CITY OF STEAMBOAT SPRINGS DEVELOPMENT PLAN APPLICATION
City of Steamboat Springs Public Works Washout Facility Steamboat Springs, Colorado
Prepared for: City of Steamboat Springs 137 10th St Steamboat Springs, CO 80487
Prepared by: Baseline Engineering Corporation 1950 Ford Street Golden, CO 80401
Project #: CO‐20158a Prepared: October, 2018
City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
TABLE OF CONTENTS
Table of Contents TABLE OF CONTENTS ...... 1 Attachments ...... 1 Proposal Summary ...... 2 Location ...... 2 Legal Description ...... 2 Site Description ...... 3 Area of Work ...... 3 Critter Court Access Easement ...... 4 Development Proposal Description ...... 4 Alternatives Evaluated ...... 5 Phasing ...... 5 Parking ...... 5 Snow Storage ...... 6 Landscaping...... 6 Development Standards ...... 7 Criteria for Approval ...... 7 Submittal Requirement Waiver Requests ...... 9
Attachments
Primary Parcel Assessors Ownership Information Secondary Parcel Assessors Ownership Information Floodplain Map
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
Proposal Summary
The City of Steamboat Springs Public Works Department is proposing to construct a 4,427 square foot Washout Facility on a 0.84 acre portion of the existing 29.23 acre Public Works Maintenance Facility property. The proposed Washout Facility is a building which has been specifically designed for street sweeper vehicles to deposit their accumulated load of scoria and grit collected from city roads. The Washout Facility is designed to allow for the deposited material to drain into a water quality controlled system. The Facility includes cleaning bays designed to permit the cleaning of the street sweeper vehicles.
The City has identified the primary objectives of the Washout Facility to be:
‐ Eliminate the ground and surface water discharges that exist with the current street sweeper dump operations.
‐ Provide a dedicated storage location for street sweeper dump operations and storm sewer waste.
‐ Provide a dedicated facility to accommodate street sweeper wash operations.
‐ Enhance the existing Operations and Maintenance Program for the street sweeper dump and wash operations.
Location
The proposed street sweeper Washout Facility will be located on Critter Court, across the street from the Public Works Facility main building and adjacent to the existing materials storage building. The property address of the proposed Washout Facility is 909 Critter Court. The Public Works Maintenance Facility’s main building is 850 Critter Court. The existing scoria materials storage building has an address of 905 Critter Court.
Legal Description
The Public Works Maintenance Facility property is composed of two separate legal parcels under the ownership of the City of Steamboat Springs.
Primary Parcel: PT OF BLKS 8, 9 & 13 MILLER FRAZIER ADD TO SS & VACATED PORTION OF SPRINGS ST TR IN W2SE4, W2W2SE4SE4 SEC 7-6-84 TOTAL 26.794 AC.
Secondary Parcel: PT OF BLOCKS 13 & 14 INCLUDING 13 & 14 VACATED ALLEY 8TH & MOFFAT AVE (YVLC) 2.44AC
Total property = 29.23 acres
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
Site Description
The property on which the Washout facility is proposed to be constructed is a part of the larger City Public Works Maintenance Facility. The Public Works Maintenance Facility totals 29.23 acres. The property contains multiple primary and accessory uses. A portion of the site has been developed into a complex of related City maintenance uses and buildings. The site currently houses three primary uses; the Public Works Maintenance Building, the Transit Maintenance Center and the Humane Society/Animal Shelter. There are a variety of other accessory type uses such as storage tanks, storage buildings and storage yards. Most improvements have been grouped around the norther portion of the property, adjacent to 13th Street. On the northeastern boundary of the property is Lithia Springs Road which leads to the historic Lithia Hot Springs. The southern portion of the property has largely been left undeveloped.
The street sweeper dumping, cleaning and deposited grit load storage area are all existing accessory uses at the Public Works Maintenance Facility. Currently, these uses are conducted outdoors on the surface storage yard.
A sidewalk, landscape berms, landscaping materials and stormwater drainage have been developed along the 13th Street frontage and along portions of Critter Court.
