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HomeMy WebLinkAboutNATURAL ALTERNATIVES - PDP - PDP170028 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC) including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Noted. Thank you. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. PleasE see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Noted. Thank you. 8. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted. Thank you. 9. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services 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. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Noted. Thank you. 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted. Thank you. Planning Services Contact: Clay Frickey, 970-224-6045, cfrickev@fcgov.com 1. The attached site plan does not have any parking shown. You will need to provide .75 parking spaces per employee according to the standards outlined in section 3.2.2(K)(2) of the Land Use Code and show the location of these parking spots on you site plan. Response: Based on a conversation with Clay Frickey, it has been determined this project is only required to meet the .5 parking spaces per employee according to the standards outlined in section 3.2.2(K)(2)(b) of the Land Use Code. There will be a maximum of 8 employees at any given time. Therefore 3 standard parking stalls and 1 accessible stall is provided —for a total of 4 parking spaces. Please see Site Plan. 2. Along with showing parking spaces, you will be required to provide interior landscaping for your parking area. 6% of the interior area of the parking lot will require some sort of landscaping according to section 3.2.1(E)(5) of the Land Use Code. Landscaped islands will likely be sufficient in meeting this code provision. Response: The parking area is 1,000 sf and consists of 4 parking spaces. There is a landscape island with grass (for additional details, see landscape plan) 6% of 1,000 sf parking area = 60 sf min of landscaping required Total landscaped area provided = 60 sf 3. In looking at an aerial of the site, I am not seeing any sidewalks. Once you put in sidewalks, you will also need to create a walkway leading from the main entrance to the sidewalk. This is required per our connecting walkway standard in section 3.2.2(C)(6). Response: Utility Plans have been prepared to detail specific improvements adjacent to this property. However, engineering states that these improvements are not required at this time. See engineering comment 7 above. 4. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Noted. Thank you. 5. Please seethe Development Review Guide atwww.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted. Thank you. improved from this property out to College Ave. The code also identifies a waiver possibility. A waiver will be supported for this change of use. Response: A waiver request has been prepared for this proposal. 5. This property is responsible for improving the adjacent portion of Buena, not just because of the annexation policy, but also the City Code requires this at the time of development or redevelopment of the property prior to issuance of a building permit. To accommodate the industrial local street cross-section this property will need to dedicate additional 6 feet of row along the frontage of the property. Sample dedication formats and information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php or you can contact me and I can provide any information and answer questions about this process. There is a $250 processing fee and Larimer county recording fees will apply. Response: Right-of-way dedication documents have been submitted with this proposal. 6. In accordance with City Code Section 24-95 a property is responsible for improving the street frontage adjacent to the property at the time of development/redevelopment prior to the issuance of a building permit or as identified in a development agreement. In lieu of designing and constructing the improvements at this time we can enter into a development agreement that identifies that this is still an obligation and at such time as there is a project or special improvement district is formed to complete these improvements that the owner will participate. Response: Acknowledged. 7. The site plans will need to show the new property line (property boundary after the dedication of the additional 6 feet of right-of-way) and how the proposed improvements fit within the property. The plans need to show the future sidewalk and driveway locations (as identified above this project will not be required to build them at this time, but it needs to be shown how this plan and layout will work with those future improvements). Response: Utility Plans have been prepared to detail specific improvements adjacent to this property. Site Plan shows the same future improvements. 8. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/­GMARdStds/UrbanSt.htm Response: Acknowledged. 9. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: Acknowledged. Right-of-way dedication documents have been submitted with this proposal. 10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre fire.org 1. GROW FACILITIES Grow facilities for marijuana must meet minimum fire hazard and exit requirements. The applicant is responsible for obtaining and completing a "Marijuana Check Sheet". The check sheet is available from the City of Fort Collins at such time a business permit is obtained. The completed check sheet is to be returned to the Poudre Fire Authority as directed. This document will be reviewed with the applicant at time of final inspection. For more information, contact PFA Captain, Shawn McGaffin at 416-2863. Response: The Marijuana Check Sheet will be completed and submitted to the Poudre Fire Authority as directed. 2. HAZARDOUS MATERIALS The storage and use of hazardous materials over and above maximum allowable quantities shall be reviewed and approved by the Poudre Fire Authority. A Hazardous Materials Impact Analysis (HMIA) may be required at time of building permit. Response: Noted. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: Acknowledged. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev- review.php Response: TDRF is included with this submittal and includes the $250.00 processing fee for right- of-way dedication. 3. This property was developed in the county and annexed into the City. Under the annexation policy the street in front of this property remains the obligation of the property owners for maintenance, until such time as the street is brought up to City standards (curb, gutter, sidewalk, width and pavement design). Response: Acknowledged. 4. As identified above Buena has not been constructed and improved to City street standards. In accordance with Section 3.3.2(F) of the Land Use Code a development is required to have an improved connection to the arterial roadway, which in this case is College Avenue. As identified above Buena is not considered improved. One way to meet this requirement is for Bueno to be Response. There will be approximately 8 people working in the facility - 5 gardeners and 3 assistants. They will work in multiple shifts 7 days each week, no more than 8 people at any given time. There will be employees working from approximately 11 AM through 4 AM each day, with employees working in groups of 4 or so that each shift will overlap with an incoming crew. During product packaging there could be as many as 8 people handling product and performing general tasks 2 or 3 days every other week. 2. Please work with the engineering department on any needed upgrades to the adjacent street such as sidewalk, etc. Response: Acknowledged. Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sbovle@fcaov.com 1. If the site is required to meet present Land Use Code requirements, onsite water quality treatment of the runoff is required. Water quality treatment methods are described in the Fort Collins Stormwater Manual, Volume 3—Best Management Practices (BMPs). A method that could be used on an existing site is to direct the downspouts to a landscape area. Another is if perimeter landscape buffers or parking lot medians are required, they could be used to treat the runoff in bio-retention areas or rain gardens. (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms- guideli nes-regulations/stormwater-criteria) Response: We have placed a bio-retention trench in the front landscaped area and directed all roof runoff to the bio-retention trench. 2. No improvements or increases in impervious area are indicated in the application, so please contact the Stormwater Utility if this changes. Response: We have placed a bio-retention trench in the front landscaped area and directed all roof runoff to the bio-retention trench. 3. If site improvements are required, the city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and- developers/plant-investment-development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: We have placed a bio-retention trench in the front landscaped area and directed all roof runoff to the bio-retention trench. 2. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If you have 1- 25 parking spaces you'll need one van accessible handicap space. Response: 1 van accessible handicap space has been provided. Please see Site Plan. 3. LUC 3.2.2(L) Table A and B - Standard 90 degree parking stall is 19'x 9' Response: Noted. Code compliant parking has been provided. Please see Site Plan. 4. LUC 3.2.1 A landscape plan is required. Response: Landscape Plan has been submitted. S. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped. Please show the calculations on how this is being met. If you provide parking you may need to add a landscaped island with tree. Response: The parking area is 1,000 sf and consists of 4 parking spaces. There is a landscape island with grass (for additional details, see landscape plan) 6% of 1,000 sf parking area = 60 sf min of landscaping required Total landscaped area provided = 60 sf 6. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Response: Trash & recycling enclosure is provided. Please see Site Plan for location and Elevation Sheet for details. 7. LUC 3.2.2(C)(b) 4 bicycle parking spaces are required, all of these spaces could be fixed bicycle racks. Response: 4 bicycle spaces have been provided. Please see Site Plan. Department: Water -Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com 1. This property is not within the City of Fort Collins service area. Response: Acknowledged. Plans have been submitted to the Fort Collins Water District / South Fort Collins Sanitation District for their review. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcsov.com 1. If this is only a cultivation facility without any retail sales or customers (limited staff only), then the anticipated traffic volume is not expected to rise to the threshold of needing a TIS. Please provide a narrative on the number of staff and anticipated traffic trips per day and based on that, using section 4.2.3.1) of LCUASS, the Traffic Impact Study requirement can likely be waived. Fort Collins Matthew Bishop June 7, 2017 Natural Alternatives 2913 Tumbleweed Ln. FortCollins, CO 80526 Re: 5720 Buena - Retail Marijuana Cultivation Facility RealArchitecture Responses Shear Engineering Responses Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Description of project: This is a request to locate a marijuana cultivation facility at 5720 Bueno (Parcel #9612206012). There will be no exterior modifications to the site. The applicant wishes to add a 600 foot addition to the second floor of the building. The parcel is located in the Service Commercial (CS) zone district. This project will be subject to Administrative (Type 1) review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will 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 have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Clay Frickey, at 970-224-6045 or cfrickev@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. See planning comments for parking requirement numbers. You'll need to submit a site plan for review with the parking shown. Response: Site Plan has been submitted with the parking shown.