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HomeMy WebLinkAboutPARADIGM PROPERTIES - ODP - 29-01A - CORRESPONDENCE - (7)7. Some additional internal streets may be desirable or required. 8. Further information on all modes of transportation Level of Service will be required with subsequent POP submittals. 9. There will be COOT approvals needed with future PDP's. 10. Staff discussed the possibility of the southeast frontage road being a "commercial Local" street. Water/Wastewater Roger Buffington of the City's Utilities Department indicated that this site will be served by the ELCO Water District and the Boxelder Sanitation District. Stormwater Glen Schlueter indicated that there are some significant stormwater concerns associated with development on this property. It is in the Boxelder Creek drainageway. There has been a master plan update and the floodplain here is now mapped with the new rainfall criteria and adopted. Almost the entire site is now in the floodplain, which is a "no rise" flood -plain. Marsha Hilmes-Robinson has had a conversation with Jeff Hill, the property owner, about the restrictions and requirements associated with development on the property. Planning 1. This ODP and future POP's must comply with land use and design standards set forth in the Land Use Code, the Prospect Road Streetscape Program, and the I-25 Subarea Plan. 2. Some separation between the I-25 right-of-way and development on this property is required. The applicant must be familiar with the Fort Collins I- 25 Subarea Plan. 3. The internal street network in this ODP is critical because it will determine where various land uses will occur. The internal street network should be public streets. Page 9 gold handout that was previously given to the applicant regarding floodproofing requirements. 7. Critical facilities (including the proposed gas station) are not allowed to be built in the 100-year floodplain. To remove this site from the floodplain, the pumps, valves, manholes to tanks, etc. would have to be elevated 18" above the flood level, similar to a structure. Please see Chapter 10 of City Code for the definition of critical facilities. 8. A floodplain use permit and $25 permit fee will be required for each structure that is built in the floodplain. To obtain a CO, an elevation certificate or floodproofing certificate will be required to be submitted and approved. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Water Quality 26 Water quality should be incorporated into the design of detention ponds at PDP submittal. Department: Transportation Planning Issue Contact: Tom Reiff Topic: General 19 All access to the site needs to come off of the SE Frontage Road. 20 CDOT will need to review and comment on the proposed overall development plan (ODP). There will most likely be multi -modal improvements necessary to the Prospect interchange. Please consult CDOT further to address and coordinate their future plans and upcoming studies regarding the I-25 corridor. 21 The ODP needs to include a legend with the following elements shown on the ODP; proposed access points off of the frontage road, major pedestrian routes (internal to the site and around the site), major bicycle routes (internal to the site and external around the site), limits of the development, and the I-25 corridor. Furthermore, the ODP needs to provide the 'location of transportation connections to adjoining properties in such a manner as to ensure connectivity into and through the ODP plan site from neighboring properties for Page 7 Department: Stormwater Utility Topic: Easements 25 Issue Contact: Basil Hamdan Development of the property may involve the need to obtain off -site drainage easements for the conveyance of developed flows from the site, even if the rate of outflow is maintained at. historic levels, since the volume of runoff will be increased by development. Department: Stormwater Utility Topic: Fl000plain 3 Issue Contact: Wes Lamarque 1. This property is located in the recently mapped Boxelder Creek floodplain. Please see the attached Floodplain Review Checklist for information that is required on the plat, drainage and grading plans, and in the drainage report. 2. Because a floodway is not mapped, the floodplain is considered "no -rise". This means that you can not cause a rise in the flood level off of your property without obtaining easements from affected property owners. 3. In order to show no -rise, you will need to convey the flows through your site and mitigate for any fill, buildings, etc. that are built in the floodplain. It may be possible to install a culvert at Prospect Road, construct a channel or channels through the site and then construct another culvert on the south side of -the project at the frontage road. Other options may also be possible. 4. Any changes that are made to the floodplain (fill, construction of buildings, culverts, channels, etc.) will need to be modeled by a registered professional engineer to document no -rise. Please see the attached floodplain modeling guidelines for the requirements. A $300 fee is required if hydraulic modeling is necessary. 