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Home My WebLink AboutRanchway Feeds Bin Renovation Pud Preliminary And Final - 14 93 - Recommendation/Report REPORTS - 04/26/1993¢�4 R0, � - l day/ 4e2 S INDUSTRIAL USES POINT CHART F For All Criteria Applicable Criteria Only Criterion Is tr,e Criterion Applicable Yes No I II Ill IV Clrcle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. "North" Fort Collins X X 2 0 1 awli, 2 b. Industrial Center X X 2 lei 3 0 6 c. On Arterial Street X IC2J0 1 d. Energy Conservation X 1 4 0 2 Cp 8 e. Historic Preservation 1 2 0 2 f. 1 2 0 g. 1 2 0 h. 1 2 0 i. 1 2 0 j. 1 2 0 k. 1 2 0 I. 1 1 2 0 Totals v vi Percentage Earned of Maximum Applicable Points V/VI = VII vll cont b. Is the project contiguous to .or functionally a part of an existing or planned office or industrial park, or in the case of a single user, employ a total of more than 100 full-time employees during a single 8-hour shift? c. Is the activity located adjacent to an arterial street (not appli- cable for uses with fewer than 25 employees or less than 50,000 square feet GLA)? d Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix G for Energy Conservation Methods to use for calculating energy .conservation points. e. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii.Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. —26— ACTIVITY: Industrial Uses DEFINITION: F All industrial and manufacturing uses, and other uses which are of the same general character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No NA 1. Does the project gain its primary ® El access from a street other than South College Avenue? 2. Have all necessary precautions been ❑ taken to prevent all lubricants and fuel oil substances, which are stored on the site, from leaking or draining into the groundwater system, streams, creeks, or other water bodies? 3. Are all repair,. painting and body work activities,, including the storage of refuse and vehicular parts planned to ® ❑ ❑ take place within an enclosed structure? 4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART F" FOR THE FOLLOWING CRITERIA: a. Is the project located within "north" Fort Collins? continued— —25— a �3 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be solisfied? if no, please explain QeF`�F�°` ,°°°0 Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability ,/ ✓ ✓ 2. Neighborhood Character �/ ✓ ,/ 3. Land Use Conflicts V, ✓ ✓ 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan ✓ ✓ ✓ PUBLIC FACILITIES & SAFETY 6. Street Capacity Vol 7. Utility Capacity ✓ r/ ✓ 8. Design Standards ✓ ✓ V 9. Emergency Access ✓ v 10. Security Lighting ✓ 11. Waier Hazards ,r ✓ RESOURCE PROTECTION Q. Soils & Slope Hazard ✓ Q. Significant Vegetation ✓ ✓ �/ 14. Wildlife Habitat 15. Historical Landmark ✓ 16. Mineral Deposit 17. Ecc-Sensitive Areas 18. Acricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality ✓ I 20. Wcrer Quality ✓ 21. Ncise ✓wet/ 22. Glcre & Heat ✓ 23. Vibrations 24. Exterior Lighting �/ ✓ I 25. Sewages & Wastes ✓V,✓ SITE DESIGN 26. Ccmmunity Organization ✓ v I I I I ✓ I I I I ✓ I ✓ I i I I I I I ✓ ✓ I 27. Site Organization v v 28. Natural Features ✓ ✓ I 29. Enemy Conservation ✓ I 30. Shcaows ✓ I I 31. Soler Access ✓ ✓ I I 32. Privacv 33. Coen Space Arrangement ✓ ✓ 34. Buiic:ng Height ✓ ✓ ,g 5 35. Venlcular Movement ✓ ✓ ✓ I I 36. Ve.n.Icuiar Design ✓ ✓ ✓ I I 37. Pc, -King ✓ ✓ ✓ I I 38. Ac::ve Recreational Areas I I 39. Priva-e Outdoor Areas I I I 40, Pecestrian Convenience ✓ ✓ 41. Pece<.trian Conflicts ✓ I 42. LcncsccoinctOeen Areas 43. LcncscaoingBuildings I 44. Lc^cscacingrScreening I E45. Pc;:access I CJ^S ya_ ltea vh�t ✓ red!-m;x NlaI,f Q� '� �p Ce�OUSC E 0} t cGC v loci 4reh A?erra •,m4e, G��ea o- S�,ada�v C-'l Inl TaAtkarr , 4: 3 o Q, ,,,,1 �ji)ovI �f'6LC � ►3ike 6�<due -) � liJ�r ,toll 6 P �� `" 1`i.11�� rr,ailed • 42. �. C House r cTii (� (� gcalN StOfG�e T p e� t)�PS��`sg vJare\.tease --------- Mill 1 s fe Vey j o o lcJntPho�lt �I o 7:3o t z CL �l �PCZ4-to � Ranch -Way Feeds Height Analysis This zoning has a 40 foot height restriction. Therefore, this project must be reviewed as a Planned Unit Development (PUD), and a height analysis must be conducted to allow any new structures exceeding 40 feet to be built. The purposed bin replacement on the north side of the feed mill will increase the height of four bins from 68' feet to 78' feet tall. Also, one bucket elevator, 113' feet tall, would be replaced with a new bucket elevator of the same height. The present feed mill has many varying heights: Item or Structure Year Constructed Height in feet Concrete silos 1921 109, West feed mill building 1868 80, East feed mill building 1890 70' Feed mill tower 1976 118, High leg bucket elevator 1976 123' Hammermill bucket elevator 1977 118' Packing bins 1976 90, Block plant 1976 78' Views would not