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HomeMy WebLinkAboutSEVEN GENERATIONS (FORMERLY EASTBROOK) OFFICE PARK - PDP - 4-06 - CORRESPONDENCE -•� 1 comments. 8. This property is in the E - Employment Zoning District. Office uses are permitted in the E District, subject to an administrative (Type 1) review and public hearing. 9. This development request will be subject to the City's Development Review Process, which is a 2-step process consisting of. * a complete PDP submittal and review, culminating in a public hearing in front of a hearing officer (Type 1, administrative development review); and, * a complete Final Compliance Plan (FCP) submittal. These plans will be reviewed by City staff and, if determined to be in compliance with approved PDP documents, will be approved and recorded by staff. There is no public hearing associated with Final compliance. 10. This development request will be subject to the current Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the PDP and FCP phases of development review by City staff and affected outside reviewing agencies. 11. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. [Zoning] Districts, particularly Division 4.22 - E, Employment District. 12. A neighborhood meeting is not required for a development proposal that is subject to an administrative (Type 1) review; however, it may be beneficial to conduct one prior to submitting the PDP documentation to the City for review. If interested, please contact Steve Olt and he will assist you in scheduling and conducting the meeting. He can be reached at 221-6341. 13. There are new Transportation Development Review Fees that will go into effect January 1, 2006. These fees have been approved and adopted by City Council. A copy of the fee schedule is attached to this comment letter. 0 or need more information on the emergency access requirements. 7. Doug Moore of the Natural Resources Department offered the following comments: a. An Ecological Characterization Study will be required, per Section 3.4.1(D)(1) of the Land Use Code (LUC). b. A Wetlands Delineation will be required, per Section 3.4.1(D)(2) of the LUC. The buffer distance will be determined after analysis of the Ecological Characterization Study and Wetlands Delineation. C. The following Natural Habitat and Features Buffer Zone Standards may apply: * A 50' - 100' wetlands buffer may be required. The buffer distance will be determined after the evaluation of both the Ecological Characterization Study and the Wetlands Delineation, per Section 3.4.1(E), a table. * A 50' wildlife movement buffer may be required from the existing irrigation ditch. The buffer distance is measured from the top of the bank of the ditch on both sides outward from the ditch, per Section 3.4.1(E), a table. d. Fort Collins native plant material will be required within buffer zones, per Section 3.4. 1 (E) (1) (g) and Section 3.4. 1 (E) (2) (b) of the LUC. e. Limits of Development will need to be determined with the Natural Resources Department and will be required to be shown on all related plans, per Sections 3.4.1(N)(1) - (3) of the LUC. f. The Natural Resources Department requests to receive a copy of hydrology & groundwater studies for the site with the next (PDP) submittal. g. Trash enclosures need to be designed to accommodate recycling services. The City of Fort Collins Design Considerations Guidance Document may be found at http://www.fcgov.com/recyclinp,/pdf/enclosure- guidelines0804.pdf. h. Proof of compliance with all Federal and State requirements for endangered, threatened and species of concern, and jurisdictional wetlands, per Sections 3.4.1(0)(1) & (2) of the LUC. * Ladies' -tresses, Ute (_Spiranthes diluvialis) * Butterfly Plant, Colorado (_Gaura neomexicana var. coloradensis) Please contact Doug, at 224-66143, if you have questions about these 5 k. Parking stall setbacks of 20', 40', or 50' from Eastbrook Drive are required and the actual setbacks needed will be determined by the traffic study. 1. A required emergency access easement on -site must be dedicated with this development proposal. M. There are new Transportation Development Review Fees that will go into effect January 1, 2006. These fees have been approved and adopted by City Council. A copy of the fee schedule is attached to this comment letter. Please contact Marc, at 221-6605 or 221-6750, if you have questions about these comments. 5. David Averill of the Transportation Planning Department offered the following comments: a. A TIS, addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b. The relationship of the existing public trail along the north side of the property to the site planning for this development is important and will be evaluated with your development proposal. C. Walkways in and around this development should be a minimum of 6' wide. d. Adequate bicycle parking, in convenient and secure locations, must be provided. Please contact David, at 416-2643, if you have questions about these comments. 6. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. A 20' wide unobstructed fire lane through the site must be maintained. An emergency access easement for this fire lane must be dedicated with the development request. b. These buildings must be fire contained to spaces not exceeding 5,000 square feet or the buildings must be fire sprinklered. C. There must be a fire hydrant within 300' of all buildings. Please contact Ron, at 416-2864, if you have questions about these comments B that area, so there will need to be some coordination with them. e. According to the documents available at conceptual review there is a 25' utility easement along the west side of the property that may include the channel. The easement needs to be a drainage easement and it needs to contain the entire channel. Please contact Glen Schlueter, at 224-6065, if you have questions about these comments. 