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HomeMy WebLinkAboutEVERGREEN PARK REPLAT (NO. 1), BLOCK 5, LOTS 1 & 2 - PDP/FDP - 24-96A - CORRESPONDENCE - REVISIONS (6)n ,, PAGE 2 December 31, 1997 Project No: 1466-14-96 Re: Lots 1 & 2, Block 5, Replat (No. 1) of Evergreen Park; Ft. Collins, Colorado If you have please call me or Mark Oberschmidt at 226-5334. Brian W. Shear, P.E Shear Engineering C oration BWS / me cc: Dave Phillips; Premier Custom Homes ,_Leanne Harter; City of Fort Collins Planning Matt Faten City of Fort Collins Stormwater Utility Ward Stanford, City of Fort Collins Engineering Tom Dugan; Pinecrest Planning and Design _, December 31, 1997 Project No: 1466-14-96 Basil Hamdan City of Ft. Collins Stormwater Utility P.O. Box 580 Ft. Collins, Colorado 80524 Re: Lots 1 & 2, Block 5, Replat (No. 1) of Evergreen Park; Ft. Collins, Colorado Dear Basil, Enclosed, please find the revised Final Drainage and Erosion Control Report for Lots 1 & 2, Block 5, Replat (No. 1) of Evergreen Park. The hydrology data and the hydraulic analysis presented in this report complies with the requirements of the City of Fort Collins Storm Drainage Criteria Manual, dated March, 1984, and the Erosion Control Reference Manual. The site historically drains to the east. Submittal of this project has been delayed while decisions were made concerning the drainage. The new City plan requirements prohibited compliance with the Amended Greenbriar-Evergreen Basin Master Drainage Plan prepared by Lidstone & Anderson, Inc; Project No. COTST05; Dated May, 1996 which would have required detention at the western end of the site. We all began to see the effects of the new City Plan in our meeting of, October 10, .1997-with Leanne Harter. To satisfy Planning requirements for building setbacks from; Blue„ Spruce.-,Drive;;drainage ,and;.detention•.'r'equnenienfs' were Iimp os`sible" t6dachieve. Meeting, Master: Drainage.requirements;'we would''neem d'to, ake'a inodificatlon request- iom'the new -City, Plan, criteria..;?Either way,ia:modification request Wilt 'b6�iequi 6& You'ha&callM me back.on October.l6; 1997 indicating-,thatyou:had talked to Lidstone'and 'And'erson, decided that revised, drainage on this -project: would have' minimal' impact' on the Amended. Greenbriar- Evergreen Basin Master Drainage Plan. Itiwas decided that the majority of the site would be allowed to drain east to the Evergreen West Regional Pond and that onsite detention would be provided. to compensate for the additional flows. Please inform Matt of this decision prior to his review. Please note that we have included a copy of the channel design drawing in. Appendix V for immediate reference (Sheet 3 of 9 Final Utility plans for Major Storm Drainage Way for Evergreen Park; Engineering Professionals; EPI Project No: 97-1; plans dated March, 1981). Regrading of the south portion of the channel will be performed with this project. The regrading will be limited to the south side of the channel in order to comply with the channel typical section requirements indicated on the attached plan sheet and represented with the Amended Greenbriar-Evergreen Basin Master Drainage Plan. It is apparent ftom the cross sections that the channel was not built according to the original design. Cross -sections are provided with the utility plans. We have full_survey data on the existing channel if you and Lidstone and Anderson are interested. You should also •be,aware that the entire. north side of'the existing channel has a full ,, stand ,of- trees within the; chapel; complicating;tecoiistructioii'=of the channel-on-thenorth side , We�•strongly.adviseahat .you.'make awisiv to the isife to: understand exactly what currently exists We do,not,see a valley„pansatahe.bottom;of=theichaiiiielIf you would Itke'tlie channel improved in its: entirety, withtlus proiect;jI believe thatthe ideveloper would be:,willing;to provide this at `the City s expense 4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-0311 Harmony Road, Mason Street and the Burlington Northern Railroad right-of-way, and the College/Conifer Corridor (north and east of Downtown). Policy TC 5.6 Economic Opportunity and Development. Enhanced Travel Corridors will support expanded economic opportunity and development generally, and particularly on infill sites and targeted redevelopment areas within the city. Summary In summary, the applicant believes that the proposed development is compatible to the neighborhood including the existing residential, commercial, and industrial uses because the proposed uses and buildings are compatible to the existing surrounding buildings in terms to scale, height, mass and bulk of the buildings. Pedestrian access will be enhanced to the site and public transportation is currently available within several hundred feet of the site. The developer is also proposing to increase the amount of required trees and landscaping on the north side of the building were the reduced setback is requested (see attached landscape plan). The proposed development meets or exceeds all of the development standards for the I -Industrial District with the exception of the requested modification for the setback and will further redevelopment of an infill parcel thereby promoting and integrating mixed -use neighborhoods