HomeMy WebLinkAboutBLOCK 126 616 SOUTH COLLEGE AVENUE WAFFLE HOUSE - Filed CS-COMMENT SHEETS - 2004-11-05Dafe: Z/`f Time: b�SIQ
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66
Please match site, landscape and utilty plans (ie - driveway width).
Done.
Topic: Grading Plan
35
Please provide additional spot elevations as redlined.
Done.
They are needed to assess drainage.
36
How do the new grades tie into existing grades?
Proposed contours now tie in to existing contours.
37
Contours should be extended a minimum of 50' offsite. (Or spot elevations, if necessary
due to lack of contours).
Surveyor.
38
Some spot elevation values seem to conflict with the contours. See plan for example.
Agree - changes made.
Topic: Landscape Plans
14
Please show all utilities on the Landscape plan.
All utilities are shown on the landscape plan.
Topic: Overall Utility Plan (C-1)
27
Please show driveway to standards. See Figure 7-29B and table 8-2 of the Larimer County
Urban Area Street Standards.
Done.
28
Please show and label driveway as concrete to the ROW line.
Done.
29
Please show existing buildings adjacent to the site as well as the east edge of the alley
ROW. This relates to comment #42 under the General heading, above. The point is to
consider the site in context rather than in isolation to show how it ties into its surroundings.
Several other specific comments reflect this general need.
Surveyor.
30
Page 5
Where does the gas line go (north side of the building)? Is it existing? Is it in an utility
easement?
Note added for contractor to coordinate with the gas company for exact routing. The existing
gas line is not shown on the survey. This will be a new gas line.
31
Please show the existing driveway,to the north of the site.
Surveyor
32
Please design the driveway connection to the alley according to Figure 7-11 F, Detail 1
(LCUASS).
Detail and note added to plans showing alley connection.
33
The site plan shows more curb and gutter along the parking lot edges than the utility plan
does. Please clarify, and match all plans.
Done
34
Please remove unnecessary items as redlined.
Done
Topic: Site Plan
15
Please show curb and gutter locations. This relates to comment #72 by Advance Planning.
Curb and gutter is shown.
16
Please label the parallel parking stalls.
Done.
Topic: Traffic Study
11
Although Traffic Operations waived a TIS for this project, traffic numbers will still be needec
for several reasons:
1. CDOT will require data for the State Highway Access Permit needed for this project.
2. The ADT of the parking lot is needed to process the variance request for the parking
setback from College.
3. The number of trips anticipated on the alley is required to determine whether alley
improvements will be required at this time, or only Contribution in Aid for frontage
improvements to the alley to be constructed at a later date. If the number of trips is small
enough, then the City would entertain a Variance request to constructing the improvements
at this time, but the developer would still be obligated to participate in improving the alley to
its ultimate standards in the future.
Traffic numbers may be in a narrative document or letter explaining the proposed use traffic
(trip generation and distribution only) and the existing or previous facility use traffic. More
comments may be expected based on this traffic review.
Page 6
Topic: Utility Plans
22
Please locate the city's signature block on the lower right hand corner of each sheet except
for the topographic survey (typ).
Done.
25
Please provide a legend for each sheet.
Done.
26
Please show existing features with a ghosted line weight.
Done
Department: PFA
Topic: General
Issue Contact: Michael Chavez
43
Address Numerals: Address numerals shall be visible from the street fronting the property,
and posted with a minimum of 6-inch numerals on a contrasting background. (Bronze
numerals on brown brick are not acceptable) 97 UFC 901.4.4
44
Water Supply: No commercial building can be greater then 300 feet from a fire hydrant.
Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual
pressure of 20 psi. 97 UFC 901.2.2.2
45
A Hood and Duct Fire Suppression system shall be required. The system plans shall be
submitted to Joe Jaramillo (PFA) for review and approval prior to installation.
Department: Police
Topic: Construction Drawings
10
Issue Contact: Joseph Gerdom
Friendly suggestion on lighting: less than .5 fc at rear entrance and at trash enclosure; 1 fc
would promote greater security and sense of safety.
Calculations and Letter completed. (Sent via Fed -Ex).
