HomeMy WebLinkAboutMULBERRY AND LEMAY CROSSINGS FILING NO. 2 - Filed GC-GENERAL CORRESPONDENCE - 2004-08-23.,. ,ch,t.kt,n ,
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Matthew Pridemore
Architekton
398 S. Mill Ave. #301
Tempe, AZ 85281
(480)894-4637
July 17, 2001
Ted Sheppard
Current Planning Department
City of Fort Collins
Dear Mr. Sheppard,
I am writing in regards to a new KFC/Taco Bell project proposed at the southeast corner
of South Lemay Avenue and East Magnolia Street, which is part of the Mulberry and
Lemay Crossings Development. A portion of the aforementioned property is being
leased by our client Harman Management Corporation, which will be maintaining both
the building and landscaping within the leased area boundary. As one will see, our site
and building have been designed to both meet and exceed the City's design principles.
The site has been designed to include a considerable amount of open -space for
landscaping. In addition, the landscaping on our site has been designed to blend in with
the landscaping of the entire center in order to present a unified appearance. Large tree -
lined landscape buffers have been provided along all street frontages. As part of this
design a large "park -like" area as been incorporated to the north of the building. This
area not only welcomes pedestrians onto the property, but it provides a nice area in which
to relax and enjoy their meal. Pedestrian paths have been provided to create a promenade
style entrance to the front of the store from all areas of the surrounding property. Per
City requirements, landscape islands have also been provided in the parking lot to break
up the rows of parking stalls.
Great care has also been taken in the design of the vehicular (car and bicycle) and
pedestrian circulation paths across the site. Safety is the most important design criteria.
The building has been positioned on the site to maximize pedestrian access while limiting
pedestrian/vehicular connections. For example, pedestrians at the comer of Lemay and
Magnolia can reach the restaurant without having to cross a driveway or drive -aisle.
398 5 M 11 Ae, 301 T,, AZ BS281
1 480 894.4638
a different pattern dimension than that of the pedestrian crosswalks area that connects
to the front field pedestrian accesses. This helps to differentiate a potential pedestrian -
auto conflict area to the walking public. We believe that we have been very pedestrian
friendly in our site design and provided a pedestrian scale that is augmented by the
architecture of the store. We have reduced the "sea of parking" feeling to a reduced
scaled and reduced pedestrian impact both on site and off. We have made access more
direct and the site is easily maneuvered from multiple directions.
Landscaping: We have provided multiple areas for landscaping within the parking
areas. These individual havens of landscaping are not geometrically placed and
provide a sense of non -repetitive nature. The islands within the front parking lot are of
different sizes and shapes thus reducing the monotony of the site.
The area of landscaping within the front parking area exceeds the City's 10%
requirements by approximately 5%. The trees and bushes for the Home Depot site
exceed the caliper and size requirements by the City. Ornamental trees have been
specified at 2.0 inches and Canopy Shade trees are specified at 2.5 inches. Both of
these trees have been oversize to pet -mote a more mature landscaping of the site. All
evergreen trees have been size and specified to be 8 feet in height.
Landscaping has been proposed for the site that provides visual integration of all wall
and fencing for the site. Shade and Orimental trees have been used within tree grates
to add to the visual depth to the store frontage and to give the front drive aisle more
scalability and provides a more pedestrian friendly atmosphere within the confines of
the plaza area in the front of the store. The pedestrian breeze way between the Home
Depot and the proposed retail on the South is lined with sidewalk planters to provide
a blend of architecture and landscaping thus providing a more friendly space to the
individual.
The landscaping of the site and the selection of the landscaping elements have been
used to prevent erosion and meet the functional and visual purposes of defining
spaces, direction of circulation within the site. The landscaping as designed manages
visibility while attracting attention to the building entrances and other major focal
points on the site. The site is completely visually integrated; both with the building
and its pedestrian use areas as well as to each other.
Wetlands: No wetlands exist onsite except for those that have been established due to
the large site detention facility on the South end of the parcel. No work is planned for
this area due to the completed, functioning storm system that is presently installed for
this development.
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Neighborhood Meetings: No neighborhood meetings have been completed as of this
date. Meetings are being scheduled for the first two weeks of December, 2003. Our
preliminary inquiry has led us to believe that we have the support of the local
neighborhood and they would like to see the development completed. Minutes of
neighborhood meetings will be provided to City planning staff for their review.
Architecture:
Character and Image: The building has been designed using features, colors,
materials and activity areas consistent with and complimentary to the adjacent and
surrounding development. The prototype has been significantly and substantially
modified towards this goal. The character and image is one of warm earth tones and
hues with careful attention to the detail and scale of the building as a whole and as it
relates to the macro and micro scale of its surroundings. The image is one of a site -
specific, community specific nature.
Fagade Treatment and Details: The building has a distinct base, middle and top as
expressed. by horizontal banding of materials interrupted by rhythmic vertical elements
such as pilasters, steps in the fagade and special entry features. Pilasters are utilized to
break up the body of the facade at approximately thirty-foot intervals. The various
functional components and the architectural treatments thereof, serve to endow the
building with multiple levels of transparency, layers, shade and shadow. A finer level of
detail in the form of reveals, brick accents, decorative brackets, wall sconces, lintels,
faux windows and cornice treatments further serve to add layers of interest such that the
building, whether viewed from afar or up close, creates a sense of place. The garden
center is defined and contained by architectural stone and masonry columns and
decorative wrought iron fencing which is capped by a continuous architectural
entablature on the front elevation that grows into the "rotunda" feature on the northwest
comer of the garden center.
