Loading...
HomeMy WebLinkAboutWHITMAN STORAGE FACILITY II PDP AND APU - PDP130031 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970:224.6134 - fax fcgov. com December 10, 2012 Randy Whitman 209 E. Skyway Dr. Fort Collins, CO 90525 Re: Skyway Drive Outdoor Storage Description of project: This is a request to use the property on Lot 3, Block 1 of Lynn Acres (Parcel # 96123-06-003) for the outdoor storage of cars, trucks, boats and recreational vehicles. The site is within the Limited Commercial Zone District (C-L). Outdoor storage in the Limited Commercial District will require an addition of permitted use. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Sherry Albertson -Clark, at 970-224-6174 or salbertson-Clark@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes(a.fcgov.com 1. Outdoor storage facilities of this nature aren't a permitted use in the CL zone. A.n 'addition of permitted use' process will be required, and approval will need to be obtained by the Planning and Zoning Board. The plan will need to show compliance with the applicable standards in Articles 3 and 4 of the Land Use Code (Le. landscaping, screening). If the plan is approved, the required site improvements must be completed and a certificate of occupancy will need to be issued before the property can be used for the intended use. 2. In addition to the 'addition of permitted use' process, a minor amendment to the previously approved Whitman Storage Facility will be required if any changes are made to the approved plan (i.e. access points from the Whitman Storage Facility development to the new lot, landscaping, etc). Department: Water -Waster Engineering Contact: Roger Buffington, 970-221-6854, rbuffington aHcgov.com 1. If there are any questions relating to water and wastewater services in this area, contact the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District at 226-3104. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschluetergD_fcgov.com 1. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. If the site may be paved in the future it would be a good idea to size the onsite detention and water quality treatment as if it was paved now. If the plan is to always have a gravel surface then it can be sized for that surface treatment only. 3. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). (http://www.udfcd.org/downloads/down_critmanual_vollll.htm) Extended. detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 4. The drainage outfal.l for the new site crosses private property to the east and then flows through a wetland owned by City Natural Areas. A drainage easement is normally needed from the private property owner even if there is onsite detention and water quality treatment because there will be an increase in volume of water being released from the site. When the detention pond was built but it was the interpretation of the City Attorney's Office that the outlet drained into a "Natural Drainageway" so an easement was not required. That interpretation will need to be verified since it may have changed, The process and policy to allow drainage onto City Natural Area has changed since the last project on this property so the City may also want an easement to drain onto their property as well. 5. The proposed site has two separate low areas that could be a concentration points for the runoff. They could be connected to drain to one location or there could be two separate detention and water quality - _ treatment areas. 6. The driveway culvert installed on the drainage channel along the north property line of this proposal needs to have an Engineer verify the capacity. It is presently partially blocked by the large concrete blocks installed as a headwall. Also the riprap size needs to be evaluated, it appears to be smaller than it should be. 7. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID) requirements in late December 2012 or early January 2013. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more information. 8. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious area over 350 sq.-ft# there is a $1,045.00/acre ($0.024/sq.ft.) Oew fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at hftp://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Design Criteria. 9. The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master Drainage Plan as well the City's Design Criteria and Construction standards. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwilerO-poudre-fire.org 1. FIRE ACCESS A fire lane is required for fire apparatus access. 2. WATER SUPPLY Commercial fire hydrant requirements: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the site and on 600-foot centers thereafter. Department: Environmental Planning Contact: Lindsay Ex, 970-224.6143, lex(a_fcgov.com 1. This site is within 500 feet of a known natural habitat (wetlands and wet meadows), which requires an Ecological Characterization Study be submitted to the City (pursuant to Section 3.4.1 of the Land Use Code). Please note the buffer zone standards of 100' for wetlands greater than 1/3 of an acre, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. 2. Within the 100' buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off -site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. 