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HomeMy WebLinkAboutWEINER (ENCLAVE) ANNEXATION & ZONING - 36-06 - CORRESPONDENCE - (3)hauler should be used. For further information on natural resource issues, please contact Doug Moore, at 221-6750. 26. For an estimate of the Capital Improvement Expansion Fee, payable at the time of building permit issuance, please contact the Building Inspection Division, 221-6760. This fee is adjusted annually. 27. The architectural character of the building must conform to the standards of Section 3.5.3(D). There must be a unified architectural theme that respects the residential character of the neighborhoods consistent across the center. 28. As a Type II use, a neighborhood information meeting is required. Please contact the Current Planning Department to initiate this meeting. We will prepare a notification map based on the minimum of 800 feet, exclusive of right-of-way. The applicant provides the list of the property owners within the notification area, plus $.75 cents per name. We will arrange for the meeting location and facilitate the meeting. 17. As you have indicated, County Fair Lane must align with Saber Cat Drive. County Fair should be widened at the intersection with Ziegler in order to accommodate turn lanes. The neighborhood features an existing trail system that the project needs to tie into to promote bicycle and pedestrian connectivity. The City and developer should investigate the feasibility of a pedestrian -actuated signal for a safe crossing of Ziegler for high school students. For further information, please contact David Averill, 416-2643. 18. There will be several types of the Street Oversizing Fee, depending on the land use and trip generation. These fees are payable at the time of building permit issuance. Keep in mind fees are adjusted annually. In addition, the City collects the Larimer County Road Fee. For further information, please contact Matt Baker, 221-6605. 19. A Transportation Impact Study will be required which will address all modes. Check with Eric Bracke, 221-6630, to determine the scope of the study. Keep in mind that the intersection of Ziegler and County Fair Lane will likely not be signalized due to proximity to Rock Creek Drive on the north and Kechter Road on the south. 20. Please be cautioned that any construction activity off-site�will require an easement from the property owner. 21. Ziegler Road is classified as a standard four - lane arterial. As such, development of the subject parcel will require dedication of additional right-of-way so that there is 57.5 feet from centerline of the roadway to property line. In addition, a 15-foot utility easement is needed behind the right-of-way line. These dedications will need to be shown on a plat. 22. Public improvements shall comply with Larimer County Urban Area Street Standards. One of these requirements is that the first parking stall must be setback from County Fair Lane between 40 — 50 feet, depending on the traffic volume on County Fair as stated in the T.I.S. 23. The intersection of Ziegler and County Fair Lane should be as close to 90 degrees as possible. A maximum of 10 degrees variance is allowed. 24. Utility Plans will be needed at the time of submittal. A Development Agreement will be required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Randy Maizland, 221-6605. 25. The construction phase will require a Fugitive Dust Permit from the Larimer County Health Department. Also, trash enclosures should be sized to accommodate various containers for recycling. A single trash information regarding stormwater drainage, please contact Glen Schlueter, 221-6700. 12. Water and wastewater service in this area is provided by the Fort Collins Loveland Water District and South Fort Collins Sanitation District. 13. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of the building capable of delivering a minimum of 1,500 gallons per minute at 20 p.s.i. The addresses must be visible from the street on which the building fronts. If any of the proposed uses includes 5,000 square feet or more of floor area that is not "fire - contained," then an automatic fire extinguishing system is required. 14. The installation of underground fuel tanks is regulated by a separate permit from the Poudre Fire Authority. In addition, a Hazardous Material Impact Analysis will be required. A 20-foot wide fire lane is required and must be dedicated on the plat as an emergency access easement. For further information, please contact Carie Dann at 221-6570. 15. The site is presently served electrical power by either R.E.A. or Xcel. If R.E.A, then upon annexation, electrical power will served by the City of Fort Collins. R.E.A., however, has statutory authority (State enabling legislation) to be compensated for the loss of service territory for a period of ten years. This compensation is paid by the City which then collects a surcharge from the customer(s) for the affected period. While this may seem unfair, please note that the City's base rate is lower than R.E.A.'s so this lower base, plus the surcharge, is only slightly more than what is being paid now under R.E.A. service. A comparison of rates and charges between the City and R.E.A. can be provided. Please contact Ellen Switzer at 221-6700 for further information. 