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HomeMy WebLinkAboutK D PARK 132 WILLOX LANE - Filed GC-GENERAL CORRESPONDENCE - 2012-03-19From: Sheri Wamhoff To: BRUCE M FROSETH Date: 2/4/05 9:42AM Subject: Re: submittal requirements for 132-134 W. Willox Lane Dear Bruce Thank you for your inquiry about a presubmittal meeting for 132-134 Willox Lane property. As indicated in the conceptual meeting and letter this site will need to be brought up to current standards in accordance with the code as it is considered a new P.D.P. and must comply with the requirements of the Land Use Code. Prior to the conceptual letter going out for this project Engineering did discuss this project internally to verify what the Engineering requirements of this site would be and make sure they were correctly referenced in the conceptual letter. As indicated in the conceptual review letter the following items need to be done with this project: `Dedicate row on Willox Lane and Willox Court. Dedication of the standard easements behind the row and any other easements needed for the site development. *Design of and construction of street improvements to Willox Lane and Willox Court. This includes but is not limited to curb, gutter, sidewalk, parkways, and driveway locations. These requirements are considered reasonable and feasible based on the site and what needs to occur to rebuild the structure and bring the site into compliance with the Land Use Code. These improvements along with the site improvements necessitate the need for utility plans for this project. It is not reasonable or feasible to construct these improvements without an approved set of utility plans for the site. We would be happy to have a pre -submittal meeting with you and your Engineer to discuss what needs to be included on the utility plans and the limits of the street design to be shown on the utility plans. Please feel free to contact Katie Moore or myself to set up a pre -submittal meeting. If you have any questions on this please feel free to email me or contact me by phone at 221-6605. Sincerely Sheri >>> "BRUCE M FROSETH" <brucefrosethSmsn com> 02/03/05 08:41AM >>> Sheri Wamhoff Development Review Manager City Of Fort Collins Dear Mrs. Wamhoff: I am presently working for the owners of the subject property. This property was damaged during the spring snow almost two years ago. Per section 3.8.25B of the Land Use Code if construction is not commenced within six months a PDP must be submitted and approved. The submittal must comply with the Land Use Code "to the extent reasonably feasible". The term "extent reasonably feasible" is defined in the Land Use Code to mean that "under the circumstances, reasonable efforts have been undertaken to comply with the regulations, that the cost of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting Dan DeLaughter Civil Engineer City of Fort Collins Engineering (970)-221-6605 ddelaughter@fcgov.com CC: Bachman, Don; Shepard, Ted; Wamhoff, Sheri CIVIL ENGINEERS 6LW0001 VARIANCE REQUEST To: From Date: Sheri Wamhoff, P.E. Engineering Development Review Manager City of Fort Collins PO Box 580 Fort Collins, CO 80522-058" Jade P. Miller, P.E. DMW Civil Engineers, Inc. September 20, 2006 Project: 132 Willox Lane, Fort Collins, Colorado Project No. WLD 1435 WEST 29T" STREET LOVELAND, CO B0538 (970) 461 -2661 FAX (970) 461-2665 WWW. DMWCIVILENGINEERS.COM On behalf of our client with the above referenced project, we are requesting variances to the City's Standard Design Criteria. Per the Larimer County Urban Area Street Standards, Sec. 9.5.3, driveways shall be located away from major intersections in accordance with Table 7-3. Table 7-3 indicates a minimum driveway to intersection separation of 460 feet. The proposed driveways for the 132 Willox Lane Development are approximately 170 and 195 feet from the intersection of Willox Lane. Also, per the Larimer County Urban Area Street Standards, Sec. 9.4.3, driveway access curb cuts shall be spaced in accordance with Table 7-3. Table 7-3 indicates a minimum separation of 460 feet for arterial access. The proposed driveway for the 132 Willox Lane site is approximately 90 feet west of an existing driveway onto Willox Lane (please see attached). The substandard intersection separation distances and driveway separation distances for this project are predicated by existing conditions. First, because of the size of the site and close proximity of adjacent properties, a separation of 460 feet is not obtainable. Second, the existing site contains six (6) curb cut accesses onto Willox Lane and Willox Court. The two (2) proposed driveways will consolidate the driveways for access to the site, thus improving the situation. In conclusion, full compliance with the Standard Design Criteria would impose undue hardship in developing the site. It is our opinion that the proposed design will adequately meet the intent of the standards for the health, safety and welfare of the public. from noncompliance with the regulation I spoke with Katie Moore on Wednesday concerning a pre- submittal meeting. The meeting, as suggested in the conceptual review comments dated Sept. 13, 2004, would be "to determine the exact extent, and to what level of detail, of public improvements are required of this developer. For further information, please contact Katie Moore." My interests are to determine what a reasonable effort might be short of a full engineered set of plans. Any additional planning and engineering cost to the owners will be burdensome since their only desire is to rebuild what stood before the storm. I believe there is room to compromise on the requirements for the submittal and still have all parties satisfied with the end result. Please email or call me @ your convenience. sincerely, Bruce Froseth 970-689-0864 CC: deckles; Katie Moore; Ted Shepard From: Sheri Wamhoff To: Cam McNair; Don Bachman Date: 2/4/2005 9:58:40 AM Subject: 132-134 W. Willox Lane Cam and Don I hope nothing comes of this but I wanted to pass this on in case this gentleman contacts you regarding this project. It is a possibility he will do so. 132-134 Willox is a property that was damage in the