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HomeMy WebLinkAboutAGNEW CAR WASH - PDP - 32-06 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWMULBERRY CROSSING FLOOD PLAIN EXHIBIT LOW MSK AREA / / i _.. _.._.._.. i r+ooewaTe �c I FLOOD PLAN HIGH M5K �\ ROOD MhnE ROOD WAY _ —t-— NORTH (LEST EAST KEY ❑ FLOOD WAY SOUTH ❑ HICsH RISK FLOOD FRINGE PREPARED BY: THE FREDERICKSON GROUP, LLC ❑ MODERATE RISK FLOOD PLAIN DATE: NOVEMBER 15, 2006 ❑ LOW RISK AREA Number: 10 Created: 8/22/2006 [8/22/06] If connection is made to the City 42-inch sewer, the service must connect at a manhole. A connection to the 42-inch sewer on the north side of Mulberry is not proposed. Number: 11 Created: 8/22/2006 [8/22/06] The 24-inch water main is within CDOT right-of-way; therefore, a CDOT utility access permit must be obtained prior to working in the right-of-way. So noted. Number: 12 Created: 8/22/2006 [8/22/06] The water conservation standards for landscape and irrigation will apply. So noted. Number: 13 Created: 8/22/2006 [8/22/061 Development fees and water rights will be due at time of building permit. So noted. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 31 Created: 8/23/2006 [8/23/06] The car wash is permitted as a Type 1, Administrative Hearing use in the C zone. So Noted. Number: 32 Created: 8/23/2006 [8/23/06] The building should be moved a little closer to Lemay to comply with the build -to - line standards in Sec. 3.5.3. There are exceptions to the standard in 3.5.3(B) that might apply. The building is placed as close to Lemay as possible, given the function of the development proposal. The drive isles that are needed to access the car wash are placed to provide an appropriate approach into the car wash. This is set back from the property line to allow for landscape screening. Sec. 3.5.3(B)(1) specifically states that a self -serve car wash shall be exempt from the build -to -line standards. Number: 33 Created: 8/23/2006 [8/23/06] Sign allowance is based on the lot frontage or the building frontage along a street (One s.f. of signage for every lineal foot of lot frontage on a public right-of-way, or two s.f. of signage for every lineal foot of building width parallel to a street). Maximum size allowed for monument signs is 90 sf., with a maximum sign height of 12'. Wall mounted and monument sign concepts are shown on the Architectural Drawings provided with this PDP application. The sign code as provided in Sec. 3.8.7 was carefully considered in the development of the sign concepts. The sign allowance used are as follows: Lemay Frontage: 60 SF, Mulberry Frontage: 280 SF. 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) 221-6754. Sincerely, Pete Wray Senior City Planner Page 9 Therefore, it can be assumed there will be no disturbance and no rise in the Product Corridor. • 500-year Floodplain - no critical facilities allowed in the 500-year floodplain (see above). There are no facilities in the 500-year floodplain. • 100-year Floodplain - a small portion of the site work is located in the flood fringe. An approved Floodplain Use permit ($25) is required prior to the start of the site work. The "future development area" will be subject to the floodplain regulations also. Depending on the type of use, structures will either have to be elevated or flood -proofed. Contact the floodplain administrator for details before designing the rest of the site. So noted. • Floodplain Administrator contact is Marsha Hilmes-Robinson at 970-224-6036. Number: 14 Created: 8/22/2006 (8/22/06] Answer to questions: The building can be in the 500 year floodplain. The only regulation that applies to the 500 year floodplain is that no critical facilities are allowed in it. That is things like day care, gas stations, police or fire facilities, etc. At the PDR it was noted that the building would actually be located in the 100 year floodplain which does have some floodplain requirements. The structure must be elevated or flood -proofed to 2 feet above the 100 year water surface elevation. (WSEL). The project proposal places the building 2 FT above the 100-year flood elevation. An option discussed was that the actual wash bays would not have to be flood -proofed or elevated if the structure was vented to allow flood flows to enter and leave the building. The office portion would still need to be elevated or flood -proofed to 2 ft. above WSEL. An example of that is Schrader's car wash at Willow and College where the overhead doors are sensor activated in case of a flood to open and there are other vents in the building as well. A Floodplain Use Permit is required before a building permit can be issued and an elevation or flood -proofing certification is required prior to release of the Certification of Occupancy. CO ) So noted. The floodplain maps are on the City's web site at fcgov.com and a CAD version could also be provided. Attached is an exhibit that demonstrates the relationship between the development area and the various flood plain limit lines, for review and reference. Number: 15 Created: 8/22/2006 [8/22/06] Answer to questions: Water quality treatment is accomplished with an extended detention pond. This type of facility is sized to detain the "water quality capture volume" which is the first quarter to half inch of runoff and release it over a 40 hour period. The design parameters for water quality