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HomeMy WebLinkAboutSCHRADER PROPANE OFFICE & MINOR VEHICLE REPAIR - PDP - PDP170015 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESP.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Schrader Propane Offices Statement of Planning Objectives March 23, 2017 P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Statement of Appropriate City Plan Principles and Policies Economic Health • Policy EH 1.1 – Support Job Creation This project supports job creation with a potential for a minimum of 22 jobs. • Policy EH 1.2 – Maximize Retail Sales Tax Revenue This project maximizes retail sales tax revenue by allowing an existing retail business to relocate at this site within the city limits in lieu of moving to the County. • Policy EH 2.1 – Support Targeted Industry Clusters This project supports a local, established, business selling clean energy bulk propane. • Policy EH 3.1 – Support Programs Emphasizing Local Business Schrader Propane has been family owned and operated in Fort Collins since 1937. • Policy EH 4.1 –Prioritize Targeted Redevelopment Areas This is an infill project which lies within a targeted infill and redevelopment area. • Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Work with the City staff to modify standards due to unique site constraints. Environmental Health • Policy ENV 1.1 – Protect and Enhance Natural Features This project is not adjacent to wetlands, riparian areas, or wildlife habitat. This project will include on-site detention with water quality features to protect the NECCO detention pond downstream. • Policy ENV 5.2 – Utilize Solar Access The long axis of the building is oriented north/south so as to minimize disruption of solar access on adjacent properties. • Policy ENV 8.2 – Focus on Priority Air Pollutants Schrader Propane sells propane, a cleaner burning fossil fuel. • Policy ENV 9.1 – Promote Alternative and Efficient Transportation Fuels and Vehicles Schrader Propane sells propane, a cleaner burning fossil fuel. • Policy ENV 14.1 – Divert Waste Schrader Propane will look into recycling to divert recyclables from the waste stream. • Policy ENV 18.6 – Modify Detention Requirements for Redevelopment This project will include on-site detention with water quality features to protect the NECCO detention pond downstream. • Policy ENV 19.1 – Employ a Watershed Approach to Stormwater Management This project will include on-site detention with water quality features to protect the NECCO detention pond downstream. • Policy ENV 20.1 – Develop Stormwater Master Plans • Policy ENV 20.2 – Follow Design Criteria for Stormwater Facilities • Policy ENV 20.3 – Utilize Public Lands o This project lies within the Dry Creek Basin and will utilize stormwater facility design criteria that follow national Best Management Practices (BMPs). o Conducts storm water through water quality structures, on-site detention to Red Cedar Circle which conveys it to a regional NECCO detention pond. • Policy ENV 22.1 – Adhere to Water Quality Discharge Standards This project will meet local, state and federal water quality discharge standards by employing best management treatment practices and procedures. Community and Neighborhood Livability • Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com The development of this project promotes the revitalization of an existing, underutilized industrial area where infrastructure already exists. • Policy LIV 5.2 – Target Public Investment along the Community Spine This project is a redevelopment infill project along the College Avenue “community spine” and North College Corridor Plan. • Policy LIV 6.2 – Seek Compatibility with Neighborhoods This project is compatible with the existing adjacent industrial and commercial uses. • Policy LIV 10.2 – Incorporate Street Trees This project will endeavor to utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street and use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. • Policy LIV 12.2 – Utilize Security Lighting and Landscaping This project endeavors to provide security lighting at low, even levels to create comfortable area-wide visibility and pedestrian security and design landscaping to avoid hidden areas, particularly where such areas may be used at night, such as near building approaches and entrances. • Policy LIV 14.2 – Promote Functional Landscape This project utilizes natural landscaping that tie the building into the land. • Policy LIV 14.3 – Design Low Maintenance Landscapes This project utilizes low maintenance landscaping. • Policy LIV 15.1 – Modify Standardized Commercial Architecture The design of this building reflects the rural agricultural history of Fort Collins. • Policy LIV 15.2 – Seek Compatibility with Surrounding Development The building materials of this project compliment the building materials of existing buildings and structures in the area. City Structure Plan Map Principles and Policies • Policy LIV 19.1 – Land Use Designations This project is located in an existing designated Industrial (I) zone and is a permitted use subject to administrative review as an Office with Vehicle