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HomeMy WebLinkAboutBROTHERS BBQ - PDP200005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFort of Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov. com January 24, 2020 Chris O'Sullivan Fort Collins, CO Re: 501 S. Taft Hill Restaurant Description of project: This is a request to convert an existing gas station into a barbeque restaurant. The site (parcel #9716100048) is directly west of S. Taft Hill Road and directly south of W. Mulberry Street. Future access will be taken from S. Taft Hill Road and W. Mulberry Street. The proposal includes 20 existing on -site parking spaces. The property is within the Low Density Mixed -Use Neighborhood District (L-M-N) zone district and is subject to Planning and Zoning Board (Type 2) Review. Please see the following summary of comments regarding 501 S. Taft Hill Restaurant. 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, please contact your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary Brothers BBQ Review Comments Dated January 24, 2020 and Architect Responses May 26, 2020 KEY: City comments in BLACK font Nathan Hall, Architect responses in RED font Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcqov.com 1. 1 will be your primary point of contact throughout the development review and permitting Noted prevent dirt, saw cuttings, concrete wash, trash debris, landscape materials and other pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code 26-498. If complaint driven or site observation of the project seem not to prevent the pollutant discharge the City may require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. Department: Stormwater Floodplain Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com 2. A portion of this property is currently located in the City -regulated, 100-year floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. 3. Any construction activities in the floodplain (e.g. structure, sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. 4. Development review checklists for floodplain requirements can be obtained at https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklistl 00-2018-update. p df?1522697905. Please utilize these documents when preparing your plans for submittal. 5. Please show the boundaries of the floodplain and floodway on site drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at banderson @fcgov.com for floodplain CAD line work. 6. Please contact Heidi Hansen with any questions about development in the floodplain. Hhansen@fcgov.com or 970.221.6854. We worked directly with Heidi Hansen, submitted all required documentation and received a Floodplain Use Permit from Claudia Quezada via email on March 16, 2020. The floodplain linework included on sheet A102 is from Matt Simpson and Theodore Bender and was included in the floodplain use application. We will continue to work with Heidi and Claudia as needed for any additional floodplain permitting, approvals, etc. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com See response below at end of Stormwater Engineering comments 7. MINIMAL SITE IMPROVEMENTS (site specific comment): For your information, stormwater requirements for on -site detention apply when a site adds greater than 1,000 square -feet of impervious area (net). Stormwater requirements for water quality treatment and Low Impact Development (LID) methods apply when a site adds or modifies greater than 1,000 square -feet of impervious area 10 allowed. (gross). Projects in this category will require a drainage report and construction plans prepared by a Professional Engineer registered in the State of Colorado. If the project will add or modify between 350- to 1,000-square feet of new impervious area, a drainage letter, site grading plan, and impervious area documentation are required. These must document the existing and proposed drainage patterns. In most cases these will be prepared by a Professional Engineer registered in Colorado. 8. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): The design of this site must conform to the drainage basin design of the 'Canal Importation Basin' Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Please note, a new stormwater criteria manual was released in December 2018: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria 9. DOCUMENTATION REQUIREMENTS (site specific comment): Since the existing buildings are to remain, a drainage letter will be required. The letter will need to document the existing drainage patterns, discuss the water quality measures being provided and the four -step process for selecting structural BMPs. The letter will also need to address where the runoff generated by the new imperious area is going and may need to mitigate any additional runoff directed onto adjacent properties. The drainage letter must be prepared by a Professional Engineer registered in Colorado. 10. STORMWATER OUTFALL (site specific comment): The stormwater outfall options for this site appear to be the 15-inch storm drain pipe located in the storm inlet on the southwest corner of S Taft Hill Rd and W Mulberry St intersection. Currently onsite runoff surface flows to this location. 11, IMPERVIOUSNESS DOCUMENTATION (standard comment): It is important to document the existing imperious area since drainage requirements and fees are based on new imperious area. An exhibit showing the existing and proposed imperious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. 