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