HomeMy WebLinkAboutCOLLINDALE BUSINESS PARK / CBW INC - I*P SITE PLAN REVIEW - 2-89 - CORRESPONDENCE - RESPONSE TO CITIZEN0
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City of Fort Collins
February 6, 1989
Mr. Ward Luthi
1701 Broadview
Fort Collins, CO. 80521
Dear Mr. Luthi:
ent Services
Development
I have attached some information in response to the questions we have
discussed in our phone conversations about the newly proposed industrial
development, C/B/W. I appreciate your concerns and am pleased that you
have taken the time to follow-up with City staff.
Specifically, as I recall, your concerns focused on the types of materials,
material handling, and storage involved with industrial processes used by
C/B/W. You have also posed questions about how and when this information
is gathered and evaluated within our various planning review processes for
an industry expanding or relocating to Fort Collins.
First, let me address the questions related to C/B/W. Mr. Carson has
provided a list of the materials that they use in their shop. The list has
been reviewed by the Fire Marshall and he has indicated that the products,
primarily paints, paint related solvents, and foam plastic compounds, are
materials common to most industrial and manufacturing settings. The
materials are flammable and combustible liquids with some hazardous
properties. Their use and storage will be regulated under fire and
building codes depending on the quantities. As the building plans are
reviewed, the Fire Marshall evaluates the situation in conjunction with the
specific codes for the building occupancy type. Staff is available and
works with the industry, and its architects and contractors to address
these design considerations prior to submittal of the building plans and
issuance of the building permit. After the initial conceptual review
meeting with the developer, the project planner's comments on the site plan
alert the industry to these concerns and the need to meet all regulatory
agencies requirements. Your concerns about the timing of hazardous
300 LaPorte Avenue 0 P.O. Box 580 • Fort Collins, CO 80322-0380 • (303) 221-6763
Mr. Ward Luthi •
February 6, 1989
• Page 2
materials identification and review depends to some degree on the initial
contacts with the industry. In the case of expansions of existing
industries, there are fewer problems because there are fewer unknowns. The
local industries are familiar with the regulations, they are inspected
regularly by the Fire Department, and must comply with the inspection
regulations of the other regulatory agencies involved (i.e. the State
Health Department). Planning a facility expansion usually involves the
Zoning, Building Inspection and Planning staff early in the process, and we
are able to identify these concerns in the project planning stages. As
Fort Collins corporate citizens, these industries are well aware of our
community values and are equally concerned about protecting our quality of
life and environment.
It is more difficult to work with a new industry because their initial
contact with the community may be at any number of entry points. Their
introduction to the community and initial contacts may be through the
University, an industrial park developer, or through a friend or business
associate. At what ever point they make contact with the City, the
Development Services staff assumes the responsibility to let the industry
know about the review process, specific development requirements, and
community standards, and ensures that the industry is in contact with the
necessary reviewing agencies. The formal review process depends a great
deal on the site selected and the zoning for that site. However,
conceptual review is the starting point for nearly every development and at
that time, issues like these are identified. For those projects proposed
under the Land Development Guidance System (LDGS), there are a number of
criteria that deal with environmental standards and there are specific
criteria for proposed industrial uses. I have attached excerpts from the
LDGS and have noted those pertinent sections.
As you know, the proposed C/B/W site is in an existing industrial zoned
area. I have also attached copies of the sections and performance
standards from the Zoning Code dealing with I-G, I-P, and the I-L zones.
C/B/W will be required to meet these performance standards.
As you have mentioned, the difficulty is the questions of timing -- how and
when are hazardous materials identified in the review process? We share
those concerns and have also identified areas where staff and the industry
need to work more closely. City staff including planners, building code
experts and the Fire Marshall constantly look for ways to improve the
review process.
The hearing on the C/B/W facility is scheduled for February 14, at 1:30 in
the Planning Conference room. The notice of the site plan review was
published in the paper. Notices were also sent out to property owners
within 500' to comply with the subdivision platting requirements.