be effected by this renovation due to the taller adjacent structures of the feed mill. The closest residential area is approximately 1000' feet from the feed mill. The present structures do cast a shadow across the Poudre River in the late afternoon. The purposed bin renovation will not increase the amount of shadowing due to the height of the adjacent feed mill structures. Structures in the area over 40' feet tall. * Old Harmony Mill * Poudre Pre -mix (cement storage bin) * Keifer Concrete (communication tower) Present land use within a 500' radius of the mill. South of the mill - Willow Street, auto salvage yard, micro - brewery, Burlington Northern railroad tracks, electrical contractor, Union Pacific mainline, lumber yard, two switching railroad tracks, concrete contractor. West of the mill - Linden Street, redi-mix concrete, E1 Burrito restaurant. North of the mill - Poudre River, open space (used to wash out concrete trucks), Buckingham Park East of the mill - Lincoln Street, Poudre River, open space, Burlington Northern mainline, Union Pacific land (used as a parking lot). �� Conservation Concerns at Ranch -Way Feeds Electrical Uparades 1988--installed energy management system to monitor and control kilowatt demand.This controller sheds large motor for demand control. 1989--Lighting upgrade, installed 120 high pressure sodium fixtures. Replaced 271 incandescent fixtures. (All new lights in manufacturing area are explosion proof.) 1990--Replaced batch mixer with a new low energy mixer that eliminated 150 electrical horse power. 1992--Upgraded motor controls on 57 motors, the new equipment is electronic and will provide greater protection against motor overload. 1993--Upgraded outside lighting. Boiler Uparades 1986--insulation was applied on boilerand steam pipes. 1987--upgrade to burner controls --for more efficient firing (programable logic controller) 1988--installed tubeulators for better fuel combustion 1989--installed controls to reduce steam pressure during non - production time to save fuel cost. 1992--installed automatic boiler blowdown to maintain maximum heat transfer. All steam condensation is recovered for boiler feed water as is blowdown. Plater Usaae Ranch-Wav Feeds is a low water user. Water is primarily used for steam. Trash Management Ranch -Way Feeds also recylces paper feed sacks rather than taking them to the landfill. Close-up OP ArEA 5,,k� Vi:etd \Alas4 View RANCh-,"AY reeds b,N reNOVP' ION VieW 100ki N9 EASt P.0 D. = Red ShAJed ArGA Close-up ofAreA ,five b►Ns will be Yemoveel S MF lwmm� Inn, mom- 17 'OPP "o opw Vow OPP \ seowu� noes i. m oueM a roA osssr oL�HO�pf! alY. >yYa 4O �1Np1ML L a flOIIL pl� 111Yp WleM mIe1�I a em ew or m rvx C1q� f `I wok Po i'Dr RANCH -WAY FM ImSS. INC. Fort Collins, Colorado FM MnL RENovA7loN Site Plea - Exisung Coaditfons S1NFlE1p ETIGBIEMG INC. sr. ia¢ rmaw ON fl w AREA MAP IF ZONING :tr bt lt� It 1.1 d LEGAL DESCRIPTION ...... LIM, 1 N J— It— It L. Ranch —Way Feeds P U D preliminary / final 7- TOPOGRAPMAL MAO 1 2 /V 7 Sal �,, j I , SITE LAYOUT soukt.36. p.k o 4 4 4 PROPOSED RENOVATION' No Text Ranchway Feeds Bin Renovation P.U.D. - Preliminary & Final, #14-93 April 26, 1993 P & Z Meeting Page 4 RECOMMENDATION: This proposal for a preliminary and final PUD for Ranchway Feeds Bin Renovation Project meets the applicable criteria of the All Development Point Chart of the Land Development Guidance System, including requirements of a height analysis for structures over 40, in height. Therefore, staff recommends approval of Ranchway Feeds Bin Renovation PUD, Preliminary and Final- #14-93. Ranchway Feeds Bin Renovation P.U.D. - Preliminary & Final, #14-93 April 26, 1993 P & Z Meeting Page 3 the new construction on neighboring properties and view corridors (see attached Height Analysis prepared by the applicant). It has been determined that views would not be affected by the proposed project due to the taller adjacent structures. The mill building immediately south of this project is 118 feet tall. The concrete silos to the east are 109 feet tall. The tallest existing structure, the high leg elevator, is 123 feet tall. After the renovation work, the tallest structure will remain at 123 feet. The existing structures do cast a shadow across the Poudre River in the late afternoon during winter months (see height analysis). The shadow reaches sections of the City bike trail and the open space area adjacent to the trail. The proposed renovations will not increase the amount of shadowing, as the new bin will not exceed the height of existing structures. In addition to the new bin structures, several mineral bins will be removed from the north side of the building, improving the view of the mill from the public trail (see photos). In summary, the height analysis indicates that there will be no additional impacts to surrounding neighborhoods and that the views of the mountains will remain unchanged. The view of the backside of the mill will be improved. Additionally, there are several buildings in the immediate vicinity which are over 40' in height, such as the Old Harmony Mill, Poudre Pre -mix storage bin, and the Kiefer Concrete communication tower. The proposed project is not out of character with the existing structures both on site and on adjacent properties. 