Department: Stormwater Utility
Topic: Drainage
47
Issue Contact: Wes Lamarque
Please include a letter or brief drainage report describing existing and proposed flows, with
supporting calculations, (C-factors, T.O.C., etc.). Discuss how flow is either reduced or the
same as existing conditions. Also, discuss how water quality will be improved with the
landscape strip along the south side of the lot (i.e. this strip provides a break in
imperviousness as discussed in Volume 3 of the UDCM.)
Topic: Erosion/Sediment Control
56
1. Please include a discussion of this in the above -mentioned report or letter, with
calculations.
Done
Page 7
2. Grading Plan needs to have standard erosion control notes. (A page of notes listed in the
Fort Collins Storm Drainage Criteria Manual, page 2-6.) Call Bob Zakely at 221-6700 with
any questions.
Done.
Topic: Grading Plan
49
Please show contours 50 feet off property boundary on all sides.
Surveyor.
50
Please tie-in proposed contours with existing contours.
Done.
51
Please show all corner lot elevations.
Done.
52
Please show basin delineations on grading plan. Is any flow directed to College Avenue?
No additional flows can be directed to College per CDOT.
Delineations are shown on the grading plan. Less flow should be directed to College Street
as the parking lot high point has moved closer to College Street. Only the driveway runoff
will flow to College Street.
53
Please show more spot elevations along the swale and at critical areas in the parking lot.
See redlined grading plan.
Done.
54
Please show a cross-section of the Swale to document that flows will be directed to the east
and not flow up against the builidng to the south.
Done.
55
The site plan shows a curb along the south side of the parking lot and the grading plan
shows no curb. It is assumed that a concrete strip curb is proposed that will be flush with
the asphalt to allow drainage to flow into the swale. Please clarify.
Coordinated.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Site Plan
62
Please provide a bike rack near the entrance of the building. Refer to LUC 3.2.2 (C.4.c) for
minimum design requirements for function and durability. Also, label the existing bike racks
on the site plan as 'Ex. City Bike Racks.'
Bike rack located under ex. Elm tree. Ex. bike racks labeled as Ex.City Bike Racks.
63
Page 8
Increase walkway connecting the entrance of the building and the street sidewalk to 6 feet
minimum to back of curb.
Done.
64
Show the College Avenue sidewalk as a continuous sidewalk with a break in the driveway,
as it exists. Can existing sidewalk be retained undamaged? On a related issue, other
comments call for showing how existing paving will be cut and patched back together with
new development.
Done.
65
Parallel parking on College Ave. requires a minimum of 6 feet of setback from the edge of
the driveway cut.
Parallel parking on College has been moved to a 6' setback from driveway cut.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
57
Show all water and sewer lines on the landscape plans and provide the required separation
distances. Call Jeff Hill at 221-6674 for distances. Also, maintain 10 feet of separation
between all water and sewer lines which parallel each other.
59
Clearly label all sanitary sewer cleanouts located in traffic areas as "Traffic Rated" and
provide a traffic rated clean out detail on the detail sheet.
Done.
60
The existing water service to this site is a 3/4-inch service. Plans call for a 1 1/4-inch water
service. Is a new water service to be installed? Of so, call Jeff Hill to discuss information
that will be required to provide the larger service. Show and label curb stop and meter
locations for water service.
Using existing meter and curb stop.
61
Provide current City of Fort Collins grease and oil interceptor detail on the detail sheet.
See site, landscape and utility plans for other comments.
Done.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: General
1
This isn't in the neighborhood sign district, so signage locations do not need to be shown.
Please remove signage from building elevations - separate review and permit is required.
We are showing the sign for reference only. We will submit for a separate review.
3
Page 9
General Notes #1 - we want to know the actual height of the building, not what is allowed by
code.
The building height is 20'-0".
On the elevations, please label as north, south, east and west.
Front is West, Rear is East, Right is South and Left is North. Indicated on drawings.
6
3.5.3(D)(2)(a) Re- long block wall - building bays shall be a maximum of 30' in width
Building has been modified to fit Land Use Code. Indicated on drawings.
7
Landscape note #5, remove reference to phasing - this can only be one phase - too small
for more than that.