Mr. Ward Luthi
February 6, 1989
Page 3
In our conversations and as you have been quoted in the local newspapers
you have raised a number of sound land use issues. I appreciate your
involvement and would hope that we could meet at some time to discuss these
further. It would be helpful for me to be able to explain my role as the
Economic Development Administrator and I would appreciate the opportunity
to work with you to ensure that your concerns are addressed. I will be
contacting you to see if we can schedule a time to meet. Thank you again
for your concerns and interest.
Sincerely,
Linda Hopkins
Economic Development Administrator
/attachments
cc: Sherry Albertson -Clark, Project Planner
Warren Jones, Fire Marshall
Greg Fisher, Neenan Company
i
• ! C B W Incorporated
/ /
320 NE Industrial Lane, Box 155
Lawrence, Kansas 66044
Telephone: (913) 841-3738
Telex: 417066 CBW INC
FAX: (913) 841-1222
C3
January 23, 1989
Linda Hopkins
City Offices
300 LaPorte Avenue
Fort Collins, CO 80522
Dear Linda:
As we discussed, I am sending this letter to confirm to you
that CBW, Incorporated uses no hazardous chemicals, other than
paint, in the process of manufacturing its equipment.
The paints and paint materials we presently use are
described in the attached enclosures. We have been told by our
paint supplier that these products are EPA approved. Of course,
we use the paint as prescribed by its manufacturer.
Please let me know if I can provide any additional
information.
4avnc rel ,
id E. a ji
DEC: smc
enc .
MATERIAL SAFETY DATA SHEET
FOR COATINOS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 12/31/82 (Similar to Form OSHA-20)
SECTION I
Manufacturer's Name: PPG Industries, Inc_ Coatings a Resins (croup
Address: 3800 W. 143rd Street -Cleveland, Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: ALKYD Manufacturer code: DPE1538
Trade Name: ZINC CHROMATE PRIMER (0701920)
MATERIAL SAFETY DATA SHEET
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 02/09/84 (Similar to Form OSHA-20)
SECTION I
Manufacturer's Name: PPG Industries, Inc. Coatings a Resins Group
Address: 3800 W. 143rd Street -Cleveland, Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: SOLVENT BLEND Manufacturer Code: DTU 6 0 1
Trade Name: ACRYLIC URETHANE REDUCER (0326820)
MATERIAL SAFETY DATA SHEET
FOR COATINOS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 01/11/83 (Similar to Form OSHA-20)
SECTION I
Manufacturer's Name: PPO Industries, Inc. Coatings A Resins Group
Address: 3800 M. 143rd Street -Cleveland. Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: SOLVENT BLEND Manufacturer Code: DTE 10 1
Trade Name: ENAMEL REDUCER (1002820)
MATERIAL SAFETY DATA SHEET
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 01/25/84 (Similar to Form OSHA-20)
SECTION I
Manufacturer's Name: PPG Industries, Inc. Coatings a Resins Group
Address: 3900 N. 143rd Street -Cleveland, Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: SOLVENT BLEND Manufacturer code: DTL87 6
Trade Name: ACRYLIC GLOSS THINNER (033183R)
r
•
0
MATERIAL SAFETY DATA SHEET
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 8/29/84 (Similar to Form OSHA-20)
SECTION 1
` Manufacturer's Name: PPG Industries, Inc. Coatings i Resins Group
Address: 3800 N. 143rd Street -Cleveland, Oh 44131
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 64371300
Product Class: POLYISOCYANATE Manufacturer Code: D A V 2
MATERIAL SAFETY DATA SHEET
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 10/02/84 (Similar to Form OSHA-20)
SECTION I
Manufacturer's Name: PPG Industries, Inc. Coatings i Resins Group
Address: 3800 M. 143rd Street -Cleveland. Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: POLYAMIDE Manufacturer code: D P40 1
Trade Name: EPDXY PRIMER CATALYST (0919640)
MATERIAL SAFETY DATA SHEET
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 02/04/83 (Similar to Form OSHA-20)
SECTION 1
Manufacturer's Name: PPG Industries, Inc. Coatings A Resins Group
Address: 3800 N. 143rd Street -Cleveland, Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: ALKYD Manufacturer Code: OPE1338
Trade Name: GRAY PRIMER SEALER (062982S)
MATERIAL SAFETY DATA SHEET
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 06/24/83 (Similar to Form OSHA-20)
