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HomeMy WebLinkAboutWARD ALTERNATIVE ENERGY - PDP - PDP160002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW3436 New Castle Drive Loveland, CO 80538 970.988.6302 Fax: 970.593.6656 Email:corey.stinar@arrisinc.net January 5, 2016 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Re: Vine Alternative Fuel Vehicle Fueling Facility This is in response to your comments, dated November 4, 2015, regarding the referenced project. As you may recall, the CRT submittal referred to several possible sites for the location of the proposed facility. Based on your helpful feedback and other considerations, a preferred site has been selected at 614 Vine Drive. Since these CRT comments apply to several sites, we have attempted to clarify our responses by deleting those comments that do not apply to the selected site. We have reproduced the comments provided, and offer our responses as follows: Comment Summary: Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com Department: Zoning 1. Signage approval will come through a separate permit and must meet LUC 3.8.7. The property at 614 E Vine is located in the Residential Neighborhood Sign District where the requirements are more stringent and meet LUC 3.8.7(E). The other properties are in the general commercial sign district. Response: Acknowledged Contact: Shane Boyle, 970.221.6339, sboyle@fcgov.com Department: Water-Wastewater Engineering 1. For the site locations just east and west of Redwood Drive, there is an existing 6" water main in Vine west of Redwood, a 12" water main in Vine east of Redwood, and a 12" water main in the parcel just west of Redwood heading north. There is a 21" sanitary sewer in Vine and 15" sanitary sewer in Redwood. For the site at the corner of Vine and Lemay, there is an existing 12" water main in Vine and a 24" water main in Lemay and a 24" sewer in the Streets Department parcel to the west and an 18" sewer located in Vine to the northwest of the site. Response: We are proposing water and wastewater connections to this public infrastructure as shown on the Utility Plans. 2. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Acknowledged. 3. If water and/or sewer services are required for this facility, services to existing buildings cannot be used to supply this service. New taps will be required for this use and development fees and water rights will be due at building permit. Response: Acknowledged. New services are being proposed. Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Department: Traffic Operations 1. As a part of the proposal, we'll need to get information on how much traffic the proposal will generate? How many vehicles per day into / out of the facility? If it’s a 24 hour facility, what's the peak hour, and how many trips during that hour? Those numbers will help us determine whether and if yes then what kind of a traffic study is needed. The study will also determine whether turn lanes are warranted..... Response: Please see the enclosed Traffic Impact Study. 4. 614 East Vine - 3 configurations: For the locations with access off of Redwood, those accesses need to align with Cajetan Street or meet access spacing requirements. They cannot be offset just a little. What happens to the existing County uses on the site? Adjacent Street improvements (curb/gutter sidewalk) along Vine may be required. Response: We have aligned the northern access with Cajetan Street. The existing uses on the County Shops site remain largely unchanged. Vine street improvements are included as discussed in past meetings regarding the transportation improvements required for the project. Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Department: Stormwater Engineering Floodplain Comments: 1. All of these properties are located in the FEMA regulatory Poudre River 500-year floodplain and must satisfy the safety requirements of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map showing all the sites is attached. Response: Thank you. 2. Even though these properties are not shown in the Poudre River 100-year floodplain, we know that there is more water flowing in Vine Drive than what the current floodplain map reflects. Response: The site is proposed to be significantly higher than existing ground to provide some protection from a larger storm event. 3. FEMA has started the process of remapping the Poudre River floodplain. They are calling this RiskMAP, and it will be a multi-year project. The applicants should be aware that the remapping may change the floodplain on these properties, and they will likely end up being mapped into the 100-year floodplain. If this does occur, any future development on these properties will be subject to the floodplain map and regulations effective at that time. Furthermore, the Biggert-Waters Flood Insurance Reform Act of 2012 removed subsidized flood insurance rates, and if these facilities are mapped into the floodplain they will not be eligible to receive subsidized insurance rates. Response: Thank you for the information. We are proceeding under current requirements for the currently effective floodplain information. 