HomeMy WebLinkAboutBROTHERS BBQ - PDP200005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins
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June 19, 2020
Chris O'Sullivan
NCO REAL ESTATE COMPANY LLC & BROTHER'S BBQ
4645 W Colfax Ave
Denver, CO 80204
RE: Brothers BBQ, PDP200005, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Brothers BBQ. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email
at tbeane@fcgov.com.
Community Development
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6669
970.224.6134 - fax
lcgov. com/developmentrevie
Brothers BBQ Review Comments Dated June 19, 2020 and Architect Responses
July 9, 2020
KEY:
City comments in BLACK font
Nathan Hall, Architect responses in RED font
Comment Summary:
Department: Planning Services
Contact: Clark Mapes, 970-221-6225,
Topic: General
Comment Number: 1
cmapes@fcgov.com
Comment Originated: 06/02/2020
Thank you for the modification request for the parking dimensions. I will
continue to assist with other Modifications needed, for parking lot landscaping
and a the status of the commercial uses at this corner which do not fit today's
code requirements for commercial uses to be in a'Neighborhood Center' as
defined. Landscaping will come up for discussion in terms of the existing trees
at the southeast corner of the site.
Noted. See updated electrical engineering drawings included with the submittal.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 7
Comment Originated: 06/16/2020
6/16/2020: FOR HEARING
On sheet A103, the legend shows that "R" signifies a tree to be removed.
However, I believe the applicant intends to preserve most, if not all, of the trees
that have the R placed over the symbol. Please edit the legend to state that R
means existing tree to remain. Additionally, in the tree inventory and mitigation
table, tree 4 is to protect and tree 5 is to be removed. The X and R on these
symbols reflect the opposite of what is stated in the table. Please revise.
This has been revised. See Sheet A103
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jynxwiler@poudre-fire.orq
Topic: General
Comment Number: 1
Comment Originated: 06/15/2020
06/15/2020: FOR HEARING
WATER SUPPLY - As noted during conceptual review, a fire hydrant is
required. The applicant is requesting a modification to standard. That request is
currently under review by the fire marshal. If denied, a hydrant will be required on
the property or as an offset, the building may be equipped with an automatic fire
sprinkler system.
Per phone conversation with Jim Lynxwiler on 6/25/2020 the fire marshal is not requiring a fire
Comment Number: 2 Comment Originated: 06/15/2020
06/15/2020: FOR HEARING
EAE DEDICATION - The fire lane requires dedication. This is best
accomplished through the required plat. The fire lane need only be dedicated
from the property line connection on S Taft Hill Road, west to the east facing
side of building in order to meet minimum coverage of 150 feet access to all
portions of building's perimeter. This will prevent the fire lane from impacting
utility placement along the south side of property. Please identify limits of fire
lane dedication on the plans.
Per phone conversation with Jim Lynxwiler on 6/25/2020 the fire marshal is not requiring a fire hydrant.
Comment Number: 3
Comment Originated: 06/15/2020
06/15/2020: FOR FDP APPROVAL
FIRE LANE SIGNAGE - Two, No Parking - Fire Lane signs are currently labeled
on the plans. The furthest one east should remain as currently shown. With the
fire lane change noted above, please move the western most sign toward the
east so as to coincide with the westernmost limits of the fire lane.
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Emergency Access Easement extents and details coordinated with PFA via conference call with Jim Lynxwiler on
6/25/2020 and incorporated in latest submittal (See sheet A102)
Comment Number: 4
Comment Originated: 06/15/2020
06/15/2020: INFORMATION ONLY
PATIO EXISTS - Two exists from the patio are shown and two are required.
Patio exists shall not be gated or otherwise obstructed unless equipped with
approved egress hardware (eg. panic hardware).
No gate is planned and none is shown on the site plan set (See sheet Al
Department: Building Services
Contact: Katy Hand, khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
Comment Originated: 06/15/2020
06/15/2020: For Building Permit: Be aware that outdoor seasonal patio
occupancy must now be included in the required plumbing fixture count.
