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HomeMy WebLinkAboutSUPERTOTS AT OAKRIDGE WEST, 2ND FILING - PRELIMINARY & FINAL - 23-87D - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW-6 4iiDevelooent Services . Planning Department Citv of Fort Collins February 14, 1990 Frank Vaught/Tony Hughes Vaught-Fryt Architects 2900 S. College Avenue Fort Collins, CO 80525 Dear Frank & Tony: For your information, attached is a copy of the Staff's comments concerning Supertots Learning Center which was presented before the Conceptual Review Team on February 12, 1990. The comments are offered informally 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 221-6750. Sincerely, Ted Shepard Project Planner TS/gjt Attachment xc: Tom Peterson, Director of Planning Mike Herzig, Development Coordinator Rick Richter, Civil Engineer I Project Planner File 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: February 12, 1990 ITEM: Supertots Learning Center APPLICANT: Frank Vaught and Tony Hughes, Vaught - Frye Architects, 2900 South College Avenue, Fort Collins, CO. 80525. LAND USE DATA: Request for a 10,000 sq. ft. daycare and classroom facility on 1.15 acres located on the west side of South Lemay Avenue, between Rule Drive and the Evangelical Covenant Church (4825 S. Lemay Ave.). COMMENTS: It is strongly encouraged that the existing curb cut off Lemay Avenue align with the proposed curb cut for the office park located directly across the street. An off -set intersection with two uses that would have the same peak hours of traffic would not be acceptable for an arterial street such as Lemay Avenue. Please consider revising either the Supertots Learning Center curb cut or the Office Park curb cut so these two access points align. By aligning the two curb cuts, the likelihood of allowing full access at the Office Park access is enhanced. 2. In general, a direct access off an arterial problems that should be mitigated. The curb of 33 feet wide for three 11 foot wide lanes. lane would minimize stacking back on to the right turns or through movements. Please be spaces to the access drive are of sufficient maneuvers do not interfere with the operation drop-off and pick-up areas should be safe and stacking on the access point. street creates operational cut should be a minimum A separate left turn exit site and allow uninhibited sure the nearest parking distance so that parking of the curb cut. Internal uncongested and not cause 3. Arterial street improvements should be continued down from the church site. Please use the new detail for detached sidewalks along arterial streets. 4. Street trees should be planted along Lemay at an average of 40 foot intervals. If there is a conflict with a streetlight, please keep the tree a minimum of 20 feet from the pole. Trees should be setback from the underground electrical line by 4 feet. 5. The site is located in Special Improvement District #78, Phase Two. Please be advised that assessments are due to this S.I.D. 6. A daycare facility is classified as a Category "D" for purposes of the street oversizing fee. This fee is calculated at $14,055 per acre. 7. The 20 inch water main in Lemay Avenue is too large to tap for service. The existing water main in Rule Drive should be extended to serve the site. There is no sewer main in Lemay. The nearest sewer main is in Oak Ridge and Rule Drives. Since the sewer will flow towards Rule, it would be easier to extend the sewer from Rule to serve the site. All main extensions must be placed in utility easements. The Water and Wastewater Department cautions that any main extensions into this area should account for future long term growth. Since buildings cannot be placed over mains, the location of future develop- ment will be determined by the location and proximity to both the water and sewer mains. It may be advisable to do utility master planning so potential conflicts can be avoided. 8. Three phase electrical power is available from Lemay from either north or south of the site. A Commercial One (C-1) form must be filled out by the electrical contractor to determine entrance capacity. The transformer location should be coordinated with Light and Power so that it is accessible from one side by a line truck, but screened from the arterial street. 9. The site is located in the McClleland drainage basin which calls for a controlled release rate of storm flows of .2 cfs. The Health Care International site was approved based on the assumption that upstream flows would be detained and released at this approved rate. Any exceptions must be approved by the Stormwater Utility. 10. The Poudre Fire Authority has no concerns if the building is equipped with an approved fire sprinkler system. 11. The concept of shared parking with the existing church is applauded as efficient use of land. At the time of final approval, evidence of the shared parking agreement should be presented to the Planning and Zoning Board. 12. A neighborhood meeting will not be required by the Planning Department. 13. The Oak Ridge West Master Plan designates the area as Parcel B with anticipated uses of Retail/Office. This Master Plan would have to be amended to allow the proposed child care center with classrooms.