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HomeMy WebLinkAboutALPINE BUSINESS PARK - PDR - 2-07 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (3)Number: 17 Created: 9/12/2006 [9/12/06] There needs to be some assurance that phase 2 will actually happen after the construction of the new bays at the west end of the existing building. The plan should clearly delineate the phases and assurances. Number: 18 Created: 9/12/2006 [9/12/06] If there is the possibility that any of the tenants in the rear building will be having outside storage, then the plan needs to show the outdoor storage location, screen materials, etc. If they won't be allowed to have outside storage, then the plan should state that. Number: 19 Created: 9/13/2006 [9/13/06) 6% of the interior of the vehicular use area must be landscape islands. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely, Anne H. Aspen City Planner Page 9 Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 1 Created: 9/8/2006 [9/8/06] Existing mains in the vicinity include an 8-inch water main in east half of College, an 8-inch water main and 21-inch sewer in Alpine and an 8-inch sewer in an easement on the western portion of the lot fronting on College. Number: 2 Created: 9/8/2006 [9/8/06] Problems have been identified in the sewer that crosses the western part of the lot in the easement. Further evaluation to identify options is planned. Utilities may need to re- route this sewer line. Coordination between the developer and Utilities will be critical as this project moves forward. Number: 3 Created: 9/8/2006 [9/8/06] There are two 3/4-inch water services that serve existing buildings on the site. It appears that these services connect to the main in Alpine. If not used, these services must be abandoned at the main. Number: 4 Created: 9/8/2006 [9/8/06] Is water/sewer service planned for the industrial building to the west? (Each building must have separate water and sewer services extending from the public mains to the building.) Number: 5 Created: 9/8/2006 [9/8/06] Development fees and water rights will be due at building permit. Number: 6 Created: 9/8/2006 [9/8/06] If any utility work is planned in the College R.O.W., a CDOT utility access permit will be needed. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 15 Created: 9/12/2006 [9/12/06] The property is in the CN zone. All of the uses listed in the applicant's project description are Type 1 uses. However, giving a blanket development approval for all of the uses may present problems with regards to knowing what impacts to mitigate for. For example, an entertainment facility may have far different issues than an office or hair salon. If this is problematic for other departments, then the applicant should pare down the list. Number: 16 Created: 9/12/2006 [9/12/06] The only setback standard is the build -to -line standard found in section 3.5.3(B). This will require that the building be setback between 10' and 25' behind the street ROW line along College, and no more than 15' from the ROW line along Alpine. Per 3.5.3(13)(2)(a), the building needs to be pulled to the corner of College and Alpine. There are some exceptions in 3.5.3(B)(2)(d) that might give relief if they are applicable. Page 8 processed by FEMA, which may be up to 2 years from now. Therefore, until the LOMR/PMR is approved by FEMA, the City can not say if this property will be removed from the floodplain. Since it is still a FEMA floodplain at this point, it will need to follow the floodplain regulations found in Chapter 10 of City Code. 2. Based on the City s 2-foot topo, the site may be higher than the FEMA flood elevations. If the site is higher than the FEMA flood elevations, you could apply to FEMA for a Letter of Map Amendment (LOMA) to remove the property from the 100-year floodplain. An engineer will be required to submit existing topo for the site and then complete the appropriate FEMA forms. Depending on the elevations, the site may still be in the 500-year floodplain. If still in the 500-year floodplain, comment #3 related to critical facilities will still apply, but the rest of the comments will not apply. A LOMA will also remove the mandatory flood insurance purchase requirements. 3. Because the Quick Lube is an existing use, it will be considered a grandfathered critical facility. However, any new uses that are proposed that would be critical facilities (uses that store or use hazardous, toxic or water reactive materials, including vehicle servicing, warehouses, etc) would not be allowed. 