Noted, The code analysis on Sheet A001 reflects that the seasonal patio
occupancy is included in the required plumbing fixture count.
Department: Technical Services
Contact: Jeff County, 970-221-6588, (county@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/09/2020
O6/09/2020: FOR HEARING:
This property is not platted. Does it need to be platted?
A plat is included in the latest submittal.
Noted
Comment Number: 2
Comment Originated: 06/09/2020
06/09/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
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Noted
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: As noted in your conceptual review, this project isn't subject to
historic review regarding the exterior alterations to the building because the
survey form determined that the building, as is, does not qualify as a historic
resource due to lack of integrity.
Because your project constitutes a historic restoration project, generally
speaking, it might be worth considering whether it would meet the historic
character/integrity requirements for a local landmark once the project is
complete. If we could establish that the answer is yes (through further evaluation
with the Historic Preservation Division), AND if you wished to designate the
property in order to take advantage of the state tax credit opportunities for
historic properties, you would want to begin that dialogue with us before any
significant work on the building exterior begins. If this is of interest to you,
please contact me asap.
Noted; owners have decided not to designate property as historic property.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/15/2020
06/15/2020: FOR HEARING/NEXT SUBMITTAL
This lot is not recognized as a platted lot in the City of Fort Collins, which is a
requirement of being able to develop a lot. A plat will need to be processed
and approved with this project to create a legally platted lot. The plat will be the
mechanism to dedicate all proposed easements and road right-of-ways for this
project. It appears that the following easements will need to be dedicated:
15-foot utility easement adjacent to Mulberry St. ROW, 15-foot utility easement
adjacent to Taft Hill Rd. ROW, Emergency Access Easement, on -site utility
easement for Light and Power. Right -of -Way (ROW) dedication should be to
the proposed back of walk for Mulberry St. and Taft Hill Rd. A second submittal
will not be reviewed without a plat. Please coordinate with City staff if there are
questions on plat requirements.
Plat is included in latest submittal
Comment Number: 2
06/15/2020: FOR FINAL
Comment Originated: 06/15/2020
The demolition and relocation plan needs to contain more information and
details for all demolition and relocation of existing infrastructure. See redlines
for more details.
Demo notes and details coordinated with Spencer via teleconference call on 6/30/2020 and incorporated in latest
submittal (See sheet Al01)
Comment Number: 3
Comment Originated: 06/15/2020
06/15/2020: FOR FINAL
Identify specific curb type (vertical) for all proposed curb and gutter in the public
right-of-way.
Curb notes and details coordinated with Spencer via teleconference call on 6/30/2020 and incorporated in latest
submittal (See sheet A103)
Comment Number: 4
Comment Originated: 06/15/2020
06/15/2020: FOR HEARING
The existing light pole at the southeast corner of the site will need to be
relocated. As previously discussed, please call out the removal and relocation
of the pole on the plans. This needs to be coordinated with the City Light and
Power staff. Please note that while the City crews will relocate the pole, the cost
will be the responsibility of the developer.
UPDATE: I have included Figure 16-1 from the LCUASS that shows some
standards for pole separation minimums when located between the sidewalk
and the street. This may make the most sense for this site, due to the existing
trees and proposed fence at the property line that may make relocation behind
the sidewalk difficult.
Light pole is to remain in its current location per an onsite meeting with developer, Spencer Smith, Clark Mapes and
Rob Irish on 6/26/2020 and confirmed via an email from Spencer Smith on 6/26/2020. Per Spencer's email: ",lust to
summarize for everyone: based on the information that the existing light pole is not on the Brother's BBQ lot and will
not be impacted by the construction of the widened sidewalk to the property line, we will be okay with leaving the
existing pole where it is. When the widened walk is extended south in the future, the pole will need to be relocated to
allow for the construction of the walk and to meet City standards, per LCUASS Fig. 16-1."
Comment Number: 5
Comment Originated: 06/15/2020
06/15/2020: INFORMATION ONLY
Please coordinate with PFA to determine the appropriate layout of the
emergency access easement. The easement should be shown on the plans.
