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HomeMy WebLinkAboutWILL SUBDIVISION, 742 - 746 N. COLLEGE - PDP/FDP - 20-98 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWC. The Stormwater Utility believes that there is an additional pipe or box culvert for the Josh Ames Ditch under the parking lot on the south side of the existing building. An easement is needed for it if it does exist. d. The Lake Canal is the ditch with the existing bridge on North College Avenue. e. If it is possible to retrofit some water quality Best Management Practices, they should be included in the new plan. f. A portion of this site could be in the shallow flooding area of Dry Creek and could also be in the Poudre River floodplain. If so, new structures must be at least 18" above the 100-year water surface. Existing structures can be improved up to 50% of the value of the existing structure without complying to floodplain requirements. Your project engineer will have to identify the floodplain limits. Please contact Glen, at 221-6589, if you have questions about these comments. 7. Pedestrian connections to the site must be in compliance with the new LUC. The Transportation Impact Study and Multi -Modal Level of Service Study associated with this change of use request will determine how they should occur. 8. Public transit service along North College Avenue currently exists only one-way into town from the north. The intent is to enhance the service and provide two- way bus service on North College. Also, space should be reserved for a future bus stop in the area, with no obstructions. 9. The trash collection and enclosure should be upgraded to provide for and accommodate recycling, as possible. 10. Because of the proximity of this site to the irrigation ditch, the change in use should upgrade the site to provide for water quality measures. 11. This change of use request would be subject to the requirements as set forth in the new LUC, the North college Avenue Corridor Plan, and the Standards and Guidelines for the North College Avenue Corridor. Please contact Clark Mapes of the Advance Planning Department, at 221-6225, to help determine what standards apply to this request. 12. The PDP review process through the City could take 8 - 12 weeks to get to public hearing for a decision, whether it is an administrative hearing or Planning and Zoning Board hearing. e. The property has never been platted as a legally subdivided lot and it must be with the proposed change in use. The platting can be done as part of the change in use request and PDP review. Please contact Peter, at 221-6760, if you have questions about these comments. 5. Roger Buffington of the Water/Wastewater Department a. It does not appear that there will be any water or sanitary sewer service changes to the site with the proposed change in land use. b. If there is a grease interceptor in the building (because of the previous restaurant) it should be removed and the sanitary sewer service should be redone for the proposed retail uses. C. There is an existing sanitary sewer main along the north side of the Josh Ames Ditch that must be maintained and a 30' wide utility easement must be dedicated for the main. d. It may not be necessary to submit new utility plans for review; however, the existing utilities should be shown on the Site and/or Landscape Plan. e. The City's water conservation standards will apply to the landscape improvements on -site. A copy of the requirements is available in the Water Department or the Current Planning Department. Please contact Roger, at 221-6681, if you have questions about these comments. 6. Glen Schlueter of the Stormwater Utility offered the following comments: a. This site is located on the edge of the Dry Creek drainage basin and the Poudre River drainage basin. The fee for the Dry Creek basin is $5,000 per acre and that is subject to the runoff coefficient reduction. The Poudre River basin currently has no fees. Fees would be assessed only for increases in imperviousness (hard surface areas such as streets, parking lots, driveways, sidewalks, buildings, etc.) greater than 350 square feet in size. The site is located within inventory grid #8F. b. The existing imperviousness is grandfathered, so the primary issue is to document and maintain surface drainage flow patterns. The standard drainage and erosion control reports and plans are required to be submitted for review. They must be prepared by a professional engineer registered in the State of Colorado. b. The building, being larger than 5,000 square feet in size, must be compartmentalized or equipped with an automatic fire sprinkler system. 3. Michael Dean of the Engineering Department offered the following comments: a. A Transportation Impact Analysis is required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke, at 221- 6062, to schedule a "scoping" meeting to discuss the information needed in the analysis. b. Additional street right-of-way may be needed along North college Avenue. The total amount of ROW needed is 57.5' either side of centerline. C. There may be street improvements along the North College Avenue frontage that this property owner would be responsible for. d. Street oversizing fees of $19,443 per acre will apply to this site and new land use. You would be responsible for any outstanding fees that may not have been paid by Dimmer's Brew Pub. The fees will be collected at the time of issuance of building permits. Possible modifications to the fees are going to City Council for review and approval sometime yet this year. If approved, the new fees will be based on vehicle trip generations by the development. e. The standard utility plan requirements, if applicable for the proposed retail uses, must be submitted to the City for review and approval. Please contact Michael, at 221-6750, if you have questions about these comments. 4. Peter Barnes of the Zoning Department offered the following comments: a. The property is in the CN - North College Commercial Zoning District. b. The building does not comply with the "build -to" line requirement in the City's new Land Use Code (LUC); therefore, you will have to submit a request for a modification to the standard and the change in use request will have to go to the Planning and Zoning Board for a decision. C. The new LUC allows a maximum of 4 parking spaces per 1,000 square feet of floor space on -site for the proposed retail uses. d. The on -site parking areas do not presently comply with the standards for design and landscaping as set forth in the new LUC. They must be brought into compliance with the proposed change in use. CONCEPTUAL REVIEW STAFF COMMENTS Citv of Fort Collins MEETING DATE ITEM: APPLICANT: LAND USE DATA: December 1, 1997 742 - 746 North College Avenue (Formerly Dimmer's Brew Pub) Ted Zibell The Perennial Gardener 154 North College Avenue Fort Collins, CO. 80524 Request for a change of use from a restaurant/brew pub to [speculative] retail uses in an existing 7,700 square foot building on a 0.83 acre (36,100 square foot) lot. This site was most recently the Dimmer's Brew Pub. The property is located on the east side of North College Avenue, north of East Vine Drive and directly north of the Josh Ames Irrigation Ditch, and is in the CN - North College Commercial Zoning District. COMMENTS: 1. Janet McTague of the Light & Power Department offered the following comments: a. It does not appear that there will be any electric service changes to the site with the proposed change in land use. b. There is an existing overhead electric line behind the building that the City will be changing to underground in front of the building. This will be done at no cost to the property owner. C. Light & Power will need an empty conduits along the front of the property and to the electric meter on the building. Please contact Janet, at 221-6700, if you have questions about these comments. 2. Roger Frasco of the Poudre Fire Authority offered the following comments: a. The previous restaurant business was probably an A-3 rated use and the proposed new retail use would be a B-2 rated use. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT Commu- "y Planning and Environmental ~vices Current Planning City of Fort Collins December 10, 1997 Ted Zibell The Perennial Gardener 154 North College Avenue Fort Collins, CO. 80524 Dear Ted, For your information, attached is a copy of the Staffs comments concerning the request for 742 - 746 North College Avenue (Formerly Dimmer's Brew Pub), which was presented before the Conceptual Review Team on December 1, 1997. This is a request for a change of use from a restaurant/brew pub to [speculative] retail uses in an existing 7,700 square foot building on a 0.83 acre (36,100 square foot) lot. This site was most recently the Dimmer's Brew Pub. The property is located on the east side of North College Avenue, north of East Vine Drive and directly north of the Josh Ames Irrigation Ditch, and is in the CN - North College 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 221-6750. Sincerely, eve Olt Project Planner xc: Stormwater Utility/Glen Schlueter Streets/Eric Bracke Clark Mapes Peter Barnes Larry Stroud File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 6. Stormwater Utility: a. The submitted Landscaping plan does not increase imperviousness by more than 350 square feet, and therefore the Dry Creek basin fee of $5,000 per acre does not apply. b. The standard drainage and erosion control reports have been submitted for PDP review. Due to the limitations of the site, the current drainage flow patterns have been generally maintained as part of the landscaping plan. c. An easement has been established for the pipe or box culvert for the Josh Ames Ditch which is under the parking lot South of the existing building. The easement is shown on the plat showing the property as a legally subdivided lot. d. All plans have been corrected to show the ditch with the existing bridge on North College as Lake Canal. e. The relatively flat nature of the property, combined with the location of Lake Canal, limits the water quality measures that can be incorporated. f. No new structures are planned and the existing structure's improvements will be less than 50% of its value. as a result, flood plane requirements do not apply to this project. 7. The Transportation Impact Study and the Multi -Modal Level of Service Study requirements outlined by Kathleen Reavis have been completed and submitted for PDP review. 8. The proposed landscaping plan does not create any obstructions which would prohibit the creation of a bus stop along North College Avenue in the future. 9. A trash collection and recycling enclosure is planned for the North-East corner of the building, as shown on the Site/Landscaping Plan. 10. See water quality comments under 6e. 1 1. The plan presented for PDP review has been created utilizing suggestions by Clark Mapes of the Advance Planning Department. Every effort was made to comply with the concepts presented in the North College Avenue Corridor Plan, as well as comply with the Standard and Guidelines of the North College Avenue Corridor and the requirements of the LUC. 12. Any effort by the City to shorten the review process would be greatly appreciated. d. No potential street oversizing fees or potential outstanding fees were found to apply to this project. e. No change is planned to the existing utilities. The Utility, Drainage and Erosion Control Report prepared by Shear Engineering shows the location of the existing utilities. 4. Zoning Department: a. The property is in CN - North College Commercial Zoning District b. The building was found to comply to the Building Placement - Setback from North College Avenue standard as stated in the Standards and Guidelines for the North College Avenue Corridor. This standard supersedes the "build -to" line requirement in the City's new Land Use Code (LUC). Therefore there is no need to submit a request for a modification to the LUC standard, nor go the Planning and Zoning Board for a decision. c. The building has over 7700 square feet of floor space, which allows for a maximum of 30 parking spaces. The landscaping plan shows 20 parking spaces which is less than the maximum allowed. d. The Site/Landscaping Plan presented for PDP review is consistent with the standards for design presented in the Standards and Guidelines for the North College Avenue Corridor and the LUC. e. A plat showing the property as a legally subdivided lot has been submitted for PDP review. 5. Water/Wastewater Department: a. There will be no water or sanitary sewer service changes to the site, therefore no action is required by the property owner. b. There is no grease interceptor in the building. c. A 30 foot wide utility easement has been dedicated for the existing sanitary sewer main along the north side of the Josh Ames Ditch. d. The existing utilities have been shown on the Site/Landscaping Plan. e. The landscaping plan incorporates the City's Landscaping Standards for Water Conservation and the City's Irrigation System Standards for Water Conservation. All proposed plants require either moderate or low water use. March 31, 1998 PDP Review Document Current Planning Department City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 RE: 742-746 N. College Avenue Project Development Plan Review of Conceptual Letter Issues This document discuses how the specific issues outlined in the project's Conceptual Review letter dated December 10, 1997 have been addressed. 1. Light & Power Department: a. No electric service changes are planned for the site, therefore no action is required by the property owner. b. No action is currently required concerning the existing overhead electric line behind the building. c. Sufficient notice will be given to the City so they can install an empty conduit along the front of the property and to the electric meter on the building. Janet McTague stated that the property owner will not incur any of the costs of installation. 2. Poudre Fire Authority: a. No action is required by the property owner concerning the change in rated use from an A-3 to a B-2. b. The building will be compartmentalized utilizing a fire wall, as shown in Attachment A, such that no space shall be larger than 5000 square feet. 3. EnOneerino Department: a. The Transportation Impact Analysis requirements outlined by Eric Bracke, City Traffic Engineer have been completed and submitted for PDP review. b. A total street right of way along North College Avenue has been established at 57.5 feet from the center line. The ROW is shown on the plat showing the property as a legally subdivided lot which has been submitted for PDP review. c. All identified improvements along the North College Avenue frontage are presented on the Site/Landscaping Plan submitted for PDP review.