16. There is existing electrical power along all public streets in Harvest Park and Sage Creek developments so there is sufficient available power to serve the site in the general facility. The location of the electrical transformers must be coordinated with Light and Power. Transformers should be shared among buildings where possible and must be both accessible (within ten feet) to hard surface for emergency change -out. Transformers must be screened for aesthetic purposes, if visible from a public street or the neighborhood. Meters should be screened as well, especially if visible from Ziegler Road. Any modification to the existing system would be at the developer's expense. A Commercial One ("C-1 ") Form must be completed by a licensed electrical contractor. Please refer to the hand-out describing the development fees and charges. Street trees in the parkway strip must be kept 40 feet from streetlights. Ornamental trees must be kept 15 feet from streetlights. For further information, please contact Alan Rutz, 221-6700. over into the neighborhood. For further information regarding zoning issues, please contact Jenny Nuckols at 416-2313. 5. The site abuts the McClelland — Mail Creek drainage channel which is considered a tributary to Fossil Creek. The buffer standards require a 100-foot setback from the edge of the wetland. Therefore, the southerly building is too close. A wetland delineation will be required but not an Ecological Characterization Study as this was done for the Sage Creek development. Please keep in mind, however, that the wetlands have grown since the E.C.S. The wetlands are considered jurisdictional. 6. The buffer standards contain a provision that the buffer can combine qualitative aspects with the numeric buffer. Any qualitative improvements that result in less than 100-foot buffer must comply with the performance standards of Section 3.4.1(E). Please contact Doug Moore, 221-6750, to walk the site for a visual inspection of the wetlands and drainage channel. 7. This site is in the McClelland/Mail Creek drainage basin. The city wide new development fee is $3,070.00 /acre which is it is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. 8. In the McClelland's/Mail Creek drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Also upstream of Boardwalk the release rate is 0.23 cfs/acre. Extended detention is required for water quality treatment. 9. It appears the site does extend to McClelland Creek so the 100 year floodplain needs to be dedicated as a drainage easement or it can be dedicated to the City so that the City is responsible for the maintenance of the channel and floodplain. 10. The site to the north drains across this site so the drainage design will need to pass the existing 100 year flows through this site but they do not need to be detained or treated. If the offsite flows are routed through the detention pond the water quality capture volume will need to include the offsite flows so it is usually preferred to route the offsite water around the detention system. 11. Spill containment is required for the gas pump and storage tank filling areas. There is a schematic detail available in the criteria. The containment is to be sized to capture 100 gallons of gasoline. Manufactured or built in place containment is acceptable. For further ITEM: Convenience Shopping Center at the Northeast and Southeast Corner of Ziegler Road and County Fair Lane MEETING DATE: August 28, 2006 APPLICANT: Mr. Mitch Weiner c/o Mr. John Barnett, 3200 Greenwood Court, Fort Collins, CO 80525 LAND USE DATA: Request for Convenience Shopping Center consisting of five separate buildings on approximately 4.4 acres located at the northeast and southeast corner of Ziegler Road and County Fair Lane. Combined, the five buildings would contain approximately 40,000 square feet. Proposed land uses include convenience retail with fuel sales, office, retail and personal service shops. The site is bisected by County Fair Lane. An existing wetland and stormwater drainage channel abuts the southern property line. COMMENTS: 1. Upon annexation, the site will be zoned L-M-N. A neighborhood center that contains a convenience retail store with fuel sales requires that the Project Development Plan be reviewed by the Planning and Zoning Board (Type Two use). Please note that the site is located within the Residential Neighborhood Sign District where signage allowance more restrictive than in the commercial districts. Accordingly, the architectural character elevations must indicate the location of the wall signs. 2. The build -to line along Ziegler is between 10 and 25 feet from property line. Commercial land uses are regulated such that there cannot be in excess of a maximum number of parking stalls. Bicycle parking is also required. Perimeter parking lots must be screened and interior parking lots must contain a minimum of 6% landscaping in the form of islands. 3. Trash enclosures, service doors, and other areas of low visual interest must be screened from public view. 4. A Lighting Plan will be required. Under -canopy lights must be installed with flush -mount with flat -lens fixtures so that the light source is concealed. Lighting must be designed so that illumination does not spill September 8, 2006 Mr. John Barnett 3200 Greenwood Court Fort Collins, CO 80525 Dear John: For your information, attached is a copy of the Staffs comments for the Ziegler Road Neighborhood Center which was presented before the Conceptual Review Team on August 28, 2006. The comments are offered by staff to 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 should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, Ted Shepard Chief Planner cc: Project Planner File