Emergency Access Easement extents and details coordinated with PFA via conference call with Jim Lynxwiler on
6/25/2020 and incorporated in latest submittal (See sheet Al02)
Comment Number: 6
Comment Originated: 06/15/2020
06/15/2020: INFORMATION ONLY
The sight line plan does not need to be included in the plans. See redlines for
some more information.
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Noted, the traffic sight line plan sheet has been removed. Sheets A105 and A106 have been renamed Sheets A104
and A105 respectively.
Comment Number: 7
Comment Originated: 06/15/2020
06/15/2020: FOR FINAL
A Development Agreement will be required for this project. A draft of the
agreement will be prepared by the City after the first final plan submittal. Prior
to preparing the draft, I will need the development agreement information form
to be completed by the developer. This form is available at:
https://www.fcgov.com/engineering/devrev.php. This form can be submitted at
any time. If the form is not submitted with the first final plan (FDP) submittal, it
could delay preparation of the draft DA.
Noted, Owners have completed Development Agreement Information form (attached)
Comment Number: 8
Comment Originated: 06/15/2020
06/15/2020: INFORMATION ONLY
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.
Noted, bollards in front of the planter and are shown to be demo'd (Sheet A101) and additional concrete will be added in
the space between the planter and the ADA sidewalk ramp. Notes and details coordinated with Spencer via
teleconference call on 6/30/2020 and incorporated in latest submittal (See sheet A103)
Comment Number: 9
Comment Originated: 06/15/2020
06/15/2020: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Noted, owners understand this permit may be applied for following development proposal approval and application will
be provided to owners by Development Review Engineer. The application will be completed and all fees paid at that
Comment Number: 10
Comment Originated: 06/15/2020
06/15/2020: FOR HEARING
There are a couple of Engineering variances that need to be formally requested
prior to hearing. The variance from the typical street sections for Mulberry and
Taft Hill is one. The other is the variance from the LCUASS parking setback
standards (per Figure 19-6). Please coordinate with me and refer to the
LCUASS section 1.9.4 for variance request procedures. The section can be
found at: https://www.larimer.org/sites/detault/files/ch01 2016 pdf
Street Section Variance request was discussed with Spencer via teleconference call on 6/30/2020 and draft variance
letters were shared via emails on 7/6/2020 and 7/7/2020 — Variance letter is incorporated in latest submittal.
Parking setback variance request is no longer needed as parking in that area has been removed.
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Noted
Noted
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887,
Topic: General
Comment Number: 1
mwilkinson@fcgov.com
Comment Originated: 06/11/2020
06/11/2020: FOR INFORMATION
The traffic narrative has been received and reviewed. The anticipated change
in use from a gas station to a restaurant does not create a significant increase
in vehicular traffic that would meet the threshold of requiring a more detail traffic
study. The roadway infrastructure to built out, and the proposal is closing two
access locations. No further traffic review is required.
Comment Number: 2
Comment Originated: 06/11/2020
06/11/2020: FOR INFORMATION
Thank you for working with the Engineering Department on improvements to the
pedestrian facilities.
Department: Floodplain
Contact: Claudia Quezada,
Topic: Floodplain
(970)416-2494, cquezada@fcgov.com
Comment Number: 3
Comment Originated: 06/15/2020
06/15/2020: FOR HEARING: Please include the following notes on the site plan
(Sheet A103) and replace notes on Sheet A102:
1. "A portion of this property is located in the City -regulated, 100-year Canal
Importation floodplain. Any development within the floodplain must comply with
the safety regulations of Chapter 10 of City Municipal Code. The Developer
shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all
applicable floodplain use permit fees prior to commencing any construction
activity (building of structures, grading, fill, detention ponds, bike paths, parking
lots, utilities, landscaped areas, flood control channels, etc.) within the City of
Fort Collins floodplain limits as delineated on the Final Development Plan
Documents for this Development."
2. "Per section 10-45 of City Code, any construction activities, nonstructural
development (curb -cuts, driveways, sidewalks, vegetation, etc.) in the regulatory
floodway must be preceded by a No -Rise Certification, which must be prepared
by a professional engineer licensed in the State of Colorado."
