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Home My WebLink AboutNORTH COLLEGE DRIVE THRU - PDP - PDP160014 - CORRESPONDENCE - REVISIONS1 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/developmentreview May 9, 2016 Sam Coutts Ripley Design, Inc. 419 Canyon Ave Ste 200 Fort Collins, CO 80521 RE: North College Drive Thru, PDP160014, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Comment Responses: Ripley Design, Northern Engineering, Vaught Frye Larson Architects Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: As discussed at Conceptual Review, a connecting walkway is needed to link the restaurant to the neighborhood to the west and south. This connection must tie directly to a logical destination such as the entrance or the outside patio and not simply terminate at the parking lot. Please contact the owner of the adjoining property to decide on the best location to make this connection. Please note that a connecting walkway was part of the approved Final Plan for Taco Bell and is expected to be a component of this project as well. Ripley Response: Despite several attempts, we were unable to make contact with the owner of the adjacent property. However, a connection to the adjacent property has been shown. The location is at the point where the drive on the adjacent property abits our property. This will allow the owner of the adjacent property to indstall a gate to provide easy access. A walk system has been provided to the patio. Comment Number: 2 Comment Originated: 05/04/2016 05/04/2016: It is not clear from the site plan the status of the existing fence and its location along the west and south property lines. Who owns this fence? Is the fence six foot high solid wood or is it chain link? Given the fact that an 2 auto-related use, with evening hours of operation, is being proposed next to residential, this fence takes on added importance in accomplishing compatibility. Staff will inspect this fence to determine its ability to provide the necessary buffering called for in Sections 3.5.1(H)(I)(J). If not suitable, a new fence (with gate or opening for the aforementioned walkway) will be required. Ripley Response: Noted Comment Number: 3 Comment Originated: 05/04/2016 05/04/2016: The site plan needs to indicate the location of both the menu board and the pick-up window. Please indicate the number of cars that can be stacked behind both features. Ripley Response: The menu board and drive up window have been shown on the plans. Three large vehicles stack at the menu board and two at the pickup window. Comment Number: 4 Comment Originated: 05/04/2016 05/04/2016: On the site plan, please label the building entry, width of all sidewalks and walkways, directional arrows and other appurtenances. For example, Taco Johns included an exterior chiller which then required an architectural cladding in order to blend in with the building. Since the end user is not known at this time, perhaps a note that addresses this issue can be added. Ripley Response: Items above have noted on the site plan. Comment Number: 5 Comment Originated: 05/04/2016 05/04/2016: It appears that for a project of this size, the Cover Sheet and Site Plan could be combined. Ripley Response: We could not fit everything required between the cover sheet and the site plan on one sheet, so we have kept it as is. Comment Number: 7 Comment Originated: 05/04/2016 05/04/2016: The Landscape Plan is too vague and needs to provide more detail on how buffering is accomplished along the west and south property lines. Please coordinate the landscaping along these property lines with either the existing or new fencing. Ripley Response: A detailed landscape plan has been provided. Comment Number: 8 Comment Originated: 05/04/2016 05/04/2016: The Landscape Plan needs to add Evergreen Trees. As presently indicated, there are none. Evergreen Trees need to be evenly distributed throughout the site and not just clustered in one location. Ripley Response: Evergreen trees have been added to the plan. In addition, upright evergreen shrubs have been added to the plans to provide screening. Comment Number: 9 Comment Originated: 05/04/2016 05/04/2016: The Landscape Plan needs to indicate how the electrical transformer will be screened. Will screening be by a solid enclosure (meeting the required clearance specifications) or by landscaping? Ripley Response: The transformers have been screened with landscape. See the landscape plan. 3 Comment Number: 10 Comment Originated: 05/04/2016 05/04/2016: Please note that landscaping will be a key determining factor in evaluating compliance with Sections 3.5.1(H)(I)(J). Ripley Response: Noted. The site is surrounded on 2 sides by a 6’ wood fence. Landscape has been provided along the fence to soften it. In addition, where the fence ends, upright evergreen shrubs have been added for screening. Comment Number: 11 Comment