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HomeMy WebLinkAboutUNITED WAY HOUSING SERVICES DAY CENTER - CTR 8/30/04 - 30-06 - CORRESPONDENCE -10. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Division 4.23 - Industrial Zoning District. Also, there are Land Use and Development Standards specif ic to the Industrial District that development on this property will be subject to. Copies of Article 3 and Division 4.23 are available in the Current Planning Department or on the City of Fort Collins website @ www.fc og v.com. Go to Departments, then the Current Planning Department. 11. The City's Current Planning Department will coordinate the development review process. The required submittal package will be submitted to this department and distributed accordingly to other City departments and outside reviewing agencies involved in development review. 12. A neighborhood information meeting must be held prior to an official, formal submittal of a PDP review request, per Section 2.2.2(B) of the LUC. The neighborhood meeting is required for all development proposals subject to Planning and Zoning Board review. Also, this proposal may be somewhat controversial because of potential (or perceived) impacts on the residential neighborhoods in the area. b. There must be good bicycle/pedestrian connections to and from the surrounding areas. C. Safe, secure, and convenient bicycle parking areas must be provided. d. The primary entrances must have direct pedestrian sidewalk connectivity to the public sidewalks along Conifer Street and Blue Spruce Drive. The conceptual plan appears to satisfy this requirement. e. There should be 5' wide detached sidewalks along both adjacent streets, with an 8' wide parkway along Conifer Street and a 6' wide parkway along Blue Spruce Drive. f. Conifer Street is ultimately proposed to be an "enhanced travel corridor". This property may be affected by requirements set forth in a future master plan for the corridor. Please contact David, at 416-2643, if you have questions about these comments. 8. Ken Waido of Advance Planning offered the following comments: a. The City is considering an Urban Renewal Plan that could be adopted as soon as November 16, 2004. Citizens are extremely opposed to this plan. If adopted, it may be exclusionary to the extent that it may be able to trump zoning on properties. b. Could joint access with adjacent properties be proposed with this new development plan? Please contact Ken, at 221-6753, if you need additional information about these comments. 9. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the appropriate development review process (Project Development Plan, Final Compliance) by City staff and affected outside reviewing agencies. d. The normal electric development charges will apply. e. A C-1 Commercial Form must be filled out to help determine the electric needs for this development. Please contact Monica, at 224-6150, if you have questions or want more information about electric service to the property. 6. Doug Moore of the Natural Resources Department offered the following comments: a. Native plant and grasses should be used, as possible and appropriate, in the landscape plan for this development. Also, please reduce the amount of bluegrass used on this development plan. b. The trash enclosure should be large enough to include a recycling bin. The enclosure must be adequately screened. C. There are live prairie dogs on this property and they must be relocated (contact the Division of Wildlife for information on where and how) or humanely eradicated prior to any construction on the site. Prairie dogs have become a "species of concern" in Colorado. Today relocation is difficult, with the required permitting process is done through the State Division of Wildlife. Fumigation is one form of humane eradication. Barrier fences must be installed to help prevent prairie dogs from migrating back onto this site from neighboring properties after they have been eliminated. Please contact Doug, at 224-6143, to discuss their requirements pertaining to development on this property. 7. David Averill of the Transportation Planning Department offered the following comments: a. A TIS, addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416- 2643, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b. The site is on Stormwater Inventory Map #8E. A copy of the map can be obtained from the Utility Service Center at 700 Wood Street. C. The standard drainage and erosion control report and construction plans are required and they must be prepared by a professional engineer registered in the State of Colorado. d. In the Dry Creek Basin the 2-year historic release rate is 0.2 cfs/acre, or it must be shown that the development can release storm water from the area into the larger system without increasing the peak discharge in the larger system. Extended detention is required to treat the water guality runoff. e. A portion of this site is in the City's 100-year floodplain and the FEMA 500-year floodplain. No critical facilities are allowed in the 100-year floodplain; therefore, the proposed use(s) cannot include a day care, school, or any overnight facilities. The structure, if in the floodplain, must be elevated or floodproofed to 18" above the Base Flood Elevation. No basement is allowed unless it can meet the elevation requirement. A floodplain use permit ($25) is required for both the structure and any non-structural work taking place in the floodplain. The structure will also require an Elevation or Floodproofing Certificate prior to release of the Certificate of Occupancy. Please contact Marsha HiImes -Robinson, at 224-6036, for all the floodplain requirements that will apply. Please contact Glen, at 224-6065, if you have questions about these comments. 