4. Marc Virata of the Engineering Department offered the following comments: a.. Street oversizing fees will apply to this development request. The fee for the proposed office uses will be collected at the time of issuance of building permits. Please check with Matt Baker of the Engineering Department, at 224-6108, to verify this fee. b. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. C. This request will be subject to a Larimer County Road Impact Fee. d. Any improvements in the public right-of-way will be subject to the Larimer County Urban Area Street Standards. e. All existing damaged curb, gutter, and sidewalk along this property must be repaired or replaced in conjunction with the construction of the new office buildings. f. The standard utility plan documents will be required with the PDP submittal. g. A Development Agreement and a Development Construction Permit will be required for the site improvements. h. Development on this property may be responsible for a repay for previous Eastbrook Drive improvements. i. The north driveway into this development should align with Vermont Drive to the east. j. In general, driveways should align with existing driveways. 3 2. Janet McTague of the Light & Power Department offered the following comments a. Existing 3-phase power, along Eastbrook Drive, is available to this site. b. This new office development will need 1, and maybe 2, new electric transformers. C. The standard electric development charges will apply to this new office development. Please contact Janet, at 224-6154, if you have questions about these comments. 3. Glen Schlueter of the Stormwater Utility offered the following comments: a. This site is in the City's Foothills Drainage Basin. The new development fee is $6,525 per acre, which is subject to the runoff coefficient reduction. The fee is to be paid at the time of issuance of a building permit. The fee will change as City Council recently approved a new City-wide drainage fee instead of the present specific drainage basin fee. The new fee is to be $3,070 per acre and it will be in effect January 1, 2006. b. The standard drainage and erosion control reports and constructions plans are required and they must be prepared by a professional engineer registered in the State of Colorado. C. On -site detention is required with a 2-year historic release rate for water quantity and extended detention is required for water quality treatment. Another option would be to add the proposed site conditions to the existing master plan model and see how much additional volume of detention is needed. The master plan assumed this site to be 65% impervious, so if the site could meet that then no additional quantity detention is needed. Water quality extended detention would still be required to treat the runoff. There is also the option to modify the detention pond outlet to the north to treat the runoff but the water quality capture volume would need to be calculated using the entire area draining to the pond. Stormwater is not sure that is a viable option since there is considerable runoff flow from the west passing through the pond. d. There is a channel along the west property line that is the outfall from the Nelson Farm pond on the west side of the railroad. This is a major City outfall channel that needs maintenance every couple of years. City maintenance crews need to have access along the entire channel. The reason is that there is no way to access the channel from the railroad side and the channel is so narrow that the only way to get equipment in to it is from the east side. The access does not need to be a hardened surface but it does need to be fairly open and free of an irrigation system. This can be worked out through the development review process. Also, the Natural Resources Department may be requiring a "natural buffer" along 2 MEETING DATE: December 12, 2005 ITEM: A total of 58,000 square feet of office uses in 4 separate buildings on 3.6 acres at Eastbrook Drive and Vermont Drive APPLICANT: VF Ripley Associates, Inc. c/o Cathy Mathis & Joe Frye 401 West Mountain Avenue Fort Collins, CO. 80521 LAND USE DATA: Request for a new office park project on 3.6 acres located at the southwest corner of Eastbrook Drive and Vermont Drive. There would be 58,000 square feet of leasable floor area in 4 buildings, with 175 parking spaces, on the site. The property is Lot 2 and a portion of Lot 4 of the New Hampshire PUD and it is in the E - Employment Zoning District. COMMENTS: 1. Roger Buffington of the Water/ Wastewater Department offered the following comments: . a. There is an existing 8" water main in Eastbrook Drive. There is an 8" water line stubbed into the property approximately at the midpoint of the east side. This line must be used by the new development or abandoned at the main. b. There is an existing 8" sanitary sewer main in an easement on the property to the north. This main and easement are in an east - west alignment. C. The City's water conservation standards for landscaping and irrigation systems will apply to this new development. d. Plant investment fees and water rights for the new office buildings will apply and they will be collected at the time of issuance of building permits. Please contact Roger, at 221-6854, if you have questions about these comments.