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HomeMy WebLinkAbout132 W. WILLOX - PDP - 19-06 - CORRESPONDENCE - (10)improvements are required of this developer. For further information, please contact Katie Moore, 221-6605. 21. A new mixed -use, institutional or commercial building, as part of a P.D.P., is required to have a connecting walkway between the public sidewalk of either public street and the building's main entrance. Industrial buildings are exempt from this requirement. 20. Existing impervious surface is grandfathered-in for stormwater purposes. And, since there will be no addition of impervious surface exceeding 350 square feet, there will be no Stormwater Fee. If a new connecting walkway is constructed, and remains under 350 square feet, then this new additional impervious surface must be documented in a letter to the Stormwater Utility. Consequently, there will be no new onsite stormwater detention requirement for this project. 21. Please be aware that the site presently drains to two stormwater inlets that were constructed in conjunction with Texaco/McDonald's. These inlets are very shallow due to the presence of other underground utilities in the immediate area. If these inlets have to be moved due to reconstruction of. this parcel, then it is important that the new location provide proper coverage over the storm sewer. For further information, please contact Basil Hamdan, 221-6700. 22. As stated in your introduction, you have been in close contact with Marsha Hilmes-Robinson, Floodplain Administrator, regarding flood -proofing the building. These improvements are required due to the site's location in the Dry Creek floodplain. Special conditions to comply with floodplain requirements should be placed on the P.D.P. under General Notes. 14. Dedication of any additional right-of-way along the abutting public streets is required if these streets are sub -standard. Willox Lane is classified as an arterial street and, therefore, the standard total right-of-way is 84 feet. As part of a P.D.P., the project would need to dedicate sufficient right-of- way so that there is 42 feet of width as measured from the centerline of the roadway. In addition, a 15-foot utility easement is customary along this right-of-way but located on the subject property. Willox Court is classifies as a collector street and, therefore, the standard total right-of- way is 66 feet. A P.D.P.. would need to dedicate sufficient right-of-way so that there is 33 feet of width as measured from the centerline. Keep in mind that Willox Court is considered the future extension of Mason Street in accordance with the North College Avenue Access Control Plan. 15. The location of the access points for private driveways to individual parcels is governed by the Traffic Operations and Engineering Departments. The location of the private driveway along Willox Lane is not in compliance for proper separation, for an arterial street, from the private driveway associated with the convenience store. The location of the private driveway along Willox Court may be too close to the intersection with Willox Lane. In addition, there is no information available on the plan that would indicate the location of the existing driveways for Texaco/McDonald's. Combined, these issues need to be discussed within the larger context of the area to determine if any variances are a possibility. . 16. The existing diagonal parking along Willox Lane will probably not be allowed. Backing out onto an arterial street is considered a dangerous maneuver given the project traffic volume for Willow Lane. Parking on Willox Court is required to be at least 20 feet from the flowline of the public street. The proximity of parking along Willox Court needs to be analyzed for a possible variance to the standard. 17. A P.D.P. requires street improvements such as necessary street widening, detached sidewalks, curbs and gutters along both public streets. 18. The P.D.P. submittal must include Utility Plans for public improvements. A Development Agreement for constructing public improvements will be drafted for your review and comments by the Engineering Department. At the conclusion of the P.D.P. process, a Development Construction Permit will be required detailing the inspection fees for the extent of the public improvements associated with the project. The Engineering Department will initiate the D.C.P. but there is a small fee. 19. There are a significant amount of public improvements required for what seems like a small reconstruction project. Staffs suggests a pre -submittal meeting to determine the exact extent, and to what level of detail, of public 8. There will be no new site development electrical charges. But, you will be required to complete the Commercial One ("C-1 ") form in order to determine entrance capacity. You will then be charged only the difference between the former service and the proposed service in terms of panel size. For further information, please contact Bruce Vogel, 221-6700. 9. The site will be provided water and sewer services by the City of Fort Collins. As you mentioned in your introduction, there are two %-inch diameter water services to the site. The plan to use one for domestic service and one for landscaping is acceptable. If, for some reason, one of these services is not to be used, then it must be abandoned back to the main. If there are no new water and sewer services, then there are no new Plant Investment fees. 10. There is a 12-inch diameter water main in Willox Lane and a six-inch water main in Willox Court. Either of these mains is sufficient for the automatic fire extinguishing system. Keep in mind that the Engineering Department charges a street cut fee for tapping any of these mains. This fee is a sliding scale based on the newer the pavement, the higher the fee. For information regarding street cut fees, please contact Rick Richter, Pavement Management Manager, 221-6605. 