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HomeMy WebLinkAbout09/08/2016 - Planning And Zoning Board - Agenda - Regular MeetingPlanning and Zoning Board Page 1 September 8, 2016 Kristin Kirkpatrick, Chair City Council Chambers Gerald Hart, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Jeff Hansen Fort Collins, Colorado Emily Heinz Michael Hobbs Cablecast on FCTV Channel 14 & Channel 881 Jeffrey Schneider on the Comcast cable system The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing September 8, 2016 6:00 PM • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION (30 minutes total for non-agenda and pending application topics) • CONSENT AGENDA 1. Draft August 11, 2016, P&Z Hearing Minutes The purpose of this item is to approve the draft minutes for the August 11, 2016, Planning and Zoning Board hearing. 2. North College Drive-Through PDP#160014 PROJECT DESCRIPTION: This is a request to re-develop the now-vacant parcel at 1603 – 1605 North College Avenue for a drive-through restaurant. The parcel is .69 acre and on the west side of North College Avenue and immediately south of the existing carwash. The building would be approximately 2,500 square feet in size. The drive-through lane would be on the south side of the building. There would be 35 parking spaces. An outdoor patio is included. Access from North College would be shared Planning and Zoning Board Agenda Planning and Zoning Board Page 2 July 14, 2016 with the carwash to the north. The site is zoned C-S, Service Commercial. On August 19, 2010, the Planning and Zoning Board approved a Project Development Plan (PDP). for Taco John’s drive-through restaurant on this site. Taco John’s then withdrew their request prior to completing final review. APPLICANT: Mr. Chad Hirschfield and Mr. Jon Sites c/o Ripley Design, Inc. 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 3. Timberline Storage MJA160003 PROJECT DESCRIPTION: This is a Major Amendment request for a mixed-use commercial development. The project consists of conditioned and unconditioned storage units, a small office and a future building (use yet to be decided). Vehicular access will be provided by an existing private drive in the Spring Creek Center. This project will replat lots six and seven of the Spring Creek Center PUD and vacate various access and drainage easements that were associated with the original PDP. The site is located in the Employment (E) zone district. APPLICANT: OWNER: Sam Coutts Ripley Design, Inc. 419 Canyon Ave - Suite 200 Fort Collins, CO 80521 Timberline Storage LLC 5232 Southern Cross Ln Fort Collins, CO 80528 4. Cache la Poudre River Annexation ANX#160004 PROJECT DESCRIPTION: The Cache la Poudre River Annexation is a City-initiated request to annex 12.01 acres located within the banks of the Poudre River between Lee Martinez Community Park and Linden Street. The land became an enclave upon annexation of the Wood Street Annexation on September 17, 2012. As of September 17, 2015, the City is authorized to initiate and annex the enclave in accordance with State Statute 31-12- 106. This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to annexations, the City of Fort Collins Comprehensive Plan, and the Larimer County and City of Fort Collins Intergovernmental Agreement. APPLICANT: OWNER: City of Fort Collins PO Box 580 Fort Collins, CO 80522-0580 City of Fort Collins and Union Pacific Railroad Planning and Zoning Board Page 3 July 14, 2016 • DISCUSSION AGENDA 5. West Side House Fraternity / Extra-Occupancy Rental House, FDP#160021 and Modifications of Standard PROJECT DESCRIPTION: This is a request for a combined Major Amendment/Final Plan to convert an existing 3-story building that is currently operating as an Extra-Occupancy Rental House (EORH) to add a Fraternity and Sorority use. The site is located on 0.413 acres at 801 South Shields Street and is in the Community Commercial (C-C) Zone District and the TOD Overlay District. The project includes a minor reconfiguration of the existing parking area with new a new trash enclosure and perimeter landscaping. APPLICANT: OWNER: Cathy Mathis, TB Group 444 Mountain Avenue Berthoud, Colorado 80513 8801 Shields, LLC 1001 East Harmony Road, Ste. 502 Fort Collins, CO 80525 • OTHER BUSINESS • ADJOURNMENT Agenda Item 1 Item # 1 Page 1 AGENDA ITEM SUMMARY September 8, 2016 Planning and Zoning Board STAFF Cindy Cosmas, Administrative Assistant SUBJECT Draft August 11, 2016, P&Z Minutes EXECUTIVE SUMMARY The purpose of this item is to approve the draft minutes for the August 11, 2016, Planning and Zoning Board hearing. ATTACHMENTS 1. Draft August 11, 2016, P&Z Minutes (DOC) Kristin Kirkpatrick, Chair City Council Chambers Gerald Hart, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Jeff Hansen Fort Collins, Colorado Emily Heinz Michael Hobbs Cablecast on FCTV Channel 14 & Jeffrey Schneider Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Regular Hearing August 11, 2016 Vice Chair Kirkpatrick called the meeting to order at 6:00 p.m. Roll Call: Kirkpatrick, Hansen, Hart, Heinz, Hobbs and Schneider Absent: Carpenter Staff Present: Gloss, Yatabe, Burnett, Frickey, Ragasa, Sexton, Hahn, Wilkinson, and Cosmas Agenda Review Planning Director Gloss reviewed the items on the Consent and Discussion agendas for the audience. He noted that an item had been added under Other Business: the P&Z Board’s recommendation of the 2017-18 Budgeting for Outcome (BFO) offers to City Council pertaining to development review. Chair Kirkpatrick provided background on the board’s role and what the audience could expect as to the order of business. She described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. Planning and Zoning Board Minutes Planning & Zoning Board August 11, 2016 Page 2 • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from July 14, 2016, P&Z Hearing 2. Town of Windsor I-25/392 Design Standards 3. 625 S. Peterson Multi-Family PDP Public Input on Consent Agenda: None noted. Member Hart made a motion that the Planning and Zoning Board approve the August 11, 2016, Consent agenda. Member Hobbs seconded the motion. Vote: 6:0. Discussion Agenda: None noted Other Business P&Z Board Memo Recommending 2017-18 BFO Offers to City Council Chair Kirkpatrick gave an brief overview, reviewing relevant items for the upcoming budget cycle. She has drafted a memo of this recommendation, which currently reflects some revisions. Member Hobbs detailed his revisions, which were grammatical and typographical in general, and also some added verbiage regarding the need for a new comprehensive City Plan. Vice Chair Hart supports this letter, adding that the proposed City Plan will be instrumental in steering the future development for the City of Fort Collins over the upcoming years. Member Heinz agrees. Member Heinz made a motion that the P&Z Board forward the revised memo dated 8/11/16 to the City Council. Member Hobbs seconded. Vote: 6:0. The meeting was adjourned at 6:08pm. Cameron Gloss, Planning Director Kristin Kirkpatrick, Chair Agenda Item 2 Item # 2 Page 1 STAFF REPORT September 8, 2016 Planning and Zoning Board PROJECT NAME NORTH COLLEGE DRIVE-THROUGH PDP#160014 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request to re-develop the now-vacant parcel at 1603 – 1605 North College Avenue for a drive-through restaurant. The parcel is .69 acre and on the west side of North College Avenue and immediately south of the existing carwash. The building would be approximately 2,500 square feet in size. The drive-through lane would be on the south side of the building. There would be 35 parking spaces. An outdoor patio is included. Access from North College would be shared with the carwash to the north. The site zoned C-S, Service Commercial. On August 19, 2010, the Planning and Zoning Board approved a P.D.P. for Taco John’s drive- through restaurant on this site. Taco John’s then withdrew their request prior to completing final review. APPLICANT/OWNER: Mr. Chad Hirschfield and Mr. Jon Sites c/o Ripley Design, Inc. 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 RECOMMENDATION: Approval EXECUTIVE SUMMARY The proposed land use is permitted in the Service Commercial zone district. The P.D.P. satisfies the applicable criteria of the General Development Standards of Article Three and the C-S district standards of Article Four. Agenda Item 2 Item # 2 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C-S; Carwash and Self-Storage, Drive-through Restaurant and Fuel Facility S: C-S; Mobile Home Park E: C-S; Shopping Center [Drive-through and Fast Food Restaurants, Bank, Retail, Fuel Facility, Vehicle Minor Repair, Retail Store with Vehicle Servicing and vacant space (former Albertson’s)] W: C-S; Mobile Home Park Agenda Item 2 Item # 2 Page 3 Zoning History: B-G, General Business, from 1965 to 1976; H-B, Highway Business from 1976 to 1997; C-N, Commercial North College, from 1997 to 2009; C-S, Service Commercial, from 2009 to present. All current and previous zone districts permitted drive-through restaurants. Between 2000 and 2005, building permit records indicate that there were repeated violations with regard to dangerous and unsafe conditions of the buildings at 1603 and 1605 North College Avenue. The notification letters to the owner indicate that there was a history of vagrants illegally occupying the structures and frequent instances of vandalism and fire. Finally, in 2005, the buildings were demolished. In June of 2010, Taco John’s International Inc. submitted the North College Taco John’s P.D.P. (13- 10/A) for a drive-through restaurant. The P.D.P. was approved on August 19, 2010. On September 1, 2010, the Final Plan was submitted. On December 1, 2010, the applicants withdrew the Final Plan. The City recently completed the North College Capital Improvement Project which included the frontage along the subject parcel. The overall project budget was roughly $12 million for design, right-of-way acquisition, and construction. Funding consisted of the following sources: • Responsible Acceleration of Maintenance and Partnerships (RAMP); • Transportation Enhancement (TE); • Surface Transportation Program (STP) • Keep Fort Collins Great; • City Capital Projects Fund Reserves; • City General Fund Reserves; • City savings from the Vine to Conifer Capital Project. 2. Service Commercial Zone District: A. Permitted Uses Drive-in restaurants are a permitted use in the Service Commercial zone, subject to Planning and Zoning Board Review. B. Land Use Standard The building is one story, thus below the maximum height of three stories. 3. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) - Landscaping and Tree Protection The P.D.P. provides full tree stocking and foundation shrubs around the building where there are no conflicts with paved areas. Street trees were planted along North College Avenue in conjunction with the recently completed City of Fort Collins capital improvement project. Agenda Item 2 Item # 2 Page 4 B. Section 3.2.1(E)(4)(a) - Parking Lot Perimeter Landscaping To the west and south, the vehicle use area will be effectively screened with a new six-foot solid wood fence. The height of the fence will be extended by two feet by an open weave design that adds a measure of opacity and thus contributes to parking lot screening. The existing fence will be demolished. The parking lot perimeter is landscaped along the shared access driveway along the north property line with three shade trees. There is a mix of shade and evergreen trees along the west property line. To the south is a stormwater detention pond is upgraded with a mix of ornamental trees and a variety of deciduous and evergreen shrubs. C. Section 3.2.1(E)(5) - Parking Lot Interior Landscaping The parking lot has 35 parking spaces which require a minimum of 6% interior landscaping in the form of islands. The parking lot features three islands and interior landscaping and, therefore, exceeds the required minimum. D. Section 3.2.1(F) - Tree Protection and Mitigation Several Siberian Elms will be removed requiring no mitigation due to being an invasive species. One deciduous shade tree will be removed requiring mitigation. As a result, six new shade trees will be up-sized from 2.5 to 3.0 inches in caliper as per the requirements of the City Forester. E. Section 3.2.1(E)(6) - Screening The headlight glare from the drive-through lane will be screened with a hedge of seven evergreen shrubs that are placed on a low earthen berm. Trash and recycling containers will be attached to the west side of the building and not visible from North College Avenue. F. Section 3.2.2(B) - Access Circulation and Parking and Section 3.2.2(C)(5) - Walkways Sole access is gained by the shared driveway along the north property line. There are two direct connecting walkways that link the building to the new public sidewalk along North College Avenue without an intervening drive aisle. Internally, a private walk will connect to the mobile home park at the southwest corner of the site. G. Section 3.2.4 - Site Lighting Parking lot lighting and building-mounted exterior lighting will feature down-directional and sharp cut-off fixtures. Pole lights located along the western and southern edges will feature house-side shields to minimize light intrusion along the shared property line with the mobile home park. H. Section 3.2.5 - Trash and Recycling Enclosures As mentioned, the trash and recycling enclosure will be attached to the west side of the building. This allows the enclosure to read as if it were an integral part of the building versus a stand- alone enclosure in a remote part of the parking lot. In addition, the enclosure is designed to accommodate containers for used cooking oil. Agenda Item 2 Item # 2 Page 5 I. Section 3.5.1(B)(C)(E)(F) - Building Project and Compatibility This standard is designed to ensure compatibility of new buildings with the surrounding context. In this case, there are no existing buildings in the vicinity that feature distinctive architecture or are representative of any particular architectural style. The building, as designed, represents a commercialized yet contemporary style that uses traditional materials (brick, synthetic stucco, lap siding) that will both blend in and upgrade the immediate vicinity. J. Section 3.5.3(B)(1) - Relationship of Buildings to Streets, Walkways and Parking - Orientation to a Connecting Walkway As mentioned, there are two direct connecting walkways out to public sidewalk along North College Avenue without crossing a driveway. One leads to the main entry and one leads to an employee entry/exit. K. Section 3.5.3(B)(2)(a) - Relationship of Buildings to Streets, Walkways and Parking - Build-to Lines North College Avenue is classified as a four-lane arterial street. The building is brought up to 19 feet of the right-of-way, thus not exceeding the required 25 foot build-to line. L. Section 3.5.3(D)(1 - 6) - Character and Image The 2,500 square foot building features four-sided architecture. The base is a dark brick. The field is mostly synthetic stucco but accented by fields of brick and lap siding. The top is a synthetic stucco cornice with two, two-inch in-steps. The north facing entry is highlighted by a horizontal overhang. The south elevation includes the dispensing window which is also accented by an overhang. The flat roof is broken up by vertical features that exceed the roofline. (Architects now refer to these as “blades”.) In general, the building is articulated by a variety of wall planes and windows to mitigate the box-like character that is typical of drive-through restaurant industry. M. Section 3.6.4 - Transportation Level of Service Requirements According to the Transportation Impact Study: • The development of North College Drive-Through P.D.P. is feasible from a traffic engineering standpoint. • The joint access driveway intersection with North College Avenue is now restricted to right- in/right-out only turns due to the recent construction of a median in North College Avenue. • Current operation at the North College/Willox and North College/Driveway intersections is acceptable with existing control, geometry and signal timing. • Acceptable level of service is achieved for bicycle, and transit modes based upon the measures in the multi-modal transportation guidelines. Pedestrian level of service is achieved for all areas except the residential neighborhood to the west of the site as this mobile home park was constructed without sidewalks. Agenda Item 2 Item # 2 Page 6 • In the short range (2021) future, given development of the 1603 and 1605 North College site and an increase in background traffic, the North College / Willox and North College / Site Access intersections will meet the City of Fort Collins Motor Vehicle LOS Standard, the warranted auxiliary (right-turn) lane. The increase in delay at the North College / Site Access intersection without the warranted auxiliary right-turn lane will not be significant. • The site project is served by Transfort Route Eight. 4. Neighborhood Meeting: A neighborhood meeting was held on March 24, 2016. A summary of this meeting is attached. Those attending the meeting expressed no opposition to the project. 5. Findings of Fact/Conclusion: In evaluating the request for the North College Drive-Through P.D.P, Staff makes the following findings of fact: A. The proposed land use, drive-in restaurant, is a permitted land use in the Service Commercial zone, subject to Planning and Zoning Board review. B. The P.D.P. complies with the applicable General Development Standards of Article Three and the C-S zone district standards of Article Four. RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to approve the North College Drive-Through P.D.P., #160014, based on the Findings of Fact on page six of the staff report. ATTACHMENTS 1. Rendered Site Plan (PDF) 2. Planning Objectives (PDF) 3. Site, Landscape, Architectural Elevations (PDF) 4. Plat (PDF) 5. Neighborhood Meeting Summary (DOCX) 6. Transportation Impact Study (PDF) land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com North College Drive Thru Project Development Plans Planning Objectives: North College Drive Thru is a commercial development that sits on a 0.693 acre site located on the west side of North College Avenue, between Willox Lane and Cherry Street. The site is zoned Service Commercial (CS). The proposed development consists of a new 2,500 square foot building with a drive thru lane and parking. The goal of the project is to entitle and design a lot that will serve a user that requires a drive thru. A specific tenant is unknown at this time. The development will share an access off College Avenue with the adjacent car wash to the north. The shared access is proposed to have a softened southbound right turn movement by increasing the turn radius and enlarging the entrance. This will keep cars on southbound College from slowing down to speeds that could cause stacking concerns before making the turn. Currently, the site is comprised of two vacant lots that create a gap in the revitalized commercial district that is North College. This development looks to fill that gap by providing a property for a commercial use that requires a drive thru, since this zone district is one of the few that allow such use. The site will utilize permeable pavers and a raingarden as a drainage solutions, as well as enhance the appearance of the North College street improvements. A native landscape with upsized trees will help to screen the development from its neighbors and screen the car headlights generated by the proposed drive thru lane. By combining forward thinking site improvements with updated contemporary architecture and a native landscape, this development is designed to expand the potential of a burgeoning commercial district. Attachment 2 11' - 6" 20' - 0" METAL CAP LAP SIDING STUCCO 1 METAL FASCIA WALL MOUNTED SIGN STUCCO 2 ALUMINUM STOREFRONT STUCCO 1 FDC BRICK STUCCO CORNICE 17' - 3" PARAPET TO SCREEN ANY ROOFTOP MECHANICAL UNITS METAL CAP LAP SIDING STUCCO 1 STUCCO 2 ALUMINUM STOREFRONT BRICK METAL FASCIA 11' - 6" 20' - 0" DRIVE-THROUGH AWNING STUCCO 1 STUCCO 2 ADDRESS SIGN STUCCO CORNICE 17' - 3" PARAPET TO SCREEN ANY ROOFTOP MECHANICAL UNITS METAL CAP LAP SIDING STUCCO 2 STUCCO 1 DRIVE-THROUGH AWNING BRICK 20' - 0" ALUMINUM STOREFRONT STUCCO CORNICE 17' - 3" 11' - 6" PARAPET TO SCREEN ANY ROOFTOP MECHANICAL UNITS BRICK LAP SIDING DRIVE THRU AWNING TRASH ENCLOSURE GATES METAL CAP FDC METAL FASCIA 17' - 3" 20' - 0" STUCCO 1 11' - 6" STUCCO 1 STUCCO CORNICE PARAPET TO SCREEN ANY ROOFTOP MECHANICAL UNITS EXTERIOR FINISH SCHEDULE N. COLLEGE AVE. W. WILLOX LANE E. WILLOX LANE BRISTLECONE DR. CONIFER ST. HICKORY ST. NOTICE: According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years after the date of the certificate shown 301 North Howes Street, Suite 100 hereon. Fort Collins, Colorado 80521 N O R T H E RN PHONE: 970.221.4158 www.northernengineering.com MAINTENANCE GUARANTEE : The Owner hereby warrants and guarantees to the City, for a period of two (2) years from the date of completion and first acceptance by the City of the improvements warranted hereunder, the full and complete maintenance and repair of the improvements to be constructed in connection with the Development which is the subject of this Plat. This warranty and guarantee is made in accordance with the City Land Use Code and/or the Transitional Land Use Regulations, as applicable. This guarantee applies to the streets and all other appurtenant structures and amenities lying within the rights-of-way, Easements and other public properties, including, without limitation, all curbing, sidewalks, bike paths, drainage pipes, culverts, catch basins, drainage ditches and landscaping. Any maintenance and/or repair required on utilities shall be coordinated with the owning utility company or department. The Owner shall maintain said improvements in a manner that will assure compliance on a consistent basis with all construction standards, safety requirements and environmental protection requirements of the City. The Owner shall also correct and repair, or cause to be corrected and repaired, all damages to said improvements resulting from development-related or building-related activities. In the event the Owner fails to correct any damages within thirty (30) days after written notice thereof, then said damages may be corrected by the City and all costs and charges billed to and paid by the Owner. The City shall also have any other remedies available to it as authorized by law. Any damages which occurred prior to the end of said two (2) year period and which are unrepaired at the termination of said period shall remain the responsibility of the Owner. REPAIR GUARANTEE: In consideration of the approval of this final Plat and other valuable consideration, the Owner does hereby agree to hold the City harmless for a five (5) year period, commencing upon the date of completion and first acceptance by the City of the improvements to be constructed in connection with the development which is the subject of this Plat, from any and all claims, damages, or demands arising on account of the design and construction of public improvements of the property shown herein; and the Owner furthermore commits to make necessary repairs to said public improvements, to include, without limitation, the roads, streets, fills, embankments, ditches, cross pans, sub-drains, culverts, walls and bridges within the right-of-way, Easements and other public properties, resulting from failures caused by design and/or construction defects. This agreement to hold the City harmless