HomeMy WebLinkAboutCHICK-FIL-A - CONCEPTUAL REVIEW - N.A. - CORRESPONDENCE --=CONCEPTUAL REVIEW STAFF COMMENTS
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City of Fort Collins
review process (Project Development Plan, Final Compliance)
by City staff and affected outside reviewing agencies.
10. This development proposal is subject to the requirements as
set forth in the City's LUC, specifically Articles 2.
Administration (Development Review Procedures), Article 3.
General Development Standards, and Division 4.21
Commercial District. Copies of Article 3 and Division 4.21 are
available on the City of Fort Collins website @ www.fcgov.com.
Go to Departments, then Planning & Zoning.
11. The City's Current Planning Department will coordinate the
development review process. The required documentation will
be submitted to the Development Review Center with each
phase of development and distributed accordingly to other City
departments and outside reviewing agencies involved in
development review.
12. Drive-in restaurants are permitted in the C District as a Type
2, Planning & Zoning Board Review and public hearing. The
applicant/developer is required to conduct a neighborhood
information meeting prior to formal submittal of the project;
however, as set forth in Section 2.2.2(B) of the LUC, the
Director can determine that the development proposal
would not have significant neighborhood impacts and
waive the requirement to hold a neighborhood meeting. In
this case a neighborhood meeting is not being required.
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
C. Fire hydrants must be the type approved by the water
district having jurisdiction and the Fire Department.
Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow
and spacing requirements include:
* Commercial, 1,500 gpm at 20 psi residual
pressure, spaced not farther than 300 feet to the
building, on 600-foot centers thereafter.
These requirements may be modified if buildings are
equipped with automatic fire sprinkler systems.
However, there is no requirement for this building to be
fire sprinklered.
d. The Fire Code sets forth demolition and construction
requirements for the building.
Please contact Carie, at (970)416-2869, if you have questions
about these comments.
8. Current Planning Department staff offered the following
comments regarding significant concerns:
a. The trash enclosure must be set back at least 20' from a
public street or public sidewalk, per Section 3.5.1(I) (1) of
the LUC.
b. The proposed site plan does not satisfy the orientation to
a connecting walkway standard set forth in Section
3.5.3(B)(1) of the LUC. Therefore, a request for a
Modification of Standard may be necessary.
b. The building placement as shown on the conceptual plan
will probably satisfy the "build -to" line requirement set
forth in Section 3.5.3(B)(2) of the LUC.
9. This development request will be subject to the Development
Review Fee Schedule that is available in the Development
Review Center. The fees are due at the time of submittal of
the required documents for the appropriate development
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City of Fort Collins
CONCEPTUAL REVIEW STAFF COMMENTS
Please contact Doug Martine of Light & Power, at (970)224-
6152, with questions about these comments and/or electric
service to this site.
6. Dana Leavitt, the City's Environmental Planner, offered the
following comments:
a. Any existing trees on the property will require review and
evaluation by Tim Buchanan, City Forester, (970)224-
6361. Contact Mr. Buchanan to schedule a site visit, if
necessary.
b. All trash enclosures proposed for the project shall
comply with Section 3.2.5 of the LUC.
C. There is existing turf grass on the Larimer County No. 2
Canal side slopes.
d. With the demolition of the existing building please
minimize materials going to the landfill.
e. It is being suggested that the developer consider a green
building/LEED concept. The City's Integrated Design
Assistance is a free service to developers.
Please contact Dana, at (970)224-6143, if you have questions
about these comments.
7. Carie Dann of the Poudre Fire Authority (PFA) offered the
following comments:
a. The proposed drive-in restaurant will be considered an
Assembly Occupancy.
b. Address numerals shall be visible from the street
fronting the property (Horsetooth Road) and at the main
entrance to the building. They must be posted with a
minimum of 6 inch numerals on a contrasting
background. (Bronze numerals on brown brick are not
acceptable).
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
b. Water quality treatment is required on all new and
redeveloping sites as described in the Urban Storm
Drainage Criteria Manual, Volume 3 - Best Management
Practices (BMPs). Examples of BMPs appropriate for a
redeveloping a site such as this are "disconnection of
impervious surfaces, bio-swales, discharge of rain
gutters into planning boxes or landscape beds, or even a
rain garden.