Originated: 05/04/2016 05/04/2016: On the architectural elevations, please indicate the roof-top mechanical screen wall and describe its material and color to match that found on the building exterior. Ripley Response: Noted Comment Number: 12 Comment Originated: 05/04/2016 05/04/2016: The building needs to comply with Section 3.5.3(E)(6) in that in addition to a distinctive base, it also needs a distinctive top. A “metal cap” does not qualify as a distinctive top. For a flat roof building, please consider adding either a cornice or a faux mansard. If a cornice is selected, please provide a dimensioned detail so the depth can be evaluated. Cornice detail has been added Comment Number: 13 Comment Originated: 05/04/2016 05/04/2016: Please remove the blade sign from the elevations. Blade sign removed Comment Number: 14 Comment Originated: 05/04/2016 05/04/2016: The left side of the south elevation appears a bit stark as there is little relief past the pick-up window. Please consider adding features/materials that improve the articulation of the south façade. Perhaps the awning over the pick-up window could be further embellished and/or lengthened or the brick field increased. Awning has been added and brick field increased Comment Number: 15 Comment Originated: 05/04/2016 05/04/2016: Ultimately, final documents will be recorded. Staff recommends using the correct spelling “Through” versus the slang “Thru.” Correct spelling will stand the test of time. Updated “Thru” to “Through” Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: Repayment for public improvements and ROW along the College Avenue frontage will be due to the City at time of building permit. Noted Comment Number: 2 Comment Originated: 05/03/2016 05/03/2016: The utility easement along College Avenue will need to be extended to 15 feet in width. 4 The utility easement along College Ave has been adjusted from 10’ to 15’ Comment Number: 3 Comment Originated: 05/03/2016 05/03/2016: Legal public access from the North into the site needs to be confirmed - assuming emergency access will need to be dedicated here, the most simple way to do this is to dedicate an emergency access and access easement for the driveway by separate document. The recording number for this easement will need to be on the plat. An emergency access easement has been added to the plans adjacent to the north property line. Comment Number: 4 Comment Originated: 05/03/2016 05/03/2016: A utility easement will need to be dedicated over the sewer main - refer to the utilities department for the required width. A 20’ Easement has been dedicated over the 12” Sewer main Comment Number: 5 Comment Originated: 05/03/2016 05/03/2016: Drainage easements may be required by the stormwater department for the rain garden and underground detention. Noted Comment Number: 8 Comment Originated: 05/03/2016 05/03/2016: Internal to the site, the utility plan labels "emergency access and access easements" - the plat is dedicating emergency access only (which is all that is needed). Utility Plan only calls out Emergency Access Easement now Topic: Landscape Plans Comment Number: 7 Comment Originated: 05/03/2016 05/03/2016: Honey locust leaves can clog up pavers and necessitate additional maintenance - this is something to consider as the landscape plan is finalized. Ripley Response: Trees have been changed to hackberry. Topic: Plat Comment Number: 6 Comment Originated: 05/03/2016 05/03/2016: Should the temporary construction easement be vacated with this plat? Yes. Easement has been removed. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/27/2016 04/27/2016: Will any exterior lighting be provided on the site? If so, please provide a photometric plan and detailed specs for light fixtures. In regard to LED light fixtures, cooler color temperatures are generally harsher at night and cause more skyglow and disruption to circadian rhythms for both humans and wildlife. Please consider a warmer color temperature (warm white / 3000K or less) for any LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Ripley Response: No exterior lighting is proposed with this PDP. 5 Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/27/2016 04/27/2016: I will review the detailed planting plan for the planting areas at the time of Final Plan (unless submitted sooner). Given that a few native trees will be removed from the site (lanceleaf cottonwood, Rocky Mountain juniper), please incorporate native shrubs and perennials into your landscaping. Ripley Response: Noted Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: Provide a final landscape plan that applies standards in LUC 3.2.1. Ripley Response: A final landscape plan has been provided Comment Number: 2 Comment Originated: 05/04/2016 05/04/2016: In reference to the lance leaf cottonwood generally located near the center of the lot. If the project is pursuing retaining the tree it should be evaluated by a certified arborist with and aerial evaluation. An aerial evaluation involves checking the tree with a bucket truck or with a climber. Retaining this tree appears to not be very feasible. It is currently shown to be removed. Provide an explanation of the reasons why the tree cannot be retained. Ripley Response: There is concern the tree would not survive the grading required for the adjacent development. In addition, the 6”-8” cavity in the base is a concern. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/02/2016 05/02/2016: Light & Power has primary electric facilities running along the west side of N. College Ave. in front of these properties. Both single and 3-phase power is available to this area. Ripley Response: noted Comment Number: 2 Comment Originated: 05/02/2016 05/02/2016: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Ripley Response: noted Comment Number: 3 Comment Originated: 05/02/2016 05/02/2016: Transformer locations shall be within 10' of a paved surface and 6 must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.) Ripley Response: transformer located per clearances above Comment Number: 4 Comment Originated: 05/02/2016 05/02/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Ripley Response: transformer located Comment Number: 5 Comment Originated: 05/02/2016 05/02/2016: Street trees will need to be adjusted based on the location of the streetlights. Forty feet of clearance to the streetlight will need to be maintained by shade trees and fifteen feet by ornamental trees. Ripley Response: This development is not responsible for the street trees. The street trees and lights were recently provided with the North College avenue upgrade project done by the City. Comment Number: 6 Comment Originated: 05/02/2016 05/02/2016: Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Ripley Response: will be provided at final plan Comment Number: 7 Comment Originated: 05/02/2016 05/02/2016: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/28/2016 04/28/2016: FIRE LANE SPECIFICATIONS Emergency Access Easements must be continuous with a connection to the Public Way. The current EAE stops at the north side of the property and needs to connect to College Ave. EAE has been extended Comment Number: 2 Comment Originated: 04/28/2016 04/28/2016: FIRE LANE MARKING Fire lanes signs must be provided and labeled on future plans. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 7 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Ripley Response: noted Comment Number: 3 Comment Originated: 05/06/2016 05/06/2016: DEAD-END FIRE LANES The current plan details a dead-end fire lane in excess of 150' without a turnaround. One will be needed. Code language provided below. > IFC 503.2.5 and Appendix D: Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Ripley Response: plan now allows for a turn around through the parking lot Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Will be provided after PDP Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/04/2016 05/04/2016: The insulator row needs to be sized for the 12-hour drain time per Urban Drainage in order to count towards WQ or LID treatment. Drain Time is 12 hours for all water quality amenities Comment Number: 3 Comment Originated: 05/04/2016 05/04/2016: The 100-year spill in an emergency situation should be directed towards College Avenue, not the trailer park. Noted Comment Number: 4 Comment Originated: 05/04/2016 05/04/2016: The City would suggest reevaluating all of the detention and LID design to incorporate a more economically feasible alternative. Noted Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 8 Comment Number: 18 Comment Originated: 05/03/2016 05/03/2016: Please spell out "North" in the title block. Titleblock updated Topic: Construction Drawings Comment Number: 19 Comment Originated: 05/03/2016 05/03/2016: Please make corrections to the Benchmark Statement as marked. See redlines. Benchmark Statement updated Comment Number: 20 Comment Originated: 05/03/2016 05/03/2016: Please make changes to the Basis Of Bearings statement as marked. See redlines. Basis of Bearings updated Comment Number: 21 Comment Originated: 05/03/2016 05/03/2016: All benchmark statements & Basis Of Bearings statements must match on all sheets. They now match on all sheets. Comment Number: 22 Comment Originated: 05/03/2016 05/03/2016: Please remove the Temporary Construction Easement shown on sheet EX1. It has expired per reception #20140026532 page 27/35. Easement has been removed Comment Number: 23 Comment Originated: 05/03/2016 05/03/2016: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Noted Comment Number: 24 Comment Originated: 05/03/2016 05/03/2016: Some of the right of way descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Noted Topic: Landscape Plans Comment Number: 16 Comment Originated: 