includes defects in materials and workmanship, as well as defects caused by or consisting of settling trenches, fills or excavations. Further, the Owner warrants that he/she owns fee simple title to the property shown hereon and agrees that the City shall not be liable to the Owner or his/her successors in interest during the warranty period, for any claim of damages resulting from negligence in exercising engineering techniques and due caution in the construction of cross drains, drives, structures or buildings, the changing of courses of streams and rivers, flooding from natural creeks and rivers, and any other matter whatsoever on private property. Any and all monetary liability occurring under this paragraph shall be the liability of the Owner. I further warrant that I have the right to convey said land according to this Plat. NOTICE OF OTHER DOCUMENTS : All persons take notice that the Owner has executed certain documents pertaining to this Development which create certain rights and obligations of the Development, the Owner and/or subsequent Owners of all or portions of the Development site, many of which obligations constitute promises and covenants that, along with the obligations under this Plat, run with the land. The said documents may also be amended from time to time and may include, without limitation, the Development Agreement, Site And Landscape Covenants, Final Site Plan, Final Landscape Plan, and Architectural Elevations, which documents are on file in the office of the Clerk of the City and should be closely examined by all persons interested in purchasing any portion of the Development site. SURVEYOR'S STATEMENT I, Robert C. Tessely, a Colorado Registered Professional Land Surveyor do hereby state that this Subdivision Plat was prepared from an actual survey under my personal supervision, that the monumentation as indicated hereon were found or set as shown, and that the foregoing plat is an accurate representation thereof, all this to the best of my knowledge, information and belief. For and on Behalf of Northern Engineering Robert C. Tessely Colorado Registered Professional Land Surveyor No. 38470 CERTIFICATE OF DEDICATION : The Owner does hereby dedicate and convey to the City of Fort Collins, Colorado (hereafter “City”), for public use, forever, the “Easements” as laid out and designated on this Plat; provided, however, that acceptance by the City of this dedication of Easements does not impose upon the City a duty to STATE HIGHWAY NO. 14 (NORTH COLLEGE AVENUE) (PUBLIC R.O.W. VARIES) 13' TEMPORARY CONSTRUCTION EASEMENT REC. NO. 20140026532 7' UTILITY EASEMENT REC. NO. 20140026532 15' RIGHT-OF-WAY REC. NO. 20140026532 10' EASEMENT REC. NO. 93066787 FND #4 REBAR W/OPC LS 34990 FND #4 REBAR W/OPC LS 34990 FND #4 REBAR W/OPC LS 34990 OWNER: NORTH COLLEGE LLC LOT 1 SCHRADER COMMERCIAL PUD OWNER: OPM HOLDINGS LLC OWNER: NORTH COLLEGE LLC S00°38'02"W EAST LINE OF THE NE 1 4 SECTION 2-7-69 BASIS OF BEARINGS N00°38'02"E 164.25' S89°21'58"E 184.00' S00°38'02"W 164.25' N89°21'58"W 184.00' S 00°38'02"W 492.76' 15.00' 40.00' N89°21'58"W 55.00' POINT OF BEGINNING FND #4 REBAR W/BPC LS 38470 FND PK NAIL w/BRASS TAG LS 38470 FND PK NAIL W/BRASS TAG LS 38470 LOT 1 30,222 sq. ft. 0.694 ac. LOT 1 COUNTRY CLUB CORNERS PUD OWNER: LUKAS FAMILY LTP PARTNERSHIP TRACT A COUNTRY CLUB CORNERS PUD OWNER: LUKAS FAMILY LTP PARTNERSHIP Attachment 5 1 NEIGHBORHOOD INFORMATION MEETING PROJECT: 1603 – 1605 North College Avenue – Drive-Through Restaurant LOCATION: Same DATE: March 24, 2016 APPLICANT: Chad Hirschfield CONSULTANTS: Russ Lee, VF Ripley Cody Snowden, Northern Engineering CITY PLANNER: Ted Shepard, Chief Planner The meeting began with a description of the proposed project. As proposed, the project consists of developing the vacant parcel at 1603 – 1605 North College Avenue for a drive-through restaurant. The parcel is .69 acre and just south of the carwash. The name of the drive-through restaurant is not known at this time. The building would be approximately 2,500 square feet in size. The drive-through lane would be on the south side of the building. There would be roughly 34 parking spaces. An outdoor patio is included. Access from North College would be shared with the carwash to the north. The site zoned C-S, Service Commercial. On August 19, 2010, the Planning and Zoning Board approved a P.D.P. for Taco Johns drive-through restaurant on this site. Taco Johns then withdrew their request prior to completing final review. Unless otherwise noted, all responses are from the applicant or consulting team. Questions, Comments, Concerns 1. Will the access driveway be shared with the carwash? A. Yes, the existing driveway off North College Avenue that presently serves the carwash and storage facility will also serve the proposed drive-through restaurant. Attachment 5 2 2. Right now that’s a pretty tight turn. Will it work for the traffic volume expected for a drive-through? A. You’re right, it’s a tight turn. We will be widening this driveway to about 36 feet in width and softening the turning radii to provide an easier right turn off North College Avenue which is also State Highways 287 and 14 combined. With the truck traffic, we are aware of the nature of the traffic on the highway and turning right without the benefit of an exclusive right-turn deceleration lane. 3. Any problem with mixing traffic for multiple businesses with one driveway? A. Not really, but we will be adding striping to help direct drivers to either north (carwash and storage) or south (drive-through restaurant). 4. With the median, it looks like access will be controlled and limited to southbound traffic only. Is that the case? A. Yes, our driveway will be limited to right-in/right-out only turns. 5. Will there be access north into McDonald’s and the fuel facility? A. Not at this time. An access easement is in place on the carwash property, which we own, that continues north to the south property line of McDonald’s but they have to agree to make the connection. We have not yet contacted them about this possibility but plan on doing so as part of this process. 6. With no end-user, will you build a speculative restaurant? A. No. Our approach is to entitle the site per the City’s standards through the normal course of the development review process. After entitlement, we may sell or lease to an end-user. If the end-user needs to make changes to the approved plans, then the City has a Minor Amendment process in place for that purpose but only as long as the proposed amendments do not change the character of the entitled plan. 7. Will there be enough stacking onsite without spilling over into the access driveway? A. Yes, we think there is sufficient stacking onsite. If the stack lane is too long, customers will either drive on past or pull in to park. 1603 & 1605 NORTH COLLEGE TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO APRIL 2016 Prepared for: Peak to Peak Properties P.O. Box 102291 Denver, CO 80250 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 ___,,/1/.' __ Project #1605 Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES TABLE OF CONTENTS I. INTRODUCTION ........................................................................................................ 1 II. EXISTING CONDITIONS .......................................................................................... 2 Land Use ......................................................................................................................... 2 Roads .............................................................................................................................. 2 Existing Traffic ................................................................................................................. 5 Existing Operation ........................................................................................................... 5 Pedestrians Facilities ...................................................................................................... 5 Bicycle Facilities .............................................................................................................. 9 Transit Facilities .............................................................................................................. 9 III. PROPOSED DEVELOPMENT ............................................................................... 10 Trip Generation ............................................................................................................. 10 Trip Distribution ............................................................................................................. 10 Background Traffic Projections ..................................................................................... 10 Trip Assignment ............................................................................................................ 14 Signal Warrants ............................................................................................................. 14 Geometry ...................................................................................................................... 14 Operation Analysis ........................................................................................................ 14 Pedestrian Level of Service ........................................................................................... 19 Bicycle Level of Service ................................................................................................ 19 Transit Level of Service ................................................................................................. 19 IV. CONCLUSIONS/RECOMMENDATIONS .............................................................. 21 LIST OF TABLES 1. Current Peak Hour Operation .................................................................................... 8 2. Trip Generation ....................................................................................................... 10 3. Short Range (2021) Background Peak Hour Operation .......................................... 18 4. Short Range (2021) Total Peak Hour Operation ..................................................... 20 Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES LIST OF FIGURES 1. Site Location ............................................................................................................. 3 2. Existing Intersection Geometry.................................................................................. 4 3. Recent Peak Hour Traffic .......................................................................................... 6 4. Balanced/Adjusted Recent Peak Hour Traffic ........................................................... 7 5. Site Plan .................................................................................................................. 11 6. Trip Distribution ....................................................................................................... 12 7. Short Range (2021) Background Peak Hour Traffic ................................................ 13 8. Site Generated Peak Hour Traffic ........................................................................... 15 9. Short Range (2021) Total Peak Hour Traffic ........................................................... 16 10. Short Range (2021) Geometry ................................................................................ 17 APPENDICES A. Base Assumptions Packet B. Recent Peak Hour Traffic C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS Standards D. Short Range (2021) Background Peak Hour Operation E. Short Range (2021) Total Peak Hour Operation F. Pedestrian/Bicycle Level of Service Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 1 I. INTRODUCTION This intermediate transportation impact study (TIS) addresses the capacity, geometric, and control requirements at and near the proposed 1603 & 1605 North College development. The proposed 1603 & 1605 North College development is located south of Willox Lane and west of (adjacent to) North College Avenue in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the owner/developer (Peak to Peak Properties), the project planner (Ripley Design, Inc.) and the Fort Collins Traffic Engineering staff. This study generally conforms to the format set forth in the Fort Collins transportation impact study guidelines contained in the “Larimer County Urban Area Street Standards” (LCUASS). Appendix A contains the Transportation Impact Study Base Assumptions form and related attachments for the 1603 & 1605 North College development. The study involved the following steps: • Collect physical, traffic, and development data; • Perform trip generation, trip distribution, and trip assignment; • Determine peak hour traffic volumes; • Conduct capacity and operational level of service analyses on key intersections; • Analyze signal warrants; • Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation. Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 2 II. EXISTING CONDITIONS The location of the 1603 & 1605 North College development is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily commercial and residential. There are residential uses to the west of the site. There are commercial uses to the north, south, and east of the site. The center of Fort Collins lies to the south of the proposed 1603 & 1605 North College site. Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. Roads The primary streets near the 1603 & 1605 North College site are North College Avenue and Willox Lane. The existing geometry at the key intersections is shown in Figure 2. North College Avenue is to the east of (adjacent to) of the proposed 1603 & 1605 North College site. It is a north-south street classified as a four-lane arterial according to the Fort Collins Master Street Plan and an NRB category highway according to CDOT. North College Avenue has recently been improved. Currently, North College Avenue has a four-lane cross section with a raised center median. At the North College/Willox intersection, North College Avenue has northbound and southbound left- turn lanes, two through lanes in each direction, and northbound and southbound right- turn lanes. The North College/Willox intersection has signal control. The posted speed limit in this area of North College Avenue is 40 mph. South of Willox Lane, on the west side of North College Avenue, there is a 12-foot wide lane (10 feet plus 2 foot gutter pan) that is designated as a bike lane. Given this width, it also functions as a right-turn lane for the access to the Conoco/McDonalds site in the southwest quadrant of the North College/Willox intersection. South of the access, the curb/gutter tapers to become a standard bike lane to the south (adjacent to the existing car wash/storage use and beyond). There is an 8-foot sidewalk, parkway, and street light standards in this area. Willox Lane is to the north of the proposed 1603 & 1605 North College site. It is an east-west street classified as a two-lane arterial according to the Fort Collins Master Street Plan. Currently, Willox Lane has a two-lane cross section with a center median lane. At the North College/Willox intersection, Willox Lane has eastbound and westbound left-turn lanes, one through lane in each direction, and eastbound and westbound right-turn lanes. The posted speed limit in this area of Willox Lane is 30 mph. Attachment 6 Willox North College Shields Vine Lemay SCALE: 1"=2000' SITE LOCATION Figure 1 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 3 Attachment 6 EXISTING INTERSECTION GEOMETRY Figure 2 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 4 Willox Driveway North College - Denotes Lane Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 5 Existing Traffic Figure 3 shows recent peak hour traffic counts at the North College/Willox and North College/Driveway intersections. The traffic counts at the North College/Willox intersection were obtained in July 2013 by the City of Fort Collins. Since there is a closure on the west leg of Willox Lane (bridge out), these traffic counts were deemed to be appropriate. The traffic counts at the North College/Driveway intersection were obtained in March 2016. This driveway is located approximately 450 feet south of Willox Lane. Raw traffic count data is provided in Appendix B. Since the counts were done in different years, the counts at the North College/Willox intersection were factored up to reflect a year 2016 condition. The volumes between the two intersections were then balanced. The factored/balanced recent peak hour traffic is shown in Figure 4. Existing Operation The North College/Willox and North College/Driveway intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual. Calculation forms are provided in Appendix C. Using the morning and afternoon peak hour traffic shown in Figure 4, the peak hour operation is shown in Table 1. The current City signal timing was used for the North College/Willox intersection. A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual is provided in Appendix C. Table 4-3 (revised per staff comments regarding type of intersection) showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. This site is in an area termed “Community Commercial District” on the Fort Collins Structure Plan. The North College/Willox intersection is assumed to be in an area termed “Commercial Corridor.” In areas termed “Commercial Corridor,” acceptable overall operation at signalized intersections during the peak hours is defined as level of service D or better. At signalized intersections, acceptable operation of any leg and any movement is level of service E. At arterial/arterial and arterial/collector or local stop sign controlled intersections, there is no acceptable level of service indicated. The North College/Willox and North College/Driveway intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during in the morning and afternoon peak hours. Pedestrian Facilities There are sidewalks along the east side of North College Avenue and along Willox Lane, east of North College Avenue. There are sidewalks along the south side of Willox Lane, west of North College Avenue, and along both sides of North College Avenue. This area of North College Avenue has been under construction with the North College Improvements. Attachment 6 AM/PM RECENT PEAK HOUR TRAFFIC Figure 3 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 6 47/107 323/781 53/154 93/65 640/582 96/107 67/108 89/124 97/79 67/232 65/154 65/114 473/1005 4/13 926/814 6/15 Willox Driveway North College Attachment 6 AM/PM FACTORED/BALANCED RECENT PEAK HOUR TRAFFIC Figure 4 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 7 52/103 361/753 60/149 96/67 748/632 99/110 69/111 92/128 114/86 69/239 67/159 76/123 4/13 926/814 Willox Driveway 473/1005 North College 6/15 Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 8 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM PM North College/Willox (signal) EB LT C C EB T D C EB RT A A EB APPROACH C C WB LT C C WB T C D WB RT A C WB APPROACH C C NB LT A A NB T A B NB RT A B NB APPROACH A B SB LT A A SB T A B SB RT A A SB APPROACH A B OVERALL B B North College/Driveway (RT-in/RT-out) EB RT B B Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 9 Bicycle Facilities Bicycle lanes exist along North College Avenue and Willox Lane within the study area. Transit Facilities Currently, this area of Fort Collins is served by Transfort routes 8 and 81. Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 10 III. PROPOSED DEVELOPMENT The 1603 & 1605 North College development is a proposed fast-food restaurant development. Figure 5 shows a site plan of the 1603 & 1605 North College development. Access to the 1603 & 1605 North College site will be via an existing right- in/right-out access to/from North College Avenue. The short range analysis (Year 2021) includes development of the 1603 & 1605 North College site and an appropriate increase in background traffic, due to normal growth, and other approved or expected developments in the area. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 9 th Edition, ITE was used to estimate trips that would be generated by the 1603 & 1605 North College project. Land Use Code 934 – Fast-Food Restaurant with Drive-through was used for the trip generation calculation. Table 2 shows the daily and peak hour trip generation for 1603 & 1605 North College project. Full development of the 1603 & 1605 North College site resulted in 1240 daily weekday trip ends, 113 morning peak hour trip ends, and 82 afternoon peak hour trip ends. TABLE 2 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate Trips Rate In Rate Out Rate In Rate Out 934 Fast-Food Restaurant 2.5 KSF 496.12 1240 23.16 58 22.20 55 16.98 43 15.67 39 Trip Distribution Trip distribution for the 1603 & 1605 North College development was based on existing/future travel patterns, land uses in the area, consideration of trip attractions/ productions in the area, and engineering judgment. Figure 6 shows the trip distribution for the short range (2021) analysis future. The trip distribution was agreed to by City of Fort Collins staff in the scoping emails. Background Traffic Projections Figure 7 shows the short range (2021) background peak hour traffic projections. Background traffic projections for the short range were obtained by reviewing the North Front Range Regional Transportation Plan, and engineering judgment. Based upon these sources, it was determined that the traffic volumes would increase by approximately 1.0 percent per year. Attachment 6 SCALE: 1"=30' SITE PLAN Figure 5 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 11 Attachment 6 Willox North College 10% 20% 50% 20% SCALE: 1"=600' TRIP DISTRIBUTION Figure 6 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 12 Attachment 6 AM/PM SHORT RANGE (2021) BACKGROUND PEAK HOUR TRAFFIC Figure 7 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 13 55/108 380/791 62/156 100/70 785/662 104/115 72/117 96/134 119/90 72/250 70/166 80/130 497/1055 4/13 972/855 6/15 Willox Driveway North College Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 14 Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Using the trip distribution shown in Figure 6, Figure 8 shows the assignment of the site generated peak hour vehicle traffic. Passby factors were applied according to The Trip Generation Handbook, ITE and distributed based upon the existing directional split on North College Avenue. The passby and assigned site traffic is reflected in Figure 8. The site generated vehicle traffic was combined with the background traffic to determine the total forecasted vehicle traffic at the key intersections. Figure 9 shows the short range (2021) total peak hour vehicle traffic at the key intersections. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. The North College/Willox intersection is currently signalized. The North College/Site Access intersection will not meet peak hour signal warrants, nor do the two intersections meet signal spacing criteria. Geometry Figure 10 shows a schematic of the short range (2021) geometry. A southbound right-turn deceleration lane is shown to be warranted at the North College/Site Access intersection. The right-turn lane is required based upon the CDOT State Highway Access Code and LCUASS criteria. The CDOT criterion requires a right-turn lane at more than 50 vehicles per hour (right-turns). This is exceeded by 26 and 5 vehicles in the respective peak hours. Utilizing Figure 8-4 (LCUASS), the threshold requiring a right-turn lane is exceeded by 35 and 12 vehicles in the respective peak hours. Based upon the recent street improvements on North College Avenue, it is not known whether this right-turn lane will be required. That decision rests with the City of Fort Collins and CDOT. Operation Analysis Operation analyses were performed at the North College/Willox and North College/Site Access intersections. The operation analyses were conducted for the short range analysis, reflecting a year 2021 condition. The current City signal timing was used for the North College/Willox intersection. The following analyses reflect the warranted right-turn deceleration lane at the North College/Driveway intersection. Using the short range (2021) background peak hour traffic volumes, the North College/Willox and North College/Driveway intersections operate as indicated in Table 3. The key intersections operate acceptably with existing control, geometry, and signal timing in the morning and afternoon peak hours. Calculation forms for these analyses are provided in Appendix D. Attachment 6 AM/PM SITE GENERATED PEAK HOUR TRAFFIC Figure 8 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 15 3/2 5/4 6/4 6/5 3/2 6/5 54/32 73/43 -18/-9 55/39 Willox Site Access North College 40/22 Attachment 6 AM/PM SHORT RANGE (2021) TOTAL PEAK HOUR TRAFFIC Figure 9 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 16 58/110 385/795 68/160 100/70 791/667 104/115 72/117 96/134 122/92 72/250 70/166 86/135 551/1087 77/56 954/846 61/54 Willox Site Access North College 40/22 Attachment 6 SHORT RANGE (2021) GEOMETRY Figure 10 DELICH ASSOCIATES 1603 & 1605 North College TIS, April 2016 Page 17 Willox Site Access North College - Required Lane - Existing Lane Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 18 TABLE 3 Short Range (2021) Background Peak Hour Operation Intersection Movement Level of Service AM PM North College/Willox (signal) EB LT C C EB T D C EB RT A A EB APPROACH C C WB LT C C WB T C D WB RT A C WB APPROACH C C NB LT A A NB T A B NB RT A B NB APPROACH A B SB LT A A SB T B B SB RT A A SB APPROACH A B OVERALL B B North College/Driveway (RT-in/RT-out) EB RT B B Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 19 Using the traffic volumes shown in Figure 9, the North College/Willox and North College/Site Access intersections operate in the short range (2021) total condition as indicated in Table 4. Calculation forms for these analyses are provided in Appendix E. The key intersections operate similar to the background operation with existing geometry, control, and signal timing in the morning and afternoon peak hours. The increase in delay at the North College/Site Access intersection without the warranted auxiliary right-turn lane will not be significant. Pedestrian Level of Service Appendix F shows a map of the area that is within 1320 feet of the 1603 & 1605 North College development. There are four pedestrian destinations within 1320 feet of the 1603 & 1605 North College development. These are: 1) the commercial area to the north of the site; 2) the commercial area to the east and northeast of the site; 3) the commercial uses to the south of the site; and 4) the residential neighborhood to the west of the site. The 1603 & 1605 North College site is located within an area termed as “activity center,” which sets the level of service threshold at LOS B for all measured categories, except for street crossing which is LOS C. The Pedestrian LOS Worksheet is provided in Appendix F. Pedestrian level of service is achieved for all areas except 4) the residential neighborhood to the west of the site. This mobile home park was constructed without sidewalks. If this parcel redevelops, it is assumed that a new development would construct sidewalks. Bicycle Level of Service Appendix F shows a map of the area that is within 1320 feet of the 1603 & 1605 North College development. There are three bicycle destinations within 1320 feet of the 1603 & 1605 North College development. These are: 1) the commercial area to the north of the site; 2) the commercial area to the east and northeast of the site; and 3) the commercial uses to the south of the site. The Bicycle LOS Worksheet is provided in Appendix F. The minimum level of service for this site is C. This site is connected to bike lanes on North College Avenue and Willox Lane. Therefore, it is concluded that level of service C can be achieved. Transit Level of Service This area of Fort Collins is served by Transfort Routes 8 and 81. Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 20 TABLE 4 Short Range (2021) Total Peak Hour Operation Intersection Movement Level of Service AM PM North College/Willox (signal) EB LT C C EB T D C EB RT A A EB APPROACH C C WB LT C C WB T C D WB RT A C WB APPROACH C C NB LT A A NB T A B NB RT A B NB APPROACH A B SB LT A A SB T B B SB RT A A SB APPROACH B B OVERALL B B North College/Site Access (RT-in/RT-out) EB RT B B Attachment 6 DELICH 1603 & 1605 North College TIS, April 2016 ASSOCIATES Page 21 IV. CONCLUSIONS/RECOMMENDATIONS This study assessed the impacts of the 1603 & 1605 North College development on the short range (2021) street system in the vicinity of the proposed development. As a result of this analysis, the following is concluded:  The development of the 1603 & 1605 North College site is feasible from a traffic engineering standpoint. At full development, the 1603 & 1605 North College site will generate approximately 1240 daily weekday trip ends, 113 morning peak hour trip ends, and 82 afternoon peak hour trip ends.  Current operation at the North College/Willox and North College/Driveway intersections is acceptable with existing control, geometry, and signal timing.  Figure 10 shows a schematic of the short range (2021) geometry. It is important to note that a southbound right-turn deceleration lane at the North College/Site Access intersection is warranted with the short range (2021) total traffic volumes. Requirement of this auxiliary lane rests with the City of Fort Collins and CDOT.  In the short range (2021) future, given development of the 1603 & 1605 North College site and an increase in background traffic, the North College/Willox and North College/Site Access intersections will meet the City of Fort Collins Motor Vehicle LOS Standard, the warranted auxiliary lane. The increase in delay at the North College/Site Access intersection without the warranted auxiliary right-turn lane will not be significant.  Acceptable level of service is achieved for bicycle, and transit modes based upon the measures in the multi-modal transportation guidelines. Pedestrian level of service is achieved for all areas except for the residential neighborhood to the west of the site. This mobile home park was constructed without sidewalks. Attachment 6 Agenda Item 3 Item # 3 Page 1 STAFF REPORT September 8, 2016 Planning and Zoning Board PROJECT NAME TIMBERLINE STORAGE, MJA160003 STAFF Clay Frickey, Associate Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a Major Amendment request for a mixed-use commercial development. The project consists of conditioned and unconditioned storage units, a small office and a future building (use yet to be decided). Vehicular access will be provided by an existing private drive in the Spring Creek Center. This project will replat lots six and seven of the Spring Creek Center PUD and vacate various access and drainage easements that were associated with the original PDP. The site is located in the Employment (E) zone district. APPLICANT: Sam Coutts Ripley Design, Inc. 419 Canyon Ave. Suite 200 Fort Collins CO, 80521 OWNER: Timberline Storage LLC 5232 Southern Cross Ln Fort Collins, CO 80528 RECOMMENDATION: Staff recommends approval of Timberline Storage, MJA160003. EXECUTIVE SUMMARY Staff finds the proposed Timberline Storage Major Amendment complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: · The Project Development Plan complies with the process located in Division 2.2 - Common Development Review Procedures for Development Applications of Article 2 - Administration. · The Project Development Plan complies with relevant standards of Article 3 - General Development Standards. Agenda Item 3 Item # 3 Page 2 · The Project Development Plan complies with relevant standards located in Division 4.27 Employment (E) of Article 4 - Districts. COMMENTS: . Background The property was annexed into the City of Fort Collins as part of the East Prosepct Street First Annexation on September 6, 1973. Lots 6 and 7 were platted as part of the Spring Creek Center PUD, which was recorded on April 1, 1999. The Spring Creek Center PUD had called for Lots 6 and 7 to each contain a 31,200 square foot, multi-tenant building. Each multi-tenant building could contain retail, office, restaurant, and/or other business service or industrial uses as defined in the Land Development Guidance System per the approved PUD. Since the approval of the Spring Creek Center PUD, lots 6 and 7 have sat vacant while the rest of the PUD has been built out. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Employment (E) Office, gas station, drive-thru restaurant South Employment (E) Office, institutional East Employment (E) Office West Employment (E) Car wash A zoning and site vicinity map is presented on the following page. Agenda Item 3 Item # 3 Page 3 Figure 1: Timberline Storage Zoning & Site Vicinity 2. Compliance with Article 3 of the Land Use Code - General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.1(D) - Tree Planting Standards All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within 50’ of any building or structure in order to establish at least a partial urban tree canopy. The proposed landscape plan shows street trees planted at appropriate intervals, canopy shade trees Agenda Item 3 Item # 3 Page 4 planted in bulbouts adjacent to parking lots, and ornamental trees planted close to buildings to provide screening and a partial urban tree canopy, which meets this code standard. B. Section 3.2.1(E)(1) - Buffering Between Incompatible Uses and Activities Where uses or designs of buildings do not adequately mitigate conflicts between incompatible uses, enhanced landscaping and buffering should be used. An office complex sits on the east side of Specht Point Rd. opposite Timberline Storage, which could be considered an imcompatible use. To mitigate the impact of the presence of long storage units along Specht Point Rd., the landscape plan shows groves of evergreen trees, shrubs, wide spread ornamental grasses, and ornamental trees. This design will provide enhanced screening of the storage units and provide ample mitigation between conflicting uses. C. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping The perimeter of parking lots are required to have trees planted at a ratio of 1 per 25 lineal feet along a public street and 1 per 40 lineal feet along a side lot line and parking setback area. Parking lots must also have screening to block at least 75% of light from vehicle headlights. The proposed landscape plan shows shrub beds extending the full length of each parking area along public streets that provide screening from the shine of vehicle headlights. Each parking area is flanked by canopy shade trees that provide ample tree cover for the perimeter of each parking lot. The parking lot on the west side of the office for the storage facility also features evergreen trees to provide further visual relief and year-round greenery. D. Section 3.2.1(E)(5) - Parking Lot Interior Landscaping 6% of the interior space of all parking lots with less than 100 spaces shall consist of landscaping. Each parking area has bulb outs at each end with deciduous shrubs and canopy shade trees, which satisfies this code requirement. E. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The minimum number of bicycle parking spaces required for a self-storage facility is 4 since the most similar use is Industrial. Timberline Storage will provide one bicycle rack that contains 4 bicycle parking spaces. For the office/restaurant portion of the development, 4 bicycle parking spaces are required minimum for an office use with at least 1 of those spaces provided in an enclosed location. The site plan shows 3 bicycle parking spaces provided by a fixed rack and 1 bicycle parking space inside the building, which meets the requirement for having at least 1 bicycle parking space in an enclosed location. F. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to off-site pedestrian and bicycle destinations. The Timberline Storage site provides a connecting walkway for both phases of the project. For the storage facility, the connecting walkway runs on the western portion of the site, connecting the front door directly to the sidewalk on Midpoint Dr. without crossing a vehicle use area. For the future building, the sidewalk connects to Agenda Item 3 Item # 3 Page 5 the front door on the east side of the building. The site plan shows a crosswalk where this section of the sidewalk crosses the drive aisle for the southern parking area. This sidewalk then continues south to the sidewalk alond Midpoint Dr., satisfying this code section. G. Section 3.2.2(D)(1) - Access and Parking Lot Requirements; Pedestrian/Vehicle Separation To the maximum extent feasible, pedestrians and vehicles shall be separated through provision of a sidewalk or walkway. Where complete separation of pedestrian and vehicles is not feasible, potential hazards shall be minimized by using landscaping, bollards, special paving, lighting, and other means to clearly delineate pedestrian areas. Timberline Storage separates pedestrians from vehicles by providing a sidewalk separated from the driving and parking area via curb. H. Section 3.2.2(E) - Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, landscaped islands, and points of conflict. I. Section 3.2.2(J) - Setbacks The proposed parking lot is setback further than the 10-foot minimum from non-arterial streets and 5-foot minimum along a lot line required per the Land Use Code. J. Section 3.2.2(K)(2) - Nonresidential Parking Requirements The minimum, maximum, and proposed parking are contained in the table below. Timberline Storage is providing parking within the range of required parking and thus meets the requirements of the Land Use Code. Please note that since the future building for Phase 2 does not have a use established so the parking counts assume a minimum aligned with a potential office use and a maximum aligned with a potential restaurant use. Table 1: Timberline Storage Parking Use Min. Parking Max. Parking Parking Provided Self-storage (17 employees) .5 per employee = 9 spaces .75 per employee = 13 spaces 9 spaces Office/Restaurant (4,731 sq. ft.) 1/1,000 sq. ft. = 5 spaces 10/1,000 sq. ft. = 47 spaces 22 spaces K. Section 3.2.2(K)(5) - Handicap Parking Parking lots with less than 25 spaces must provide at least 1 handicap parking space. The parking lots proposed for each phase are less than 25 spaces and each provides 1 handicap parking space. L. Section 3.2.3 - Solar Access, Orientation, Shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed Agenda Item 3 Item # 3 Page 6 building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. M. Section 3.2.4 - Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels, and design standards. N. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, designed to allow walk-in access without having to open the main service gate, screened from public view, and constructed on a concrete pad. The proposed trash and recycling enclosure design satisfies the standards. O. Section 3.5.1(E) - Building Materials All proposed buildings shall use similar materials to existing buildings in the neighborhood or use similar architectural characteristics if dissimilar materials are proposed. The proposed building uses similar materials and architectural details to the existing buildings in the area. The proposed materials include cultured stone, aluminum, glass, and stucco. While cultured stone is not a prominent material in the area it is of similar or higher quality to the concrete masonry unit, architectural metal, and concrete found on other buildings in the immediate vicinity. The form of the building is also consistent with the unadorned, simple architectural style established in the area. P. Section 3.5.1(I) - Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Q. Section 3.5.3(C)(1) - Orientation to a Connecting Walkway One main entrance of any commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. Both the office portion of the storage facility and the future building have main entrances that face and directly connect to a walkway that connects to the sidewalk network on Midpoint Dr. R. Section 3.5.3(C)(2) - Orientation to Build-to Lines for Streetfront Buildings Along streets smaller than a full arterial, buildings should be located no more than 15 feet from the right-of-way. At least 30% of the total length of the building along the street shall extend to the build-to line area. The intent of this code section is to develop an urban form of development where buildings front streets and enhance the experience of the pedestrian. The proposed buildings meet the intent of this code section. Due to the layout of the buildings, the storage units have varying setbacks from the right- of-way. Building K is the closest to the right-of-way with the western point of the building approximately 10’ away from the Midpoint Dr. right-of-way. Building 1A is the furthest setback from the Specht Point Rd. right-of-way with the closest portion of the building Agenda Item 3 Item # 3 Page 7 setback 28’-4”. To meet the letter of this code section, the buildings would need to have a curved shape along Midpoint Dr. Along Specht Point Rd., the buildings would need to be rotated clockwise to be more parallel to the street. This orientation would not necessarily benefit the layout of the site. Section 3.5.3(D) requires the buildings to be broken up into modules to prevent monolithic masses. As such, the proposed buildings are broken into two sections with a large setback to break up the mass of the buildings. These setbacks range in size from 10’ for Buildings J + K up to 25’ for Building C. While this design choice puts the buildings further away from the back of the sidewalk, this design provides enhanced visual relief to masses that would otherwise be 95’-200’ in length. These setbacks, furthermore, allow for more room for vegetative screening. Enhanced landscaping prominently featured along Midpoint Dr. and Specht Point Rd. will soften the image of the buildings and provide a better street presence than if the buildings strictly adhered to the build-to line. Meeting the build-to line standard for the office portion of the project is complicated by the access for the site. The proposed development will use the existing access point off Midpoint Dr. that currently serves the carwash next door. Given this existing site constraint, it would be impossible for the office portion of this project to meet the build-to line standard without changing the access for Timberline Storage and the existing carwash. A change to the access point would require approval from the City of Fort Collins Engineering department and would likely require a variance to access point spacing requirements since the existing driveway aligns with the access road for Centerpoint Plaza and Allied Building Products to the south. The future office building also constitutes a small portion of the total frontage of the project so its impact on the development for this code standard in minimal. In summary, portions of the Timberline Storage development meet the letter of the build- to line standard. For the portions of the development that do not, the end result is a development that meets the intent of the code. The proposed site plan will provide buildings that are broken into smaller modules, enhanced landscaping to provide an improved presence on the street, and the consolidation of access points along Midpoint Dr. S. Section 3.5.3(D) - Variation in Massing Single, large, dominant building mass shall be avoided in new buildings. Changes in mass should relate to entrances, integral structure, and/or the organization of interior spaces and should not be solely for cosmetic effect. Each street facing portion of the buildings proposed have the mass broken up in multiple ways. Buildings A, B, C, D, K, J, and I all feature setbacks in the building ranging from 10’ to 25’ that relate to storage units with different proportions. All of the street fronting buildings also feature a cultured stone wainscot and pilasters to provide relief to the long horizontal masses of the building. This combination of setbacks, wainscot, and pilasters provides ample variation in massing. T. Section 3.5.3(E) - Character and Image Each building shall contribute to the uniqueness of a zone district and the community at large with predominant materials, elements, features, color range, and activity areas tailored specifically to the site and its context. Walls should be articulated, façades Agenda Item 3 Item # 3 Page 8 should have entry features clearly defined and should also have a clear base and top. As discussed in part O of this staff report, the form of the building and proposed materials fit into the established architectural context of the immediate vicinity. Each wall facing the street is clearly articulated with changes in plane, variation in materials, and by having a clear base and top defined by differing materials. The entries for each building are clearly distinguished with awnings. The base and top of each building is established through a change of materials. U. Section 3.6.6 - Emergency Access All developments must provide adequate access for emergency vehicles by complying with Chapter 9 of the City Code. The proposed emergency access easement shown on the site plan satisfies this code requirement. 3. Compliance with Article 4 of the Land Use Code - Employment (E), Division 4.27: The project complies with all applicable Article 4 standards as follows: A. Section 4.27(B)(3) - Permitted Uses The proposed uses, enclosed mini-storage facility, is an allowed use in the Employment zone district subject to review by the Planning & Zoning Board. B. Section 4.27(D)(2) - Secondary Uses Secondary uses shall be integrated both in form and function into a larger employments district development plan that emphasizes primary uses. Secondary uses shall not occupy more than 25% of the total gross area of the development plan. Timberline Storage will perform similarly to surrounding primary uses in terms of form and function. Enclosed mini-storage, however, is a secondary use and it occupies more than 25% of the gross area of the development plan. Staff has interpreted the 25% maximum secondary use regulation to apply to the Employment district as a whole rather than just at the level of an individual development plan. In this case, the applicant provided an analysis of the land uses in the Employment zone around the Prospect Rd and Timberline Rd area. More than 90% of the uses in this Employment zone area are primary uses. When taking the Timberline Storage development into account, the Employment zone in this area will still contain 88% primary uses. Since this proposed development does not push the amount of secondary uses in the Employment zone around Prospect Rd and Timberline Rd over the 25% allowed by code, this development complies with this code standard. C. Section 4.27(D)(4) - Dimensional Standards The maximum height of buildings in the Employment zone district shall be 4 stories. None of the proposed buildings will exceed 2 stories. D. Section 4.27(E)(1)(a) - Site Design When there are multiple parcels with different owners, the applicant shall work with adjacent property owners to establish a pattern of streets, outdoor spaces, building styles, and land uses. Timberline Storage shows a shared access point that will serve Agenda Item 3 Item # 3 Page 9 the existing car wash, proposed future office building, and proposed storage facility. Each of the buildings is designed in a way to complement the existing buildings nearby. E. Section 4.27(E)(3) - Enclosed Mini-Storage Facilities Where enclosed mini-storage facilities face a public street, the entire linear frontage along such street shall include only buildings designed for human occupancy, landscaping, accessory parking and/or drives. The entire frontage of the storage component of this proposed development contains landscaping to screen the storage facilities from the street. 