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HomeMy WebLinkAboutELITE INFUSED (5724 S. COLLEGE AVE.) - BASIC DEVELOPMENT REVIEW - BDR180013 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com RESPONSE to 11/16/17 CONCEPT REVIEW COMMENTS: May 3 rd 2018 Re: 5724 S College Ave – Elite Infused Elite infused plans to bring a state of the art, organic, marijuana cultivation facility, and infused products manufacturing facility at 5724 South College Ave, Fort Collins, CO in late spring/early summer 2018. The building will house both a multi room marijuana grow facility, as well as an onsite extraction laboratory for the manufacturing of organic, food-grade, marijuana extract. The planning objectives are to obtain approval for this change in use for the existing warehouse building on site and have the proposed interior building modifications approved by the building department. The Conceptual Review Meeting process has identified the site is within a Service Commercial (CS), zone district and is subject to Basic Development Review. There are no proposed exterior changes to the existing one-story brick building or warehouse. A trash enclosure will be added to the site. The existing on-site vehicle and bike parking will be designated, a fire access easement is provided, and existing landscaping will be supplemented. It is necessary to add a fire hydrant near the site within the public right of way. A Basic Development Reviews application has been submitted supported by a BDR Site Plan, Landscape Plan, Utility Plan, Plat, and other supporting materials. Summary of responses to Conceptual Review Comments 11/16/2017 Zoning: 1. An area for bicycle parking and a bicycle rack for at least 4 bikes is proposed near the entry door of the facility and meets requirements of LUC 3.2.2(C)(4)(b). 2. Screening of exterior mechanical equipment is addressed in the building plans. 3. A Trash and Recycled materials bin enclosure based on Fort Collins 2004 standards has been proposed at the west end of the parking area in front of the warehouse building. 4. No new lighting is proposed, and no existing lighting is being replaced. Water-Waste Water: This project requires no changes to the site’s water supply or sewer system. A new fire hydrant has been proposed and has been designed to the Fort Collins-Loveland Water District design and construction specifications. Page 2 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com Technical Services A plat has been prepared for this application consistent with these comments and current plat standards. Stormwater Engineering The proposed facility and site improvements require no changes to existing pavements and require no grading activities on the property. A minor disturbance to add plant materials to existing landscape areas will be necessary. There is no change to impervious area of the site. The impervious areas of the site are summarized on the site plan. Fire Authority: 1. 2015 IFC CODE ADOPTION - Acknowledged and addressed in the building plan submittal. 2. FIRE LANE: An appropriate Fire Lane less than 150 feet in length is provided with the existing onsite pavements. An Emergency Access Easement will be dedicated in the submitted amended plat. The extents of the easement are also shown on the proposed site plan. The existing site pavements meet the Fire Lane requirements of a hard, all- weather driving surface capable of handling an HS-20 loading. The grades along the fire lane range between 3% and 10%. A small portion of the fire lane (25%) is less than 20 feet wide. The narrowest point is 17 feet. Based upon the site layout and conditions we do not believe this will adversely impact an emergency response to this site. The fire lane will be posted with no parking signs, making the full width always available. A variance is requested to acknowledge and accept this site condition. 3. PREMISE IDENTIFICATION – These comments have been acknowledged and are addressed in the building plans. 4. WATER SUPPLY The proposed site plan requires the addition of a fire hydrant within 300 feet of the existing metal building. A new fire hydrant is proposed to be installed along the South College frontage road across from the property drive entrance within the right of way. Once installed this hydrant can supply at least 1500gpm at 20psi and meet the fire flow supply requirement for the site. Page 3 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com 5. GROW FACILITY – These comments have been acknowledged and considered in development of the application. 6. HAZARDOUS MATERIALS - These comments have been acknowledged and considered in development of the application. Environmental Planning - These comments have been acknowledged and considered in development of the application. Engineering Development Review 1. Acknowledged 2. Acknowledged 3. Original Comment "All Development is responsible for the local street frontage improvements adjacent to the site, but until the frontage road goes away the parkway and sidewalk along this property cannot be built. Therefore, a payment in lieu for the frontage construction will be collected for this property at time of building permit." -Acknowledged. 4. CDOT has been contacted and the adopted access control plan governing existing and future use and alignment of the sidewalks and streets in the right of way considered in the development of this application. The existing parking previously approved and constructed in the right of way will be formally designated on the proposed site plan as public parking for general public use, and not dedicated for the sole benefit of the adjacent property, but for the general public's non-exclusive use. 5. Acknowledged in part– The full extent of the South College frontage road in this vicinity suffers from lack of public infrastructure maintenance of the pavements and concrete curb and gutter. Replacing infrastructure that needs removal to complete or is damaged by the proposed developments construction activities is acceptable and indicated in the Utility plans. If the development will be made to correct pre-existing damage, it is requested that as a part of this applications review the City or CDOT identify specifically, by mapping or Page 4 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com physical marking, the pre-existing damage that will be requested that the development replace. 6. There are no public pedestrian facilities in this area, See Comment #3, therefore onsite connectivity to such is not possible. The on-site Accessible Routs meet the US Access Board ADA Accesses Guidelines. 7. The only proposed public improvements are the addition of a fire hydrant and lateral water main on the Fort Collins – Loveland Water District (FCLWD) system. The water mains and hydrant will be located in the CDOT right of Way. The FCLWD and the CDOT standards and specifications for construction will be the primary standards followed and the LUCAS standards observed when not in conflict with the CDOT and FCLWD standards. 