4. Life-safety and emergency response critical facilities are not allowed in the Poudre River 500-year floodplain. Hazardous material critical facilities are not prohibited in the 500-year floodplain, but if this property is identified as being within the 100-year high risk flood fringe after the completion of RiskMAP, the properties will be subject to all floodplain regulations concerning hazardous material critical facilities. The applicant claims that these alternative fuel facilities, as proposed, would not be classified as hazardous material critical facilities. If the need arises, they will be required to submit documentation supporting that claim. Response: Thank you for the information. We are proceeding under current requirements for the currently effective floodplain information. 5. Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any floodplain questions. Response: Thank you. 6. Stormwater Development Review Comments: If there is an increase in imperviousness greater than 1000 square feet a drainage report, erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer. If there is less than 1,000 square feet of new impervious area on an existing development, a drainage letter along with a grading plan should be sufficient to document the existing and proposed drainage patterns. If there is less than 1,000 but more than 350 square feet of new impervious area; a site grading and erosion control plan is required instead of a complete construction plan set. Response: The proposed project includes more than 1000 square feet of impervious area, and the required Utility Plans, Drainage Report and Sediment and Erosion Control Reports are included in this submittal. 7. When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. Response: The proposed project includes more than 1000 square feet of impervious area, and the required Utility Plans, Drainage Report and Sediment and Erosion Control Reports are included in this submittal. 8. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines- regulations/stormwater-criteria). Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: Extended detention is provided with the project. 9. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Information can be found on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines- regulations/ stormwater-criteria. Response: The required LID treatment is provided as shown on the submitted documents. 11. 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: Acknowledged. 12. The design of this site must conform to the drainage basin design of the applicable Master Drainage way Plan as well the Fort Collins Stormwater Manual. Response: Acknowledged. Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Department: Fire Authority 1. FIRE LANES IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of any structure or facility, as measured by an approved route around the exterior of the building. Response: Acknowledged. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Hydrants in commercial areas to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the structure and on 600-foot centers thereafter. Response: Acknowledged. 3. MOTOR FUEL-DISPENSING FACILITIES Poudre Fire Authority has adopted the 2012 International Fire Code. Compressed natural gas motorfuel- dispensing facilities shall comply with Chapters 23 and 53 of the 2012 IFC (See Section 2308). Further comments may be needed once a site is chosen. Response: Acknowledged. 4. PREMISE IDENTIFICATION 2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Response: Acknowledged. Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Department: Environmental Planning 1. All four sites being considered are within 500' of a known natural habitat (either a ditch or a prairie dog colony) and thus, an Ecological Characterization Study is required by Section 3.4.1 (D)(1). Please note the buffer zone standard of 50' for the ditches, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Prairie dog colonies greater than 50 acres in size (not just on the parcels in consideration, but in the surrounding area) must either be protected or mitigate (replace) their loss, e.g., a fee-in-lieu payment to the City's Natural Areas program. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Response: Acknowledged.: 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Response: Acknowledged. 3. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: Acknowledged.: 4. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: Acknowledged.: Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Department: Engineering Development Review 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: Acknowledged. 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Acknowledged. 4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. Response: Acknowledged. 5. For any location where this site is adjacent to a roadway that does not have ultimate street improvements (curb, gutter, sidewalk, and parkway) this project will be responsible for designing and constructing these improvements prior to the issuance of a building permit. Each location you are showing will involve design and construction of the adjacent roadway. Response: The project includes improvements to Vine Drive as discussed with you and traffic engineering staff. 6. 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: Please see the enclosed Utility Plans. 7. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: The required ROW is dedicated as per previous discussions. 8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Please see the enclosed Utility Plans. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. 