4. Findings of Fact/Conclusion: In evaluating the request for the Timberline Storage, MJA160003, Staff makes the following findings of fact: . The Project Development Plan complies with process located in Division 2.2 - Common Development Review Procedures for Development Applications of Article 2 - Administration. . The Project Development Plan complies with relevant standards located in Article 3 - General Development Standards. . The Project Development Plan complies with relevant standards located in Division 4.27 Employment (E) of Article 4 - Districts. RECOMMENDATION: Staff recommends Planning and Zoning approve the Timberline Storage, MJA160003, based on the findings of fact on page 12 of the staff report. ATTACHMENTS 1. Attachment 1 - Zoning & Site Vicinity Map (PDF) 2. Attachment 2 - Applicants Statement of Planning Objectives (PDF) 3. Attachment 3 - Timberline Storage Planning Document Set (PDF) 4. Attachment 4 - Applicants Analysis of Primary and Secondary Uses in Employment Zone Near Prospect Rd and Timberline Rd (PDF) Rivendell School Liberty Common Elementary Mountain Sage Community School I E I POL LMN MMN E RL E T RC POL POL T LMN MMN UE Edora Community Park Big Pond Gadwall Pond Canvasback Pond Goldeneye Pond Dragonfly Pond Confluence and Wigeon Ponds Prospect Pond #2 North HeronRiver Pond Cache la Poudre Blackbird Pond Spring Creek Chorus Frog Pond Wiper Pond Song Sparrow Pond Academy Ct Yearling Dr Cutting Horse Dr Kerry Hill Dr J ess u p Dr Blue Yonder Way Sandbur Dr Scarecrow Rd Joseph Allen Dr Nancy Gray Ave Erin Ct Blackbir d D r Specht Point Rd Cockle b u r L n Perendale Ln Kirkwo o land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Timberline Storage Planning Objectives: The site plan: Timberline Storage is a mixed use commercial development in the Spring Creek Center PUD. The project consists of conditioned and unconditioned storage units, a small office and a future building (use yet to be decided). Vehicular access will be provided by an existing private drive in the Spring Creek Center. Vehicular access to the storage units will be controlled by two gates, one in and one out. Pedestrian access will be provided from Midpoint Drive and travels north to the existing sidewalk on the north side of the private drive. Two crosswalks have been provided. The project will include approximately 26,000 square feet of conditioned storage units, 54,000 square feet of unconditioned storage units, and a small office associated with the storage unit development. Building A (the building that contains an office and conditioned units) and Building I will have a tower element for architectural variety and added street presence. The unconditioned units are arranged around the perimeter of the site to aid in security and to provide a visual buffer into the site. A landscape buffer will be provided around the storage units to screen the site. The landscape buffer will also blend the project into the context of the existing development. Varying mulch types and plant heights will give additional texture and interest to the landscape buffer. Fencing will connect the unconditioned units to provide security. A 4,700 square foot building footprint is also included for future development with an unnamed use at this point. Overall, the project will have approximately eight parking spaces associated with the storage facility and twenty-two associated with the future building. The property has already been entitled through a PDP review as part of the Spring Creek Center PUD. This project will replat lots six and seven of the Spring Creek Center PUD and vacate various access and drainage easements that were associated with the original PDP. Based on conversations with the City, the development approval is a major amendment. Utilities and storm water: Existing water, wastewater, and stormwater infrastructure will generally be preserved in-place. Existing easements benefitting said wet utilities will be preserved and/or rededicated to serve the original purpose in conjunction with revised access and utility concepts associated with this development proposal. Stormwater discharge will be governed by the rates allowed with previous development. Attachment 2 10' - 6" ROOF FASCIA METAL ROOF PARAPET FASCIA STUCCO PANEL 1 PROPOSED SIGNAGE LOCATION CANOPY ALUMINUM STOREFRONT BUILDING MOUNTED LIGHT CULTURED STONE DOWNSPOUT GUTTER DOWNSPOUT 1" / 12" 1" / 12" 2" / 12" STUCCO PANEL 2 STUCCO PANEL 1 24' - 0" 10' - 6" 17' - 9" 12' - 2" 3' - 10" ALUMINUM STOREFRONT CULTURED STONE STUCCO PANEL 1 STUCCO PANEL 1 STUCCO PANEL 1 STUCCO PANEL 1 CULTURED STONE ALUMINUM STOREFRONT CULTURED STONE DOWNSPOUT GUTTER FASCIA FASCIA PROPOSED SIGNAGE LOCATION METAL ROOF DOWNSPOUT DOWNSPOUT DOWNSPOUT GUTTER CANOPY CANOPY STEEL COLUMN BUILDING MOUNTED LIGHTING STUCCO PANEL 1 STUCCO PANEL 1 2" / 12" STUCCO PANELS 2 1" / 12" 17' - 9" ROOF FASCIA STEEL COLUMN CANOPY FASCIA CULTURED STONE ALUMINUM STOREFRONT STUCCO PANELS 2 BUILDING MOUNTED LIGHT 1" / 12" 1" / 12" 3' - 4" EXTERIOR FINISH SCHEDULE METAL PANELS METAL ROOF CULTURED STONE STUCCO STUCCO PANEL 1 STUCCO PANEL 2 STOREFRONT STEEL & FLASHINGS COILING DOORS GENERAL NOTE: ALL EXTERIOR WALL MOUNTED LIGHTS TO BE FULL CUT-OFF. 12' - 0" 33' - 0" CULTURED STONE VENEER STUCCO MECHANICAL SCREEN FASCIA ALUMINUM STOREFRONT WINDOW 30' - 0" 33' - 0" 10' - 8" 12' - 0" CULTURED STONE VENEER STUCCO MECHANICAL SCREEN FASCIA CANOPY ALUMINUM COLUMN STOREFRONT WINDOW 30' - 0" 2' - 8" 10' - 8" 33' - 0" CULTURED STONE VENEER STUCCO MECHANICAL SCREEN FASCIA ALUMINUM STOREFRONT WINDOW STEEL COLUMN CANOPY 30' - 0" 12' - 0" 33' - 0" 10' - 8" CULTURED STONE VENEER STUCCO FASCIA MECHANICAL SCREEN ALUMINUM STOREFRONT WINDOW COILING DOOR CANOPY STEEL COLUMN 30' - 0" EXTERIOR FINISH SCHEDULE METAL PANELS METAL ROOF CULTURED STONE STUCCO STUCCO PANEL 1 STUCCO PANEL 2 STOREFRONT STEEL & FLASHINGS COILING DOORS GENERAL NOTE: ALL EXTERIOR WALL MOUNTED LIGHTS TO BE FULL CUT-OFF. MEDIUM GRAY CHARCOAL GRAY TAN STUCCO PANEL 2 COILINGDOWNSPOUT DOOR GUTTER METAL ROOF CULTURED STONE BUILDING MOUNTED LIGHT STUCCO PANEL 1 12' - 10" 10' - 9" 12' - 10" ROOF FASCIA GUTTER CULTUREDDOWNSPOUT STONE BUILDING MOUNTED LIGHT GUTTER DOWNSPOUT 1" / 12" 1" / 12" STUCCO PANEL 2 BUILDING MOUNTED LIGHT METAL ROOF GUTTER DOWNSPOUT COILING DOOR STUCCO PANEL 2 12' - 10" 10' - 9" CULTURED STONE METAL PANEL ROOF FASCIA DOWNSPOUT GUTTER DOWNSPOUT GUTTER CULTURED STONE METAL PANEL 1" / 12" 1" / 12" BUILDING MOUNTED LIGHT STUCCO PANEL 2 STUCCO PANEL 1 3' - 4" EXTERIOR FINISH SCHEDULE METAL PANELS METAL ROOF CULTURED STONE STUCCO STUCCO PANEL 1 STUCCO PANEL 2 STOREFRONT STEEL & FLASHINGS COILING DOORS GENERAL NOTE: ALL EXTERIOR WALL MOUNTED LIGHTS TO BE FULL CUT-OFF. MEDIUM GRAY CHARCOAL GRAY TAN MED. TAN MED. TAN GRAY CLEAR ANODIZED CHARCOAL GRAY MED. TAN 1 2 4 3 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 ph: 970.224.1191 www.VFLA.com 9' - 6" METAL ROOF STUCCO PANEL 2 CULTURED STONE GUTTER DOWNSPOUT STUCCO PANEL 1 CANOPY PROPOSED SIGNAGE LOCATION 18' - 0" STUCCO PANEL 1 DOWNSPOUTDOWNSPOUTDOWNSPOUT STUCCO PANEL 2 STUCCO PANEL 2 ALUMINUM STOREFRONT 12' - 0" 3' - 4" 9' - 6" 18' - 0" STUCCO PANEL 1 CANOPY PROPOSED SIGNAGE LOCATION ALUMINUM STOREFRONT FASCIA BUILDING MOUNTED LIGHT COILING DOOR METAL FASCIA STUCCO PANEL 2 BUILDING MOUNTED LIGHT CULTURED STONE METAL FASCIA STUCCO PANEL 1 CANOPY 18' - 0" 9' - 6" 12' - 0" ROOF FASCIA CULTURED STONE STUCCO PANEL 1 BUILDING MOUNTED LIGHT GUTTER 12' - 0" 1" / 12" 3' - 4" 9' - 11" COILING DOOR BUILDING MOUNTED LIGHT STUCCO PANEL 2 METAL FASCIA CULTURED STONE CULTURED STONE 12' - 0" 3' - 4" 8' - 0" 8' - 0" METAL ROOF STUCCO PANEL 2 CULTURED STONE GUTTER STUCCODOWNSPOUT PANEL 2 GUTTER CULTUREDDOWNSPOUT STONE 3' - 4" 12' - 0" STUCCO PANEL 2 STUCCO PANEL 1 STUCCO PANEL 2 ROOF FASCIA STUCCO PANEL 2 CULTURED STONE GUTTER DOWNSPOUT 12' - 0" 25 24 23 20 22 27 21 31 26 30 29 28 1 32 37 34 33 36 38 2 3 4 5 6 7 8 9 10 11 12 13 15 14 17 16 18 19 40 35 39 Map # Properties in Business park acres Property Type Occupancy Notes 1 2102 MIDPOINT DR 0.89 Property Type: Commercial Occupancy: Car Wash - Self Service 2 2108 MIDPOINT DR 0.41 Property Type: Commercial Occupancy: ProActive- Physical Therapy split 1/2 2 2108 MIDPOINT DR 0.41 Property Type: Commercial Occupancy: Gamble- Vet Clinic split 1/2 3 2114 MIDPOINT DR 0.29 Property Type: Commercial Occupancy: Curves- Membership club split by 1/3 3 2114 MIDPOINT DR 0.29 Property Type: Commercial Occupancy: BHG- Technology split by 1/3 3 2114 MIDPOINT DR 0.29 Property Type: Commercial Occupancy: addiction treatment center split by 1/3 4 1609 SPECHT POINT RD 1.17 Property Type: Commercial Occupancy: Allied Building Products -Construction materials 5 1603 SPECHT POINT RD 0.8 Property Type: Commercial Occupancy: Zoom Mart- Convenience Store 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: The Nephrology Clinic- Medical split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: Ricoh - digital business Solutions- Business split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: Engineering Analytics- Engineering split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: W.W. Reynolds Companies- Property Management split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: Martin & Martin- Engineering split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: Safy- Family services split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: Enterprise Fleet service- Business service split by 1/8 6 1600 SPECHT POINT RD 0.28 Property Type: Commercial Occupancy: work well- Medical split by 1/8 7 1612 PROSPECT PARK WAY 1.09 parking lot parking lot for I Cubed and ENCORP 8 1600 PROSPECT PARK WAY 1.64 Property Type: Commercial Occupancy: I Cubed- Business service split 1/2 8 1600 PROSPECT PARK WAY 1.64 Property Type: Commercial Occupancy: ENCORP- Business service split 1/2 9 1600 E PROSPECT RD land 10 1625 SHARP POINT DR 4.9 Property Type: Commercial Occupancy: Advanced Energy- Business service 11 1725 Sharp Point Dr 4.67 Property Type: Commercial Occupancy: Liberty Commons- School 12 2424 MIDPOINT DR 2.6 12 2424 MIDPOINT DR 1.53 12 2500 MIDPOINT DR 0.73 13 2400 MIDPOINT DR 4.5 Property Type: Commercial Occupancy: Advanced Energy- Business service 14 1613 PROSPECT PARK WAY 0.82 Property Type: Commercial Occupancy: Takeda- Pharmaceutical business split 1/2 14 1613 PROSPECT PARK WAY 0.82 Property Type: Commercial Occupancy: Prometheus- Business service split 1/2 15 1612 SPECHT POINT RD 0.79 Property Type: Commercial Occupancy: Farnsworth Group- Business service split 1/2 15 1612 SPECHT POINT RD 0.79 Property Type: Commercial Occupancy: SLR- Business consulting split 1/2 16 2405 MIDPOINT DR 7.4 Property Type: Commercial Occupancy: County building- office/ corrections 17 2255 MIDPOINT DR 24.7 Property Type: Commercial Occupancy: County building 18 2155 MIDPOINT DR 2.22 Property Type: Commercial Occupancy: Allied Building Products -Construction materials 19 2121 MIDPOINT DR 0.79 Property Type: Commercial Occupancy: Statefarm- Business 20 2600 S COUNTY ROAD 11 0.9 Property Type: Residential Occupancy: abandoned house/training 21 land 22 land 23 1505 S Timberline Rd 0.89 parking lot parking lot for Bath Power Equipment 24 1505 S Timberline Rd 1.15 Property Type: Commercial Occupancy: Bath Power Equipment- Retail/Distribution 25 2000 E PROSPECT RD 5.34 Property Type: Commercial Occupancy: Bath Garden Center- plant nursery 26 CACHE LAPOUDRE INDUSTRIAL PARK PUD land 27 CACHE LAPOUDRE INDUSTRIAL PARK PUD land 28 CACHE LAPOUDRE INDUSTRIAL PARK PUD land 29 1502 S TIMBERLINE RD 6.39 Property Type: Commercial Occupancy: Poudre School District- warehouse/Distribution 30 2100 E PROSPECT RD 5.44 Property Type: Commercial Occupancy: Sutherlands- Wholesale/Distribution 31 2290 E PROSPECT RD 1.9 Property Type: Commercial Occupancy: Microbial Research Inc.- Business/Laboratory 32 2310 E PROSPECT RD 1.36 Property Type: Commercial Occupancy: Mountain Sage- School 33 2330 E PROSPECT RD 1.44 Property Type: Commercial Occupancy: Veeco Process Equipment- Business service split 1/2 33 2330 E PROSPECT RD 1.44 Property Type: Commercial Occupancy: Niner Bikes- Business service split 1/2 34 SEVEN LAKES BUSINESS PARK PUD land 35 2362 E PROSPECT RD 0.51 Property Type: Commercial Occupancy: Tri-Life Health- Medical offices 36 2500 E PROSPECT RD 11.67 Property Type: Commercial Occupancy: Orthopedic & Spine Center/OCR- Medical offices 37 NEENAN OFFICE PUD land 38 NEENAN OFFICE PUD land 39 2620 E PROSPECT RD 0.87 Property Type: Commercial Occupancy: A Woman's place- Medical offices split by 1/4 39 2620 E PROSPECT RD 0.87 Property Type: Commercial Occupancy: Wholeness-Medical office split by 1/4 39 2620 E PROSPECT RD 0.87 Property Type: Commercial Occupancy: Elco/Schneider Electric- IT/Tech office split by 1/4 39 2620 E PROSPECT RD 0.87 Property Type: Commercial Occupancy: Schneider Electric- Business service split by 1/4 Total Primary uses 98.60 acres Percent of Primary Use 92% Agenda Item 4 Item # 4 Page 1 STAFF REPORT September 8, 2016 Planning and Zoning Board PROJECT NAME POUDRE RIVER ANNEXATION #ANX160004 STAFF Kai Kleer, Planning Technician Cameron Gloss, Planning Manager PROJECT INFORMATION PROJECT DESCRIPTION: The Poudre River Annexation is a City-initiated request to annex 12.01 acres located within the banks of the Poudre River between Lee Martinez Community Park and Linden Street. The land became an enclave upon annexation of the Wood Street Annexation on September 17, 2012. As of September 17, 2015, the City is authorized to initiate and annex the enclave in accordance with State Statute 31-12-106. This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to annexations, the City of Fort Collins Comprehensive Plan, and the Larimer County and City of Fort Collins Intergovernmental Agreement. APPLICANT: City of Fort Collins PO Box 580 Fort Collins, CO 80522-0580 OWNER: City of Fort Collins and Union Pacific Railroad RECOMMENDATION: Staff recommends the Planning and Zoning board make a motion to recommend that City Council approve the Poudre River Annexation and Zoning, and place the property into the POL, Public Open Lands zone district, based on the Findings of Fact found on pp. 3-4 in the Staff Report. Agenda Item 4 Item # 4 Page 2 EXECUTIVE SUMMARY Background The Poudre River Annexation is an enclave of unincorporated land along the banks of the Poudre River between Lee Martinez Park and Linden Street. The area is completely surrounded by land within the City of Fort Collins; more specifically, it extends from the intersection of North College Avenue and the Poudre River approximately 3,190 feet to the northwest and 1,620 feet to the southeast. Annexations over a 139 year period created the enclave. The south enclave boundary was formed in 1873 upon recordation of the Original Town Site map, which describes its north boundary as the south bank of the Poudre River. Buckingham Place Annexation enclosed the east end of the enclave in 1906. In 1959, the North College Annex map brought land into the City from the north bank of the Poudre River northward, leaving the Poudre River outside the city limits. The Linden Street Tech Center and McMurray Natural Area Annexations, in 1972 and 2010 respectively, completed annexation of lands north of the north riverbank. With the Wood Street Annexation in 2012, a west enclave boundary was formed, thereby creating an unincorporated area completely encircled by land with the City. The City of Fort Collins owns the bulk of the annexation area. A small portion of the area is owned by the Union Pacific Railroad. Agenda Item 4 Item # 4 Page 3 The requested zoning for this annexation is the Public Open Lands (POL) zone district, which is in compliance with the City of Fort Collins Structure Plan. The surrounding properties existing are residential, office, park and light industrial land uses in the City of Fort Collins. There are five privately-owned properties fronting the Poudre River that are either vacant or substantially underused and, therefore, likely to be redeveloped. Of the five properties, four are located within the Poudre River buffer zone. Since these four remaining redevelopment parcels are located south of Lincoln Avenue, the City’s Land Use Code specifies a general buffer zone of 300 feet, as measured from the top of the riverbank. The decision maker (Planning and Zoning Board or Hearing Officer) may enlarge or reduce the buffer-yard zone distance to ensure that performance standards are met consistent with Code requirements. This is an enclave annexation for a property located within the Growth Management Area (GMA). According to policies and agreements contained in the Larimer County and City of Fort Collins Intergovernmental Agreements, the City will agree to consider annexation of property in the GMA when the property is eligible for annexation according to state law. Poudre River Annexation was enclaved upon the annexation of the Wood Street Annexation on September 17, 2012. Per C.R.S. Section 31-12-106, municipalities may initiate an annexation proceeding for unincorporated areas that are contained entirely within the boundary of the municipality if said area has been so surrounded for three years. As of September 17, 2015, the City of Fort Collins is authorized to initiate and annex the area. Abutting zoning and land uses Direction Zone District Existing Land Uses North Public Open Lands, Community Commercial Poudre River, Legacy Park, Rivers Edge Natural Area, Salyer Natural Area, Gustav Swanson Natural Area and Poudre Pet and Feed Supply South Public Open Lands, Community Commercial Poudre River, Powerhouse Energy Campus, Fort Collins Museum of Discovery, Lee Martinez Park and Old Fort Collins Heritage Park East Employment District and Public Open Lands Ram Self Storage and Old Fort Collins Heritage Park West Urban Estate and Public Open Lands Pateros Creek and Salyer Natural Area Findings of Fact A. The property meets the requirements included in State law as an area that has been surrounded by municipal boundaries for no less than three years. B. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins contained in the Intergovernmental Agreement for the Fort Collins Growth Management Areas. C. The requested zoning POL, Public Open Lands, and is in conformance with the City’s Comprehensive Plan, Structure Plan Map. D. The request is in conformance with Section 2.9, Amendment to the Zoning Map, of the City of Fort Collins Land Use Code. E. On August 16, 2016 City Council approved a resolution that accepted the annexation petition and determined that the petition was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place when a City Council public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. ATTACHMENTS 1. Poudre River Plat (PDF) 2. Structure Plan (PDF) 3. Zoning (PDF) %106+)7175$170&#4;ž Ä 616#.2'4+/'6'4ž Ä &'016'5 %744'06%+6;$170&#4; 016'5 616#.#4'##%4'5 6*2'4+/'6'4ž Ä _______________________________________________ POUDRE RIVER ANNEXATION TO THE CITY OF FORT COLLINS, COLORADO A TRACT OF LAND LOCATED IN THE SOUTHEAST QUARTER OF SECTION 2, THE NORTHEAST QUARTER OF SECTION 11, AND THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN; LARIMER COUNTY, COLORADO 5748';14ž556#6'/'06 &'5%4+26+10  +0%*(''6    )4#2*+%5%#.'   REVISIONS: DATE: OF APPROVED BY: SHEET SCALE: DATE: ž ÄÄ ,58 DATE: DESIGNED BY: DRAWN BY: ENGINEERING DIVISION CHECKED BY: CITY OF FORT COLLINS, COLORADO Ä ,#% ZZÄZZÄ Engineering City of  POUDRE RIVER ANNEXATION #22418'& ____________ ________ _____________________, ___. _________________________________________________________ _________________________________________________________ #22418'&#561(14/ . 