treatment are in volume 3 of the Denver Urban Drainage design criteria manual. Topic: WaterlWastewater Number: 8 Created: 8/22/2006 [8/22/06] Existing mains: 24-inch water main on the south side of Mulberry in the vicinity of the frontage road; 42-inch sewer on the north side of Mulberry. So noted. Number: 9 Created: 8/22/2006 [8/22/06] Boxelder Sanitation District may also have sewers in the area. There is an existing force main located just east of the subject property. This is a Boxelder Sanitation District line. An improvement to this force main for use by this project is proposed with this PDP. Page 8 rock. A certified Wildlife Biologist provided an appropriate seed mix and plant species to be used to re -vegetate and enhance the native buffer area south of the development site. Number: 4 Created: 8/22/2006 [8/22/061 There is an existing inlet and channel on the west side of the site that appears to be in the Lemay ROW. If it is actually on the site there will need to be a dedicated easement for it. This flow will need to continue with this development. It is also an optional drainage outfall that could be used instead of going directly to the river. This option would not require approval of the Natural Resource Board to cross their property since it is an existing system. The proposed water quality pond and outfall is placed to take advantage of the existing drainage outfall as described above. Improvements to the outfall will be made as appropriate. Number: 5 Created: 8/22/2006 [8/22/06] It doesn't appear that the property extends to the Poudre River so an easement across the land between the property and the low flow of the river. A 20' access easement is provided along the eastern boundary of the project site to connect the drive way to the southern property line. The purpose of this access easement is to provide for limited access for maintenance purposes only, and not intended for public access. Number: 6 Created: 8/22/2006 [8/22/06] The car wash water needs to be contained within the facility including minimizing spray that may carry outside the building. Dripping rinse water from cars leaving facility is allowed as long as the water does not contain soap or other pollutants. The last step in the car wash sequence is a dryer which will minimize dripping rinse water from cars leaving the facility. The car wash itself implements the latest technology and highest standards in using environmentally -friendly wash solutions and in gray -water recycling. Approximately 80% of the water used is recycled, while the remaining 20% is directed into the City storm sewer system. Number: 7 Created: 8/22/2006 [8/22/061 Floodplain Comments: Floodplain Comments: The FEMA 500-year Product Corridor boundary, the Floodway, the Flood -fringe and the moderate risk areas are mapped on the site plan in reference to the project proposal. An exhibit is also included to clearly demonstrate the relationship of the development to the various Floodplain boundaries as they relate to this site. • This site is located in the Poudre River floodplain. Much of the western portion of the site is in the 500-year floodplain. The 100-year floodplain encroaches onto the site along the eastern and southern portion of the site. The Product Corridor encroaches onto the southern portion of the site. • Critical - No critical facilities are allowed in either the 100-year or 500-year floodplain. We'll need confirmation that no hazardous materials will be stored on the carwash site. There will be no hazardous materials stored on the carwash site. Complete product lists can be provided at the time of Final approval. • Product Corridor - it appears the structure is outside the Product Corridor, but some of the driveway, parking and landscaping are in the PC. The parking is allowed at grade or below. A pre -construction no -rise certification by a P.E. is required along with existing spot elevations. A post -construction no -rise certification and survey is required. The developed area of the site is outside of the product corridor, as shown on the attached site plan. Page 7 * If trash collect is proposed to occur collectively by the entire development within trash enclosures rather then as individual residences, trash enclosure will need to be designed to accommodate recycling services. Please review The City of Fort Collins Design Considerations Guidance Document found that http://www.fcgov.com/recycling/pdf/enclosure-guidelines08O4.pdf to determine the size and appropriate design. LUC 3.2.5 So noted and shown on the Architectural Detail plan set. * A fugitive dust control permit may be required through Larimer County Health and Environment Department. (970) 498-6700. So noted. Department: PFA Issue Contact: Carie Dann Topic: FIRE Number: 16 Created: 8/23/2006 [8/23/06] WATER SUPPLY: Minimum spacing and flow requirements must be met. The building must be within 300 feet of a fire hydrant capable of supplying 1,500 gpm at 20 psi residual pressure. The hydrant must be located on the southeast corner of the Lemay/Mulberry intersection; hydrants across either Lemay or Mulberry will not be considered usable hydrants for this location. An existing fire hydrant located on the south side of Mulberry just north of the subject property boundary will be removed and replaced to the south side of the frontage road north of the building for use for this site. Number: 17 Created: 8/23/2006 [8/23106] ADDRESSING: The address must be visible from the street it fronts (Mulberry), mounted with minimum six-inch letters on a contrasting background. So noted. Number: 18 Created: 8/23/2006 [8/23/061 TURNING RADII: Minimum turning radii is 25 feet inside, 50 feet outside. The proposed cul-de-sac has a radius of 50', per the LCUASS. The flow -line comes within 10' of the building's north face. The building can also be accessed by emergency vehicles on the south side of the building from the parking lot. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 1 Created: 8/22/2006 [8/22/061 This site is in the Cache La Poudre River Basin. The city wide development fee is $3,070/acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. So noted. Number: 2 Created: 8/22/2006 [8/22/061 A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. These documents are Included in the PDP that accompanies this response letter. Number: 3 Created: 8/22/2006 [8/22/06] Extended detention is required for water quality treatment. Water quantity detention is not required since the site can discharge directly to the Poudre River. The outfall into the river needs to be landscaped and designed to minimize the visual impacts. The Natural Resources Department will also be concerned about the visual impacts of the outfall. A water quality pond is incorporated into the site, with a piped discharge to the west of the property. The discharge location will be improved with re -seeding and Page 6 due to the close proximity of the site to a very busy arterial (Lemay Ave.) and the adjacency to an already highly industrialized area along the river corridor. The drip line of the canopy trees that border the property were field surveyed to insure an appropriate distance was maintained (50' or more) between the existing riparian forest and the proposed land use. A 3-rail fence is shown along the south curb of the drive -lane to effectively delineate the separation between the buffer yard and the proposed use. The buffer yard was further enhanced using a seed mix provided by the consultant Wildlife Biologist. Additional native trees and shrubs were included in the buffer yard to provide for additional screening and enhance the existing vegetation. " One option would be to stagger the drive isles so that they stay outside of the buffer zone. * The entire project will be required to meet the Buffer Zone Performance Standards. LUC 3.4.1(E) (1) (a-i), (2) (a-b), (3) (1-6) " This project will be required to meet Design and Aesthetics standard. LUC 3.4.1(1)(1) * This project will need to meet the compatibility with public natural areas standard. LUC 3.4.1(L) After reviewing the preliminary design submittal staff feels that the Staff feels after reviewing the preliminary design submittal that the applicant will meet the three standards listed above. * This project may be required to provide reasonable access for the public to the adjacent Williams Natural Area to the south. LUC 3.4.1(M). A 20' access easement is provided along the east property line to the south property line for the purpose of limited access to the river corridor for maintenance purposes only. The pedestrian trail exists on the south side of the river, and public access to the north side of the river along the south property line of the subject property is not expected. * Public access won't be needed, however maintenance may be. Please provide a public access easement to the rear of the property which may be to access by Natural Area staff. Please contact Doug Moore for more information. * Protection standards during construction will be implemented with this project. LUC 3.4.1(N) (1-6) So Noted. Contact Doug Moore for help determining where the Limits of Development (L.O.D.) lines should be drawn on plans. It is understood that LOD lines will be established at the time of Final Design. Per LUC 3.4.1(N)(2). * Fort Collins native plant material will be required to be planted within buffer zones. We would also like to encourage the applicant to consider planting native plant material for landscaping. A list of Fort Collins native plants may be found online at http://fcgov.com/naturalareas/native-plants.php . LUC 3.4.1(E)(1)(g) So noted and shown on the enclosed landscape plan. Page 5 provided by the consultant Wildlife Biologist. Additional native trees and shrubs were included in the buffer yard to provide for additional screening and enhance the existing vegetation. Ecological Characterization Study - LUC 3.4.1(D) (1) (a-k), (2) " Proof of compliance with all federal, state and local environmental regulations prior to public hearing. LUC 3.4.1(0)(1-2) " Endangered Species * Prebles' meadow jumping mouse * Ute Ladies tresses orchid, Colorado butterfly plant An ecological Characterization Study was prepared by Eric Berg, Wildland Consultants, Inc. (Copies included with the PDP). The report concludes that because the surrounding area is already heavily developed with little or no buffering from the river. Wildlife use of the adjacent river corridor is not expected to change after project construction. Suggested enhancements were incorporated into the site plan, as shown in the landscape plan included with the PDP submittal. The report also concludes that past trapping along the Cache la Poudre River in Fort Collins indicates