Entrances: The entry features are clearly delineated and are joined by a covered
pedestrian walkway, which serves to bring a pedestrian scale to the front fapade. A
`rotunda" feature has been designed on the northwest comer of the garden center in
order to serve as a visual landmark to orient and gather people for the progression into
the side entry of the building. Two "tower" features have been incorporated on opposite
corners of the building fagade to indicate points of entry into the covered pedestrian
walkway and entry vestibules. A breezeway is planned between the south side of the
building and the future pad to the south. A "portal' feature similar in design to the
"rotunda" feature identifies entry to this breezeway. Multiple entry components offer
inviting entry experiences into the facility whether arriving by car, bike or on foot.
Page 4 of 5
Variation in Massing and Roof Forms: Combinations of architectural elements have been
utilized to create a visually interesting and articulated structure. Changes in massing relate
to entrances, pedestrian features, visual orientation features, landmarks and functional
aspects of the building. The varieties of components utilized in creating a visually
interesting building will be apparent from afar and the multiple layers and levels of detail in
the building will reveal themselves as one approaches the project. Multiple roof forms have
been incorporated into the design including parapets with detailed cornice treatments, sloped
shed roofs over the covered pedestrian walkways and intersecting gabled roofs with exposed
trusses over the towers. An open steel framework suggesting a domed structure has been
designed over the "rotunda" feature.
Materials and Colors: The Home Depot has been designed using a palette of medium to
deep reddish -brown earth tones with minor accents of blonde brick and "Colorado Rust'
colored roof forms. Stone is utilized as an accent material at the bases of pilasters, columns
and on the entry tower columns. The building fagade is predominantly composed of brick
masonry with E.LF.S. accents. The design elements and the color/material palette are in
direct response to the architecture of the surrounding development and the Cities design
guidelines.
We have attached copies of the plans for the above mention Major amendment, PDP and
Modification of Parking Standard. We have also included the applications and submittal fees for
the three different submittals. We have combined the Major Amendment and the Modification of
Parking Standard and S200 fee with the Major Amendment fee. We would like to be considered
for the following, for that portion of the site that lies within Mulberry/Lemay Crossings, Filing
Two, Lot Two, Final PUD as a Major Amendment with a Type Two review. And for that portion
of Mulberry/Lemay Crossings Filing Two Lot Six we are asking for a review as a PDP. It is our
understanding that this review will take approximately 12 weeks and could be heard by the
Planning and Zoning Board in the month of February, 2004. If you need additional information or
I have not fulfilled the submittal requirements, please let me know as soon as possible. We would
be glad to furnish any missing items immediately.
Sincerely,
Blair B Warehime
Site Development Coordinator
Page 5 of 5
rI Galloway, Romero & Associates
.l Design Engineenng Planning
5350 DTC Parkway
Greenwood Village, Colorado 80111
(303) 770-8884
(303) 770-3636 fax
E-mail: blair_warehime@graa.com
November 26, 2003
Mr. Ted Shepard
Chief Planner
281 North College Avenue
Fort Collins, CO 80522-0580
(970) 221-6750
RE: Major Amendment - Filing 2 Lot 2, a PPD - Filing 2 Portion Lot 6
and Modification of Standard for Parking Distribution
Dear Mr. Shepard,
I am writing to you in response to your conceptual review letter dated August 12, 2003. Per our
previous conversation we are also requesting a Major Amendment for that portion of the site that
ties within Mulberry/Lemay Crossings, Filing Two, Lot Two and a Project Development Plan for
that portion of the site within Mulberry/Lemay Crossings, Filing Two, Lot Six. This is per your
review and letter dated June 4, 2002. I am also requesting a Modification of Standard to the City
of Ft. Collins parking distribution standard. This is per the Conceptual Review of August 12,
2003 and your review letter dated June 4, 2002. Due to the store and its proposed layout we
believe that the current distribution standard of the city does not provide the correct distribution
for the required layout of our site. Distribution of parking on all sides of the building is possible
but not to the level required by the standard. We request that the maximum of 50% parking in the
front of the store be modified to allow for increased parking in the front field of our store.
We have attached a copy of City staff's comments by the Conceptual Review Team of August 11,
2003 with our reply to each applicable comment for your review:
1. The project is zoned C, Commercial. This zone permits the proposed use, subject
to review by the Planning and Zoning Board. (Noted)
Page 1 of 7
2. Please be aware that the allowable parking is based on a maximum of five spaces
per 1,000 square feet of gross leasable area. In addition, the parking lot is requiring that
no more than 50% of the parking shall be located between the front door and the primary
street. Also, the large parking lot must be divided into smaller sections by landscape areas
and each section shall not exceed 200 spaces. In addition, 10% of the interior of the
parking area shall be in landscaped areas and no more than 15 consecutive spaces are
allowed without a landscape island. (We are requesting a "Modification to the Parking
Standard as part of this development. We have addressed this issue in our planning
objectives letter that has been provided for your review. The large parking lot is
broken up into five separate sections with the smallest containing 30 spaces and the
largest containing 112 spaces. The interior of the parking area contains pedestrian
respites and shelter areas with landscaping that exceeds the City's requirement to a
total of 14.6%. Please see Planning Objectives for further explanation)
3. Please be aware that outside areas that are used on a temporary basis for the sale of
seasonal inventory only shall be defined by nonpermanent walls or fences. Such an
enclosure shall not inhibit fire access to the building or pedestrian and bicycle access to
the building entrance. If chain link fencing is used, it must be vinyl -clad or covered with a
mesh material. Any such enclosure shall be removed upon the conclusion of the seasonal
sale period. (All areas that will be used for seasonal sales and inventory are fenced
with nonpermanent fences. These include the area northeast of the Garden Center
and the Plaza Area North of the Garden Area. The fencing will be of structural
tubular steel with black powder coating.) Areas in the rear of the store will be
screened by 8 ft. masonry walls.