SECTION i
Manufacturer's Name: PPG Industries, Inc. Coatings i Resins Group
Address: 3800 W. 143rd Street -Cleveland, On 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: ALKYD TYPE Manufacturer Code: D P E 1 20 2
Trade Name: FERROCHROME PRIMER SEALER (061383I)
MATERIAL SAFETY DATA SHEET -
FOR COATINGS,RESINS AND RELATED MATERIALS NPCA 1-72
Date of PREP: 10/02/84 (Similar to Form OSHA-20)
SECTION I
Manufacturer's Name: PPG Industries. Inc. Coatings i Rosins Group
Address: 3800 W. 143rd Street -Cleveland, Oh 44111
Attn: Technical Manager, AutoRefinish
Emergency Telephone: (304) 843-1300
Product Class: EPDXY Manufacturer Code: D P40
Trade Name: EPDXY PRIMER (0917640)
•
•
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
'Al I CRRERIA APPLICABLE CRITERIA ONLY
CRITERION Yes No ff no, please explain
NElOH/ORHOOD COWATAi ILJTY
1 Social C'nmr eT+mm,m%,
4. Adverse Traffic
PLAN3 AND K=XS
5. ComprehensNe
PUfiLJC PACKM ! 2
10. Secu
11. wcd4
RESOUNn
12�Soils
1
14. Widil
18. Agriculfuro
ENVOONMOOTAI
19. Air Qua1Nv
Sm
I]
QI)
B]
Access
—12—
cortnuec!
25. Will all sewage and industrial wastes be treated and disposed of in
such a manner as to comply with applicable federal, state, and local
standards? Detailed plans for waste disposal may be required before
issuance of a building permit.
Site Design
26. Are the elements of the site plan, e.g., buildings, circulation and
open space areas, arranged on the site so that activities are inte-
grated with the organizational scheme of the community and neighbor-
hood?
27. Are the elements of the site plan (e.g., buildings, circulation, open
space and landscaping, etc.) designed and arranged to produce an effi-
cient, functionally organized, and cohesive planned unit development?
28. Is the design and arrangement of elements of the site plan (e.g.,
buildings, circulation, open space and landscaping, etc.) in favorable
relationship to the existing natural topography; natural water bodies
and water courses; existing desirable trees; exposure to sunlight and
wind; and views?
29. Does the design and arrangement of elements of the site plan (e.g.,
building construction, orientation, and placement; selection and place-
ment of landscape materials; and/or use of renewable energy sources,
etc.) contribute to the overall reduction of energy use by the project?
30. Are the elements of the site plan (e.g., buildings, circulation, open
space, and landscaping) located and designed so as not to cast a shadow
onto adjacent property greater than a shadow cast by a twenty-five foot
hypothetical wall located along the property lines of the project
between the hours of 9:00 AM and 3:00 PM, MST, on December 21?
31. Are the elements of the site plan (e.g., buildings, circulation, open
space, and landscaping) located and designed to the extent feasible to
protect access to sunshine for planned solar energy systems and/or for
solar orieated rooftop surfaces which can support a solar collector or
collectors capable of providing for the anticipated hot water needs of
the building in the project between the hours of 9:00 AM and 3:00 PM,
MST, on Dete0er 21?
32. Are the elements of the site plan (e.g., buildings, circulation, open
space and landscaping, etc.) designed and arranged to maximize the
opportunity for privacy by the residents of the project?
-9-
6
6
a
• 0
ACTIVITY: Industrial Uses
DEANITION=
F
All industrial and manufacturing uses, and other uses which are of the same
general character.
CRTERIA Each of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
1. Does the project gain its primary
vehicular 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
activitim, including the storage of
refuse• an* vehicular parts planned to
take pied 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?
YeS No NA
❑ ❑
91
-25—
1
1
40
so
cort'riec �
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, use of existing build-
ings, and through committed energy conservation measures beyond
that normally required by City Code?
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
111.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-
•
0
INDUSTRIAL
USES
POINT CHART F
For All Crttera
Applicable Criteria Only
Criterion
Is The
Cr Orft
Agplixt'!
