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HomeMy WebLinkAboutHIGH TOP CULTIVATION FACILITY - BDR200006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESSTATEMENT OF PLANNING OBJECTIVES: r High Top Cultivation Facility - Fort Collins, LLC 3-26-2020 High Top Site Context & Development Introduction: The High Top Cultivation Facility is generally located south of Trilby Road on the west side College Avenue just west of the existing KindCare of Fort Collins, a retail medical and recreational cannabis dispensary. The proposed development is located on Lot 2 of the Dings Subdivision being approximately 1.65 acres in size and is Zoned CL – Limited Commercial Currently the site has a existing vacant 9,136 square foot building and a 11,203 square feet of existing asphalt paving with the remainder of the site of approximately 51,700 square feet being existing gravel and native grass cover. The site is accessed from South College Avenue via an existing 26’ wide Emergancy Access, Vehiculer Access, Utility and Pedestrian Access Easement located through and accross Lot 1 of the Dings Subdivision (KindCare of Fort Collins Property and Retail Establishment). The subject property is currently annexed to the City of Fort Collins and is Zoned CL – Limited Commercial. The CL District states that the Limited Commercial District is intended for areas primarily containing existing, small commercial uses that are adjacent to residential neighborhoods. The proposed uses as a Medical and Retail Marijuana Cultivation/Product Manufacturing Facility are a permitted use in the C-L District, subject to Basic Development Review (BDR). Property Ownership, Developer & Applicant: The current owner of Lots 2 of the Dings Subdivision is WINC LLC, David Watson Owner, located in Fort Collins,Colorado. Mr. Watson is also the Owner of KindCare of Fort Collins a medical and recreational cannabis dispensary located just east of the subject property on Lot 1 of the Dings Subdivision. All Pro Design & Build LLC of Fort Collins, Colorado is the Applicant for the proposed High Top Cultivation development. Overall Planning Concept & Proposed Improvments: High Top Cultivation Facility shall be constructed as one single phase of development and shall include the following: The High Top Cultivation Facility proposes to repurpose an existing vacant building and land as a Marijuana Cultivation & Harvesting facility. The Cultivation and Harvesting portion of the repurposed building is approximately 7,598 square feet in size also included is an office and support uses of approximately 1,538 square feet. The total existing building is 9,136 square feet which includes the cultivation and grow house, harvesting area, office and support uses. No new additional building square footage is being proposed only minor exterior improvements and interior tenant finish are being proposed. There will also be a number of site improvements being made to the subject property which will include the addition of 16 employee parking spaces, bike parking, an enclosed trash and recycling area, an extension of the existing pavement area for emergency vehicle access and staging, building mounted down lighting, site landscaping and a ground mounted mechanical area which will be screened with a 6’ high wood fence. A large open space area located on the south and west sides of the existing building will be initially reseeded with native grasses and shall be retain as an area for a future solar field which when built will provide renewable solar energy for the High Top Cultivation facility. The future solar field is not part of this BDR application but will be submitted as a future BDR. The repurposing of the existing building along with the proposed site improvements proposed for Lot 2 will all be developed in a continuous and simultaneously manner with completion scheduled for the Fall of 2020. Site Drainage & Water Quality: Lot 2 of the Dings Subdivision was originally evaluated for detention and water quality as part of the Stormwater & Erosion Control Report for KindCare. The proposed High Top improvements will result in an increase of 872 sf of imperviousness meaning onsite detention will not be required and the site will remain in general compliance with the approved report. More than 75% of the new/modified impervious areas as well as a portion of the existing roof and asphalt areas are being treated by the proposed pervious pavers per the City of Fort Collins LID requirement. Vehicular, Pedestrian & Bicycle Site Access: Transportation Impact Study – Based on a discussions with the City’s Transportation Department it was determined that the proposed development would be required to submit a Transportation Memorandum discussing the impacts if any to the existing CDOT Access Permit. The Traffic Memorandum has been included with this BDR submittal. Based on the projected traffic volumes, the site does not generate a significant number or trips to the adjacent streets and is not anticipated to negatively impact the existing Access Permit. Vehicular Site Access – Site access to Lots 2 shall be provided from South College Avenue via an existing 26’ wide Emergancy Access, Vehiculer Access, Utility and Pedestrian Access Easement located through and accross Lot 1 of the Dings Subdivision (KindCare of Fort Collins Property and Retail Establishment). The on-site private vehicular drive has been designed to be safe, efficient and convenient, considering the use by all modes of transportation that will enter the site. Emergency Vehicle Access – To ensure that emergency vehicles can gain access and maneuver within lot 2, and so that emergency personnel can provide fire protection and emergency services, Lot 1 and Lot 2 of the Dings Subdivision previously dedicate a 26’ wide paved and