4. Three-phase electrical power can be extended to the site from 12th Street. The
location of the transformer must be coordinated with Light and Power. Transformers must
be within ten feet of hard surface for emergency change out and screened from public
streets. Normal development charges will apply. Any modification to the existing system
will be at the developer's expense. Street trees must be spaced 40-feet and ornamental
trees 15-feet from streetlights. For further information, please contact Janet McTague,
221-6700. (The transformer will be place within a utility enclosure at the rear of the
store. It will be screened with a masonry wall and a metal gate. Coordination with
Light and Power during the construction document phase will occur. Access to the
transformer will not be restricted and will be paved to the front of the transformer
enclosure. No trees will be within the allowed clear zones for streetlights. It is noted
that all modification to the existing system will be at Home Depot's expense.)
5. Interior parking lot lighting and security lighting will be private and must match
the lighting already used within the center. This means that light poles, pole color, pole
height, wall -mounted fixtures, lamps, wattage and decorative fixtures shall match Filing
One (Wal-Mart). A Lighting Plan will be part of the submittal for P.D.P. (So noted, the
Page 2 of 7
Lighting plan has been included within the review package.)
6. The site will be served water by the East Larimer County Water District and
sanitary sewer by the Boxelder Sanitation District. There are four water stubs to the site,
two potential service lines and two potential fire lines. Unused stubs shall be abandoned at
the main. Normal tap fees will apply. In addition, there is a raw water requirement as well.
For further information, please contact Mike Schied, civil engineer, 493-2044.
(Coordination with the East Larimer County Water District will be part of the design
review process. Of the four water service stubs to the property only two will be
required. The two to be abandoned have been shown on the plan for abandonment. It
is so noted for the normal tap fees and the addition of the raw water requirement for
the district. We have included these into our project fees.)
7_ As mentioned, the sanitary sewer will be provided by Boxelder. The contact
person is Ravi Srivastava, 498-0604. (So Noted.)
8. The site will be served by the Poudre Fire Authority. An automatic fire
extinguishing system must be provided. Addresses must be visible from the street on
which the buildings front. Internal fire lanes must be a minimum of 24 feet wide with
inside and outside turning radii of 25 and 50 feet. A fire hydrant must be located within
300 ft. of the building and capable of delivering a minimum of 1,500 gallons per minute
at 20 p.s.i. residual pressure. A Hazardous Material Impact Analysis must be provided.
For further information, please contact Ron Gonzales, 221-6570. (We have had our Fire
Consultant Contact Mr. Gonzales to fulfill this request and requirement.)
9. The site is located in the Poudre River drainage basin. There, are no development
fees in this basin at this time. The standard drainage and erosion control reports are
required and they must be prepared by a professional engineer registered in Colorado. The
size of this site requires a SWMM analysis to design the drainage system. (So Noted, we
have attached this report and analysis to the plan submittal for the City's review. It
has been prepared by a professional engineer registered in Colorado.)
10. The overall Mulberry and Lemay Crossing drainage report addressed development
of this site so the drainage patterns and imperviousness should be verified. If there are
differences the drainage engineer will need to design improvements to address the
differences. The design engineer needs to be a registered Professional Engineer in
Colorado. (We have prepared a comprehensive drainage report that addresses the
drainage patterns of the site. We have included any differences and addressed their
resolution.)
11. Normally onsite extended detention is required to treat the runoff. That was not a
requirement at the time the original development was approved. However the design
engineers did address water quality with a wetland pond that does help with water quality,
Page 3 of 7
it just isn't the same as extended detention. A variance to the requirement would need to
be requested and justified by the existing water quality treatment. Another option would
be to provide some water quality treatment within the new site. One suggestion would be
to depress some parking lot medians to provide extended detention. For further
information regarding the design of the stormwater system, please call Glen Schlueter,
221-6700.(
12. Although the site received a LOMR-Fill from FEMA the building will still have
to meet the 18-inch elevation requirement for the Poudre River. Since the building layout
will change from the approved LOMR-Fill, the design engineer will need to re -determine
the highest BFE (Base Flood Elevation) against the building to determine the elevation
requirement. Please contact Marsha Hitmes-Robinson for all the Floodplain requirements.
224-6036. (Per the FEMA map the Base Flood Elevation for this site is 4933 by
contour. Finished Floor for the building has been established at elevation 4935. This
is two feet above the BITE.)
13. The Street Oversizing Fee will apply, due at the time of building permit issuance.
The fee is based on square footage and land use. In addition, the City collects the Larimer
County Road Impact fee. Please note that these fees are adjusted annually based on the
Denver -Boulder consumer price index. For an estimate of these fees, please contact Matt
Baker, 221-6605. Information on the Street Oversizing Fee is available on the City's
website. (We have contacted Mr. Baker and have included the fees in our project fee
budget)
14. The existing Transportation Impact Study will have to be updated to reflect
current conditions. Please discuss the scope of this study with Eric Bracke, Traffic
Engineer, 221-6630. (Kathleen Krager of Bowers & Krager Inc. has contacted Mr.