10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged. 11. Existing Vine Drive between College and Redwood is considered a minor arterial. Existing Vine Drive between Redwood and Lemay Ave is considered a local street. Redwood Street is considered a Collector with parking. Lemay in this location is considered a local street. Driveway spacing, street designs are based on the street type. Response: The selected site is along Vine Drive between Redwood and Lemay Avenue and is considered a local street. As per discussions regarding this, a minor arterial section is proposed similar to that constructed with the RMII project to the west. 12. I don’t know if this impacts your location considerations, but you need to be aware of the Master Street Plan for this area and the changes that will likely occur to street connectivity. Lemay is identified to be realigned with a grade separated crossing over or under the railroad tracks and existing Vine (so existing Vine will be disconnected from Lemay – you would need to use Redwood/ Linden to go north or south to get to Buckingham or New Vine to get to Lemay). The Streets facility off of Lemay (9th Street) will be at a dead end as the road will end at the RR tracks. Response: Thank you. 14. Locations shown on the County property – I don’t know what the property boundaries are for these and that will identify what frontage improvements the project is responsible for. Access onto Redwood would need to align with Cajetan or meet off-set requirements (175 feet). Redwood frontage improvements adjacent to the property are the responsibility of the property. Another project is likely to complete the curb and pavement here next year, so you would just have the sidewalk to complete. The project that completes this roadway will have the option and ability to file a reimbursement against this property so this property can pay them back for the cost of this properties frontage that was constructed. If this project was to go before the other project access north of Cajetan would not be allowed until the road is extended through or a temporary turnaround is provided – but we could allow access aligned with Cajetan or south of Cajetan along with the property providing payment in lieu for their portion of frontage that has not yet been constructed. Vine Drive along the frontage of this property is considered a local street and frontage improvements will need to be designed and constructed along the frontage of the property and right-of-way needed to accommodate this section will need to be dedicated. Response: A subdivision plat is proposed to provide a lot for the proposed project. Street improvements along Vine are proposed along the frontage of this lot. The northern access off Redwood aligns with Cajetan. Please note that the proposed lot does not extend northwards past Cajetan. Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com Department: Electric Engineering 1. Light & Power has three phase and single phase along Vine and Lemay. Please coordinate location of services with Light & Power. We can be reached at (970) 221-6700. Response: Acknowledged. Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Planning Services 1. The use will be considered a "gasoline station," despite the semantics being out of date. Zoning does not permit the use on the 300-500 and 520 E Vine sites. (Community Commercial-North College, C-C-N). Response: Acknowledged. 2. The zoning reflects a deliberate long term community plan for the area to transition from industrial uses to a creative innovation campus and the use would conflict with this long term plan. These sites are not suitable from staff’s perspective. Response: Acknowledged. 3. The use is permitted on the other sites to the east in the Industrial (I) zone district. The 625 N. Lemay site may be a detention pond – suitability of that site can be discussed at the meeting. Response: Acknowledged. 4. The intersection of Vine and Redwood/Linden is a key link to and from Downtown to the North College area and Old Town North and minimizing visibility from Redwood is a key consideration regarding options involving the County fleet yard. Response: Acknowledged. 5. For at least a decade, there has been planning discussion of relocating the County yard with the goal of a more active and attractive use at this key intersection. This is a question that needs an updated understanding – what are the County’s plans for this site? This can be a topic for discussion at the meeting, and follow up, as needed. Response: Acknowledged.: 6. The application is thorough and informative. The use is clearly a use that needs to find an appropriate home in Fort Collins. It appears that all due diligence has been devoted to the opportunities for positive synergy,to the grant, and to the functional needs of the facility. The attention given to layouts is acknowledged and appreciated. If the proposed sites prove unsuitable, Planning staff encourages further discussion of additional potential locations, focused on zoning, land use, and design. Response: Acknowledged. 7. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Response: Acknowledged. 8. Please see the Development Review Guide at www.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: Acknowledged. 9. 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: Acknowledged. 10. 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: Acknowledged. 11. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Acknowledged. 12. 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: Acknowledged. 13. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Acknowledged.