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HomeMy WebLinkAboutWEST FOSSIL CREEK PUD, FIRST FILING, PACE WAREHOUSE - PRELIMINARY - 61-88, D - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (2)� iNEIGHBORHOOD MEETING ITEM: Pace at West Fossil Creek DATE: December 8, 1988 LOCATION: Werner School APPLICANT: Fiest Meager and Company CONSULTANT: Vaught*Frye Architects QUESTIONS, CONCERNS COMMENTS: 1. Describe the environmentally sensitive areas on the site. Will existing trees be preserved? There is an environmentally sensitive wetland area located along the northern edge of the site. The applicant proposes to protect this area during construction operations and preserve the wetland. Preservation of the existing cottonwood trees and the wetland/wildlife habitat located further south on the PACE site is impractical given the grading operations required to fit the 100,000 square foot facility to the site. The applicant proposes the following mitigation measures to compensate for the lose of these natural resources. The project proposes to use storm water run-off and underground seepage to create a naturalized wetland area along Fossil Creek to compensate for the loss of wetlands and existing cottonwood trees. Storm water run-off from the PACE site as well as off -site flows coming from pipes located under the railroad tracks will be directed to the southeast corner of the site then discharged into a sedimentation pond located just west of Fossil Creek. This area will be very wet during part of the year and dry at other times. In addition to preserving water quality, by allowing storm water to percolate through the soil before entering Fossil Creek, the mitigation area will be a zone of enhanced plant growth. The landscape plan proposes to utilize select plant material species to create wildlife habitat as well as visual interest. The proposed wetland/mitigation area is similar in size to the wetland/wildlife habitat area being lost as a result of the PACE development. In addition, wildlife plantings will be utilized to enhance the habitat value of the preserved wetland north of the PACE development. Specific plant material sizes and species, as well as establishment and maintenance methods proposed for the mitigation areas will be further defined at final review. 2. How tall is the building? What is the elevation at the top of the parapet? The proposed building will be 32 feet tall. The parapet elevation is 5006, six feet above the Burlington Northern railroad at the south end of the building and two feet above at the north end. 0 • • 3. How will the building effect views from Fairway Esta� Views from Fairway Estates will not be significantly impacted by the PACE building because most of the homes are located 1500 - 3500 feet from the site. The parapet of the PACE building is 2 - 6 feet higher than the railroad embankment. The skyline views of the Foothills and Long's Peak are not effected by the PACE development. 4. How will the loss of wetlands, trees and wildlife habitat be mitigated? See question number 1. 5. There is a concern about storm drainage and erosion control in regard to Fossil Creek. The applicant has submitted a preliminary grading plan and storm drainage report. This report has been reviewed by qualified storm drainage engineers on the City staff. The PACE site lies within the Fossil Creek Drainage Basin. The City's master drainage plan for this basin does not require storm water detention because the stream banks along Fossil Creek are so steep that increased flows do not flood wide areas. Development is not allowed within the floodplain. The PACE project will require massive earthwork and will generate significant run-off, therefore, it is likely that the project will be required to construct master plan facilities designed to reduce the velocity of the flow and help prevent erosion. Specific erosion control measures and master plan facilities to be constructed as part of this project will be defined during final review. 6. The neighborhood has concerns about the proposed realignment of Fossil Creek Parkway and the signal location on College Avenue. Some residents would like to see Fossil Creek Parkway completed to Lemay Avenue. Fossil Creek Parkway is an important east/west connection for the City's overall traffic circulation master plan and is designated as an arterial street. Its importance for carrying traffic in the future requires that it be signalized at College Avenue. The proposed new intersection with College Avenue is a better location for a traffic signal in terms of topography and signal spacing. Eventually Fossil Creek Parkway is planned to connect to Lemay Avenue, but there is no specific time schedule for this extension. 7. What is the status of the State Highway Access Control Plan? The State Highway Access Control Plan has been approved by the Planning and Zoning Board. City Council approved the plan but made some changes in the plan that effect the time schedule for median development in College Avenue north of Harmony Road. The State Highway Department has not approved the plan as of this writing. 