that the Preble's meadow jumping mouse is not present within the City, and is therefore, not necessary for this site. No impacts to the riparian zone would occur with project construction. No impacts to potential habitat areas for the Ute ladies' tresses orchid and Colorado butterfly plant would occur. Neither species is located in the upland pasture on the site that is slated for development. Wetland delineation - LUC 3.4.1(D )(2) ' Require only if construction will occur along the banks or within the Poudre River ' Proof of compliance with all federal, state and local environmental regulations prior to public hearing. LUC 3.4.1(0) Clean Water Act 404 permits if needed. Construction will not occur along the banks of the Poudre River, and no other wetlands exist on the development site. It is understood that a Corps of Engineers 404 permit will not be necessary and with the proposed water quality pond on the site, the development is in full compliance with the Clean Water Act. The following buffer zone will be required LUC 3.4.1(E) • Poudre River - 300 feet • Native riparian forest - 50 feet Administratively staff has the flexibility to allow for encroachments into buffer zones and will do so with this project. The trade off required by the code for allowing an encroachment is that the project will be required to meet the Buffer Zone Performance Standards. City staff will not support an encroachment within the 50' Native Riparian Forest buffer of 50 feet. This buffer distance is measured from the drip line of the forest outward. It is understood that ordinarily there is a 300' buffer zone from the Poudre River, and a 50' buffer zone from native riparian forest would apply to this project. Obviously a 300' buffer would render this property un-developable. Staff indicated that they have a flexibility to allow for encroachments into buffer zones and was willing to do so with this project Page 4 verification. Driveway access to the car wash may be taken directly off of the cul-de-sac bulb at 90 degrees with the centerline. An asymmetrical cul-de-sac bulb is proposed per the LCUASS Figure 7-19. The R.O.W. for this bulb will include a 50' radius to flow line, with a curb, gutter and tree -lawn. The R.O.W. will coincide with the back of a 5' walk. The walk will be included in a pedestrian easement. This R.O.W. dedication is in response to direction provided by Randy Maizland in conjunction with discussions with CDoT. The drive access is shown at a 90d angle to the C/L just east of the cul- de-sac. The building is placed as close to the cul-de-sac as possible, with a parking lot drive on the south side. It is understood that this will meet criteria for fire access. Number: 27 Created: 8/23/2006 [8/23/061 Any damaged sidewalk, curb & gutter along Mulberry or Lemay must be replaced prior to issuance of a Certificate of Occupancy. So noted. It is understood that any damaged sidewalk, curb and gutter along Mulberry or Lemay adjacent to the subject property will be replaced prior to issuance of a Certificate of Occupancy. Number: 28 Created: 8/23/2006 [8/23/06] The developer will be required to underground any existing overhead utilities. So noted. There are no overhead utilities existing on the site at this time. Number: 29 Created: 8/23/2006 18/23/061 All public improvements must be constructed per the Larimer County Urban Area Street Standards (LCUASS) and the Mulberry Access Control Plan. So noted. Number: 30 Created: 8/23/2006 [8/23/06] If you have any questions regarding the comments provided by Engineering, please contact Randy Maizland at 970-416-2292. So noted. Department: Natural Resources Issue Contact: Doug Moore Topic: Natural Resources Number: 36 Created: 8/30/2006 [8/30/06) Contact Doug Moore, 224-6143 to setup a meeting with your environmental consultant to determine the extent needed for the following will be required: The developer representative discussed this project with Doug Moore prior to his departure from City of Fort Collins. What is conveyed on the proposed site plans, landscape plans and in the environmental reports is a reflection to the direction provided by Mr. Moore. It is understood that ordinarily there is a 300' buffer zone from the Poudre River, and a 50' buffer zone from native riparian forest would apply to this project. Obviously a 300' buffer would render this property un-developable. Staff indicated that they have a flexibility to allow for encroachments into buffer zones and was willing to do so with this project due to the close proximity of the site to a very busy arterial (Lemay Ave.) and the adjacency to an already highly industrialized area along the river corridor. The drip line of the canopy trees that border the property were field surveyed to insure an appropriate distance was maintained (50' or more) between the existing riparian forest and the proposed land use. A 3-rail fence is shown along the south curb of the drive -lane to effectively delineate the separation between the buffer yard and the proposed use. The buffer yard was further enhanced using a seed mix Page 3 Eric Bracke. A Traffic memorandum was prepared for this submittal based on expected average daily traffic generation and peak hour traffic. Number: 21 Created: 8/23/2006 [8/23/061 This project will require a Project Development Plan submittal. PDP submittal requirements and check list