Landscape note #5, reference to phasing has been removed.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750. Also, please return reclined plans when you
re -submit.
Thank you for your attention to these matters.
Clark Mapes
City Planner
Page 10
REVISION
COMMENT SHEET
DATE: July 31, 2002 TO: Technical Services
PROJECT: #17-02 Waffle House PDP - Type I (LUC)
All comments must be received by Clark Mapes no later than the
staff review meeting:
August 21, 2002
EJNo Comment
Problems or Concerns (see below or attached)
**PLEASE IDENTIFY YOUR REDLINES FOR FUTURE
I 1 i REFERENCE**
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Date: Signature:_
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat , Site — Drainage Report _ Olher
_ Utility '--Redline Utility — Landscape
d: v Project Comments Sheet
City of Fort Coll �dSelected Departments
ins
Department: Engineering
Date: .August 21, 2002
Project: 'WAFFLE HOUSE, 616 S. COLLEGE AVE. PDP - TYPE 1 (LUC)
All comments must be received by CLARK MAPES in Current Planning no later than
the staff review meeting:
August 21, 2002
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: General
13 Clearly dimension and label all ROW/easements/property lines on all plans.
18 Please see redlined plans for any additional comments.
42 Existing features should be shown for a minimum of 150' beyond the project limits.
66 Please match site, landscape and utilty plans lie - driveway radius).
76 The sheets for the utility plan set should be bound together. Stapling the pages would be acceptable, but loose
sheets are not.
77 Alley improvements will not be required at this time, but the Waffle House will be responsible for their portion of
alley improvements at such time as the City deems the Improvements should be made.
78 As stated in the attached letter, the variance request for parking setbacks was only partially improved. Parking
space #I needs to be removed.
79 With the wheel stops added in the parking lot, the parking spaces are reduced by 2 feet, not meeting the
minimum 17' length.
81 FYI- City will not maintain special paving patterns in the ROW.
Also, building footing/eaves/etc. must not extend into the ROW.
82 Most of these comments are repeat comments and need to be addressed. If you have any questions regarding
the engineering comments, please feel free to contact Katie Moore at (970) 221-6605.
83 Please remember to include all redlines with resubmittals. I did not receive my site plan redlines with this
submit al. (8.1I2.02) C/ _
Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat V- Site Drainage Report Other
Utility Redline Utility C Landscape
Page 1
92 A CDOT access permit will be required of this project since College Ave Is a State Highway. Please contact Tess
)ones of the Region 4 Traffic office for further information.
93 Please show any street cuts needed. If street cuts are needed In College Avenue, a CDOT Utility Access Permit
will be required. Also, please add the following note to the plans if a cut is needed: Limits of street cut are approximate.
Final limits are to be determined in the field by the City Engineering Inspector. All repairs are to be In accordance with
City street repair standards.
Topic: Utility Plans
22 Please locate the city's signature block on the lower right hand corner of each sheet except for the topographic
survey (ryp).
25 Please provide a legend for each sheet.
26 Please show existing features with a ghosted line weight.
Topic: Cover Sheet -Utility Plans
19 Please re -title the cover sheet as:
Utility Plans for
Waffle House, 616 S. College Ave.
Lot 9, Block 126, City of Fort Collins, Larimer County, Colorado
Month, 2002
(Repeat B.12.02)
20 Benchmarks should be referenced in note #40. A separate heading is not needed. Please be sure to reference
two benchmarks, as required. (repeat B.12.02) The descriptions of the benchmarks are still missing.
21 Please label the topographic survey as (for Information only) on the index, and rename sheet c.1 as the Overall
Utility Plan.
Topic: Demolition Plan
24 Is note #9 needed? It seems that all existing asphalt Is planned to be demolished.
Topic: Grading Plan
37 Contours should be extended a minimum of 50' offslte.
80 Please more clearly label existing contours
Topic: Overall Utility Plan (C-1)
28 Please show and label driveway as concrete to the ROW line.
f/ 29 Please show existing buildings adjacent to the site as well as the east edge of the alley ROW.
�`--' 30 Where does the gas line go (north side of the building)? Is it existing? Is it In an utility easement?
