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HomeMy WebLinkAboutATLAS PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-05-27ATLAS ROOFING - PUD Planning Objectives November 25, 1996 CITY LAND USE POLICIES Is an infill development Reclaims a deteriorating Property Located on and arterial near a major intersection. Not on College Avenue. Provides Employment near housing development One existing curb cut has been adandoned. OWNERSHIP The property will be under one Ownership during all phase of development. EMPLOYEES The new and remodeled spaces will employee approximately 8 people. RATIONAL & ASSUMPTIONS Buildings are set back amply from property lines to protect neighbors views and provide easy emergency access. The Existing Building will be converter to office uses and will be up -graded to provide better energy uses. A small show room will be incorporated. Low water Landscaping elements have been used to mitigate water consumption and to mitigate the need for on site irrigation. Set backs from Taft Hill Road are ample to help to enhance the street scape. The new Prefabricated Garage will be unheated to conserve energy but will provide shelter to two vehicles and limiter supplies. CONFLICTING LAND USE MITIGATION Accomplished with setbacks and landscaping. Existing solid wood fencing between residential on south and west will remain in place. ENERGY CONSERVATION WORK SHEET The Garage will be unheated and the existing office is only 360 s.f. so work sheets have not been prepared since total consumption on the site with first phase development will be insignificant. Exterior walls of the office building will be upgraded with the rehabilitation of the building. TST Mr. Glen Schlueter City of Fort Collins Stormwater Utility 235 Mathews PO Box 580 Foil Collins, CO 80522-0580 Re: Atlas RoofingP. U.D. Project No. 10-868-001 Dear Glen, May 27, 1997 I am sending this letter as clarification to the drainage plan for the Final P.U.D. submittal for Atlas Roofing. In that we are not increasing the impervious area by more than 350 square feet, we do not believe a drainage report is required. Per our phone conversation last week, I believe your office had the following concerns: 1. No efficiency calculations for erosion control. As you are aware, this site was a small commercial use in the past (0.53 acres). The site is to small for the efficiency calculations to be effective. We therefore took what I consider to be a conservative approach. In that the site slopes to the north east, we proposed placement of silt fencing along the entire north (car wash site) and east (Taft Hill Road) boundaries of this site. 2. No spot elevations on the proposed drive and parking area. The area where the drive and parking will be is currently paved with asphalt, as is a substantial portion of the site. This existing pavement slopes north east to Taft Hill Road. The proposed drive will be laid at the same general grade of the existing asphalt. I have added spot elevations to the plan. 3. Landscape areas may re -direct flow patterns. Once again, this site drains north east to Taft Hill Road. If a berm is constructed which would cause drainage to re -direct around the berm, the drainage still flows to the curb and Butter of Taft Hill Road. We are talking about 0.53 acres which has in the past (and currently does) included 15,250 sq. ft. of impervious area. Our proposal is to reduce that impervious area to 61860 sq. ft. (to 45% of TST INC. TST, INC. Mr. Glen Sclilueter May 27, 1997 Page 2 existing), and thereby reduce the flow in the gutter of Taft Hill Road as well as the flow which has historically crossed the southeast corner of the car wash site and then into the Taft Hill Road gutter. I hope this letter has provided the documentation you requested pertaining to these issues. I have also included herewith a revised Erosion Control Cost Estimate. Please feel free to contact me if you should have any questions or require any further information. Please also verify below that, per our conversa�ions, and due to our not increasing the amount of impervious area, this letter is acceptable to you in lieu of a full Final Drainage Report. Please return one signed copy for my records. Respectfully, TST, INC. CONSULTING ENGINEERS J teve F. Humann, P.E. SFH/nr Accepted in lieu of Final Drainage Report. STORM VATER: UTILITY Glen Schlueter ATLAS ROOFING - PUD Planning Objectives November 25, 1996 CITY LAND USE POLICIES, GOALS & OBJECTIVES Policy 14: This development meets the requirement for development within the Urban Growth area for streets, curbs and gutters, sidewalks, street lighting, and underground utilities. Utilities to the existing building will be placed underground as part of the improvements to the