Bracke and discussed with him the scope of the study required for this project. The
studv amendment is attached to this submittal.)
15. The P.D.P. may require the dedication of new utility easements. This can be done
by separate legal instrument and coordinated by the Engineering Department. (It has
been determined several easements will need to be abandoned and rededicated to
the City and/or utility. It is our plan to do this by separate legal instruments and will
coordinate with engineering.)
16. There may be a repay due to the original developer of the abutting public streets.
(So Noted, and it will be worked out as part of our purchase agreement with the
developer.)
17. A new set of Utility Plans will be required. This will be more efficient than
amending the approved set on a sheet by sheet basis. Be sure the plans indicate very
clearly both existing and proposed utilities. (So Noted, The new plans have been
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included with this submittal. Existing and proposed utilities have been
differentiated)
18. Utility Plans must include water and sewer design in both plan and profile.
(Under the revised requirements, water and sewer has been shown in plan view only
for review for the entitlement portion of this development. Plan and Profiles will be
submitted during the construction document phase of the approvals.)
19. Be sure to get the latest layout of the building envelopes and parking lot layout for
Buildings I and J. A Minor Amendment was approved in June of 2002 that revised the
original plan. (A new ALTA was completed for this site and revised building layouts
for Buildings I and J have been provided.)
20. If there are any encroachments by building envelopes into existing easements,
then those affected portions of the easement must be properly vacated. The vacation
procedure is by separate documents coordinated by the Engineering Department (Such
encroachments do exist for Building J. The boundary line for the Detention tract
overlaps the building. The developer through his consultant is modifying this
boundary by separate legal documents and has been coordinating with the
Engineering department.)
21. Check the turning radius by the contractor sales area (We have checked the area
by the contractor sales area and applied an articulated bus turning template. We
believe that this best represents the contractor truck and trailer that will frequent
this site. Regular truck traffic is not allowed by Home Depot across the front of the
store in the Front Drive Isle that is adjacent to the Store entrances.)
22. Please be aware that there is a platted sight distance easement along 12`h Street.
This area is restricted to low -growing shrubs or low screen walls. Be sure to coordinate
parking lot layout, landscaping and service yard screening so that there are no visible
encroachments within the sight distance easement. (So Noted, we have modified our
sight plan accordingly. We have moved the screen wall inside the sight line and have
modified the landscaping.)
23. The City charges a Street cut fee. The fee is tripled if the street is less than five
years old. For further information, please contact Rick Richter, 221-6605. (So noted, and
we believe that we will be impacted by this fee. We will need to relocate an existing
drive way off of Magnolia street and will have to remove up to two water service
stubs to within the existing streets. We have tried not to do any street cutting but it
is not possible at this time.)
24. Be sure to continue the east -west sidewalk all the way out to Lemay so that the
main entrance is connected to a public walk. This will also provide pedestrian access to
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and from the existing restaurant. (So Noted, This sidewalk has been added to our
design and is part of our submittal)
25. The Development Agreement and Development Construction Permit will be
needed. There is a fee associated with the Development Construction Permit. For further
information, please contact Sheri Wamhoff, 221-6605. (So Noted, we have not
contacted Ms Wamhoff but will do so during the Construction Document process.)
26. The Transportation Impact Study (T.I.S.) must also perform a Level of Service
analysis for alternative modes. For further information, please contact Tom Reiff, 224-
2040.
27. Bicycle parking must be provided in a safe and secure location. Be sure that there
is a clear continuous sidewalk system connecting the front entrance to the garden entrance
and the seasonal sales area. (So Noted, Bicycle parking has been anticipated and is
shown on the plan.)
28. Please note that Section 3.4.1(1) requires that elements of the site complement the
visual context of the Poudre River. Careful placement of Cottonwood trees and river
cobbles should be explored. For further information, please contact Doug Moore, 221-
6600. (So Noted, Mr. Moore will be contacted by our landscape architect during the
review process.)
29. A Fugitive Dust Permit will be needed from the Larimer County Health
Department during the construction phase. The trash collection system should include
facilities for recyclable materials. Outside the buffer areas, native plants and grasses are
encouraged over irrigated blue grass sod. For further information regarding these issues,
please com.act Doug Moore, 221-6750. (Per the requirements of City a fugitive dust
permit is required for a development larger than 25 acres. The Home Depot
development will not exceed approximately 11.0 acres. It was our intent to follow
the City's regulation and requirements.)
30. One of the key issues is to meet the standard regarding multiple entrances. As we
have discussed, for this standard to be satisfied, the secondary entrance must be open
during normal business hours and 12 months out of the year. (We have addressed a
secondary access and have incorporated it within our submittal. We have modified
our building elevations to provide for this entrance off of Magnolia Street and can
be seen from the street.)
31. The Modification of Standard for the parking distribution standard may be taken
to the Planning and Zoning Board as a "stand-alone" prior to the full P.D.P. The fee is
$200 and a letter and supporting documentation may be submitted anytime. If granted, the
Modification is valid for one year. Prior to expiration of one year, the P.D.P. must be
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considered by the Board. (So Noted, we have considered and made separate
application and withdrew the separate application in lieu of a combined application
which is attached)
32. Please note that the first curb cut north of Mulberry on Lemay is not full motion
but restricted to right-in/right-out only by the raised median. (So Noted, it is the intent of
this development that entrance into the sight would be through the full movement
intersection of Magnolia Street and /or 12"' street.)