in a compact urban form while not reducing the quality of life for the affected residential community. Because of the reasons and justification stated above, the applicant requests that the Planning and Zoning Board look favorably at the modification request for the setback reduction and would like to thank you for your time and consideration. Sincerely, PineCrest Planning and Design LLC Thomas J. D an Principal enclosures ec::Brian Shear: Evergreen Park Submittal Assisting small business for retention and expansion as appropriate Principle GM-5: The provision of adequate public facilities and the phasing of infrastructure improvements will be important considerations in the timing and location of development. Policy GM-5.1 Phasing of Development. The provision of public facilities and services will be utilized to direct development in desired locations, according to the following considerations: Development will only be permitted where it can be adequately served by critical public facilities and services such as water, sewer, police, transportation, schools, fire, stormwater management, and parks. Principle GM-6: Development will pay its "fair Share" of the cost of providing needed public facilities and services. Policy GM-6.1 Fees and Development Requirements. The City will have a efficient and fair system of fees and development requirements that assesses the costs and benefits of financing public facilities and services, the need for which is generated by new development. Principle GM-8: The City will promote compatible infill development in targeted areas within the Community Growth Management Area boundary. Principle ID-1: Industrial Districts will provide places for a wide range of industrial and commercial uses that do not need or are not suited to highly public visibility. Policy ID-1.1 Land Uses. Industrial land uses such as manufacturing, assembly plants, primary metal and related industries, vehicle -related commercial uses such as auto repair, maintenance and storage, other types of commercial operations, warehouses, outdoor storage yards, and distribution facilities, are appropriate for an Industrial District. Industrial Districts should include a variety of flexible sites for small, local, and startup businesses and industry, as well as large national or regional enterprises. Generally, the characteristics that differentiate an Industrial District from an Employment District are: relatively smaller workforce than Employment Districts emphasis on commercial truck or rail traffic characteristics such as outdoor work and storage Policy ID-1.2 Supporting Uses. Supporting uses, such as restaurants, day care, convenience retail, services and housing, will be located internally or immediately adjacent to and within walking distances of Industrial Districts. Policy ID-1.4 Design Character and Image. Buildings and site improvements in Industrial Districts may be simple, practical, and more vehicle -oriented than in other districts and may lack a uniform design theme or character. Development standards should allow for metal buildings, tilt -up buildings, and similar large -span construction, and aprons of pavement for work and storage. Parking lots and outside storage will be screened from streets and other public spaces with fencing and/or landscaping. Outdoor spaces and amenities for pedestrians may be relatively simple, to meet the practical needs of workers. However, perimeter streetscape design standards will be consistent with those in other parts of the community. Policy ID-1.5 Transportation Improvements. Transportation improvements support the efficient movement of commercial truck traffic from Industrial Districts to the arterial street system via an internal connector (or collector) street system. Transportation improvements may include rail access in some districts. Policy ID-1.6 Public and Multi -Modal Transit. Industrial Districts will be served by the City's transit system and be accessible via bike routes. Businesses will be encouraged to have employees carpool or vanpool, or work staggered hours in attempts to reduce traffic congestion. Policy TC4.4 Density of Development. A compact land use pattern will guide development of Transportation Corridors by providing densities necessary to support alternative modes of travel, such as transit, walking and bicycling — as well as efficient automobile use. Policy TC 4.5 Infill and Redevelopment. The City will encourage infill and redevelopment in corridors that complement and support the efficiency of the Transportation Corridor. Policy TC-5.1 Locating Enhanced Travel Corridors. Enhanced Travel Corridors include 7 g. The Citys land use regulation will be a primary mechanism for implementing the goals and policies of City Plan. The City's development regulations and standards will be sensitive to the needs of small scale commercial redevelopment, expansion and infill projects. 2. the following key principle of the City Structure Plan has also been met: a. Compact Development Pattern. Growth within the city will be focused to promote a compact development pattern. By directly urban development to well-defined areas at higher densities, growth can be accommodated without fostering urban sprawl. The compact form of the city will also contribute to preserving environmentally sensitive areas and rural lands, efficiently providing public spaces, and encouraging infill and redevelopment of existing urban areas. b. Direction of Growth. New growth in the northeast is encouraged and this project is proposed as an infill development in the northeast. 