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HomeMy WebLinkAboutCAMPUS WEST TEXACO NON CONFORMING USE - 47 90 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)G iii City of Fort Collins .nt Services Planning Department November 14, 1990 Glen Werth 1015 South Shields Street Fort Collins, CO. 80521 Dear Glen: City staff has reviewed your submittal for the Campus West Texaco, Non -Conforming Use, and has the following comments: 1. The property is zoned BL and is currently a legal/non-conforming use. It has been submitted to the City to be reviewed as an Enlargement of Building Containing a Non -Conforming Use. 2. An off -site drainage easement is required due to the character of flow being changed from sheetflow to a concentrated flow. Please contact Glen Schlueter at City Stormwater Utility (221-6589) to determine exact location for this easement. 3. See the drainage report and plan submitted for more comments on drainage concerns. Please return the redlined copies with your revised report and plan. Signature blocks for the Owner's certification of ownership, acceptance of conditions and restrictions, and for the Secretary of the Planning and Zoning Board certification of approval must be included on the Site Plan. 5,,;% A current list is required of Affected Property Owners within 500' of the property lines of the parcel of land for which the enlargement of the non- conforming use is proposed, exclusive of public right-of-way. The list must be typed on 8-1/2" x 11" mailing labels (33 labels/sheet) and submitted to the City Planning Department. V) The Site Plan must indicate that this is a Non -Conforming Use request. 7. The existing natural gas meter & service riser are on the west wall of the existing building and must remain accessible from the outside for maintenance and meter reading. The owner needs to contact Public Service Company concerning natural gas service to the proposed addition. Existing facilities were sized to serve the existing building only. 8. Water and sewer mains are existing in South Shields Street. If new services are needed they should be tapped into those mains. A separate sand & oil trap will be required for the proposed building addition. 281 N. College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 An overall utility plan is needed for this site, showing all the existing water & sewer mains and existing & proposed services. The 20' Emergency Access Easement (Fire Lane) as shown must be marked "Fire Lane, Do Not Block" with adequate signage. 11. An additional 20' of R.O.W. must be dedicated by this property owner for future improvements. Also, a 15' utility easement must be provided outside of and adjacent to the South Shields Street R.O.W. on this property. The additional 5' Dedicated R.O.W. as shown on the Plat and Site Plan will not be sufficient. Discussions with City Engineering should be held to resolve the issues of encroachments by the existing canopy and gasoline pumps into the future R.O.W. and easement. 12. One point of access at the northern property line, to be used as shared access with the Campus West Shops, should be considered and discussed with the City Engineering Department. 13. A permit is required to relocate the existing freestanding pole sign and the new location of this sign must be shown on the Site and Landscape Plans. Has the possibility of providing a new sign been considered as an option to relocation of existing? 14. Building elevations of the proposed addition must be submitted that give b architectural intent, proposed materials and colors, and maximum height of the building. C 15. A letter supporting reasons for the request for a non -conforming use review, based on the criteria indicated on the attached "Non -Conforming Use Review", should be included as part of this submittal. 8 Identify the uses for both the existing and proposed buildings as part of the site data on the Site Plan. The legal description of this lot should be included on the Site Plan. 17. Any variances that may be identified as necessary to this request must go before the Zoning Board of Appeals and approved prior to presenting this request to the Planning and Zoning Board. 18. The overall landscape considerations for this site create a lot of questions and concerns. V*" The minimum area required for interior parking lot landscaping, ,as a legal/non-conforming use, is 333 square feet. This is proportional to the area of proposed improvements. The railroad tie planter, as shown, is approximately 200 square feet. Additional landscape islands along the north and west property lines in the new parking areas must be considered to assure compliance with code. There is a existing 5' hedge along the south property line shown on the Site and Landscape Plans. Is the hedge on this site or the undeveloped land to the south? Is it possible J that the hedge could be eliminated by the adjacent property owner, leaving no buffer at all? This visual/landscape buffer should be increased as much as possible, to a 6'-8' width, to assure perpetual separation. A planting bed should be considered on the north side of the existing building, adjacent to the sidewalk. Additional landscaping should be shown along South Shields Street incorporating shade trees, if possible. The curb cuts could be narrowed at the north and south ends to add planting beds in those corners. (* Are the 23 new parking spaces as shown necessary? Additional landscaping, especially along the north property line, could be gained by decreasing the number of spaces. * Is an irrigation system planned for this site and, if not, how will the landscape be maintained? This concludes staff comments at this time. In order to stay on schedule for the December 17, 1990 Planning and Zoning Board hearing, please note the following deadlines: Plan revisions are due November 28, 1990 by 12:00 noon PMT's, colored renderings, revisions are due December 10, 1990 Final documents are due December 13, 1990 by 12:00 noon I suggest we meet to discuss these comments at your earliest convenience. Please contact the Planning Department to set up a meeting in the near future. Sin erel SOt Projec Planner tr.+� 2 wi I, I % o-r.�--�- o� e� ce. -�vo,, , Nou , Zo -(,� rilev , 2? . Avk -� �r�e i h U van t?-�.�neiv- (ZZ l • Co'1 �6� cvt V �- (n �P�t-