33. A neighborhood information meeting is required as the site is adjacent to existing
development and the plan represents a change in relationship to the approved plan. The
Planning Department will create the notification map for the neighborhood meeting.(Per
our discussion with Ted Shepard we are actively seeking neighborhood meetings
with all surrounding neighborhoods. We believe we will be able to accomplish these
meetings within the first two weeks of December, 2003.)
We have attached copies of the plans for the above mentioned Major amendment, PDP and
Modification of Parking Standard. We have also included the applications and submittal fees for
the three different submittals. We have combined the Major Amendment and the Modification of
Parking Standard and $200 fee with the Major Amendment fee. We would like to be considered
for the following, for that portion of the site that lies within Mulberry/Lemay Crossings, Filing
Two, Lot Two, Final PUD as a Major Amendment with a Type Two review. And for that portion
Of Mulberry/Lemay Crossings Filing two Lot Six we are asking for a review as a PDP. It is our
understanding that this review will take approximately 12 weeks and could be heard by the
Planning and Zoning Board in the month of February, 2004. If you need additional information or
I have not fulfilled the submittal requirement, please let me know as soon as possible. We would
be glad to furnish any missing items immediately.
Sincerely,
Blair B Warehime
Site Development Coordinator
Page 7 of 7
We have also taken into consideration the building as an "island" in terms of the overall
site design. Most fast-food restaurants have the drive -through lane wrapping back around
the front of the building. However, we have turned the drive -through lane away from the
building to link -up with the internal drive to the east, keeping the area in front of the
building open for additional landscaping and pedestrian traffic.
In order to present a unified architectural image across the site, we have taken numerous
measures to match the architecture of the neighboring shopping center. First, we have
incorporated both the center's color and material palettes. The KFC and Taco Bell colors
are being used as accent colors. In addition, a masonry wainscot has been provided
around the entire building. The masonry has then been extended up the faces of the KFC
and Taco Bell tower elements. We have also included the gooseneck light fixtures and
the Galvulume metal roofing found on the neighboring center.
The proposed KFC/Taco Bell restaurant will be open Monday through Thursday from
10:00 AM to 10:00 PM, and Friday through Sunday 10:00 am to 12 midnight. At peak
times there can be as many as eight employees, but during normal business hours there
are four to five employees on duty.
In terms of a development schedule, we anticipate receiving a building permit in the
middle of October. It will then take approximately 75 days to complete the site work and
restaurant. The project will be completed and open by late December.
Hopefully, this letter along with the accompanying PDP submittal package have
adequately addressed all of your and the City's requirements and concerns. If you have
any questions please give me a call at (480) 894-4637. Thank you for your assistance.
Sincerely, p
Matthew Pridemore
Architekton
Sheri Wamhoff - Mulberry & Lemay Crossings Home Depot PDP/Major Amendment Page 1
From: Ginger Dodge
To: Basil Hamdan; Dave Stringer; Doug Martine, Doug Moore; Eric Bracket Garold
Smith, Gary Lopez, Glen Schlueter, J.R. Wilson, Jeff Hill, Jenny Nuckols, Kathleen Reavis, Katie
Moore, Laurie D'Audney, Marc Virata; Mark Jackson, Matt Baker, Mike Gebo; Pete Wray, Rich Kopp,
Rick Richter, Roger Buffington; Ron Mills, Sheri Wamhoff; Susan Joy, Tim Buchanan, Tom Reiff;
Wes Lamarque
Date: 12/4/03 1:11 PM
Subject: Mulberry & Lemay Crossings, Home Depot PDP/Major Amendment
The correct project numbers are as follows:
Home Depot Major Amendment - #36-961
Home Depot PDP - #36-96J
They will be listed in DMS with those numbers. Thanks!
Ginger
Sheri Wamhoff - Home Depot - Traffic Issues
Page 1
From:
Eric Bracke
To:
Ted Shepard
Date:
2/19/04 9:34AM
Subject:
Home Depot - Traffic Issues
Dear Ted,
I will be unable to attend the Planning and Zoning Board meeting tonight due to another commitment.
However, it is my understanding that some folks from the public may bring up issues regarding traffic,
particularly at the intersection of Vine and Lemay.
Vine and Lemay currently operates at LOS C, which is acceptable based on the City standards. When the
Mulberry/Lemay Crossing project was first proposed, a comprehensive Transportation Impact Study was
completed. Based on the impacts of the Center, roadway improvements were constructed in anticipation
of the build -out of the project.
The Home Depot phase of the project updated the TIS and is dated October 24, 2003. The TIS was
prepared by Bowers & Krager, Inc. The results of the study clearly indicated that the original study was
accurate and therefore the improvements made previously were appropriate for the development.
The existing and proposed traffic from the development are being used in the calculations to determine
the Adequate Public Facilities threshold for the intersection of Vine and Lemay. So, in other words, the
Home Depot project is not going to push the intersection into the APF requirements.
Another issue that continues to surface regards the interruption of traffic flow due to the rail crossing on
Lemay This is not an issue from a City/Traffic Operations perspective. The City of Fort Collins has no
standard that addresses transportation impacts due to trains. The BSNF disrupts traffic 8-10 times per
day along the S. College Corridor, the Downtown Area, as well as Vine and Lemay. It is unfortunate, but
it is a fact of life in Fort Collins and there is nothing we can do to improve the situation.
I trust that this email will clarify any issues that arise at tonight's meeting.
Regards,
Eric L. Bracke, P.E., P.T.O.E.
City Traffic Engineer
(970)224-6062
ebracke@fcgov.com
CC: Cameron Gloss; Dave Stringer; Ililey@lileyrogersmartel.com, Mark Jackson, Sheri
Wamhoff; Tom Reiff, Ward Stanford
MARCH, LILEY & OLIVE P.C.