8. What is the purpose of the neighborhood meeting? The purpose of neighborhood meetings is for the developer to inform the neighborhood about a proposed project and to obtain feedback from the neighborhood in a relaxed atmosphere. Neighborhood meetings are purposely scheduled before a project is formally submitted, so that developers are aware of the neighborhood concerns and can incorporate these concerns into their project planning and design. -2- No Text 9. What effect will north/south collector streets have on College Avenue traffic? The concept of parallel north/south roadways with intersections set back a minimum of 250-300 feet from College Avenue, is the preferred concept for the development of the South College Avenue Corridor. These roadways will allow locally generated traffic to access College Avenue at well planned, appropriately spaced intersections, and allow two-way progression of through traffic on College Avenue. 10. Why would the City allow a traffic generator like PACE to locate on College Avenue which already has too much traffic? The City's LAND USE POLICIES PLAN, which is an element of the City's Comprehensive Plan designed to guide the future development of Fort Collins indicates that regional/community shopping facilities should locate in the proximity of other regional/community centers so that they will function together as a commercial district. The PLAN also says that these types of facilities should locate near transportation facilities that offer the required access without exceeding the capacity of the existing transportation network. The PACE project being located near other regional/community shopping and being located near a planned signalized access on College Avenue meets these locational criteria. The traffic analysis submitted by PACE and reviewed by the City's traffic engineer indicates that College Avenue can adequately handle the traffic generated by the PACE facility now and into the future. 11. What has happened to previous plans proposed for this area? Cameron Park Second Filing located north of the PACE site was approved in the County in 1982 and consisted of 18 commercial office lots and tracts A and B of open space. A master plan for the property located south of Cameron Park which included small commercial lots and a condominium development expired in 1984. Approximately 50 acres of land located west and south of the developed Cameron Park was annexed into the City in November, 1988. When property is annexed it is no longer under the County's jurisdiction and plans which were approved in the County are not valid within the City. Developers are subject to the city's development review process. 12. What will the building look like? What are the proposed exterior materials? The building is proposed to be a single story 102,000 square foot structure. Tilt -up concrete panels painted grey, with a ribbed detail band near the top is the proposed building material. The architectural feature entry located on the north side has a glass entry canopy. 13. What impact will the realignment of Fossil Creek have on the floodplain? This applicant is required to address this issue and the information will be available during the final review process. -3- No Text 14. Who will be doing the traffic study? The traffic analysis was done by Leigh, Scott & Cleary, Inc., transportation planning and traffic engineering consultants. The plan has been reviewed and approved by the City's traffic engineer. 15. Will project improvements be phased? The realignment of Fossil Creek Parkway and the PACE building and parking area is scheduled for construction in the spring of 1989. An additional 5500 square foot retail building on the PACE site is scheduled for construction the following year. It is likely that Fossil Creek Parkway east of College Avenue will not be constructed to full arterial standards with phase one. The design of the roadway to be constructed with the first phase will be determined during final review. 16. Traffic accidents on College Avenue could isolate the neighborhood. This situation exists now. It is anticipated that providing signalized access at Fossil Creek Parkway will reduce the accident potential at the intersection. Emergency vehicles are designed to go over curbs and terrain if necessary in an emergency situation. 17. Does the Corps of Engineers have jurisdiction over the wetlands on the site? Yes. 18. Is the developer and City staff aware that prehistoric fossils exist on the site? Staff is aware that some of the earliest collections of fossil mollusks were taken near this site in the 19th century. It is our understanding that the dominate outcroppings of the formation containing the mollusks occur along the southern portion of the West Fossil Creek master plan area and that they are not exposed to a significant degree on the PACE site. The applicant has been asked to employ a qualified geologist to provide staff with additional information regarding the prehistoric significance of the site. This information will be available during final review. 19. What will happen to the "spring" site along Fossil Creek? The ponds located west and south of Cameron park and the waterway connecting them will not be disturbed by the PACE project. 