Yes No
I II III N
Code
The
caw
S=9
Yet WV' No
MUNP e►
IbM
P00,
Eared
ma&n=
,pIcaae
P"
a. "North" Fort Collins
X
X
1 2101
1
2
b. industrial center
X
X
210
3
6
c. On arterial street
X
2
0
1
d. Energy conservation
X
1
2
01
3
6
e. Historic preservation
112101
2
f.
1
20
g.
112101
h.
1
2
0
L
120
j.
112101
k.
1
210
• VW — very W4d oa,. Totals
v 7
Percentage Earned of Maximum Applicable Points VM = Vil %
VII
-27-
1 29.352
FORT COLLINS CODE
(30) Child-care centers, provided that a site plan
is submitted to and approved by the Direc-
tor of PIanning
(31) Single-family dwellings.
(32) Multifamily dwellings.
(33) Accessory buildings and uses.
(34) Any land use located on a Planned Unit
Development plan as defined, processed and
approved according to $ 29-526.
(Code 1972, $ 118-70(A))
Secs. 29.353-29-M. Reserved.
Subdivision R 1--L Limited Industrial
District*
Sec. 29-36& Purpose.
The M LIMOM bguxbW District designation
is primarily for light industrial uses.
(Code 1972, $ 118-71)
Sec. 29-367. Uses permitted.
The uses permitted in the I-L District are as
follows.
(1) Light industrial uses, including such uses
as the manufacture of electronic instruments,
preparation of food products, pharmaceuti-
cal manufacturing, research and scientific
laboratories and the like. Light industry
shall not include uses such as mining and
extracting industries, petrochemical indus-
tries, rubber refining, primary metal and
related industries. All such light industrial
uses shall be shown on a site plan submit-
ted to and approved by the Director of
Planning.
C
(2) The followun.�eribed commercial uses,
provided that thin enumerated are shown
on a site platsiMuitted to and approved
by the Director og Punning:
a. Automobile repair.
b. Automobile sales.
c. Builders' supply yards and lumberyards.
*Cross references —A mobile hones or mobile office may be
occupied in certain districts under a special uss permit, 1
18-19; sign regulations, 1 29593.
2006
d. Offices.
e. Parking lots and parking garages.
f. Personal service shops.
g. Veterinarian hospitals.
h. Plumbing, electrical and carpenter shops.
i. Printing and newspaper shops.
j. Publishing plants.
k. Warehouses and enclosed storage.
1. Public utility installations.
m. Public and private vocational and tech-
nical schools.
n. Assembly, packaging or installation of
gauges, electric or electronic inLstruinents
and similar equipment and devices with
enclosed component storage.
o. Recreational uses, including activities
such as billiard and pool parlors, dance
studios, martial arts schools, arts and
craRa studios, exercise and health clubs,
bowling alleys, tennis, basketball and
swimming.
p. Standard and fast-food restaurants.
q. Child-care centers, provided that a site
plan is submitted to and approved by
the Director of Planning.
(3) Accessory buildings and uses, including re-
lated retail sales uses, when incidental and
subordinate to any use permitted in the I-L
District.
(4) Any land use located on a Planned Unit
Development plan as defined, processed and
approved according to $ 29-526.
(Code 1972, § 118-71(A))
Sec. 29-56& PedQ=0&aw%ardst
(a) All uses allowed in the I-L District shall
conform to the performance standards in this Sec.
tion. The purpose of such standards is to permit
potential industrial nuisances to be measured,
factually and objectively-, to ensure that all in-
dustries will provide methods to protect the com-
munity from hazards and nuisances which can be
prevented by processes of control and nuisance
elimination; and to protect industries from arbi-
trary exclusion or persecution based solely on the
nuisance production by any particular type of in-
dustry in the past.
•
ZONING. ANNEXATION AND DEVELOPMENT OF LAND
§ 29-368
(b) The performance standards are as follows:
eighty (180) operating days, cumu-
(1) Glare and heat Any operation producing
lative total, from the date such op -
intense glare or heat shall be conducted
erations commence; thereafter, the
within an enclosed building or with other
twenty -percent opacity limitations
effective screening in such a manner as to
provided in (4)a. above shall apply
make such glare or heat completely imper-
to emissions from pilot plants and
ce tible from any Point along the property
experimental operations.
line.
