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HomeMy WebLinkAboutRIVERSIDE SEVENTH - Filed CS-COMMENT SHEETS - 2016-06-16Z� y VIGNETTE s t u d i o s November 25th 2009 Planning and Zoning Department City of Fort Collins Below are responses to conceptual review comments dated Sept 21, 2009 for the Best Rental conceptual review on the 1540 and 1552 Riverside Avenue property LAND USE DATA: Request to re-establish/re-occupy an equipment rental use (which is the same use as the last use, being A- Z Party Rentals) on the properties at 1540 & 1552 Riverside Avenue. The properties are Lots 13 & 14 of the Riverside Subdivision, Seventh Filing and are located on the north side of Riverside Avenue near the intersection with East Pitkin Street. They are in the I — Industrial Zoning District. COMMENTS: 1. Jenny Nuckols of the Zoning Department offered the following comments: a. The property is zoned I, Industrial. b. The proposed use is an equipment rental establishment, which is the same use as the last use (A- Z Party Rentals) on the property. Even though this isn't considered to be a change -of -use, the property has to be brought into compliance with the Land Use Code (LUC) to the extent reasonably feasible per Section 3.8.25(A). Such things as those items which follow below must be complied with unless the applicant can demonstrate that "...under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation". The process to re -occupy the building as an equipment rental establishment can be done as a Minor Amendment. As part of that process, the applicant will need to provide plans showing what they can/will comply with, and a written explanation as to why they believe it's not PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com i i VIGNETTE studios We are complying with the standards as much as is reasonably feasible. See the various responses to comments, as well as the submitted plans. 10. Section 3.8.25 Permitted Uses: Abandonment Period/ Reconstruction of Permitted Uses, Subsection (A) of the LUC states, in part: If active operations are not carried on in a permitted use during a period of twelve (12) consecutive months, the building, other structure or tract of land where such permitted use previously existed shall thereafter be re -occupied and used only after the building, or other structure, as well as the tract of land upon which such building or other structure is located, have, to the extent reasonably feasible, been brought into compliance with the applicable general development standards contained in Article 3 and the applicable district standards contained in Article 4 of this Land Use Code. Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation. We are complying with the standards as much as is reasonably feasible. See the various responses to comments, as well as the submitted plans. As part of the Minor Amendment review process, the applicant will need to provide plans showing what they can/will comply with, and a written explanation as to why they believe it's not feasible or reasonable to comply with other applicable regulations. City staff is willing to work with the applicant on some standards that could be varied without compromising the integrity of the condition of the site, satisfy reasonable compliance with standards, and not create any public safety or welfare concerns. See this letter for our responses to comments. Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Yours Truly, ASLA, LEED AP VIGNETTE studios PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ;K VIGNETTE s t u d i o s feasible or reasonable to comply with the other applicable regulations. Please see the submitted plans. We will address specific comments in this letter. C. A minimum 30' deep landscape setback behind the right-of- way (ROW) line is required along Riverside Avenue, as set forth in Section 4.28(E)(3)(a)(2) of the LUC. We are providing a minimum 30 foot deep landscape buffer against the storage yard. The existing building itself does not comply with this standard being 11 feet from the future ROYG'. Also, per Section4.28(E)(3)(a)(2), if we comply with section 3.5.3, the 30 foot landscape buffer does not apply. To provide a 30 foot buffer for the parking area, is unfeasible, so we have elected to comply with 3.5.3 in the following ways • 3.5.3(B)(1) Orientation to a connecting walkway: We have removed asphalt from the front of the building, added landscaping, and have constructed a 6 foot wide walk from the front door directly to the public street. • 3.5.3(B)(2) Orientation to Build to Lines for Street Front Buildings: We have removed asphalt from the front of the building, and added landscaping. The existing building is approximately 12 feet from the future ROW with the entire street facing facade meeting this requirement. • 3.5.3(C) Variation in Massing: We are not proposing any changes to the building facade, but the existing building meets this criteria. • 3.5.3(D)(2)(3)(4)(6) Facade Treatment: The existing building is a one story building with a gable roof structure, with the gable facing Riverside. There are also roof overhangs around the entire building. Windows are included int he facade along Riverside and the connecting walkway, to break up the facade. In addition, there is a masonry wainscoting on both sides of the facade, with wood siding above. We feel that this combination of elements largely comply with these sections. d. At least 1 handicap parking space is required if there will be 1 - 25 parking spaces on -site. More handicap spaces would be required if there are more than 25 parking spaces, as set forth in Section 3.2.2(K)(5)(d) of the LUC. We comply with this. e. A bike rack is required and it must be able to park bicycles equal to the 5% of the total number of automobile parking spaces on -site, as set forth in Section 3.2.2(C)(4)(a) of the LUC. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE studios We are providing for a bike rack that will accommodate 2 bikes for approximately 25% of the total parking spaces. f. Any trash & recycling enclosure must be properly screened and constructed of materials that are compatible with the building, as set forth in Section 3.2.5(B) of the LUC. The trash and recycling bins will be placed inside the screened operations and storage yards, therefor no additional enclosures will be needed. f. At least 6% of the interior of the parking lot needs to be in landscape islands, as set forth in Section 3.2.1(E)(5) of the LUC. We are providing landscape areas that equal 12.3% of the parking area. g. For screening purposes, the outdoor equipment storage area needs to be enclosed with a solid fence on all sides except the rear along the railroad ROW. Chain link fence with slats is not allowed for screening. We are providing for screening along the Riverside frontage. Along the east side of lot 13 is an existing building built close to the property line that provides for screening along that side. h. Full tree stocking is required _near the building per Section 3.2.1(D) (1)(c) of the LUC - especially in the area between the building and Riverside Avenue. We have provided for street trees and tree stocking along the Riverside Avenue frontage. Please contact jenny, at 416-2313, if you have questions about these comments. 2. Susan Joy of the Engineering Department offered the following comments: a. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Noted VIGNETTE s t u d i o s b. Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see http•//www fcgov com/engi e�eri oIdev- review.nhn Noted, we have submitted this. Noted. C. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy (C.O.). d. An on -site visit with the Inspection Department has determined that while the existing sidewalk is starting to deteriorate, there are only a few areas that absolutely must be fixed prior to C.O. The existing driveway flares are substandard and need to be widened to 6' and there is one stone (or section) of sidewalk that must be replaced. Engineering has no preference to whether or not the existing sidewalk needs to be widened out or removed and detached. Please see Transportation Planning Department's comments on the variance request to keep the existing sidewalk "as is Noted, we will replace the lot 14 drive entrance approach with a standard drive approach as requested. We will also replace the appropriate stones in the sidewalk as requested. e. Please contact Joe Olson, City's Traffic Engineer, at 224-6062 and Transportation Planning at 224-6058 to schedule a scoping meeting and determine if a traffic study is needed for this project. Per Ward Stanford, a TIS is not required since this is the same use that previously occupied this site. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www,vignettestudios.com VIGNETTE s t u d i o s f. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Noted, other than repair work noted above, no new work is being proposed. g. This project is responsible for dedicating any right-of-way (ROW) and easements that are necessary for this project. Riverside is considered a constrained arterial and requires a total of 102' of ROW. Rather than having this development actually dedicate the additional 1' of ROW plus an additional 15' Utility Easement behind the row along their frontage at this time, we will require that all site improvements be made with the ultimate ROW in mind. In other words, the future ultimate ROW needs to be shown and dimensioned on all plan sets and all parking setbacks must be calculated from the future ultimate ROW, etc. That way there will not be a conflict or safety issue when the ultimate street section is built. We have shown this, and have complied. Note though, the existing building will be within the proposed.fiaur e I5 foot utility easement. h. Utility plans will be needed for this project. These have been included. Noted Noted i. A development agreement will be done with this project. j. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. k. This development is part of the Riverside Subdivision, Seventh Filing and the plat shows a fairly large drainage and utility easement along the back of the property. No structures of any kind are allowed in that easement and PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE s t u d i o s either must be removed or a request to vacate the easement must be submitted and routed for review. Per additional conversations, the existing trailers will be allowed to remain, as long as they are tied down. Refer to the civil plans. I. The plat also states that this lot may have one driveway cut and can be no closer than 120' to the nearest driveway. The current driveway is not built to standard and must be constructed in accordance with detail 707. See the earlier comment (#2.d.)about the on -site visit and conclusion. Per the plat, each lot 13 and 14 is allocated a drive cut. Since all the drive cuts are existing, both on and offsite, it is not reasonably feasible to comply with the 120 foot spacing without mqjor of reconstruction. Also, the plat states that engineering shall approve the drive -cuts prior to construction. We would assume that this was done at the time of initial construction. We feel that a standard driveway approach (detail 706) is more appropriate for this project for several reasons. The existing driveway approaches in the area are not the radial type