HomeMy WebLinkAboutUNIVERSITY CENTER PUD (UNIVERSITY MALL REDEVELOPMENT) - FINAL - 2-96A - CORRESPONDENCE - REVISIONSUNIVERSITY MALL PUD
CONTENTS OF RE-SUMBITTAL PACKAGE:
t. Cover Letter - Responses To Comments
2. (5) Sets Of `Architectural' Revised Sheets
3. (4) Sets Of `Engineering' (Utility Plans)
4. (4) Sets Of `New' Plat
5. Copy Of `Current' Plat
6. (2) Copies Of Revised Drainage Report
7. All `Redlined' Comment Sheets
18. Comment: The following language should be added to Site Note 9 on the Site
Plan: Bicycle parking will be located in pedestrian plaza and shall
not obstruct walkways.
Response: Agreed. Please see revised Final Site Plan for addition to Site
Note 9.
19. Comment: The information on the Vicinity Map on the Site Plan is not very well
defined. It is not very clear as to what and where the project site is.
Response: Agreed, please see Revised Final Site Plan for revised, more
accurate Vicinity Map.
20. In regards to the proposed elevations, there was some discussion in our previous meeting
regarding the height of King Soopers. With this in mind, we have reduced the entry element
by four feet, reducing the signage area as well as massing of this element. Please see
Elevation Sheet 4.
Steve, I believe this answers all of the formal comments that have been offered at this time. I
understand that there are additional comments that have yet to be received by your office. In
addition to the written comments, the plans have been revised in accordance with any "red lines"
as provided. I have returned these "redlines" for your review as per your request.
I am hopeful that these revisions meet you and your staff s approval, as I feel that the project is
"coming together" quite nicely. Do not hesitate to contact me if there are other items to be
addressed as we are striving to be on the consent agenda for the upcoming meeting.
Sincerely,
Dwayne E. ale
Project Architect
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1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
8. An orifice plate is proposed in the outlet structure of each pond.
9. All utility crossings have been added to the Storm Sewer Profile.
10. Erosion control notes have been added to the Erosion Control Plan.
14. City Forester
Comment: Tim Buchanan, the City Forester, stated that he needs to meet on site
with the Landscape Architect to discuss:
* Saving existing trees.
* Inaccuracies in existing tree mapping.
* Incomplete new plant material labeling.
Response: Agreed. Meeting occurred 11/4/96. Decisions made at this
meeting have been incorporated in revisions to landscape plans
(sheets 2 & 3).
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Responses to questions numbered:
1. Easements have been added for the water main.
2. Meter pits and curb stops have been added on the plans.
3. Concrete encasements have been added for all utility crossings with less than 18-inch
separation or where sewer line crosses above water line.
4. Meter pit and concrete encasement details have been added to the Detail Sheet.
16. Comment: Additional shade trees should be included in the large expanse of
parking in front of the existing King Soopers grocery store. An
additional four trees should be included in small, protected tree wells
on a line, north to south, with the trees as shown just to the west of
the restaurant/office/retail (vacant building) pad site.
Response: Agreed, please see revised Landscape Plan (sheet 2) for location
of additional trees.
17. Comment: The City Forester has tree protection notes that should be added to
the Landscape Plan. These notes are applicable during construction
of the redevelopment of this center.
Response: Agreed, please see revised Landscape Plan for tree protection
notes.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
.13.
1.
2.
3.
4.
5.
6.
7.
Response: McDonalds does lease an area of the property for parking
purposes. Terms of this lease allow for redevelopment to
occur, providing the number of "usable" spaces for
McDonalds does not decrease. The new configuration of
parking will increase the number of parking spaces available
on this particular leased parcel.
Comment: e. Please dimension all new parking drive lane widths and parking
stall widths and depths, sidewalks, ROW, ramps, etc.; or provide a
horizontal control plan with the utility plan set.
Response: Dimensions have been incorporated as requested. Revisions
have been "bubbled" on sheet for easy location.
Comment: f. Please provide all new easement documents prior to final City
approval of plans.
Response: So noted.
