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Home My WebLink AboutMOUNTAIN VIEW COMMUNITY CHURCH - PDP200008 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTMODIFICATION REQUEST #1 The requirement for a connection from the main entrance to public ROW is found throughout several code sections. City Staff has identified the following sections as containing this requirement. LUC 3.5.3(C)(1): Where complete separation of pedestrians and vehicles and bicycles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, raised surfaces, pavement marking, signs or striping, bollards, median refuge areas, traffic calming features, landscaping, lighting or other means to clearly delineate pedestrian areas, for both day and night use. LUC 3.2.2(5)(a): Directness and Continuity. Walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Walkways shall be unobstructed by vertical curbs, stairs, raised landscape islands, utility appurtenances or other elements that restrict access and shall link street sidewalks with building entries through parking lots. Such walkways shall be raised or enhanced with a paved surface not less than six (6) feet in width. Drive aisles leading to main entrances shall have walkways on both sides of the drive aisle. LUC 3.2.2(C)(6): Direct On-Site Access to Pedestrian and Bicycle Destinations. The on-site pedestrian and bicycle circulation system must be designed to provide, or allow for, direct connections to major pedestrian and bicycle destinations including, but not limited to, trails, parks, schools, Neighborhood Centers, Neighborhood Commercial Districts and transit stops that are located either within the development or adjacent to the development as required, to the maximum extent feasible. The on-site pedestrian and bicycle circulation system must also provide, or allow for, on-site connections to existing or planned off-site pedestrian and bicycle facilities at points necessary to provide direct and convenient pedestrian and bicycle travel from the development to major pedestrian destinations located within the neighborhood. In order to provide direct pedestrian connections to these destinations, additional sidewalks or walkways not associated with a street, or the extension of street sidewalks, such as from the end of a cul-de-sac, or other walkways within the development, to another street or walkway, may be required as necessary to provide for safety, efficiency and convenience for bicycles and pedestrians both within the development and to and from surrounding areas. LUC 3.2.2(C)(7): Off-Site Access to Pedestrian and Bicycle Destinations. Off-site pedestrian or bicycle facility improvements may be required in order to comply with the requirements of Section 3.2.2(E)(1) (Parking Lot Layout), Section 3.6.4 (Transportation Level of Service Requirements), or as necessary to provide for safety, efficiency and convenience for bicycles and pedestrians both within the development and to and from surrounding areas. MODIFICATION JUSTIFICATION: by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner’s ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; The applicant and place of worship owner requested an access easement for installing a sidewalk connection to E Prospect Road as shown in the attached sheets. This request was denied by the property owner of the parcel tot he south. There are not any other viable options that would create a safe and intuitive connection from Prospect as noted the email response and attached images. MODIFICATION REQUESTED: No direct R.O.W. sidewalk connection provided to public ROW. Additional pedestrian routes on the site have been provided to improve circulation and safety for users across the property along the entire south side of the building for pedestrians moving from the west to east. Additionally, a sidewalk connection to the trail spur has been added to facilitate bike and pedestrians that are coming from and accessing the Spring Creek Trail. Modification Requests MOUNTAIN VIEW COMMUNITY CHURCH UP UP UP 500 YEAR FLOODPLAIN 100 YEAR FLOODPLAIN FLOODWAY SPRING CREEK SPRING CREEK TRAIL WATER EDGE EXISTING WETLAND BOUNDARY 100' SPRING CREEK/WETLAND BUFFER MOUNTAIN SAGE SCHOOL EXISTING PARKING LOT AND PLAYGROUND EAST PROSPECT ROAD MOUNTAIN VIEW