12. WATER QUALITY AND LOW IMPACT DEVELOPMENT REQUIREMENTS (standard comment): If the improvements create or modify greater than 1000-square feet of imperious area, stormwater quality treatment will need to be provided for the new or modified imperious areas. All new or modified imperious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified imperious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified imperious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are The remainder of the water quality treatment can be accomplished 'standard' or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: 11 http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui del ines-regulations/stormwater-criteria **As you firm up the proposed site plan, please contact Water Utilities to discuss LID requirements. ** 13. EROSION CONTROL REQUIREMENTS (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. 14. INSPECTION AND MAINTENANCE (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on -going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: httpJ/www.fcgov.com/utilities/what-we-do/stormwater/stormwate r-q ual ity/low-impact-deve lop ment 15. FEES (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious area over 350 square feet and there is a $1,045/acre of site 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-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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. Per an email from Matt to Chris O'Sullivan dated 2/20/2020: We spoke on the phone this afternoon and here is a recap of what we discussed: You will not need a Drainage Letter. • You will need a simple grading plan (this is flow arrows on the site plan) • Please note on the site plan the existing and proposed imperviousness (or note that it will not change) Please see notes on Site Plans explaining that Impervious area will not change. See also response to Floodolain comments above. Department: Water -Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. EXISTING WATER INFRASTRUCTURE (site specific comment): There is an existing 6-inch water main in S. Taft Hill Rd, with an existing 3/4-inch water 12 service to the site. There is also an existing 8-inch water main in W. Mulberry St. Please let Water Utilities know if you need an increase in water supply. Per an email from Matt to Chris O'Sullivan dated 2/20/2020: • When your mechanical engineer checks your water service sizing, we would like these calculations submitted for our review. (Note, we did not discuss this over the phone). If you need to replace the water service back to the water main, this would require a PE stamped utility plan for the service line work in the ROW. (NOTE: Per an email dated 3/25 from project mechanical/plumbing engineer Peter McDonald: "Just spoke with Matt at FC Utilities, looks like we should be fine with the existing 3/4" tap/meter. One thing he did say is FC has an allotment for annual water use based on meter size." In a subsequent conversation it was also confirmed that the anticipated water usage will be significantly less than the annual water allotment allowed (based on historic water usage at a similar Brother BBQ establishment at 6`h and Washington in Denver) Noted Noted. Noted Noted 2. EXISTING SEWER INFRASTRUCTURE (site specific comment): There is an existing 15-inch sanitary sewer main in S. Taft Hill Rd with an existing sanitary sewer service to the site. 3. SEWER DISCHARGE (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to discuss these requirements and how they apply to this development. 4. WATER CONSERVATION (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 5. FEES (standard comment): If there is an increase in the water service/ water meter size, then development fees and water rights will occur. These fees are to be paid when the building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. 6. GREASE INTERCEPTOR (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City's requirements, please contact Wes Lamarque 13 at (970) 416-2418 or WLAMARQUE@fcgov.com . Grease interceptor included in Plumbing engineering drawings. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Existing property is currently fed by a single-phase 50kva pad mount transformer on the Southside of the property. If 3-phase power will be needed, system modifications will be necessary. The nearest 3-phase power is located to the South in a vault at 525 Taft Hill Rd. Owners have been working directly with Rob Irish in upgrading the electrical service. 2. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. Noted. 3. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project must be located within a utility easement. Noted. 4. Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10' of an all-weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations Noted. 5. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/imglsite_specific/uploadslElectricServiceStandards_FI N AL_18November2016_Amendment.pdf Noted 6. A commercial service information form (C-1 form) and a one -line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Form completed and returned. Electrical diagrams included in submitted drawings. 14 Noted. Noted 7. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: hftp://www.fcqov.com/utilities/business/builders-and-developers 8. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com if you have any questions. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: Fire Authority Contact: Jim Lynxwiler, 970416-2869, tlynxwiler@poudre-fire.org 1. REQIORED FIRE ACCESS - Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (eg. Mulberry & Taft Hill Rds). Dedication of a fire lane will be required on the property. Any private drive serving as a fire lane shall be designed to standard fire lane specifications (provided below). Noted. Fire access lane shown on site plan 2. 