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HomeMy WebLinkAboutHOUSKA AUTOMOTIVE PLAT - PDP - 30-03 - CORRESPONDENCE - (5)r n Poow Fax Note 7571 j' Ali `� � caloepc �D `� Plgne • V N Fen • N m d� l _ r ►- `3ewer m rn ti N � stci+_wnd. �o Facdi ly Q Ho . . ,*" �L�4gw1K -Mw r" Mull"a S.. is s 30 t_avx4o Phase One 1 Overflow parking from Houska Automotive 2 Employee parking 3 VFW event parking 4 Grimm construction storage of equipment and meeting room for City of Fort Collins construction projects 5 City of Fort Collins project buildings temporary storage (city is using the space at no charge) Phase Two 5-7 years 1 Possible joint project with Poudre R1 and Front Range Community College to house part of trade schools on land a. Students could use shop equipment for education and training b. Students could shadow a trained technician to learn job skills 2 Possible mini storage facility 3 Possible commercial condos 4 Other permitted uses What has been accomplished 1. Trees have been inspected by city forester and he said they were diseased and needed to be removed -trees have been removed 2. Curb cut has been replaced 3. Checked with city planning on fencing restrictions 4 Big Horn Masonry has estimated cost to construct block fence along Riverside -estimated cost $50k 5 Armadillo Fencing has estimated the cost to fence the rest of the property and install an electric gate -estimated cost $20k 6 Last year worked with Linda Ripley on pliminary site plan 7 Dick Rutherford from Stewart and Associates is working on platt of property 8 Preliminary talks with Bill Franzen from Poudre R1 and Gary Cagle from FRCC 9 Spoken to Bill Bertschy about uses of property -he is recommending a 6-month grace period 10 Property has been graded Other points 1 If we are not allowed to park on the property we purchased from the city we will have to park on the street, causing a parking congestion problem with our neighbors 2 We did not want to put up a wooden fence to screen the property, but rather look into something more aesthetic 3 We are trying to improve the property to meet the city's expectations, but to do so all at one time is a heavy financial burden on a small business 4 We do not have our long-term plans for the property completed as we are just starting to talk with Poudre R1 and FRCC 5 We need time to explore other possible uses for the property 6 It will be a burden to Grimm Construction and the City of Fort Collins to rush a move We would appreciate at least a six-month extension to fence the property so we can plan and build an attractive fence and to allow us time to finance the project. 17. It is likely that for Phase One, a Transportation Impact Study may be waived. For Phase Two, however, a T.I.S. will be required and it must address all modes. Check with Eric Bracke, 221-6630, to determine the timing and scope of the study. For the timing and scope of the multi -modal (bicycles, pedestrians and transit) portion of the T.I.S., please check with Tom Reiff, 416-2040. 18. The first parking stall set back from Riverside may have to be as much as 100 feet back from the travel lane depending on the volume of traffic. This is so that cars maneuvering in the parking lot do not cause cars traveling on Riverside to have to slow or stop. 19. The developer is responsible for the repair of any damaged sidewalk, curb and gutter along Riverside. 20. Please be aware that any street cuts along Riverside are subject to street cut fees based on the condition of the asphalt. For further information, please contact Rick Richter, 221- 6605. 21. Please be cautioned that any construction activity off -site will require an easement from the property owner. 22. Additional right-of-way for Riverside Drive and a 15-foot wide utility easement will be needed. These dedications may be made by the plat. Riverside is classified as a standard arterial street. 23. For Phase One, an abbreviated Utility Plan will be needed at the time of submittal. A horizontal control plan is recommended so that the parking lot and storage yard improvements are aligned with the plat. For Phase Two, a full set of Utility Plans will be required as well as a Development Agreement which must be signed required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Marc Virata, 221-6605. 24. Trash enclosures should be sized to accommodate various containers for recycling. At full build -out, a single trash hauler should be used. Any expansion of the automotive use will trigger a Hazardous Material Impact Analysis to determine the type and quantity of materials stored on the site. For further information on natural resource issues, please contact Doug Moore, 221-6750. - 25. For the future buildings in Phase Two, an estimate of the Capital Improvement Expansion Fee can be provided by the Building Inspection Division, 221-6760. This fee is adjusted annually and payable at the time of building permit issuance. 5 drainage criteria could be still met. It may be possible to show that no onsite detention is needed. Stormwater suggests the applicant contact Sear Brown Engineering for design and as built information to prove that no detention is needed. This would have significant . impact on how much land area is available for development. For further information, please contact Glen Schlueter, 221-6700. 12. There are existing 4-inch and 12-inch diameter water mains in Riverside, and an existing 10-inch diameter sanitary sewer main in Riverside. For Phase One, it appears the only water needed is for landscaping and an irrigation tap would be required. For Phase Two, there may be issues with servicing the proposed land uses at the rear of the site. For example, the sanitary sewer would have to "gravity -flow" out to the main in Riverside which will require sufficient grade. Also, for fire protection, sufficient water supply and pressure would be needed for the proposed multi -family units. Since there does not appear to have a second point of access for the dwelling units, the Poudre Fire Authority may require a separate automatic fire sprinkler line for the buildings located at the rear of the property. 13. A single water and sewer service will not be allowed to serve separate buildings. Each detached building needs its own separate services. If these services have unusual length, then water and sewer mains may have to be installed. Such mains would have to be placed within exclusive easements, extended to the limits of the property and loop back into the system. Be sure not to encroach upon the existing storm and sanitary sewer easements with buildings or trees. The water conservation standards for landscape and irrigation will apply to the project. Development fees and the raw water acquisition charge (or water rights) will be due at time of building permit. The Water and Sewer Department of Fort Collins Utilities has implemented a plan check fee. For further information, please contact Roger Buffington, 221-6681. 14. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of all buildings capable of delivering a minimum of 1,500 gallons per minute at 20 p.s.i. Since addresses must be visible from public streets, there may be a problem with directing emergency responders to the rear of the property where there may be dwelling units. A second point of emergency access may be required. This may require a discussion with the neighboring property owners for Phase Two improvements. 15. Fire access roads to buildings must feature no less than 25-feet inside and 50-feet outside turning radii. Designated fire lanes must feature curbs painted red and "No Parking — Fire Lane" signs. For further information, please contact Ron Gonzales, 221-6570. 16. For Phase Two, each building will be assessed the Street Oversizing Fee which is payable at the time of building permit issuance. There are different fees for residential and commercial land uses. Keep in mind fees are adjusted annually. In addition, the City collects the Larimer County Road Fee. For an estimate of these fees, please check with Matt Baker, 221-6605. 4 5. The property will have to be platted prior to authorization for either Phase One or Phase Two improvements. This application would be processed as an Administrative Review and eligible for the Small Project Fee. 6. The land area devoted to employee parking would have to be treated with a hard surface such as asphalt or concrete. Landscaping must be provided in the form of islands. The area devoted to outdoor storage could be gravel, recycled asphalt or other similar surface. 7. Phase One improvements would have to include construction of a detached sidewalk along Riverside, street trees within a parkway strip, and fencing or landscape screening of the parking lot. The outdoor storage yard would have to be screened with solid fencing. The maximum number of employee parking is five spaces per 1,000 square feet of shop and office. (Note that the street trees would need irrigation for establishment.) 8. There is sufficient electrical power in the immediate area. Depending on how much power is needed per phase, the number and location of the transformers must be coordinated with Light and Power. Transformers must be both accessible (within ten feet) to hard surface for emergency change -out and screened for aesthetic purposes, if visible from a public street. Meters should be screened as well. Any modification to the existing system would beat the developer's expense. A Commercial One ("C-1") Form must be completed by a licensed electrical contractor. Please refer to the hand-out describing the development fees and charges. Street trees in the parkway strip must be kept 40 feet from streetlights. Ornamental trees must be kept 15 feet from streetlights. For further information, please contact Rob Irish, 221-6700. 9. This site is in the Old Town drainage basin where the new development fees are $4,150/acre which is subject to the runoff coefficient reduction. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. Onsite detention is required for water quality with a two-year historic release rate. Extended detention is required to treat runoff. 10. The site is in the Old Town flood plain even after the new storm sewer was constructed. A flood plain use permit is required. Please'contact Marsha Hilmes-Robinson (224- 6035) for all the flood plain requirements. Presently the old Town flood plain is a "no - rise" flood plain so design of any structures would require modeling to "no -rise." Most of the southern portion of the site is not in the flood plain. There would be an elevation requirement to floodproof or elevate to 18 inches above the 100-year water surface . elevation. 11. Since the site is so close to the major outfall for the Old Town Drainage Basin, the concept of no detention was discussed. This is based on the idea that the site could drain into the outfall system ahead of the peak flows for the larger basin. In this case, the no detention scenario may apply but what needs to be considered is the local street flooding. The affect on street flooding of an undetained release would need to be analyzed to see if 3 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: Houska Automotive Expansion MEETING DATE: June 23, 2003 APPLICANT: Houska Automotive c/o Mr. Dennis Houska, 899 Riverside Drive, Fort Collins, CO. 80524. LAND USE DATA: Request to expand vehicle major repair, and construct a new technical school, mini -storage and multi -family dwelling units on approximately two acres located immediately east of the existing Houska Automotive at 899 Riverside Drive. The request includes two phases. Phase One would be for employee parking, special event parking and outdoor storage of vehicles. Phase Two would be for an automotive shop for vehicle major repair and technical school, mini -storage, and multi -family dwelling units. COMMENTS: 1. The site is zoned C-L, Limited Commercial which permits the requested land uses. Vehicle Major Repair is permitted subject to Basic Development Review. Employee parking and special events parking are considered accessory to the existing business and would be allowed as a Basic Development Review. In addition, Multi -Family Dwelling Units are also allowed as a Basic Development Review as long as non- residential uses are separated from abutting residential uses by a solid fence at least six feet in height. 2. Technical Schools and Enclosed Mini -Storage are permitted subject to Administrative (Type One) Review. 3. As you are aware, the subject property is presently under a Zoning Violation Notice. Compliance with the terms of the Notice has been extended to December 31, 2003 for the issues related to Houska Automotive only. Compliance with the Zoning Code means to either remove employee parking and vehicle storage from the subject property, or to have an approved Basic Development Plan or P.D.P. in place that would authorize such use, subject to construction of the improvements called for in the Plan. The Zoning Department has indicated that if the Plan is approved and there is substantial progress being shown to complete the improvements prior to the end of the six months, a short extension could be considered. 4. The Zoning Violation Notice indicates that the City of Fort Collins Utilities and Grimm Construction have until July 31, 2003 to remove modular offices and any other appurtenances associated various construction projects. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 22 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Comn.. pity Planning and Environmem Services Current Planning City of Fort Collins June 25, 2003 Mr. Dennis Houska Houska Automotive 899 Riverside Drive Fort Collins, CO 80524 Dear Dennis: For your information, attached is a copy of the Staff s comments for the Houska Automotive Expansion which was presented before the Conceptual Review Team on June 23, 2003. The comments are offered by staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, Ted Shepard Chief Planner cc: Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 •. (970) 221-6750 • FAX (970) 416-2020