4. Transportation The Transportation staff has reviewed the proposal and accepts the conclusion that this request will not impact neighboring streets. 5. Storm Drainage The City Stormwater Utility has reviewed the project and finds that the plans adequately address their concerns. No additional impervious area will result from this project and there will be no change in the existing drainage patterns or flows. Ranchway Feeds Bin Renovation P.U.D. - Preliminary & Final, #14-93 April 26, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: I-G; Poudre River, City Trail, vacant, and Buckingham Park S: I-G; Industrial uses, Harmony Mill, auto salvage E: I-G; Poudre River, City Trail, Buckingham Park W: I-G; Industrial uses, Kiefer Concrete, BNRR The property is zoned I-G, General Industrial. The 768 sq. ft. PUD site is part of the entire 2.03 acre Ranchway Feeds industrial complex which takes up several blocks bordered by the Poudre River, Lincoln Avenue, and Linden Street on the east, north, and south and by the Burlington Northern Railroad tracks on the west. The PUD site is located on the north side of the existing mill building. The existing Ranchway Feeds mill is an allowable use in the IG Zoning District. The present bin structure is 59' tall and will be replaced with a new bin structure of 781. The mill building immediately south of the PUD site is 118' tall. The concrete silos, immediately east, built in 1921, are 109 feet tall. The tallest existing structure is 1231. The tallest new structure will be 78'. Renovations are being done to increase efficiency of the mill, reduce electrical power requirements and conserve energy, and to update some old and obsolete equipment. 2. Land Use The proposed land use remains the same as the existing land use. The project consist of a 768 square foot PUD to allow the existing Ranchway Feeds Mill to replace a 59 foot bin structure with a 78 foot high structure. There is also a request to replace an existing 113' tall elevator with a new 113' elevator. The Mill is an allowable use in the IG Zoning District and the PUD is required because the new construction exceeds the 40' height limitation. No point chart was used to evaluate this project since the use is already existing. 3. Design New 78' tall bin structures will be added to the north side of the existing mill to replace worn and obsolete bins. The existing bin structures to be replaced are 59' tall. Because new construction exceeds the 40' height limitation the project must be reviewed as a PUD and a height analysis was required to determine impacts of ITEM NO. 2 MEETING DATE 4/26/9.3 ii A STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Ranchway Feeds Bin Renovation PUD, Preliminary and Final- #14-93 APPLICANT: Kim Szidon c/o Ranchway Feeds 416 Linden Street PO 2026 Fort Collins, CO 80522 OWNER: Phyllis Bixler Ranchway Feeds 416 Linden Street PO 2026 Fort Collins, CO 80522 PROJECT DESCRIPTION: This is a request for a preliminary and final PUD for a bin renovation project for the existing Ranchway Feeds Mill. The request is to replace worn and obsolete bulk bins and an elevator leg, remove old mineral bins and elevator, and remodel the remaining mineral system. The replacement bin will be 78 feet in height. The project is located on the north side of the existing Ranchway Feeds Mill which is located at 546 Willow Street and is zoned IG, General Industrial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for a preliminary and final PUD for a bin renovation project consisting of replacement of existing bin structures which are 59' tall with new bins that are 78' tall, and replacing a worn 113' elevator leg with a new one of the same height. In addition, some mineral bins will be removed from the site. The new construction exceeds the 40' height limitation therefore, the project was reviewed as a Planned Unit Development (PUD). The project has been reviewed against and meets the applicable All Development Criteria of the Land Development Guidance System. A height analysis was conducted which concluded that the new construction would not change the views of the mountains, increase the amount of shadowing on adjacent property, and is not out of character with the existing structures both on site and on adjacent properties. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-05811 (303) 221-6750 PLANNING DEPARTMENT