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Drive and Illinois Drive, is absolutely critical. This can be done with
landscaping, berming, walls, or a combination of these.
Also, there are Land Use and Development Standard's specific to the
NC District that development on this property will be subject to.
Copies of Article 3 and Division 4.19 are available in the Current Planning
Department or on the City of Fort Collins website @ www.fc o� v.com Go to
Departments, then the Current Planning Department.
10. 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. The submittal
requirements for Project Development Plans and Final Compliance Plans are
available on the City's website.
11. The proposed Grease Monkey and car wash (minor vehicle repair, servicing
and maintenance) are permitted in the NC District as a Type 1,
administrative review and public hearing. The applicant for this development
request is not required to hold a neighborhood information meeting prior to
formal submittal of the project; however, City staff will schedule a meeting
if the developer/applicant thinks that there is a benefit to conducting one.
Steve, and possibly other City staff, would be present to facilitate the
meeting.
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7. Doug Moore of the Natural Resources Department offered the following
comments:
a. The trash enclosure needs to be designed to accommodate recycling
services. The City of Fort Collins Design Considerations Guidance
Document may be found at:
httR://www.fcqov.com/recycling/pdf/enclosure -quidel ines08O4.pdf
b. Please consider installing a recycling collection container with trash
collection along side the proposed car wash.
C. The landscape should be designed to reduce the amount of bluegrass
lawns and try to utilize Fort Collins. native plants and grasses to help
meet the City's landscape and water conservation standards.
d. A Hazardous Materials Management Plan will need to be filed with
the Poudre Fire Authority.
Please contact Doug, at (970)22476143, if you have questions about these
comments.
8. 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 by City staff and affected outside
reviewing agencies.
9. This development proposal is subject to all the requirements set forth in
the City's LUC, specifically Article 2. Administration (Development Review
Procedures), Article 3. General Development Standards, and Article 4.
Districts (specifically Division 4.19 - Neighborhood Commercial Zoning
District).
- The most pertinent sections of Article 3 (relative to this new mixed -
use development) are Sections 3.2.1 - Landscaping, 3.2.2 - Parking,
3.5.1- Architectural Compatibility, and 3.5.3 - Mixed -Use,
Institutional and Commercial Buildings.
Sufficient screening of the outdoor parking and large vehicle use
area, being located right at the prominent intersection of Custer
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b. The transformer locations must be coordinated with Light & Power.
Transformers can be located no more than 10' from a paved area
that can be accessed by City trucks and equipment. The proposed
location on the conceptual plan looks OK.
C. The standard electric development charges will apply to this
development request. This property has 2 street frontages;
therefore, the charges could be relatively high. Some of the charges
may have already been paid.
If you have questions in the future, please contact Monica Moore of Light &
Power, at (970)224-6150.
6. David Averill of the Transportation Planning Department offered the
following comments:
a. A Transportation Impact Study (TI5), 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 (970)224-6062, and David Averill of the
Transportation Planning Department, at (970)416-2643, to
determine what information will be needed in the TIS pertaining to
LOS for vehicle, pedestrian, bicycle, and transit modes of
transportation.
b. This development proposal will be subject to the Transportation
Level of Service Requirements set forth in Section 3.6.4 of the LUC.
C. Handicapped access ramps should be provided in and around this
development.
d. Bicycle parking should be provided in compliance with Section
3.2.2(C)(4) of the LUC.
e. This developer must explore how to satisfy the connecting pedestrian
walkway standards. It is important to tie this development into the
rest of the Shops at Rigden Farm center and the surrounding area.
Enhanced crosswalks could and should be provided.
Please contact David, at (970)416-2643, if you have questions about these
comments.
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4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located in the Foothills Drainage Basin, where the new
development fee is $6,525 per acre, which is subject to the runoff
coefficient reduction. This fee is to be paid at the time of issuance
of building permits.
b. The site in on Stormwater Inventory Map #12M. 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. In this case a letter
verifying compliance with the overall drainage plan for Rigden Form,
Wh Filing should be sufficient.
d. On -site detention is required, with a 2-year historic release rate for
water Quanti and extended detention is required for water ggglity
treatment. In this case the water quantity and water quality has
been accounted for in the overall drainage plan for Rigden Farm.
Therefore, the developer's design engineer will need to verify
compliance with the overall drainage plan and provide a grading plan
that maintains the drainage basins as shown in that plan.
e. There is a storm sewer proposed to cross this site north to south. It
is being installed with the King Soopers development. It appears that
it will run under the proposed Grease Monkey building, which is not
allowed.
Please contact Glen, at (970)224-6065, if you have questions about these
comments.
5. Bruce Vogel of the Light & Power Department offered the following
comments:
a. The City has existing power in Custer Drive to the south of this site.
Power is at the southeast corner of this site, at the Illinois Drive
intersection. Power may also be available from within the Shops at
Rigden Farm center.
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h. A Development Agreement may be required and a Development
Construction Permit will be required for development on this
property.
i. Development on this property may be responsible for repays for .
previous Custer Drive and Illinois Drive street improvements.
j. Development on this property will be responsible for the repair
and/or replacement.of any damaged existing curb, gutter, and
sidewalk around the site.
Please contact Marc, at (970)221-6750 or (970)221-6605, if you have
questions about these comments.