5. Any residential structures (this includes the proposed hotels) in the floodplain must have the lowest floor including basement or crawl space elevated 18" above the 100-year flood level. 6. Any non-residential structures in the floodplain must either have the lowest floor including basement or crawl space elevated 18" above the 100-year flood level or be floodproofed 18" above the 100-year flood level. Please refer to the Page 6 Buildings three stories in height must have access to a 30 foot wide unobstructed access roadway on at least one (1) side for aerial operations. 5 Address Numerals: Address numerals shall be visible from the street fronting the property, and posted with a. minimum of 6-inch numerals on a contrasting background. ( Bronze numerals on brown brick are not acceptable) 97 UFC 901.4.4 6 Water Supply: No commercial building can be greater then 300 feet from n fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2 7 Hazardous Materials: Corrosive, flammable liquids, reactive, or toxic materials (As defined in the Uniform Fire Code) if used, stored or handled on site must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. FCLUC 3.4.5 (C) 8 Building Area: These proposed buildings exceed 5000 square feet and must be fire contained or fire sprinklered. 97 UBC Table 9B NOTE: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97 UFC 902A PFA Policy 88-20 9 Required Fire Sprinkler System: The three story hotels shall be fire sprinklered. 97 UFC 1003.2.9 (As amended by Poudre Fire Authority) Department: Police Issue Contact: Joseph Gerdom Topic: General 24 No Comments. Specific comments will depend on individual building/site design. Page 5 14 Sight distance is going to be an issue with any proposed access points. Note that there will be a potential sight distance easement required from the property directly south based upon the proposed street access. 15 Driveway accesses directly to the frontage road will not be allowed from the property (except for the parcel of land on the east side of the frontage road.) All driveways internal to the development should access the internal public street. This should be indicated as such on the ODP. 16 Development of the property will require improvement of Prospect Road (arterial) and the frontage road to standards. 17 The TIS acknowledged lack of existing bicycle/pedestrian facilities in the area. There may be the need for off -site improvements with development of the property in order to meet level of service criteria. 18 There may need to be additional public streets required within the property (connecting to the public street that runs from the east edge to the south edge of the property) in order to satisfy addressing requirements. Department: Light & Power Topic: General 2 Issue Contact: Janet McTague There is an existing duct bank along the frontage road. Relocation of existing facilities, if necessary, is a developer expense. Department: PFA Topic: General 4 Issue Contact: Michael Chavez Required Access: A fire lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. 97 UFC 901.3; 901.4.2; 902.2.1 NOTE: Standard fire lanes shall have a minimum width of 20 feet with an inside turning radius of 25 feet and an outside turning radius of 50 feet. Page 4 d. The applicant will need to work with both the Colorado Department of Transportation (CDOT) and the City in determining the configuration of interchange improvements. 35 This site is within the Highway Corridor District and the Interchange Style sections of the Prospect Road Streetscape Program document, which is an adopted element of the City's Comprehensive Plan. This ODP and future PDP's are subject to the standards and guidelines set forth in this document. 36 Although the City of Fort Collins I-25 Subarea Plan is not yet adopted there may be elements of the plan that have effects or impacts on this ODP and future PDP's. Department: Engineering Issue Contact: Marc Virata Topic: General 10 The Prospect bridge over I-25 and the operation of this interchange is substandard. From a Transportation Services discussion, this Development is obligated to upgrade the I-25/Prospect interchange. The developer should consider perhaps partnering with other properties in the area to help facilitate the upgrade of the interchange. Discussion between the developer and the City, in conjunction with City discussion with CDOT should take place with regards to the interchange. 11 Access out to Prospect Road directly from the property will not be allowed. 12 The roadway on the OOP that connects the eastern and southern edge of the main property should be labeled as a public street. 13 There may be a benefit in moving the east -west portion of this potential internal street further north in order to reduce sight distance. Page 3 29 Ravindra Srivastava of the Boxelder Sanitation District indicated that they have no comments or concerns associated with the Paradigm Properties ODP. 30 Dennis Greenwalt of AT&T Broadband (cable TV) indicated that they have no comments or concerns associated with the Paradigm Properties ODP. 31 Mike Spurgin of the Post Office indicated that they have no comments or concerns associated with the Paradigm Properties ODP. 32 Laurie D'Audney of the City's Water Conservation Department indicated that the required landscape water usage breakdown and note about the City reviewing the irrigation plans must be included on the PDP and final development plans. 