minor repair servicing and maintenance. • Policy LIV 20.2 – Initiate and Monitor Subarea Plans The project is within the North College Corridor Plan • Policy LIV 20.3 – Relationship Between Subarea Plan and City Plan Policies o This project is within a designated Urban Renewal Area. o This project is within a Tax Increment Finance District. o This project is within a State Enterprise Zone. Design Principles and Policies for Industrial Districts • Policy LIV 39.3 – Provide Land Use Transitions Residential neighborhoods are not immediately adjacent to the site but are located about 0.25 miles to the southeast. Pedestrian access to these neighborhoods is by existing sidewalks. Vehicular access to this neighborhood is south along Red Cedar Circle, west on Conifer Street to Blondel Street. • Policy LIV 39.4 – Support Transportation Improvements The site is located on Red Cedar Circle, one block off of North College and Conifer Street. • Policy LIV 39.5 – Incorporate Transit, Bikeways and Other Trip Reduction Strategies o This project provides a balanced circulation system with adjacent pedestrian sidewalk access to the site. The location of the on-site access to the public sidewalk is dictated by the required location of the detention pond due to existing site topography. o This project is located 0.25 miles from the nearest bus stop at the northeast corner of College and Conifer. o Bicycle parking is provided under the porch at the main entry. Covered bicycle parking is provided within the building. o The majority of the business’ parking is located behind the building behind a screen fence. Public parking is located on the east side of the building and screened from Red Cedar Circle by a 36” metal fence atop the street-side retaining wall covered with evergreen and flowering vines. P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Safety and Wellness Principles and Policies • Policy SW 1.5 - Maintain Public Safety through Design The main entry to the building is visible from the street and will be well lighted. Sidewalks and drives will be well lighted and landscaping designed to be open. Transportation Principles and Policies • Policy T 1.2 – Transit Service, Policy T 10.1 – Transit Stops This project is located 0.25 miles from the nearest bus stop at the northeast corner of College and Conifer. • Policy T 3.1 – Pedestrian Mobility, Policy T 9.2 – Pedestrian, Bicycle, and Transit Interface and Access, Policy T 12.1 – Connections, Policy T 12.2 – Pedestrian Network, Policy T 12.3 – Pedestrian Plan Adequate sidewalks are provided along College Avenue, Conifer Street, along the east side of Red Cedar, and most of the west side of Red Cedar. The new sidewalk in front of this project will eventually connect with the existing sidewalk at the corner Conifer and Red Cedar as properties develop to the south of this project. • Policy T 3.2 – Bicycle Facilities, Policy T 8.1 – Support Active Transportation, Policy T 11.1 – Bicycle Facilities Bicycle parking is provided under the porch at the main entry. Covered bicycle parking is provided within the building. • Policy T 12.5 – Safe and Secure The main entry to the building is visible from the street and will be well lighted. Sidewalks and drives will be well lighted and landscaping designed to be open. Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. • Open space is provided by the development as a landscaped storm water detention pond. • There are no wetlands associated with this project or adjacent to this project. • There is not a recognized wildlife corridor adjacent to the project. • On site landscaping complies with Section 3.2.1 of the Land Use Code. • Vehicular circulation to the site is provided by a new 25’ wide curb cut. This curb cut is separated by a minimum of 30’ from adjacent existing cub cuts. • This project will install a 5’ wide concrete sidewalk along the east property line connecting to the existing adjacent pedestrian to the north of the site. The location of the on-site sidewalk to the public sidewalk is dictated by the required location of the detention pond due to existing site topography. Estimate the number of employees. • It is estimated that there will be approximately 10 employees. Description of the rationale behind the assumptions and choices made by the applicant This is a request to replat Lots 15 & 16, Block 3, Replat (No. 1) of Evergreen Park, located in the Northwest Quarter of Section 1, Township 7 North, Range 69 West of the 6th p.m., City of Fort Collins, County of Larimer, State of Colorado. Currently both Lot 15 and Lot 16 are vacant land. Lot 16 will remain vacant land. It is encumbered by overhead electrical transmission lines with a 37.5 foot transmission line easement (the northern half of a 75 foot transmission line easement) along the southern lot line of Lot 16. P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com The Schrader Propane Offices will be constructed on Lot 15. This lot is bordered by an existing paved alley to the west, an existing bulk propane tank farm to the north on an adjacent lot, Red Cedar Circle to the east, and Lot 16 to the south. The Schrader Propane Office project will be comprised of a 5,500 s.f. building (3,000s.f. offices and 2,500 s.f.). The site development of Lot 15 is dictated by several physical factors. 