C. A grading and construction erosion control plans are
required and must be prepared by a professional
engineer registered to Colorado.
d. The design of this site must conform to the drainage
basin design of the Foothills Drainage Master Drainage
Plan as well the City's Design Criteria and Construction
standards.
Please contact Glen, at (970)224-6065, if you have questions
about these comments.
5. Bruce Vogel of the Light & Power Department offered the
following comments:
a. There is an existing transformer at the northwest corner
of this site, with 120/208 volt 3-phase power. The
transformer must be protected during construction.
b. The proposed change of use to a drive-in restaurant
would have minimal impacts on the existing electric
system here.
C. Light & Power does not consider this proposal to be a
change -of -use on the site; therefore, there will be no
electric development charges associated with the new
drive-in restaurant.
d. Any relocation of or modification to existing electric
services will be the property owner/developer's expense.
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
h. The City will enter into a Development Agreement with
the property owner for this project.
i. Prior to the start of any utility or grading work on the
site a Development Construction Permit (DCP) will
need to be issued. This permit is issued by Engineering.
Please contact Randy, at (970)221-6605, if you have questions
about these comments.
3. Roger Buffington of the Water/Wastewater Department
offered the following comments:
a. Existing mains: 24-inch water main in Horsetooth Road;
12-inch sanitary sewer in a N/S alignment to the east of
the building.
b. There is an existing 1-inch water service which goes into
the north side of the existing building.
C. If a larger water service is needed, development fees and
water rights will be due at building permit.
d. A grease interceptor will be required for the restaurant
use.
Please contact Roger, at (970)221-6854, if you have questions
about these comments.
4. Glen Schlueter of the Stormwater Utility offered the
following comments:
a. It is important to document existing and proposed
impervious area since the fees and drainage
requirements are triggered by the amount of new
impervious area. The city wide development fee is
$4,420/acre ($0.1015/sq.ft.) for new impervious area
over 350 sq.-ft. No fee is charged for existing impervious
area. This fee is to be paid at the time the building
permit is issued. An exhibit and calculations are needed
for documentation of impervious areas.
CONCEPTUAL REVIEW STAFF COMMENTS
contact Matt Baker (970-224-6108) if you have
questions about the Street Oversizing Fees.
b. Transportation Development Review Fees (TDRF) will
apply to this project and are due at the time of
submittal. For more information, see
http: / / fcRov.com/ engineering / dev-review. php.
C. A Transportation Impact Study (TIS) will need to be
submitted with this project. Please contact Joe Olson
(970- 224-6062) with Traffic Operations and Denise
Weston (970- 416-2643) in Transportation Planning
to schedule a scoping meeting to discuss what will be
needed in the TIS. The Colorado Department of
Transportation (CDOT) will also need to review the TIS.
d. With the TIS the City would like to explore ROW
dedication on West Horsetooth Road for a new
eastbound right -turn lane.
e. Please defer to Transportation Planning for sidewalk
requirements around this property.
f. As part of the development proposal on this property
additional street ROW is required.
* Horsetooth Road is a 4-lane arterial street.
Currently there is a 50' ROW from centerline for
West Horsetooth Road. A total of 57.5' of ROW
from the centerline is needed. A 15' utility
easement outside of and next to the ROW is
needed.
* South College Avenue is a 6-lane arterial street. A
total of 70.5' of ROW from the centerline is needed.
A 15' utility easement outside of and next to the
ROW is needed.
g. With this project the applicant will need to prepare and
submit utility plans.
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City of Fort Collins
CONCEPTUAL REVIEW STAFF COMMENTS
a parking lot containing less than 100 spaces shall be
devoted to landscaping as set forth also in Section
3.2.1(E)(5) of the LUC.
d. Section 3.2.2 (C) (4) of the LUC requires that convenient
and secure bicycle parking, in the amount of at least 5%
of the total number of automobile parking spaces, be
provided in the development.
e. The proposed new building is subject to Section 3.5.3 of
the LUC, which deals with building orientation to
walkways and distance from street rights -of way (ROW).
The building location needs to comply with the "build -to"
line standards in Section 3.5.3(B)(2)(c), being at least 10'
and no more than 25' from the West Horsetooth Road
ROW. There are some exceptions listed in the
regulations.
f. Section 3.2.2(H) Drive-in Facilities of the LUC contains
criteria for the design and layout of drive-in facilities for
restaurants and other uses. The exit from the drive-in
restaurant, as proposed, appears to be very difficult and
awkward.
g. Section 3.2.2(J) of the LUC requires a 15' wide landscape
setback area from West Horsetooth Road.
h. The proposed trash enclosure south and east of the
drive-in restaurant building must be set back at least 20'
from the public sidewalk along South College Avenue, as
set forth in Section 3.5.1(I)(1) of the LUC.
Please contact Jenny, at (970)416-2313, if you have questions
about these comments.
2. Randy Maizland of the Engineering Department offered the
following comments:
a. Larimer County Road Impact Fees and Street
Oversizing Fees will apply to this development request
and will be due at the time of building permit. Please
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City of Fort Collins
CONCEPTUAL REVIEW STAFF COMMENTS
MEETING DATE: August 4, 2008
ITEM: Proposed Chick-Fil-A Drive-in Restaurant at the
Southwest Corner of South College Avenue and
Horsetooth Road, in the Cottonwood Shopping
Center
APPLICANT:
LAND USE DATA:
Bruce Hendee
BHA Design
1603 Oakridge Drive
Loveland, CO. 80525
Request new Chick-Fil-A drive-in restaurant (replacing the previous
Nate's sit-down restaurant) on a property at the northeast corner of
the Cottonwood Shopping Center, which is located at the southwest
corner of South College Avenue and Horsetooth Road. The
conceptual plan shows a 4,200 square foot building with parking on
the south side and a drive-in/drive-through lane on the east, north,
and west sides. The entire building would be surrounded by parking
and vehicle lanes, with no direct pedestrian connectivity to public
sidewalks. The property is in the Commercial Zoning District.
COMMENTS:
1. Jenny Nuckols of the Zoning Department offered the
following comments:
a. This property is in the C, Commercial Zoning District in
the City of Fort Collins. The proposed drive-in restaurant
is permitted in the C District, subject to a Planning 8s
Zoning Board (Type 2) review and public hearing.
b. The request will have to comply with all applicable
regulations and standards set forth in Article 3 - General
Development Standards and the Permitted Uses, Land
Use Standards, and Development Standards in
Division 4.21 Commercial District.
C. Section 3.2.2(M)(1) of the Land Use Code (LUC) sets forth
the requirement that at least 6% of the interior space of
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Planning, Development and Transportation Services
Current Planning
City of Fort Collins
August 18, 2008
Bruce Hendee
BHA Design
1603 Oakridge Drive
Fort Collins, CO. 80525
Dear Bruce,
For your information, attached is a copy of the Staff s comments
concerning the request for a Proposed Chick-Fil-A Drive-in
Restaurant in the Cottonwood shopping Center, which was
presented before the Conceptual Review Team on August 4, 2008.
This is a request for a new Chick-Fil-A drive-in restaurant (replacing
the previous Nate's sit-down restaurant) on a property at the
northeast corner of the Cottonwood Shopping Center, which is
located at the southwest corner of South College Avenue and
Horsetooth Road. The plan shows a 4,200 square foot building with
parking on the south side and a drive-in lane on the east, north, and
west sides. The entire building would be surrounded by parking and
vehicle lanes, with no direct pedestrian connectivity to public
sidewalks. The property is in the Commercial Zoning District.
The comments are offered informally by Staff to 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 should have any questions regarding these comments or the
next steps in the review process, please feel free to call me at 221-
6341.
Si erely,
Steve O t,
Project Planner
cc: Stormwater Utility
Traffic Operations
File
281 North College Avenue — P.O. Box 580 — Fort Collins, CO 80522-0580 — (970) 221-6750 — FAX (970) 224-6134