11. Regarding the fire line, the Water Wastewater Utility is concerned that if there is a tap for a fire line, and it ends up not being used, then it too needs to be abandoned back to the main. Perhaps a stub to the building would be sufficient until the end -user for the building is established. For further information regarding water and sewer issues, please contact Roger Buffington, 221-6700. 12. Normally, any new building is assessed both the City's Street Oversizing Fee and the County's Road Impact Fee at the time of building permit issuance. It may be possible, however, to pay only the difference between the old fee paid for the demolished building and the new fee that would be due on the new building. For further information on what these fees would be and on the ability to gain credit for the old building, please contact Matt Baker, Street Oversizing Coordinator, 221-6605. 13. Normally, a Transportation Impact Study is required for new buildings. It may be possible, however, that since the new building replaces a demolished building, that this study could be waived. In discussing this scenario, please provide detailed information regarding the uses, and the amount of square footage and number of employees attributed to each use, that was contained in the former building. Please contact Eric Bracke, Traffic Operations Director, 221-6630, to discuss these issues in depth. 2. As a new P.D.P., the reconstruction of the building must comply with the requirements of the Land Use Code. These standards will apply to the re- development of the site as well. Please note that there are standards related to parking, handicap parking, bicycle parking, landscaping, architecture, and build -to lines. 3. Regarding the build -to lines, these are required for mixed -use, institutional and commercial buildings. The standards require the building to be brought up to the corner of the two public streets. Along Willox Lane, which is an arterial street, the building must be located between 15 and 25 feet from the property line. Along Willox Court, which is classified as a collector (to be an extension of Mason Street in the future), the building must be no further back than 15 feet from property line. Please note that if the building is for an industrial use, the build -to lines do not apply. It appears that the foundation for the demolished building does not meet the build -to line standards and a Modification may be necessary. 4. Regarding architecture, there are minimum standards for mixed -use, institutional and commercial buildings. These require minimum standards for facades, entrances, base and top treatments. An all -metal building will likely not meet the standards without a Modification. Please note that these standards do not apply to an industrial building. 5. The Light and Power Department is planning on placing all existing overhead electrical facilities serving the site and nearby vicinity underground, at their expense, in the near future, possibly in the Spring of 2005. But, if your project precedes the Light and Power project, then installing project specific electrical facilities underground will be the responsibility of the developer. The source for electrical power is an underground vault at the corner of Willox Lane and Willox Court. 6. As you mentioned in your introduction, moving the electrical panels to the rear (north) side of the new building is a good idea. Light and Power is planning on installing a new transformer near the subject property. This transformer will be upgraded to a 208/three-phase which will allow larger panel sizes for the proposed building than the panel on the previous building. 7. Light and Power needs a ten foot wide utility easement to set this new transformer and tie into the existing system to be located on the north side of the parcel. There appears to be an existing six foot wide easement platted in the desired location at this time. If this existing easement is available for upgraded electrical facilities, then a new ten foot wide easement may not be necessary. available for upgraded electrical facilities, then a new ten foot wide easement may not be necessary. 11. There will be no new site development electrical charges. But, you will be required to complete the Commercial One ("C-1 ") form in order to determine entrance capacity. You will then be charged only the difference between the former service and the proposed service in terms of panel size. For further information, please contact Alan Rutz, 221-6700. 12. The site will be provided water and sewer services by the City of Fort Collins. There are two 3/4-inch diameter water services to the site. The plan to use one for domestic service and one for landscaping/fire line is acceptable. If, for some reason, one of these services is not to be used, then it must be abandoned back to the main. If there are no new water and sewer services, then there are no new Plant Investment fees or raw water requirements. 13. There is a 12-inch diameter water main in Willox Lane and a six-inch water main in Willox Court. Either of -these -mains is sufficient for the, automatic fire extinguishing system. Keep in mind that the Engineering Department charges a street cut fee for tapping any of these mains. This fee is a sliding scale based on the newer the pavement, the higher the fee. For information regarding street cut fees, please contact Rick Richter, Pavement Management Manager, 221-6605. 