3. Roger Buffington of the Water/Wastewater Department offered the
following comments:
a. There is an existing 12" water main in Custer Drive, an existing 8"
water main in Illinois Drive, and an existing 8" water main at the
northwest corner of this site within the Rigden Farm, 8 h Filing.
b. There is an existing 8" sanitary sewer main in Custer Drive and an
existing 8" sanitary sewer main in Illinois Drive.
C. Any existing service lines stubbed into this site must be used or
abandoned at the main.
d. Plant investment (development) fees and water rights will apply to
this development request. They will be collected at the time of
issuance of building permits.
e. A sand and oil interceptor is required for the drains from the service
bays and the car wash.
Please contact Roger, at (970)221-6854, if you have questions about these
comments.
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C. The Lorimer 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
Operations Department, at (970)224-6062, and David Averill of the
Transportation Planning Department, at (970)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. An update of the previous TI5 for the
Shops at Rigden Farm may be sufficient.
e. This property will have to dedicate necessary easements behind the
ROW for Custer Drive and Illinois Drive. It may be necessary to
vacate some existing easements. All of this can be done with a replat
of the property or through separate documents (processed through
the Engineering Department).
f. This development will be subject to the requirements set forth in the
Lorimer County Urban Area Street Standards.
• The applicants should reuse the Rigden Farm, 8rh Filing (Shops at
Rigden Farm) utility plans.
• The building as shown on the conceptual plan is over the proposed
storm sewer, with the inlet for lot drainage located on top of the
building. This development proposal will need to reconfigure the
grading and storm water utility.
• Sidewalks on Custer Drive and Illinois Drive are required adjacent
to this site.
• Any street cuts to Custer Drive will be subject to triple street
cut fees; and, an overlay of the street may be required.
g. A subdivision plat (replat) will not be required as part of this
submittal to the City for development review. One can be submitted
with the POP if the applicant wants to use a replat to dedicate or
vacate easements.
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C. At least 1 van accessible parking space is required in this
development. The definition of van accessible is set forth in Section
3.2.2(K)(5)(d) of the LUC.
d. Bicycle parking must be provided in the development and it must
satisfy the requirements set forth in Section 3.2.2(C)(4) of the LUC.
e. The building in this development will be subject to the requirements
set forth in Section 3.5.3 - Mixed -Use, Institutional and Commercial
Buildings of the LUC. This section deals with setbacks, build -to lines,
design.
f. The required amount of parking lot interior landscaping is set forth
in Sections 3.2.1(E)(5) and 3.2.2(M) of the LUC. The required
(minimum) amount is 6% for this proposed development.
g. This development will be in the City's Residential Neighborhood Sign
District; therefore, locations onlv'for exterior building wall signage
must be shown on the building elevations that are submitted for
development review. The actual size and content of signs should not
be shown. Please see Section 3.8.7(E) of the LUC.
h. The trash enclosure in this development must be designed and
constructed to accommodate recycling. This is set forth in Section
3.2.5 of the LUC.
Please contact Jenny, at (970)416-2313, if you have questions about these
comments.
2. Marc Virata 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
(970)224-6108, for detailed information on the fees. The fees will
be collected at the time of issuance of building permits.
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: April 25, 2005
ITEM: Grease Monkey on Pad 8, Lot 5 of Rigden Farm, 8 "'
Filing
APPLICANT: Masterworks
c/o Jody Newton
360 Happy Canyon Road
Castle Rock, CO. 80108
LAND USE DATA:
Request for a Grease Monkey automobile oil & lube (and possibly car wash) facility
on Pad 8, Lot 5 of the Shops at Rigden Farm. The site is 0.49 acre in size and is
located at the northwest corner of Custer Drive and Illinois Drive. The property is
in the NC - Neighborhood Commercial Zoning District.
COMMENTS:
1. Jenny Nuckols of the Zoning Department offered the following comments:
a. This property is in the NC - Neighborhood Commercial Zoning
District, which is Division 4.19 of the City's Land Use Code (LUC).
The Grease Monkey is.defined as a "vehicle minor repair, servicing
and maintenance establishment (indoor)" in the LUC. The NC District
permits this land use, subject to an administrative (Type 1) review
and a public hearing in front of an administrative hearing officer.
b. The maximum parking allowance for vehicle servicing & maintenance is
set forth in Section 3.2.2(K)(2) of the LUC, specifically the table in
Section 3.2.2(K)(2xa). There are Alternative Compliance measures
dealing with alternative parking ratios for non-residential uses
available in the LUC. The proposed 8 spaces is less than the allowed
for the 2,970 square foot building.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 181 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
C
J
Community Planning and Environmental Services
Current Planning
City of Fort Collins
May 12, 2005
Masterworks
c/o Jody Newton
360 Happy Canyon Road
Castle Rock, CO. 80108
Dear Jody,
For your information, attached is a copy of the Staff's comments concerning the
request for a Grease Monkey on Pad 8, Lot 5 of Rigden Farm, 8th Filing, which
was presented before the Conceptual Review Team on April 25, 2005.
This is a request fora Grease Monkey automobile oil & lube (and possibly car wash)
facility on Pad 8, Lot 5 of the Shops at Rig den Farm. The site is 6.49 acre in size
and is located at the northwest corner of Custer Drive and Illinois Drive. The
property is in the NC - Neighborhood Commercial Zoning District.
The comments are offered informally 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)221-6341.
Si2cerely,
Steve Olt,
Project Planner
cc: Stormwater Utility
Traffic Operations
File
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020