding wall and shall not exceed seventy-five
(75) percent of the total ground level facade area (LUC 4.16(D)(5)(c)(1)).
Response: The design is currently below the 75%, with 52% display windows. The display
windows are framed with a soldier course and masonry bump outs.
6. All street-facing facades shall be constructed of high quality exterior materials for the full height of the
building. Such materials, with the exception of glazing, shall include stone, brick, clay units, terra cotta,
architectural pre-cast concrete, cast stone, prefabricated brick panels, architectural metals or any
combination thereof. Except for windows, material modules shall not exceed either five (5) feet
horizontally or three (3) feet vertically without the clear expression of a joint. For the purposes of this
provision, architectural metals shall mean metal panel systems that are either coated or anodized; metal
sheets with expressed seams; metal framing systems; or cut, stamped or cast ornamental metal panels.
Architectural metals shall not include ribbed or corrugated metal panel systems.
Response: Elevations currently meet or exceed this requirement
7. All developments shall submit a landscape and tree protection plan, and, if receiving water service from
the City, an irrigation plan, that: (1) reinforces and extends any existing patterns of outdoor spaces and
vegetation where practicable, (2) supports functional purposes such as spatial definition, visual
screening, creation of privacy, management of microclimate or drainage, (3) enhances the appearance
of the development and neighborhood, (4) protects significant trees, natural systems and habitat, (5)
enhances the pedestrian environment, (6) identifies all landscape areas, (7) identifies all landscaping
elements within each landscape area, and (8) meets or exceeds the standards of this Section. Please
see LUC 3.2.1 for specific details and requirements
Response: A Landscaping plan and a tree protection and mitigation plan have been included
with this submittal for review and comment.
8. The City of Fort Collins approved plant list for landscaping can be found at:
http://www.fcgov.com/developmentreview/pdf/plantlist10_2009.pdf
Response: Landscaping has been prepared according to local codes.
9. Bicycle parking near the building entrance is required LUC 3.2.2.(C)(4).
Response: Bicycle parking has been provided.
10. Connecting walkways within the site that link sidewalks to building entrances and other points of
pedestrian origin and desitination are required. The sidewalks can be no less than 6' in width.
Response: Walkways have been provided to connect the building to the surrounding sidewalks.
11. A photometric (lighting) plan is required at submittal. All lighting should be fully sheilded and down
directional. Please see Section 3.2.4 of the City's land Use Code
Response: A photometric plan has been provided for review and comment.
12. This project is located in the new Planned Development Overlay District (PDOD). The PDOD is a new
overlay zone district within the Land Use Code that provids an alternative to conventional land
development and permit a creative approach that takes the whole site and context of surrounding
development into consideration. The PDOD is an OPTIONAL process, and you have the option to
choose the traditional addition of a permitted use and project development plan process regulated by
the criteria in the Fort Collins Land Use Code.
Response: This comment has been noted.
13. With the PDOD option, your project would only have to comply with the "General Standard" the various
Sections of Article 3 of the Land Use Code, giving considerable design flexibility in how to meet each of
those standards. In addition, the project must achieve at least 50 points on a performance matrix (draft
attached).
Response: This comment has been noted.
7-Eleven – College and Magnolia October 10, 2012
7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
14. The proposed addition of permitted use is subject to Section 1.3.4 Addition of Permitted Uses, of the
LUC. The proposed use is subject to a Type 2 (Planning and Zoning Board) review and public hearing.
The applicant for this development request will be required to hold a neighborhood information meeting
prior to formal submittal of the project. Type 2 development proposals are subject to the neighborhood
meeting requirement, per Section 2.2.2 of the LUC. Please contact me at 221-6750, to assist you in
setting a date, time, and location for a meeting. A planner and possibly other City staff, would be
present to facilitate the meeting.
Response: This comment has been noted. It is understood that a Type 2 review and
neighborhood meeting will be necessary.
15. 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.
Response: This comment has been noted.
16. 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.
Response: The final design for the project will be designed to meet Fort Collins LUC
requirements.
17. 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.
Response: This comment has been noted.
18. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: The submittal has been prepared according to the PD Submittal requirements and
checklist.
19. 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.
Response: The required fees have been included with the submittal.
20. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Response: This comment has been noted.
Thank you very much for your consideration of this matter. Should you have any further questions please do
not hesitate to contact me at 303-550-6309 or by email ksukalski@rothengineering.com.
Sincerely,
Katherine J. Sukalski, P.E.
7-Eleven – College and Magnolia October 10, 2012
7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com
ROTH ENGINEERING GROUP, LLC
CC: Verdad Real Estate, Harrison French & Associates