Most of the lands surrounding the City property are zoned Industrial. More specifically, land to the north, west, southwest and northeast are zoned Industrial. There is a small pocket of adjacent land to the southeast that is zoned RO-Residential Old Town. The adjacent property to the south is zoned RE-1 Residential Estate – One.
Existing adjacent land uses tend to reflect their corresponding zoning. To the north, west, southwest and northeast are industrial uses. It appears that a few of the industrial buildings to the west are live/work, with industrial uses on the first floor and residential uses on the second floor. Some of the Industrial zoned properties to the east appear to be vacant. Similarly, some of the RO zoned lots to the southeast are vacant or are just recently experiencing home construction. The RE-1 zoned land to the south is large lot residential in use.
Area of Work
We have defined a small, 0.84 acre area within the larger City owned property on which the Washout facility will be developed. This smaller area is termed the Area of Work. The Area of Work is on the west side of Critter Court, in and around the existing materials storage building and runs to the western property boundary fence. In addition to the storage building, this area currently contains material storage bins, a magnesium chloride storage tank, open storage yard and waste snow storage dumping area. There are existing surface and subsurface stormwater drainage systems within this area. The street sweepers currently use a portion of the open storage yard for dumping their accumulated grit debris loads.
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
Critter Court Access Easement
Critter Court is not a dedicated street right-of way. Survey documents identify it as an access easement. While this is not particularly critical to access, considering the fact that the City owns the property on which Critter Court lies, it does have some ramifications to setbacks, street frontages, and landscaping.
13th Street forms the street frontage for the Public Works Maintenance Facility property. Therefore, the front yard is the primary parcel’s northern property line that fronts onto 13th Street. While there is no property line associated with Critter Court, for the purposes of the Washout Facility we have treated the Critter Court easement as the front yard of the Washout Facility and the defined Area of Work.
Development Proposal Description
The City of Steamboat Springs Public Works Department is responsible for snow plowing and sanding the City’s public streets. The City utilizes scoria in its road sanding operations. In a typical year the City puts down approximately 2,800 tons of scoria material a year. Following placement onto the roads the scoria has a tendency to become ground down into smaller and smaller particles by normal vehicle traffic. The City utilizes their street sweeper fleet to remove the scoria from the road sides and haul it to a storage yard. During the course of the removal process the street sweepers pickup other road debris, snow, ice and water. Currently, when the street sweeper fills with material it returns to the City’s Public Works Maintenance Facility where the accumulated material is emptied into outdoor piles. The piles are left for the ice and snow to melt and the water to drain away. The street sweepers are washed out and returned to sweeping service. The water draining from the deposited piles and the street sweeper washing process is currently not controlled for water quality. It ultimately returns to the Yampa River following existing drainage ways.
The proposed Washout Facility will provide a dedicated enclosed area for the street sweepers to deposit their accumulated loads. The Washout Facility has been designed with three separate vehicle bays. Two of the bays will be for the street sweepers to deposit their debris load. The storage capacity of the two bays is equivalent to approximately 10 full loads from each of the City’s two street sweepers. Water from the deposited loads will drain away into a fluids capture system. This system will then utilize a series of manual screens and notched weirs to provide primary treatment prior to entering a hydrodynamic separator. Following the hydrodynamic separator, the filter liquid waste will be discharged to the sanitary sewer. A third bay will be dedicated to the street sweeper cleaning operations. It too will be connected to a similar multistage filtration system prior to discharging into the sanitary sewer.
The proposed Washout Facility building has been specifically designed to fit the space that is currently occupied by the material storage bins, between the existing storage building and Critter Court. The building has been designed for the dedicated purpose of the dumping, water quality control and washout system. The building is a single story, 28.5 feet tall with enough vertical height to allow for the dumping of the street sweepers within the building.
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
In addition to the Washout building, the proposal includes several other improvements. A paved driveway will be provided from Critter Court to the building. Stormwater quality control improvements will connect a second hydrodynamic separator to an existing detention basin on the northwest corner of the property. The addition of landscaping is proposed adjacent to the Washout building and across the Critter Court access easement, adjacent to the existing side walk. Existing high voltage overhead power lines along the west side of Critter Court prevent the addition of landscaping trees adjacent to the proposed building on the west side of Critter Ct. A pedestrian crossing is proposed from the Critter Court sidewalk to the Washout driveway.