Comment: g. Please provide copy of the current Plat.
Response: A copy of the current existing plat has been provided for your
review.
Comment: h. Bus stop is not to be relocated; please revise Site and Landscape
plans to be consistent.
Response: Agreed, plans have been revised to be consistent. Existing bus
stop is to remain.
Responses to corresponding question number:
An existing conditions map with supporting calculations have been added to the report.
Calculations for the 15" clay pipe capacity are included in the report and flow to the pipe has
been regulated based on its capacity.
Elevations have been checked and proposed grades tie to existing. Off -site drainage has
been reduced to near elimination.
The detention pond calculations are included within the Appendix of the Drainage Report.
All storm facilities onsite serve a single lot and are privately owned. Since they are private,
are easements still required? If so, we will add to the plat.
The required summary table has been added to Sheet 2.
Calculations have been re-evaluated and details have been added.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
11.
Response: Agreed. Please see revised Final Site Plan and landscape plan
which illustrate the location of the 3' high screen wall and low
plantings to reduce the visibility of parked cars. Intermittent
"breaks" in plantings, and changes in their heights should
provide the openness requested, while still providing a more
attractive frontage to South College.
Comment: a. The landscape plan shall contain a general note calling for the
review and approval by the City of Fort Collins of any required
landscape irrigation system, prior to the issuance of a Building
Permit.
Response: Please see revised Landscape Plan (sheet 2) for note.
Comment: b. The landscape plan shall include the total area (in square feet) for
each landscape category. Landscape categories are distinguished
by their water requirements and intended maintenance level.
Examples of possible categories include, but are not limited to,
high water turfgrass, low water turfgrass, low water planting beds,
moderate water planting beds, and non -plant areas (paved areas,
etc.).
Response: Agreed. Please see revised Landscape Plan (sheet 2) for areas.
12. Engineering
Comment: a. Drive lane width behind and south of McDonalds drive-thru lane
must be 24' wide.
Response: 24' wide drive lanes have been incorporated.
Comment: b.
Please provide easement vacation documents and written
verification from utilities in the easement of their knowledge and
acceptance of the vacation.
Response:
The 40' easement in question was vacated by Ord 6 - 1965.
Comment: C.
Please provide a copy of the existing 40' easement documents
(book 1262, page 1293).
Response:
The easement in question is no longer existing. Per Ord 6 -
1965.
Comment: d.
Explain past and present circumstances of the parking area being
reconfigured behind McDonalds drive-thru. City has a Site Plan
from 1983 showing McDonalds as having the right to use the area
and now the area is being changed. We do not know what is
allowing this to happen and if McDonalds is aware of the proposed
changes.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
a
10.
Response: Agreed. Please see revised Final Site Plan (sheet 1)
incorporating a fully accessible sidewalk extension from end of
sidewalk south of proposed "Tenant A" to westernmost
property line.
Licht and Power
Comment: a. There appears to be some doubt that their facilities along the west
property line will actually fit in the 10' wide utility easement that
was provided to replace the original 40' wide easement.. Light &
Power will require the owner to provide field verification of that
10' easement and the location of their facilities within it. If their
facilities will not fit, the easement will need to be increased to 15'
to accommodate them.
Response: Agreed, the easement has been enlarged to 15' instead of 10'
per discussion with the various utilities.
Comment: b. The last 50' of the above easement, on the north end, will
definitely have to be increased to 25' wide to accommodate the
existing 10'x10' concrete vault.
Response: Agreed, this has been accommodated on the subdivision plat
and revised Final Site Plan for location of 25' wide easement.
Comment: C. The realignment of their 3-phase circuits that feed existing
transformers now appear to be in conflict with other utilities.
Response: Understood, per conversation with Mr. Bruce Vogel, this item
shall be resolved at upcoming utility coordination meeting.
Comment: d. The new retail extension to King Soopers will need a coordinated
location for a transformer and 3-phase circuit feed.
Response: Understood, per conversation with Mr. Bruce Vogel, this item
shall be resolved at upcoming utility coordination meeting.