05/03/2016 05/03/2016: Please spell out "North" in the title blocks on all sheets. See redlines. Ripley Response: Noted Comment Number: 17 Comment Originated: 05/03/2016 05/03/2016: There are cut off text issues. See redlines. Ripley Response: Noted Topic: Plat Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. Redlines have been addressed 9 Comment Number: 2 Comment Originated: 05/03/2016 05/03/2016: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include response in written comments. A lienholder block has been added. Comment Number: 3 Comment Originated: 05/03/2016 05/03/2016: Please make corrections to the Basis Of Bearings statement as marked. See redlines. Basis of Bearings statement updated Comment Number: 4 Comment Originated: 05/03/2016 05/03/2016: Please address the comments regarding access to the north of the property. See redlines. We have added linework showing the existing driveway easement, but a planning on added an Emergency Access Easement by separate document. Comment Number: 5 Comment Originated: 05/03/2016 05/03/2016: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Added. Comment Number: 6 Comment Originated: 05/03/2016 05/03/2016: Are easements required along the north, west & south property lines? The plans show a sewer line on/near the west lot line. All easements are now shown on the plat. Comment Number: 7 Comment Originated: 05/03/2016 05/03/2016: Per reception #20140026532 page 27/35, the TCE has expired. Please remove. This easement has been removed. Comment Number: 8 Comment Originated: 05/03/2016 05/03/2016: The 10' Utility Easement at reception #93066787 extinguishes with the dedication of the 15' right of way. See redlines. This easement has been removed Comment Number: 9 Comment Originated: 05/03/2016 05/03/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com The monument records have been provided. Topic: Site Plan Comment Number: 10 Comment Originated: 05/03/2016 05/03/2016: Please change the title to North College Drive Thru. Ripley Response: plans updated Comment Number: 11 Comment Originated: 05/03/2016 05/03/2016: Please spell out "North" in the title blocks on all sheets. See redlines. Ripley Response: plans updated Comment Number: 12 Comment Originated: 05/03/2016 05/03/2016: Please revise the legal description as marked. See redlines. 10 Ripley Response: plans updated Comment Number: 13 Comment Originated: 05/03/2016 05/03/2016: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Ripley Response: plans updated Comment Number: 14 Comment Originated: 05/03/2016 05/03/2016: There are text over text issues. See redlines. Ripley Response: plans updated Comment Number: 15 Comment Originated: 05/03/2016 05/03/2016: Please remove the 10' Existing Utility Easement shown along College Avenue. This easement extinguished with a ROW dedication in 2014. See redlines. Ripley Response: plans updated Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: TIS has been received and reviewed. The TIS notes that a southbound right turn lane is warranted, but the lane is not shown on the plans, (the plans show a 'softened' right turn radius to allow inbound vehicles to turn more quickly). Will the applicant be requesting a variance from the right turn lane requirement? Ripley Response: no variance required, turn lane has been provided Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/02/2016 05/02/2016: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Ripley Response: noted Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: Please show the existing water main on the utility plan. Currently showing existing water service stubs. Will need to schedule survey to go out and take a few shots of the existing waterline. Department: Zoning 11 Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/04/2016 How will trash pick-up work? Are there specific pick up times and areas to pick up? Ripley Response: This detail will be provided at the final plan or amendment level once an end user is retained. Comment Number: 2 Comment Originated: 05/04/2016 Please provide full landscape plan to show what is going in "Planting Area" Ripley Response: A detailed landscape plan has been provided. Comment Number: 3 Comment Originated: 05/04/2016 Please provide building dimensions of the proposed building on the site plan Ripley Response: Noted-see the site plan Comment Number: 4 Comment Originated: 05/04/2016 LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible VFLA Response: parapet has been provided to screen mechanical equipment. Note has also been added on elevations to emphasize the requirement. Comment Number: 5 Comment Originated: 05/04/2016 LUC 3.2.4 (C) Due to the amount of public and decorative lighting in the area, a photometric site plan will not be required; however, if there is any proposed lighting on the building, we will need cut-sheets of the fixtures. Ripley Response: Noted