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HomeMy WebLinkAboutCOLOR PRO REMODEL - PDP - 10-05 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW (7)c. The Applicant will not be required to bring the existing sidewalk up to current standards with this change - of -use request. However, a contribution in aid for future improvements to the sidewalk may be required. The Applicant is willing to discuss a contribution in aid for future improvements to the sidewalk along Riverside. 7. Natural Resources Department Comments by Doug Moore 224-6143 a. Native plants and grasses should be used in the Landscape Plan. Reduce the amount of bluegrass lawns to be on the property. Oat grass and native ground covers are used in the landscape design. Bluegrass lawn is not used in the Landscape Plan. b. This change -of -use on the property must provide for a trash enclosure that is designed and constructed to be large enough to accommodate recycling. An 8'-6"x26'-6" trash enclosure/recycling area is provided. 8. Current Planning Department Comments a. This change -of -use (development) request will be subject to the Development Review Fee Schedule that is available at the Current Planning Department office. The fees are due at the time of submittal of the required documents for the appropriate development review process (project development plan and final compliance) by City staff and affected outside reviewing agencies. The Applicant will review the Development Review Fee Schedule. b. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Division 4.22 — Employment Zoning District. Copies of Article 3 and Division 4.22 are available in the Current Planning Department or on the Fort Collins web site. The Applicant has reviewed the requirements of the LUC, Article2, Article 3, and Division4.22. c. The City's Current Planning Department will coordinate the development review process. The required submittal package will be submitted to this department and distributed accordingly to other City departments and outside reviewing agencies involved in the development review. We will submit the required documentation and fees to the Current Planning Department. Sincerely, ii 'L /ILU- Don Shields Project Manager Wickham Gustafson Architects, Inc. 5 of 5 The applicant should be familiar with the parking stall and aisle width requirements that are set forth in Section 3.2.2(L) of the LUC. The standard parking spaces provided are 9'x19' with a 20' single loaded drive aisle to the southeast property line. g. The property owner will be responsible for the repairing and/or replacing of any damaged curb, gutter, and sidewalk along the property frontage. We walked the frontage of the site with Lance Newlin of the Engineering Department. He made note that we needed to repair/replace one section of curb and gutter along Riverside, and we needed to repair/replace the existing approach offofRiverside due to wear and tear damage. The existing public sidewalk along Riverside does not need repair or replacement. h. The property owner will be responsible for undergrounding any existing overhead utilities on the property. All existing utilities to the building are to remain and are currently located underground. i. A Development Agreement (between the developer/property owner and the City) and a Development Construction Permit will be required with development on this property. The property owner understands that a Development Agreement and Development construction Permit will be required as part to the approval of the change -of -use. 3. Water/Wastewater Department Comments by Roger Buffington 221-6854 a. Roger Buffington indicated that if there are no changes to the existing water and sanitary sewer services to this property associated with this change -of -use then he has no comments. There are no changes to the existing water and sanitary sewer services to this property associated with this change -of -use. 4. Stormwater Utility Department Comments by Glen Schlueter 224-6065 a. On -site detention water quality treatment will be required; or, a variance may be submitted to the Stormwater Department and considered. We will submit a variance request to Kevin McBride for a waiver of the water quality treatment because there will not be any re grading of the site or additional paving. b. A grading plan may be necessary and it could be combined with the required Landscape Plan. We spoke with Glen and he said that if we were not changing any grades we could add a note to the Landscape Plan stating: "Dristing grades to remain. " Light and Power Department Comments 221-6700 a. Please check directly with the Light and Power Department for information about any requirements that may be associated with the change -of -use on this property. We spoke with Ellen Rutz at Light and Power and as there will be no change to the existing electrical service, there are not any requirements associated with the change -of -use for Development Review. 6. Transportation Planning Department Comments by David Averill 221-6608 a. A Transportation Impact Study (171S), addressing all the modes of transportation may be required with your PDP submittal. A 77S is not being required by Eric Bracke because the level of service for the proposed use does not exceed the level of service for the existing use. Adequate bicycle parking, in the amount of 5% of the vehicle parking on -site, should be provided with this change of use on the property. Seven parking spaces are being provided. 