4. Because of the demolition and the reconstruction of the existing Quick Lube, the Quick Lube/Car Wash building would be considered a redevelopment and would be required to have the lowest floor (including basement) and all HVAC and mechanical equipment elevated or floodproofed 18" above the 100-year flood elevation. 5. The new light industrial building will be required to have the lowest floor (including basement) and all HVAC and mechanical equipment elevated or floodproofed 18" above the 100-year flood elevation if completely within the Dry Creek floodplain. If any portion of the structure is in the Poudre River floodplain, the industrial building will be required to have the lowest floor (including basement) and all HVAC and mechanical equipment elevated or floodproofed 24" above the 100-year flood elevation 6. If floodproofing a building, please see Section 10-38 of City Code for the floodproofing requirements and items to be shown on the plans. A pre -construction floodproofing certificate signed by an architect or engineer is required. 7. Floatable materials are not allowed in the portion of the site that is part of the Poudre River floodplain (equipment rental, overnight vehicle storage, etc.). Trash dumpsters must also be chained down. ' 8. A floodplain use permit is required for each building and any site work prior to building permit approval. Each permit is $25. 9. Prior to CO, an as -built FEMA elevation certificate or floodproofing certificate is required. 10. The floodplain use permit, certification forms, and development review checklists related to floodplain projects can be found on the City's website at hftp://fcgov.com/stormwater/forms.php 11. The floodplain administrator contact for this project is Marsha Hilmes-Robinson (970) 224-6036. Page 7 Number: 31 Created: 9/14/2006 [9/14/061 Addressing — Because access is from Alpine Street, the properties are required to be addressed off Alpine. The numerals must be mounted on the side of the building that fronts Alpine Street (north side). Further, each storage unit will be given a separate letter designation. All numerals and letters shall be a minimum 6 inches in height. 97UFC901.4.4 Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 7 Created: 9/8/2006 [9/8/06] This site is in the Dry Creek drainage basin. Number: 8 Created: 9/8/2006 [9/8/06] The city-wide new development fee is $3,010.00 /acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. Number: 9 Created: 9/8/2006 [9/8/06] In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. Extended detention is required to treat the runoff. Offsite flows must be safely passed through the site but do not need to be detained. There is a channel at the southwest corner of this site that accepts flows from this site and properties to the north. The existing channel/swale does not appear to be in an easement. Even though it is.existing, an easement will need to be obtained to drain across the property to the south. The flow will be concentrated and the volume will increase with development of your site. The property to the south would be required to dedicate an easement to pass offsite flows through their site, so they should be cooperative. The buildings along the railroad may block the flow unless the existing flows are contained in the railroad ROW. The design engineer will need to determine the path of the existing flows and how they can continue to pass through the site. The "North College Drainage Improvements Design Alternative Analysis'Report" and associated hydrology is available to assist the design engineer in determining the offsite flow analysis. This is not a single volume report that can easily be copied so the design engineer will need to set up a meeting with Stormwater staff to determine what information may be useful. Number: 10 Created: 9/8/2006 (9/8/06) There is a storm sewer in College Ave. that would serve as the outfall for this site. Any new connections to it would require a new manhole at the connection. Number: 11 Created: 9/8/2006 [9/8/06] There is a fiber optic line on the west side of College that will require potholing to verify the elevation of the line before the site drainage system can be designed. The Human Bean detention pond had to be modified because the fiber optic line was in the way of their proposed storm sewer outfall. It required widening of their pond and a variance to allow some very shallow standing water since the outlet was raised. The Human Bean site is small enough that this is not a huge issue since the water percolates or evaporates rather quickly. This also means that adding any runoff to the pond would add to the problem. Number: 14 Created: 9/8/2006 [9/8/06] Floodplain Comments: 1. This site is the FEMA 100-year floodplain. Part is in the Dry Creek floodplain and part is in the