Loading...
HomeMy WebLinkAboutCULTIVATION FACILITY (5608 S. COLLEGE AVE.) - PDP150004 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity 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 30, 2014 Linda Pixley 2433 Falcon Drive Fort Collins, CO 80526 Re: 5608 College - Retail Marijuana Cultivation Facility Description of project: This is a request to locate a marijuana grow facility at 5608 S College (parcel #9612206001). The building will be modified to be brought up to code. The external modifications include parking lot repairs and landscaping and improved drainage. The parcel is located in the Service Commercial (CS) zone district. This project will be subject to Administrative (Type I) review. 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Responses to City Comments 1/2/15 Planning Response: Ripley Design Civil Response: Northern Engineering Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Comment Number: 1 LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped. Please show the calculations on how this is being met. Response: REQUIRED - 123.12SF. PROVIDED - 179SF PLANTED AREA. See sheet L2. Comment Number: 2 LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. Response: Provided. See sheet L2. Comment Number: 3 LUC 3.2.2(L) Table A and B. Standard 90 degree parking stall is 19'x 9'. Two-way drive aisle is a minimum of 24' in width. Will you be getting an access easement from abutting property? Response: Stalls redesigned to an 19’x8’ dimension. We currently have a verbal agreement from the neighbor to the South for parking lot use. Comment Number: 4 LUC 3.2.2(C)(b) bicycle parking is required per this section which is 4 fixed racks. Response: Bike rack proposed. See sheet L2. Comment Number: 5 How many employees will you have? There is a maximum parking limit. Response: 2 employees, 4 max. Comment Number: 6 LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Please provide drawings showing compliance. Response: Trash enclosure proposed. See sheet L2. Comment Number: 7 Please add a note to the plan that all exterior lighting will be shielded and down directional Response: No lighting changes are being made. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Comment Number: 1 Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104. Civil Response: Acknowledged Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Comment Number: 1 We'll need some more information to determine the level (if any) of traffic impact study (TIS) that will be required. Is this just a grow facility with a few staff people, or will there be customers? What is the current use (and trip generation) of the building? How many anticipated trips will occur per day with the new use? The difference in existing traffic to proposed traffic will determine whether a TIS is needed. Contact me at 970-221-6887 if the project moves forward to discuss traffic related needs. Planning Response: No customers, two employee’s fulltime with possible 6 max. 24 trip generation. The existing use was a tire shop, which generated a lot more daily trip ends. Civil Response: Comment Number: 2 Please work with the engineering department to determine whether any adjacent street improvements will be needed so as curb, gutter and/or sidewalk. Civil Response: CDOT has explained that the frontage road will be removed at one point in the future and no street improvements are required. Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Comment Number: 1 It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required. Planning Response: No impervious area added. 227 sf of pervious area added. Civil Response: Please see the submitted drainage letter and supporting documents. Comment Number: 2 If there is an increase in imperviousness greater than 1000 square feet a drainage report, 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. If there is less than 1,000 square feet of new impervious area on an existing development, a drainage letter along with a grading plan should be sufficient to document the existing and proposed drainage patterns. Planning Response: None Civil Response: The project in not proposed any additional impervious area. Comment Number: 3 When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Water quality mitigation would also be required. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. Planning Response: None Civil Response: The project in not proposed any additional impervious area. Comment Number: 4 Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996 LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/stormwater-crit eria. Planning Response: None Civil Response: The project in not proposed any additional impervious area. Comment Number: 5 The outfall for the site needs to be investigated. The western half is assumed to drain to the Frontage Road. Planning Response: None Civil Response: The project will discharge at the historic location and the quantity of runoff will be decreased by the decrease area of imperviousness. Comment Number: 6 The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review 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: http://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 Manual. Planning Response: None Civil Response: Acknowledged. Comment Number: 7 The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. Planning Response: None Civil Response: The project will discharge at the historic location and the quantity of runoff will be decreased by the decrease area of imperviousness. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Comment Number: 1 FIRE ACCESS. General fire access requirements have been met. No changes or easements are needed. WATER SUPPLY. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Based upon available data, the closest hydrant to the building exceeds the maximum allowable distance. A fire sprinkler system would be needed to offset the deficiency. IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Planning Response: No improvements are being made to the building envelope. Civil Response: Comment Number: 2 GROW FACILITIES. Grow facilities for marijuana must meet minimum fire hazard and exit requirements. The applicant is responsible for obtaining and completing a "Marijuana Check Sheet". The check sheet is available from the the City of Fort Collins at such time a business permit is obtained. The completed check sheet is to be returned to the Poudre Fire Authority as directed. This document will be reviewed with the applicant at time of final inspection. Planning Response: The check sheet will be completed prior to applying for business permit. Civil Response: Comment Number: 3 PREMISE IDENTIFICATION. 