The existing storage bins within the Area of Work will be relocated to the western property line, north of the existing storage building. The existing magnesium chloride storage tank will be removed from the Public Works Maintenance Facilities property.
Alternatives Evaluated
The City, with the assistance of Baseline Corp., conducted preliminary site analysis early in the conceptual planning process. A variety of different options for the location of the Washout Facility were explored within the Public Works Maintenance Facility property. Over the course of several months the City evaluated four different locations. Three of the locations were found to have conflicts with existing uses or future plans for the site. These locations were determined to be inappropriate by the Public Works Department. The proposed location was determined to be the most appropriate for the long term function of the site with respect to access, compatibility of uses, proximity to supporting infrastructure, costs and future development of the property.
Phasing
Construction of the proposed Washout Facility will be completed as a single phase. Construction is anticipated to take approximately 9-12 months and is currently anticipated to be completed in 2019
Parking
Parking requirements for Industrial principal uses are 2 spaces per 3 employees. Each of the three existing principal uses (Public Works Maintenance building, Transit Center and Humane Society) provide for required parking adjacent to their respective buildings. The Development Coder does not specify additional parking requirements for accessory uses within Industrial zoned properties. As stated above, the street sweeper debris load dumping, grit storage and street sweeper cleaning is an existing outdoor accessory use with parking being provided at the principal use (Public Works Maintenance building). Constructing the Washout Facility will move this outdoor accessory use to an indoor accessory use. The Washout Facility’s three bays will provide the opportunity to park maintenance vehicles indoors.
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
Snow Storage
Snow storage requirement is 1 sq. ft. per 2 sq. ft. of paved area. This equates to a snow storage requirement of 3231.65 square feet. Because the Washout’s driveway is within the existing surface storage yard, the access way to the existing scoria storage building and their established circulation pattern the designated snow storage area cannot be provided within the locational requirement of 20 feet from the edge of pavement. An alternative snow storage area is being requested per Section 409.D. 2 of the Steamboat Development Code. This section provides that “an alternative snow storage location may be approved by the Planning Director upon a finding that the alternative location meets all of the following criteria:” i. The alternative snow storage area contains enough unencumbered space to accommodate the necessary snow storage; and
The alternative snow storage area, as identified on the Landscaping Plan, is adequate to satisfy the required 3231.65 square feet. ii. The snow storage area is configured to adequately facilitate the proposed snow storage without damage to landscaping, sidewalks, or other site amenities; and
The proposed alternative snow storage area is the adjacent and existing snow dumping area and is easily accessible from the Washout Facility’s paved driveway. iii. Snow can be moved to the alternative snow storage area on-site through the use of commonly accessible equipment or machinery.
Moving the snow from the Washout Facility driveway to the alternative snow storage area can easily be accomplished with one of the Public Works on-site front end loaders or snowplow trucks.
Landscaping
A landscaping plan has been provided as part of the Washout Facility development proposal. Landscaping will be provided around the proposed Washout building. Because of the existing electrical power lines between the Washout building and the Critter Court access easement pavement, trees are not appropriate to be placed along the west side of Critter Court. Therefore, the required landscaping trees have been located along the east side of Critter Court.
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
Development Standards
Frontage 199.8 FT on Access Easement for Area of Work Use Breakdown Description Square Footage - Area # of Units of Work (AOW) Principal Use Public Works Maintenance 29.23 ac N/A Accessory Use(s) Street Sweeper Dump & Wash 0.84 ac N/A Standards Zone District Requirements Proposed - Area of Variance Work (AOW)/Entire (Y/N) Property Lot Area No Min./Max. 0.84 / 26.8 ac N Lot Coverage 60% 12.2% / 0.4% N Floor Area Ratio 60% 12.2% N Overall Building 32 FT 28.5 FT N - Height Average Plate Height 28 FT 22 FT N Frontage Area Height N/A N/A N Front Setback 15 FT 16.12 FT to Access Esmt N Side Setback 10 FT 23.73 FT to North PL N Upper Story Setback N/A N/A N Rear Setback 10 FT 296.44 FT to West PL N Second Story N/A N/A N Intensity Parking 2 spaces per 3 employees Existing Public Works N Lot plus new Washout bays. Snow Storage 3231.65 SF Alternative Location on N Site.