LUCIA A. LILEY
ATTORNEYS AND COUNSELORS AT LAW
J. BRADFORD MARCH
110 E. OAK STREET, SUITE 200
STEWARr W. OLIVE
FORT COLLINS, COLORADO 80524-2880
19701 482.4322
fax (970) 482-5219
June 4, 2002
Sheri Wamhoff
City Engineering Department VIA HAND DELIVERY
281 N. College Ave.
Fort Collins, CO 80521
Re: Mulberry and Lemay Crossings Filing No. 2
Dear Sheri:
ARTHUR E. MARCH
1908-1981
ARTHUR E MARCH. JR.
R,w,r 2001
Enclosed for recording are the four original Deeds for Dedication of Easements in Lot 2 and Tract A
Of the Mulberry and Lemay Crossings Filing No. 2, which have been executed by the grantors, Ft. Collins
Partners I, L.L.C. and Wal-Mart Real Estate Business Trust,
Also enclosed is a check in the amount of $145.00, which you requested from Goldberg Property
Associates, Inc. to cover the recording fees for the casement vacations and dedications.
Please provide uS with a copy of each of the recorded documents and a copy of the fully executed
Amendment Agreement No. 1. Thank you.
Sincerely,
MARCH, LILEY & OLIVE P.C.
BY
Lucia A. Lilev i
LAL/jpk
Enclosures
cc: Joyce Chiasson, Goldberg Property Associates, Inc.
Kurt Prinslow, CLC Associates, Inc.
1': A W P('VI A[ AGOI DBI iRGAMulberry and Lemay Crossings Filing 2\Sheri W amhoff.ltr
CLC
l_, :.
February 14, 2002
Ms. Sheri Wamhoff, P.E.
Engineering Department
Development Review Division
281 North College Avenue
Fort Collins, CO 80522-0580
RE: Mulberry and Lemay Crossings, Lot 2
Retail I & J, Phase One
Dear Ms. Wamhoff:
Due to the modifications to Retail Buildings i & J and the impacts that has had on the site plan,
we are submitting to you for your review copies of the revised On -Site Utility Plans. These
sets are being provided to you for circulation to the city departments that will have eventually
sign -off on mylar copies of the revised plan sheets.
CLC Associates, Inc. will also forward copies to the affected utilities (Boxelder Sanitation and
East Larimer County_ Water District) for their review and comments prior to asking them to
sign the mylars.
Due to the minor nature of these revisions, your prompt review and reply is appreciated.
Should you or the representatives of the other departments have any questions, please contact
me at (303) 770-5600.
Sincerely,
CLC Associates, Inc.
Kurt D. Prinslow
Director of Landscape Architecture
Attachments: four (4) sets
cc: David Ristau, Goldberg Property Associates (w/o attachments)
Webster Jones, P.E. - ELCO (w/ attachments)
Ravi Srivastava, Ph.D., P.E. - Boxelder Sanitation Districct (w/ attachments)
,:,r KDP/lkk
dS:ia!BCi LiiS
MARCH, LILEY & OLIVE, P.C.
ARTHUR F. MARCH. JR. ATTORNEYS AND COUNSELORS AT LAW
LUCIA A. L ILEY 110 E. OAK STREET
J. BRADFORD MARCH FORT COLLINS. COLORADO 80524-2880 ARTHUR MARCH
_1
STEWART W. OLIVE
(970)482-4222 1908981
Fax (970) 482-5719 ----
September 14, 2001
Ms. Sheri Wamhoff
Engineering Department
City of Fort Collins
281 N. College Avenue
Fort Collins, Colorado
VIA HAND DELIVERY
RE. Development Agreement for Mulberry and Lemay Crossings Filing No. 2
Dear Sheri:
1 have completed my review of the above -referenced document and suggest the following
changes, which are shown in blacklining:
I Page 2, first sentence in paragraph C under section 1. (General Conditions) should
read as follows:
' E'xcei)t ati other♦ rse herein spegficnlly ergreed, Nno building permit
for the construction...."
2. Page 5, second sentence in subparagraph A.1. under section R: (Special Conditions)
should read as follows:
"In addition, the City shall have the right to inspect the waterline
installation, trenching, backfill and/or compaction within the Crty s
right-ref--wa-V and to require- ..."
3. Page 5, second sentence in subparagraph B.1. under section II. (Special Conditions)
should read as follows.
"in addition, the City shall have the right to inspect the sanitary sewer
installation, trenching, backfill and/or compaction within the Ci,tyls
right-of-w(ty and to require... .
Ms. Sheri Wamhoff
September 14, 2001
Page 2
4, Page 5, second sentence in subparagraph C.2. under section 11. (Special Conditions),
change the word "paragraphs" to "paragraph" and delete "and two (2)" since there is only one
paragraph above.
5. Page 7, subparagraph D2. under section 11. (Special Conditions) should be deleted
as the provisions in that subparagraph are covered in subparagraph D.3. The remaining
subparagraphs should he renumbered accordingly.
6. Page 12, paragraph N_ under section Ill. (Miscellaneous) should be completed as
follows:
"If to the Developer Mark A. Goldberg
bi. Collins l'artners1, 11C
1120 Lmcohx Street, Suite 1101
Denver, Co 80203-2136
With a copy to: Lucia A. bley
March, Liley& 01ive, 7'.C.