7 x .OS = 0.35 We are providing bicycle parking for three (3) bicycles. 4of5 2. EnEineering Department Comments by Katie Moore 221-6750 or 221-6605 a. The standard utility plan submittal requirements will apply to this development request. All existing utilities are to remain. They have been shown on the proposed Landscape Plan with the required setbacks of 10' for trees and 4' for shrubs from utility lines within utility easements and the Riverside right-of-way. b. Street oversizing fees will apply to this development request. The fees will be based on the vehicle trip generation for the proposed land use in the development plan and collected at the time of issuance of building permits. In a phone conversation with Matt Baker on 03-01-05, it was established that the street oversizing fees will be based on the difference in vehicle trip generation for the existing use (medical office) and the proposed use (print shop). c. A Transportation Impact Study (TIS) may be required. Our office spoke with Eric Bracke and he is not going to require a TIS. d. Larimer County Road Impact Fees will apply to the redevelopment (change of use) on this property. The impact fees will be based on the difference in vehicle trip generation for the existing use (medical office) and the proposed use (print shop). The applicant will contact the Larimer County Engineering Department for determination of the Larimer County Road Impact Fees. e. The proposed change -of -use on this property will require a dedication of additional right-of-way for Riverside Avenue to bring it to the 4-lane arterial ROW standard of 115'. Also, the necessary 15' easement behind the ROW for the street must be dedicated, either by subdivision plat or separate document. The Applicant requests that the City waive the requirement of dedication of additional street right-of-way (ROW) for Riverside Avenue to bring it to the 4-1ane arterial ROW standard of 11 S , and the necessary 1 S' easement behind the ROW, due to the fact that the distance from the existing property line along Riverside to the existing building is 10'-0". f. Any public improvements associated with this change -of -use must be designed and built to the requirements set forth in the Latimer County Urban Area Street Standards (LCUASS). • The LUC sets forth a minimum parking setback of 50' or 100' from the flowline of the adjacent street (Riverside Avenue). The parking setback would be determined by the result of a TIS. A 77S is not being required by Eric Bracke. Given the number of employees and the fact that this type of print shop has a minimal amount of walk-in traffic, it is assumed that the Average Daily Trips (ADT) will be less than 100. 77te existing on -site parking/paving is to remain. here will be not be any public improvements associated with this change -of- use other than the repair of one section of damaged curb and gutter along Riverside Avenue, and the repair of the existing shared approach off ofRiverside. Given that for all intents and purposes there will not be any change of the existing conditions, and that the recent change of use a printing facility to Sears Trostel lumber at 1500 Riverside did not mandate compliance to the parking setback, we feel that the enforcement of the 50' parking setback mandated by the LCUASS for this project is unreasonable. • The city staff is encouraging the applicant to consider providing vehicular cross -access with the property to the west. The applicant appreciates the staffs suggestion concerning cross -access with the property to the west, but declines the suggestion at this time. 3 of 5 the Office of Water, Wastewater and Stormwater Utility services prior to the issuance of a building permit. See the Landscape Plan for utility/landscape separations. 2. Access Circulation and Parking conform to Section 3.2.2. Pedestrians have been separated from vehicles and bicycles. Existing curb cuts shall be maintained and repaired as required by the Engineering department A bicycle rack for three bikes shall be located near the main building entry. Direct pedestrian access from the sidewalk along Riverside to the main entry to the building is provided. A maximum of 15 parking spaces (211000 s f. Custom Small Industry) is allowed for this use and building size; (7) 9' x 19' parking spaces are provided. Parking areas required to have a minimum setback from the ROW a minimum of 15' along an arterial street, a 15' setback has been maintained. Parking lot landscaping has been provided as required by section 3.2.2(M). No on -site area lights are being installed. A single 175W metal halite wall pack will be installed at the rear entry doors for security. 3. We have meet with a representative of the Engineering department, on site, to determine that one section of curb and gutter along riverside needs to be replaced and the common approach off of Riverside needs to be replaced per city street standards. 4. 7his project is not located within a water hazard area. 5. This project is not located within an area of natural or geological hazard. 6. This project will not affect natural habitats or features. 7. This project conforms to applicable local, state and federal air quality standards. 