Comment: e. Light & Power strongly suggest that a utility coordination meeting
would be in order for this plan due to the new site layout.
Response: Agreed. Attempts to coordinate a meeting time with all
interested parties is underway.
Comment: The Police Department stated that some openness to the screen
wall is necessary to provide for "natural surveillance" (patrol,
traffic, pedestrians) to see parked vehicles and hopefully prevent
incidents of break-ins to vehicles and safety for people walking to
cars. The lots need to be well -lit and minimize shadows in the
lots. Perimeter lighting directed towards the buildings helps with
security. Openness makes the areas "user friendly" and invites
people to use the areas.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
Response: Understood. At this time, no proposed expansion area
indicated (or interior reconfiguration) shall be in violation of
any applicable building code. Additionally, all comments
provided by the building department have been considered in
the plan, and it is understood that compliance with these are
required for eventual issuance of a building permit.
7. Comment:
Fred Jones of the Transportation Department stated that the raised
brick crosswalk at the intersection of Columbia Road and South
College Avenue may disrupt the vehicle detection of traffic signal.
The vehicle detectors in the roadway will need to be replaced, at
the developer's expense, if damaged. The brick material could
pose problems with normal detector installation. Fred can be
reached at 221-6820 if you have questions about his comments.
Response:
It is understood that any damage to the vehicle detectors
would be the responsibility of the developer. At this time, we
would like to maintain the proposed raised brick crosswalks,
with the understanding they would need to allow proper
functioning of the traffic detectors.
8. Transportation
Planner
Comment:
a. General concerns are related to adequate pedestrian access across
South College Avenue, to and from the center.
Response:
Currently, the primary entry to the center is a fully signalized
intersection with pedestrian signal lights. In addition to this, a
fully signalized intersection can be found t 325' to the north at
the entry to the Montgomery Wards property.
Comment:
b. The sidewalk along South College Avenue that stops on the north
side of the primary entry into the University Center should
continue west, along the driveway, to the center.
Response:
Currently, the walk along the south side of the "primary
entry" does continue west, to the center. No walk was planned
along the north side in order to save the eight mature
deciduous trees in this planter location. Providing a sidewalk
in this location would necessitate their removal. Note that
presently one can walk 160' to the north to an existing tree -
lined walk to the center or cross the entry drive via the brick
pavers to the existing walk at the west side of the drive.
Comment:
C. There is a good chance that the Burlington Northern Railroad
corridor may become a bicycle and pedestrian transit way. Access
points from the west side of this project to the corridor should be
provided for.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
Response: Ornamental trees have been proposed for this plaza to assure
pedestrian enjoyment while providing for some signage
visibility. In addition, some monument signage at South
College will be provided for this tenant.
Comment: C. The subdivision plat shows the "Skippers" lots as 75'x66' but the
Site Plan shows it as 90'xl14.'
Response: The Site Plan and plat have been coordinated to correctly
show the dimensions of this lot.
Comment: d. The subdivision plat shows the Bennigans lot as 100'x 110' but the
Site Plan shows it as 100'xl30.'
Response: Again, the Site Plan and plat have been coordinated correctly
showing this lot as 100'x1101.
Comment: e. The subdivision plat needs to show the square footage of the lots
and the lot numbers.
Response: Square footages of lots and lot numbers have been
incorporated on the plat as requested.
Building_ Inspection Department
6. Comment: Section 104 Uniform Building Code allows additions and
alterations to existing structures only if such additions and
alterations comply with the code requirements for new buildings
and do not cause the existing building to be in violation of any
building code provisions including those pertaining to allowable
area. To comply, the subject building, including additions, must
meet the provisions of Section 5602 Uniform Building Code for
"Unlimited Area" by maintaining minimum sixty feet wide yards
on all sides. Railroad Right -of -Way is not public right-of-way and
Building permit records indicate that the existing building is of
Type BIN construction. Area separation walls for this type of
construction must be of four-hour construction. The total width of
openings in such walls is limited to 25 percent of the length of the
wall and must be protected with assemblies having a three-hour
fire -protection rating. No part of any building shall extend across
property lines without an easement to address the building code
yard requirements.