1101,. Oak Street, Suite 200
1'orf Collins, CO 80524"
Sheri, please call me if you have any questions.
Sincerely,
NlARC[ 1, LILEY & OLIVE, P.C.
LAL/gh
cc: Paul Eckman, Esq.
Lou Delaney
-ale aas6s' To: TSMEpARD@ft90V•Om"
<shreakee/eqrrseM cc: Two
esI
s.Ajact: TTaw MIKFC
OW I I JO1 02:49 1►M
Ted • Cross Lag
I have done some pro 'liaiaary traffic work oe the 1.me The origin
proposal to add a fast food restaurant to the site. The original TIt assumed
e future use of 26 kuf of high turn over. sit down rsetAurancs.
The 2e kof sit down restaurants were estimated to produce 422 peak dour trips.
The fastfood proposal of 3.6 ksf would produce an estimated 121 trips during
the pH peak hour. This comes out to approximately 29a of the estimated
restaurant trip geoaracion.
At this time, I will be willing to let the now TIS •elides since Kr. Goldberg
is still under to estimated trip generation_ however, keep in mind for future
submittals that the 'rTS is now over two years old. once MalMart Is opened, I
will be requiring updates to the existing 2-year old atady.
The ADp issues with vine/Lemay are very real and we will be watching it
closely.
Let me know if you have any questions.
Mind Regards,
Writ L. Dracke. P.B.
Traffic saginser
City of port Collins
abrack"fcgov.com
Susan Joy - KFC Taco Bell Page 1
From:
Ted Shepard
To:
Susan Joy
Date:
2/4/03 9:34AM
Subject:
KFC Taco Bell
Susan, while you were out on Friday, Highline Engineering called and they discovered an error in the
Mulberry Lemay Crossings Flg Two plat. Wally and I went over it and it appears that CLC miscalculated a
bearing distance from section corner to property corner.
The result is that they need to do an Affidavit of Correction.
Also, the forms have been built and the foundation will be 12 inches closer to the west p.l. and 6 inches
closer to the south p.I.
We don't see a need to re -build the forms. See the letter. You and Wally are copied on the letter, Ted
City of Fort Collins
Community Planning and Environmental Services
Current Planning
February 4, 2003
Mr Rusty Hall
Highline Engineering Via Fax 303-889-0012
9101 East Kenyon Avenue, Suite 2500
Denver, CO 80237
Dear Mr. Hall:
In your phone call to me on Friday, January 31, 2003, you explained that you discovered
a surveying error on the Final Plat of Mulberry Lemay Crossings Filing Number Two.
The result of this error is that the forms for the foundation have been constructed in such
a manner as to cause the building (K.F.C./Taco Bell) to be located 12 inches closer to the
west property line and six inches closer to the south property line.
Your request was to allow the concrete to be poured so as to allow the forms to not have
to be re -built. Your request is granted subject to the following:
There shall be no loss of landscape area, turf, shrubs, trees or otherwise.
Twelve inches shall be taken out of the west parking bay resulting in parking
stalls that are 18 feet in length versus the original length of 19 feet. Similarly, the
north -south error shall be compensated by decreasing the trash enclosure area by
six inches.
An Affidavit of Correction shall be filed with the City of Fort Collins. This
Affidavit of Correction shall be submitted to the City of Fort Collins Engineering
Department, in care of Susan Joy, in sufficient time for processing and review so
that the Affidavit is filed and recorded with the Larimer County Clerk and
Recorder prior the issuance of a either a Temporary or Final Certificate of
Occupancy for the K.F.C./Taco Bell Building.
If you have any questions, please feel free to call the City Engineering Department at
221-6605.
e=hp,c
Ted Shepard
Chief Planner
Xc: Susan Joy, Development Review Engineer
Wally Muscott, Surveyor
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Galloway, Romero &Associates
Design Engineering Planning
5350 DTC Parkway
Greenwood Village, CO 80111
(303)770-8884
FAX: (303) 770-3636
November 25, 2003
RE: Final Planned Unit Development — Major Amendment
Mulberry and Lemay Crossings Final P.U.D. — Filing No. 2, Lot 2
The Home Depot - Drainage Compliance Letter
This letter certifies that the Major Amendment to Mulberry and Lemay Crossings Final
Planned Unit Development, Filing No. 2, Lot 2 for the proposed Home Depot building and
Future Retail building is in compliance with the original Final Drainage Analysis by CLC
Associates, Inc., approved 6/21/00.
In the original CLC report, the area that makes up Lots 2 and 6 was comprised of eight full
basins and three partial basins. The eight full basins included Basins B8, B9, B10, B6-1, Cl,
C1-3, C2-1 and C4-1. The three partial basins included Basins C1-1, C1-2 and 0-2. All of
these basins were designed with a 100-year runoff coefficient of 1.00. The composite 100-
year runoff coefficient for the proposed Home Depot, Future Retail and existing retail on
Lots 2 and 6 is 0.85. Therefore, the proposed development is well within the designed limits
of the Final Drainage Analysis.
The original report addressed water quality and included several enhancements to the design,
which are currently in place. Most notable, the site features two "constructed" wetlands,
which act to remove Total Suspended Solids (TSS). The ponds are also long and thin which
allows the runoff longer contact time with the landscaped surface and tends to increase travel
time of the runoff from one end to the other, further increasing the settlement of particles.
Wetlands also enhance the biological activity associated with the breakdown of various
constituents. These enhancements were installed and approved in lieu of extended detention
as noted on page 4 of CLC's report which states that "additional enhancements, such as
wetlands plantings, are intended to compensate for traditional water quality capture volume
not accommodated in the Pond Bottoms."