can be found on the website at www.fcgov.com. A Plat will be required with the PDP submittal dedicating necessary right-of-way and easements to the City. A complete PDP application accompanies this response letter, including site plan, landscape plan, architectural elevations, site details, photometric plan, utilities plans and grading and drainage plans. Number: 22 Created: 8/23/2006 [8/23/06] The project will require a development agreement and the issuance of a Development Construction Permit (DCP). So noted. Number: 23 Created: 8/23/2006 (8/23/06] It is likely that additional right-of-way dedication will be necessary along the Mulberry frontage road. A minimum of 125.5 feet of half ROW must be provided on Mulberry per the Mulberry Access Control Plan. A copy of the Mulberry — Hwy 14 Access Control Plan was provided to you at the conceptual meeting. A Cul-de-sac bulb on the Mulberry frontage road will be constructed as required with this application. The R.O.W. for this bulb will include a 50' radius to flow line, curb, gutter and tree -lawn. The R.O.W. will coincide with the back of a 5' walk. The walk will be included in a pedestrian easement. This R.O.W. dedication is in response to direction provided by Randy Maizland in conjunction with discussions with CDoT. Number: 24 Created: 8/23/2006 [8/23/06] Concrete sidewalk must be constructed along the north side of the Mulberry frontage road extending to the easterly end of the project site and should tie into the existing concrete sidewalk at the corner of Mulberry and Lemay. The sidewalk along the southerly side of the frontage road cul-de-sac bulb may be attached and no less than 6 feet in width. A 5' detached walk is provided that extends the existing walk on the Mulberry/Lemay corner around the south side of the cul-de-sac to the east property line. Number: 25 Created: 8/23/2006 [8/23/06] Mulberry — Hwy 14 is under CDOT jurisdiction. A CDOT permit will be required for the frontage road improvements and access driveway. So noted. Per the traffic memorandum it appears there will be no warrants for off -site improvements to the CDoT access points. Number: 26 Created: 8/23/2006 [8/23/061 The frontage road must be fully constructed, curb to curb, with a standard turn around at the far west end. This may require some additional ROW dedication for the cul- de-sac bulb. The cul-de-sac turn around shall be symmetrical and the standard specifications and dimensions were provided to you at the meeting (LCUASS Drawing 7- 19). The extension of the frontage road and location of the turn around will be determined by Poudre Fire Authority access requirements. Since emergency access to the proposed building will most likely be taken from the cul-de-sac, the distance from the cul-de-sac to the building will be critical. I believe that any part of the building must be within 150 feet from the access (cul-de-sac), please see PFA comments for accessibility requirements for Page 2 STAFF PROJECT REVIEW City of Fort Collins Mulberry Crossing High Performance Car Wash Date: 8/31/2006: Staff has reviewed your submittal for MULBERRY AND LEMAY EXPRESS CAR WASH - PRELIMINARY DESIGN REVIEW, and we offer the following comments: Date: 11/15106: Comment responses are offered with a complete Project Development Plan application. Comment responses are indicated in blue. ISSUES: Department: Current Planning Issue Contact: Pete Wray Topic: Zoning Number: 34 Created: 8/28/2006 (8/28/06] Primary car wash building shall meet General Development Standards in Article 3 of the Land Use Code including: 3.5.3 c) (1) variation in massing, 3.5.3 (D) (2) (a) minimum wall articulation, (3) facades, (6) base and tops. The intent is to assure building compatibility and quality design. The building architecture includes 2 projecting columns on the north and south elevations. These columns are approximately 8' wide with gabled roof. The South Elevation incorporates clear -story windows along the entire length of the building. Roofing materials are standing seam metal. Awnings above large windows are also standing seam metal that lines both the north and south elevations. A combination of split -face and smooth -face concrete block makes up the base of the structure. A stucco finish is applied to the upper portions of the building. Number: 35 Created: 8/28/2006 (8128/06] On -site parking areas and drive isles should include planting islands with shade trees where feasible per LUC 3.2 (5). The landscape areas within the parking lot constitute approximately 10% of the total parking lot area. This exceeds the requirement for 6% for parking lots of 100 cars or less, as described in LUC 3.2(5). Department: Engineering Issue Contact: Randy Maizland Topic: ENGINEERING Number: 19 Created: 8/23/2006 [8123/061 Street Oversizing and Larimer County Road impact fees will apply to this project. Please contact Matt Baker with Street Oversizing at 970-224-6108 for an accurate calculation of this fee based on the proposed use. Fees will be due at the building permit stage. So noted. Number: 20 Created: 8/23/2006 [8/23/06] A traffic impact study will likely be required for review. Please contact the City Traffic Engineer, Eric Bracke, at 970-224-6062 for information regarding the scope and content of the traffic study. Matt Delich, Traffic Engineer has discussed this project with Page 1 P. D• K Juan iTrAL