7 31 Please show the existing driveway to the north of the site.
34 Please remove unnecessary Items as redlined.
Page 2
Project Comments Sheet
Selected Departments
City of Fort Collins
Department: Engineering
Date: March 24, 2003
Project: WAFFLE HOUSE, 616 S. COLLEGE AVE. PDP - TYPE 1 (LUC)
All comments must be received by Clark Mapes in Advance Planning, no later than
the staff review meeting:
No Review Date
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: Cover Sheet - Utility Plans
Number: 20 Created: 4/26/2002
Benchmarks should be referenced in note #40. A separate heading is not needed. Please be sure to reference two
benchmarks, as required. (repeat 8.12.02) The descriptions of the benchmarks are still missing.
(REPEAT 3.24.03) - The descriptions provided do not match the referenced benchmarks. Please provide the benchmark
descriptions as called out in the City of Fort Collins Vertical Control. The City no longer uses bonnet bolt or black bolt
data.
Topic: Detail Sheet
Number: 101 Created: 3/24/2003
The concrete detail shown, detail 16, should be labeled for on -site use only, not for use in the ROW. Pavement
depths/designs are called out in LCUASS.
Topic: General
Number: 18 Created: 4/26/2002
Please see reclined plans for any additional comments.
Number: 42 Created: 4/26/2002
Existing features should be shown for a minimum of 150' beyond the project limits.
Repeat 3,24.03
Number: 77 Created: 8/12/2002
Alley improvements will not be required at this time, but the Waffle House will be responsible for their portion of alley
improvements at such time as the City deems the improvements should be made.
Number: 81 Created: 8/12/2002
FYI- City will not maintain special paving patterns in the ROW.
Also, foots ,eess/eetcc.. must not extend into the ROW. v
ebb t° LA6/!.0 GC
S¢gnature Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other_
Utility Redline Utility � Landscape
Page 1
PROJECT
lAvw
moo: COMMENT SHEET
City of Fort Collins
Current Planning,
DATE: April 3, 2002 TO: Technical Services
PROJECT: #17-02 Waffle House, 616 S. College Avenue PDP -
Type 1 (LUC)
All comments must be received by Ted Shepard no later than the staff
review meeting:
May 1, 2002
Note - Please identify vour redlines for facture reference
11 1 1,C4( �.ESCti�/ OLA IIi )`,— I�
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Name (please print)
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat —Site Drainage Report _Other
_Utility _Redtine Utility _Landscape
6a
City of Fort Collins
Repeat 3.24.03
Number: 82 Created: 8/12/2002
Most of these comments are repeat comments and need to be addressed. If you have any questions regarding the
engineering comments, please feel free to contact Kade Moore at (970) 221-6605.
Number: 92 Created: 8/21/2002
A CDOT access permit will be required of this project since College Ave is a State Highway. Please contact Tess ]ones of
the Region 4 Traffic office for further information.
Repeat 3.24.03 - A CDOT access permit application along with 5 sets of approved plans need to be submitted to the City
for Tess to approve prior to any construction in the ROW.
Number: 93 Created: 8/21/2002
Please show any street cuts needed. If street cuts are needed in College Avenue, a CDOT Utility Access Permit will be
required. Also, please add the following note to the plans if a cut is needed: Limits of street cut are approximate. Final
limits are to be determined in the field by the City Engineering Inspector. All repairs are to be in accordance with City
street repair standards.
3.24.03 - Repeat.
Number: 96 Created: 3/24/2003
The Site plan sheet 4 should be a part of the utility plan set instead of the site plan set. Standard City details should be
used for all construction within the ROW (concrete, joints, bike rack,etc). The standard sidewalk width of 6' (for a 4-lane
arterial) should be maintained while crossing the driveway. Please use an engineering scale ( I :10% 20', 30' etc) on all site,
landscape, and utility plan drawings. Only the building elevation sheets should be submitted in an architectural scale.
Number: 97 Created: 3/24/2003
The City discourages the use of specially colored or patterned concrete within the ROW. Any such concrete will not be
maintained by the City; if work is required on areas with special concrete, the City will not replace it in like kind, instead,
standard concrete will be used. The Waffle House property owner will be held responsible for maintenance of such
concrete in the Development Agreement.