2. Emissions from fireplaces used for
noncommercial or recreational pur-
(2) Vibrations Industrial operations shall cause
poem shall be exempt from (4)a.
no inherent and recurring generated vibra-
above.
tion perceptible without instruments at any
3. Subsection (4)a. above shall not
point along the property line. Transporta-
apply to emissions during the build-
tion facilities or temporary construction are
ing of a new fire, cleaning of fires,
excluded from this restriction.
soot blowing, start-up, any process
' ht Exterior lighting,
(3) L18 ghting, except for overhead
modification or adjustment or oc-
casional cleaning of control equip-
streetlighting and warning, emergency or
traffic signals, shall be installed in such a
meat, the shade or appearance of
manner that the light source will be suffi-
which is not darker than an equiv-
alent opacity so as to obscure an
ciently obscured to prevent glare on public
observer's view to a degree not
streets and walkways or into any residen-
greater than forty (40) percent for
tial area. The installation or erection of
a period or periods aggregating no
any lighting which may be confused with
more than three (3) minutes in any
warning signals, emergency signals or traf-
one (1) hour.
fic signals shall be unlawful.
4. Subsection (4)a. herein shall not
(4) Smoke emissions
apply to fugitive dust.
a. No person shall emit or cause to be
(5) Odor emission No person, wherever locat-
emitted into the atmosphere from any
ed, shall cause or allow the emission of
air contamination source of emission
odorous air contaminants from any single
whatsoever any air contaminant which
source such as to result in detectable odors
is of such a shade or density as to ob-
which are measured in excess of the follow-
scure an observer's vision to a degree
ing limits:
in excess of twenty -percent opacity.
a. For areas used predominantly for res-
b. Exception
idential or commercial purposes, it is a
1. No person shall emit or cause to
violation if odors are detected after the
bandtted into the atmosphere from
odorous air has been diluted with seven
asp pilot plant and experimental
(7) or more volumes of odor -free air.
opesat. any air contaminant for
b. In all other land use areas, it is a vio-
a pniod or periods aggregating more
lation if odors are detected after the
than three (3) minutes in any sixty
odorous air has been diluted with fif-
(60) consecutive minutes which is
teen (15) or more volumes of odor -free
of such a shade or density as to
air.
obscure an observer's vision to a
c. When the source is a manufacturing
degree in excess of forty -percent
process or agricultural operation, no
opacity. This emission standard for
violation of Ma. and b. herein shall be
pilot plants and experimental op-
cited by the city, provided that the best
erations shall be in effect for a pe-
practical treatment, maintenance and
riod not to exceed one hundred
control currently available shall be uti-
2007
M
§ 29.368 FORT COLLLNS CODE
lined in order to maintain the lowest
possible emission of odorous gases, and,
where applicable, in determining the
best practical control methods, the city
shall not require any method which
would result in an arbitrary and un-
reasonable taking of property or in the
practical closing of any lawful business
or activity if such would be without
corresponding public benefit.
d. For all areas, it is a violation when
odors are detected after the odorous
air has been diluted with one hundred
twenty-seven (127) or more volumes of
odor -free air, in which case provisions
of (5)c. herein shall not be applicable.
(6) Particle emissions No particles of fly ash
shall exceed two -tenths (0.2) grain per cubic
foot of flue gas at a stack temperature of
five hundred (500) degrees Fahrenheit.
(Code 1972, § 118-71(B))
Sec. 29-369. Bulk and area requirements.
(a) The minimum lot area in the I-L District
shall be the equivalent of two (2) times the total
floor area of the building, but in no event shall
such area be less than twenty thousand (20,000)
square feet.
(b) The minimum lot width in the I-L District
shall be one hundred (100) feet. The minimum
yard width shall be thirty (30) feet from any ad-
joining street or zoning district line. Where a zon,
ing district line adjoins a railroad right-of-way,
this minimum yard width shall not be required
on the adjoining railroad right-of-way line.
(Code 1972, § 118-71(D)—M)
Sec. 29-370. Plaaeie& Uait Developments.
Development of awe in the I-L District as a
Planned Unit Deveie jient plan as defined, pro-
cessed and approve&aeeording to 1 29-526 may
vary the requirements of this Subdivision.
(Code 1972, 1 118-71(C))
Sec. 29-371. Landscape requirements.