blizzard. Since more than 6 months has elapsed since the blizzard the Zoning Administrator has determined that the request to rebuild this property would be processed as a new Project Development Plan and thus subject to all of the applicable Land Use Code requirements. In Bruces letter/email to me (attached) and in a phone conversation with Katie Moore he represented that he does not feel that asking for this site to prepare utility plans is reasonable or feasible. We did discuss this project in Transportation Coordination prior to the conceptual letter being drafted and came to the conclusion that because it would be processed as a new project that all the standard requirements should be met. They are going to need to bring the rest of the site up to Code including landscaping, defining parking stalls etc. Attached is Bruce Froseth email and my response to him - hopefully this will satisfy him. Sheri From: Dan DeLaughter To: eastpoint@frii.com Date: 10/12/2005 11:14:33 AM Subject: 132 Willox Don, I just wanted to let you know for your consideration, I talked with Sheri, and we both feel that it would be easiest for us to support your layout showing the 2 access points with parking on the north side of the building. The reason for this is that it would cut back on the number of variances that would be required, as well as providing more safety for any pedestrians going north/south on Willox Court. If you still want to go with your favored plan, our code calls for a 6' median to break any curb cuts wider than 361. I'm not sure what sort of truck movements you were anticipating, but I would imagine that might be a problem. Additionally, the fewer access points you have, the better, and we like the other plan because it eliminates the parking setback issue on Willox Ln (we'd much rather have that issue on Willox Ct. as it is a lesser street). Also, the farther your west access is located north of Willox Ln, the better. I'm planning on bringing this project up at our transportation coordination meeting tomorrow, so I'll let you know if I get any new input. Thanks, Dan DeLaughter Civil Engineer City of Fort Collins Engineering (970)-221-6605 ddelaughter@fcgov.com CC: jade@dmwcivilengineers.com; Shepard, Ted May 23, 2006 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80521 RE: 132 W. Willox Ln. Submittal & PDP Requirements Dear Ted, We are currently in process of assembling a PDP Submittal for 132 West Willox Lane, and we have some questions regarding requirements, and I wanted to outline our goals for this project. Following is a brief summary of the project, as some time as elapsed since we last discussed this project. The project is located on the north east corner of Willox Lane, and Willox Court. The original building was structurally damaged in the Bizzard of March, 2003, and subsequently demolished. Plans for reconstruction were not submitted within a specified time frame, and the project is required to now be processed as a PDP, prior to submitting for a Building Permit Review. The site is currently under contract for sale, with the proposed improvements complete, and therefore, it is now a time sensitive matter. Due to the size of the project, and nature of the request, to replace the original building, we are requesting that some of the requirements for the PDP process be reduced, and that a PDP and FDP process be combined to expedite the review process. Following are our intentions for this submittal and development project The site improvements will be designed and built to the current Land Use standards and requirements. The architectural character of the new building will be in compliance with the new Land Use Code. The building will be a metal structure, with a brick wainscot and some roof detailing to add architectural features. Right of way will be dedicated for both Willox Land and Willox Court. The curb and gutter along the Willox Lane fontage will be improved with this project. The Willox Court curb and gutter will be repaired and a drive cut removed with the improvements; however, the existing conditions of this curb and gutter are still in good condition. We would like to request some of the offsite design requirements of a typical development project be waived, or reduced for this project. It was noted in the original conceptual review notes that the City staff recognized there are significant public improvements required for a small project such as this (note no. 25). We are requesting that these requirements be waived for this project. It is our intention that we develop the site improvements in compliance with the existing Land Use Code, and will meet other requirements stated in the Conceptual review letter. I appreciate your consideration in this matter, and will look forward to discussing this further. If you have any questions please feel free to contact me. I may be reached at 970-218- 1132, or e-mail me at eastpoint(a)-frii.com Sincerely, Donald Brookshire From: Dan DeLaughter To: Brookshire, Don Date: 5/24/2006 11:43:26 AM Subject: RE: 132 Willox Ln. Don, David Averill with Transportation Planning and I just drove up to look at the site. We both feel that the pedestrian connection out to the intersection with College can and should be made. David has expressed several options for doing this. The first would be to provide a temporary asphalt connection of a minimum 4' width, but this would not be eligible for any sort of reimbursement. The other option would be to actually build the detached walk to standard across the property to the East, and file for a repay, so that you could be reimbursed for it when the property owner came in with any redevelopment. It appears that the necessary ROW already exists for this improvement. Regarding the requirement of 1000' and 500' design for Willox Ln. and Willox Ct. respectively, we could possibly come down in the numbers a bit for it once we see the plans. The primary concern is how the big picture drainage works on and off -site. From the site visit, it looked to me that your drainage would all end up in the storm inlet at the south end of the site on Willox Ct., but it is hard to say for sure without a