5+6' 190'45*+26#$.' S:\Engineering\Departments\Survey\Projects\Real Estate Services\POUDRE RIVER OWNERSHIP\LDD River Ownership\dwg\Poudre River Annex C3d.dwg East CoPyond LandsOpen Rural and Stream Corridors CoCmomrriedrocrial District Employment Low MixeDde-nsityUse Residential InDdiusstrtircital DoDwisntrtoicwtn CComormriduonrity District E Sunig a Rd N Howes St N Mason St N Coll ege Ave Jef f e r son St E Vine Dr ÕZYXW ³I City Structure of Fort Plan Collins CITY GEOGRAPHIC These and were map OF not products FORT designed and INFORMATION COLLINS or all intended underlying for general data SYSTEM are use developed by members MAP for use PRODUCTS of the by the public. City The of Fort City Collins makes for no its representation internal purposes or only, warranty dimensions, as to contours, its accuracy, property timeliness, boundaries, or completeness, or placement and of location in particular, of any its map accuracy features in thereon. labeling or THE displaying CITY OF FORT COLLINS PARTICULAR MAKES PURPOSE, NO WARRANTY EXPRESSED OF MERCHANTABILITY OR IMPLIED, WITH OR RESPECT WARRANTY TO THESE FOR FITNESS MAP PRODUCTS OF USE FOR OR THE UNDERLYING FAULTS, and assumes DATA. Any all responsibility users of these of map the use products, thereof, map and applications, further covenants or data, and accepts agrees them to hold AS the IS, City WITH harmless ALL from made and this against information all damage, available. loss, Independent or liability arising verification from any of all use data of contained this map product, herein should in consideration be obtained of by the any City's users having of these liability, products, whether or direct, underlying indirect, data. or consequential, The City disclaims, which and arises shall or not may be arise held from liable these for any map and products all damage, or the loss, use thereof or by any person or entity. Printed: July 21, 2016 Legend Annexation Area Water Downtown District Community Commercial District General Commercial District Employment District 0District 0.05 0.1 0.15 0.2Miles Industrial Scale 1:6,769 © Path: S:\CDNS\Planning\Plans, Policy & Special Projects\Annexation\Annexation\Support Documents\Kai's Annexation Files - 2016\Annexations\Mountain Edge Annexation\MountainEdge.mxd Annexation Area East CoPyond E Sunig a Rd N Howes St N Mason St N Coll ege Ave Jef f e r son St E Vine Dr ÕZYXW ³I POL NCM D CCR CCR POL E UE POL CCN NCB LMN CCR CG NCB D CS POL E RDR LMN City of Zoning Fort Collins CITY GEOGRAPHIC These and were map OF not products FORT designed and INFORMATION COLLINS or all intended underlying for general data SYSTEM are use developed by members MAP for use PRODUCTS of the by the public. City The of Fort City Collins makes for no its representation internal purposes or only, warranty dimensions, as to contours, its accuracy, property timeliness, boundaries, or completeness, or placement and of location in particular, of any its map accuracy features in thereon. labeling or THE displaying CITY OF FORT COLLINS PARTICULAR MAKES PURPOSE, NO WARRANTY EXPRESSED OF MERCHANTABILITY OR IMPLIED, WITH OR RESPECT WARRANTY TO THESE FOR FITNESS MAP PRODUCTS OF USE FOR OR THE UNDERLYING FAULTS, and assumes DATA. Any all responsibility users of these of map the use products, thereof, map and applications, further covenants or data, and accepts agrees them to hold AS the IS, City WITH harmless ALL from made and this against information all damage, available. loss, Independent or liability arising verification from any of all use data of contained this map product, herein should in consideration be obtained of by the any City's users having of these liability, products, whether or direct, underlying indirect, data. or consequential, The City disclaims, which and arises shall or not may be arise held from liable these for any map and products all damage, or the loss, use thereof or by any person or entity. Printed: July 21, 2016 Legend Annexation Area Water Community Commercial North College (CCN) Community Commercial Poudre River (CCR) General Commercial (CG) Service Commercial (CS) Downtown (D) Employment (E) Low Density Mixed-Use Neighborhood (LMN) Agenda Item 5 Item 5 Page 1 STAFF REPORT September 8, 2016 Planning and Zoning Board PROJECT NAME WEST SIDE HOUSE FRATERNITY / EXTRA OCCUPANCY RENTAL HOUSE, FDP #160021 AND MODIFICATIONS OF STANDARD STAFF Jason Holland, City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a combined Major Amendment/Final Plan to convert an existing 3-story building that is currently operating as an Extra Occupancy Rental House (EORH) to add a Fraternity and Sorority use. The site is located on 0.413 acres at 801 South Shields Street and is in the Community Commercial (C-C) Zone District and the TOD Overlay District. The project includes a minor reconfiguration of the existing parking area with new a new trash enclosure and perimeter landscaping. Past Approvals: Formerly used as a group home facility occupied by Turning Point, the property was approved on May 23, 2014 at a public hearing as an Extra Occupancy Rental House. Two modifications of standard were also approved at that time that addressed a reduction in setbacks for parking and a reduction in dimensional standards for two-way drive aisles. Final Plans were then approved on September 2, 2014 for the EORH, however, the building is currently occupied as without authorization from the City because all of the approved final improvements were not completed per the 2014 approval. The owner is requesting that the EORH use remains as an approved use, and that the Fraternity use also be added as an approved use. Because of this, both uses are shown on the proposed site plan, and a condition of approval is added to the plans to outline the timeframe allowances for both uses. Under this scenario, the owner would have one year following final approval to complete all site improvements and then choose one use or the other. Maximum occupancy is limited to 22 residents for the EORH, or 25 residents for the fraternity. Both occupancies are limited based on the amount of on-site parking. A condition of approval outlines the timelines and restrictions for the two proposed uses. Agenda Item 5 Item 5 Page 2 APPLICANT: Cathy Mathis TB Group 444 Mountain Avenue Berthoud, Colorado 80513 OWNER: 801 Shields, LLC 1001 East Harmony Road, Ste. 502 Fort Collins, CO 80525 RECOMMENDATION: Approval, with one condition EXECUTIVE SUMMARY The West Side House Major Amendment (MJA) and Modifications of Standard comply with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The MJA complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The Modifications of Standard meet the applicable requirements of Section 2.8.2(H), and the granting of these modifications would not be detrimental to the public good. • The MJA complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 – Districts. • The MJA complies with relevant standards located in Article 3 – General Development Standards, subject to approval of the Modifications of Standard. Agenda Item 5 Item 5 Page 3 VICINITY MAP Agenda Item 5 Item 5 Page 4 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North (C-C) Community Commercial Gamma Phi Beta Greek Housing South (C-C) Community Commercial Lutheran Campus Ministry at CSU East Colorado State University Campus Moby Arena parking lot West (C-C) Community Commercial 1109 West Plum Street – 4 unit multi-family building Land Use History: • The property was annexed in May 1958 as part of the First South Shields Street Consolidated Annexation. • The existing building was originally constructed in the 1960’s and initially operated as a fraternity house. The fraternity use was later abandoned, and a minor amendment was approved to change the use to a group home, known as Turning Point for Youth and Family Development. The minor amendment was approved in 1999 and provided some improvements to the building façade and site layout. The group home use was later abandoned. • Plans for the Extra Occupancy Rental House (EORH) were approved by a Hearing Officer on May 23, 2014 and finalized on September 2, 2014, however the site improvements were not fully completed per the approved plans and the building was occupied as an EORH without final authorization from the City through a Letter of Completion. • At the time of approval of the Extra Occupancy Rental House, the EORH definition had never been applied to a large, multiple bedroom building. The definition was originally intended to apply to the extra occupancy of single family detached dwellings. Agenda Item 5 Item 5 Page 5 2. Compliance with Community Commercial (C-C) Standards: The project complies with all applicable C-C standards with the following relevant comments provided: A. Section 4.18(A) – Purpose The proposed land use is consistent with the purpose of the Community Commercial District, which is described as follows: The Community Commercial District provides a combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi-story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground-floor retail and services. B. Section 4.18(B) – Permitted Uses The proposed Extra Occupancy Rental House and Fraternity uses are consistent with the permitted uses in the Community Commercial District. The existing Extra Occupancy Rental House use with more than five tenants is considered a residential use in the zone district subject to a Type 1 administrative review. The proposed addition of a fraternity use is permitted as a Type 2 use subject to Planning and Zoning Board Approval. C. Section 4.18(F) – Development Standards for the Transit-Oriented Development (TOD) Overlay Zone. The project is located within the T.O.D. Overlay Zone and is subject to the requirements of Division 3.10 of the L.U.C. Compliance with the relevant provisions of this section is discussed in subsequent pages of this staff report. D. Section 4.18(E) – Building Height The project’s existing 3-story building height is in compliance with this section which limits the height of buildings to a maximum of 5 stories. 3. Compliance with Article 3 of the Land Use Code – General Development Standards Subject to approval of the Modifications of Standard, the project complies with all applicable General Development Standards with the following relevant comments provided: A. Section – 3.2.1 Landscaping • The site contains seven existing trees along West Plum and South Shields Streets that will remain preserved and protected with the completion of improvements on the site. With the EORH approval in 2014, five existing trees were removed from the site, with four of the five trees in poor condition and one in fair condition. No mitigation was Agenda Item 5 Item 5 Page 6 required for the removal of the existing trees due a combination of poor existing tree health and undesirable species type. • The applicant has coordinated with the City Forester to evaluate and accommodate the existing trees on the site. Of particular concern is the existing 46 inch caliper Cottonwood in the northwest corner of the site. With the EORH approval in 2014, a realignment of the existing entrance drive and street sidewalk in the northwest corner was completed to preserve and provide space for this Cottonwood to the extent feasible. • With the EORH approval in 2014, three additional street trees were provided along the West Plum Street frontage, located in tree grates to reinforce an urban character of the area and to help provide some buffer space between pedestrians and the street. • Foundation planting is provided around the building perimeter, with some additional planting area provided where the building faces the streets. B. Section 3.2.2 – Access, Circulation and Parking • A total of 17 on-site parking spaces are provided with the proposed amendment to the site plan. 15 spaces were proposed with the EORH plan approved in 2014. • Section 3.2.2(K)(j) – Required off-street parking for Extra Occupancy Rental Houses and Fraternities/Sororities. Overall occupancy for the uses is limited based on the on- site parking available for a maximum number of tenants. o The number of tenants permitted for the EORH is based on LUC Section 3.8.28 – Extra Occupancy Rental House Regulations. These regulations limit the occupancy in the C-C District to a ratio of 1 tenant per 350 square feet of habitable floor space. Total habitable floor space for the three story building is calculated as 7,700 square feet, resulting in a maximum occupancy of 22 tenants. For the EORH use, a ratio of 0.75 parking spaces per tenant is required for the 22 tenants, resulting in a need for 17 parking spaces. The site plan also stipulates that a Resident Manager will be present at the building and that one of the parking spaces will be available for this manager. o For the Fraternity use, two parking spaces per three beds are required, which is approximately 0.67 parking spaces per bed. Because 17 off-street parking spaces are provided, the maximum occupancy is limited to 25 tenants. • One handicap parking space is provided in accordance with the minimum requirement in Section 3.2.2(K)(5). Agenda Item 5 Item 5 Page 7 • With the exception of the minimum required drive aisle width for two-way traffic, the project is in compliance with the minimum required dimensions for off-street parking areas, as outlined in Table A and B of Section 3.2.2(L). The applicant is requesting a Modification of Standard to reduce the minimum drive aisle width, and this request is discussed in detail on subsequent pages of this staff report. C. Section 3.2.2(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Connections With the EORH approval in 2014, an extensive re-configuration of the parking area was proposed, and a new 6 foot wide sidewalk was constructed which provides a direct connection from the building’s entrance to the existing sidewalk along South Shields Street in accordance with the requirements of this section. Fixed bicycle parking is planned in accordance with the minimum quantities and is placed around the building frontage to the north and south. Enclosed bicycle parking is provided within the building in accordance with the minimum quantity required. D. Section 3.2.5 – Trash and Recycling Enclosures In accordance with the requirements of this section, the project provides a new fully screened trash enclosure location. The enclosure is designed with walk-in access and is compatible with the building structure. E. Section 3.5.2 – Residential Building Standards 3.5.2(B) General Standard. No changes are proposed to the existing building design. The existing building remains in compliance with the general standard of this section, which requires that buildings shall include human-scaled elements, architectural articulation and shall place a high priority on building entries and their relationship to the street. The building design complies with these standards by providing a clearly defined building entrance and improving the direct access to the street. The building facades comply with this standard by providing appropriate variation in massing and form as well as appropriate variation in material placement, pattern and selection. Although the L.U.C. does not mandate conformance to a particular building style, the building’s existing form and materials are an appropriate reflection of a mid-century modern design indicative of the period in which the building was originally constructed. 3.5.2(D) Orientation to a Connecting Walkway. The project complies with this standard by providing a direct connecting walkway, 6 feet in width, which connects the primary entrance to the street sidewalk. 3.5.2(E)(1) Setback from Arterial Streets. The project complies with this section because the building is set back more than 30 feet from the South Shields Street right-of-way. 3.5.2(E)(2) Setback from Nonarterial Streets. The project complies with this section because the existing building is set back more than 15 feet from the West Plum Street right-of-way. F. Section 3.6.4 Transportation Level of Service Requirements Agenda Item 5 Item 5 Page 8 Staff has reviewed the proposed project and has determined that the vehicular, pedestrian and bicycle facilities proposed with this Major Amendment remains consistent with the standards contained in Part II of the City of Fort Collins Multi-modal Transportation Level of Service Manual. Additionally, due to the fact that the proposed use does not increase the total motor vehicular traffic from what was approved with prior uses, a separate Traffic Impact Study was not required by Traffic Operations staff. G. Section 3.10 Development Standards for the Transit Oriented Development (TOD) Overlay Zone 3.10.4(C) Streetscape. The project complies with this standard by providing formal streetscape improvements along West Plum Street including a ten foot wide sidewalk with street trees in tree grates. These improvements were proposed and constructed with the EORH approval in 2014. 3.10.5(A) Articulation. The project complies with this standard by providing exterior building walls that are subdivided and proportioned to a human scale using projections, overhangs and recesses in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size. 3.10.5(B) Rooflines. The project complies with this standard by providing a flat-roofed building design that features a three-dimensional cornice treatment on all walls facing streets or connecting walkways. 3.10.5(C) Materials and Colors. The project complies with this standard by: (1) Providing high quality exterior building materials including stone, painted concrete masonry and stucco systems; (2) Incorporating stone veneer, stucco and concrete masonry in a manner that highlights the articulation of the massing and the base and top of the building; (3) Providing appropriate material facade colors that are low reflectance, subtle and earth tone colors. Agenda Item 5 Item 5 Page 9 MODIFICATIONS OF STANDARD: Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 4. Requests for Modifications of Standard A. Description of the Modifications: The proposed plan configuration requires four Modifications of Standard which are discussed collectively as follows: 1) Section 3.2.2(J) requires that parking be set back from a lot line a minimum width of 5 feet at any point.  Per the existing site plan, the existing parking setback long the southern property boundary is a range between zero and 3 feet. Agenda Item 5 Item 5 Page 10 2) Section 3.2.1(E)(5) requires that all parking lots with less than 100 spaces provided interior landscape space within the parking lot that is at least 6% of the interior space of the parking area.  The proposed site plan proposes no interior parking lot landscaping. 3) Section 3.2.1(D)(1)(c) requires “full tree stocking” along all high use or high visibility sides of a building, within 50 feet of the building face. Trees shall be planted around the building with a minimum spacing of 20 feet and a maximum spacing of 40 feet.  Along the south and west building faces, no new tree stocking is proposed that can be counted towards the minimum requirements of this section. 4) Section 3.2.2(L), Table ‘A’ Standard Vehicle Dimensions requires a minimum two-way drive aisle width of 24 feet.  A minimum drive aisle width of approximately 21 feet is proposed along the southeast portion of the parking lot. B. Applicant’s Justification: The applicant has provided the following justification narrative: “We feel that the granting of these modifications of standard would not be detrimental to the public good, and by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Below is the justification: • The project is attempting to utilize an existing building and site to the maximum extent feasible. The property has several fixed physical constraints, including the existing building, existing sidewalks, parking stalls and drive aisles, all of which are at their minimum sizes. With these limitations, the strict application of the standard would make the project infeasible because we would lose additional off- street parking spaces. • The property is unsightly and the existing landscaping is in poor shape. Currently there is virtually no landscape along the property lines or at the building foundations. The owners intend to enhance the plantings all throughout the entire site where practical. The proposed landscape will provide a softened edge of plantings throughout the site while mitigating the visual impact to the neighboring properties. Agenda Item 5 Item 5 Page 11 • The project provides off-street parking, which is desirable and necessary for the residents. The off-street spaces help reduce on-street parking demand, therefore reducing potential impacts to the adjacent neighborhoods. We feel that in this location it is a higher priority to maximize the number of parking spaces in the limited area we have available on the site, south of the existing building. Additionally, while some of the landscape standards are not met due to the limited space and site depth available, views into the parking area from the surrounding streets are softened by perimeter planting and fencing, and there are existing mature shade trees adjacent to the south that help shade the parking area.” C. Staff Finding for the Modifications: Staff finds that the four Modifications of Standard are justified by the applicable standards in 2.8.2(H). The granting of the Modification would not be detrimental to the public good and: The request for Modifications 1, 2, 3 and 4 satisfy Criteria (2.8.2(H)(3): By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Staff Finding for Modifications 1, 2, 3 and 4:  The modification requests 1, 2, 3 and 4 satisfy Criteria 2.8.2(H)(3) because the project has an existing building location with limited space to the south of the building for parking, access and landscaping. This constricted area represents an exceptional physical condition and undue hardship not caused by the applicant, and the strict application of the 24-foot drive isle dimensional standard, parking lot interior landscape standard, tree stocking standard, and parking setback standards would require the removal of some of the proposed off-street parking spaces on the site.  Additionally, staff finds that while the drive aisle dimension of 17.9 feet may represent a condition that is less convenient for residents, sufficient space exists with the reduced dimension to enter and exit the parking spaces. While some additional maneuvering may be required by motorists, this inconvenience is not detrimental to the public good.  Both long and short-term parking opportunities in the vicinity of the site are very limited. When the existing building was originally constructed in the 1960’s and initially operated as a fraternity house, on-street parking in the area was readily available to supplement the available parking on the site. As conditions in the area have changed, on-street parking opportunities are much less available, and private off-street parking opportunities have also not been obtainable. Overnight parking at CSU is also not available. Under these conditions, preserving on-site parking spaces with the proposed modifications is Agenda Item 5 Item 5 Page 12 seen as less detrimental to the public good than removing parking spaces to comply with the landscaping and dimensional standards. Additionally, the parking is screened from public view with a combination of new landscaping, the existing building, and the existing perimeter fences to the south and west. 3. Neighborhood Meeting A neighborhood meeting was held on March 28, 2016 at the Lutheran Campus Ministry adjacent to the south of the proposed project. The meeting was attended by four citizens who all received written notification of the neighborhood meeting. A summary of the questions and concerns expressed at the meeting is as follows: 1) Concern that adequate off-street parking be provided, and that residents and guests of the proposed facility will park on adjacent properties and neighborhood streets without permission. Lack of parking in the area is a significant concern and has greatly increased issues with parking enforcement in the area. 2) Increase in motor vehicle traffic along West Plum Street and at the intersection of West Plum and South Shields Streets adjacent to the property. Concern was expressed related to the cumulative impact of new student housing projects along West Plum Street and that no additional travel lanes or other improvements are proposed at the intersection to alleviate the increase in motor vehicular traffic. 3) Concern that the fraternity use will increase public nuisances such as excessive noise and additional parking and traffic issues in the area including through the Mantz subdivision. 4) Strong concerns were expressed about noisy students walking and biking through the Mantz Subdivision, especially in the middle of the night coming back from downtown. 5) The residents expressed strong concerns regarding the dual use approval scenario, in which the existing Extra Occupancy use would remain as an approved use, and the Fraternity use would be added as an option. Residents were very concerned that this would allow the owner to flip back and forth between these two uses, in perpetuity, without a review process that considered how conditions might change in the area five or more years from now. There was also a very strong concern that the maximum occupancy could increase for both uses without consideration of impacts and mitigations. 6) Additionally, residents expressed concerns that the dual use approval represented a circumvention or exception of the Land Use Code and that it would set a precedent that would be used by other development proposals to allow greater flexibility than what should be allowed, similar the Addition of Permitted Use process. 7) Lastly, residents expressed a strong preference for maintaining the extra occupancy use as a less impactful option than the fraternity use. The residents felt that the fraternity use have Agenda Item 5 Item 5 Page 13 more impactful neighborhood disturbances from tenants and guests in terms of noise, and parking impacts both at the site and within the Mantz Subdivision. 