Criteria for Approval
Development Plans shall be approved upon a finding that the following criteria are met:
1. The Development Plan is consistent with the character of the immediate vicinity or enhances or complements the mixture of uses, structures, and activities present in the immediate vicinity.
The character of the immediate vicinity is industrial in nature. The proposed Washout use is currently an accessory use and is consistent with the Public Works Maintenance Facility. The Public Works Department is currently using a portion of the site for the dumping and washing of the street sweepers. From a use perspective, the Washout use is an existing accessory use to the Maintenance Facility’s principal uses. The proposed Washout building is intended to move an existing outdoor use indoors into an enclosed controlled setting. As such, it will help to reduce the visual clutter of the dumped grit piles.
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado
The new Washout Facility has been located adjacent to an existing storage building. This location helps to re-enforce the existing complex of uses and structures that are functionally interrelated. The proposed access drive to the Washout building from Critter Court is also one of the established entrance ways to the existing storage building and open storage lot. Circulation will remain the same. The Washout Facility has been architecturally designed to reflect the City’s existing principal buildings while maintaining its industrial function. The proposed building will visually integrate into the Public Works Maintenance complex. These factors all contribute to ensure that the Washout Facility complements the existing uses, buildings and activities both on and off the site.
2. The Development Plan will minimize any adverse impacts on the natural environment, including water quality, air quality, wildlife habitat, vegetation, wetlands, and natural landforms.
One of the primary objectives of the proposed Washout Facility is to improve the water quality of the existing street sweeper dumping, washing and stormwater run-off water. Currently the street sweepers dump the grit material onto the storage lot surface. Water drains from the dumped material over time and flows off of the storage lot into the existing surface drainage system. The Washout Facility will provide an enclosed, weather protected area for the grit dumping. The water from the dumped grit will drain into a water quality control system within the Washout Facility prior to being discharged into the existing sanitary sewer infrastructure. This will improve the water quality prior to release into the stormwater system that flows off site and ultimately into the Yampa River.
This water quality control system will enhance the City’s compliance to the water quality requirements of the Municipal Separate Storm Sewer System (MS4) General Permit COR090000 as issued and regulated by the Colorado Department of Public Health and Environment (CDPHE).
The majority of the site has been extensively graded and developed. Only small portions of the overall Public Works Maintenance property remain in a natural state. All of the Area of Work has been previously graded and improved. There are no natural land forms within the Area of Work to preserve. There are no identified wetlands, critical wildlife or vegetation habitats requiring mitigation.
3. The Development Plan provides adequate vehicular access, considering grade, width, and capacity of adjacent streets and intersections; parking; loading, unloading, refuse management, and other service areas; pedestrian facilities; and public or private transportation facilities.
The street sweeper dump and washout uses are existing accessory uses. No new vehicle traffic is anticipated to be created as a result of the proposed Washout Facility development. The vehicular access off of 13th Street onto Critter Court will remain the same. No improvements to the 13th Street and Critter Court intersection are necessary or proposed. No improvements to Critter Court’s grade, width or capacity are necessary or proposed. Improvements to the drive access off of Critter Court into the subject site to the Washout facility are proposed. The existing paved access drive into the Washout Facility will be increased from Critter Court to the Washout Facilities garage bay doors.
As an accessory use, no additional parking for the Washout Facility will be required. The Washout Facility will not be manned or occupied separately from the Public Works employees that currently park
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado at the Public Works Maintenance Building. It will only be used by the Public Works employees or their contractors as they are depositing collected materials, cleaning out their vehicles and maintaining the building. Parking for the street sweeper crews has historically been provided at the Public Works Maintenance Facility parking and will continue to be so.
4. The Development Plan complies with all applicable requirements of this CDC.
Setbacks Required Proposed Front yard 15 ft 16.12 ft. to Access Easement Rear yard 10 ft 296.4 ft. to West PL Side yard 10 ft 23.73 ft. to North PL Distance Between Buildings 6 ft 9 ft Building Height 32 ft 28 ft Lot Coverage 60% Max 12% Floor Area Ratio 60% Max 12%
The Development Code requires “all-weather surface” for heavy equipment storage areas. The existing open storage lot is an all-weather surface.