8. A proposed amended plat dedicating a fire access easement has been submitted with this application. It also carries forward the originally platted utility easements recorded in 13 South Subdivision. A 25' water and sewer easement at the rear of the lot. 6' utility easement at the front, electrical utility easements within the CDOT right-of-way. The new fire hydrant proposed would be within the CDOT right of way and assumed it would be covered by utility occupation agreements between FCLWD and CDOT. 9. A Utility Plan has been submitted with this application for the construction of the new fire hydrant. Please provide the proposed terms of a development agreement with the formal review comments. 10. Acknowledged – The Project Survey Datum used is published as NAVD88. 11. Acknowledged 12. Acknowledged – This suggested utility coordination meeting would best be handled as an extension of the formal comment meeting set for this application. 13. Acknowledged – For response to parking setbacks, see response under (Planning Services comment #10). 14. The existing right of way adjacent to the site has previously approved and constructed parking, landscaping, utilities, and commercial signs and other minor appurtenances within it. This current application proposes only refreshing the established landscaping area and adding a fire hydrant and water main within this right of way. The Colorado Department of Transportation owns the right of way adjacent to the project. The CDOT Region 4 right of way permit division has been contacted. It is understood that CDOT will be reviewing this application and encroachment agreements may be necessary for certain Page 5 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com items. It is fundamental to this application that the existing parking in the right of way is considered for the general public's use and the proposed site plan includes notes and dedications to formally and perpetually document this. See responses to (Engineering Development Review #4) (Planning Services #4, #11). 15. Acknowledged – Not Applicable - No runoff treatment proposed within Right of Way. 16. Acknowledged – Bike Parking proposed internal to site. 17. Acknowledged - It is not necessary to temporarily occupy the public right of way to make the proposed site improvements. Vehicles will use the general public parking in the right of way at the front of the property consistent with its intended use. It is necessary to make improvements in the public right of way and the appropriate right of way construction permits will be obtained from the Local Agency and CDOT prior to construction activities. Electric Engineering 1. Acknowledged – The existing service meter has been called out to be relocated to the property line and the service upgraded to 3 phase power supply. 2. Acknowledged. Planning Services 1. A Site Plan, Utility Plan, Landscape Plan, and Amended Plat have been submitted with this Basic Development Review Application. 2. The submitted application and proposed Plans brings the site current with Article 3 of the Land Use Code (LUC), or an appropriate and reasonable variance has been requested. 3. Drive aisles that meet or exceed the 24-foot in the area of the parking and loading zones have been provided. The existing driveway and access point to the public street vary in width from 20' to 17'. The site drive will efficiently and safely allow for the ingress and egress of 5 employee and 2 residential vehicles the site can accommodate. The narrowest point in the drive will still allow for two passenger vehicles to pass each other with 4.5 feet of clearance between them. Bringing the driveway up to the 24-foot standard would require modifying the existing brick building or an encroachment onto the adjacent property. A variance to this requirement is requested. Page 6 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com 4. A trash enclosure has been proposed on the north end of the site between the buildings, placed on the asphalt pavement. 5. A handicap parking space and adjacent aisle has been provided on the site plan. 6. Acknowledged – Although exempt from minimum parking requirements, 5 spaces are designated adjacent to the warehouse building with employment uses. 2 spaces for the residential building are provided on the site. The 4 existing spaces in the adjacent right of way are not dedicated to the site and are parking for the general public's use. 7. The indicated parking stalls meet the minimum dimension standards with typical 9' by 23' dimensions. 8. The landscaping plan shows existing and additional trees necessary to meet the perimeter tree standards. 9. The site parking areas are landscaped and exceed the minimum landscaped area requirements. 10. Original comment - "In accordance with 3.2.2(C)(5), walkways shall link street sidewalks with building entries, be raised or enhanced with a paved surface not less than 6 ft in width." RESPONSE - The existing and proposed site contains paved surfaces connecting the building entrance's, parking areas, and public street. The wide driveways and minimum vehicle use allow for a safe shared use with pedestrians. No Public Sidewalk Network The neighborhood and public right of way in this area does not contain street sidewalks. The right of way adjacent to the site is dedicated to the Colorado Department of Transportation and the corridor's future multi-modal transportation development is documented the "South College Avenue (US287) Access Control Plan Update Report" February 2002 by Felsburg Holt Ullevig. (ACP287). The existence, location and alignment of a future public sidewalk are undetermined at this point. Please refer to Concept comments from Engineering Development Review #3. Page 7 of 7 125 South Howes Street 10th Floor • Fort Collins, CO 80521 • p: 970.672.8394 • f: 970.616.3002 www.ernstengineering.com | info@ernstengineering.com 11. Original comment - "The parking lot requires minimum average setback of 15ft from arterial street and a minimum, average of 5ft along lot lines" Off Street interior parking - The off-street parking designated for the residential and warehouse building located between the buildings meets the setback requirements. Public Parking in Right of Way frontage - There is an area of public parking proximate to the site within the CDOT right of way in front of the property. This existing on street parking approved at some point in the past does not meet the setback requirement's. These non-conforming legal parking spaces are left unmodified by this application. Defined Public Parking - The proposed site plan notes formalize and codify these spaces as public parking for use by the public. 12. Original comment - "If unable to meet any of the site requirements as outlined by the Land Use Code a modification to standards may be requested in accordance with modification review procedures, Section 2.8.2." Response: See Variances Requested section of development application. 13. A bike parking area and bike rack have been designated on the proposed site plan. The location is near the entrance to the warehouse building containing the employment uses. 14. The submitted application and fees paid are for the Basic Development Review process.