4. Findings of Fact/Conclusion In evaluating the West Side House Major Amendment, staff makes the following findings of fact, with one condition of approval: A. The four Modifications of Standard as follows: 1) Section 3.2.2(J) to reduce the minimum parking setback; 2) Section 3.2.1(E)(5) to reduce interior parking landscaping; 3) Section 3.2.1(D)(1)(c) to reduce full tree stocking and; 4) Section 3.2.2(L), Table ‘A’ for a reduction to the standard vehicle dimension for a two way drive aisle. The four Modifications are justified by the applicable standards in 2.8.2(H). The granting of the Modifications would not be detrimental to the public good and: The Modification requests satisfy Criteria (2.8.2(H)(3): By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. The request satisfies Criteria 2.8.2(H)(3) because the existing site configuration is constrained and the preservation of existing on-site parking areas with the approval of the proposed modifications is more beneficial to the public good than removing parking spaces to comply with the landscaping and parking dimensional standards. Additionally, the parking area is screened from public view with a combination of new landscaping, the existing building, and the existing perimeter fences to the south and west. B. The MJA complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. C. The MJA complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 – Districts. D. The MJA complies with relevant standards located in Article 3 – General Development Standards, subject to approval of the four Modifications of Standard. Agenda Item 5 Item 5 Page 14 Condition of Approval: The development is currently occupied as an Extra Occupancy Rental House (EORH) without authorization from the City through a Letter of Completion which would confirm that all improvements are complete in accordance with the approved final plans dated September 2, 2014. This is due to the fact that the improvements shown on the final plans, approved September 2, 2014, were not fully completed and the building was occupied as an EORH without any final authorization from the City. These plans propose to amend the final plans originally approved on September 2, 2014. • Upon final approval of these amended plans, within one year, the Owner shall take all necessary actions to apply for all necessary City permits and complete all site improvements in accordance with these plans, and shall submit a request and obtain from the City a Letter of Completion in order to establish either the proposed EORH use or fraternity use. Should these actions not be completed within one year, the City may take all necessary steps to remedy the unauthorized EORH occupancy of the building. • The initial Letter of Completion shall designate the occupancy of the development as an EORH use or fraternity use. Should this initial Letter of Completion not be obtained within one year following the final approval date of these amended plans, any subsequent request for a letter of completion or occupancy shall require a major amendment of these plans. • Should the initial Letter of Completion designate the building as an EORH use, the Owner may request a change of occupancy to fraternity housing within two years following the issuance of the initial Letter of Completion without an amendment to these plans. • After a three year period following the final approval date of these amended plans, any subsequent change of use to Fraternity, EORH or other use must be approved by the City through an amendment to these plans. • Furthermore, any change in maximum occupancy shall require an amendment to these plans which documents the designated location of off street parking to be used by the tenants as well as consideration of any other factors that may be recommended to mitigate the increase in occupancy. All required amendments shall be processed in accordance with the standards in Land Use Code Section 2.2.10. RECOMMENDATION: Staff recommends Planning and Zoning Board approval with the following motion: Approval of the West Side House Major Amendment, FDP #160021, four Modifications of Standard and Condition of Approval based on the finding of fact on pages 13 and 14 of the staff report. ATTACHMENTS 1. Site Aerial and Zoning 2. Site Plan (PDF) 3. Landscape Plan (PDF) 4. Utility Plan (PDF) 5. Applicant’s Modification Request (PDF) 6. Neighborhood Meeting Notes (PDF) 25 T S G G G G G G G G G G G G G G G G G T T T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO G G G G G G G G CTV CTV CTV T T T T T W W W X X X X X X W. PLUM ST. SHIELDS ST. MULBERRY ST. TAFT HILL RD. ELIZABETH ST. W. PROSPECT RD. MOUNTAIN AVE. PROJECT SITE DEVELOPER/APPLICANT CONTACT INFORMATION PROJECT TEAM: 801 Shields, LLC Kurt Hoeven 801 S. Shields Street. Fort Collins, CO 80521 970-214-5224 JULY 2016 SHEET INDEX UTILITY PLANS FOR LOT 1, TURNING POINT, LOCATED IN THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO WEST SIDE HOUSE Northern Engineering Services, Inc. Nick Haws, PE, LEED AP 301 North Howes Street, Suite 100 Fort Collins, Colorado 80521 (970) 221-4158 Northern Engineering Services, Inc. Eric Smith, PLS 301 North Howes Street, Suite 100 Fort Collins, Colorado 80521 (970) 221-4158 PLANNER/ LANDSCAPE ARCHITECT SiteWise, LLC 7000 N. Broadway Building 3, Suite 306 Denver, Colorado 80221 (303) 650-8680 VICINITY MAP NORTH I hereby affirm that these final construction plans were prepared under my direct supervision, in accordance with all applicable City of Fort Collins and State of Colorado standards and statutes, respectively; and that I am fully responsible for the accuracy of all design. revisions, and record conditions that I have noted on these plans. These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins for accuracy and correctness of the calculations. Furthermore, the review does not imply that quantities of items on the plans are the final quantities required. The review shall not be construed for any reason as acceptance of financial responsibility by the City of Fort Collins for additional quantities of items shown that may be required during the construction phase. DISCLAIMER STATEMENT: C001 GENERAL & CONSTRUCTION NOTES CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R A. GENERAL NOTES 1. All materials, workmanship, and construction of public improvements shall meet or exceed the standards and specifications set forth in the Larimer County Urban Area Street Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, the most restrictive standard shall apply. All work shall be inspected and approved by the City of Fort Collins. 2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise. 3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the City of Fort Collins Engineer. Use of these plans after the expiration date will require a new review and approval process by the City of Fort Collins prior to commencement of any work shown in these plans. 4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the City of Fort Collins, as beneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City of Fort Collins Engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the City of Fort Collins, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in these plans. 5. All storm sewer construction, as well as power and other "dry" utility installations, shall conform to the City of Fort Collins standards and specifications current at the date of approval of the plans by the City of Fort Collins Engineer. 6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the Developer to verify the existence and location of all underground utilities along the route of the work before commencing new construction. The Developer shall be responsible for unknown underground utilities. 7. The Developer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days prior to beginning excavation or grading, to have all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respective representative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate all existing utilities that conflict with the proposed improvements shown on these plans. 8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossings required. 9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with the engineer to modify the design. Design modification(s) must be approved by the City of Fort Collins prior to beginning construction. 10. The Developer shall coordinate and cooperate with the City of Fort Collins, and all utility companies involved, to assure that the work is accomplished in a timely fashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utility service as well as the utility companies. 11. No work may commence within any public storm water, sanitary sewer or potable water system until the Developer notifies the utility provider. Notification shall be a minimum of 2 working days prior to commencement of any work. At the discretion of the water utility provider, a pre-construction meeting may be required prior to commencement of any work. 12. The Developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general, storm sewer and sanitary sewer should be constructed prior to installation of the water lines and dry utilities. 13. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the Water Utility. 14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or if water is discharged into a storm sewer, channel, irrigation ditch or any waters of the United States. 15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the Storm Water Management Plan, and the Erosion Control Plan. 16. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 17. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. 18. The City of Fort Collins shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the City of Fort Collins failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development. 19. All recommendations of the "Drainage Letter Report for West Side House Project #970-001" dated July 29, 2016 by Northern Engineering shall be followed and implemented. T S G G G G G G G G G G G G G G G G G T T T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO G G G G G G G G CTV CTV CTV T T T T T W T S G G G G G G G G G G G G G G G G G T T T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO G G G G G G G G CTV CTV CTV T T T T T W T S G G G G G G G G G G G G G G G G G T T T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO G G G G G G G CTV CTV CTV T T T T T W W W FO FO FO FO FO FO FO FO FO FO FO FO FO FO W W W W C S UD UD UD UD SHIELDS STREET EXISTING ASPHALT PARKING AREA UD UD UD UD 31.37 BOW 31.37 BOW 31.37 BOW 31.37 BOW (30.46) 6" PERFORATED PVC @ 0.2% INV=30.51 EXISTING SIDEWALK CHASE CLEANOUT RIM=32.00 INV=30.51 CLEANOUT RIM=32.00 INV=30.55 32.41 TOW 32.45 TOW 33.01 TOW 32.41 TOW 31.37 BOW 31.37 BOW/TOS 31.37 BOW/TOS 32.41 TOW 8" THICK CONCRETE LANDSCAPING WALL 31.57 BOW 31.90 31.91 (31.49) 31.65 BOW TOP OF WALL ELEVATION TO MATCH BACK OF CURB 32.36 31.37 TOS 31.37 TOS Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET C400 CONSTRUCTION DETAILS 100 VAN- ACCESSIBLE PARKING MIN. MIN. ONE IN EVERY EIGHT ACCESSIBLE SPACES, BUT NOT LESS THAN ONE, SHALL BE VAN ACCESSIBLE. ONE SIGN PER SPACE REQUIRED REQUIRED PER SPACE ONE SIGN REQUIRED PER SPACE ONE SIGN CAR ACCESSIBLE VAN ACCESSIBLE "UNIVERSAL DESIGN" CAR & VAN ACCESSIBLE OR A "UNIVERSAL" PARKING SPACE DESIGN MAY BE USED. THIS DESIGN IS USED TO ACCOMMODATE CAR & VAN ACCESSIBLE PARKING SPACES, WHICH ELIMINATES THE NEED FOR TWO SIGN TYPES. 8' 5' 8' 8' 8' 8' 11' 5' 11' 11' 5' RESERVED RESERVED Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET C401 CONSTRUCTION DETAILS CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R 106 BIORETENTION POND C UNDERDRAIN WATER SURFACE TOP OF WALL EXISTING CONCRETE SWALE EXISTING SIDEWALK 10.25" THICK LAYER OF BIORETENTION SAND MEDIA UNDISTURBED SOIL 8" THICK CONCRETE RETAINING WALL 6" PERFORATED UNDERDRAIN 4" THICK LAYER CDOT No. 5 AGGREGATE SURROUNDING PERFORATED PIPE GEOMEMBRANE LINER / 107 UNDERDRAIN PENETRATION 108 CONCRETE CONNECTION DETAIL 109 RAIN GARDEN MEDIA MEDIA SECTION THICKNESS TABLE RAIN GARDEN A RAIN GARDEN B RAIN GARDEN C SAND MEDIA 0'-10" 0'-10" 0'-10.25" PEA GRAVEL 0'-4" 0'-4" 0'-0" #4 ROCK 0'-6" 0'-6" 0'-0" 110 UD CTV CTV CTV X X X X X X X X X X X X X X X util UD NW S NW S NE RAIN NE GARDEN A RAIN GARDEN B EXISTING RAIN GARDEN RAIN GARDEN C NORTH C500 DRAINAGE EXHIBIT Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R LEGEND: A 1 1 August 23, 2016 Jason Holland Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: West Side House Modification of Standards Please accept this request for a Modification of Standards to the following: 1. Minimum landscape setback less than 5’ along a lot line 2. Interior parking lot landscaping to be less than 6% 3. Minimum required tree spacing and full tree stocking 4. Minimum drive aisle width to be less than 24’ for two-way traffic Justification We feel that the granting of these modifications of standard would not be detrimental to the public good, and by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Below is the justification: • The project is attempting to utilize an existing building and site to the maximum extent feasible. The property has several fixed physical constraints, including the existing building, existing sidewalks, parking stalls and drive aisles, all of which are at their minimum sizes. With these limitations, the strict application of the standard would make the project infeasible because we would lose additional off-street parking spaces. • The property is unsightly and the existing landscaping is in poor shape. Currently there is virtually no landscape along the property lines or at the building foundations. The owners intend to enhance the plantings all throughout the entire site where practible. The proposed landscape will provide a softened edge of plantings throughout the site while mitigating the visual impact to the neighboring properties. • The project provides off-street parking, which is desirable and necessary for the residents. The off-street spaces help reduce on-street parking demand, therefore reducing potential impacts to the adjacent neighborhoods. We feel that in this location it is a higher priority to maximize the number of parking spaces in the limited area we have available on the site, south of the existing building. Additionally, while some of the landscape standards are not met due to the limited space and site depth available, views into the parking area from the surrounding streets are softened by perimeter planting and fencing, and there are existing mature shade trees adjacent to the south that help shade the parking area. Attachment 5 1 West Side House ‐‐ Greek Housing; Extra Occupancy Rental House Major Plan Amendment Neighborhood Meeting Notes March 28, 2016 The meeting began with Jason Holland, City Planner providing an overview of the proposed amended use to include a CSU Fraternity, with an explanation of the development review process, next steps in the review, and an overview of the neighborhood meeting agenda and ground rules. Cathy Mathis, land planning consultant for the project, provided a presentation of the development’s components. A site plan was presented which outlined the general layout of the proposal. The property owner (Kurt Hoeven) and a representative of the Sigma Ki fraternity (Spencer) were also in attendance. Four neighbors were in attendance. Ms. Mathis explained that:  The property currently operates as a private dorm with an on‐site manager (Extra Occupancy Rental House).  Number of residents in the House would be restricted based on parking available. Currently about 17 off‐ street parking spaces are proposed on the property.  Additional off‐street parking might be available. They are investigating options. This parking could be within a CSU lot (such as Moby) or part of a privately owned lot.  Parking passes will be tied to each lease. Q: How will the parking passes be enforced? A: (Kurt Hoeven) They would be tied to each lease. The lease would confirm whether the resident has a car or not. If they do have a car, it would be assigned to one of the 17 off‐street parking spaces. All of the parking spaces would be assigned and numbered. The on‐site manager would enforce the assigned spaces. Q: (Sue – Gamma Phi Beta) I have cars towed about once per day. Parking is a huge problem in the area since The District opened. A: (Kurt Hoeven) We also use Fort Collins Towing and would work with you on enforcement. The assigned spaces will help and having the on‐site manager. A: (Spencer) We’d make sure that other landlords in the area have the manager’s phone number. All of our members will have Sigma Ki stickers on their cars, and we’ll be very proactive about monitoring and enforcing parking. Q: (Sue – Gamma Phi Beta) The intersection at Plum really needs improvements, turn lanes and changes to the signal. A: (Jason) I can talk to Traffic Operations and see if there are any options to improve the flow here. We can do this with the formal development review and I’ll get back with you. Attachment 6 2 Q: You talked about the two different uses, how are the parking ratios different? A: (Jason) The two parking ratios are calculated a bit differently but equate to about 0.67 for the Fraternity or 0.75 for the EORH for parking spaces needed per bed, not per bedroom, so they are similar. Q: What’s the layout of the building, how many bedrooms? A: (Kurt) two bedrooms on the 1st floor; nine on the second; nine on the 3rd; twenty total. 10 to 12 bedrooms are currently used; all are singles (one bed per room). Q: What’s different between uses? A: (Jason) Potentially, I’m thinking the main difference is parking impact. A Greek use would have more organized functions and more potential for visitors who may drive to the house. A: (Spencer, Sigma Ki Fraternity); Explained at length that the Fraternity members have a code of conduct and that they intend to police each other and ensure that they are being good neighbors. A: (Kurt) There is also oversight of the Fraternity by CSU. Q: Does CSU offer overnight parking? A: Spencer explained that yes, he thinks they do. A: Kurt also responded that if it is not available at CSU or somewhere else, they will reduce the occupancy. Q: How can the occupancy be enforced? A: (Kurt) It would be a combination of my enforcement as the owner of the Fraternity lease and the Fraternity’s own enforcement. For the EORH there would also be individual leases. A: (Spencer) Kurt would be able to do inspections of the house with 24 hour notice. Q: Will the on‐site manager live there for both uses? A: (Kurt) Yes A: (Spencer) I understand the skepticism, all of the residents must be active Fraternity members. We are committed to working with the owner. Q: Will there be chapter meetings? Parties? Noise? It seems like the Fraternity will be more intensive. A: (Spencer) We will have room in the basement for chapter meetings. For parties, this is enforced through CSU, they’re not allowed. The rules are strict. The house must be 100% substance free. If there is an issue, it’s on us, we are liable. We are also governed by our national chapter. They could potentially revoke the CSU charter if there’s and issue. Q: How many members currently? A: (Spencer) About 60. Q: Is there a maximum proposed for the building? A: (Spencer and Kurt) Not really sure at this point, it would be based on parking available. Attachment 6 3 Comment: Two residents expressed strong concerns that there needs to be a maximum occupancy limit established for the uses. There’s a tipping point. 40 seems reasonable. 60 is too many. The residents very concerned about this. Strong concerns were expressed about noisy students walking and biking through the Mantz Subdivision, especially in the middle of the night coming back from downtown. A: (Spencer) Our goal is to have each person come back safe. We make sure we have a plan and that drivers are sober. Comments: The residents expressed strong concerns regarding the dual use approval scenario, in which the existing Extra Occupancy use would remain as an approved use, and the Fraternity use would be added as an option. Residents were very concerned that this would allow the owner to flip back and forth between these two uses, in perpetuity, without a review process that considered how conditions might change in the area five, then or more years from now. There was also a very strong concern that the maximum occupancy could increase without consideration of impacts and mitigations. Additionally, residents expressed concerns that the dual use approval represented a circumvention of the Land Use Code and that it would set a precedent that would be used by other development proposals to allow greater flexibility than what should be allowed, similar the Addition of Permitted Use process. Lastly, residents expressed a strong preference for maintaining the extra occupancy use as a better, less impactful option than the fraternity use. The residents felt that the fraternity use have more impactful neighborhood disturbances from tenants and guests in terms of noise, and parking impacts both at the site and within the Mantz Subdivision. With no more questions or comments, the meeting adjourned. Attachment 6 NOTES: FOR DRAINAGE REVIEW ONLY NOT FOR CONSTRUCTION UD A DEVELOPED RUNOFF SUMMARY TABLE DESIGN POINT BASIN ID TOTAL AREA (acres) C2 C10 C100 2-yr Tc (min) 10-yr Tc (min) 100-yr Tc (min) Q2 (cfs) Q10 (cfs) Q100 (cfs) NW NW 0.07 0.77 0.77 0.97 5.0 5.0 5.0 0.2 0.3 0.7 NE NE 0.07 0.51 0.51 0.64 5.5 5.5 5.1 0.1 0.2 0.5 S S 0.25 0.85 0.85 1.00 5.0 5.0 5.0 0.6 1.0 2.5 On-Site LID Treatment Project Area Total Impervious Area 12,790 sf Target Treatment Percentage 75% Minimum Area to be Treated by LID measures 9,593 sf Rain Garden Treatment Run-on area for Existing Rain Garden 1,600 sf Run-on area for Rain Garden A 800 sf Run-on area for Rain Garden B 800 sf Run-on area for Rain Garden C 7,479 sf Total Treatment Area 10,679 sf Percent Total Project Area Treated 83.5% C401 CITY OF FORT COLLINS BIORETENTION SAND MEDIA SPECIFICATION PART 1 - GENERAL A.Bioretention Sand Media (BSM) shall be uniformly mixed, uncompacted, free of stones, stumps, roots, or other similar objects larger than two inches. No other materials or substances shall be mixed or dumped within the bioretention area that may be harmful to plant growth or prove a hindrance to the facility's function and maintenance. B.BSM shall be free of plant or seed material of non-native, invasive species, or weeds. C.Fully mixed BSM shall be tested prior to installation and meet the following criteria: 1. P-Index of less than 30 2. pH of 5.5-6.5. Should pH fall outside of the acceptable range, it may be modified with lime (to raise) or iron sulfate plus sulfur (to lower). The lime or iron sulfate must be mixed uniformly into the BSM prior to use in the bioretention facility. 3. Cation Exchange Capacity (CEC) greater than 10 4. Phosphorous (Phosphate, P2O5) not to exceed 69 ppm 5. BSM that fails to meet the minimum requirements shall be replaced at the Contractor's expense. D.BSM shall be delivered fully mixed in a drum mixer. Onsite mixing of piles will not be allowed. Mixing of the BSM to a homogeneous consistency shall be done to the satisfaction of the Owner. PART 2 - SOIL MATERIALS A.Sand 1. BSM shall consist of 60-70% sand by volume meeting ASTM C-33. B. Shredded Paper 1. BSM shall consist of 5-10% shredded paper by volume. 2. Shredded paper shall be loosely packed, approximate bulk density of 50-100 lbs/CY. 3. Shredded paper shall consist of loose leaf paper, not shredded phone books, and shall be thoroughly and mechanically mixed to prevent clumping. C.Topsoil 1. BSM shall consist of 5-10% topsoil by volume. 2. Topsoil shall be classified as sandy loam, loamy sand, or loam per USDA textural triangle with less than 5% clay material. 3. Onsite, native material shall not be used as topsoil. 4. Textural analysis shall be performed on topsoil, preferably at its source, prior to including topsoil in the mix. Topsoil shall be free of subsoil, debris, weeds, foreign matter, and any other material deleterious to plant health. 