unobstructed Emergency Access Easement, along the south side of the existing buildings on Lot 1 and 2. On-Site Parking – All required vehicular and bike parking for the High Top Cultivation Facility are based on its proposed uses as a Cultivation/Grow House and Office. The on-site parking provided includes a total of 14 - standard vehicular parking spaces, 2 - van accessible spaces and 6 - Bike parking spaces. Parking required has been based on three specific factors first being that High Top will employ 10 full time on-site staff person during designated hours of operation, the second factor is the 1,538 square feet of office and support building area, and third being the 7,598 square feet of cultivation and harvesting building area. Parking lot drive lanes and Emergency Vehicle Access ingress/egress and turnaround and parking space layout have been designed in order to provide for a well-defined circulation system for vehicles, pedestrians and bicyclists. Trash and Recycling – Trash and Recycling containers shall be provided to accommodate the collection, separation, storage and pickup of trash and recyclable materials. Trash and Recycling containers for Lot 2 shall be located within a fully screen fences and gated trash enclosure. Pedestrian Access and Walks – Walkways within the site are located along the south side of the existing building and are connected to points of pedestrian origin and destination to the site, lot 1 and to entrances to the building. Walkways will link to sidewalks located on Lot 1 and will connect to College Avenue with KindCare building entries and parking areas. Pedestrian access from the public right of ways of College Avenue have been provided from Lot 1. Access to Pedestrian and Bicycle Destinations and Bike Parking – On-site pedestrian and bicycle circulation is designed to provide, and allow for, safe and direct connections to pedestrian and bicycle destinations. Given the nature of the proposed development 6 - bike parking spaces are provided with an outdoor fixed bicycle parking rack and 2 - enclosed bike parking spaces for employees are met inside of the repurposed building. Landscape Design Concept: Tree Planting Standard – The project will provide City required building and parking lot Landscaping and Trees. Tree planting as per City standards shall be met in order to add to the urban tree canopy of the immediate area. Trees will be interspersed throughout the site to provide scale to the building and screening where needed, but outside of easements and away from utility lines. A large open space area located on the south and west sides of the existing building will be reseeded with native grasses and irrigated with a temporary irrigation system until fully established. This reseeded open space area will be left void of trees and other landscaping so as to retain the area for a future solar field which when built will provide renewable solar energy to the High Top Cultivation facility. The future solar field is not part of this BDR application but is intended to be submitted as a future BDR submittal. Landscape Standards – landscaping shall meet or exceed the City’s standards for building, site and parking lot landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non-irrigated. Any areas identified on the Landscape Plan to be non-irrigated shall be irrigated with a temporary above ground or below ground temporary irrigation system and irrigated until such time that proper establishment of landscaped and seeded areas has been achieved or a minimum of two growing season. Tree Protection and Replacement – There are currently two existing trees within the area of the development that will be remain and shall be protected per the City requirements during the building and site improvement construction. Architectural Design Concept: Building and Project Compatibility – Section 3.5.1 of the City’s Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing commercial uses in close proximity to the site. Existing Architectural Character – Other than the existing older commercial and warehouse retail buildings to the north and south of the subject property, the architectural character of the neighborhood is defined by predominantly 1 and 1-1/2 story height commercial, warehouse and retail uses with hardboard and metal siding and pitched roofs. Building Size, Height, Bulk, Mass and Scale – The existing size, height, mass, and scale of the High Top Cultivation building enhance the overall character and quality of the existing neighborhood. The repurposed building and resulting interior function are the driving factors regarding the size and massing of the existing structure. However, special architectural considerations will be taken to ensure that the exterior materials and color of the building are compatible with its surroundings and community. The existing building structure is articulated both vertically and horizontally to break up the overall mass of the building so that it fits into the smaller scale of the surrounding neighborhood. The color palette proposed was derived from hues and tints of the surrounding natural landscape and tree canopy with a focus on more organic natural colors. There is one designated loading and unloading areas with a new overhead door located on the southeast side of the building. The 3 existing overhead doors on the south side of the building will be removed and replaced with metal building siding to match the overall building material. The building will also include a series of building mounted down lights places around the building perimeter to insure public safety and safe operational use. The lighting has been designed using energy efficient LED, 3000K down cast fixtures so as not to spill light into the night sky or beyond the boundary of the property.