20. How will seepage from the west side of the railroad tracks be handled? Two existing drainage swales are located on the site. Both originate from 24 inch pipes located under the railroad tracks. The northern most swale creates a wetland along the northern boundary of the PACE project. It is the developer's intent to preserve and maintain this wetland area. The southern pipe discharges over open ground where the building is to be located. This drainage will be hooked into the storm water drainage system for the site and directed toward the southeast corner of the -4- No Text 0 development, to a sedimentation pond and eventuf4!'y Fossil Creek (see question number 1). Any water seeping through the rail number 1). Any water seeping through the railroad embankment will be collected in a sub -soil drain at the base of the north/south retaining wall and directed toward the existing wetland located north of the development. 21. Does this project meet the LDGS criteria in terms of social compatibility, environmental sensitivity, preservation of significant vegetation, wildlife habitat, water quality, site design and topography? The LAND DEVELOPMENT GUIDANCE SYSTEM is designed to protect the character of existing neighborhoods against intrusive and disruptive development. The proposed PACE development effects existing neighborhoods east of College Avenue in terms of views, traffic impact and storm drainage into Fossil Creek. Views will change regardless of the type of development proposed for this property. Staff believes the applicant has designed the building and sited it on the property in a way that changes the existing topography, but adapts to the site without harsh grade adjustments or rude landscape transitions. Building a large retaining wall along the western property line has enabled the architect to lower the roof line of the structure and preserve environmentally sensitive areas to the north and east. An explanation of how the applicant proposes to mitigate the lose of natural resources is discussed in question number 1. The project is required to meet federal standards in regard to water quality. In addition the project proposes a sedimentation pond that will allow storm water run-off to percolate through the soil before it enters Fossil Creek. 22. There is a concern about too much "warehouse" development along College Avenue. See the discussion for question number 10. 23. Has the developer explored alternative sites? The developer considered the McClanahan property located north of Mill Brothers Nursery. This site was rejected because of an inability to resolve traffic/access issues. 24. What about performance guarantees? The City will require performance guarantees that ensure any improvements which effect public facilities and safety, i.e. Fossil Creek Parkway realignment, will be completed. In addition the developer is required to sign a landscape covenants agreement which guarantees that the landscape will be installed per the approved plans. 25. Will there be a bicycle path? A bicycle path is shown on the West Fossil Creek Master Plan. The proposed alignment does not go through the PACE site. 511 0 0 0 26. The Homeowners' Association in Fairway Estates haeoncerns about how storm drainage has been handled in the past and wants assurances that past mistakes will not be repeated. There is a long history associated with the Fairway Estates dam and spillway located on Mail Creek. In 1980 the State Engineer's Office inspected the structure and found deficiencies. Later in 1986 when Arbor Plaza was constructed the City recognized that the development would increase the flows in Mail Creek and that the existing spillway and Palmer Drive crossing did not have the required capacity to carry the flow. The City hired a consultant to determine the flow. It is the City's intent to construct a new spillway and crossing for the Homeowners' Association as soon as preliminary and final designs are complete and approved by the State. 27. At what stage is a project presented to the Planning and Zoning Board? A diagram of the planning process is attached for your review. The process is identical for preliminary and final review. 28. Why is Fossil Creek Parkway indicated as an arterial street on the City's master street plan? Fossil Creek Parkway has been identified as an arterial street on the City's Master street Plan since 1981. It is important because it provides a needed east/west linkage from Lemay to College for improved traffic flow in the future. 29. What will the traffic impact be? The traffic analysis indicates that there will be 1260 entering and 1260 exiting vehicle trips during an average weekday to the PACE site. The directional distribution of the traffic to the north and to the south is roughly equal with slightly more (60%) oriented to the north and 40% oriented to the south. A small amount, two to three per cent of the total trips are expected to access the facility from Fossil Creek Parkway east of the site. EM No Text Every Monday Morning 3 WEEKS 2 WEEKS 2''WEEKS 1st or 3rd TUES OF MONTH < if " g ? 9. �} 1 CONCEPTUAL NEIGHBORHOOD REVIEW MEETING (if necessary) FILE APPLICATION (5th of month) ROUTE TO DEPARTMENTS / AGENCIES STAFF REVIEW '-/ WRITTEN COMMENTS TO APPLICANT MEETING REVISIONS TO DEV. CNTR. 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