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HomeMy WebLinkAboutPOUDRE RIVER BUSINESS PARK PUD, PHASE ONE - PRELIMINARY & FINAL - 79-88A - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (3)R .mom Citv of Fort Collins October 24, 1988 Develcoent Services • Planning Department Ms. Wendy Irving Architecture Plus, P.C. 318 East Oak Street Fort Collins, CO. 80524 Dear Wendy: Staff has reviewed the request for Master Plan, and Preliminary and Final P.U.D. for the Poudre River Business Park. Please note the following comments. Nlaster Plan: 1. Any relocation of Light and Power facilities on Hoffman Mill Road will be the financial responsibility of the developer. Prior to acceptance by the City of the Open Space Area, a legal description must be submitted for field verification. In addition, a commitment for the ti title insurance should be provided by the current property owner. I For fire protection, a second point of access must be provided as future phases are developed beyond 660 feet from Lemay Avenue. All temporary fire department turn-arounds must be minimum standards for radius and surface treatment. 4. The Public Service Company cautions that some reinforcement of existing natural gas lines in Lemay Avenue, south of the C & S R.R. tracks may be required to serve the development. 5. The City would need an access easement to maintain the slope. 6. The title of the Master Plan should be placed in the lower right hand corner of the sheet. 7. The Land Use Data table should indicate that the existing zoning is B-11, Planned Business. 8. The "Proposed Use - Professional Office Bldgs" should appear in larger, bolder type. 9. The adjacent land uses that are identified should also indicate the zoning. Please label where the adjacent uses are "existing". t 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 a Y Poudre River Business Park - Master Plan, Preliminary and Final Page 2 10. The bike trail should be called out on the document in bolder type. Also, please indicate the access to the bike trail on Lemay Avenue. 11. The right-of-wav for Hoffman Mill Road is shown on the plat as 60 feet wide and on the Master Plan as 54 feet. Please resolve discrepancy. 12. A note should be added to the Master Plan document describing, in general terms, the potential architectural character of the proposed development. Such a note would establish a minimum level of expectation for future users and would help unify the site in the face of conflicting demands by tenants. 13. There are some minor problems with legal description. Please refer to the enclosed copy for details. 14. Each developable parcel should be designated in size by acreage. PRELINIINARY AND FINAL P.U.D. 1. The re -alignment of Hoffman Mill Road will require a vacation of the old right-of-way. This vacation procedure is a separate action that must be approved by City Council. Please contact Jim Faulhaber of our staff to coordinate this vacation procedure. 2. A geotechnical report is required for our review of the Utility plans. 3. The driveway location for Phases One and Two does not align with Hoffman Mill Road. This creates an offset "T" intersection. This should be corrected by shifting the parking lot entrance to the west so the centerline of the driveway lines up with the centerline for Hoffman Mill Road. 4. Since the storm sewer crosses two easements (P.R.P.A. and City Bike Path), offsite easements are required. 5. Erosion protection for the storm sewer outfall at the river is needed. The Utility plan should include a plan and profile detail of the outfall describ- ing how the velocity will be checked. 6. The Storm Drainage Report should include the following additional informa- tion: A. Street capacities and/or street capacity calculations B. Drainage sub -basins with existing and proposed contours C. Drainage tables as per the submittal criteria D. Downspout locations and drainage paths to be identified E. Show or note the erosion controls to be taken during construction. • U Poudre River Business Park - Master Plan, Preliminary and final Page 3 7. The closest existing natural gas source is in an casement parallel to the south line of East Laurel Street. The developer needs to contact Mr. Gary Huctt of the Public Service Company for an agreement on access to Phase One with a natural gas line. 8. U.S. Nest Communications (Mountain Bell) requests a 10 foot utility easement on the east and north property lines of Lot One. 9. Staff is very concerned about the treatment of the area adjacent to the City bike trail along Lemay Avenue. In order to fully evaluate the impact on the trail in this area, a cross -sectional detail would be helpful. In addition, Staff strongly recommends that the 8 foot wide section between the bike trail and the property line be landscaped and maintained by the developer. The landscaping of this area would present a more attractive streetscape for Lot One as well as enhance the quality of the bike path. 10. Staff is also concerned about the use of river rock at the entry to the project. It is Staff's belief that river rock would be more appropriate somewhere internal to the site but not on the corner of an arterial street and at the entrance to the bike path. As this would be a highly visible and a high use corner, river rock seems too harsh and could possibly be hazardous to bicyclists who are navigating the slope on the bike path. Please consider using sod or a hardy ground cover in this area. 11. Will there be any erosion or drainage impacting the trail along Lemay Avenue? Please discuss how the trail will be protected from erosion and drainage from the site. 12. The planting of street trees along Poudre River Drive may conflict with the underground Light and Power facilities. For this area to accommodate both street trees and electrical cables, a minimum of 6 feet is required with 10 feet being preferred. If the parking lot layout cannot be revised to provide the necessary space, then the street trees may have to be deleted. 