A fifty -foot landscaped buffer strip shall be re-
quired along all arterial and collector streets in
the I•L District.
(Code 1972, § 118-71(G))
2008
Secs. 29-372-29-384. Reserved.
-TUbd&*iMI Ids Ge"lndustrial District'
Sec. 29.385. Purpose.
The I-G General Industrial District is for heavy
industrial uses.
Sec. 29-386. Uses permitted.
The uses permitted in the I-G District are as
follows:
(1) Any business, commercial, industrial or man-
ufacturing use.
(2) Any land use located on a Planned Unit
Development plan as defined, processed and
approved according to 1 29-526.
(Code 1972, 1 118-72(A))
Sec. 29-387. Performance standards.
Every use permitted in the I-G District shall
conform to the performance standards required
for the I-L Limited Industrial District as set forth
in § 29-368.
(Code 1972, 1 118-720)
Sec. 29-388. Planned Unit Developments
Development of areas in the I-G District as a
Planned Unit Development plan as defined, pro-
cessed and approved according to § 29-526 may
vary the requirements of this Subdivision.
(Code 1972,1 118-72(C))
Secs. 29-389-29-40(L Reserved.
Districtt
Sec. 29-401. Purpose.
The I-P Industrial Park District designation is
for light industrial park areas containing controlled
industrial uses. The I-P District is designed for
industrial uses in proximity to areas zoned for
residential use and along arterial streets.
(Code 1972, 1 118-73)
'Cross references —A mobile home or mobile of lee may be
occupied in certain districts under a special use permit, 1
18-19; sign regulations, ) 29-39&
Mross reference —Sign regulations, 1 29.593.
0 •
11(
ZONING, ANNE%ATTON AND DEVELOPMENT OF LAND
Sec. 29 402. Uses permitted.
(a) The uses permitted in the I-P District shall
be those uses as set forth in 1 29-367.
(b) Any use in this district shall conform to the
requirements set forth in this Subdivision.
(Code 1972, 1 118-73(B))
Sea 29-403. Landscape requirements.
(a) Screening. Generally, an eighty -foot land-
scaped buffer strip shall be recommended along
any and all residential district boundary lines
abutting property in the I-P District, provided
that variations from the standards herein set forth
may be permitted if the City Forester and Direc-
tor of Planning find that such variations provide
an equal amount of effective screening. Normal-
ly, the buffer strip shall consist of a continuous
evergreen screen with a minimum height of six
(6) feet and planted in three (3) rows, with trees
twenty (20) feet on center. If the zoning district
line is on a street right-of-way, the requirement
for a buffer strip shall be reduced to at least fifty
(50) feet, and such buffer strip shall consist of a
continuous evergreen screen, a minimum of six
(6) feet in height and in two (2) rows, with trees
twenty (20) feet on center.
(b) Landscaping along arterial streets A fifty.
foot landscape buffer strip shall be required along
all *arterial or collector streets.
(c) Design standards Where landscaping is re-
quired, a plan shall be submitted and approved
by the Director of PIanning and the City Forest-
er. The plan shall provide an ample quantity and
variety of ornamental plant species which are
regarded as it Ili for this climate. Landscape
treatment musklbbdanced with both evergreen
and deciduous plbsit material with sufficient use
of upright species for vertical control. Landscape
treatment may include natural rock arrangements.
Plant material selections will be reviewed for adapt.
ability to physical conditions indicated by site
plan locations.
(d) Irrigation, Permanent underground water
facilities for irrigation purposes shall be provided
for all landscaped areas except in those areas in
which dry landscaping has been used.
Supp. No. 2
§ 29.404
(e) Maintenance Required landscaping shall be
maintained in a neat, clean and healthy condi-
tion. This maintenance shall include proper prun-
ing, mowing of lawn areas, weeding, removal of
litter, fertilizing, replacement of plants when nec-
essary and regular watering of all landscaped areas.
(Code 1972, § 118-73(BX1))
See. 29.404. Bulk and area requirements.
The following are area minimum requirements
with regard to the size of lots and setbacks for
property in the I-P District:
(1) Lot area The minimum lot area shall be
the equivalent of two (2) times the total
floor area of the building, but in no event
less than twenty thousand (20,000) square
feet. No more than fifty (50) percent ofany
lot shall be covered with building structures.
