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Home My WebLink AboutKNICKERS PUD (LOUDEN CREEK GOLF COURSE) - PRELIMINARY - 26-88D - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelovment Services Planning Department City of Fort Collins December 20, 1991 James Stephens Knickers Inc. 2190 West Drake Road, #405 Fort Collins, CO. 80526 Dear Jim, The staff has reviewed your submittal for the TIMAN P.U.D. (LOUDEN CREEK DRIVING RANGE AND GOLF CENTER), and offers the following comments: 1. Titles need to be the same on all the project documents. Sheet 1 of 2 of the Preliminary Site and Landscape Plan is entitled TIMAN P.U.D. (LOUDEN CREEK DRIVING RANGE AND GOLF CENTER). Sheet 2 of 2 is entitled TIMAN P.U.D., KNICKERS GOLF FUN CENTER. Continuity needs to be established. What is the name of this development? 2. This request will be evaluated under the Auto -Related and Roadside Commercial Point Chart D in the Land Development Guidance System. A minimum of 50% of the maximum points possible on the applicable criteria is required without variances from the point chart. This proposal earns approximately 16 points out of 48 maximum points, or 33%. Not at two arterials, mixed -use, joint parking, and energy conservation are all questionable. This proposal is being shown to gain access from two different arterials (South College Avenue and Trilby Road) and not enough information has been submitted on the other three criteria to substantiate being able to award points at this time. Simply, the term "Future Commercial" use is too ambiguous. 3. There is an approved access point on South College Avenue with the South College Avenue Access Plan. The access as shown does not coincide with the approved location. The approved location is identified as a possible signal location. Since it is unlikely that this land use will ever warrant a traffic signal, the possibility of requiring accel-decel lanes exists. Please check with the Transportation Division at 221-6608 or Mike Herzig at 221-6750 for information on the approved access. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6730 4. The approved Timan P.U.D. Overall Development Plan (Master Plan) will have to be amended with this request. These proposed uses were not part of that approved plan. 5. A copy of the comments from the Colorado Division of Highways is attached. 6. The Fort Collins - Loveland Water District and South Fort Collins Sanitation District serve this property. Their comment, to date, is that the proposed fire line is considered a private fire line and will require a backflow prevention device near the 10" existing water line in accordance with District standard specifications. Please call Terry Farrill at 226-3104 with your water and sanitaty sewer questions. 7. What are the plans for the wetlands areas on the site, being the detention area and the one further to the north along South College Avenue? Previous plans for the site were going to retain the wetlands areas. The intent needs to be noted on the Site Plan. 8. The overall circulation pattern is poor. There should be a drop-off area for golf clubs, etc. at or near the clubhouse. Attached is a copy of the comments from the Commission on Disabilities with their concerns about the lack of handicapped parking and accessibility to the facilities. 9. More information is needed on the overall lighting intent for the site, with details on types and coverage. Glare and spillage cannot leave the site and impact the surrounding neighborhoods. 10. You are encouraged to contact Light & Power concerning development charges that will apply. There is an existing R.E.A. overhead electric line along Trilby Road that will have to be undergrounded prior to development, as outlined in City Ordinance #26, 1986. Please contact Doug Martine at 221-6700 to coordinate this effort. 11. Roadbase (gravel) access roads and a parking lot for in excess of 100 vehicles, providing parking for the proposed flea market and golf facilities, is not acceptable. Also, much more information on the design of the parking lot is necessary. This must include, as a minimum, dimensions of drive lanes, parking spaces, a pavement cross-section, and landscaping. 