existing building. Utilities to the new garage structure will also be provided underground. Policy 20: The project. through enhancements of landscaping.. helps to more favorably blend this office use into the surrounding residential and business neighborhood. Policy 22: The project is contiguous to existing development within the City. Policy 26: This development will utilize existing services and will not require the unnecessary extension of services to make the project viable. Policy 27: The development will not require additional levels of police or fire protection or parks to accommodate it since it is a reuse of an existing facility. Policy 43: This development is consistent with and has no adverse impact on air quality or any environmentally sensitive lands. Policy 51 : Landscaping shall be designed to minimize the use of water on the site. Policy 74: The improvements proposed for the property will soften the transition of this existing commercial use to the surrounding residential neighborhood. ADDITIONALLY; the project: • Is an infill development, • Is not located along the South College Corridor, • Reclaims a deteriorating Property. • Located on and arterial near a major intersection, • Provides Employment near housing development, and • Improves traffic conflicts on Taft Hill Road with the deletion of one existing curb cut. OWNERSHIP The property will he under one Ownership during all phase of development. EMPLOYEES The new and remodeled spaces will employee between 12 and 20 people depending on season and work load. Approximately 2 mull -time employees will be on site during the work day. Most employees are roofers who work out oftheir vehicles at various work sites. RATIONAL & ASSUMPTIONS Buildings arc set back amply fiom property lines to protect neighbors views and provide easy emergency access. The Existing Building will be converted to office uses and will be up -graded to provide better energy uses. A small show room will be incorporated. Low water Landscaping elements have been used to mitigate water consumption. Landscape irrigation systems will be designed to meet Fort Collins Standards. Set backs from Taft Hill Road are ample and enhance the street scape. The new Prefabricated Garage will be unheated to conserve energy but will provide shelter to two vehicles and limited supplies. [!nused existing paving will be demolished and removed in favor of permeable, landscaped surfaces. CONFLICTING LAND USE MITIGATION Accomplished with setbacks and landscaping. Existing solid wood fencing between residential on south and west will remain in place. ENERGY CONSERVATION WORK SHEET A variance to Point Chart E - Business Service Uses, has been applied for which addresses energy uses on the site. Consequently the energy conservation work sheets have not been prepared. The new garage will be unheated and the existing office is only 360 square feet.. Exterior walls of the office building will be upgraded with the rehabilitation of the building to meet minimum model energy code requirements. P. O. Box 271217 Fort Collins, Colorado 80527-1217 February 4, 1997 Mr. Michael Ludwig, Project Planner Current Planning Community Planning and Environmental Services City of Fort Collins P. O. Box 580 Fort Collins, Colorado 80522-0580 RE: Atlas Roofing PUD: Variance Request From to Point Chart E - Business Service Uses. Dear Mike; This letter is written on behalf of the Atlas Roofing PUD respectfully requesting a variance to Point Chart E - Criteria 2 - of the Land Development Guidance System (LOGS) governing Business Service Uses. It is believed that granting a variance to Criteria 2 would neither be detrimental to the public good nor impair the intent and purposes of this section. The plan that has been prepared and submitted with this request is equal to or better than a plan that achieves 50% of the points on Point Chart E. The Atlas Roofing PUD Application achieves 41 % (18 out of 441 of the maximum applicable points on Point Chart F. Points are awarded for Criterion 2b (located outside of the South College Corridor] and 2h (contiguity). The only other criteria which the Atlas Roofing PUD is eligible for is 2g (energy conservation). If adequate improvements could be made to the existing 360 square foot office structure to gain 4 points for energy conservation, the project would achieve 50% (22 of 44) of the maximum applicable points on Point Chart E. The proposed metal building garage structure will be unheated and would not qualify for energy conservation points. Energy analysis for the 350 s. f. office building would cost approximately $1,200 for Mechanical Engineering Services. The improvements most likely required to achieve 4 energy conservation points by exceeding model energy code