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: > Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > 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 red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Noted. Fire access lane shown on site plan 15 3. REQIORED WATER SUPPLY - A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300' of any commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. The closest existing hydrant is on the NE comer of the intersection, across two arterial roads. By definition, current code places this hydrant out of access. Either a hydrant will be required or the fire marshal may accept a modification to the current standards for a pre-existing building. Further discussion will be warranted. If the project is allowed to move forward without installing a hydrant, be advised that any further development, expansion, or change of use may prompt a hydrant to be installed at that time. Modification of standards requested 4. AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-2 Occupancy - For planning purposes, an automatic sprinkler system shall be provided for Group A-2 occupancies where the fire area has an occupant load of 100 or more. Occupant loads for the various areas will need to be accounted for at time of permitting. Occupant load is less than 100. See Code analysis on sheet A001. 5. EXITING FROM THE DINING PATIO - The occupant load of the patio will need to account for patio seating along with 1/2 the occupant load of the interior dining space. It appears this number will exceed 49 persons and a second exit from the patio will be required. Noted. Two exits are provided from dining Patio. 6. 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. Noted. See Mech drawings included in submittal. Noted. 7. ADDRESS POSTING - New and existing buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight -inch numerals on a contrasting background. Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com 1. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low -water -use plants and grasses in landscaping or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are 16 also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareaslpdf/nativeplants20l3.pdf. Also see the City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant list.pdf Noted. See Sheet At 03 for tree and plant species and placement locations. 2. Please clarify specific turf species proposed and the blend percentages to ensure the project water budget chart gets adequately calculated. Noted. See Sheet At 03 for tree and plant species and placement locations. No turf is proposed 3. Site light sources shall be fully shielded and down -directional to minimize up -light, spill -light, glare and unnecessary diffusion on adjacent property. All lighting shall have nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)]. Please submit a site photometric plan and luminaire schedule. Noted. See electrical engineering drawings. Noted 4. The City of Fort Collins Environmental Services Department works with businesses and apartment complexes looking to start or increase recycling or composting through the Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP). For more information visit: http://fcgov.com/recycling/wrap.php Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. PRE -SUBMITTAL: Forestry Tree Inventory There appear to be existing private property trees on -site. What are the anticipated impacts to them associated with this development? Regardless of tree impact, please schedule an on -site meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP. Noted. Onsite meeting with engineering and forestry was in February. Invenetory was provided and is included on Sheet At 03. 2. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements such as `full tree stocking'. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: ■General Landscape Notes ■Tree Protection Notes •Street Tree Permit Note, when applicable. 17 These notes are available from the city planner or Molly Roche (mroche@fcgov.com) Required tree sizes and method of transplant: ■Canopy Shade Tree: 2.0" caliper balled and burlapped ■Evergreen tree: 6.0' height balled and burlapped •Ornamental tree: 1.5" caliper balled and burlapped Required mitigation tree sizes: •Canopy Shade Tree: 2.0" caliper balled and burlapped ■Evergreen tree: 8.0' height balled and burlapped •Ornamental tree: 2.0" caliper balled and burlapped See sheet A103. Placement and Location new street trees as proposed is based on the collaboration and mutual agreement between Forestry, Engineering and Planning. Email from Ralph Zents dated 2/26/2020 notes Forestry acceptance. Note also previous communication regarding the parking lot layout proposed which has been developed in close coordination with planning and engineering — the existing site simply does not have the space available to meet the city stanbdards including size of parking stalls, drive aisles and tree islands. Therefore, modications of standards is requested — see response to Planning department comment #1 above. 3. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, street lights and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10' between trees and public water, sanitary, and storm sewer main lines 6' between trees and water or sewer service lines 4' between trees and gas lines 10' between trees and electric vaults 40' between canopy shade trees and streetlights 15' between ornamental trees and streetlights 20-40' between street trees and stop signs Noted. Sheet A103 reflects the required spacing distances. 4. If applicable, please provide an "Existing Tree Removal Feasibility Letter" for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project's approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project's Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or W-] adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on -site location, the applicant shall replace such tree(s) according to City mitigation requirements. Noted. We worked directly with Molly regarding tree mitigation 5. According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Noted. 