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HomeMy WebLinkAboutIN-SITU - PDP - 46-02A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWDust Control • Contact Latimer County Environmental Health regarding a fugitive dust control permit (970-498-6789) Trash/Recycling Collection Services • We request that you provide adequate space in your Dumpster area to allow recycling service. Landscaping and Design • Please use native plants/grasses and reduce bluegrass lawns as much as possible in landscaping or re -landscaping as per Land Use Code Section 3.2.1(E)(2)(3) • Only plant material that is native to Port Collins is permitted within the Natural Habitat and Feature buffer as per Land Use Cade Section 3.4.1(E)(1)(g). H:/Current PlanninglN=al Resources/Development Review/Conceptual Review Comments TOTAi. P.O? Natural Resources Conceptual Comments September 9, 2002 Project — In -Situ, Inc., East Lincoln Avenue Natural Habitats and Features • Ecological Characterization Study will be required as per Land Use Code Section 3.4.1(D) (see brochure for detailed information — can be found at: H:/Current Planning/Natural Resources/Development Review/Study Brochure) • Wetland Delineation will be required as per Land Use Code Section 3.4.1(D)(2) (see brochure for detailed information — can be found at H:/Current Planning/Natural Resources/Development Review/Study Brochure) Determined after review of the Ecological Characterization Study. • Establish Limits of Development (LOD) as per Land Use Code Section 3.4.1(N) Wildlife conflicts may need to be addressed. This might require timing of construction constraints. Please see Lund Use Code Section.3.4.1(F)(3) Determined after review of the wetland delineation. • Mitigation plan is needed if any to the wetlands is disturbance is proposed. Meet with the Army Corps of Engineers (contact Terry McKee at 303-979-4120) as per Land Use Code Section 3.4.1(0) Buffer Zone Requirements Buffer zone requirements as per Land Use Code Section 3.4.1(E) • 300' Natural Habitat and Features from the Poudre. River measured from the top of bank to the boundary of development activity not permitted under Land Use Code Section 3.4.1(E)(2) • Additional buffers may be required after review of Ecological Characterization Study and Wetland Delineation. Prebles' Jumping Mouse • The site may.contain the endangered Prebles' Jumping Mouse_ A survey of die site needs to have been completed within the last year, including any drainage, as per Land Use Code Section 3.4.1(F ■ , Trapping -results will be considered valid only if performed within the period from June 1 to September 15. Surveys will be considered final for 1 year. If habitat alteration has not begun within 1 year, the Service must be contacted regarding the need for a survey update. H:/Current Planning/Natural Resources/Development Review/Conceptual Review Comments r 7 22. 23. buffer zones. Please refer to the handout addressing the performance standards of the buffer area. The site should be evaluated for any evidence of Preble's Jumping Mouse. Trapping should be done prior to September 19''. The construction phase will require a Fugitive Dust Permit from the Larimer County Health Department. Also, trash enclosures should be sized to accommodate various containers for recycling. A single trash hauler should be used. For further information on natural resource issues, please see the attached memo from Doug Moore who can be contacted at 221-6750. 24, For an estimate of the Capital Improvement Expansion Fee, payable at the time of building permit issuance, please contact the Building Inspection Division, 221-6760. This fee is adjusted annually. 5 are completed by others. Or,.it may be determined that there are no anticipated impacts as a result of this proposal. 11. The City is considering placing a funding source question before the voters this November for transportation improvements. If passed, the Lemay/Vine intersection would become eligible for improvements. 12. Please be cautioned that any construction activity off -site will require an easement from the property owner. 13. Lincoln is classified as a.four-lane arterial. As such, development of the subject parcel will require dedication of additional right-of-way so that there is 57.5 feet from centerline of the roadway to property line. In addition, a 15-foot utility easement is needed behind the right-of-way line. The developer must design the public improvements associated with widening Lincoln. The design must extend 1,000 feet beyond the property boundary. 15. The issue of the timing of the public improvements, whether to build concurrently with development or place funds in escrow, will be made after review of the transportation impact study. 16. The City of Fort Collins will begin re -constructing Lincoln next week. Therefore, any new driveway or utility street cuts after re -construction will be penalized paying the fee associated with new pavement. For further information, please contact Rick Richter, . 