14. Regarding the fire line, the Water:WastewaterUtility is concerned:that if there is a tap for a fire line, and it ends up, not being used then it too needs to be abandoned back to the main. Perhaps a stub to the building would be sufficient until the end -user for the building is established. For further information regarding water:and: sewer,.issues, please contact Jeff Jeff Hill, 221-6700. 15. Normally, any new building is assessed both the City's Street Oversizing Fee and the County's Road Impact Fee at the time of building permit . Q)b issuance. It may be possible, however, to pay only the difference between (� the old fee paid for the demolished building and the new fee that would be due on the new building. For further information on what these fees would be and on the ability to gain credit for the old building, please contact Matt Baker, Street Oversizing Coordinator, 221-6605. 16. Normally, a Transportation Impact Study is required for new buildings. It Co�XALWD may be possible, however, that since the new building replaces a demolished building, that this study could be waived. In discussing this - NoT PLC= scenario, please provide detailed information regarding the uses, and the �kf, t,.MA1L_. amount of square footage and number of employees attributed to each use, that was contained in the former building. Please contact Eric 3. As a new P.D.P., the reconstruction of the building must comply with the requirements of the Land Use Code. These standards will apply to the re- development of the site as well. Please note that there are standards related to parking, handicap parking, bicycle parking, trash enclosures, landscaping, architecture, and build -to lines. 4. Regarding handicap parking, it appears that two handicap parking spaces will be required. One of these will need to be "van -accessible" with a 16- foot wide stall. 5. Regarding trash enclosures, please provide sufficient space in the trash enclosure for containers for recyclable materials. The City has guidelines that provide for a variety of containers as well as the trash dumpster. 6. Regarding the build -to lines, these are required for mixed -use, _ institutional and commercial buildings. The standards require the building to be brought up to the comer of the two public streets. Along Willox Lane, which is an arterial street, the building must be located between 15 and 25 feet from the property line. Along Willox Court, which is classified as a collector (to be an extension of Mason Street in the future), the building must be no further back than 15feeffrom property line. - Please note that if the building is for an industrial use, the build -to lines do not apply. 7. Regarding architecture, there are minimum standards for mixed -use, institutional and commercial buildings. These require.minimum standards for facades, entrances, base and top treatments. An all -metal building will likely not meet the standards without a Modification. Please note that these standards do not apply to an industrial building. 8. The Light and Power Department is in the process of placing underground all existing overhead electrical facilities serving the site and nearby vicinity at their expense. The source for electrical power is an underground vault at the corner of Willox Lane and Willox Court. An easement will be needed for the electrical transformer. 9. Moving the electrical panels to the rear (north) side of the new building is a good idea. Light and Power is planning on installing a new transformer near the subject property. This transformer will be upgraded to a 208/three-phase which will allow larger panel sizes for the proposed building than the panel on the previous building. 10. Light and Power needs a ten foot wide utility easement to set this new transformer and tie into the existing system to be located on the north side of the parcel. There appears to be an existing six foot wide easement platted in the desired location at this time. If this existing easement is CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: 132-134 West Willox Lane MEETING DATE: September 13, 2004 APPLICANT: Mr. Curt Benger, National Inspection Services, 1136 East Stuart Street, Suite 4204, Fort Collins, CO. 80525. ' LAND USE DATA: Request to reconstruct a building that was damaged in the blizzard of March 2003. The new building would be same size as the previous, 12,000 square feet, and constructed upon the same foundation. As with the previous building, the new structure would be steel. The core and shell would be built first as there are no tenants identified at this time. The project includes repaving and re -striping the parking lot and access drives. The gas tap and electrical service would be moved to the rear, north, of the building. There are two water taps to the site. One would be for service and other for landscaping. The site is located at the northwest corner of Willox Lane and Willox Court. COMMENTS: 3_ a >r TL Za.z w 1. The property is zoned C-N, Commercial, North College. A change -of -use was authorized in the recent past to allow retail in the building. Since more than six months have elapsed since the blizzard, the request to re- build would be processed as a new Project Development Plan (P.D.P.) subject to Administrative (Type One) review. If there is a discrepancy between the applicant and the Zoning Department as to this interpretation, then documentation should be provided to the Zoning Administrator for further review. 2. The site is also within the North College Avenue Corridor Plan. Please refer to the Advance Planning homepage at www.fcgov.com for information on how to download this adopted plan and document or to obtain a hard copy at Kinko's. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT