HomeMy WebLinkAboutACE HARDWARE @ RAINTREE VILLAGE - PDP - 22-98 - CORRESPONDENCE - (3)8. The Current Planning Department offers the following comments:
a. The N-C, Neighborhood Commercial District is described in Division 4.19 of
the Land Use Code (Article 4, pp. 122-128). General Development
Standards (such as setbacks, parking ratios, landscaping, etc.) are described
in Article 3 of the Land Use Code. In the event of a conflict between a
standard or requirement contained in Article 3 and Article 4, the standard in
Article 4 shall prevail.
b. As stated in the Zoning Department comments, each of the proposed uses
are subject to Type 1 review. A neighborhood meeting will not be required.
C. Pursuant to Ordinance No. 15, 1998, (effective February 27, 1998) Section
4.19[E][2][b] of the Land Use Code now states: '
"Block Type Standards. All development shall comply with the
applicable standards set forth below, unless the decision maker
determines.that compliance with a specific element of the standard is
infeasible due to unusual topographic features, existing development,
safety factors,or a natural area or feature."
Staff will recommend to the decision maker that compliance with the Land
Use Requirements, Maximum Block Size, and Minimum Building Frontage
(including plazas) elements of the Mixed -Use Block Standards be
determined infeasible due to the existing development and natural features
surrounding the site.
However, it appears entirely feasible (from a topographic feature, existing
development, safety factor, or a natural area or feature standpoint) that the
development application comply with the Minimum FAR, Maximum Parking
Ratio, and Building Height elements of the Mixed -Use Block Standards. If
the applicant is unable to comply these elements, Modification of Standards
will be required. Modification of Standards are subject to Planning and
Zoning Board (Type 2) Review.
d. Please contact the Current Planning Department at 221-6750 to schedule a
submittal appointment for the development application.
Please contact Mike Ludwig at 221-6206 with any questions regarding these
comments.
6. The Engineering Department offered the following comments:
a. The following amounts may be used for estimating the street oversizing fees.
The street oversizing fee is currently $2.97 per square foot for building
materials and lumber yards; $3.95 per square foot for specialty retail; and
$3.51 per square foot for nurseries. The Street Oversizing Fee for veterinary
clinics ranges from $1.50 to $2.50 per square foot minus any Street
Oversizing Fees previously paid for the single family residence. These
Street Oversizing Fee amounts should be used for estimating purposes only.
Actual Street Oversizing Fees will be determined based upon the
Transportation Impact Study. Please contact Matt Baker at 224-6108 with
any questions regarding Street Oversizing Fees.
b. A Transportation Impact Study will be required. The study must address
vehicle, bike, pedestrian and transit access to the site. Please contact Eric
Bracke at 224-6062 to schedule a scoping meeting for the transportation
study.
C. Utility plans must be prepared by a professional engineer licensed in the
State of Colorado.
d. A repay may be due for Raintree and Shields Street. Please repair and
replace any damaged curb, gutter and sidewalk adjacent to the site.
e. The Senior Center Site Plan showed shared access with this property but an
easement was never granted. Additional discussions are needed among the
applicant, consultants, City Traffic Engineer, Development Review Engineer,
City R.O.W. Agent, CLRS Director and Senior Center Manager regarding
shared access.
f. Additional comments may be made during the review of the development
application.
Please contact Sheri Wamhoff at 221-6750 with any questions regarding these
comments.
7. The Transportation Planning Department stated that bike parking must be
provided in an amount equal to 5% of the total vehicle parking spaces. Bike racks
must be provided at the building entrances without impeding pedestrian circulation.
The pedestrian connections to Shields Street and Raintree are acceptable. A
pedestrian access to Evenstar and to the Senior Center parking lot should be
provided. Please contact Kathleen Reavis at 224-6140 with any questions
regarding these comments.
f. The property is located in the Residential Neighborhood Sign District. All
proposed wall sign locations must be shown on the building elevations. All
signage must be in accordance with the Sign Code.
Please contact Peter Barnes at 221-6760 with any questions regarding these
comments.