33 The City's Street Oversizing Department indicated that this development does not meet the street oversizing criteria for participation. 34 Eric Bracke of the Traffic Operations Department offered the following comments: a. The Transportation Impact Study (TIS) prepared by Matt Delich (dated May, 2002) is acceptable and meets the requirements of the Larimer County Urban Area Street Standards, Section 4.3.3(A). The TIS is a Master TIS and the project will be required to submit new transportation studies during the PDP applications. b. The Prospect Road/northbound Interstate 25 ramp currently has unacceptable operation and the Adequate Public Facilities (APF) requirements will come into play in the future when a PDP is submitted. C. No access will be granted on Prospect Road between the northbound Interstate 25 ramp and the southeast frontage road to the east. Page 2 4. Warehouses cannot be a primary use in the C-Commercial District. Future PDP's will have to demonstrate how the warehouse uses are accessory to the office uses. 5. Due to the traffic associated with c-store w/fuel sales and fast food 4 restaurants (most coming right off the interstate), those pad sites might be better located right along the southeast frontage road. 6. Only the plan titled Overall Development Plan is being reviewed, and will be forwarded to the Planning and Zoning Board for evaluation and a decision, . as part of this ODP request. The other plan, which I am calling an "illustrative plan", contains detailed information that is excessive for an ON. If approved at this time (with the ODP) the buildings, parking lots, and streets layout shown on the "illustrative plan" would create potentially unrealistic expectations for the property owner/developer. This completes staff (and outside reviewing agencies) review and comments at this time. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being July 1, 2002) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, Steve Olt City Planner Page 10 Hattman Associates Ric Hattman 145 West Swallow Road Ft. Collins, CO. 80525 STAFF PROJECT REVIEW N Date: 7/1/2002 Staff has reviewed your submittal for PARADIGM PROPERTIES, OVERALL DEVELOPMENT PLAN (ODP) - #29-01A, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Genera/ 27 Webb Jones of the East Larimer County Water District (ELCO) indicated that they currently provide water service to the existing motorcycle dealership located on the proposed Paradigm Properties site. Water service is delivered through an 8" water line located in the southeast frontage road. Fire flows available to the existing and proposed improvements will be approximately 1,000 gallons per minute. Potable water service will be provided by ELCO upon installation of all necessary water system improvements, compliance with District development requirements, and payment of all applicable development fees and charges. 28 Len Hilderbrand of Public Service Company of Colorado (PSCO) offered the following comments: 0 PSCO will need 15' wide utility easements on both sides of and adjacent to all interior streets and 20' wide utility easements along the southeast frontage road and East Prospect Road. Any relocation of existing PSCO facilities will be at the property owner's/developer's expense. Page 1 vehicular, pedestrian, and bicycle movement, as required pursuant to Section 3.6.3 (F) and Section 3.2.2 (C) (6)' this is outlined in the City's Land Use Code. 22 The Se Frontage Road and Prospect will require improvements to the Lorimer County Urban Area Street Standards, including sidewalks and on -street bi kelanes. Department: Zoning Issue Contact: Peter Barnes Warehouse uses are not allowed in the C zone as a principal use. They are allowed as an accessory use (e.g. a construction office is permitted with an accessory warehouse space for their own use). Therefore, at time of PDP application, more specific information will be required as to the warehouse use. ................................................ a 0 a a 0 0 5 0 a M d a ...... 2 0 M a 0 a ... 1 The following comments and concerns were expressed at the staff meeting on June 19, 2002: Engineering 1. The intersection of Interstate 25 and Prospect Road is substandard. This fact needs to be set forth with the ODP and the deficiencies identified on the plan, in accordance with Section 2.3.2 of the Land Use Code. 2. All Adequate Public Facilities deficiencies must be identified on the ODP. 3. Direct vehicular access from this site to East Prospect will not be allowed. 4. This ODP should look at where to put other access points from the southeast frontage road. 5. No private drives will be permitted from the pad site directly to the southeast frontage road. 6. There may be some sight distance concerns associated with site specific PDP's. Page 8