New property lines created cannot cause the existing buildings to
violate the building code requirements for location on the property.
These issues must be addressed prior to building permit issuance.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
►01
3.
4.
5.
Comment: TCI of Fort Collins, the local cable television company, stated that
they will have no problem with the proposal as long as there is a
10' wide public utility easement along the west property line.
Response: This easement has been proposed on both the site plan and
plat as 15' wide to accommodate all utility needs.
Comment: The Fire Authority stated that the Site Plan shows a fence
surrounding the proposed storage buildings. There are fire access
gates shown along the east side. The same requirement applies to
the fence along the west side and the gates must be a minimum of
3' (in width) to provide access for firefighters to the railroad
property in the event of a grass fire along the railroad right-of-
way. Please contact Roger Frasco, at 221-6570, if you have
questions pertaining to fire prevention and emergency access.
Response: As previously stated the storage complex has been greatly
reduced in its breadth to accommodate a new detention pond.
Available access to the railroad ROW is greatly increased. In
addition to this the remaining storage building shown provides
for gates on three sides.
Comment: The Mapping Department has stated that the subdivision plat, as
submitted, is too incomplete to check. Please contact Jim Hoff, at
221-6588, if you need more direction on the plat requirements.
Response: The plat has been refined and updated to meet City
requirements.
Zoning Department Comments
Comment: a. It would be nice that, with a change in tenants and addition of a
new tenant space, the management consider a whole new signage
program with good tenant directories on ground signs and a
reduction in the size of current flushwall/individual letter signs.
Response: Per discussion with Steve Olt, it is understood that any signage
for the center would be wholly governed by the current Fort
Collins Sign Code. Mr. Olt maintained that because of this,
signage cannot be reviewed by Planning, and should not be a
part of this PUD. Proposed signage shall be addressed at the
time a signage permit is requested. Please know that the
Owner is committed to limiting the tenant signage so that sizes
and materials will be coordinated from tenant to tenant.
Comment: b. Any proposed wall signage for Tenant A will probably not be
visible from South College Avenue, considering the landscaping in
the pedestrian plaza. It could also be blocked by McDonalds and
the mature parking lot landscaping.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601
• 114E MULHEm GROUP, LTv
ANC NITS CTU N B.GLANNINO.INTN RIO N8
November 4, 1996
City of Fort Collins
Planning Department
281 N. College Ave.
PO Box 5800
Fort Collins CO 80522-0580
ATTN: Mr. Steve Olt, Planner
RE: University Mall PUD
Project #: 96031
Dear Steve:
Thank you for your comments of October 24, 1996. The Mulhern Group, Ltd., and our civil
engineer, Bucher, Willis and Ratliff have endeavored to address all comments in both the
drawing package and this letter. In most cases the items were relatively minor. However, the
requirements pertaining to stormwater management are very restrictive and have necessitated a
major change to the rear of the project where we have eliminated six of the proposed storage
buildings to create a landscaped detention pond. As you will see, this pond will significantly
increase the landscaped open space on the site while not effecting the available parking.
Public Service Co.
Comment: a.
A 10' wide gas utility easement and all other utility easements need
the following to be pinned down more specifically with
dimensions, lengths, bearings, etc. on the subdivision plat.
Response:
The subdivision plat has been updated to include all proposed
and know easement information. Note the proposed western
easement has been increased to 15' to address utility concerns.
Easement locations on the PUD plan have also been
coordinated with the plat.
Comment: b.
The rerouting of existing Public Service facilities will be at the
developer's expense.
Response:
So noted.
Comment: C.
No trees are to be planted within 4' of gas lines (parking islands for
example).
Response:
Agreed, please see revised landscape plan. No trees are
proposed within 4' of gas lines.
Comment: d. No other utilities are to be located within 10' of gas utility
easements.
Response: Agreed. "Master Utility Plan" has been revised accordingly.
1730 Blake Street, Suite 435 Denver, Colorado 80202 TEL: (303) 297-3334 FAX: (303) 292-2601