Poudre River floodplain. Because this site is right on the line between Dry Creek and the Poudre River, it is unclear how FEMA will redraw the line when the Dry Creek Diversion Project Letter of Map Revision (LOMR) or Physical Map Revision (PMR) is Page 6 Number: 22 Created: 9/13/2006 [9/13/061 Public access to the adjacent natural area will not be required. LUC 3.4.1 M Department: PFA Issue Contact: Carle Dann Topic: titre Number: 23 Created: 9/14/2006 [9/14/06] Access requirements - Both buildings are out of access, so we require either automatic fire sprinklers or a 20-foot fire lane, designated on the plat, visible by painting and signage and maintained unobstructed at all times. If the fire lane needs to be longer than 150 feet to protect the structure(s), we require a turnaround, either circular or hammerhead. We will not use either the Human Bean or Quick Lube drive-thrus as a turnaround. If an approved fire lane cannot be provided, we require the buildings to be equipped with approved, automatic fire -sprinkler systems. 97UFC901.2.2.1; 901.3; 901.4.2; 902.2.1 Number: 24 Created: 9/14/2006 [9/14/06] HMIA - PFA and the Planning Department require a Hazardous Materials Impact Analysis be submitted for the oil -change facility, pertaining to materials that are considered hazardous based on definitions in the Uniform Fire Code (toxic, corrosive or reactive materials, or flammable or combustible liquids). FCLUC3.4.5 Number: 25 Created: 9/14/2006 [9/14/06] Bulk storage of hazardous materials prohibited — PFA requires that the rental contract for the storage facility states that renters agree not to store bulk amounts of hazardous materials. Number: 26 Created: 9/14/2006 [9/14/06] Fire containment/automatic fire sprinklers — The storage building exceeds 5,000 SF for Type V construction, so PFA requires either fire separation or an approved automatic fire -sprinkler system. 97UBC Table 9-13 (City of Fort Collins Amendment) Number: 27 Created: 9/14/2006 [9/14/06] FDC location - Fire Department Connections must be installed in a location easily accessible to fire apparatus. Number: 28 Created: 9/14/2006 [9/14%06] Knox Box — PFA requires every building equipped with automatic fire sprinklers to have a Knox Box mounted near the front entrance. 97UFC902.4; PFA BUREAU POLICY 88-20 Number:29 . Created: 9/14/2006 [9/14/06] Security - If any kind of security gate is installed, it needs to be capable of being activated by our fire apparatus Opticom. I . Number: 30 Created: 9/14/2006 [9/14/06] Water supply — No building can be farther than 300 feet from a fire hydrant that supplies a minimum 1,500 gpm at 20 psi residual pressure. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC901.2.2.2 Page 5 Number: 33 Created: 9/18/2006 [9/18/06] A Transportation Impact Study is required. Number: 34 Created: 9/18/2006 [9/18/06] Right-of-way dedication is required for Alpine (collector without parking) and College Avenue (4 lane arterial). In addition, a 15' utility easement is required along College Avenue and 9' along Alpine Street. Each dedication of right-of-way/easement is a $250 Transportation Development Review Fee. The applicant may wish to consider replatting the Riverside Park portion together with Lot 2 of the Human Bean plat to dedicate these easements/rights-of-way to save on TDRF fees. Number: 36 Created: 9/18/2006 [9/18/06] College Avenue improvements are required similar to the improvement done with the Human Bean. Please note that information from the TIS may show the need of a decel/accel lane for turning into/out of Alpine Street. Number: 39 Created: 9/18/2006 [9/18/06] Offsite improvements on College north of Alpine may be needed to tie existing improvements to the intersection with Alpine. Number: 40 Created: 9/18/2006 [9/18/06] Transportation Development Review fees will be assessed with the review of the development proposal. Number: 41 Created: 9/18/2006 [9/18/06] Construction drawings, a development agreement, and development construction permit are needed with the development proposal. Department: Natural Resources Topic: Natural Resources Issue Contact: Doug Moore Number: 20 Created: 9/13/2006 [9/13/06] Trash enclosure needs to be designed to accommodate recycling services. The City of Fort Collins Design Considerations Guidance Document may be found that http://www.fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf . Please consult the Design Considerations Guidance Document to determine the size and appropriate design. LUC3.2.5 Number: 21 Created: 9/13/2006 [9/13/06] This project will be required to meet design and aesthetics (LUC 3.4.11) & the compatibility with public natural areas standards (LUC 3.4.1 