3. the following principles and policies of the City Plan Principles & Policies have also been met: Principle LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit uses and cohesive community development. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2.c Connections. Creating barriers which separate commercial developments from residential areas and transit stops should be avoided. Lot patterns should be provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Canopy shade trees shall constitute the majority of tree plantings, and a mixture of tree types shall be included, arranged to establish partial urban tree canopy cover. Existing trees shall be preserved to the maximum extent feasible. Policy ECON-1.2 Economic Development Policy. The City will work with the business community and various business organizations to develop specific plans, goals and objectives in order to continue to encourage and support economic development and economic opportunities which: provide primary employment; increase private investment within the community; and improve the quality of life for Fort Collins' residents. Achievement of these goals will be pursued by: Creating a positive climate for both local and new business R 2. Within internal District areas, buildings may be surrounded by paving for vehicle use. To the extent reasonably feasible, side and rear yards in internal block locations shall be used for vehicle operations and storage areas, and front yards shall be used for less intensive automobile parking. At District edges, side yards shall be used for vehicle operations and storage areas, in order to allow for a finished, attractive rear building wall and a landscaped rear yard. Also the applicant believes that the Project Development Plan as submitted meets or exceeds many of the visions, goals and/or policies of City Plan and a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance of resolution or would substantially alleviate an existing, defined and described problem of city-wide concern, and the strict application of such a standard would render the project practically infeasible for the following reasons: 1. by allowing the development to proceed as proposed the applicant has met the following Goals as stated in City Plan -Community Visions and Goals: a. Our community will have a compact land use pattern within a well-defined boundary. Lots 1 & 2 of Evergreen Park Replat are an infill development, contiguous to existing development in an established residential/industrial/commercial neighborhood. Lot size limitations on Lot 1 may prohibit any development of this infill parcel because of the 80' landscape buffer requirement rendering the project practically infeasible. b. Existing, underutilized commercial and industrial areas will be provided opportunities for mixed -use redevelopment, revitalization and economic growth, while improving upon their unique and positive qualities. By approving the modification request, an underutilized, infill industrial parcel will allow for a mixed -use (commercial/business/industrial) development. Economic growth will be enhanced adjacent to existing residential uses and transportation corridors. c. Our community's transportation system will improve air quality, manage traffic congestion, and support efficient land use. The proposed development is located in a mixed -use area adjacent to residential uses and along established public transit routes. d. Our community's growth will be structured in a compact pattern that facilitates pedestrian, bicycle, and transit travel. Again, the proposed development is located in a mixed -use area adjacent to residential uses and along established public transit routes. Also, the proposed development allows for direct accessibility to the City's pedestrian network as well as allowing accessibility to public transit. e. The economic health of our community will be sustainable. Our community will foster economic development opportunities that encourage private investments within the community, facilitate the creation and maintenance of business enterprises, and provide employment at livable wages. By approving the development as proposed, economic development will occur on an infill site which has remained vacant for over 20 years, with an unusable foundation, further reducing urban blight. f. Development will not be permitted where it cannot be adequately served by critical public facilities and services. The proposed infill, redevelopment project is located where adequate public facilities are in place to serve the proposed uses. R q. Section 3.4.7 Historic and Cultural Resources - Non applicable r. Section 3.5.1 Building and Project Compatibility s. Section 3.7.1 General (Compact Urban Growth Standards) t. Section 3.7.2 Contiguity u. Section 3.7.3 Adequate Public Facilities v. Section 3.8.7 Signs w. Section 3.8.17 Building Height 2. The proposed development also meets or exceeds the stated Purpose and all of the standards of the I -Industrial District as follows: a. Purpose. The Industrial District is intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distribution, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the city's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. b. Permitted Uses c. Prohibited Uses d. Land Use Standards (1) Dimensional Standards (a) Maximum building height for all non-residential uses shall be four (4) stories. Maximum building height for residential uses shall be three (3) stories. (b) Non -applicable (c) Non -applicable e. Development Standards (1) Building Design (a) Orientation. Along arterial streets and any other streets that directly connect to other districts, buildings shall be sited so that a building face abuts upon the required thirty (30) foot minimum landscaped yard for at lease thirty (30) percent of the building frontage. Such a building face shall not consist of a blank wall. (b) Building character and color. New building color shades shall be neutral, with a medium or dark color range, and not white, bright, or reflective. (2) Site Design (a) Screening. 1. Industrial and commercial activities shall not be located adjacent to a residential area unless the activities and related storage are contained within a building or otherwise completely screened from view from the residential area. 2. A thirty (30) foot deep landscaped yard shall be provided along all arterial streets. 3. A thirty (30) foot landscaped yard shall be provide along any district boundary line that does not adjoin a residential land use. (b) Storage and Operational Areas. 1. Storage, loading, and work operations shall be screened from view along all district boundary lines. 4 Justification for the Modification The applicant believes that the modification request is justified because by allowing the property to develop as proposed on the Project Development Plan there would be neither detriment to the public good nor would it impair the intent and purposes of the Land Use Code for the following reasons: 1. by allowing the development to proceed as proposed the applicant has met the following Provisions as stated in Land Use Code: a. 1.1.2 Purpose The purpose of the Land Use Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Land Use Code, City Plan and its adopted components, including but not limited to the Structure Plan, Principles and Policies and associated sub -area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efficient, and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks, and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. (E) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of flood damage. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. (G) increasing public access to mass transit, sidewalks, trails, bicycle routes, and other alternative modes of transportation (H) reducing energy consumption and demand. (1) minimizing the adverse environmental impacts of development. (.1) improving the design, quality, and character of new development. (K) fostering a more rational pattern of relationship among residential, business, and industrial uses for the mutual benefit of all. (L) encouraging the development of vacant properties within established neighborhoods. (M) ensuring that development proposals are sensitive to the character of. existing neighborhoods. (N) ensuring that development proposals are sensitive to natural areas and features. b. Section 3.2.1 Landscaping and Tree Protection c. Section 3.2.2 Access, Circulation and Parldng d. Section 3.2.3 Solar Access, Orientation, Shading e. Section 3.2.4 Site Lighting f. Section 3.3.1 Plat Standards g. Section 3.3.2 Development Standards h. Section 3.3.3 Water Hazards i. Section 3.3.4 Hazards - Non applicable j. Section 3.3.5 Engineering Design Standards k. Section 3.4.1 Natural Areas and Features 1. Section 3.4.2 Air Quality in. Section 3.4.3 Water Quality n. Section 3.4.4 Noise and Vibration o. Section 3.4.5 Hazardous Materials p. Section 3.4.6 Glare and Heat 3 urban blight), and the strict application of such a standard would render the project practically infeasible. History Evergreen Park was originally platted in April 1973 within the City of Fort Collins. Then in March of 1974, the property was replatted as Evergreen Park Replat (No. 1). With this replat, lots 1 & 2/Block 5 were platted with the following widths and lengths: Lot 1/Block 5 - 141.22' wide x 383.00' deep Lot 2/Block 5 - 100.00' wide x 383.00' deep The platting of these lots in the early 1970's was prior the City's adoption of the Land Development Guidance System. With the adoption of the LDGS and then the adoption of the Land Use Code in 1997, the 80' landscaped yard buffer was imposed. In June 1981 a building permit was issued in the City of Fort Collins to construct one commercial/office building on lots 1 and 2 and a foundation was constructed on the site which straddled both lots 1 and 2. For unknown reasons the structure was never completed. In March of 1996 Premier Custom Builders purchased the two lots with the intention of removing the existing foundation and constructing two commercial/warehouse buildings on the lots very similar to the buildings located at 1312 and 1318 Blue Spruce Drive. The North side of Lot 1 and the East side of both lots 1 and 2 are along the boundary line of a residential land use currently zoned MMN. North of Lot 1 there exists multi -family apartment buildings which are setback approximately 38 feet from the property line and are separated from Lot 1 by an existing drainage ditch which is approximately 30 feet wide. To the East of both lots is constructed a regional detention pond. The plan as submitted shows the building setback on the North side of Lot 1 at 35 feet; a reduction of 45 feet from the 80 foot standard but still 73 feet from the residential buildings. Both the buildings on Lots 1 and 2 are setback a minimum of 80 feet from the East property line. Again, the applicant is requesting a modification in the required landscaped yard setback on the North side of Lot 1 to allow a reduction in the required eighty (80) foot landscaped yard to a thirty-five (35) foot landscaped yard. Proposed Uses and Tenants The applicant is proposing to construct two separate buildings of 5,000 sf for the North building and 9,600sf for the South building. An additional 6,750 sf is proposed as a future expansion of the North building as shown on the Project Development Plan. Both of the buildings would be no greater than 14 feet tall and would have low pitched, sloped roofs. The Northerly building will have one tenant and when the addition is added, possibility two or three tenants. The South building will be comprised of six units each with a front access and fenced storage area in the rear of the building. Proposed tenants for the North building include an office/warehouse user and the South building include offices and storage space for a general contractor, plumbing contractor and an electrical contractor with fenced storage yards in the rear of each unit. The proposed uses are all permitted in the I -Industrial District but all of the proposed uses are more closely associated with commercial type uses and not industrial type uses. 01 N PimCrest Plat""i»g a»S Desig" LLC Landscape Architecture, Lana Planning and Construction Ma»agement 4225 Westshore Way ♦ Fort Collins, CO 80525 (970) 226-1655 Fax (970) 226-1635 December 31, 1997 Ms. Leanne Harter City Planner City of Fort Collins Current Planning Department 281 North College Avenue P.O. Box 580 Fort Collins, Colorado 80522-0580 RE: Lots 1-2, Block 5, Replat (No. 1) of Evergreen Park, Project #24-96 Modification Request for the Required 80' Landscape Buffer (Land Use Code Article 4, Division.4.23, Section E.2.a.4) Dear Leanne: The applicant, Premier Custom Builders, Inc. is requesting a modification of the Industrial District development standards of Article 4, Division 4.23, Section E.2.a.4 of the Land Use Code related to the Development Standard in the I -Industrial District which states "An eighty (80) foot deep landscaped yard shall be provided along any boundary line that adjoins a residential land use or a zone district (whether within or beyond the City's jurisdictional boundary) that is predominately characterized by residential uses as permitted uses. This residential buffer yard may be reduced to thirty (30) feet if the adjoining residential land use or zone district (whether within or beyond the City's jurisdictional boundary) is separated by a public street." The requested modification is to allow a reduction in the required eighty (80) foot landscaped yard to a thirty-five (35) foot landscaped yard. Article 2, Division 2.7 of the Land Use Code permits the Planning and Zoning Board to grant modifications to the District Standards of Article 4 for overall development plans and project development plans which are pending approval at the time that the request for modification is filed. A modification request may be granted if the Planning and Zoning Board, as a Type 2 review, determines and finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of the Chapter, and if the applicant demonstrates either: (A) that the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (B) that the granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance of resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or LETTER OF TRANSMITTAL TO Lee Ann Harter City of Fort Collins RE: Lot 1 & 2 Block 5 Replat (No 1) of Evergreen Park Project No. 1466-14-96 WE ARE SENDING YOU: _ Shop drawings _ Prints X Plans _ Copy of letter _ Change order _ _ Samples _ Specifications DATE NO. DESCRIPTION 12/31/97 4 Bluelines of Utility Plans 12 3131 97 4 Redlines of Utility Plans 12131197 1 Redlined Drainage Report 12 31 97 2 Revised Final Drainage Report 12 31 97 1 Modification Request 12/31/97 1 Response Letter to Basil Hamdan in Stormwater 12/31/97 5 Landscape Plans 12/31/97 5 Project Development Plans THESE ARE TRANSMITTED as checked below: For approval _ Approved as submitted _ Resubmit copies for approval X For your use _ Approved as noted _ Submit copies for distribution _ As requested _ Returned for corrections _ Return —corrected prints X For review and comment _ FOR BIDS DUE 19_ _ PRINTS RETURNED AFTER LOAN TO US REMARKS These are the revised plans for the Lot 1 & 2 Block 5 Replat (No 1) of Evergreen Park which has been revised per discussions with your office and Stormwater Utility COPY TO Premier Custom Builders SIGNED: T4ns Alk Mark Oberschmidt 12/31/97 Trans-Leeann 4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282.0311