4. Please note the requirement in the Land Use Code for "Compatibility with Public Natural Areas of Conserved Land" (see Section 3.4.1(L)), which requires that "the development plan shall be designed so that it will be compatible with the management of such natural area of conserved land." Please illustrate in your submittal documents (including the statement of objectives) how the site plan is compatible with the Prairie Dog Meadows management plan or objectives; the plan for this Natural Area is available at hftp://www.fcgov.com/naturalareas/pdf/fc-plan.pdf. 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re -landscaping and reduce bluegrass Lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and using less water. 6. In addition to the devZfbpment review comments above, I am currety working with the applicant to mitigate for wetlands that have been filled on the site. The standards above apply to the site, in addition to the mitigation requirements currently being established. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tiegmund@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: hftp://www.ladmer.org/engineedng/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. 7. Depending on the scope of work related to the project, utility plans may be required. 8. A new Development Agreement or an amendment to the original Development Agreement to Whitman Storage Facility may be required and will be recorded once the project is finalized. 9. Per the existing Development Agreement for Whitman Storage, section D.3 identifies the developer responsibility for construction of the local street portion of Aran St upon changes to the property. With the submittal of this project we will reevaluate to determine if improvements to Aran St will be necessary as part of the project. 10. Depending on the scope of work related to the project, a Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. Department: Advance Planning Contact: Timothy Wilder, 970-221-6756, twilder(a7fcgov.com The property was zoned Limited Commercial (CL) as a result of the adoption of the South College Corridor Plan, from Urban Estate (UE) prior to the plan adoption. The re -designation was subject to considerable public discussion and comment during the Plan workshops and Council hearing. A designation of CG was considered but not recommended based on the public comments and context. The intent for the CL zoning was to recognize the commercial context by allowing some limited, less intensive commercial uses and not require solely residential uses on the two properties. The CL zoning also was recommended because it provided for a better land use transition to the adjacent natural areas and features than woeave the CG zoning. Current Planning Contact: Sherry Albertson -Clark, 970-224-6174, salbertson-clark(cD_fcgov.com 1. The site is zoned C-L Limited Commercial District, which is a district "intended for areas primarily containing existing, small commercial uses that are adjacent to residential neighborhoods'. Outdoor storage has historically been treated as an industrial land use and is currently only permitted in the City's I -Industrial Zone District. 2. The City's Land Use Code does allow for the Addition of a Permitted Use; however, all of the following findings must be met in order for such a use to be approved: 1) is appropriate in the zone district in which it is added; 2) conforms to the basic characteristics of the zone district and the other permitted uses in the zone district to which it is added; 3) does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi -public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it is added; and 4) is compatible with the other listed permitted uses in the zone district to which it is added. 3. Vehicles that would be stored on the proposed site may contain fuels and/or other hazardous fluids that could leak into the ground. This is of particular concern, given the site's location and relationship to the Prairie Dog Meadows Natural Area and the potential for adverse environmental impacts created by vehicles stored on the site. 4. The proposed site and use are visible to the surrounding area and these kinds of uses typically result in an adverse visual and aesthetic impact by their very nature. Staff does not believe an outdoor storage facility is a use that is compatible with or appropriate in the C-L Limited Commercial Zone District. This is an industrial land use that should be located on a site that is zoned Industrial. Staff does not support the addition of outdoor storage as a permitted use in the C-L Limited Commercial District. 5. The proposed addition of permitted use is subject to Section 1.3.4 Addition of Permitted Uses, of the LUC. The proposed use is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request will be required to hold a neighborhood information meeting prior to formal submittal of the project. Type 2 development proposals are subject to the neighborhood meeting requirement, per Section 2.2.2 of the LUC. Please contact me at 221-6750, to assist you in setting a date, time, and location for a meeting. 6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://Www.colocode.com/ftwllins/landuse/begin.htm. 8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. 9. Please see the Submittal Requirements and Checklist at: hftp://www.fcgov.comlpvelopmentreview/applications.php. 10. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.