Erosion Control measures will be installed during Construction Activities to minimize
erosion due to wind and runoff. Erosion control plans and notes have been included in the
Major Amendment planning set. The Site will be permanently stabilized with paving, sod,
mulch or landscape shrubs or trees.
The first floor of the Home Depot and the Future Retail buildings were designed to elevation
4935, approximately 2 feet higher than the Base Flood Elevation (BFE) according to FEMA
maps. The BFE has been shown on the Grading Plan included in the planning submittal.
The proposed development falls within the original design parameters of the Final Drainage
Analysis by CLC Associates, Inc. All storm sewer ponds have been constructed with
previous development and are currently operational. The site also contains several water
quality enhancements that were approved in lieu of extended detention. The proposed
building exceeds the City requirement of 18 inches above the BFE by 6 inches
(approximately 2 feet higher than the FEMA Base Flood Elevation). Therefore, additional
analysis of the proposed Home Depot development is not required.
Sincerely,
Galloway, R/ lero & Associates
J%N. Andresen Jr., P.E.
\\FILESRVR\clients\HomeDepot\HDt49-HD249-HO449 - HO Store #NW0066 - Store Development - Ft. Collins, CO - NEC
Mulberry and Lemay\Docs\Reports\HD249-jna-Drainage Compliance Letter.doc
Galloway, Romero & Associates
Design Engineering Planning
5350 DTC Parkway
Greenwood Village, Colorado 80111
(303)770-8884
(303) 770-3636 fax
E-mail: blair_warehime@graa.com
November 26, 2003
Mr. Ted Shepard
Chief Planner
281 North College Avenue
Fort Collins, CO 80522-0580
(970) 221-6750
RE: Planning Objectives -Filing 2 Lot 2 Major Amendment, a PPD -Filing 2
Portion Lot 6 and Modification of Standard for Parking Distribution
Dear Mr. Shepard,
I am writing to you in response of the City's requirements for a statement of planning goals and
objectives for our proposed development. The Home Depot proposed at the Mulberry/Lemay
Crossings is a 102,540 S.F. of home improvement retail sales with a 19,079 S.F. Garden Center
and two seasonal sale areas. The site is bounded by Magnolia Street on the North, Mulberry
Street on the South, Lemay Avenue on the West and 12`h Street on the East. The project is zoned
Commercial which permits this use. The Home Depot, when completed will employ
approximately 150 to 200 people and will operate 24 hours, seven days a week. We have
completed our design plans and submit to you the following
A. City Plan Principles and Policies Achieved by the Proposed Development:
Site Planning: The site is laid out in a design that achieves a well defined circulation
route for all vehicles, bicycles and pedestrians. Traffic control devices have been used
to direct traffic where necessary within the site. They provide for a safe atmosphere
for the all forms of transportation. The front, main parking field has been divided, by
landscape island and diagonal pedestrian walkways into small intimate parking fields
that reduce the scale of the development. Each of the five smaller fields is readily
Page 1 of 5
accessible by a pedestrian walkway system that provides for pedestrian respite and
protection. Each pedestrian area is fully landscaped to promote a sense of security
with a feel of Mini Park like setting. These pedestrian areas provide to the individual
the ability to seek safety from surrounding automobile traffic as well as a place to rest.
The landscaping serves also to break up the large surrounding areas into more
scalable area that are more pedestrian friendly. The major parking field is broken up
into individual areas of 30 spaces to up to 114 spaces. This larger parking is in the
more remote portion of the front fields. All parking areas within the main parking
field are within 250 L.F. of a main building entrance. These small localize parking
areas with localize pedestrian areas and provide scale to the main parking field as well
as to the building frontage. It is this intimate character that we endeavored to hold to
in our design layout.
The main access points off Magnolia Street serve to load the regionalized parking area
and reduce the distance a car should travel to a parking space. With three entrances off
this street it will permote better parking access and help reduce parking lot cruising.
By reducing continuous parking circulation and providing a more direct route to
parking the potential conflicts between automobile and pedestrian are reduced. Truck
traffic will be routed directly to the rear of the store where loading and unloading will
take place. Truck traffic will not be allowed along the front of the store drive aisle.
Building service areas have been screened from all major street right of ways by the
use of landscaping and 8 foot screen walls. The truck loading dock has been
internalized into the site and an additional 12 foot screen wall has been proposed to
screen the truck loading well and the trash compactor. This additional, multi -layer
wall screening of the service area will serve to reduce sound from an area that is a
high use area. This screening serves also to isolate the service area of the store from
normal pedestrian impacts. We have screened seasonal sales areas that may be
cluttered, i.e. the area at the rear of the garden center where large bulk items will be
stored, displayed or sold. This area will be fenced during use and operation of the
seasonal area. When not in use the fencing will be removed and parking will be
allowed within that area of the site.
Pedestrian Scale and Impacts: The site has been separated into mini areas that have
landscaping and pedestrian refuge. The three sidewalks that divide the front parking
areas are a full 8 ft. in width and provide for easy access from multiple directions to
the stores main entries. A full plaza area is also provided along the front of the store to
provide for pedestrian and retail activity. The main drive aisle has been decreased to
25 ft to allow for a more perspective and protective environment to the pedestrian. At
this reduced width the crossing at the main store entrance does not appear as a large
chasm to be cross by shopper but, provides easy connection access to all pedestrian
walkways. The concrete within the plaza area in front of the store has been scored at
Page 2 of 5