grading plan, and without the street being improved. Right now, there is a lot of ponding occurring as a result of some pavement deterioration. As far as leaving the curb and gutter in tact on Willox Ct., it does look like it's in good shape, but we'll need to determine if that is the correct location for the curb line on the street (again, we'll need to see plans), and also any curb cuts not being used would have to be closed- I believe your letter just mentioned that one curb cut would be closed. Also, I don't know which site layout you decided to go with, but I should remind you that we'll still require variance requests for any driveway/intersection separation distances that do not meet code. Please feel free to call with any other questions. Thanks, Dan DeLaughter Civil Engineer City of Fort Collins Engineering (970)-221-6605 ddelaughter@fcgov.com >>> "Don Brookshire" <eastpoint@frii.com> 5/24/2006 9:42:29 AM >>> Dan, In the letter I explained that the project is a reconstruction of a building that was lost during the heavy snow storm of 2003. As I understand it, the city determined that any building permit submitted after a 6 month period for repair or rebuilding of damaged buildings must go through a full PDP process. The owner of this property did not get a building permit applied during this time frame, and we are proceeding with the PDP process. In short, we are trying to replace the building that was lost. We will be bringing the site improvements and architecture up to current standards. We are requesting that the offsite improvements be waived for this project, including any design along Willox Land and Willox Ct., and to leave the curb and gutter along Willox Ct, as it is in good condition. We are proposing that the scope of this PDP be limited to only the on site improvements. Thank you for your consideration on this matter. If you have any further questions, please contact me. Don Brookshire -----Original Message ----- From: Dan DeLaughter [mailto:ddelaughter@fcgov.com Sent: Wednesday, May 24, 2006 9:25 AM To: eastpoint@frii.com Cc: Sheri Wamhoff; Ted Shepard Subject: 132 Willox Ln. Don, Ted Shepard forwarded me a letter that you had sent him on the 132 Willox Ln. project. In the letter, you had requested that certain public improvement requirements and offsite design requirements be waived or eliminated for this project. It is difficult for me to evaluate a broad request such as that without any specifics as to what you are asking to be exempted from. From engineering's standpoint, all the requirements in the Land Use Code and the Larimer County Urban Area Street Standards must be met, and any exceptions are looked at on a case by case basis. If you could clarify for me what requirements you are asking to be exempted from, I can give you some much better answers before you submit. An additional concern I have for this project is that Engineering has new Transportation Development Review Fees (TDRF) for projects submitted after 2006. This was mandated by City Council, and to date there has not been any exception process implemented. Engineering does not review any plans until these fees have been paid. I've attached a copy of the TDRF application so that you can get a rough idea of what this project would owe. Thanks, Dan DeLaughter Civil Engineer City of Fort Collins Engineering (970)-221-6605 ddelaughter@fcgov.com From: Dan DeLaughter To: eastpoint@frii.com Date: 6/16/2006 10:17:57 AM Subject: 132 Willox Ln. Don, We discussed the 132 Willox Ln. warehouse project at our Transportation Coordination meeting on Thursday, and we got some resolution on some of the items that we had discussed on Wednesday. The following items are the main things that came out of the meeting. 1. There was agreement among the group that the pedestrian connection requirement is not something that will be waived. It would be to your advantage to do it as a temporary 4' wide asphalt path. This is because there is the potential that the College and Willox intersection will be redesigned in the near future, and the connection may need to be modified. Therefore, it may be difficult to get a repay for an ultimate design. 2. It was concurred by Matt Baker that Street Oversizing Fees and Larimer County Road Impact fees would not apply if the size and uses of the building remain exactly the same as before. 3. TDRF fees will apply. However, you would get credit for the square footage of the old building. The fees will include the $250/acre charge, $0.25/s.f for any additional building area, standard $2000 project fee, and $1000 Final Development Plan fee. In addition, if you are not platting the project, fees for dedications and vacations of necessary easements and Right of Way would apply. 4. Regarding offsite design, as discussed in our Wednesday meeting, we are willing to reduce the requirement to the east, so that you only need to do a design out to College Ave. To the west along Willox Ln. and the North on Willox Ct., we cannot commit to any reduction until we see some preliminary grading that would show how your site drains and how grades tie in to surrounding properties. The offsite design requirement is typically not required until final compliance review, and would need to include existing and proposed grade and ground profiles for centerline and flowlines. I would encourage you to talk with Glen Schleuter with the stormwater department to determine what additional requirements might be regarding drainage design, improvements, reports, fees, etc. Glen can be reached at 221-6065. I would still like to remind you engineering or other departments may have multiple additional comments at the time utility plans are submitted. So far, we have only seen a preliminary site layout, without surrounding features shown. As mentioned in previous e-mails, we will need variance requests for any part of the design that does not meet standards. Also, a Development Agreement and Development Construction Permit will be required for this project, and you should be aware that these can sometimes add several weeks to the required review time. Please feel free to contact me with additional questions. Thanks,