12. The location and orientation of the tee box area is not ideal. A "nasty slice" could easily send golf balls onto South College Avenue. 13. The access roads must be signed "No Parking - Fire Lane" on both side with approved signs. Any storage of flammable liquids and/or hazardous materials must be in accordance with the fire code. 14. A fire hydrant must be provided on the access road within 400' of the clubhouse and be capable of providing 1000 gallons per minute of water flow. 15. The landscape areas at the north end of the parking lot typically include shade trees. Additional information is needed about the landscape surface throughout. How plants are to be irrigated must be noted. Austrian pines along South College Avenue and at the north end of the driving range are spaced at 100' on -center. This does not create much of a visual buffer. The spacing is too great. The plan seems to be lacking in quantity and diversity of new trees. What does the note "slightly irrigated" mean? 16. A copy of Engineering's comments is attached. 17. Advanced Planning has significant comments and concerns. A copy of their comments is attached. 18. Public Service has indicated that they have a gas main on the north side of Trilby Road and on the east side of South College Avenue. There is gas service to the property on the northwest corner of the intersection but none to this property. Service is available if requested. 19. A copy of Stormwater Utility's comments is attached. 20. At least a design for the 7' sdiewal must be submitted now. Identifying a mechanism for s ruction will have to be determined. Please contact Mike Herzig at 221-6750 with questions concerning the timing for the walk. 21. Transfort has indicated that access onto South College Avenue will increase congestion. At some point in the future, bus service will be provided along the South College corridor. Entry to this site off Trilby Road only or some pedestrian/transit improvements would be ideal. 22. Is the intent for this proposal to be a temporary or long term use? This concludes staff's comments at this time. In order to stay on schedule for the January 27, 1992 Planning and Zoning Board Hearing, you should be aware of the following deadlines: Plan revisions are due January 8, 1992 by 12:00 noon. Please check with me for the necessary number of each document to submit. PMT's, renderings, and final revisions are due January 21, 1992. Final documents, including all signed mylars, are due January 23, 1992 by 12:00 noon. I am available to meet at your earliest convenience to discuss these comments. Please call me at 221-6750 to schedule a meeting. Sincerely, +Steelt Project Planner xc: Brian Shear Kerrie Ashbeck STATE OF COLOKADC� DIVISION OF HIGHWAYS OF P.O. Box 850= ��ENT N� s4 Greeley. Colorado 80632-0850 (303) 353-1232 ; o r a 'jam OF COLOP' Larimer Co., S.H. 287 Louden Creek Golf II Between Trilby Road and Skyway Drive, West Side December 10, 1991 Mr. Steve Olt, Planner Planning Department City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Mr. Olt: We have reviewed the Knickers (Louden Creek Golf Course), and we have the following comments: Projected traffic on S.H. 287 indicates the need for a 140 foot total right of way, 70 feet each side of the highway centerline. Since the existing width along this property appears to be 50 feet west of the centerline, additional width to meet the projected need should be protected by reservation, or, preferably, dedication, as permitted by City regulations. Access to the development must be from either of the two streets that the property abuts, Trilby Road or Skyway Drive. According to the State Highway Access Code, "Private direct access to the state highway system shall be permitted only when the property in question has no other reasonable access to the general street system or if the local authority and Department determine and agree that denial of direct access to the state highway and alternative direct access to another roadway would cause unacceptable traffic operation and safety problems to the overall traffic flow of the general street system." It