Number: 98 Created: 3/24/2003
The Contextual Site Plan was referred to on sheet I of the final site plan set, but was not Included in my set. Also, the
requirement to show existing features is a utility plan set requirement, not a site plan requirement.
Topic: Overall Utility Plan
Number: 100 Created: 3/24/2003
The note referring to the alley connection detail doesn't match what is shown on the plans (the Flare doesn't match the
detail). Please simply dimension the Flares shown and label the driveway as concrete to the ROW, omitting the detail from
the detail sheet.
Topic: Overall Utility Plan (C-1)
Number: 29 Created: 4/26/2002
Please show existing buildings adjacent to the site as well as the east edge of the alley ROW.
Number: 31 Created: 4/26/2002
Please show the existing driveway to the north of the site.
Repeat 3.24.03
Number: 34 Created: 4/26/2002
Please remove unnecessary items as reclined.
Repeat 3.24.03
Page 2
Topic: Utility Plans
Number: 25 Created: 4/26/2002
Please provide a legend for each sheet.
Number: 99 Created: 3/24/2003
Please reference the approved parking setback variance on the cover sheet, note 48.
Page 3
Project Comments Sheet
Selected Departments
City of Fort Collins
Department: Engineering
Date: May 13, 2003
Project: WAFFLE HOUSE, 616 S. COLLEGE AVE. PDP - TYPE 1 (LUC)
All comments must be received by Clark Mapes in Advance Planning, no later than
the staff review meeting:
No Review Date
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: General
Number: 18 Created: 4/26/2002
Please see redlined plans for any additional comments.
Number: 96 Created: 3/24/2003
The Site plan sheet 4 should be a part of the utility plan set instead of the site plan set. Standard City details should be
used for all construction within the ROW (concrete, joints, bike rack,etc). The standard sidewalk width of 6' (for a 4-lane
arterial) should be maintained while crossing the driveway. Please use an engineering scale ( I:10', 20', 30' etc) on all site,
landscape, and utility plan drawings. Only the building elevation sheets should be submitted in an architectural scale.
5.13.03 - Repeat - Please remove this sheet entirely from the site plan set and include it in standard utility plan form and
numbering in the utility plan set. This sheet will need to be stamped by a P.E. just like the others in the utility plan set.
The two standard details on this sheet are already provided on the details sheet, and can be removed from this sheet. The
scale on this sheet should be in some multiple of 10: 1:10, 1:20, and even 1:5 is permissible, but not 1:4.
Topic: Site Plan
Number: 103 Created: 5/13/2003
FYI - the utility information shown on the site plan is not required to be shown there - it is only required on the utility plans
in such detail, and as utility locations on the landscape plan.
Topic: Grading Plan
Number: 105 Created: 5/13/2003
It appears that the elevations shown where the development is connecting to the alley are all new elevations. Please do one
of two things: provide more existing spot elevations to show how the new and existing will relate -or- note to tie into
existing grades at the property line.
Topic: Utility Plans
Number: 104 Created: 5/13/2003
The utility plan sheet c-1 has gotten more crowded, and it would help to show it at a larger scale.
5, 71. o ff
Dare
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other_
Utility �_ Redline Utility _>,,�_ Landscape
Page 1
Project Comments Sheet
�f Selected Departments
City of Fort Collins
Department: Engineering
Date: A4ay 29, 2002
Project: WAFFLE HOUSE, 616 S. COLLEGE AVE. PDP - TYPE 1 (LUC)
All comments must be received by CLARK MAPES in Current Planning no later than
the staff review meeting:
May 22, 2002
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: General
11 Although Traffic Operations waived a TIS for this project, traffic numbers will
still be needed for several reasons:
1. CDOT will require data for the State Highway Access Permit needed
for this project.
2. The ADT of the parking lot is needed to process the variance
request for the parking setback from College.
3. The number of trips anticipated on the alley is required to determine
whether alley improvements will be required at this time, or only
Contribution in Aid for frontage improvements to the alley to be
constructed at a later date. If the number of trips is small enough, then
the City would entertain a Variance request to constructing the
improvements at this time, but the developer would still be obligated to
participate in improving the alley to its ultimate standards in the future.