The Development Code requires at least 50 feet of pavement between any all-weather surface and the edge of the public street. The Washout Facility’s driveway at Critter Court is proposed to be extended from the existing asphalt apron all the way to the garage bay doors, exceeding the 50 foot requirement.
5. The Development Plan is in substantial conformance with an approved Conceptual Development Plan, if applicable.
A Conceptual Development Plan has not been prepared for the Washout Facility.
Submittal Requirement Waiver Requests
The following submittal requirements are requested to be waived for this application.
Application Fee The City of Steamboat Springs is the property owner and applicant. Having the City write a check to itself seems unnecessary.
Traffic Impact Analysis Report There will be no additional traffic generated by this proposed development. The proposed project will relocate an existing outdoor use to an indoor use. Any additional trips to the site as a result will be negligible
Water Demand Report The estimated average water usage is well below the 50 single family equivalent (SFE) threshold that triggers the requirement of a Water Demand Report. On an annual basis, the facility is expected to
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City of Steamboat Springs Development Plan Application City of Steamboat Springs Washout Facility, Steamboat Springs, Colorado average less than 1,000 gallons per day. Daily use during peak streetsweeper use periods will exceed this average however during large portions of the year the water use will be minimal.
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Account: R0057745
Location Owner Information Assessment History Parcel Number 936074012 Owner Name CITY OF STEAMBOAT SPRINGS Actual Value (2018) $3,472,050 Tax Area 20SS - *RE2* SS City Limits_Old Town+Lower Owner Address P O BOX 775088 Assessed $1,006,890 Fish/Tamarack Areas & near Airport STEAMBOAT SPRINGS, CO 80477-5088 Exempt ($1,006,890) Situs Address 760 CRITTER CT Adjusted Taxable $0 909 CRITTER CT Total Legal Summary PT OF BLKS 8, 9 & 13 Tax Area: 20SS Mill Levy: 49.284000 MILLER FRAZIER ADD TO SS Type Actual Assessed Acres SQFT & VACATED PORTION OF SPRINGS ST TR IN W2SE4, W2W2SE4SE4 SEC 7-6-84 Exempt $3,472,050 $1,006,890 26.794 26193.000 TOTAL 26.794 AC (SST GARAGE) Recorded Transfers -- most recent four only (see "All Transfers" on left sidebar for full transfer history Sale Date Sale Price Reception Number Doc Type 12/21/2016 775567 QCD 12/18/2014 754321 QCD 08/13/1935 $0 Deeds Tax History Images Tax Year Taxes • Map *2018 $0.00 • Photo 2017 $0.00 • Sketch * Estimated • GIS Focusing On: 760 CRITTER CT STEAMBOAT SPRINGS 80487
Map datRepora ©t 2018 a map Googl errore
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Account: R8167209
Location Owner Information Assessment History Parcel Number 936074015 Owner Name CITY OF STEAMBOAT Actual Value $776,950 Tax Area 20X - *RE2* SS City Limits_Misc. SPRINGS (2018) Pockets in West Stmbt & Old Town Owner Address P O BOX 775088 Assessed $225,320 Situs Address STEAMBOAT SPRINGS, CO 80477-5088 Exempt ($225,320) Legal Summary PT OF BLOCKS 13 & 14 Adjusted $0 INCLUDING 13 & 14 Taxable Total VACATED ALLEY 8TH & MOFFAT AVE Tax Area: 20X Mill Levy: (YVLC) 2.44AC 55.543000 Type Actual Assessed Acres Exempt $776,950 $225,320 3.790
Recorded Transfers -- most recent four only (see "All Transfers" on left sidebar for full transfer history No Transfer Documents Tax History Images Tax Year Taxes • Photo *2018 $0.00 • GIS 2017 $0.00 * Estimated
https://agner.co.routt.co.us/assessor/taxweb/account.jsp?accountNum=R8167209&doc= 8/31/2018 City of Steamboat Springs
August 28, 2018 1:9,028 0 0.07 0.15 0.3mi