6. If the project is responsible for frontage improvements along Mulberry St and Taft Hill Road please incorporate new street trees within the right of way. 3 new trees were proposed by Forestry via red line drawings sent in an email dated 2/28/2020 and are shown on sheet A103. Department: Building Code Review Contact: Katy Hand, , khand@fcgov.com 1. INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php Noted. Listing of codes in force included in Code Analysis on sheet A001. Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 2. Restroom fixture count (toilets, urinals, sinks) must include the exterior patio occupant load. Noted. See code analysis on Sheet A001. 3. Due to change of occupancy and potential increase in energy usage, the building must comply with current energy code. Noted. COM Check is included on Sheet A501. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. 19 process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Per email from Spencer Smitth dated 5/11/2020: "Also FYI, Brandy will be out of the office for a while and we will have another Development Review Coordinator handling this project in her absence. I have copied Tenae Beane on this email. Please include her in any correspondence for now, in place of Brandy." Tenae Beane <tbeane@fcgov.com> 2. 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. Public meeting was held via Zoom on 5/18/2020 Received. Received. Noted. 3. 1 will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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. 4. 1 will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City 2 2. This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Noted. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com 1. Please reach out to Zoning for information on signage and sign permitting. Zoning@fcgov.com or 970.416.2745. Noted. 20 Noted. Noted. of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre -submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Email sent to Tenea Beane on May 26 asking for clarification on submittal appointment due to pandemic. Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. The property has extensive constraints and deficiencies for re -use under today's development standards. These will require discussion at the meeting and significant follow-up exploration of unique alternatives, to determine viability of a restaurant with parking. Owners have been in regular email and phone communication with Clark re: needed modification of standards. The following email was sent to Clark on 4/26/2020: One very important item is addressing the challenges presented by the site in regards to parking standards as Clark detailed in his email below. The owners have asked that I provide the following language expressing the project's need for a 'Modifications of Standards' as allowed in the Land Use Code (LUC) Section 2.8.2. This includes a Request for Modification for the parking lot dimensions based on two arguments which are detailed below. 1.The Owners believe that the granting of the modification would not be detrimental to the public good. To illustrate this point, the attached site plan shows the current parking lot dimensions of the Brothers BBQ located at 568 N Washington St. in Denver. As you will note, the Denver restaurant's parking area, which includes a double -loaded drive aisle, has an overall width of 53', a two-way drive aisle width of 19', and parking stall dimensions of 9' x 17'. In 22 years of operation at this location, the owners have never had a vehicle collision or fielded a complaint from a customer regarding the parking lot. In comparison, the proposed restaurant in Fort Collins will have a parking lot that is significantly more spacious than the current parking lot at their Denver location. The proposed Fort Collins parking lot, which also includes a double -loaded drive aisle, has an overall width of 56', a two-way drive aisle width of 20% and parking stall dimensions of 9' x 18'. Although these dimensions are smaller than typically required in Fort Collins, it is the owners' strong belief that the proposed parking lot dimensions will not be detrimental to the public good. 2.The Owners believe that the granting of the modification is necessary by reason of the exceptional physical conditions present on the existing site. 3 The current site was originally developed as a gas station and has been utilized as such for the last 60 or so years. As a gas station, the site was designed to accommodate drive -through pump service, not parking. In the current proposed use as a family BBQ Restaurant, there is a need for a significant increase in onsite parking. This need is exacerbated by the fact that there is no on -street parking in the vicinity as the property fronts two busy arterial streets (Mulberrry and Taft Hill). In order to provide the parking required to support a viable business, the owners have closely collaborated with city engineers and planners to maximize the available space while also incorporating requested upgrades such as widening the existing sidewalks and providing street trees along the street frontage. Based on the two points outlined above, the Owners of Brothers BBQ respectfully request that the city allow Modifications of Standards regarding parking lot dimensions for this project. The site plan (attached) illustrates the proposed parking lot dimensions for this project, which the owners believe satisfy the criteria for modification as set forth in the City of Fort Collins Land Use Code (LUC) Section 2.8.2. 2. The existing streetscape is far out of compliance with a number of basic standards for safe sidewalks, street trees, parking lot perimeter landscaping, and walkway connections to the building. A number of variances of standards will be required, with findings regarding certain criteria. Owners have been in regular email and phone communication with Clark re: needed modification of standards. The agreed streetscape improvements are shown on the site plan. 3. Show south edge landscaping -- the existing trees in landscape areas. Existing trees added to site plan 4. The south patio could have an enclosure with 1957 design vocabulary and a planting bed or at least a tree in a cutout. Patio has been designed with 1957 design vocabulary and includes a planter running the length of the patio. 5. The building: thank you for all of the useful drawings. The original architectural drawings suggest potential to reestablish some of the original retro 1957 facade architectural character. E.g., a primary feature would be the garage doors — either with new garage doors, or a large storefront window system that looks like garage doors. Other features are the fascia that will be exposed by removing the red metal covering, building walls (original cmu?), and sign letters. BROTHERS matches the original FRONTIER sign letters, with 8 letters. BARBECUE and CATERING could take the place of WASHING and LUBRICATION over garage doors. For further discussion. All of above suggestions have been incorporated and the original architecture is being restored as much as feasible 6. A unique and responsive design character could add to an overall set of findings to support a unique whole set of variances. Noted 4 7. At least 4 bike parking spaces are required. Bike rack w/ 5 Bike parking spaces added to site plan 8. 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. Got it- thanks 9. 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. See response to comment #1 above Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. HISTORIC SURVEY PRESUBMITTAL REQUIREMENT: At the conceptual review or PDR stage, the applicant is responsible for working with City staff to determine if any structures on a development site are designated historic resources or are eligible for historic designation [LUC 3.4.7(13)(2)]. Staff has provided an initial assessment of the property and has determined that it would be beneficial for our review of the project to have an intensive -level survey conducted by an independent survey professional. This will require a fee of $750. When you are ready to request this information, please contact me at mbzdek@fcgov.com. Historic Survev was completed in Februarv. 2. Because your proposal indicates an interest in restoring some aspects of the properties historic character from the 1960s era of construction, the above survey requirement will produce documentation that will assist in that design and planning process. Your project may also be eligible for financial incentives available for historic restoration projects (tax credits and grants), depending on the level of historic character your project would restore and how you decide to treat the historic features of the structure. Per an email 2/20/2020 from Maren: "I did just get the finalized survey document yesterday, so I've attached it for your review. I hope this more extensive history will serve as further information and inspiration for your project planning. As I guessed would be the case in our initial conversation at the conceptual review meeting, the property is not currently landmark eligible due to the recent alterations, but if you are consideration a restoration process that will be fairly true to the original design, I would be happy to explore historic preservation incentive opportunities to support that effort." Please advise the owners if there are incentives that the current proposed work may qualify for. Department: Engineering Development Review 5 Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. Per Section 3.3.1© of the City of Fort Collins Land Use Code, this project is responsible for dedicating any easements and/or Rights -of -Way (ROW) that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). If the project includes a plat, the dedications will be included as part of that document. If no plat will be processed, the applicant will be required to make the dedications by separate instrument. The applicant will need to submit legal descriptions and exhibits to the City to review as part of this project. The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. There are fees of $250/dedication that will need to be paid to the City upon submittal of the legal descriptions and exhibits. A completed Transportation Development Review Fee application and associated fees will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcqov.com/engineerinq-/devrev.php Agreed upon widened sidewalks is shown on the site plans along with new ROWs. It is understood that the site will need to be re -platted. 2. Mulberry St. is classified as a 4-Lane Arterial roadway in the City of Fort Collins Master Street Plan. The ultimate ROW is to be a minimum of 115 feet (1/2 ROW = 57.5 feet). The existing 1/2 ROW adjacent to this site is approximately 46 feet. An additional 11.5 feet of ROW will need to be dedicated to bring the required'/2 ROW to 57.5 feet along this property frontage. The standard 15-foot utility easement will need to be dedicated adjacent to the ROW as well. The Mulberry St. frontage needs to be improved to the City standard 4-Lane Arterial section with detached sidewalk, parkway, etc. A case could be made to require the 4-1-ane Modified Arterial street section, which reduce the required ROW width to 102 feet total. This would reduce the amount to be dedicated from 11.5 feet to 5 feet. The section would still require a 6-foot detached walk with a more narrow parkway (8 feet vs. 10 feet). Engineering would be willing to also discuss keeping the walk attached along this properties' frontage. This discussion would need to include multiple City departments. If an attached sidewalk is to be considered, it would need to be widened to at least 8 feet wide. See response to comment #1 above . 