requirements would be difficult to achieve and would add disproportionately to the cost of improving the building with very little "real" return to the environment. Improvements planned for the building as part of the PUD Submittal are desig-ied to bring the building up to compliance with minimal requirements of the energy coda, and already push the economics for viable rehabilitation of the building. The costs for engineering analysis of the office building are cost prohibitive, especially when it is likely that no additional points would be gained to comply with Point Chart E. Size limitations of the property (less than 2 acres) makes it impossible to qualify for most other criteria of Point Cart E for the reasons as listed below. Criterion 2a: asks if the site is contiguous to an existing transit route. This criterion is not applicable for uses of less than 25,000 square feet GLA or with less than 25 employees, or located in the Central Business District. The site is within 400 feet of a transit route at West Mulberry. However, since the site itself is only 23,' 49 s.f. in size it is not practical to think that it would support a structure of 25,000 s.f. in size. Proposed expansion of the Taft. Hill ROW will further reduce the size of the site by approximately 6,130 s.f. Phone(970)225-2704 Fax(97O)493-7927 Architectural Horizons 2405 Rollingwood Drive - Ft Collins, CO. 80525 Michael Ludwig February 0, 1997 Page Two Although Atlas Roofing employees between 12 and 20 people depending on season and work load, most employees are roofers who work out of their vehicles and visit the office infrequently. Clients coming to the office would drive since the nature of the business is a destination activity. Access to a transit route would not reduce automobile trips to and from the site significantly since the nature of the business would not support use of mass transit. ► Criterion 2c: asks if the project is contiguous to or functionally a part of a neighborhood or communi',y shopping center, office or industrial park, located in the Central Business District, in the case of a single user, employs or will employ a total of more than one hundred (100] full-time employees during a single 8 hour shift. Although the north boundry is contiguous to existing commercial uses (car -wash and gas station), the property is not part of a center. The intended use for the existing office building is for a small show room for roofing products and as a business office. Management of the business will occur from this location as well as sales to clients requiring the installation of roofing products. Roofing products of substantial use will not be stored on the site since once a sale is made products are ordered directly from distributers for delivery directly to the point of use. One or Two full-time employees may be present on site during the normal 8 hour day. The intended use for the proposed garage is to house a small dump truck used for hauling waste materials and for a pick-up truck. Small amounts of roofing nails, flashing, and other similar products will be stored in the garage. ► Criterion 2d: asks if the project is located on at least two acres of land or in the Central Business District. Earlier statements address the size of the parcel and possible future loss of additional square footage to a proposed ROW increase. It is not financially feasible for Atlas Roofing to purchase other ground around the area to qualify for the two acre size. ► Criterion 2e: asks if the project contains two or more significant uses. The office/showroom is the only land use proposed as earlier qualified. Size of the parcel significantly limits multiple uses on the property. The office/showroom use is permitted in this zone as a use by right. The City has required the project to be submitted as a PUD since outside storage of vehicles (the dump truck and pick-up] is not allowed and the 960 s.f., two bay garage consequently required to store them is larger than the existing 360 s.f. existing building to be used as an office/showroom. Although the garage use is subordinate to that of the office/ showroom, it's size is not. ► Criterion 2f: asks if there is direct vehicular an pedestrian access between on -site and off -sit parking. On -site parking provided for the proposed use is adequate to support the use. No of -site parking is required. ► Criterion 2g: asks if the site is historic and if it is being preserved. The site is not historic. It is the site of a former gas station. This site has now been vacant for approximately 8 years and continues in a deteriorating state. An environmental clean-up has been completed on the site and surrounding area and the site has a clean bill of health with the County, State, and