12 Utility plans to LCUASS stds were received April 23, 2002. Thank you.
13 Clearly dimension and label all ROW/easements/property lines on all plans.
18 Please see reclined plans for any additional comments.
39 Fences (Trash Enclosures) are required to be at least 3 feet from the edge of
Alley ROW. Please move the trash enclosure.
41 Much more information will be needed if it is determined that alley
improvements are required to be installed with this project.
zZUZ
.Signature Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other
Utility Redline Utility C Landscape
Page 1
42 Existing features should be shown for a minimum of 150' beyond the project
limits.
66 Please match site, landscape and utilty plans (ie - driveway width).
Topic: Utility Plans
22 Please locate the city's signature block and a line for CDOT (separate) on
the lower right hand corner of each sheet except for the topographic survey (typ).
25 Please provide a legend for each sheet.
26 Please show existing features with a ghosted line weight.
Topic: Cover Sheet - Utility Plans
19 Please re -title the cover sheet as:
Utility Plans for
Waffle House, 616 S. College Ave.
Lot 9, Block 126, City of Fort Collins, Larimer County, Colorado
Month, 2002
20 Benchmarks should be referenced in note #40. A separate heading is not
needed. Please be sure to reference two benchmarks, as required.
21 Please label the topographic survey as (for information only) on the index,
and rename sheet c-1 as the Overall Utility Plan.
Topic: Demolition Plan
23 The developer is responsible for undergrounding the overhead power line on
their property. Please revise note.
24 Is note #9 needed? It seems that all existing asphalt is planned to be
demolished.
Topic: Detail Sheet
40 Please replace the shown driveway detail with LCUASS Drawing 7-29B.
Topic: Grading Plan
35 Please provide additional spot elevations as redlined.
They are needed to assess drainage.
36 How do the new grades tie into existing grades?
37 Contours should be extended a minimum of 50' offsite.
38 Some spot elevation values seem to conflict with the contours. See plan for
example.
Topic: Overall Utility Plan (C-1)
27 Please show driveway to standards. See Figure 7-29B and table 8-2 of the
Larimer County Urban Area Street Standards.
28 Please show and label driveway as concrete to the ROW line.
Page 2
29 Please show existing buildings adjacent to the site as well as the east edge of
the alley ROW.
30 Where does the gas line go (north side of the building)? Is it existing? Is it in
an utility easement?
31 Please show the existing driveway to the north of the site.
32 Please design the driveway connection to the alley according to Figure 7-11 F,
Detail 1 (LCUASS).
33 The site plan shows more curb and gutter along the parking lot edges than
the utility plan does. Please match all plans.
34 Please remove unnecessary items as redlined.
Topic: Site Plan
15 Please show curb and gutter location.
16 Please label parallel parking
17 Drawing does not match 1:10 scale as stated. Please print plan to scale.
Topic: Landscape Plans
14 Please show all utilities on the Landscape plan.
Page 3
6z
STAFF PROJECT REVIEW
Citv of tort Collins
LAND IMAGES Date: 5/30/02
MICHAEL CHALONA
215 W. MAGNOLIA ST. #202
FT. COLLINS, CO 80521
Staff has reviewed your submittal for WAFFLE HOUSE, 616 S. COLLEGE AVE. PDP -
TYPE 1 (LUC), and we offer the following comments. Each reviewer's comments are
grouped together. You'll notice that our system results in comment numbers being non -
sequential in this letter. Please contact me at 221-6225 or cmapes(cDfcgov.com with
questions. Thank you.
ISSUES:
Department: Advance Planning Issue Contact: Clark Mapes
Topic: Building Design
68
These comments capture what was discussed in a meeting with the applicants in March
2002.