8. This project complies with all applicable local state and federal water quality standards. The existing paving and grading is to remain, therefore, retention for water quality is not required. 9. Noise levels shall not exceed 55 db from 7: 00 a.m. to 8: 00 p. m. and 50 db from 8: 00 p. m. to 7.00 a.m. along the common property line with the L-M-NDistrict to the southwest. 10. No hazardous materials will be used at this facility. MSDS sheets for all chemicals will be provided to Poudre Fire Department for review. 11. This project will not create will not product intense glare or heat. 12. This site does not include an historic or cultural resource. 13. The building design fits within the existing context of the area. The exterior shall be re -sheathed with a new facade which is compatible with context of the existing buildings along Riverside. The materials will be stucco with vertical metal siding and metal roofs as are other commercial buildings in the area. The existing sloped roofprofrle shall remain to compliment the sloped roofs of the residential neighborhood to the northwest. The height of the existing building is 24'- 0 "; this is less than the four stories allowed in this zoning district. 14. Existing 6' high stockade cedar fences along the northwest and southwest property lines of the project shall remain. The area behind the building shall be closed off along the southeast side by a 6' high black wrought iron fence with a 10' wide sliding wrought iron gate. c. Per Section 3.2.2(K)(2) of the LUC sets forth the maximum parking allowances for non-residential uses, based on the squarefootage of the building. In this case there can be no more than 15 parking spaces on site. The proposed design calls for 6 standard 9' x 19' parking spaces and an 8' x 19'van-accessible handicap space with an adjacent 8' x 19' loading area. d. There must be a minimum of 6% interior landscaping in the parking areas for this development per Sections 3.2.1(E)(5) and 3.2.2(M)(1) of the LUC. The proposed design contains 10% interior landscaping. e. The print shop will be subject to the "building orientation and pedestrian connectivity" and "build -to line" standards set forth in Section 3.5.3(B) of the LUC as they relate to any new additions to the site. The main entry to the building has been places in the west corner of the building facing toward Riverside with a pedestrian connection to the existing sidewalk along Riverside. The existing `build -to line" of the northeasternfacade shall remain. It approximately aligns with the northwesternfacades of the existing adjacent buildings along Riverside. 2 of 5 I LGU=ST%AFSON ROBERT J. GUSTAFSON DONAI.D G. SHIELDS A R C H I T E C T S 1449 RIVERSIDE AVENUE (970) 493-2025 FORT COLLINS, COLORADO 80524 FAX (970) 493-2026 February 28, 2005 Mr. Steve Oh Project Planner Current Planning 281 North College Avenue Fort Collins, CO 80522 RE: Color Pro Printing Inc. Change of Use/ Building Remodel 1437 Riverside Ave. Fort Collins, CO Dear Mr. Olt, Per the Project Development Plan Submittal Checklist, I am submitting this response letter to the staIDs Conceptual Review comments. This is a request for a change -of -use from a dentist office to a print shop in an existing building, with parking, at 1437 Riverside Avenue. The property is located on the southwest side of Riverside between Montgomery Street and McHugh Street. The property is in the Employment Zoning District (E). A print shop is a permitted commercial/retail use in the Employment District, subject to administrative review. Color Pro is moving from an existing location at 1408 Riverside. The above project consists of an existing 14,206 square -foot (0.32 acres) lot with an existing 3,918 square foot building to remain. A 12' x 12' non -enclosed covered loading area will be added over an existing paved area in the rear of the building. There will be minor changes to the existing paved areas in order to provide additional landscape areas around the building perimeter. Per the LUC, a maximum of 15 car parking spaces are allowed; 6 standard car parking spaces and one handicap parking space are provided, with 3 bicycle parking spaces near the main entry. Zoning Department CommentS by Jenny Nuckols 416-2313 a. This property is in the E — Employment Zoning District in the City of Fort Collins. The E District permits print shops, subject to an administrative (Type 1) review and public hearine. We acknowledge that the Employment District permits print shops, subject to an administrative (Type 1) review. However, we feel a public hearing will not be required since the secondary use (print shop) enumerated in 4.22(D)(2)(r) is subject to an administrative review as required for such use in Section 4.22(B). b. This proposal complies with the regulations and standards set forth in Article 3 — General Development Standards and the Permitted Uses, Land Use Standards and Development Standards in Division 4.22 - Employment District. 1. The Landscape Plan conforms to Section 3.2.1— Landscaping and Tree Protection. Minimum required plantings have been met or exceeded. The minimum number of required street trees has been provided. The minimum Species Diversity has been maintained. The required tree species and sizes have been provided. The Landscape Plan conforms to the Landscape Standards of Section 3.2.1(E). 6% interior landscaping is required and 10% landscaping is provided. See Landscape 1 of 5