Loading...
HomeMy WebLinkAboutPROSPECT 7-ELEVEN STORE NO. 35506 - PDP - PDP120002 - SUBMITTAL DOCUMENTS - ROUND 1 -January 25, 2012 Ms. Courtney Levingston, LEED AP ND, City Planner City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue P.O. Box 580 Ft. Collins, CO 80522 RE: Prospect 7-Eleven Store No. 35506 PROJECT DEVELOPMENT PLAN Dear Courtney: On behalf of the land Developer and Applicant, Verdad Real Estate, we are very excited to present for your review and comment, the attached application of a Project Development Plan for Prospect 7-Eleven Store No. 35506, and appurtenant, requisite documents. The documents have been prepared in accordance with the recommendations made in the Conceptual Review Meeting, which occurred September 19, 2011, and the criteria of the City. Included with this letter are the items indicated on the Submittal Checklist (attached). Following is a summary of the comments, in a letter from the City dated June 08, 2011, by the City and referral agencies as a response to the Conceptual Review. The comments are in the normal font followed by the applicant’s response in bold font: Zoning Contact: Peter Barnes 1. The property is in the NC zone. The use is subject to a Type 1 review. Response: Comment noted 2. The build-to-line standards in 3.5.3(B)(2) apply. This means that the building must be setback at least 10' and no more than 25' from the street right-of-way line along both Prospect Road and Overland Trail. Response: These standards have been followed. 3. The trash enclosure must be at least 20' behind a public street or public sidewalk. Response: These standards have been followed. 4. The building must be a minimum of 20' in height. Response: These standards have been followed. 5. 6% of the interior of the parking lot must be in landscape islands. Response: These standards have been followed. 6. The property is located in the Residential Neighborhood Sign District and the development is considered a Convenience Shopping Center. Sign standards can be found at LUC 3.8.7(E). Response: Comment noted Ms. Courtney Levingston January 25, 2012 Prospect 7-Eleven Store No, 35506 Page 2 Water-Wastewater Engineering- Contact: Roger Buffington 1. 8-inch sewer in Prospect and a 12-inch water main in Overland. The sewer is east of the site with a service extending southwest from the manhole in Prospect to the northeast corner of the site. 2. The existing water service is a 3/4-inch service. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 4. If there will be no changes to the existing water and sewer services, there are no additional comments at this time. Detailed comments on site improvements will be provided during PDP or site plan review. Response: Comments 7 -10 do not require any comment and are noted. Stormwater Engineering- Contact: Glen Schlueter 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas is required. Response: This project has a net increase in pervious area. An exhibit showing the existing and proposed impervious areas has been provided within the Drainage Letter. 2. If there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. Response: There is a decrease in impervious area. However, a site grading plan and drainage letter is included with this submittal. 3. Redevelopment of the site also triggers water quality treatment as described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). (http://www.udfcd.org/downloads/dovvn_critmanual_volill.htm) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: The drainage letter details the construction and post construction water quality BMP efforts. These are consistent with the improvements discussed at a design meeting with City staff on 12/5/11. 4. The drainage outfall for the site appears to be the inlet at the southeast corner of Prospect Rd. and Overland Trail. Response: Drainage follows the historic patterns. This project does not propose to modify this inlet, other than to convey the site runoff captured by an on-site inlet to the exiting inlet. 5. The design of this site must conform to the drainage basin design of the Canal Importation Master Drainage Plan as well the City's Design Criteria and Construction standards. Response: This comment is noted and the City’s criteria have been followed. No changes have been made to drainage patterns. 6. The city wide Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/busineSsibuilders-and- Ms. Courtney Levingston January 25, 2012 Prospect 7-Eleven Store No, 35506 Page 3 developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees, There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area or erosion control measures shown on the site construction plans. Response: As there is no new impervious area over 350 square feet, it is our understanding that these fees do not apply. The erosion control escrow will be provided at the time of construction permitting. Fire Authority- Contact: Ron Gonzales 1. Please have your contractor come to PFA offices to obtain a permit to remove the fuel from the site. Response: This comment is noted. A permit will be obtained prior to any fuel removing efforts. Engineering Development Review- Contact: Marc Virata 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: This comment is noted. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: The TDRF is included with this submittal. 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: This is understood. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: This has been done and a Traffic Letter is included with this application. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer org/engineering/GMARdStds/UrbanSt.htm Response: This comment is noted. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Both Prospect Road and Overland Trail are identified per the City of Fort Collins Arterial Street Standards Map as requiring right-of-way dedication per the full arterial standards of 115 feet; this requires a total of 57.5 feet of half street right-of-way for both streets. For both streets there appears to be approximately 50 feet of existing half street right-of-way. If accurate at 50 feet, an additional 7.5 feet of right-of-way is required to be dedicated for both Overland Trail and Prospect Road in order to meet the full arterial standard half right-of-way width of 57.5 feet. In addition to the right-of-way dedication for Prospect Road and Overland Trail, an additional 15' utility easement behind the right-of-way is required for dedication on both streets. Ms. Courtney Levingston January 25, 2012 Prospect 7-Eleven Store No, 35506 Page 4 Response: This project will dedicate 7.5 feet of right of way along Prospect Road and 7.5 feet of right of way along Overland Trail, to bring the right of way as measured from the ¼ section line which runs down each street, to 57 feet. Additionally, an 8’ utility easement will be dedicated behind the right of way. This modified utility easement has been discussed with the City and received preliminary approval from the impacted utilities and City departments. 7. Detached sidewalk at 6 feet in width should be placed in a manner such that the back of walk coincides with the additional right-of-way dedication for both streets and access ramps at the intersection should be constructed in accordance with LCUASS criteria. The tie in of the sidewalk heading south along Overland Trail to the existing sidewalk, and the termination of sidewalk along Prospect will need to be reviewed and evaluated. Response: this condition has been achieved. 8. Driveway locations and spacing will need to be reviewed in conjunction with a traffic study. Driveway cuts not being used will need to be removed with curb and gutter closing them off. 9. Construction plans will be required and a Development Agreement will likely be recorded and recorded once the project is finalized with recordation costs paid for by the applicant. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Electric Engineering Contact: Alan Rutz 1. Project is subject to normal electric development charges. 2. Submit C-1 form with load requirements 3. Coordinate transformer location with Light and Power. There is an existing single phase transformer on the site. This can be changed out to a three phase transformer if required. Current Planning Contact: Emma McArdle 1. Build-to line (Setback) requirement of 10' - 25' is not met in addition to the direct connecting walkway. What the code is getting at with these standards is for buildings to be the primary focus rather than the parking lot. This would require the lot to be reconfigured flipping the building to the street corner and parking lot behind that. Otherwise a modification would be needed for these standards, which staff would not likely support Response. The lot has been reconfigured to comply with the setback requirements. 2. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response. This comment is noted. A neighborhood meeting has not been held. 3. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Ms. Courtney Levingston January 25, 2012 Prospect 7-Eleven Store No, 35506 Page 5 Response: This comment is noted. 4. 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://vvvvw.colocode.com/ftcollins/landuse/begin.htm. Response: This comment is noted. The LUC were utilized for the project design. 5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: At this time there are no requests for Modification of Standards. 6. Please see the Submittal Requirements and Checklist at: http://wvvw.fcgov.cornidevelopmentreview/applications.php. Response: This comment is noted. 7. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: This comment is noted. 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: This comment is noted. Thank you very much for your consideration of this matter. Should you have any further questions please do not hesitate to contact me at 303-841-9365 or by email kroth@rothengineering.com. Sincerely, ROTH ENGINEERING GROUP, LLC Kevin S. Roth, P.E., LEED AP Managing Member Cc: Jen Volin, Verdad Real Estate