is felt that reasonable access does exist from either Trilby or Skyway, and that the access via the traffic light controlled intersections would provide a safer condition for the users of the development. Our comments on state highway access are based on the information presented for this property only. If the property owner has any interests or ownership in adjacent property along the highway, this information should be provided since it may affect our comments. Mr. Steve Olt, Planner City of Fort Collins December 10, 1991 Page 2 The Grading and Drainage Plan for this development indicates that surface run-off flows toward the highway drainage system. That system is for the protection of the state highway right of way and is not intended to accommodate drainage from abutting properties beyond that which has historically been accepted. Therefore, we ask that on site detention of surface run-off be provided so that the historical run-off rate will hot be exceeded due to this development. It would appear that the existing detention pond should continue to provide that assurance. Thank you for the opportunity to review this proposal. Please contact me at 350-2163 if you have any questions. Very truly yours, Evan A. Hooper, J . Development/Access Coordinator EAH/cm cc: L. D. Yost J. F. Springer File PROJECT COMMENT SHEET DATE: 3 Dec 91 DEPARTMENT: ITEM: 10-91B KNICKERS (Louden Creek Golf Course) Please respond to this project by Friday, December 13, 1991 Planner: Steve Olt No Problems Problems or Concerns (see below) A)O A a S h e a 4 �/'D� DS �G�. .S 5-eS 76-- �j CHECK IF REVISIONS REQUIRED: ❑ LAT ❑ SITE ❑ LANDSCAPE ❑ UTILITY PLANNING DEPART`iENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 No Text PROJECT City of Fort. Collins COMMENT SHEET DATE: 3 Dec 91 DEPARTMENT: J ITEM: 10-91B KNICKERS (Louden Creek Golf Course) Please respond to this project by Friday, December 13, 1991 Planner: Steve Olt No Problems Problems or Concerns (see below) A loll Co(eje, -40- 4,-r 11 ,n I �� J G0�tilt .�v 0"Vmod^+,t -�Are- hla�PiWa�%L oli7<<lm�-� � 1 �� ld 4 r1uu or , Date: , 2lo At Signature: CHECK IF REVISIONS REQUIltED: ❑ El El W 1, W12 M17 PLAT SITE LANDSCAPE UTILITY o VM —110 PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLOR -ADO 80522-0580 (303)221-6750 r' �'�"C --i" 1t ��1 v�.IAy �t •�s �r hn i '�- w + l � tx. ►�.¢.c�l,G� }� l Cw. G�L - i�1 • U� .� �i��►tij pc-z� COY ��,� Fro�+*�°`�"� �. t,P,d -�'0 wor IL �' iVW o ii �. a►+1, � S Cd tie y corm rl 4rU 7 �- 'i�volv�ed� i r r-e jIew 40 (vim M� A,.ru - r - n j iW Ask PROJECT City o,Fort CoU;� COMMENT SHEET DATE: 3 Dec 91 DEPARTMENT: P� Aj ITEM: 10-91B KNICKERS (Louden Creek Golf Course) Please respond to this project by Friday, December 13, 1991 Planner: Steve Olt No Problems 7F4 L: Problems or Concerns (see below) �'�4 . iQ � S � �� t �bd Lam. o�- ✓� � b • yy "TO �lov a� Vc�oc.d�,�aw w�� , Lo sc L t o us ? h c( __(( wI oat �� c-�c l . Co o au� V" 100 &Pc-s r Date: Si at elf• IZ- lZ-?l CHECK IF REVISIONS REQUIREfP ❑ d PLAT ❑ SITE ❑ LANDSCAPE ❑ UTILITY PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOY 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6751 1 46 t4vorj� -,c� �r- Co-� '4� �ow cio �il�cl{ 5 7"�vU-+� c�a.�✓�r` ��ic w��l %�c Cakol ��-� �l�t�csw�? �avu�5 Of `t`�c5 �eXl . u�Y �c- `tU� 4u 5 Qn(c 16ucJuC�2 �`• 1 �ow oak � �GFe.e�L�� VNj'� NNo� y{n€, JeStd�tu� a�( `k� G�� W�e�- '�J� �'eJo�i�e✓1 �fw� w��1 `H�y �-Jnwl� .�coi;r�:u . BUJ itl� �� 'f�l,�'�1 m( �-eu�el�t.�j`f�- exY&C� awSVLl�SC of fir. �»vuge. 5 Wlcu.N w k 11 bt � ( 5? r�) No Text PROJECT �,ryof� COMMENT SHEET DATE: 3 Dec 91 DEPARTMENT: ^�;iirl�arU ITEM: 10-91B KlNICKERS (Louden Creek Golf Course) Please respond to this project by Friday, December 13, 1991 Planner: Steve Olt No Problems Problems or Concerns (see below) �1ze 'Caiv Gt Jr� Q wG/o� d CLndJ �✓iv�u�- deL7119 AZU'l-Z l61en hy4l Al2 w' f�i-o �. d� r��e iCf. �io�Q, l-� Qdr � tvfi� �o ado;• �tc�� - 7�l dY1 !Q Aq -�'��•i9e�-ed a� Date: /z/Signature: ��✓� � CHECK IF REVISIONS REQUIRED: PLAT Ezr SITE LANDSCAPE UTILITY PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 - iz,av v� Xh v. /qd 1, 4 ,4,/- >Vtl TinzAi-