5. Topsoil shall have a pH range of 5.5 to 7.5 and moisture content between 25-55%. 6. Contractor shall certify that topsoil meets these specifications. D.Leaf Compost 1. BSM shall consist of 10-20% leaf compost by volume. 2. Leaf compost shall consist of Class 1 organic leaf compost consisting of aged leaf mulch resulting from biological degradation and transformation of plant-derived materials under controlled conditions designed to promote aerobic decomposition. 3. The material shall be well composted, free of viable weed seeds and contain material of a generally humus nature capable of sustaining growth of vegetation, with no materials toxic to plant growth. 4. Compost shall be provided by a local US Composting Council Seal of Testing Assurance (STA) member. A copy of the provider's most recent independent STA test report shall be submitted to and approved by the Owner prior to delivery of BSM to the project site. 5. Compost material shall also meet the following criteria: a. 100 percent of the material shall pass through a 1/2 inch screen b. PH of the material shall be between 6.0 and 8.4 c. Moisture content shall be between 35 and 50 percent d. Maturity greater than 80 percent (maturity indicator expressed as percentage of germination/vigor, 80+/80+) e. Maturity indicator expressed as Carbon to Nitrogen ration < 12 f. Maturity indicator expressed as AmmoniaN/NitrateN Ratio <4 g. Minimum organic matter shall be 40 percent dry weight basis h. Soluble salt content shall be no greater than 5500 parts per million or 0-5 mmhos/cm i. Phosphorus content shall be no greater than 325 parts per million j. Heavy metals (trace) shall not exceed 0.5 parts per million k. Chemical contaminants: meet or exceed US EPA Class A standard, 40 CFR 503.13, Tables 1 & 3 levels l. Pathogens: meet or exceed US EPA Class A standard, 40 CFR 503.32(a) levels PART 3 - EXECUTION A.General 1. Refer to project specifications for excavation requirements. B.Placement Method 1. BSM material shall be spread evenly in horizontal layers. 2. Thickness of loose material in each layer shall not exceed 9-inches. 3. Compaction of BSM material is not required. BIORETENTION SAND MEDIA SPECIFICATIONS PARKING RESERVED PARKING R7-8 R7-8 R7-8 HANDICAP PARKING REQUIREMENTS CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R 101 SIDEWALK CHASE DETAIL "A" PLAN VIEW PLAN VIEW 102 DRIVEWAY CHASE 103 18" CONCRETE CHANNEL NOTES: 1. THE SIGN PLATE SHALL BE A MINIMUM OF 12"X18" WITH A THICKNESS OF .080 ALUMINUM CONSTRUCTION. 2. THE SIGN FACE SHALL HAVE A WHITE REFLECTIVE BACKGROUND WITH A RED LEGEND. USE THE STANDARD 3M SCOTCHLITE SIGN FACE NUMBER R7-32 OR EQUIVALENT, WITH RED LETTERING AS SHOWN ABOVE. 3. ARROWS MAY BE NEEDED (LEFT, RIGHT OR DOUBLE), TO DESIGNATE BEGIN AND END OF NO PARKING AREA. 4. DETAIL MODIFIED FROM LUCASS DETAIL 1418. FIRE LANE NO PARKING FIRE LANE SIGN DETAIL 18" 2" 1 1/2" 12" COLOR SCHEDULE BACKGROUND RED WHITE "NO PARKING", BORDER, "ARROW", "FIRE LANE" 104 FIRE LANE - NO PARKING SIGN 105 CONCRETE LANDSCAPE WALL 31.37 TOS 4" STEP DOWN 31.91 TOW 4" STEP DOWN 31.91 TOW 106 106 PROVIDE DRAINAGE THROUGH LANDSCAPE WALL TOE OF SLOPE R6' 31.85 FG 31.44 FL 31.88 FG 31.37 FL 12" DRIVEWAY CHASE (SLOPE FL @ 0.5%) EXISTING ASPHALT PARKING AREA EXISTING 6' SIDEWALK EXISTING CONCRETE CURB EXISTING 5.5' C&G EXISTING 5.75' SIDEWALK EXISTING 18" VERT. C&G CAST WALL AROUND SUBDRAIN PENETRATION (SEE DETAIL, SHEET C401) RAIN GARDEN C (SEE DETAILS, SHEET C400 FOR MEDIA SECTIONS) 18" CONCRETE CHANNEL (SEE DETAIL, SHEET C400) G G G G G G G G G G G G G G T T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T T T T G G G G G G G G G CTV CTV CTV CTV CTV CTV PLUM STREET 35.41 TOW 35.41 TOW 35.41 TOW 35.41 TOW 8" THICK CONCRETE LANDSCAPING WALL PVC GEOMEMBRANE LINER 33.28 33.27 BUILDING FFE=5035.41 34.28 BOW 34.26 BOW 34.94 BOW 34.94 BOW 35.33 TOW 12.0% 5.7% 34.94 BOW 34.94 BOW 35.33 TOW 33.01 FG 33.39 FG 33.26 FG 33.01 FG 32.77 FL 32.67 FL 32.62 FL 32.57 FL 18" CONCRETE CHANNEL (SEE DETAIL SHEET 400) 12" DRIVEWAY CHASE (SLOPE FL @ 0.5%) EXISTING TREE EXISTING 30" VERT. C&G EXISTING CONCRETE WALK RAIN GARDEN A (SEE DETAILS, SHEET C400 FOR MEDIA SECTIONS) EXISTING WALK 2.1' 33.27 BOW 33.27 BOW A A CONTRACTOR TO VERIFY EXISTING FLOWLINE ELEVATION PRIOR TO CONSTRUCTION CONTRACTOR TO VERIFY EXISTING FLOWLINE ELEVATION PRIOR TO CONSTRUCTION SIDEWALK CHASE (SLOPE FL @ 0.5%) G G G G G G G G G G G G T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T PLUM STREET 10.9% 35.41 TOW 35.41 TOW 35.41 TOW 35.41 TOW 8" THICK CONCRETE LANDSCAPING WALL PVC GEOMEMBRANE LINER 33.27 BOW 33.27 BOW 33.18 33.25 BUILDING FFE=5035.41 34.32 BOW 34.32 BOW 34.94 BOW 34.94 BOW 35.33 TOW 34.94 BOW 34.94 BOW 35.33 TOW 18.9% 2.1' PROPOSED BIKE RACK (14.7%) (7.8%) EXISTING WALK EXISTING 30" VERT. C&G EXISTING TREE A A RAIN GARDEN B (SEE DETAILS, SHEET C400 FOR MEDIA SECTIONS) EXTEND WALL 2' BELOW GRADE 8" THICK CONCRETE LANDSCAPE WALL EXISTING GROUND BOTTOM OF WALL 1" WEEP HOLES @ 12" O.C. (TYP) INV=33.27 1" DROP 20" 4.75" TOP OF WALL TOP OF WALL TOP OF RAIN GARDEN MEDIA SECTION C301 GRADING & SUBDRAIN PLAN DETAILED CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R NORTH Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET LEGEND: 5013 PROPOSED CONTOUR 93 EXISTING CONTOUR PROPERTY BOUNDARY PROPOSED SPOT ELEVATION 33.43 PROPOSED SLOPES NOTES: 2.0% (47.45) EXISTING SPOT ELEVATION PROPOSED VERTICAL CURB & GUTTER EXISTING WATER MAIN W EXISTING SANITARY SEWER SS PROPOSED STORM SEWER EXISTING FIRE HYDRANT H Y D G T E EXISTING STORM SEWER ST EXISTING ELECTRIC EXISTING TELEPHONE EXISTING GAS EXISTING LOT LINE EASEMENT LINE EXISTING RIGHT OF WAY SCALE: 1"=4' AREA 1 DETAIL ( IN FEET ) 1 inch = ft. 10 0 10 Feet 10 20 30 PROPOSED SUBGRADE SPOT ELEVATION 33.43 SUB AREA 2 DETAIL AREA 3 DETAIL SCALE: 1"=4' SCALE: 1"=4' 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL DATUM; NAVD88. SEE COVER SHEET FOR BENCHMARK REFERENCES. 3. ALL CURB SPOTS ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE FINISHED GRADE ELEVATIONS. 4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF ANY POTENTIAL CONFLICTS. 6. CONTRACTOR SHALL COORDINATE ANY NECESSARY TELEPHONE AND ELECTRIC LOWERINGS (OR RE-ROUTING) WITH THE RESPECTIVE UTILITY PROVIDERS. 7. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD. 8. REFER TO LANDSCAPE PLAN FOR RAIN GARDEN PLANTING INFORMATION. 100 SECTION A-A X X X X X X X X X X X X X X X G CABLE CT VAULT ELEC ELEC T C S C S ELEC ELEC util UD PLUM STREET SHIELDS STREET EXISTING 5' UTILITY EASEMENT EXISTING 12' UTILITY EASEMENT EXISTING 3' UTILITY EASEMENT LUTHERAN CAMPUS MINISTRY 805 S. SHIELDS STREET FORT COLLINS, CO 80521 EXISTING ASPHALT PARKING AREA UD KING R BENJAMIN 1109 W. PLUM STREET FORT COLLINS, CO 80521 EXISTING RAIN GARDEN PROPOSED DRIVEWAY CHASE EXISTING SIDEWALK CHASE PROPOSED RAIN GARDEN C PROPOSED SIDEWALK CHASE PROPOSED DRIVEWAY CHASE 20' ACCESS & EMERGENCY ACCESS EASEMENT (REC #20150016852) EXISTING 3.32' UTILITY EASEMENT PROPOSED RAIN GARDEN A PROPOSED RAIN GARDEN B PROPOSED CONCRETE CHANNEL AREA 1 DETAIL (SEE SHEET C301) AREA 2 DETAIL (SEE SHEET C301) AREA 3 DETAIL (SEE SHEET C301) C300 GRADING PLAN OVERALL CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R NORTH Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET LEGEND: 5013 PROPOSED CONTOUR 93 EXISTING CONTOUR PROPERTY BOUNDARY PROPOSED SPOT ELEVATION 33.43 PROPOSED SLOPES 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL DATUM; NAVD88. SEE COVER SHEET FOR BENCHMARK REFERENCES. 3. ALL CURB SPOTS ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE FINISHED GRADE ELEVATIONS. 4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF ANY POTENTIAL CONFLICTS. 6. CONTRACTOR SHALL COORDINATE ANY NECESSARY TELEPHONE AND ELECTRIC LOWERINGS (OR RE-ROUTING) WITH THE RESPECTIVE UTILITY PROVIDERS. 7. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD. NOTES: 2.0% (47.45) EXISTING SPOT ELEVATION PROPOSED VERTICAL CURB & GUTTER EXISTING WATER MAIN W EXISTING SANITARY SEWER SS PROPOSED STORM SEWER EXISTING FIRE HYDRANT H Y D G T E EXISTING STORM SEWER ST EXISTING ELECTRIC EXISTING TELEPHONE EXISTING GAS EXISTING LOT LINE EASEMENT LINE EXISTING RIGHT OF WAY ( IN FEET ) 1 inch = ft. 10 0 10 Feet 10 20 30 PROPOSED SUBGRADE SPOT ELEVATION 33.43 SUB W W X X X X X X X X X X X X X X X G CABLE CT VAULT ELEC ELEC T C S C S ELEC ELEC util UD EXISTING BUILDING PLUM STREET SHIELDS STREET KING R BENJAMIN 1109 W. PLUM STREET FORT COLLINS, CO 80521 EXISTING 5' UTILITY EASEMENT EXISTING 12' UTILITY EASEMENT EXISTING 3' UTILITY EASEMENT LUTHERAN CAMPUS MINISTRY 805 S. SHIELDS STREET FORT COLLINS, CO 80521 EXISTING ASPHALT PARKING AREA 20' ACCESS & EMERGENCY ACCESS EASEMENT (REC #20150016852) PROPOSED LANDSCAPING WALL PROPOSED SIDEWALK CHASE PROPOSED DRIVEWAY CHASE EXISTING 3.32' UTILITY EASEMENT 19' (TYP) 7.5' (TYP) 8' 8' 9' (TYP) 19' (TYP) TRASH ENCLOSURE - SEE LANDSCAPE PLANS PROPOSED STRIPING (TYP) PROPOSED LANDSCAPING WALL PROPOSED DRIVEWAY CHASE 5' BIKE RACKS (SEE LANDSCAPING PLANS) BIKE RACKS (SEE LANDSCAPING PLANS) BIKE RACK (SEE LANDSCAPING PLANS) NO PARKING FIRE LANE SIGNAGE PROPOSED RAIN GARDEN PROPOSED RAIN GARDEN PROPOSED RAIN GARDEN 2 1 3 18" CONCRETE CHASE C200 PAVING & STRIPING PLAN CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R NORTH ( IN FEET ) 1 inch = ft. 10 0 10 Feet 10 20 30 Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET LEGEND: PROPERTY BOUNDRY EASEMENTS NOTES: 1. SEE DETAIL SHEETS FOR ADDITIONAL INFORMATION REGARDING CURBS AND PAVEMENT SECTIONS. 2. PAVEMENT MARKINGS SHALL BE PER CITY STANDARDS. PROPOSED CURB & GUTTER ASPHALT PAVING EXISTING ROW CONCRETE PERMEABLE PAVERS SITE SIGN LEGEND 1 LANE FIRE NO PARKING 2 3 LANE FIRE NO PARKING LANE FIRE NO PARKING W W X X X X X X X X X X X X X X X G CABLE CT VAULT ELEC ELEC T C S C S ELEC ELEC util LUTHERAN CAMPUS MINISTRY 805 S. SHIELDS STREET FORT COLLINS, CO 80521 EXISTING GAS METER EXISTING 5' UTILITY EASEMENT EXISTING FENCE EXISTING FENCE EXISTING CURB & GUTTER TO REMAIN EXISTING CONCRETE PAN TO REMAIN EXISTING ±6' SIDEWALK EXISTING CURB & GUTTER EXISTING CONCRETE PAD TO REMAIN EXISTING CONCRETE PAD TO BE REMOVED EXISTING CURB EXISTING 2" WATER SERVICE EXISTING CURB STOP KING R BENJAMIN 1109 W. PLUM STREET FORT COLLINS, CO 80521 EXISTING 18" VERT. CURB & GUTTER EXISTING 5' UTILITY EASEMENT EXISTING 12' UTILITY EASEMENT EXISTING 3' UTILITY EASEMENT EXISTING CONCRETE CURB SECTIONS TO BE REMOVED EXISTING 18" VERT. CURB & GUTTER EXISTING ENTRANCE EXISTING ENTRANCE EXISTING ATTACHED SIDEWALK EXISTING 20' CONCRETE DRIVEWAY TREE GRATE (TYP) ATTACHED 10' CONCRETE SIDEWALK EXISTING CONCRETE STEPS EXISTING LANDSCAPING WALL EXISTING ENTRY STAIRS EXISTING CONCRETE STEPS EXISTING CONCRETE SIDEWALK 20' ACCESS & EMERGENCY ACCESS EASEMENT (REC #20150016852) EXISTING 3.32' UTILITY EASEMENT EXISTING BUILDING PLUM STREET SHIELDS STREET EXISTING ASPHALT PARKING AREA EXISTING BIORETENTION POND EXISTING CONCRETE CURB TO REMAIN REMOVE EXISTING ASPHALT OR CONCRETE AS NECESSARY FOR INSTALLATION OF DRIVEWAY CHASE REMOVE EXISTING CONCRETE FOR INSTALLATION OF SIDEWALK CHASE PROTECT TREE DURING INSTALLATION OF BIO-RETENTION POND EXISTING TREE TO REMAIN REMOVE EXISTING ASPHALT OR CONCRETE AS NECESSARY FOR INSTALLATION OF DRIVEWAY CHASE PROTECT TREE DURING INSTALLATION OF SIDEWALK CHASE CONTRACTOR TO GRIND OR REPLACE SIDEWALK TO REMOVE CURB HEAD ALONG SOUTH EDGE. RESULTING SLOPE NOT TO EXCEED 12:1. EXISTING CURB HEAD TO BE REMOVED Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET C100 DEMOLITION PLAN EXISTING CONDITIONS & CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R NORTH EXISTING ELECTRIC E LEGEND: G T EXISTING STORM SEWER ST EXISTING TELEPHONE EXISTING GAS EXISTING IRRIGATION BOX EXISTING GAS METER EXISTING TELEPHONE PEDESTAL FIELD SURVEY BY: NOTES: 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL, REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL. 3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE, ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE. THE CITY OF FORT COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT WILL ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL ROAD AND CAN BE REACHED AT (970) 482-1249. 4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING SITE SURVEY. 6. REFER TO LANDSCAPE PLANS FOR TREE PROTECTION AND MITIGATION. 7. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND POTHOLING OF SUBSURFACE UTILITIES. 8. CONTRACTOR SHALL COORDINATE ANY NECESSARY TELEPHONE AND ELECTRIC LOWERING (OR RE-ROUTING) WITH THE RESPECTIVE UTLITY PROVIDER(S). EXISTING SANITARY SEWER SS EXISTING WATER W EXISTING FENCE X EXISTING WATER METER EXISTING FIRE HYDRANT EXISTING ELECTRIC VAULT PROPERTY BOUNDARY EXISTING RIGHT-OF-WAY EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR 5015 5013 EXISTING MONITORING WELL MW VAULT ELEC H Y D CONTROL IRR H2O G EXISTING LOT LINE APPROXIMATE LIMITS OF CONCRETE/ ASPHALT REMOVAL EXISTING TREES (TO REMAIN) EXISTING TREES (TO BE REMOVED) NORTHERN ENGINEERING SERVICES, INC. PROJECT NO. 970-001 DATE: OCTOBER 28, 2013 SAWCUT LINE ( IN FEET ) 1 inch = ft. 10 0 10 Feet 10 20 30 TREE PROTECTION NOTES: 20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control measures shall be maintained in good repair by the Developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping. 21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street system. Mud and debris must be removed within 24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the the City of Fort Collins street inspector. 22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or Development Construction Permit is obtained, if applicable. 23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The Developer shall notify the the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of Fort Collins Erosion Control Inspector (Fort Collins - 221-6700) at least 2 working days prior to the start of any earth disturbing activity, or construction on any and all public improvements. If the City of Fort Collins Engineer is not available after proper notice of construction activity has been provided, the Developer may commence work in the Engineer absence. However, the City of Fort Collins reserves the right not to accept the improvement if subsequent testing reveals an improper installation. 24. The Developer shall be responsible for obtaining soils tests within the Public Right-of-Way after right of way grading and all utility trench work is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report, the Developer shall be responsible for a re-design of the subject pavement section or, the Developer may use the City of Fort Collins' default pavement thickness section(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall be submitted to the Inspector a minimum of 10 working days prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occur until the City of Fort Collins Engineer approves the final report. 25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections, inlets, and other locations requested by the the City of Fort Collins inspector. The engineer or surveyor must certify in a letter to the City of Fort Collins that these elevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the City of Fort Collins before installation of base course or asphalt will be allowed on the streets. 26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of these standards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reduce the excavation necessary for building connections. 27. Portions of Larimer County are within overlay districts. The Larimer County Flood Plain Resolution should be referred to for additional criteria for roads within these districts. 28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria as established in the Wild Fire Hazard Area Mitigation Regulations in force at the time of final plat approval. 29. Prior to the commencement of any construction, the contractor shall contact the Local Entity Forester to schedule a site inspection for any tree removal requiring a permit. 30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHA Publication 2226, Excavating and Trenching. 31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right-of-Way authority. (The City of Fort Collins, Larimer County, Colorado), for approval, prior to any construction activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing any and all traffic control devices as may be required by the construction activities. 32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact the City of Fort Collins Traffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor, however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment to reinstall the sign as needed. 33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development's local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development. 34. There shall be no site construction activities on Saturdays, unless specifically approved by the City of Fort Collins Engineer, and no site construction activities on Sundays or holidays, unless there is prior written approval by the City of Fort Collins. 35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designated to be provided, installed, or constructed, unless specifically noted otherwise. 36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer for clarification, and annotate the dimension on the as-built record drawings. 37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy of any permits and extension agreements needed for the job. 38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the Developer shall contact the Designer and the City of Fort Collins Engineer immediately. 39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available to the Larimer County's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of Fort Collins Engineer. 40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis of bearings. The information shall be as follows: PROJECT DATUM: NAVD88 BENCHMARK 19-97 AT THE SOUTHEAST CORNER OF WEST ELIZABETH AND SHIELDS ST., ON A CONCRETE TRAFFIC SIGNAL BASE. ELEVATION: 5025.74 BENCHMARK 20-97 AT THE SOUTHWEST CORNER OF WEST ELIZABETH AND CONSTITUTION AVE., ON A CONCRETE TRAFFIC SIGNAL BASE. ELEVATION: 5050.15 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - 3.18' 41. All stationing is based on centerline of roadways unless otherwise noted. 42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall be done in accordance with the City of Fort Collins Street Repair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the Larimer County Engineer and/or the City of Fort Collins Inspector at the time the cuts are made. 44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the grades and condition as required by these plans. 45. Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections. 46. After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for a minimum period of two years from the date of acceptance. 47. The City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage structures and pipes, for the following private streets: N.A. 48. Approved Variances are listed as follows: a. N/A CONSTRUCTION NOTES A. Grading and Erosion Control Notes 1. The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site. 2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans. 3. All required perimeter silt and construction fencing shall be installed prior to any land disturbing activity (stockpiling, stripping, grading, etc). All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, construction plans, and erosion control report. 4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown herein. 5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required for immediate construction operations, and for the shortest practical period of time. 6. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils in areas outside project street rights-of-way shall remain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the City/County. 7. In order to minimize erosion potential, all temporary (structural) erosion control measures shall: a. Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or reconstructed as necessary in order to ensure the continued performance of their intended function. b. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control inspector. c. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector. 8. When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal of all sediment and debris from all drainage infrastructure and other public facilities. 9. The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets, sidewalks, or other public rights of way, and make sure streets and walkways are cleaned at the end of each working day. 10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not to cause their release into any waters of the United States. 11. No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening, watering, and perimeter silt fencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched. 12. The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project and before turning the maintenance over to the City/County or Homeowners Association (HOA). 13. City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any pollutant or contaminated water from construction sites. Pollutants include, but are not limited to discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, and sanitary waste. The developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of pollutants on the site in accordance with any and all applicable local, state, and federal regulations. 14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout material and located at least fifty (50) feet away from any waterway during construction. Upon completion of construction activities the concrete washout material will be removed and properly disposed of prior to the area being restored. 15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures are determined necessary, as directed by the City. B. Street Improvement Notes 1. All street construction is subject to the General Notes on the cover sheet of these plans as well as the Street Improvements Notes listed here. 2. A paving section design, signed and stamped by a Colorado licensed Engineer, must be submitted to the City of Fort Collins Engineer for approval, prior to any street construction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior to placement of any asphalt. 3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a clean construction joint. The Developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not be allowed unless approved by the City of Fort Collins Engineer in Fort Collins. 4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material shall be laid until the subgrade has been inspected and approved by the City of Fort Collins Engineer. 5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay. Valve box adjusting rings are not allowed. 6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the Inspector before any cuts are made. Cutting and patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finished patch shall blend smoothly into the existing surface. The determination of need for a complete overlay shall be made by the City of Fort Collins Engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work. 7. All traffic control devices shall be in conformance with these plans or as otherwise specified in M.U.T.C.D. (including Colorado supplement) and as per the Right-of-Way Work Permit traffic control plan. 8. The Developer is required to perform a gutter water flow test in the presence of the City of Fort Collins Inspector and prior to installation of asphalt. Gutters that hold more than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drain properly. 