221-6605. - 17. Public improvements shall comply with Larimer County Urban Area Street Standards. One of these requirements is that drivewa s.on arterial streets shall be =arated by 660 - fit. V,,,t Dkil O� A1rs 18. Utility Plans will be needed at the time of submittal. A Development Agreement will be required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Susan Joy, 221-6605. 19. A sidewalk must connect Lincoln to the entrance of the building without crossing a parking lot drive aisle. Secured bike parking should be located near the entrance. A sidewalk should connect out to the Poudre River Trail. 20. Lincoln is designated as a transit corridor. Please contact Transfort to see if a bus stop is warranted with this development proposal. - 21. The Department of Natural Resources will require an Ecological Characterization Study. .� The buffer zone for the Poudre River is 300 feet. The study should delineate any wetlands and identify the existing trees. Native plants and grasses should be used in the rd an.�- .-� c..uuc iu • uu vnuui i i i i � i �. v,� a i �� i .� 7 ! CJ GG4 lOOG 1-. GJ/ G detention is not required except for water quality provided by extended detention. A culvert is needed under the trail and the outfall at the river must be reviewed by Natural Resources. 4. The primary issue is the delineation of the floodplain and floodway. The site is in the "Product Corridor" of the Poudre River which carries unique regulations. There are regulations for both the floodplain and floodway that will impact the proposed site improvements. There are restrictions on outside storage. Please contact Marsha Hilmes- Robinson, 221-6700 for further information. 5. There is an existing 16-inch water main in Lincoln and a 6-inch water main on the westerly two-thirds of the site. There is an existing 27-inch sanitary sewer within an easement on the north edge of the property then swings south along the east property line. In addition, there is an 8-inch sewer line on the east edge of the site. All lines are available to serve the site. Be sure that the sewer lines are placed within an easement so that there is a minimum of 15 feet on either side of the line. 6. The water conservation standards for landscape and irrigation will apply to the project. Development fees, water rights and a repay for the 16-inch water main 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. 7. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of the building capable of delivering a minimum of 1,500. gallons per minute at 20 p.s.i.. Addresses must be visible from public streets. 8. The access road to the building 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. All portions of the building must be within 150 feet of the fire access roadway. For further information, please contact Ron Gonzales, 221-6570. 9. The Street Oversizing Fee will be $2.71 per square foot for the office portion of the building, and $1.16 for the custom small industry (considered "light industrial") portion payable at the time of building permit issuance. Keep in mind fees are adjusted annually. In addition, the City collects the Larimer County Road Fee. For further information, please contact Matt Baker, 221-6605. 2 10. A Transportation Impact Study will be required which will address all modes. Check with Eric Bracke, 221-6630, to determine the scope of the study. Keep in mind that the intersection of North Lemay and East Vine is approaching capacity and there are issues nllw� with CO 1 n with the Adequate Public Facilities standard. Even though 5-elo�n a range_plan is to re-ali Le is to a east, interim improvements to this intersection may e needed in the short range. If it is determined that there is no available capacity at t is intersection, the applicant can participate in improvements or. wait until the improvements 3 Utl.—G4—GI�VJG 1 b% ,ib VHUUN I r-m i ci yr m! rL.0 Z i a 1 U 44" toot I. UcI U i f CONCEPTUAL REVIEW STAFF COMMENTS Fort ITEM: New Office Building with Custom Small Industry at 105 East Lincoln Avenue MEETING DATE: September 9, 2002 APPLICANT: Mr. Craig McKee, In -Situ Inc., P.O. Box I, Laramie, WY. 82073- 0920 LAND USE DATA: Request for 25,000 square foot office building featuring accessory custom small industry located on the south side of East Lincoln between Team Petroleum and Alliance Constriction. The southern portion of the site abuts the Poudre River. COMMENTS: 1. The site is zoned C-C-R, Community Commercial — Poudre River, which permits office and custom small industry as permitted uses, subject to administrative (Type One) review. Please be aware that the parking is regulated by the allowable maximum number of spaces versus a required minimum. The maximum allowable parking for office is three spaces per thousand square feet or .75 space per employee on the largest shift. The maximum number for custom small industry is two spaces per thousand square feet. The build -to line along Lincoln is between 10 and 25 feet subject to respecting existing or' proposed easements for utilities. If any Modifications of Standards -are needed, then the request must be forwarded to the Planning and Zoning Board either as a stand -along Modification or in conjunction with the Project Development Plan (P.D.P). 2. There is three-phase electrical power along Lincoln so there is sufficient available power to serve the site. 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 be at 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 Bruce Vogel, 221-6700. 3. This site is in the Poudre River drainage basin where there are no new development fees. 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 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES :kI N. College Ave. P.O, Box 580 Fort Collins, CO 30522-0580 (970) 221.6750 CURRENT PLANNING DEPARTMENT 19. A sidewalk must connect Lincoln to the entrance of the building without crossing a parking lot drive aisle. Secured bike parking should be located near the entrance. A sidewalk should connect out to the Poudre River Trail. A sidewalk connection from the proposed building to Lincoln Avenue is shown on the Site Plan. Bike parking for up to 20 bikes is located to as to be accessible to building and the Poudre River Trial. A sidewalk connection is shown to the Poudre River Trail. 20. Lincoln is designated as a transit corridor. Please contact Transfort to see if a bus stop is warranted with this development proposal. There is an existing transit stop on Lincoln Avenue. See the Site Plan. 21. The Department of Natural Resources will require an Ecological Characterization Study. The buffer zone for,the Poudre River is 300 feet. The study should delineate any wetlands and identify the existing trees. Native plants and grasses should be used in the buffer zones. Please refer to the handout addressing the performance standards of the buffer area. Attached are the studies submitted with the Modification Requests. 22. The site should be evaluated for any evidence of Preble's Jumping Mouse. Trapping should be done prior to September 19`n A letter concerning the Preble's jumping mouse habitat is attached with the PDP submittal. 23. The construction phase will require a Fugitive Dust Permit from the Latimer County Health Department. Also, trash enclosures should be sized to accommodate various containers for recycling. A single trash hauler should be used. For further information on natural resource issues, please see the attached memo from Doug Moore who can be contacted at 221-6750. Acknowledged. Trash and recycled materials are located within the building footprint and are accessible from the service entrance located on the north- west corner of the proposed building. 24. For an estimate of the Capital Improvement Expansion Fee, payable at the time of building permit issuance, please contact the Building Inspection Division, 221-6760. This fee is adjusted annually. Acknowledged. 5 12. Please be cautioned that any construction activity off -site will require an easement from the property owner. Acknowledged. 13. Lincoln is classified as a four -lane arterial. As such, development of the subject parcel will require dedication of additional right-of-way so that there is 57.5 feet from centerline of the roadway to property line. In addition, a 15-foot utility easement is needed behind the right-of-way line. The horizontal location of the future street is shown on the plans. Proper right of way is dedicated with the plat. 14. The developer must design the public improvements associated with widening Lincoln. The design must extend 1,000 feet beyond the property boundary. This requirement has been waived by the City. 15. The issue of the timing of the public improvements, whether to build concurrently with development or place funds in escrow, will be made after review of the transportation impact study. Acknowledged. 16. The City of Fort Collins will begin re -constructing Lincoln next week. Therefore, any new driveway or utility street cuts after re -construction will be penalized paying the fee associated with new pavement. For further information, please contact Rick Richter, 221-6605. Acknowledged. 17. Public improvements shall comply with Latimer County Urban Area Street Standards. One of these requirements is that driveways on arterial streets shall be separated by 660 feet. A variance has been requested as driveways proposed do not meet this standard. 18. Utility Plans will be needed at the time of submittal. A Development Agreement will be required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Susan Joy, 221-6605. Acknowledged. Cl 6. The water conservation standards for landscape and irrigation will apply to the project. Development fees, water rights and a repay for the 16-inch water main 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. Acknowledged. 7. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of the building capable of delivering a minimum of 1,500 gallons per minute at 20 p.s.i. Addresses must be visible from public streets. Acknowledged. 