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HomeMy WebLinkAboutPARADIGM PROPERTIES - ODP - 29-01A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWb. The City's 1-25 Corridor Study is going to include design guidelines for activity centers, which will affect his development. The draft of the guidelines in on the City's website. City Council will adopt the plan and guidelines in July, 2001. C. There will be issues associated with adequate public facilities at the 1-25 & East Prospect Road interchange. One question is who will pay for the facilities. Please contact Ken, at 221-6753, if you have questions about these comments. 8. 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 Project Development Plan and Final Compliance phases of development review by City staff and affected outside reviewing agencies. 9. 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. 10. A neighborhood meeting must be held for this development proposal prior to formal submittal of any PDP's. Please coordinate this meeting with Steve Olt of the Current Planning Department. He can be reached at 221-6341. 11. Please Note: If there is a subdivision plat as part of this development request the following requirement must be met: The applicant must provide a copy of "Certificate of Taxes Due" with the mylar of the subdivision plat when it is brought to the City's Current Planning Department for recording. The certificate may be obtained from the Larimer County Treasurer's Office and must reflect a zero (0) balance before the City will accept the mylar. Larimer County is requiring this document, showing no outstanding property taxes, before they will accept and record subdivision plats. 6. Katie Moore of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. b. Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land uses in the development plan. Please contact Matt Baker, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. C. 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 Mark Jackson of the Transportation Planning Department, at 416-2029, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. d. There are parking lot setback requirements from adjacent streets. e. Improvements to the surrounding arterial streets will be necessary. This development will be responsible for the cost of these improvements. f. The access points from the frontage road to this development must be approved by the Colorado Department of Transportation. They will issue the necessary access permits. g. Please reference the on -going 1-25 Corridor Study that is available in the Advance Planning Department. h. The Larimer County Urban Area Street Standards will apply to this development proposal. The street design for this development must comply with these standards. A Development Agreement and a Development Construction Permit will be required for this development. Please contact Katie, at 221-6750, if you have questions about these comments. 7. Ken Waido of Advance Planning Department offered the following comments: a. Part of this property must be annexed into the City before a PDP for this development can be submitted to the City for review. d. A fire hydrant must be located within 300' of all buildings and spaced at a distance of no more than 600' between hydrants. e. The parking lots must provide 25' inside and 50' outside turning radii. f. A HAZMATS Study will be required for the convenience store with fuel sales. g. Necessary fire lanes throughout the development will be determined with PDP's. h. The street name(s) for the internal street must change at the 90 degree bend. Please contact Ron Gonzales, at 221-6570, of you have questions about these comments. 5. Doug Moore of the Natural Resources Department offered the following comments: a. A Fugitive Dust Control Permit will be necessary. This permit would be issued by the Larimer County Environmental Health Department. Please contact them directly for information about their requirements. b. Native plant materials and grasses should be incorporated in the Landscape Plan. C. Check with Tim Buchanan about the condition of all existing trees if any are proposed to be removed or relocated. Mitigation may be necessary. d. The trash enclosures should be designed and constructed to provide for recycling, with a walk-in side door. Proper screening of the trash enclosure is required. Try to use one trash hauler for the entire project. e. If prairie dogs exist on this property they must be relocated or humanely eradicated prior to any construction occurring on -site, including overlot grading. f- —Adequate bicycle and pedestrian facilities must be provided on the site and to and from the site. g. An Ecological Characterization Study may be required to address wetlands, wildlife, and other natural resource concerns. Please contact Doug, at 224-6143, if you have questions about these comments. Please contact Jenny, at 221-6760, if you have questions about these comments. 2. Roger Buffington of the Water/Wastewater Department indicated that service in this area will be provided by the ELCO Water District and the Boxelder Sanitation District. Please contact them directly for their requirements for development. 3. Glen Schlueter of the Stormwater Utility offered the following comments: a. This site is not in any of the City's present master planned drainage basins. There is no new development fee but there is no City planned drainage system, either. It will be up to the developers of this site to provide a system. Stormwater suggests that the developer's engineer investigate the options early in the process and work with City staff on determining the outfall system. The site is in Inventory Grid #16K. 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. A development this size is required to modeled using a SWMM Model. C. It doesn't appear that any consideration was given for on -site detention. A development this intense will generate a lot of runoff and most existing systems in Larimer County cannot handle the water. The standard release rate for sites without City master plans is the 2-year historic rate. d. On -site water quality extended detention is required to treat the runoff. e. The drainage outfall was identified in a previous submittal as a pipe that goes under Interstate 25 and through City -owned land on the west side of the interstate. Easements for the outfall system are required. Please contact Glen Schlueter, at 224-6065, if you have questions about these comments. 4. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. Fire flows of 1,500 gallons per minute at a residual pressure of 20 pounds per square inch must be provided. b. Addressing for the buildings, with a minimum of 6" high numerals, must be visible from the street they front on. i� C. A number of the buildings will have to be fire sprinklered. MEETING DATE: ITEM: APPLICANT: LAND USE DATA: May 21, 2001 Silverhill Mixed -Use Development Hattman & Associates c/o Ric Hattman 145 West Swallow Road Fort Collins, CO. 80525 Request for a mixed -use development on 24.19 acres located at the southeast corner of Interstate 25 and East Prospect Road, between the interstate highway and the frontage road. There is one existing 20,000 square foot retail building on the site. The proposal is for 12 new buildings containing fast food and sit-down restaurants, a convenience store with fuel sales, hotels, and office/retail/warehouse uses. Access would be from several points on the frontage road. The property is in the C — Commercial Zoning District. COMMENTS: Jenny Nuckols of the Zoning Department offered the following comments: a. The property is in the C — Commercial Zoning District. The proposed mix of uses are permitted in the C District, subject to a Planning and Zoning Board (Type II) review and public hearing as set forth in the City's Land Use Code (LUC). b. The first step in the City's formal development review process will be a complete submittal of a Project Development Plan (PDP) to the Current Planning Department. C. Provide a secure bicycle rack near the primary entrances to the buildings. d. The maximum parking allowances for these non-residential land uses are set forth in Section 3.2.2(1<)(2) of the LUC. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT ADVANCED PLANNING a. Part of the property requires annexation. This has been accomplished. b. The I-25 Corridor Plan will have design guidelines for activity centers, which this Property\is identified as. We have reviewed these guidelines and have incorporated them into the design of the oroiect. c. There are`issues associated with adequate facilities at the I-25 & Prospect Interchange and who pays. The property owner is willing to pay his fair share of the cost based on the development that he is allowed on the property. The cost of solving existing infrastructural problems at this intersection such as traffic backing all the way down the exit ramp into the through lanes of I-25 which happens every morning are not the problem of this property and this property can not be looked upon to shoulder the cost of these existing problems. CURRENT PLANNING a. The project is subject to current review fees at the time of submittal. I never thought that there has been any other option. b. The proposal is subject to Article2, 3, &4 of the current LUC. Understood. c. Neighborhood Meeting is required prior to plan submission. This was held on March 18, 2002. d. Add standard note to Plat regarding Tax Certificate. Understood. Y d. Use one trash hauler for the project. Proper screening of trash area is required. Provide pedestrian access to trash area. Size area to include recycling containers. Understood. e. Prairie dogs. No prairie dogs currently exist on the property. f. Adequate pedestrian and bike circulation to and through the site is required. Understood. g. Ecological Characterization Study may be required. No wetlands, wildlife habitat or other natural resource concerns exist on the site or within three hundred feet of the site. ENGINEERING DEPARTMENT a. Standard utility plans are required. Understood. b. Street oversizing fees will be charged based on transportation generated by the site. Understood. c. A TIS is required addressing all modes of transportation. This will be provided at the ODP stage. d. There are parking lot setbacks from existing streets. And from new streets as well. e. Improvements to Prospect Road to current Arterial Standards is required. We understand that we will be required to design and construct Prospect Road adjacent to our property to Arterial Standards as well as the Southeast Frontage Road to Collector Standards with the Development. The timing of these improvements will be determined at the time of the PDP. f. CDOT access permit required. We understand that we will need CDOT approval for access onto Prospect as well as onto the Frontage Road. g. Please reference the I-25 Corridor Plan. We have reviewed the plan as it pertains to this property. h. Larimer County Urban Area Street Standards will apply. Understood. i. Development Agreement as well as Development Construction Permit is required for this project. Understood. e. The drainage outfall has previously been identified as passing under I-25 and through City owned property to the river. Drainage easements are required. With the ODP we will outline the drainage outfall. The current site development has constructed on -site detention with release to the south within the established barrow ditch system. This project was constructed recently and Current County Drainage Requirements were followed for this development. POUDRE FIRE AUTHORITY a. 1,500 gpm at residual pressure of 20 psi required from an on site hydrant. The Owner constructed a water main extension with the first phase building constructed within the County to provide this water flow requirement. b. Six-inch high numerals for the address facing the street required. Understood. c. A number of the buildings will need to have fire sprinkler systems. Understood. d. Fire hydrant spacing of 600 LF on center and within 300 LF of each building is Required. Understood. e. Turning radii of twenty-five foot inside and fifty foot outside is required. Understood f. A HAZMATS Study is required for C-Store with fuel sales. Understood. g. Fire lanes will be outlined at the PDP stage. Understood. h. Street names change at ninety degree turns. Configuration of the street will be determined with staff at PDP stage. NATURAL RESOURCES a. Larimer County Fugitive Dust Control Permit required at time of Construction. Understood. b. Native plant material and grasses should be incorporated within the Landscape Plan. Natives will be used at transition point within the property with more intense landscaping being provided adjacent to the buildings. c. Check with Tim as to Condition of existing trees. No existing trees are to be found outside of the area currently developed. The property was previously planted in grasses for hay. RESPONSE TO CONCEPT REVIEW STAFF COMMENTS MEETING DATE: May 21, 2001 ITEM: Paradigm Properties (Silverhill) ZONING: a. Property is C-Commercial; uses are permitted in the District, Type II Public Review. No concerns. b. First step of forma; review will be the PDP. No concerns. c. Bicycle near primary entry of each Building. Understood. d. See section 3.2.2(k)(2) for maximum allowed parking. Understood. WATERIWASTEWATER a. Services in the area are provided by Elco Water District and Boxelder Sanitary District. We understand that we will be working with these two agencies. STORMWATER UTILITY a. The property is not within an existing City defined drainage basin study area. Please Work with the Staff to determine an outfall system. The site is in Grid #16K. We understand. b. Standard drainage and erosion control reports and construction plans required. A Model of the drainage using a SWMM Model is required. Understood. c. Provide on -site detention. Release rate will be the two-year historic rate. We will add openspace detention as well as parking lot surface for detention. We note the release rate requirement. d. On -site extended detention for water quality is required. Understood.