Notes have been added replacing previous notes from last submittal (See sheet A102)
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Comment Number: 4
Comment Originated: 06/15/2020
06/15/2020: FOR HEARING: Please include floodplain boundaries on sheet
A103. Does not have to be hatched, can do the outline and labels.
Notes and linework have been added (See sheet Al03)
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
Topic: General
Noted
Comment Number: 1
Comment Originated: 06/08/2020
06/08/2020: FOR INFORMATION:
Thank you for providing the 'simple grading plan.' If future submittals include site
or grading changes that are not shown on these plans, please contact Matt
Simpson at masimpson@fcgov.com to coordinate and determine what
requirements, if any, will apply.
Department: Water -Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 06/08/2020
O6/08/2020: FOR HEARING:
Utilities will need confirmation that the existing 3/4-inch water service is sufficient
for the proposed restaurant. This typically takes the form of a 1-page memo
and supporting water demand calculations from the project mechanical
engineer. This will be required with the Round 2 submittal. I encourage you to
contact me with any questions at masimpson @fcoov.com.
Noted. Memo from plumbing engineer is included in the latest submittal.
Comment Number: 2
Comment Originated: 06/08/2020
06/08/2020: FOR HEARING:
Thank you for proposing a grease interceptor. The plans show this interceptor
vault is about 1.3-feet from the existing water service. The City's standard is
6-feet separation. Please revise the plans to provide this separation or discuss
options with us if not possible.
Plans have been revised (See sheet Al
Comment Number: 3
Comment Originated: 06/09/2020
06/08/2020: FOR INFORMATION:
Once the water service sizing is confirmed, we can provide a fee estimate for
development fees and review fees. These fees are paid when the building
permit is issued.
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Noted
Comment Number: 4
Comment Originated: 06/09/2020
06/09/2020: FOR HEARING:
On plans sheet Al02, the existing gas service line is mislabeled as "4-inch
sanitary sewer". Please review and revise plan sheets to correct.
This has been corrected (See sheet Al
Comment Number: 5
Comment Originated: 06/17/2020
06/17/2020: FOR HEARING:
Please confirm if there is an existing "sand/oil" or "oil/water" separator onsite.
This may be connected to floor drains in the existing auto bays. If one is
present, please show on plans and explain what will happen with it.
Comment Number: 6
Owners have hired a company to verify if any separators exist onsite. If they are found, company
will fill and cap according to city/state regulations.
06/22/2020: FOR HEARING:
"New Comment"
On the site plans, please show and label the existing water meter and curb stop. Please see attached redlines for more
information.
Water meter is located inside the buildinq. This has been added to the site plan (See sheet Al
Comment Number: 7
06/22/2020: FOR HEARING:
"New Comment"
On Sheet A103, there is a proposed tree located between the existing water and sewer services.
Utilities requires 6-ft min separation between trees and water or sewer services. Please shift the location of the tree
to provide this separation and label separation on the plans. Please see attached redlines for more information.
Tree location has been slightly adjusted to reflect 6' separation requirement (See sheet A103)
Noted
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 06/09/2020
06/09/2020: Light & Power is currently working with the contractor to replace
the existing single-phase service to the building with a new 3-phase service.
This will require replacing the existing single-phase pad mount transformer with
a new larger 3-phase pad mount transformer.
Comment Number: 2
Comment Originated: 06/09/2020
d
06/09/2020: The existing conditions plan does not really indicate the exact
location of the existing transformer nor does it show the exact location of the
existing electric lines. Please show this.
Existing transformer location and electrical lines have been added to the existing site/demo plan (See sheet A101).
New 3-phase transformer location has been added to site plan (See sheet A103)
Comment Number: 3 Comment Originated: 06/09/2020
06/09/2020: Please field verify and show, on the site plan, the location of the
new 3-phase pad mount transformer and the electric lines feeding the
transformer. Will there be a conflict with the 20' clear fire lane and the location of
the new 3-phase transformer?
New transformer location and electrical lines have been added to the site plan (See sheet Al03) There is no
conflict with the fire lane.
Comment Number: 4
Comment Originated: 06/09/2020
06/09/2020: The Site Plan indicates the existing streetlight to be relocated.
Please show the proposed location of the new streetlight on the plan set so
Forestry and other departments can weigh in on the proposed location.
Will the two trees be completely removed, trunks and all, so that Light & Power
has a clear path to set the new streetlight?
Light pole is to remain in its current location per an onsite meeting with developer, Spencer Smith, Clark Mapes and
Rob Irish on 6/26/2020 and confirmed via an email from Spencer Smith on 6/26/2020. Per Spencer's email: ;lust to
summarize for everyone: based on the information that the existing light pole is not on the Brother's BBQ lot and will
not be impacted by the construction of the widened sidewalk to the property line, we will be okay with leaving the
existing pole where it is. When the widened walk is extended south in the future, the pole will need to be relocated to
allow for the construction of the walk and to meet City standards, per LCUASS Fig. 16-1."
Comment Number: 5 Comment Originated: 06/09/2020
06/09/2020: The Site Plan indicates that the owner is not responsible for the
relocation of the existing streetlight. The relocation of the light is considered
system modifications and the owner/developer will be financially responsible for
relocating the existing light and bringing it up to current standards. Please
remove " owners not responsible" from the plan set.
Light pole is to remain in its current location per an onsite meeting with developer, Spencer Smith, Clark Mapes and
Rob Irish on 6/26/2020 and confirmed via an email from Spencer Smith on 6/26/2020. Per Spencer's email: ',lust to
summarize for everyone: based on the information that the existing light pole is not on the Brother's BBQ lot and will
not be impacted by the construction of the widened sidewalk to the property line, we will be okay with leaving the
existing pole where it is. When the widened walk is extended south in the future, the pole will need to be relocated to
allow for the construction of the walk and to meet City standards, per LCUASS Fig. 16-1."
Comment Number: 6 Comment Originated: 06/09/2020
06/09/2020: The proposed streetlight location and any existing and/or
proposed Light & Power electric facilities will need to be in a Utility Easement.
Please show the Utility Easement on the plan set.
Utility easement has been added to the site plan (See sheet A103) There is no conflict with the fire lane.
Noted
Comment Number: 7
Comment Originated: 06/09/2020
06/09/2020: 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: Environmental Planning
Contact: Scott Benton, sbenton@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 06/11/2020
06/11/2020: FOR HEARING: Given the site's historical use as an automotive
repair shop, a Phase I Assessment was conducted (dated 09/07/2017) which
provided recommendations for the following remedial actions:
-Permanent closure of the two underground storage tanks.
-General housekeeping (removing vehicles, batteries, tires, substances, etc.).
-Drainage of the central drain in the rear bay of the oil/water interceptor system.
-Installation of four monitoring wells to establish baseline conditions of potential
contamination of subsurface soils and/or groundwater.
Documentation was received (dated 06/11/2020) from the State of Colorado
Division of Oil and Public Safety stating that the underground tanks have been
removed and that petroleum contamination has been remediated. Please
clarify what additional actions have been taken and/or are planned to address
the remaining recommended remedial actions contained in the Phase
Assessment.
General housekeeping has been completed along with certified removal of tanks and contamination. As mentioned
above, owners have hired a company to determine if there is an existing oil/water interceptor system. If so, it will be
properly filled and capped and documentation will be provided.
Comment Number: 2
Comment Originated: 06/12/2020
06/12/2020: FOR HEARING: Thank you for indicating that exterior lighting will
full -cutoff. Additional information is needed in the Lighting Fixture Schedule to
insure that all exterior luminaires are below 3000K nominated correlated color
temperature (CCT) (LUC 3.2.4[D][111).
Comment Number: 3 Comment Originated: 06/12/2020
06/12/2020: FOR HEARING: A photometric plan is needed to insure that
maximum on -site lighting levels do not exceed 10 foot -cantles (LUC3.2.4[D][7])
and that light levels measured 20 feet behond the property line of the site
(adjacent to residential uses or public rights -of -way) do not exceed 0.1
foot-candles.
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