approaches. Installing the approach in accordance with detail 707 would create non -uniform appearance and functionality. Additionally, the parking areas in the site do not contain curb and gutter Using curb and gutter in the driveway approach would create grading and drainage issues which are easily avoidable by using detail 706. We believe this meets the "extent reasonable feasible: standard for a minor amendment. M. Street sidewalks, parkways, sidewalk connections to the building, and parking stalls, drive aisles, and setbacks must meet minimum requirements as shown in the Larimer County Urban Area Street Standards unless a variance is approved. See the earlier comment (#2.d.) regarding the existing sidewalk. All parking areas and sidewalk connections comply with LUCASS standards, with the exception of the existing sidewalk as noted in comment 42d. Please contact Susan, at 221-6605, if you have questions about these comments. 3.Rob Irish of the Light & Power Department offered the following comments: PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE studios a. The potential owner does not anticipate any change to existing electric service to the property. b. Any relocation or modification to the existing electric facilities will be at the owner's expense. C. No additional comments. There are no proposed changes to electric services or facilities Please contact Rob, at 224-6167, if you have questions about these comments. 4.Roger Buffington of the Water/Wastewater Department, offered the following comment: a. No changes are planned to the existing water/sanitary sewer services; therefore, no comments at this time. Please contact Roger, at 221-6854, if you have questions about these comments. 5.Glen Schlueter of the Stormwater Utility offered the following comments: a. The requirement to bring this site into conformance with the LUC to the extent reasonably feasible would include water quality treatment of the runoff. Water quality treatment is described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). It is suggested that an effort be made during the re -development of this site to provide some water quality treatment. Possible methods of treatment are: inverted landscape islands, grass filter strips, roof drains connecting to planter areas and disconnection of impervious areas. An effort has been made to incorporate water quality best management practices into the project. Please see the enclosed Drainage Memorandum for more information. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE Stvdros b. If there is an increase in impervious area greater than 1,000 square feet, other more extensive stormwater requirements would apply. The additional impervious area is less than 1000 SF. Please see the enclosed Drainage Memorandum for more information. Noted Noted C. The design of this site must conform to the drainage basin design of the Spring Creek Drainage Master Drainage Plan as well the City's Design Criteria and Construction standards. d. The City-wide development fee is $4,420/acre ($0.1015/ sq.ft.) for new impervious area over 350 sq.-ft. No fee is charged for existing impervious area. This fee is to be paid at the time the building permit is issued. Please contact Glen, at 224-6065, if you have questions about these comments. 6.Carie Dann of the Poudre Fire Authority offered the following comments: a. Since this is not a change in occupancy type, PFA cannot require changes to water supply, emergency -vehicle access, fire sprinklers, etc. However, the one issue PFA can enforce is regarding address numerals, below. b. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 2006 International Fire Code 505.1 This will be complied with. Please contact Carie, at 416-2869, if you have questions about these comments. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE s t u d i o s 7. Jennifer Petrik of the Transportation Planning Department offered the following comments: a. As the project is a re -occupancy of the same use, the requirement to provide either a detached sidewalk per the Larimer County Urban Area Street Standards or add 4' width to the existing attached walk can be postponed. No additional sidewalk width or detached walk will be required at this time. b. Bicycle parking facilities are required. Bike facilities should be on a hard surface, convenient to the entrance and out of the elements if possible. We are providing,for a bike rack that will accommodate 2 bikes for approximately 25% of the total parking spaces. Please contact Jennifer, at 416-2471, if you have questions about these comments. 8. The Zoning Department has determined that the applicant could possibly submit the development request to re-establish/re-occupy an equipment rental use (which is the same use as the last use, being A- Z Party Rentals) in the existing building and on -site on the properties at 1540 & 1552 Riverside Avenue as a "Minor Amendment" to the approved and recorded development plans for Lot 13 (if one exists) and Lot 14 of the Riverside Subdivision, Seventh Filing. Please contact jenny Nuckols, at 416-2313, for information on the required submittal requirements and fees for the Minor Amendment development review process for this proposal. Noted we are submitting a minor amendment. No recorded documents could be located at the city mapping department, therefore we are submitting an existing conditions map. 9. Under Section 2.2.10(A) of the LUC, a Minor Amendment request must comply with all applicable requirements as set forth in the LUC, at least to the extent of its original compliance so as to preclude any greater deviation from the standards of the LUC. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com