3. S. Taft Hill Rd. is classified as a 4-Lane Arterial roadway in the City of Fort Collins Master Street Plan. The ultimate ROW is to be a minimum of 115 feet (1/2 ROW = 57.5 feet). The existing'/2 ROW adjacent to this site is approximately 30 feet. An additional 27.5 feet of ROW will need to be dedicated to bring the required'/2 ROW to 57.5 feet along this property frontage. The standard 15-foot utility easement will need to be dedicated adjacent to the ROW as well. The S. Taft Hill Rd. frontage needs to be improved to the City standard 4-Lane Arterial section with detached sidewalk, parkway, etc. A case could be made to require the 4-Lane Modified Arterial street section, which reduce the required ROW width to 102 feet total. This would reduce the amount to be dedicated from 27.5 feet to 21 feet. The section would still require a 6-foot detached walk with a more narrow parkway (8 feet vs. 10 feet). Engineering would be willing to also discuss keeping the walk attached along this properties' frontage. This discussion would need to include multiple City departments. If an attached sidewalk is to be considered, it would need to be widened to at least 8 feet wide. Per email from Spencer on 2/5/2020 Planning, Traffic Operations, FC Moves and Poudre Fire Authority are okay with the layout showing the proposed sidewalk widening (8' attached fronting Mulberry and 10' attached fronting Taft Hill Rd.) and parking layout. 4. The two existing curb cuts closest to the intersection will need to be removed with this project. The remaining access points to Mulberry and Taft Hill will need to be brought up to current City standards, per the Larimer County Urban Area Street Standards (LCUASS). The two curb cuts closest to the intersection are beino removed. 5. Not all of the proposed parking meets City parking setback standards. Parking will need to comply with LCUASS Figure 19-6. Modification of parking standards requested. See response to Planning Department comment #1 above 6. The curb ramp at the comer should be brought up to current City standards (directional ramps). This would mean that the existing crosswalk striping would need to be redone as well. Their should be some further discussion with City Traffic Operations staff to determine if this is feasible or not. Per phone conversation with Spencer on 5/20/2020 it is not anticipated that any changes to the existing corner curb ramp and striping are included in this project. 7. Utility plans will be required for this project. Per emailed engineering responses received from Spencer on 5/11/2020: The determination to require utility plans or not, involves multiple City departments, since these plans include all public improvements (water, sewer, roads, sidewalk, utilities, etc.). Matt determined that the Utilities department would not require utility plans, but Engineering's conceptual comments and the submittal checklist provided by the City did indicate that utility plans would be required. I have decided that Engineering can allow the proposed public improvements (sidewalk, curb and gutter, curb cuts, etc.) to be included in the site plan set, rather than require a separate utility plan set for this project. Per phone conversation with Spencer on 5/20/2020 public improvement details we discussed. They are included on Sheets A105 and A106. Noted Noted B. 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. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 7 10. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. Noted 11. 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/engineerin! /dev-review.php Noted 12. 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. Noted 13. Any public improvements must be designed and built in accordance with the LCUASS. They are available online at: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Noted 14. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Noted 15. With 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. Noted 16. A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed "Information for Development Agreements" form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: Please provide a traffic narrative or letter detailing the expected change in number of daily trips that will occur with your proposed development so we can determine what level of traffic impact study may (or may not) be required. During Public meeting on May 18 the city representative explained that no increase in traffic is expected from the change of use from a gas station to a restaurant and that no further study is necessary. 2. This site will be limited to one access point off of Taft Hill and one access point off of Mulberry, with the preference to have them as far away from the intersection as possible. Noted. Site plans reflect this 3. Will need to work with Engineering on adjacent street and sidewalk improvements that may be needed. Noted. See previous responses to engineering and planning comments above. Department: Erosion Control Contact: Chandler Arellano, carellano@fcgov.com 1. No Comment from Erosion Control. Based upon the submitted Planning Materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1 V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, no Erosion Control Material submittal is needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Though the project at this time requires no erosion control material submittal, the project still must be swept and maintained to 9