HomeMy WebLinkAboutINTERSTATE LAND PUD, 1ST FILING (HARLEY DAVIDSON) - FINAL - 34-88C - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)Commurle Planning and Environmental -ices
Current Planning
Ciiv of Fort Collins
March 21, 1996
Mr. Eldon Ward
Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
Dear Eldon,
Pursuant to the meeting of March 13, 1996, regarding the outstanding issues of the Interstate Land
PUD, First Filing (Harley Davidson), Final the following summary of the comments is being
provided.
1. Engineering Comments:
The plans submitted on Friday, March 8, 1996 do not meet the State Highway Access Code.
Specifically, the lane transition lengths and striping for the northern access point do not meet the
State Highway Access Code. There is a variance procedure that can be pursued through the State.
It is possible that a variance would be granted; however, additional time will need to be spent to go
over the design and possible alternatives, as well as to hold discussions with the State in order to
deternune what might be allowed. These discussions can, and probably should, take place after final
approval, but if variance is not granted/approved by the State, it is possible that this project would
need to come back to the Planning and Zoning Board as an Amended Final P.U.D. At this time, the
plans have not been fully reviewed to determine what other concerns (if any) exist; additional
comments will be forwarded after the plans have been fully reviewed.
2. Natural Resources Comments:
We need to see detailed plans (and cross -sections) for the stabilization proposed along Boxelder
Creek. These plans need to be done in a manner such that planning and engineering documents are
well coordinated. They need to address:
► Appropriate landscaping,
► Appropriate slope grading,
► Minimization of rip -rap and other structural approaches; and,
► Feasibility of modifying site plan to provide more transition.
Details are needed for all locations that are extremely close to the proposed developed portion of the
site; there are two or three of these locations.
281 North Coilege Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750
FAX (970) 221-6378 - TDD (970) 224-6002
3. Stormwater Comments:
Please note that the following comments are preliminary and do not represent an exhaustive list of
comments. Additional comments will be forthcoming as reviews to the submitted final plans are
completed.
The submitted final plans (to date) have not adequately addressed the concerns with respect to bank
stabilization. There are at least two locations where the proposed typical cross-section shown on the
site plan will be difficult, if not impossible, to fit. Please provide detailed cross -sections along with
re -vegetation plans for the two menders south of the proposed building (Lot 1).
The proposed water quality detention pond is partially in the right-of-way. Please note that it is the
City's policy, as well as the State's, that no grading or detention shall be allowed within the R.O.W.
It is requested that all ponding area (including the requisite freeboard) be designed to be contained
on private property.
The design of the water quality pond shown was done in accordance with a 40-hour extended
detention, which is most applicable for sedimentation of solids. This design does not lend itself very
well to the capture of lubricants and gasoline products that will not settle. Thus, these products
would enter the creek unimpeded. It is requested that a water quality pond incorporating a design
that would address the impacts of such products be proposed. A site management plan that would
minimize the potentiai for any exposure to such substances due to runoff should also be provided.
4. Additional Comments:
Cache La Poudre Reservoir Company
The Cache La Poudre Reservoir Company has requested a one -hundred (100') foot easement along
the whole north end of the Harley site (Lot 1). They further requested that the utility easement which
parallels the canal easement be designated as a greenbelt and that only native grasses be allowed in
this area. Similarly, they have requested that a clear, tree free canal access be restricted to native
grasses by covenant.
If it is necessary for any services to cross the canal right-of-way, such as utilities, it will be necessary
for each entity to contact the Cache La Poudre Reservoir Company office for a crossing agreement.
For those crossings which are apparent during the planning process, the crossing agreements will have
to be in place before the Cache La Poudre Reservoir Company signs off on the final plans. For those
crossings which are initiated after the approval of the plans, the crossing agreements must be in place
before any work is initiated.
Traffic Study
The traffic study submitted for this Final bases its analysis for Lot 2 on 7.0 KSF of retail use, yet the
general notes on the site plan allow for various other uses, including restaurants. The anticipated trips
generated for food service uses are significantly higher than those generally anticipated for retail uses.
0 •
To avoid future/potential controversy, the traffic study should take a conservative approach and be
based on the use which would be expected to generate the most traffic (in this case, that use would
probably be food service/restaurant).
Other
The parking count in the General Notes is inaccurate.
Please adjust the representation of the building on Lot 2 such that all corners are shown to be inside
the building envelope.
This concludes Staff comments at this time. In order to stay on schedule for the April 22, 1996
Planning and Zoning Board hearing, please note the following deadlines:
Plan revisions are due Wednesday, April 3, 1996.
P.M.T.'s, 10 prints, colored renderings are due Monday, April 15, 1996.
***No revisions or supporting documents will be accepted after revision date (4/3/96).***
It may be advantageous to get the revised plans in prior to the revision date stated above, especially
if the revisions significantly alter the site design and layout of the current plans. That is, if the revised
plans are significantly different than the current plans, it is possible that an additional set of revisions
may be necessary. Please attempt to figure this possibility into your time line.
If you should have any questions regarding these comments or if I could be of further assistance to
you in any way, please do not hesitate to contact me at 221-6641.
Sincere
ttchell Haas
Project Planner