Q. Some thoughts that I have on how your project might be able to meet this standard would be to limit access behind the building, maintain the proposed staggering of units and add landscaping to provide help screen and soften the mass of the building as viewed from the habitat and natural areas. The design of the building and site should be designed with natural elements and colors similar to how the Human Bean project was designed to meet the design and aesthetics standard. Page 4 Number: 49 Created: 9/20/2006 [9/20/06] Please use a legible font size (11 or up) on all submitted documents. Topic: Site Plan Number: 45 Created: 9/20/2006 [9/20/06] Show theproposed connecting walkways on the plans you submit. Number: 46 Created: 9/20/2006 [9/20/06] The sidewalk connection you propose to the Human Bean site is not acceptable because it is not safe to have people crossing traffic that is decelerating from College, especially in a place that is not customary and on a site that already has an unusual, modified connecting walkway. Pedestrians should be directed to walk around on the street sidewalk and up their modified connecting walkway. Number: 47 Created: 9/20/2006 [9/20/061 Be mindful of the separation distances required from utilities, including the sewer line that crosses the site when you develop your landscape plan. Topic: Standard Comments Number: 48 Created: 9/20/2006 [9/20/06] 1. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm 2. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.15 Commercial - North College District. 3. When developing your plans, pay particular attention to the following sections of the Code: 3.2.1. Landscaping and Tree Protection (street trees, perimeter landscaping, 6% parking lot interior landscaping, foundation plantings) 3.2.2 Access, Circulation and Parking 3.2.4 Site Lighting 3.5.1 Building Standards, and 3.5.3 Mixed -Use, Commercial and Institutional standards (connecting walkway, fagade standards). 4. 1 will have more detailed comments once I have more detailed plans to review. 5. An exhaustive list of submittal requirements for this type of project is available at http://fcgov.com/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at http://fogov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. 6. You will need to set up an appointment to submit your application with Sandy, Doreen or Mary Jane at 221-6750. Incomplete submittals will not be accepted. 7. Please note that postage rates have been raised as of January 2006. The fee for the APO labels will now be $.75 per label. Department: Engineering Issue Contact: Marc Virata Topic: Engineering Number: 32 Created: 9/18/2006 [9/18/06] Street Oversizing and Larimer County Road Impact Fees will be assessed for the new structures.. Contact Matt Baker in Street Oversizing for an estimate of these fees. Page 3 note that offsite right-of-way would be required for the north side of Alpine Street to construct the full width to the west side of the driveway flare. 6 and 7. Yes. Road designs are required for College and Alpine Street. Alpine will need 500 feet of additional offsite preliminary design as verification that the proposed interim improvements will work with the ultimate extension of Alpine Street. The radius for the Alpine Street curve is required to be 200' per our street standards. It is likely that this standard may not be met, in which case the design engineer would need to submit a variance request to address the centerline radius not meeting standards. Clark Mapes suggests that parking on Alpine Street needs more consideration, mostly beyond the scope of this inquiry. Additional dedication may be needed, beyond the LCUASS Major Collector. There appears to be plenty of physical space for this project to keep the option open using a Minor Collector width (76-foot R.O.W. to allow parallel parking.) Street parking on these side streets will be important over time if we wish to have active streetfronts and street - facing buildings as a pattern of redevelopment. Also, parking is likely to become very tight as these small properties redevelop - even with some land assembly - and the side street network could help with overflow. Alpine is used for parking now. Staff will remain in contact with applicants to facilitate, preparation of a development plan. 8. Clark Mapes says yes. 9. Anne Aspen says probably no. Human Bean detention was quite tight to begin with since it is a tight site with numerous constraints on it. Glen Schlueter responds that their pond is sized for only their site, so it would need to be expanded and the outlet modified. As mentioned above there is already a problem with the pond not completely