8. The access road to the building 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. All portions of the building must be within 150 feet of the fire access roadway. For further information, please contact Ron Gonzales, 221-6570. An emergency access easement is shown on the plat for a fire lane. 9. The Street Oversizing Fee will be $2.71 per square foot for the office portion of the building, and $1.16 for the custom small industry (considered "light industrial') portion payable at the time of building permit issuance. Keep in mind fees are adjusted annually. In addition, the City collects the Latimer County Road Fee. For further information, please contact Matt Baker, 221-6605. Acknowledged. 10. A Transportation Impact Study will be required which will address all modes. Check with Eric Bracke, 221-6630, to determine the scope of the study. Keep in mind that the intersection of North Lemay and East Vine is approaching capacity and there are issues with complying with the Adequate Public Facilities standard. Even though the long range plan is to re -align Lemay to the east, interim improvements to this intersection may be needed in the short range. If it is determined that there is no available capacity at this intersection, the applicant can participate in improvements or wait until the improvements are completed by others. Or, it may be determined that there are no anticipated impacts as a result of this proposal. A traffic memorandum has been submitted with the PDP submittal. 11. The City is considering placing a funding source question before the voters this November for transportation improvements. If passed, the Lemay/Vine intersection would become eligible for improvements. Acknowledged. 3 2. There is three-phase electrical power along Lincoln so there is sufficient available power to serve the site. 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 be at 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 Bruce Vogel, 221-6700. Acknowledged. 3. This site is in the Poudre River drainage basin where there are no new development fees. 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 not required except for water quality provided by extended detention. A culvert is needed under the trail and the outfall at the river must be reviewed by Natural Resources. A Drainage and Erosion Control Report has been prepared. The proposed pond includes water quality and detention. The detention has been added in order to allow the pipe going under the trail to the river to be downsized. 4. The primary issue is the delineation of the floodplain and floodway. The site is in the "Product Corridor" of the Poudre River which carries unique regulations. There are regulations for both the floodplain and floodway that will impact the proposed site improvements. There are restrictions on outside storage. Please contact Marsha Mimes - Robinson, 221-6700 for further information. The Product Corridor, Floodway and Floodplain are shown on all sheets and this site conforms to City Code in these areas. 5. There is an existing 16-inch water main in Lincoln and a 6-inch water main on the westerly two-thirds of the site. There is an existing 27-inch sanitary sewer within an easement on the north edge of the property then swings south along the east property line. In addition, there is an 8-inch sewer line on the east edge of the site. All lines are available to serve the site. Be sure that the sewer lines are placed within an easement so that there is a minimum of 15 feet on either side of the line. A sanitary sewer easement has been dedicated 15' from the existing sewer. 2 November 4, 2003 In -Situ, Inc Response to Conceptual Review Staff Comments VF Ripley Associates ITEM: New Office Building with Custom Small Industry at 105 East Lincoln Avenue MEETING DATE: September 9, 2002 APPLICANT: Mr. Craig McKee, In -Situ Inc., P.O. Box I, Laramie, WY. 82073- 0920 LAND USE DATA: Request for 25,000 square foot office building featuring accessory custom small industry located on the south side of East Lincoln between Team Petroleum and Alliance Construction. The southern portion of the site abuts the Poudre River. COMMENTS: The site is zoned C-C-R, Community Commercial — Poudre River, which permits office and custom small industry as permitted uses, subject to administrative (Type One) review. Please be aware that the parking is regulated by the allowable maximum number of spaces versus a required minimum. The maximum allowable parking for office is three spaces per thousand square feet or .75 space per employee on the largest shift. The maximum number for custom small industry is two spaces per thousand square feet. The build -to line along Lincoln is between 10 and 25 feet subject to respecting existing or proposed easements for utilities. If any Modifications of Standards are needed, then the request must be forwarded to the Planning and Zoning Board either as a stand -along Modification or in conjunction with the Project Development Plan (P.D.P). For the parking spaces associated with the proposed development please see the land use statistics table on the Site Plan. The build -to line along Lincoln is shown on the Site Plan at 25 feet. No further modification of the Standards are required at this time.