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Home My WebLink AboutRIVERSIDE JUNCTION PUD PRELIMINARY AND FINAL - 13 92 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSRobb, Brenner a relig, Inc. 125 South Howes • Suite 880 • P 0. Box , Fort Collins, CO 80522 • (303) 484-0117 Architecture Planning Interior Design RB+B April 1, 1992 Sherry Albertson -Clark Planning Department City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: Riverside Junction Parking PUD Dear Sherry, The following items are a response to your comments on the above referenced project of your letter dated March 18, 1992. These responses are numbered respectively to your comments of the above stated letter. 1. The water and sewer utility comments are reflected in the Utility Plans. No new water tap will be necessary for irrigation as we will be tapping off the existing building. 2. The telephone terminal is shown relocated on the revised drawings. 3. Six foot utility easements have been added on the revised drawings. The hospital is also aware that Light and Power development charges apply. We have been in contact with Doug Martine on this matter. 4. The revised drawings indicate a 6' concrete paved sidewalk adjacent to the north parking line of our parking lot that accesses the School District's property at their east boundary, (our west boundary). We will be coordinating with the School District to get their input in regards to how this connection will function directly into their playground. 5. The sidewalk oriented east/west in the parking lot will be increased to 6' wide. 6A. All existing trees will be pruned to Forestry Standards. 6B. The note will be changed accordingly. Robb, Brenner a elig, Inc. 6C. Location of the Junipers will be studied and revised to reflect proper visibility. 6D. The size of existing vegetation is indicated on revised landscape plan. 6E. The landscaping along the south property line has been re- studied and the changes are reflected in the revised landscape plan. Also, a landscape cross section through the said landscaped area at the south property line is enclosed. 6F. The proposed 6' fence will be a double sided board on board as detailed on the revised landscape plan. 6G. We have reviewed your request to close the center aisle of parking and thus increase the island and landscaping along the east part of the parking lot. This change would necessitate an existing parking lot circulation drive going north/south and thus would reduce our number of parking spaces by approximately 16. We feel we can provide appropriate landscaping in the existing islands as shown. Any existing landscaping that exists in the parking drives will be relocated to other parts of the site. 7. The adjacent existing land uses are noted on the revised site plan. 8. The area discussed south of proposed fence at present is in a state of no maintenance. Natural grasses and trees are relatively unpruned and uncared for in and at the foot of the irrigation ditch. The ditch itself is maintained by Emigh Ditch Company which basically only cleans out trash and makes sure that water flows properly. We would propose a combination of an edging and gravel mulch with densely spaced upright Pinon Pines. The hospital will maintain the area from the foot of the ditch north to the fence line. 9. The existing zoning "NCL" is shown on the revised site plan. The proposed use of the property is for long-term employee parking. 10. The applicant is very sensitive to the land use stated in the East Side Plan as a "preservation area". The property shown on the PUD is presently under ownership of Mrs. McCurry and the Poudre R-1 School District. The assembledge of this property for the applicants parking use was accomplished by trading Mrs. McCurry's property (leased by Poudre Valley Hospital) going north and south for the north portion of the applicant's parking lot owned by the School District. This refiguration accomplished three things: Robb, Brenner a �alig, Inc. A. Moved the parking much farther north and away from the residential structures off of Elizabeth (the parking lot is approximately 300' from the nearest structure on Elizabeth). B. It allowed the School District to have a playground which was proportionally more conducive to playground apparatus. Without the refiguration the School District's buildings would have been 12' from the property line. C. It made a much more efficient parking area which allowed a more generous proportion of landscaping. Reference the following: Parking and Drives 35,028 sq. ft. = 54% Walks 1,396 sq. ft. = 2% Islands 2,204 sq. ft. = 3% Perimeter Landscaping 26,948 sq. ft. = 41% The applicant has worked to make the parking lot meet the intent of the "preservation area" defined in the East Side Plan. Particular attention was given aesthetically to create a better visual impact to the adjacent neighborhood south of the proposed PUD. This was accomplished by having a 28' landscaped set back from the south property line with additional upright plantings, complimenting the already rather densely spaced existing Elm trees. The 6' board on board fence was located 5' south of the curb of the parking lot allowing the new landscaping to be better appreciated by the adjoining properties. In developing the parking lot use for this property the applicant worked with the School District and the City in Master Planning the adjacent parcels of land. The East Side Plan addresses the parcel north of the proposed PUD to be that of a Neighborhood Park. This plan also indicates a future circulation tie between Laurel Street and Pennock Place. The applicant presented a plan at the neighborhood meeting showing that particular area developed as a future park with the Laurel Street link in place. This requires Poudre Valley Hospital to dedicate a portion of this property at the northeast corner to complete the right of way link to Pennock Place. The proposed PUD will accommodate this necessary dedication. The Master Planning process also identified an important secondary function of providing parking for the adjacent properties. With the development of a future park immediately north of the proposed PUD the applicant feels that on week -ends and in the evenings that the parking lot may also be used by visitors to the park and thus not create the need for another large parking lot in the park area. This shared use could potentially also expand to accommodate night time meetings at Laurel School where neighbors expressed concerns about parking overflowing into the neighborhood at nightly Robb, Brenner a. elig, Inc. functions. This cross -sharing of parking for both the School District and the Park and Recreation Department acts as an accessory use to the allowed recreational use or School District use in the preservation area. In summary, we feel the proposed PUD which is on the fringe of the shopping center, works in harmony with Laurel School and the future park and works to meet the intent of "Preservation Area". We further feel with the large expanse of landscaping on the south, this project will compliment any adjacent development approved in the east side plan for the adjacent parcels of land. 11. The lighting in the parking lot will consist of low 15' high light poles with down directional light with cut off angles so that light will not spill beyond the property line. 12. We are waiting for direction from the City on this. 13. Storm Water comments have been addressed and are indicated in the revised report and drainage study. This concludes our response to your comments of your March 18th letter. Please let us know if you have any other concerns. Sincerely, G org A. Brelig, I ice President GAB/lk cc: Phil Robinson Gunther Seligmann