1. In general, the architecture should be more tailored to Fort Collins downtown (actually
"midtown") district, with significant changes to the typical roadside diner characteristics in
favor of pedestrian -oriented urban center characteristics. The preferred orientation of the
building and its entrance is to the street, in keeping with the typical downtown pattern. This
was discussed previously and apparently all possible solutions along these lines have been
considered and are not feasible. If not, the deviation from the pattern needs to be mitigated
as much as possible by fully meeting the other development standards for buildings as
noted in the following comments. See enclosed sketches, which show ideas that were
discussed previously, in response to the applicants' questions about what kinds of things
they might be able to do to meet the standards and address the comments. Note that we
thoroughly discussed the idea that our suggestions are only to convey general ideas to an
architect or building designer, who needs to actually design the building.
The design presented is far from the standard Waffle House design. The standard Waffle
House has a lexan reverse fascia that is "Waffle House yellow". The building is made of a
stark gray split faced block and has no architectural characteristics designed to break up the
general aesthetic look.
The building designed for College Avenue is a significant upgrade architecturally. This
upgraded design is approximately 30% more expensive than the standard design. The
primary design incorporates a mid parapet design that is split faced block from top to bottom
with a prominent glass line along the major portions of the building facing the focal point of
the entrance to the site. The primary building material is a split faced block that is of a color
that is indigenous to Colorado and matches other buildings nearby. On the bottom portion of
the building, below the glass line, a dyed split faced block that is significantly darker than the
main portion of the building has been proposed. This provides a distinct bottom to the
building. In order to break up the walls as the building rises, two dyed block "soldier course"
stripes have been included in the design. These help to break up the middle portion of the
body of the building. Finally the top of the main portion of the building has been capped with
this similar type of darkly dyed block. This distinguishes the top of the building.
All possible options for orienting the building entrance to College avenue were attempted.
Unfortunately, due to the width of the site and the length of the building, this was not
possible. We have, however, added an architecturally prominent feature to the entrance in
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order to set it off and distinguish it. This is a pitched atrium -looking entrance with bordering
columns on either side of the doorway and vestibule. This is highlighted by a circular Waffle
House insignia above the doorway. The pitched roof helps to tie the building into the other
existing architecture in the proximity of the site. Specifically, we have tried to pitched roof
that is similar to the Darrah House entrance next door while transitioning to the more typical
commercial buildings to the south of the site. These buildings to the south of the site also
have prominent pitched roof portions of their buildings that tie into the architectural theme of
the block. Also, the: back portion of, the tower -type entrance shall be finished in a clapboard
material that will further tie it into the Darrah House.
In order to make the site more pedestrian friendly in keeping with the style of College Ave. in
Ft. Collins, we have provided a sidewalk connecting the doorway and the sidewalk along the
street. We will also be providing an upgrade to the site by establishing a courtyard effect in
the front portion of the building with existing bike racks and a wider sidewalk accentuated
with landscaping and planters.
The front portion of the building facing the road will be similar to one of the designs
suggested by the Planning Dept. with the exception of the height of the building in the front.
This "look' is in keeping with the area and has been designed to fit with the midtown district
of Ft. Collins.
2. The CC zone district requires a minimum building height of 20 feet.
The tower above the entrance to the building reaches a maximum height of 20 feet. Based
on Section 3.8.17 of the Fort Collins Land Use Code, this meets the requirements defining
building height. "(1) Building Height Measured In Feet. When measured in feet, building
height shall be measured from the average of the finished ground level at the center of all
walls of a building or structure to the highest point of the roof or surface structure."
3. Architectural character is particularly important in this zone district. The architect or
building designer should read Land Use Code Sections 3.5.3 (C) and (D). The point is to
contribute unique, Vocally responsive characteristics and details to this district. For example,
this could include more generous window trim, sills, pilasters at corners, a sign frieze
defined by details, architectural lighting for signage, etc.
As mentioned in Item #1 above, several elements have been added to the proposed design
to accomplish the requirements of the Land Use Code. Specifically, we have designed in
more prominent sills on the windows, a significantly prominent entrance way complete with a
tower, soldier course striping, a cornice topping to the building, a distinct bottom, a larger
than normal awning above the door, a mid parapet design extending split faced block above
the roof line, and a bottom portion of the building that is set off by a dyed split faced block.
4. # 1. and 2. above dovetail with standards under Section 3.4.7 which covers historic
resources, and applies in this case because of the adjacent Darrah House, eligible for
designation as a Fort Collins Landmark. A new building must designed to be in character
with the historic building -- obviously not an imitation of the wood clapboard house, but with
architectural elements to strengthen visual ties among buildings. See 3.4.7(E) in particular.