9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the subgrade material (when a full depth section is proposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or base material shall be rolled with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000 lbs. with pneumatic tires inflated to not less that 90 p.s.i.g. "Proof roll" vehicles shall not travel at speeds greater than 3 m.p.h. Any portion of the subgrade or base material which exhibits excessive pumping or deformation, as determined by the City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface. The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be preformed in the presence of an Inspector. C. Traffic Signing and Pavement Marking Construction Notes 1. All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing and Marking Construction Notes listed here. 2. All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic. 3. All signage shall be per the City of Fort Collins Standards and these plans or as otherwise specified in MUTCD. 4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads. 5. All lane lines for concrete pavement should be epoxy paint. 6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting alignment and placement of the same. Their placement shall be approved by the City of Fort Collins Traffic Engineer prior to permanent installation of striping and symbols. 7. Pre-formed thermo-plastic applications shall be as specified in these Plans and/or these Standards. 8. Epoxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction. 9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings. 10. All sign posts shall utilize break-away assemblies and fasteners per the Standards. 11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer. All discrepancies identified during the field inspection must be corrected before the 2-year warranty period will begin. 12. The Developer installing signs shall be responsible for locating and protecting all underground utilities. 13. Special care shall be taken in sign location to ensure an unobstructed view of each sign. 14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty period,the City of Fort Collins Traffic Engineer reserves the right to require additional signage and/or striping if the City of Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signage according to the MUTCD or the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for new construction (except fair wear on traffic markings). 15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for additional detail. D. Storm Drainage Notes 1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 2. All recommendations of the "Drainage Letter Report for West Side House Project #970-001" dated July 29, 2016 by Northern Engineering shall be followed and implemented. 3. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must by submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. E. Utility Notes 1. All waterline and sanitary sewer construction shall conform to the City of Fort Collins Utility standards and specifications current to date of construction. 2. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the water utility. 3. Water mains shall be poly-wrapped D.I.P, or PVC with tracer wire. 4. HDPE pipe may be used for 1-1/2 and 2 inch water services. The pipe shall meet the standards of AWWA 901, NSF Standard 61 and ASTM. The HDPE pipe shall be SDR 9 having a pressure rating of 200 psi. Stiffeners shall be used at all fittings and connections. Tracer wire shall be installed with the HDPE service, and shall extend up the curb stop. The curb stop shall be covered with a metal box and tracer wire test lid per City Water Detail 25. Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET CERTIFICATION STATEMENT: Northern Engineering Services, Inc. Project No. 970-001 Date: October 28, 2013 ORIGINAL FIELD SURVEY BY: PROJECT BENCHMARKS: C000 C001 ENGINEER ING N O R T H E RN ENGINEER ING N O R T H E RN COVER SHEET GENERAL & CONSTRUCTION NOTES C100 EXISTING CONDITIONS & DEMOLITION PLAN C200 PAVING & STRIPING PLAN C300 OVERALL GRADING PLAN C400-C401 CONSTRUCTION DETAILS C000 COVER SHEET CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R Jim Birdsall TB Group 444 Mountain Avenue Berthoud, Colorado 80513 (970) 532-5891 SITE ENGINEER SURVEYOR Sheet Of 9 Sheets WEST SIDE HOUSE E NGINEER ING N O R T H E RN 301 North Howes Street, Suite 010 Fort Collins, Colorado 80521 www.northernengineering.com Phone: 970.221.4158 These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET SUBSURFACE UTILITY LOCATES** C500 DRAINAGE EXHIBIT PROJECT DATUM: NAVD88 BENCHMARK 19-97 AT THE SOUTHEAST CORNER OF WEST ELIZABETH AND SHIELDS ST., ON A CONCRETE TRAFFIC SIGNAL BASE. ELEVATION: 5025.74 BENCHMARK 20-97 AT THE SOUTHWEST CORNER OF WEST ELIZABETH AND CONSTITUTION AVE., ON A CONCRETE TRAFFIC SIGNAL BASE. ELEVATION: 5050.15 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - 3.18' UTILITY CONTACT LIST: * UTILITY COMPANY * This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of Colorado (UNCC) at 811 for additional information. PHONE NUMBER GAS----------------- Xcel Energy----------------------------- Stephanie Rich (970) 225-7857 ELECTRIC-------- City of Fort Collins Light & Power-- Todd Vedder (970) 224-6152 CABLE------------- Comcast---------------------------------- Don Kapperman (970) 567-0425 TELECOM.--------CenturyLink-------------------------------William Johnson (970) 377-6401 WATER------------ City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339 WASTEWATER--City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339 STORMWATER- City of Fort Collins Utilities----------- Wes Lamarque (970) 416-2418 C301 DETAILED GRADING & SUBDRAIN PLAN X X X X X X X X X G CABLE CT VAULT ELEC ELEC T C S C S ELEC ELEC util T S G G G G G G G G G G G G G G G G G T T T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO FO FO FO T T T T T T T T T T T T T T T FO FO FO FO FO FO FO FO G G G G G G G G CTV CTV CTV T T T T T W W W X X X X X X X X X X X X X X X G CABLE CT VAULT ELEC ELEC T C S C S ELEC ELEC util METAL GATE 3/4" CANE BOLTS 1/8" STL. PL HANDLES STL. PIPE PIVOT HINGES 8x8x8 SPLIT FACE CMU BLOCKS CMU WALL CAP FOOTING DESIGN BY OTHERS 1"x4" CEDAR SLATS 4x4 CEDAR 8"x8" SPLIT POST FACE CMU PILLAR METAL GATE 2x4 CEDAR RAIL BRACKET DESIGN BY OTHERS 8' 9'-4" 5'-4" 9'-4" STEEL EDGER, ROUNDED TOP EXISTING TREES SHRUB BED AREAS TO RECEIVE MINIMUM 4"- 6" COBBLE OVER WEED BARRIER FABRIC SMOOTH RIVER COBBLE 3,400 S.F. 3 Fort Collins, Colorado WEST SIDE HOUSE MAJOR AMMENDMENT 801 South Shields Fort Collins CO GROUP landscape architecture|planning|illustration 444 Mountain Ave. Behtroud,CO 80513 TEL WEB 970.532.5891 TBGroup.us PROJECT TITLE REVISIONS ISSUE DATE SHEET TITLE SHEET INFORMATION DATE SEAL Staff Comments 06-23-16 DATE PREPARED FOR SHEET OF April 26, 2016 801 Shields LLC 1001 A East Harmony Rd. Fort Collins CO 80525 Staff Comments 07-29-16 Landscape Plan Plant Schedule #6: EXISTING BUR OAK TO BE PROTECTED SIZE: 11" CONDITION: FAIR MINUS #5: EXISTING BUR OAK TO BE PROTECTED SIZE: 9" CONDITION: GOOD #4: EXISTING RED OAK TO BE PROTECTED SIZE: 38" CONDITION: FAIR Not To Scale 1 TRASH ENCLOSURE DETAIL PROPOSED RAIN GARDEN Landscape Plan 3 EXISTING DEAD TEXAS RED OAK TO BE REPLACED EXISTING OFF-SITE TREE TO BE PROTECTED EXISTING OFF-SITE TREE TO BE PROTECTED PLANTING IS NOT PERMITTED WITHIN THIS AREA. ORGANIC MULCH ONLY. WITHIN BOUNDARY PLANTS SHALL BE THE FOLLOWING SIZES: SHRUBS: 1 GALLON PERENNIALS & GRASSES: 1 QUART PROPOSED RAIN GARDEN PROPOSED RAIN GARDEN EXISTING LANDSCAPE TO REMAIN Landscape Legend EXISTING BUILDING EXISTING BOULDERS TO REMAIN TYPICAL LANDSCAPE BOULDERS EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN Front Plan Neighborhood Conservation Buffer (NCB) Neighborhood Conservation Medium Density (NCM) Public Open Lands (POL) River Downtown Redevelopment (RDR) Urban Estate (UE) 0 0.05 0.1 0.15 0.2Miles Scale 1:6,769 © Path: S:\CDNS\Planning\Plans, Policy & Special Projects\Annexation\Annexation\Support Documents\Kai's Annexation Files - 2016\Annexations\Mountain Edge Annexation\MountainEdge.mxd Annexation Area Total Secondary Uses 8.91 acres Percent of Secondary Use 8% Total 107.50 acres Total 100% Subject Property 1615 SPECHT POINT RD 2.3 2120 MIDPOINT DR 2.52 Total 4.82 TOTALS WITH NEW DEVELOPMENT Total Primary uses 98.60 acres Percent of Primary Use 88% Total Secondary Uses 13.73 acres Percent of Secondary Use 12% Total 112.32 acres Total 100% Primary Primary Primary Primary Primary Primary Primary Primary Primary Primary Primary Primary Primary Property Type: Commercial Occupancy: Advanced Energy- Business service Primary or Secondary Use primary primary secondary secondary secondary secondary Primary 40 Property Type: Commercial Occupancy: Enclosed mini-storage facilities secondary primary primary primary secondary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary primary 1" / 12" BUILDING MOUNTED LIGHT 3' - 4" 10' - 4" EXTERIOR FINISH SCHEDULE METAL PANELS METAL ROOF CULTURED STONE STUCCO STUCCO PANEL 1 STUCCO PANEL 2 STOREFRONT STEEL & FLASHINGS COILING DOORS GENERAL NOTE: ALL EXTERIOR WALL MOUNTED LIGHTS TO BE FULL CUT-OFF. MEDIUM GRAY CHARCOAL GRAY TAN MED. TAN MED. TAN GRAY CLEAR ANODIZED CHARCOAL GRAY MED. TAN 1 2 3 4 7 6 8 8 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 ph: 970.224.1191 www.VFLA.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 07-20-16 Revisions 2 3 4 5 6 No. Description Date VAUGHT FRYE LARSON architects MAJOR AMENDMENT CA DC MAJOR AMENDMENT REVISION 08-17-16 FORT COLLINS, CO 8/19/2016 11:03:12 AM 8/19/2016 11:03:12 AM G:\2016\16-19 Midpoint Storage\4 Revit\Midpoint Self Storage r16.rvt 8 OF 8 BUILDING ELEVATIONS TIMBERLINE STORAGE MAJOR AMENDMENT 2016-19 1 1/8" = 1'-0" BUILDING I WEST ELEVATION (STREET FACING) 3 1/8" = 1'-0" BUILDING I NORTH ELEVATION 2 1/8" = 1'-0" BUILDING I EAST ELEVATION (INTERNAL FACING) 4 1/8" = 1'-0" BUILDING I SOUTH ELEVATION 6 1/8" = 1'-0" TYPICAL PERIMETER BUILDING FRONT ELEVATION (INTERNAL FACING) 7 1/8" = 1'-0" TYPICAL PERIMETER BUILDING BACK ELEVATION (STREET FACING) 8 1/8" = 1'-0" TYPICAL PERIM. BLDG. SIDE ELEVATION NOTE: BUILDING J IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS G, H, J, K. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY MINIMALLY BASED ON WIDTH. NOTE: BUILDING J IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS G, H, J, K. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY MINIMALLY BASED ON WIDTH. NOTE: BUILDING J IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS G, H, J, K. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY MINIMALLY BASED ON WIDTH. 9 NORTHEAST CORNER PERSPECTIVE 5 1" = 160'-0" KEY PLAN DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 07-20-16 Revisions 2 3 4 5 6 No. Description Date VAUGHT FRYE LARSON architects MAJOR AMENDMENT CA DC MAJOR AMENDMENT REVISION 08-17-16 FORT COLLINS, CO 8/19/2016 11:02:58 AM 8/19/2016 11:02:58 AM G:\2016\16-19 Midpoint Storage\4 Revit\Midpoint Self Storage r16.rvt 7 OF 8 BUILDING ELEVATIONS TIMBERLINE STORAGE MAJOR AMENDMENT 2016-19 1 1/8" = 1'-0" TYPICAL CENTER BUILDING WEST ELEVATION 4 1/8" = 1'-0" TYPICAL CENTER BUILDING NORTH ELEVATION (INTERNAL) 2 1/8" = 1'-0" TYPICAL CENTER BUILDING EAST ELEVATION 3 1/8" = 1'-0" TYPICAL CENTER BUILDING SOUTH ELEVATION (VISIBLE FROM STREET) NOTE: BUILDING D IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS B, C, D, E, F. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY BASED ON WIDTH. NOTE: BUILDING D IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS B, C, D, E, F. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY BASED ON WIDTH. NOTE: BUILDING D IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS B, C, D, E, F. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY BASED ON WIDTH. NOTE: BUILDING D IS ILLUSTRATED ABOVE. THIS IS TYPICAL FOR BUILDINGS B, C, D, E, F. WIDTHS AND LENGTHS VARY; SEE SITE PLAN. BUILDING HEIGHTS VARY BASED ON WIDTH. 5 1" = 160'-0" KEY PLAN MED. TAN MED. TAN GRAY CLEAR ANODIZED CHARCOAL GRAY MED. TAN 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 ph: 970.224.1191 www.VFLA.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 07-20-16 Revisions 2 3 4 5 6 No. Description Date VAUGHT FRYE LARSON architects MAJOR AMENDMENT CA DC MAJOR AMENDMENT REVISION 08-17-16 FORT COLLINS, CO 8/19/2016 11:02:51 AM 8/19/2016 11:02:51 AM G:\2016\16-19 Midpoint Storage\4 Revit\Midpoint Self Storage r16.rvt 6 OF 8 BUILDING ELEVATIONS TIMBERLINE STORAGE MAJOR AMENDMENT 2016-19 1 1/8" = 1'-0" FUTURE BUILDING WEST ELEVATION 2 1/8" = 1'-0" FUTURE BUILDING SOUTH ELEVATION 3 1/8" = 1'-0" FUTURE BUILDING EAST ELEVATION 4 1/8" = 1'-0" FUTURE BUILDING NORTH ELEVATION 5 FUTURE BUILDING MEDIUM GRAY CHARCOAL GRAY TAN MED. TAN MED. TAN GRAY CLEAR ANODIZED CHARCOAL GRAY MED. TAN 1 3 2 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 ph: 970.224.1191 www.VFLA.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 07-20-16 Revisions 2 3 4 5 6 No. Description Date VAUGHT FRYE LARSON architects MAJOR AMENDMENT CA DC MAJOR AMENDMENT REVISION 08-17-16 FORT COLLINS, CO 8/19/2016 11:02:38 AM 8/19/2016 11:02:38 AM G:\2016\16-19 Midpoint Storage\4 Revit\Midpoint Self Storage r16.rvt 5 OF 8 BUILDING ELEVATIONS TIMBERLINE STORAGE MAJOR AMENDMENT 2016-19 2 1/8" = 1'-0" BUILDING A SOUTH ELEVATION (STREET FACING) 3 1/8" = 1'-0" BUILDING A WEST ELEVATION (FACING PARKING) 1 1/8" = 1'-0" BUILDING A NORTH ELEVATION (INTERNAL FACING) 5 MAIN ENTRY VIEW - WIDE ANGLE 6 MAIN ENTRY FROM NORTHWEST 4 1" = 160'-0" KEY PLAN d Dr Bear Mountain Dr Gooseberry Ln Riverbend Ct M i d p o i n t Dr Sharp P oi n t D r Riversi d e A v e N a n cy Gr a y A v e Prospect Park Way S Timberline Rd E Prospect Rd Riverside Ave © Timberline Vicinity Storage Map 1 inch = 667 feet Site 50' RO (PER COUNTRY CLUB CORNERS PUD) 40' ROW (PER RECEPTION NO. 93066787) 60' ROW N00°39'43"E 22.00' S89°20'17"E 106.00' N00°39'43"E 24.00' S89°20'17"E 106.00' N00°39'43"E 64.00' S89°20'17"E 24.00' S00°39'43"W 110.00' 22.00' 24.00' 24' EMERGENCY ACCESS EASEMENT 24' EMERGENCY ACCESS EASEMENT POINT OF COMMENCEMENT NORTHEAST CORNER SECTION 2-7-69 FND. HWY. DEPT. 2.5" ALUMINUM CAP T8N R69W S35 S36 S2 S1 C I T Y O F F O R T C O L L I N S P L S 1 7 4 9 7 2010 T7N R69W EAST QUARTER CORNER SECTION 2-7-69 FND. 3" ALUMINUM CAP LS 20123, R.A. BRADSHAW NOTICE: According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years after the date of the certificate shown 301 North Howes Street, Suite 100 hereon. Fort Collins, Colorado 80521 N O R T H E RN PHONE: 970.221.4158 www.northernengineering.com A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 2, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO 4-13-16 2 NORTH BOUNDARY LINE EXISTING RIGHT-OF-WAY EASEMENT LINE LOT LINE FOUND PROPERTY CORNER AS DESCRIBED SECTION LINE maintain the Easements so dedicated. The City's rights under the Easements include the right to install, operate, access, maintain, repair, reconstruct, remove and replace within the Easements public improvements consistent with the intended purpose of the Easements; the right to install, maintain and use gates in any fences that cross the Easements; the right to mark the location of the Easements with suitable markers; and the right to permit other public utilities to exercise these same rights. Owner reserves the right to use the Easements for purposes that do not interfere with the full enjoyment of the rights hereby granted. The City is responsible for maintenance of its own improvements and for repairing any damage caused by its activities in the Easements, but by acceptance of this dedication, the City does not accept the duty of maintenance of the Easements, or of improvements in the Easements that are not owned by the City. Owner will maintain the surface of the Easements in a sanitary condition in compliance with any applicable weed, nuisance or other legal requirements. Except as expressly permitted in an approved plan of development or other written agreement with the City, Owner will not install on the Easements, or permit the installation on the Easements, of any building, structure, improvement, fence, retaining wall, sidewalk, tree or other landscaping (other than usual and customary grasses and other ground cover). In the event such obstacles are installed in the Easements, the City has the right to require the Owner to remove such obstacles from the Easements. If Owner does not remove such obstacles, the City may remove such obstacles without any liability or obligation for repair and replacement thereof, and charge the Owner the City's costs for such removal. If the City chooses not to remove the obstacles, the City will not be liable for any damage to the obstacles or any other property to which they are attached. The rights granted to the City by this Plat inure to the benefit of the City's agents, licensees, permittees and assigns. ATTORNEY'S CERTIFICATION I hereby certify that this Subdivision Plat has been duly executed as required pursuant to Section 2.2.3(C)(3)(a) through (e) inclusive of the Land Use Code of the City of Fort Collins and that all persons signing this Subdivision Plat on behalf of a corporation or other entity are duly authorized signatories under the laws of the State of Colorado. This Certification is based upon the records of the Clerk and Recorder of Larimer County, Colorado as of the date of execution of the Plat and other information discovered by me through reasonable inquiry and is limited as authorized by Section 2.2.3(C)(3)(f) of the Land Use Code. Attorney:________________________________________ Address: ________________________________________ ________________________________________ Registration No.:__________________________________ NOTICE ALL RESPONSIBILITIES AND COSTS OF OPERATION, MAINTENANCE AND RECONSTRUCTION OF THE PRIVATE STREETS AND/OR DRIVES LOCATED ON THE PRIVATE PROPERTY THAT IS THE SUBJECT OF THIS PLAT SHALL BE BORNE BY THE OWNERS OF SAID PROPERTY, EITHER INDIVIDUALLY, OR COLLECTIVELY, THROUGH A PROPERTY OWNERS' ASSOCIATION, IF APPLICABLE. THE CITY OF FORT COLLINS SHALL HAVE NO OBLIGATION OF OPERATION, MAINTENANCE OR RECONSTRUCTION OF SUCH PRIVATE STREETS AND/OR DRIVES NOR SHALL THE CITY HAVE ANY OBLIGATION TO ACCEPT SUCH STREETS AND/OR DRIVES AS PUBLIC STREETS OR DRIVES. APPROVED AS TO FORM, CITY ENGINEER By the City Engineer of the City of Fort Collins, Colorado this ______day of _____________ A.D., 20_____. ____________________________________________________ City Engineer PLANNING APPROVAL By the Director of Community Development and Neighborhood Services of the City of Fort Collins, Colorado this _____ day of ___________ A.D., 20_____. ____________________________________________________ Director of Community Development and Neighborhood Services OWNER: BY: _________________________________ STATE OF COLORADO ) )ss. COUNTY OF LARIMER ) The foregoing instrument was acknowledged before me this _____ day of ___________________, 20____, by ________________________, as __________________ of _______________________________________. Witness my hand and official seal My commission expires: ________________ _______________________________ Notary Public A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 2, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO NOTES: 1. The Basis of Bearings is the East line of Section 2, Township 7 North Range 69 West of the 6th P.M. as bearing South 00°38'02" West, and monumented as shown on drawing. 2. All information regarding easements, rights-of-way or Title of Record, Northern Engineering relied upon Commitment Number FCC25131578-3, prepared by Land Title Guarantee Company , dated September 16, 2015. 3. The lineal unit of measurement for this plat is U. S. Survey Feet. 4. There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or landscaping that are allowed by Sections 12-120 - 12-122 of the City code. 5. Gross land area is 30,222 square feet, or 0.693 acres, more or less. 4-13-16 STATEMENT OF OWNERSHIP AND SUBDIVISION : Know all persons by these presents, that the undersigned owner(s) of the following described land: Tracts of land described in Reception No. 20050089324 and 20050089325, located in the Northeast Quarter of Section 2, Township 7 North, Range 69 West of the 6th Principal Meridian, City of Fort Collins, County of Larimer, State of Colorado being more particularly described as follows: Considering the East line of Section 2, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, as bearing South 00°38'02" West, and with all bearings herein relative thereto: Commencing at the Northeast corner of said Section 2; thence along the East line of said Northeast Quarter, South 00°38'02" West, 492.76 feet; thence, North 89°21'58" West, 55.00 feet to the Northeast corner of that tract of land described in Reception No. 20050089324, said point being the POINT OF BEGINNING; thence along the East line of said tract and continuing along the East line of that tract of land described in Reception No. 20050089325, South 00°38'02” West, 164.25 feet; thence along the South line of said tract of land described in Reception No. 20050089325, North 89°21'58" West, 184.00 feet; thence along the West line of said tract and continuing along the West line of that tract of land described in Reception No. 20050089324, North 00°38'02" East, 164.25 feet; thence along the North line of said Reception No. 20050089324, South 89°21'58" East, 184.00 feet to the Point of Beginning, contains 30,222 square feet or 0.694 acres, more or less. For themselves and their successors in interest (collectively "Owner") have caused the above described land to be surveyed and subdivided into lots, tracts and streets as shown on this Plat to be known as North College Drive Thru (the "Development"), subject to all easements and rights-of-way now of record or existing or indicated on this Plat. The rights and obligations of this Plat shall run with the land. 1 SITE VICINITY MAP NORTH Northern Engineering Services, Inc. Nick Haws, PE 301 North Howes Street, Suite 100 Fort Collins, Colorado 80521 (970) 221-4158 Northern Engineering Services, Inc. Robert C. Tessely, PLS 301 North Howes Street, Suite 100 Fort Collins, Colorado 80521 (970) 221-4158 The Birdsall Group, LLC Jim Birdsall, ASLA 444 Mountain Avenue Berthoud, CO 80513 (970) 532-5891 Chad A. Hirshfield PO BOX 102291 Denver, Colorado 80250 (303) 472-7847 STUCCO 1 STUCCO 2 STUCCO CORNICE METAL CAP METAL FASCIA LAP SIDING STOREFRONT GLAZING BRICK STEEL & FLASHINGS TAN CHARCOAL GRAY CHARCOAL GRAY CHARCOAL GRAY BURGUNDY LIGHT BROWN DARK BRONZE CLEAR BURGUNDY CHARCOAL GRAY 6" 6" 3" 2" 2" STUCCO CORNICE COLOR 2 STUCCO, COLOR 1 PREFINISHED METAL WALL CAP BUILDING STRUCTURE 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 ph: 970.224.1191 www.VFLA.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 Revisions 2 3 4 5 6 No. Description Date VAUGHT FRYE LARSON architects CA DC PDP SUBMITTAL 04-12-16 PDP SUBMITTAL 07-27-16 1603 N. COLLEGE FORT COLLINS, CO 7/26/2016 1:20:33 PM 7/26/2016 1:20:33 PM G:\2015\15-110 Fast Food at 1603-1605 N College\4 Revit\N College Fast Food.rvt 6 OF 6 ARCHITECTURAL ELEVATIONS NORTH COLLEGE DRIVE THROUGH PDP SUBMITTAL 2015-110 3 3/16" = 1'-0" NORTH ELEVATION 4 3/16" = 1'-0" EAST ELEVATION (COLLEGE AVE) 1 3/16" = 1'-0" SOUTH ELEVATION 2 3/16" = 1'-0" WEST ELEVATION 5 NORTHWEST CORNER 6 SOUTHWEST CORNER 7 1" = 1'-0" STUCCO CORNICE DETAIL *PARAPET TO ACT AS MECHANICAL SCREEN PER FORT COLLINS L.U.C. 3.5.1 (I) (6) *ANY ADDITIONAL APPURTENANCES ASSOCIATED WITH THE PROPOSED USE SHALL BE APPROPRIATELY SCREENED PER FORT COLLINS LAND USE CODE PROJECT NOTES: