HomeMy WebLinkAboutFOX POINTE PLAZA - PDP - 16-06 - CORRESPONDENCE - (6)PIANNER ILNp PE ARCNRECT.
/ _ \ LAND USE SUMMARY
OFFICE SQUARE FOOTAGE: t13,500 s.f.
PARKING MAX ALLOWED PER CODE: 3 SPACES/1,000 s.f.
PARKING SHOWN: 40 SPACES
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CONCEPT ONE
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1 Of 1
15. Check with Matt Baker, 221-6605, to see if this lot carries a financial obligation to
for existing public improvements along J.F.K. Parkway and Boardwalk Drive
installed with prior development.
16. Utility Plans will be needed at the time of submittal. A Development Agreement
will be required prior to recording final documents. A Development Construction
Permit, and fee, will be required prior to beginning site work. For further
information, please contact Marc Virata, 221-6605.
17. The construction phase will require a Fugitive Dust Permit from the Larimer
County Health Department.
18. For an estimate of the Capital Improvement Expansion Fee, payable at the time
of building permit issuance, please contact the Building Inspection Division, 221-
6760. This fee is adjusted annually based on the Denver -Boulder consumer
price index.
5
7. There are eight -inch diameter water mains and eight -inch diameter sewer mains
in both Boardwalk Drive and J.F.K. Parkway. Plant investment fees (tap fees)
would be due for new water and sewer services at the time of building permit
issuance. Both the water service and the fire line must be brought into a
mechanical room for the backflow prevention device
This site sets low as compared to street; therefore, a gravity sewer connection
may be questionable. Depth of sewer at intersection of Boardwalk and JFK is
approximately 16 feet. The Post Office connects to sewer at a manhole located
approximately 830 feet south of the Boardwalk/JFK intersection.
8. The water conservation standards for landscape and irrigation will apply to the
project. Water rights, or cash -in -lieu, will be due at time of building permit.
Please be aware that the Water and Sewer Department of Fort Collins Utilities
has implemented a plan check fee. For further information, please contact Roger
Buffington, 221-6681.
9. The site will be served by the Poudre Fire Authority. They will require that a fire
hydrant be within 300 feet of the building capable of delivering a minimum of
1,500 gallons per minute at 20 p.s.i. The address must be visible from either
J.F.K. Parkway or Boardwalk Drive. If there will be more than 5,000 square feet
or more of floor area that is not "fire -contained," then an automatic fire
extinguishing system is required. The most remote exterior portion of the
buildings must not be more than 150 feet from the designated fire access lane.
10. Designated fire lanes must feature curbs painted red and "No Parking - Fire
Lane" signs. For further information, please contact Ron Gonzales, 221-6570.
11. The new building will be assessed both the Larimer County Road Impact Fee
and the City's Street Oversizing Fee. The exact fee will depend on the land use
and trip generation rate. These fees are payable at the time of building permit
issuance. Keep in mind fees are adjusted annually. For further information,
please contact Matt Baker, 221-6605.
12. A Transportation Impact Study will be required which will address all modes.
Check with Eric Bracke, 221-6630, to determine the scope, or the need for the
study.
13. Public improvements shall comply with Larimer County Urban Area Street
Standards. For example, if not already constructed, a detached sidewalk is
required along both public streets with street trees planted in the parkway strip.
14. Be sure that where there is head -in parking next to a sidewalk that the walk is at
least six feet wide. A bike rack should be placed near the entrance. Ramps
need to be placed next the handicap parking spaces. .
.19
This exception is to accommodate the unique needs of individual tenants, such
as call centers, or where there may be shift work.
5. Please check with the Light and Power Department to see if the development
charges have already been paid for this parcel. If not, then the parcel will be
assessed both on a square footage basis and linear foot basis of public street
frontage along both J.F.K. Parkway and Boardwalk Drive. Since the site is
vacant, the developer is still responsible for building site charges. There is
existing three-phase electrical power along Boardwalk but not along J.F.K. The
maps indicate that no conduit was stubbed to this parcel. A location for the new
transformer will need to be selected. Any modification of the existing system will
be at the developer's expense. All existing easements should be retained. The
transformer, electrical and gas meters should be screened, especially since the
rear of the building will be visible from two public streets. The transformer,
however, must be within ten feet of hard surface for emergency change -out
purposes, and yet still be screened in an attractive manner. A Commercial One
("C-1") Form must be completed by a licensed electrical contractor. Please refer
to the hand-out describing the development fees and charges. For further
information, please call Janet McTague at 221-6700.