2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Planning Response: Building will have typical address markers per code. Civil Response: Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Comment Number: 1 The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Planning Response: No trees will be effected Civil Response: Comment Number: 2 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. Planning Response: Consideration used per LUC 3.2.1 (I)(2) Civil Response: Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Comment Number: 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. Planning Response: None Civil Response: Acknowledged. Comment Number: 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 Planning Response: None Civil Response: The payment has been made at the time of the submittal. Comment Number: 3 All Development is responsible for the local street frontage improvements adjacent to the site, but until the frontage road goes away the parkway and sidewalk along this property cannot be built. Therefore in lieu of this construction a payment in lieu for the frontage construction will be collected for this property. Planning Response: None Civil Response: Acknowledged. Comment Number: 4 This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Access off of the frontage road is allowed for the short term. The long term plan, per the access control plan is that the frontage road will go away. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. The existing head in parking is also subject to CDOT review. It is very likely CDOT and/ or the City will require this to be removed. Parking such as this is not typically allowed. Planning Response: None Civil Response: Acknowledged. The existing head in parking has been removed. Comment Number: 5 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. Planning Response: None Civil Response: Acknowledged. Comment Number: 6 Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Planning Response: None Civil Response: Acknowledged. Comment Number: 7 This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Planning Response: None Civil Response: No additional right-of-way or easements are needed for this project. Comment Number: 8 Utility plans may be required and a Development Agreement will be recorded once the project is finalized. Planning Response: None Civil Response: Utility Plans have been submitted. Comment Number: 9 A Development Construction Permit (DCP) will need to be obtained prior to starting any work in the right-of-way. Planning Response: None Civil Response: Acknowledged. Comment Number: 10 LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Planning Response: None Civil Response: Acknowledged. Due to the frontage road being eliminated in the future and access ultimately being located in the rear of the property, the existing frontage road acts more a private drive access than a street. The proposed parking is proposed over 50’ from the existing flowline of the existing frontage road. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com Comment Number: 1 If there is an increase in capacity then this will most likely require an existing open delta bank to be upgraded to a three phase transformer which will affect the neighbor to the south. Overtime labor charges may apply if work needs to be performed between 4:00 pm - 7 am. An outage of this type is usually 1-2 hours so the overtime may be up to $1,000. Planning Response: To Be Determined by Client Civil Response: The project will require the existing service to be increased to 1,000 amps. A transformer is proposed in the rear of the building. Comment Number: 2 Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Planning Response: None Civil Response: Acknowledged. Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Comment Number: 1 Any parking areas located between the front entrance of the building and the frontage road should be relocated to the side or rear of the property. The following parking lot standards will apply: Industrial uses are limited to a maximum number of parking spaces at a rate of of .75 spaces per employee. Planning Response: Four to six employees max. Civil Response: Comment Number: 2 If parking is provided, a minimum of one handicap space is required that adjoins an access aisle. Planning Response: Handicap parking provided. Civil Response: Comment Number: 3 Landscaped islands with raised curbs should be utilized to define the beginning and ends of parking aisles. These landscaped island can be used to satisfy requirements that 6% of the interior space of a parking lot is landscaped. Planning Response: See curb note on sheet L2. Civil Response: Comment Number: 4 Standard parking stall dimensions are 9' wide by 19' in length. If the parking spaces are meant for long-term duration, the parking spaces (excluding the handicap space) can be compact spaces with dimensions of 8' wide and 15' in length. Planning Response: 8’x19’ parking stalls provided. Civil Response: Comment Number: 5 A two-way access aisle serving the parking spaces needs to be 24' wide or a request for modification will be needed. Based on comments from the 2011 minor amendment, it appears this full 24' width cannot be accommodated entirely on this property, and an access easement may be needed from the property to the south. Planning Response: Verbal agreement has been made by the Southern adjoining neighbor. Civil Response: Comment Number: 6 For any new vehicular use areas planned in the rear or north side of the property, they must be surfaced with asphalt or concrete and be setback a minimum of 5' with a landscaped strip from the property lines. Planning Response: None Civil Response: No new vehicular use is planned in the rear of north side of the property. A gate is being proposed to limit and use along the existing gravel drive. Comment Number: 7 A minimum of 4 bicycle parking spaces are needed. Planning Response: Provided. See sheet L2. Civil Response: Comment Number: 8 An enclosure for trash and recyclable materials is required. The enclosure should be built of high-quality materials. Planning Response: Provided. See sheet L2. Civil Response: Comment Number: 9 During review of the project, we will need to coordinate with Engineering and CDOT to determine future plans for the frontage road and any requirements for street trees and sidewalks. Planning Response: None Civil Response: The frontage road is planned to be removed in the future. Comment Number: 10 At time of project submittal, a site plan, landscape plan, building elevations and photometric plan will be needed. Depending on the level of on-site changes proposed, it may be beneficial to combine the site/landscape plan details on one sheet. Planning Response: No photometric required. Note added, “ALL EXTERIOR LIGHTING SHALL BE FULLY SHIELDED AND DOWN DIRECTIONAL.” Civil Response: Comment Number: 11 The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Planning Response: To be determined. Civil Response: Comment Number: 12 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. Planning Response: None Civil Response: Comment Number: 13 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/ftcollins/landuse/begin.htm. Planning Response: None Civil Response: Acknowledged. Comment Number: 14 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. Planning Response: None Civil Response: Acknowledged. Comment Number: 15 Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Planning Response: None Civil Response: Acknowledged. Comment Number: 16 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. Planning Response: None Civil Response: Acknowledged. Comment Number: 17 When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Planning Response: None Civil Response: Acknowledged.