5. Monica Moore of the Light & Power Department offered the following comments: a. Power would be provided from the southeast corner of the lots. b. It looks like the City's street lights along the streets are in around this property. C. Please coordinate the transformer location with Light & Power. It must be located on a hard surface in an area that is no further than 10' from where a I ine truck can park to access it. A Development Agreement and a Development Construction Permit are required before construction on this site can begin. j. There is a North College Avenue Management Plan that may have some impacts on development on this property. Please contact David Averill of Transportation Planning, at 416-2643, for information on this plan. Please contact Katie, at 221-6750 or 221-6605, if you have questions about these comments. 3. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There are existing 8" water mains and existing 8" sanitary sewer mains in both streets (Conifer & Blue Spruce) adjacent to this property. This development can be served from any of these mains. b. Any existing services to this property must be used or abandoned at the main(s). The City is not sure about what service taps may or may not exist. C. The City's water conservation standards for landscape and irrigation will apply to this development. d. The City's development fees and water rights will be due at the time of issuance of a building permit. e. A grease interceptor may be required, depending on whether or not a kitchen will be part of the facility. Please contact Roger, at 221-6854, if you have questions about these comments. 4. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site is located in the Dry Drainage Basin. The new development fee is $5,000 per acre, which is subject to the runoff coefficient reduction. This fee is to be paid at the time of issuance of a building permit. Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what information will be needed in the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. e. This proposal will be subject the Lorimer County Urban Area Street Standards (LCUASS) as they apply to development on this property. • Joint access, with easements, with adjacent properties to the north and west should be part of this development plan. • The driveway widths must be to standards. The required detached sidewalks along Conifer Street and Blue Spruce Drive must be to standards. • No storm water from this site can drain over public sidewalks. The driveways into this development must be straight for at least 25' from the flowlines of the streets. • If the driveway into the site from Blue Spruce Drive is to be widened it may require the relocation of an existing street light pole. f. Conifer Street is classified as a collector street, possibly with parking on both sides, requiring a 76' wide right-of-way (ROW) and 9' wide utility easement. Blue Spruce Drive is classified (probably) as a commercial local street, requiring a 72' wide ROW and a 9' wide utility easement. There appears to be existing 80' wide ROW's and 8' wide utility easements for both streets, which is probably sufficient. g. Any overhead utilities across or adjacent to this site must be undergrounded with new development on the site. h. This development must repair and/or replace any damaged existing curb, gutter, and sidewalk along its street frontages. (Route 8) at the intersection of Conifer Street and Blue Spruce Drive that goes north and east from this intersection, along the east frontage of the property. Please check with Transfort to see if a bus stop is needed adjacent to these properties. Transfort can be reached at 224-6161. b. Section 3.2.2(K)(2) of the LUC sets forth maximum parking requirements for non-residential uses. The allowable parking for the intended use will be based on the square footage of the building, and probably no more than 3 spaces per 1,000 square feet of building square footage will be allowed. C. Building placement on the site is subject to standards set forth in both Section 3.5.3 (orientation and build -to lines for non-residential structures) and Section 4.23(E)(3), regarding screening and landscaped yards, of the LUC. d. Building design, color, and orientation is subject to the standards set forth in Section 4.23(E)(2) of the LUC. Please contact Jenny, at 416-2313, if you have questions about these comments. 2. Katie Moore of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. b. Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land use in the development plan. Please contact Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. C. The Larimer County Road Impact Fees will apply to development on this property. d. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (POP) submittal. Please contact Eric Bracke of the Traffic MEETING DATE: August 30, 2004 ITEM: Day Center for United Way on Lots 2 & 3 of Conifer Industrial Park APPLICANT: Architecture West, LLC c/o Stephen 5teinbicker, AIA 4710 South College Avenue Fort Collins, CO.80525 LAND USE DATA: Request for a housing / service day center for United Way in a new 18,000 square foot, 1- & 2-story building on Lots 2 & 3 of Conifer Industrial Park. The day center facility would provide case management, counseling, and some meals. No overnight stays are proposed. The properties are located at the northwest corner of Conifer Street and Blue Spruce Drive. They are in the I - Industrial Zoning District. COMMENTS: 1. Jenny Nuckols of the Zoning Department offered the following comments: a. The property is in the I - Industrial Zoning District. The proposed day shelter (center) use is permitted in this District and would be processed as a Planning and Zoning Board (Type II) review and public hearing, per the City's Land Use Code (LUC). The building is proposed to be 18,000 square feet in size. Section 4.23(B)(3)(c)15 of the LUC limits the building size of a day shelter (center) to 10,000 square feet. This is not a modifiable section of the LUC. Section 4.23(B)(3)(c)15 of the LUC also states that day shelters (centers) must be located within 1,320 feet (1/4 mile) of a City Transfort route. It appears that there is an existing Transfort route