draining. No additional runoff could be allowed in the pond without re -grading the pond to correct the problem and modifying the outlet structure. It would probably also require a concrete drainage pan through the pond. Even if detention was provided on this site which then drained through the Human Bean pond, the problem would need to be corrected because the additional runoff would add to the problem. Right now the Human Bean site is so small it is just nuisance ponding that evaporates rather quickly. Another option would be to pipe this site's runoff through or around the pond directly to the manhole in College Ave. which is the preferred way to design the system. Draining through someone else's pond usually causes issues between property owners and is discouraged. Another issue to consider is how to increase the storage volume. That may require the purchase of additional easement or land from either the property to the south or the Human Bean site if some of their parking or landscaping areas were modified. 10. Glen Schlueter provided copies of the plan to the applicant at the meeting. He comments that it doesn't make sense to build any part of the storm sewer in Mason at this time because it needs to be designed and built from the lower end (the river) and then it could continue north. Also there is no identified funding source for the final design and construction. The chosen alternative shows the storm sewer crossing the railroad north of this site so it should not affect the site design. Number: 44 Created: 9/20/2006 [9/20/06] Alan Rutz from Light and Power comments that there is existing electric service available and a fiber optic line in College. There is also an existing overhead phone line. Contact Qwest to inquire about undergrounding. Page 2 ` STAFF PROJECT REVIEW City of Fort Collins TROY JONES Date: 09/20/2006 MTA 204 WALNUT STREET, SUITE D FORT COLLINS, CO 80524 Staff has reviewed your submittal for ALPINE BUSINESS PARK (825 N. COLLEGE) - PRELIMINARY DESIGN REVIEW, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 43 Created: 9/20/2006 [9/20/06] In answer to the questions you posed, here are our answers: 1. Peter Barnes responds that there is no rear yard setback requirement. The rear setback along the railroad can be zero, but Doug Moore requests that you consider adding some landscaping along those facades to screen them from the natural area across the railroad. 2. Unit one would be in compliance since the connecting walkway from Alpine would connect with it. Units 2 through 7 would not be in compliance with code and would need a modification. Staff would support such a modification if the uses allowed in those units had no onsite clientele such as a light industrial or storage -related use. Many of the uses you have proposed would not be staff supported without a connecting walkway. 3. Cameron Gloss comments that you should consider adaptively reusing the existing building. However, it you plan to proceed as proposed, Mike Gebo responds that he thinks he can issue a Letter of Completion (which is the final approval to occupy) for the addition without removing the old building and then he can issue a demo permit for the old part with permits for Phase 2. Paul Eckman wonders if you can do one.PDP with a temporary CO until the old building is torn down. The applicant inquired whether the existing driveway to College could remain for a time. The final call on this would be CDOT's since College is a state highway. Marc inquired at CDOT and they indicated that separate access permits could be done to possibly delay the closure of the driveway. Before they make a final decision on the matter, more information is needed regarding traffic numbers of the uses as well as a defined phasing plan showing what public improvements would be built in each phase. The deferral of the driveway closure until after a C.O. for Phase 1 may be problematic though; the City does not prefer to defer any requirements past C.O. as it makes enforcement of the measure more difficult. Perhaps funds would need to provided in holding such that if the driveway is delayed in being closed off, the City can use the money to complete it. 4. Clark Mapes, Peter Barnes and Anne Aspen respond that technically, no, it does not meet the standards. Especially if the existing building is incorporated into the new design, though, staff would likely support a modification. 5. Marc Virata responds that this would be acceptable to Transportation, assuming the construction terminated at the edge of the flare for the west side of the driveway and funds in lieu of construction are provided for the remaining portion west of the driveway. Please Page 1