CHURCH BUILDING TRI-LIFE CATTAIL CHORUS NATURAL AREA NEW SIDEWALK CONNECTION TO EAST PROSPECT ROAD R.O.W. SIDEWALK 20'-0" ACCESS EASEMENT 6'-0" ACCESS EASEMENT 4" CONCRETE, SAWCUT JOINTS, STANDARD GRAY, MEDIUM BROOM FINISH CRUSHED LIMESTONE PAVEMENT PROPERTY LINE EASEMENT FLOODWAY 100 YEAR FLOODPLAIN 500 YEAR FLOODPLAIN WATER EDGE WETLAND BOUNDARY 100' SPRING CREEK/WETLAND BUFFER CONCRETE EDGER BIKE RACK PATIO TABLE WALL MOUNT, POLE LIGHT EXISTING TREES EXISTING SHRUBS SITE LEGEND: 30' 0 15' 30' 60' N O R T H Sheet Sheet Name Checked By: Drawn By: Date: CR SL From: Shelley Lamastra <slamastra@russellmillsstudios.com> Subject: Re: Question about our project in the Seven Lakes Business Park Date: April 17, 2020 at 9:15:29 AM MDT To: Jason McConahy <jason@mvcchurch.org> Cc: Jesse Struckhoff <jstruckhoff@orthohealth.com> Hi Jesse, I appreciate you taking the time to review the materials and request that we submitted to you for the pedestrian connection to right-of-way. We have explored other possible connection on the east side of the drive and have determined along with City staff that we could not use that as a viable route due to existing trees along the street that are much closer to the ﬂowline on this side than the west side. City forestry would not support the excavation for a sidewalk due to the damage that would be caused to the root zone for the concrete excavation. Additionally, there are several existing utility infrastructure at both the north and south end of the drive on this side that would prevent a sidewalk and ramps from being installed. (Please see attached photos). And last the connection to the main entrance of the building would be less ideal as is crosses more trafﬁc lanes and would have to utilize the parking island as a walkway which would remove parking lot landscaping that is required per land use code. We also explored a connection utilizing the sidewalk in front of the Mountain Sage School. However, the sidewalk connection woudl be impossible due to two rows of 6’ cedar fencing as well as grade changes to the south of the building. Anytime a property is developed it is required to meet all Land Use Code requirements, one of which is connection to the public right-of-way. (LUC 3.2.2(5) (a), LUC 3.2.2(C)(7), LUC LUC 3.2.2(C)(6), LUC 3.5.3(C)(1).) We appreciate your willingness to look at this and review the information. We would be happy to continue discussions if you feel they are warranted. Thank you again for your time. Best regards, Shelley La Mastra, RLA Senior Landscape Architect 506 S College Ave, Unit A Fort Collins, CO, 80524 visit russellmillsstudios.com O 970.484.8855 D 970.682.6004 M 970.412.3474 On Apr 8, 2020, at 3:28 PM, Jason McConahy <jason@mvcchurch.org> wrote: Thanks for getting back to us Jesse. We’ll take a look at this. Jason On Apr 8, 2020, at 12:27 PM, Jesse Struckhoff <jstruckhoff@orthohealth.com> wrote: Hello Jason, We have reviewed your request. Due to the need to remain ﬂexible with the use of our land, we would not support an easement as it will run with the land. In addition, it would have an impact on our current tenant and would be subject to their approval. However, an option may exist on the east side of the drive. I understand 7 lakes owns approx. 15 feet of land running along the east side of the drive. This may be an option to pursue through the association. Thank you, Jesse Struckhoff, CHFM, PMP Director of Property Management Services Main: (970) 493-0112 | Direct: (970) 419-7006 <image001.png> 3 Colorado Locations: 2500 East Prospect Rd. 3470 East 15th St. 1900 16th St., 3rd Floor Ft. Collins, CO 80525 Loveland, CO 80538 Greeley, CO 80631 From: Jason McConahy [mailto:jason@mvcchurch.org] Sent: Thursday, April 02, 2020 2:50 PM To: Jesse Struckhoff Cc: Shelley Lamastra Subject: Re: Question about our project in the Seven Lakes Business Park Jesse, no worries. Thanks for the reply. I’m sure thinks are pretty hectic for you all right now. Jason On Apr 2, 2020, at 1:43 PM, Jesse Struckhoff <jstruckhoff@orthohealth.com> wrote: Hello Jason, Wanted to let you know I am not ignoring your email :) . I am reviewing your request and will be in touch next week. Thank you! Jesse Struckhoff, CHFM, PMP Director of Property Management Services Main: (970) 493-0112 | Direct: (970) 419-7006 3 Colorado Locations: 2500 East Prospect Rd. 3470 East 15th St. 1900 16th St., 3rd Floor Ft. Collins, CO 80525 Loveland, CO 80538 Greeley, CO 80631 -----Original Message----- From: Jason McConahy [mailto:jason@mvcchurch.org] Sent: Tuesday, March 31, 2020 12:58 PM To: Jesse Struckhoff Cc: Shelley Lamastra Subject: Question about our project in the Seven Lakes Business Park Hi Jesse, Last year about this time you were working with me on our “parking agreement” as we we seeking to purchase the building that Niner currently occupies in the business park. Thank you for your partnership in that. It was very helpful. We are currently in the design stage for renovating the property, and will be entering into the zoning and entitlement process over the next several months. One of the items we need to provide is pedestrian access all the way to our building from Prospect Rd (to meet updated code requirements since the business park was originally developed). The most logical place to run the sidewalk would be along the property you own on the west side of the entrance road (the property that the school leases from you with the playground on it). Please see the attached plan from our landscape architect. This would require an access easement to be dedicated on your property. We wanted to reach out and begin the dialogue about this. (I have cc’d our landscape architect on this email so she can help answer questions you might have) Ultimately we would need a notarized letter conﬁrming that you would be ok with this. We would fully intend the language to indicate that the church would be responsible for any maintenance and repairs to this access. Could we discuss this at your earliest convenience? Thank you! Jason McConahy Mountain View Community Church 970-219-1081 jason@mvcchurch.org ________________________________ PRIVACY NOTICE This electronic message transmission, including all attachments, contains information which may be proprietary, conﬁdential or privileged. This may also contain member Protected Health Information that cannot be released without authorization from the member. The information is intended to be for the use of the individual or entity named above. If you received this in error or are not the intended recipient, please note that federal law prohibits any disclosure, copying, distribution or use of the contents of this information. If you have received this electronic transmission in error, please notify the sender immediately and destroy all electronic and hard copies of the communication and its attachments. Entrance Drive (North End) - Existing Utility Infrastructure adjacent to flowline as well as existing trees (~6’ from flowline making sidewalk excavation problematic from forestry perspective) prevent sidewalk connection to Prospect R.O.W. Entrance Drive (South End) - Existing Utility Infrastructure adjacent to flowline as well as existing trees (~6’ from flowline making sidewalk excavation problematic from forestry perspective) prevent sidewalk connection to Prospect R.O.W. Prospect Road Prospect Road intersection Modification Requests MOUNTAIN VIEW COMMUNITY CHURCH South side of Mountain Sage Charter School (from Prospect Road- Existing grades and 6’ cedar fence prevent sidewalk connection to public R.O.W. South side of Mountain Sage Charter School (from interior parking lot - double row of 6’ cedar fence prevents sidewalk connection to public R.O.W. Modification Requests MOUNTAIN VIEW COMMUNITY CHURCH 03.24.2020 MOUNTAIN VIEW COMMUNITY CHURCH PRELIMINARY DEVELOPMENT PLAN LS100 OVERALL SITE PLAN UP UP SPRING CREEK TRAIL GE UNDARY 100' SPRING CREEK/WETLAND BUFFER EXISTING PARKING LOT AND PLAYGROUND EAST PROSPECT ROAD UNTAIN VIEW RCH BUILDING TRI-LIFE CATTAIL CHORUS NATURAL AREA NEW SIDEWALK CONNECTION TO EAST PROSPECT ROAD R.O.W. SIDEWALK 20'-0" ACCESS EASEMENT 6'-0" ACCESS EASEMENT Sheet Sheet Name Checked By: Drawn By: Date: CR SL 03.24.2020 MOUNTAIN VIEW COMMUNITY CHURCH PRELIMINARY DEVELOPMENT PLAN LS100 OVERALL SITE PLAN THE FOLLOWING EXHIBIT WAS ATTACHED TO THE EASEMENT REQUEST EMAIL SENT ON MARCH 31, 2020 The area for the easement and associated sidewalk has been highlighted and enlarged for easier reading. Modification Requests MOUNTAIN VIEW COMMUNITY CHURCH