EPA. Atlas Roofing is a local small business with limited financial resources who desires a more central location for his business operations. They have been in continual operation in the Michael Ludwig February 4, 1997 Page Three community for over three years. The move to this site will make them more accessible to their clientele and will up -grade their image. Proposed improvements on the site include: • Removal of extra pavement and increase of permeable surface - landscaped area. • Deletion of one existing curb -cut. • Significant landscape improvements. • Remodel and clean-up of the existing building. • Repair of existing street -side walks and on -site walk ways. • Improved screening will be added at boundaries adjacent to neighbors; street plantings will be improved. • Energy use of the existing building will be improved to energy code standards. • Taxable value of the property will be increased. • A long-time community eyesore will be eliminated. Please let me know if I can provide additional information or answer any questions or concerns as they relate to this variance request for the Atlas Roofing PUD. I respectfully ask for the City's favorable ruling on this request. Cordially, Robert Sutte , Principal CC: Er Schneider - Atlas Roofing P. O. Box 271217 Fort Collins, Colorado 80527-1217 February 5, 1997 Mr. Michael Ludwig, Project Planner Current Planning Community Planning and Environmental Services City of Fort Collins P. O. Box 580 Fort Collins, Colorado 80522-0580 RE: Atlas Roofing PUD; Response to Staff Comments for. Dear Mike; This letter is written in response to staff review comments of the Atlas Roofing PUD, Preliminary Submittal expressed in your letter dated December 20. 1996 to me. To make your review easier I have used the same format as your letter to me in preparing this response. 1. Development charges from Light and Power Utility are acknowledged. P. Comments from Public Service Company are acknowledged and have been incorporated into the plans as appropriate. 3. Natural Resources Department. a. Discussions with Susie Gordon of Natural Resources and Rich Grossman of Larimer County Health indicate that no comment will be required on the plan as ther is no intention to restrict excavation on the property. Comments from City and County were intended to be precautionary and are acknowledged. h. Note It 5 has been modified as we have discussed. 4. Zoning Department. a. Done. b. Done. C. Done. d. Agreed e. Acknowledged f. Done. g. Done. i i ' Architectural Horizons Phone(970)225-2704 Fax(97O)493-7927 2405 Rollingwood Drive - Ft. Collins, CO. 80525 Michael Ludwig February 5, 1997 Page two h. Done i. Done as discussed. 5. Comments from the Building Inspection Department are acknowledged and wil be reflected in the improvements made to the property. G. Comments recieved from Advance Planning Department have been incorporated into the plans as we have discussed. 7. Water and Wastewater Utility. a. Done. b. Done. C. Done. d. Done. 8. Comments form the Mapping Department have been incorporated. A Platt has been prepared and submitted with this re -submittal package. The increased ROW along Taft Hill Road has been shown on the Platt. This additional ROW reflects a loss of more than one fourth of the area of the project. We are not sure that the owner is not entitled to compensation for this additional dedication. 9. Comments from Engineering Department have been incorporated into the engineering documents submitted with this package as appropriate. 10. Comments form Stormwater Utility have been incorporated into the engineering documents submitted with this package: as appropriate. 11. Current Planning Department. a. Done. b. Done. c. Done. d. Done. e. Done. f. Done. g. Done. h. Done. i. Done. j. Done. k. Done. Michael Ludwig February 5, 1997 Page 3 I. Done. m. Phase Two considerations have been removed from the submittal. n. Done. o. Done. P. Done. q. Done. r. Done. 1 S. Done. t. Done. U. Done. V. Done. W. Done. This note refers to work accomplished only on the site and will not require off -site easements. X. Done. Requirements for an on -site landscape irrigation system have been added to the project. Y. Phase two elements have been removed from the submittal. T Dimensions have been added to the elevations as well as additional notes calling out materials. Colors will be addressed with the submittal of colored elevations later aa. Done. bb. Done. cc. A Variance to Point Chart E has been submitted for consideration. dd. See cc. Above. ee. See cc. Above. ff. Done. Please let me know if you require any further information. I believe that we have complied with all of the City comments as they have been discussed with Staff Members. or i Ily, o u Principal CC Ed Schneider