13. The following comments refer to the species selection and sizes: A. All shrubs, vines, and trees that are indicated to be one gallon in size should be upgraded to 5 gallon in size. B. The Newport Plum should be specified as 1 1/2 inch in caliper. C. The Glob Willow should be replaced by Marshall Green Ash and speci- fied to be 2 inch in caliper. D. The Sunburst Honeylocust should be replaced by the Skyline Honeylocust and specified to be 2 inch in caliper. E. It is recommended the Russian Olive be replaced by the Narrowleaf Cottonwood which is considered more native to the area. Russian Olives can become weedy and "outcompete" the native species. • 0 Poudre River Business Park - Master Plan, Preliminary and Final Page 4 14. There is a concern with the parking lot layout. The primary concern is that the Poudre Fire Authority cannot achieve the 20 foot minimum inside turning radius and the 40 foot outside turning radius with the 20 foot wide parking lot drive aisle. This 20 foot wide drive aisle should be widened to 24 feet to allow fire equipment to navigate the parking lot. 15. The Poudre Fire Authority also has a concern about the fire flow capability of the existing water line. The flow of this line must be determined and the building must be designed and constructed within the water supply limitations. Also, a fire hydrant must be provided on the -seer side of Lemay within 400 feet of the proposed building. E)4a7- 16. The following are other concerns relating to the parking lot layout: A. As mentioned earlier, the alignment of the parking lot entrance drive should align with Hoffman Mill Road to avoid an offset T intersection. B. The width of the landscaped islands is less than adequate. In particular, the island at the entrance is only 2 feet wide and does not contain any landscape materials. C. The entrance drive should be designated as an access casement since it will serve two lots. D. The site plan should show that the landscaped islands will be protected by raised concrete curbs. E. The parking ratio is 3.13 spaces per thousand square feet of floor area. This is below the recommended range of 3.5 to 5.5 spaces per thousand. Have you considered enlarging the lot to add more parking area? This would add more spaces and add more buffering along the public street. 17. Please show a building envelope around the building and indicate the distance from the nearest property lines. 18. Please add the following note to the landscape plan: "All landscaping must be installed or secured with a letter of credit, performance bond, or escrow account for 125% of the valuation, prior to the issuance of a building permit. 19. Please provide more detail about the freestanding ground sign. Will this sign be for the entire Business Park or just the Phase One tenants? The location is not specified. The length of 24 feet seems out of scale since the distance from the property line to the building is only 27 feet. Is it really your intention to use almost the entire width of the setback for signage? Also, will there be any building signage? If so, please indicate. Since the P.U.D. document establishes signage specifications, a shematic of the freestanding ground sign should appear either on the site plan or the architectural elevation. Poudre River Business Park - Master Plan, Preliminary and Final , Page 5 20. The State of Colorado, Division of Highways has reviewed the P.U.D. and cautions that the site is located in the vicinity of the "Lemay Avenue Corridor" for the Fort Collins Expressway. A copy of their letter is attached. This concludes Staff comments at this time. Please note the following deadlines for the November 21, 1988 Planning and Zoning Board hearing: Plan revisions are due November 3, 1988. PMT's, colored renderings and 10 final prints are due November 14, 1988. Final, signed mylars and documents are due November 17, 1988. Please feel free to call to set up a meeting to discuss these comments at your earliest convenience. Sincerely, Ted Shepard City Planner cc: Joe Frank, Assistant Planning Director Mike Herzig, Development Engineer STATE OF COLORADO DIVISION OF HIGHWAYS P.O. Box 850 _ 71 — a� Greeley, Colorado 80632-0850 T I \ (303) 353-1232 -- = -- October 7 o 1988 Mr. Ted Shepard Planning Department City of Fort Collins P. 0. Box 580 Fort Collins, Colorado 80522 Dear Mr. Shepard: , ; Larimer Co. -Off Syst 'Poudre River Bus. Pa iS. of Poudre R. and E. of LeMay Ave. DOH FILE 45100 We have reviewed the Poudre River Business Park Master Plan and Phase I. This property is located in the vicinity of the "LeMay Avenue Corridor" which is one of the alternatives being considered under the Supplemental Environ- mental Impact Statement (SEIS) for the Fort Collins Expressway. If this corridor were to be recommended for construction, the northern portion of the Master Plan area shown as "(Open Space Under City Ownership)" could be affected. We anticipate having another public meeting in early 1989 as part of the SEIS process. At that time, we should be able to clarify the status of the LeMay Avenue alternative in relation to the others being studied. Thank you for the opportunity to review this plan. Please contact Wally Jacobson at 350-2168 if you have any questions. Very truly yours, DOUGLAS RAMES DISTRICT ENGINEER John K. Crier (2iti Planning/Environmental Manager JKC:da(WRJ) File: Crier -Jacobson