2. The Stormwater Utility stated that the property is located in the Spring Creek
Drainage Basin (inventory grid #5L). The stormwater development fees in this basin
are $2,175 per acre subject to the runoff coefficient reduction. A standard drainage
and erosion control report must be prepared and submitted by a Colorado licensed
professional engineer. Please reference the original_ Raintree drainage study as
well as the drainage studies for the Senior Center and condominium project since
the outfall passes through those sites. Water quality needs to be addressed.
Extended detention is the recommended method. There is a storm sewer on the
south side of Raintree Drive for the detention outfall release. Please contact Glen
Schlueter at 221-6589 with any questions regarding these comments.
3. The Poudre Fire Authority stated that fire truck access could be an issue. The
proposed retail building must be equipped with an automated fire suppression
system as the building exceeds 5,000 square feet. A fire hydrant must be located
within 300 feet of the proposed building. A Hazardous Material Impact Analysis
(HMIA) will be required.
4. The Light and Power Utility stated that electric service is available from the
southwest comer of Shields Street and Raintree. There is existing electric service
to the single-family residence. If the existing service is utilized (no system
modifications) it will need to be converted to a commercial account for billing
purposes. A C-1 Commercial Usage Form must be submitted for the retail store.
A C-1 form will be required for the veterinary clinic if changes to the existing electric
service are necessary. Please coordinate a transformer location with the Electric
Utility Engineering Department. Relocation of the existing flood light will be at the
developer's expense. Normal development charges will apply. Please contact
Monica Moore at 221-6700 with any questions regarding these comments.
5. The Water and Wastewater Utility stated that there is a 30-inch water main in
South Shields Street and a 6-inch water main in Evenstar. There is an 8-inch sewer
main in the middle of S. Shields Street and an 8-inch sewer in Evenstar. Water
Rights Acquisition charges and Water and Sewer Plant Investment Fees will be due
at the issuance of Building Permit. There is no existing sewer service to the single-
family residence. The Water Conservation Standards for Landscaping and
Irrigation will apply to any additional landscaping required on the site. Additional
discussion is needed regarding the use of an existing well for irrigation purposes.
Please contact Roger Buffington at 221-6681 with any questions regarding these
comments.
MEETING DATE: June 15, 1998.
ITEM: Ace Hardware and Veterinary Clinic.
APPLICANT: Greg Fisher
3115 Clyde Street
Fort Collins, CO 80524
LAND USE DATA: Request to develop a 12,600 square foot retail store (including
a 2,600 square foot garden center) and to convert an existing
single-family residence into a 2,000 square foot veterinary
clinic on approximately 1.27 acres. The subject property is
located at the northwest corner of S. Shields Street and
Raintree Drive (2335 / 2337 S. Shields Street).
COMMENTS:
1. The Zoning Department offered the following comments:
a. The property is zoned N-C, Neighborhood Commercial District. Retail
establishments and veterinary clinics are permitted uses subject to an
Administrative (Type 1) Review.
b. It appears that the proposed setbacks are acceptable. However, please
refer to Article 4 regarding Block Standards for the N-C District. The Block
Standards require the retail building to be two-story, and require a minimum
floor area ratio of 0.35. A modification of standard(s) would be required for
the proposed building.
C. Any modifications of standard(s) are subject to Planning and Zoning Board
(Type 2) Review.
d. A maximum of 4 parking spaces per 1,000 square feet of retail use is
allowed.
e. A 5 foot wide landscaping will be required along the west property line if
there is not a shared parking / access agreement with the City of Fort Collins
Senior Center.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Community Planning and Environmental Services
Current Planning
City of Fort Collins
June 22, 1998
Greg Fisher
3115 Clyde Street
Fort Collins, CO 80524
Dear Greg,
For your information, attached is a copy of the Staff's comments concerning Ace
Hardware and Veterinary Clinic, which was presented before the Conceptual Review
Team on June 15, 1998.
This is a request to develop a 12,600 square foot retail store (including a 2,600 square foot
garden center) and to convert an existing single-family residence into a 2,000 square foot
veterinary clinic on approximately 1.27 acres. The subject property is located at the
northwest comer of S. Shields Street and Raintree Drive (2335 / 2337 S. Shields Street).
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 221-6206.
Sincerely,
Michael Ludwig, AICP
City Planner
xc: Stormwater Utility
Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020