The ideas reflected in the enclosed sketches would accomplish this. One aspect of this
As described in Item #1, the design of the proposed building accomplishes the requirements
of Section 3.4.7(E). In fact, the design even incorporates a clapboard portion to further
strengthen these ties.
5. The comments above dovetail with the requirement for some massing variation, which
could then be used to better define the entrance area, i.e. the taller portion could extend
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back to the entry where it could be complemented by additional detailing around and above
the entrance, fitting the downtown location.
This has been incorporated into the design with the use of the tower structure above the
entrance way.
Topic: General
74
Excel (gas provider): No trees shall be planted within 4 feet of gas lines. Exst. service to
616 S. College is 3/4" PED. This may need to be reinforced depending on future loads.
Any reinforcement, relocation, or cut-offs wll be at developer's expense.
75
Building Inspection Department: A list of the various Building Codes that the City will
enforce is enclosed. Provide the necessary wall and opening requirements of table 5A of
the 1997 UBC.
Topic: Landscape Plans
70
Friendly suggestions on plants: The way Purpleleaf Wintercreeper spreads, a dozen would
be sufficient. (The plan suggests 24-54.) The Washington Hawthorns are shown in very
tight quarters, perhaps Crimson Cloud Hawthorn would be better as a thornless alternative.
We have decreased the number of Purple Wintercreepers to a dozen, instead of 24-54,
plant list has been updated. Washington Hawthorn replaced with Crimson Cloud Hawthorn,
plant list has been updated.
73
Add enclosed notes from the City Forester to the Landscape Plan. (Specifications for
protecting the big existing American Elm.)
Notes have been added to landscape notes.
Topic: Site Plan
71
Scale is off. Apparently the drawing is at 1/8" scale, but even at that scale, dimensions don't
match drawing. Use V=10'.
Scale is 1"=10'
72
Curbs, gutters, and sidewalks need to be clarified, shown accurately, and labeled. See
redlined plans. Also, indicate cutting and patching of existing sidewalk area to allow for new
driveway. This relates to comment #63 under Transportation Planning regarding widening
the Connecting Walkway to 6 feet.
Curb, gutters and sidewalks are located and labeled. Cutting and patching will be 5' in width
from property boundary line (or 6' in width from building) and 6' in width from ex. drive entry
curb to new proposed drive entry curb.
Department: Engineering
Topic: Cover Sheet - Utility Plans
19
Please re -title the cover sheet as:
Page 3
Issue Contact: Katie Moore
Utility Plans for Waffle House
616 S. College Ave.
Lot 9, Block 126, City of Fort Collins, Larimer County, Colorado
Month, 2002
Done on the Utility Plans.
20
Benchmarks should be referenced in note #40. A separate heading is not needed. Please
be sure to reference two benchmarks, as required.
Benchmarks added per red -lines. Survey shows different benchmarks.
21
Please label the topographic survey as (for information only) on the index, and rename
sheet c-1 as the Overall Utility Plan.
Done.
Topic: Demolition Plan
24
Is note #9 needed? It seems that all existing asphalt is planned to be demolished.
Note 9 is taken off Utility Set. We will keep on Site/Construction plans as standard.
Topic: Detail Sheet
40
Please replace the shown driveway detail with LCUASS Drawing 7-29B.
Done.
Topic: General
12
Utility plans to LCUASS stds were received April 23, 2002. Thank you.
13
Clearly dimension and label all ROW/easements/property lines on all plans.
ROW are labeled and shown as dashed lines.
18
Please see redlined plans for any additional comments.
39
Fences (Trash Enclosures) are required to be at least 3 feet from the edge of Alley ROW
Please move the trash enclosure.
Trash enclosure has been moved and dimensioned Toff ROW.
41
Much more information will be needed IF it is determined that alley improvements are
required to be installed with this project. This relates to comment #11 regarding a Traffic
Study letter, below.
42
Existing features should be shown for a minimum of 150' beyond the project limits.
Surveyor.
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