(2) Width of lot The minimum lot width shall
be one hundred (100) feet
(3) Front yard Minimum distance of any build-
ing from the front property line shall be
fifty (50) feet. A minimum of twenty-five
(25) feet in the front yard adjacent to any
street right-of-way shall be used for no pur-
pose other than the required landscaping
and ingress and egress. No fences shall be
erected within this twenty -five-foot area.
(4) Side yard Minimum distance of any build-
ing from the side property line shall be
thirty (30) feet In cases where the side
yards are used for storage, loading or park-
ing facilities, they shall be screened from
the view of public rights -of -way in residen-
tial areas. Where a zoning district line joins
a railroad right-of-way, this side yard min-
imum distance shall not be required.
(5) Rear yard Minimum distance from rear
lot line to building shall be twenty (20)
feet. In cases where the rear yards are used
for storage, loading or parking facilities,
they shall be screened from the view of
public rights -of -way in residential areas.
Where a zoning district line joins a rail-
road right-of-way, this rear yard minimum
distance shall not be required.
(Code 1972, 4 118-73(BX2))
2009
r
§ 29405
Sec. 29-405. Enclosure required.
FORT COLLINS CODE
All manufacturing and similar uses in the I-P
District shall be carried on entirely within a com-
pletely enclosed structure.
(Code 1972, § 118-73(BX4))
Sec. 29-406. Performance standards.
All uses in the I-P District shall conform to the
performance standards required for the I-L Lim-
ited Industrial District as set forth in § 29-368.
(Code 1972, § 118-73(A))
Sec. 29-407. Planned Unit Developments.
Development of areas in the I-P District as a
Planned Unit Development plan as defined, pro-
cessed and approved according to 1 29-526 may
vary the requirements of this Subdivision.
(Code 1972, § 118-73(B)(5))
Secs. 29408-29.412. Reserved.
Subdivision U. RC River Corridor District
Sec. 29-413. Purpose.
The RC River Corridor District designation is
for areas developing within the Downtown River
Corridor of the Cache La Poudre River.
(Ord. No. 31, 1987, § 2(118-74), 2-17-87)
Sec. 296414. Uses permitted.
(a) All permitted uses listed in this Section (and
expansions of more than twenty-five (25) percent
of the gross floor area of uses existing on Febru-
ary 17, 1987) shall be subject to administrative
review procedures as established in a Neighbor-
hood Plan for the affeeWarea, if such a plan has
been adopted as an eisomat of the Comprehen-
sive Plan of the city. Piinitted uses (3) through
(30) below shall be suW to administrative re-
view by the Director of Planning of the proposed
site, landscape and preliminary architectural de-
signs and, where applicable, opportunity for sim-
ilar review by a neighborhood representative as
allowed and adopted in the Neighborhood Plan,
all in accordance with the administrative guide-
lines as developed by the city. The decision of the
Director to approve, deny or modify the proposed
Supp. Na 2
2010
plan must be made within three (3) weeks of sub-
mission by the applicant, and if not so made,
approval shall be deemed to have been given. The
decision of the Director may be appealed to the
Planning and Zoning Board as provided in the
administrative guidelines.
(b) The specific uses permitted are as follows:
(1) Single-family dwellings.
(2) Two-family dwellings.
(3) Public and private schools.
(4) Colleges and universities.
(5) Multifamily dwellings.
(6) Boarding. and roominghous m
(7) Automobile repair, conducted inside of a
building.
(8) Banks, savings and loan and finance com-
panies.
(9) Churches.
(10) Heliports.
(11) Hotels and motels.
(12) Indoor theaters (esnept adult entertainment).
(13) Membership clubs.
(14) Offices and clinics.
(15) Parking lots and parking garages.
(16) Parks and playgrounds.
(17) Personal service shops.
(18) Printing and newspaper oTkes.
(19) Recreational uses.
(20) Standard restaurants; bars.
(21) Retail stores.
(22) Public utility installations.
(23) Laundry and dry-cleaning outlets whose
business consists primarily of serving re-
tail customers.
(24) Public and private vocational and techni.
cal schools.
U