6. This site is in the McClelland/Mail Creek drainage basin where there new
development fee is $3,717 per acre, subject to the runoff coefficient and amount
of impervious surface. This fee is paid at the time the building permit is issued.
The standard drainage and erosion control reports and construction plans are
required and they must be prepared by a professional engineer registered in
Colorado.
Onsite detention is required with a two-year historic release rate for water
quantity and extended detention is required for water quality treatment.
In the McClelland's/Mail Creek drainage basin onsite detention is required with a
0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the
100-year storm. Water quality extended detention is required to treat the runoff.
The detention for the Post Office is along their east and southern boundaries and
was sized before the present rainfall requirements. It does not have a water
quality component designed into it so a separate onsite detention pond is
probably the best choice. The design engineer has the option to retrofit the Post
Office detention pond but it may not have enough volume potential to detain for
this new use.
There is an existing inlet shown on the concept plan along the driveway that
would be the logical outlet for a detention pond. It presently drains through the
Post Office system. I'm not sure if the system has an easement all the way to
the outlet. I'm pretty sure the existing detention pond and the outlet are in
drainage easements so easements may be needed on the system entering the
existing pond. For further information, please contact Glen Schlueter, 221-6700.
3
OF
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
ITEM: New Office Building at U.S.P.S. Aspen Station — Southeast
Corner of J.F.K. Parkway and Boardwalk Drive
MEETING DATE: January 31, 2005
APPLICANT: U.S.P.S. c/o Mr. Peter Kast, Realtec Commercial Real
Estate Services, 255 East Monroe Drive, Fort Collins, CO
80525
LAND USE DATA: Request for a new office building on the vacant portion of the U.S.
Postal Service Aspen Station at the southeast corner of J.F.K. Parkway and Boardwalk
Drive. The two-story building would contain approximately 13,500 square feet in size.
The first floor building footprint would be approximately 5,000 square feet in size. A
new one-way private drive, with head -in diagonal parking, would serve the building.
COMMENTS:
1. The site is zoned E, Employment. Office buildings are a permitted use subject to
review by the Hearing Officer (Type One Review). One of the handicap parking
stalls must be van -accessible and be 16-feet in width. Be sure to provide bicycle
parking near the front entrance. A recent code change has been approved by
City Council that will require the trash enclosure to be large enough to
accommodate containers for recyclable materials. The size is flexible based on
the needs of the office user. A design guideline booklet is available to assist the
design team.
2. The build -to line along J.F.K. Parkway and Boardwalk is between 15 and 25 feet
behind the property line.
3. The conceptual plan complies with the Orientation to a Connecting Walkway
standard in Section 3.5.3(B)(1). In addition, the plan complies with the maximum
allowable parking standard for a general office building.
4. Please be aware that the maximum number of parking stalls for medical office
may be increased to 4.5 spaces per 1,000 square feet. There is an "exception to
the standard" provision if more parking is needed over the allowable maximum.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 721 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Comm__tity Planning and Environments_ Services
Current Planning
City of Fort Collins
February 2, 2005
Mr. Peter Kast
Realtec Commercial Real Estate Services
255 East Monroe Drive
Fort Collins, CO 80525
Dear Mr. Kast:
For your information, attached is a copy of the Staffs comments for the New Office
Building at the U.S.P.S. Aspen Station — Southeast Corner of J.F.K. Parkway and
Boardwalk Drive, which was presented before the Conceptual Review Team on
January 24, 2005.
The comments are offered by staff to assist you in preparing the detailed components of
the project application. Modifications and additions to these comments may be made at
the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in the
review process, please feel free to call me at 970-221-6750.
Sincerely,
Ted Shepard
Chief Planner
cc: Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020