1. Lot 15 is relatively flat and gently slopes from west to east. The southeast corner of Lot 15 is the lowest part of the lot and the logical area for the placement of the storm water detention pond. Water quality will be accomplished by a rain garden on the south side of the building and by pervious paving on the east and west sides of the building as stated in the Drainage Report and the Civil Construction Documents as designed by the Civil Engineer and approved by the City. The stormwater from this pond will flow through an outlet structure and an outfall pipe to the Red Cedar Circle curbline as do a majority of the properties along Red Cedar Circle. 2. Driveways are required to be located with a minimum spacing of 30’-0”. The north edge of the proposed driveway access to the site is located 97’-2” from the southern edge of the existing driveway on the lot to the north, and 30’-0” from the southern edge of the nearest driveway on the east side of the street. 3. Due to the narrowness of the lot, the required location of the detention pond and driveway, and the program requirement for secure fleet storage there is a fenced fleet parking area on the west side of the building accessed by a gated drive on the north side of the building. This gate will have a Knox box for fire department access. 4. Due to the narrowness of the lot, the required location of the detention pond and driveway, and the program requirement for secure fleet storage, the public parking area is located between the building and the detention pond. This parking area is also utilized for some storm water storage. Detention water in the public parking area will not exceed 12” in depth. The front of the stalls facing the street will be screened by 30” high (min.) landscaping. Narrative description of how conflicts between land uses, or disturbances to natural habitats and features, and/or wildlife are mitigated. Conflicts between land uses: • The current zoning for this development is Industrial (I). The lots to the north and south are also zoned Industrial. The parcel is bordered on the east by Red Cedar Circle and the lots to the east of this street are zoned Industrial. • The parcel is bordered on the west by a 20 foot wide alley and the lots to the west of the alley are zoned Service Commercial District (CS). The Land Use Code (LUC) requires that a minimum 35-foot deep yard shall be provided along any district line that does not adjoin a residential land use. We ask for a Modification of Standards to allow for a 20 foot buffer (10 foot half-alley + 10 foot landscape area) with a 6 foot high fence along the entire length of the west property line. The Raw Urth Designs development at the northwest corner of Conifer Street and Red Cedar Circle was granted a similar modification. • To minimize up-light, spill-light, glare, and unnecessary diffusion onto adjacent properties, the project will utilize LED area lights with light sources concealed and fully shielded, and shall feature sharp cut-off capability. Light spillage onto adjacent properties will not exceed the maximum allowable lumens per the LUC. Disturbances to wetlands, natural habitats and features, and/or wildlife: • The site does not contain any wetlands. • The site storm water will be detained on site with water quality as required per code so as to protect existing wetlands and regional detention areas to the south and southeast of the site. • The site does not contain any discernible natural habitats or features of note. • The site does not contain, nor is it adjacent to, any designated wildlife corridors. P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com A written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. • Neighborhood meetings are not required and have not been held. It is not anticipated that adjacent property owners will oppose this project. Parking Narrative: • Fleet parking for nine (9) over the road (OTR) propane tankers and eight (8) mid-sized local propane tankers will be located to the west of the proposed building in a storage yard that is enclosed by an opaque screen/fence with a gate on the north side of the building. This • Public parking will be located on the east side of the building. Vehicle parking spaces facing the street will be screened by 30” high (min.) landscaping at the front of the parking spaces. PUBLIC PARKING SUMMARY PARKING TYPE MINIMUM MAXIMUM VEHICLES GENERAL OFFICE (1/1000 S.F. MIN.) x 3,000 S.F. (3/1000 S.F. MAX.) x 3,000 S.F. 3 SPACES 9 SPACES VEHICLE SERVICING AND MAINT. (2/1000 S.F. MIN.) x 2,500 S.F. (5/1000 S.F. MAX.) x 2,500 S.F. 5 SPACES 13 SPACES TOTAL REQUIRED 8 SPACES (1 HC SPACE) 22 SPACES 1 HC SPACE TOTAL PROVIDED 8 SPACES (1 HC SPACE) BIKES GENERAL OFFICE (1/4000 S.F.) x 3,000 S.F. = 0.75 SPACES MIN. 4 SPACES REQ'D. VEHICLE SERVICING AND MAINT. MIN. 4 SPACES REQ'D. TOTAL BIKE PARKING REQUIRED 6 SPACES (EXTERIOR) 2 SPACES (INTERIOR) TOTAL BIKE SPACES PROVIDED 5 SPACES (EXTERIOR) 3 SPACES (INTERIOR)