HomeMy WebLinkAboutFOSSIL CREEK OFFICE PARK WEST PUD PRELIMINARY - 52 91C - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommi ly Planning and Environmental !rvices
Current Planning
February 16, 1996
John Prouty
Lagunitas Company
3307 South College Avenue, Suite 200
Fort Collins, CO 80525
Dear John,
Staff has reviewed your documents for the Fossil Creek Office Park West P.U.D., Preliminary that
were submitted January 22, 1995, and would like to offer the following comments:
1. The Zoning Department offers the following comments:
a. Please provide a statistical breakdown on the Site Plan of the number of parking
spaces being provided.
b. Please show parking lot and space dimensions.
C. Please show building envelope dimensions and the distances of the envelopes from the
property lines.
d. Stairways must be within the building envelopes.
2. The Building Inspections Department offers-the-following.comments:
The site shall be accessible to persons with disabilities in accordance with Uniform Building
Code Section 3103 and UBC Appendix Section 3106. Provide a designated and marked
accessible route of travel between all of the buildings on the site and building exits and
entrances and the public way (public sidewalk). Accessible routes shall comply with ANSI
Al 17.1-1992 with running slopes no greater than 1:20 and cross slopes no steeper than 1:50.
Where routes cross lanes for vehicle traffic they shall be designated and marked as a cross
walk Provide parking and signs per Appendix Section 3107. Parking and access aisles shall
comply with ANSI Al17.1-1992 with slopes no greater than 1:50 in any direction.
Accessible parking spaces as required by UBC Table A31A must be located on each lot.
3. The Mapping Department requests that a Plat of the property be submitted with the plan
revisions.
281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002
Provide all necessary details required for a drainage plan. These details include: drainage
basins, concentration points, Q 10, Q 100, etc. Also provide a drainage summary table.
The proposed timber walls along the east and west side of the property are not acceptable.
The walls are not compatible with the surrounding area. All proposed grades must tie in
to existing off -site grades. There are locations where concentrated flow must over top the
wall. This concept will present numerous maintenance problems and must be avoid.
The capacity of the existing culvert under Cameron Drive must be verified.
There are locations along the south end of the site where. developed flows will be released
to the existing off -site swale. What is the flow path of this swale? Is the swale within an
existing drainage easement or right-of-way? The capacity of the existing swale must be
verified. Please show more details of the swale and the outfall points from this site.
Erosion protection at these locations may be needed. What is the Q100 entering this
swale from off-site,areas?
Please provide cross -sections for the swales between buildings 17, 18, and 19. These two
swales must be within dedicated drainage easements. Provide drainage easements for the
swales by separate document.
The Colorado Southern Railroad right-of-way must be shown on the plans. Will there be
any grading within the R.O.W.? Signature from Colorado Southern is needed.
An erosion control plan and report is needed. Show all necessary erosion control
measures, schedules, and reseeding notes. Specific measures should be installed to protect
the existing natural areas.
Please refer to the redlined report and plans for additional review comments.
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4. The Poudre Fire Authority states that a second point of access to the property is required.
It is not clear at this time, how this will occur. If a secondary point of access is not provided,
all buildings greater than 660' from the frontage road along South College Avenue must be
fire sprinklered. Please refer to All -Development Criteria A-2.5 "Emergency Access".
5. U S WEST states that:
"Review of these plans should not be construed as a commitment that telephone facilities
sufficient to serve this project are presently available. US WEST will provide telephone
service in accordance with the rates and tariffs on file with the Colorado Public Utilities
Commission.
The owner is responsible for provision of all conduit, ditch crossings, and street crossings for
telephone facilities within the project. The owner also provides terminal room space (usually
8' x 4) and power for the main terminal at one building on each property, generally in a utility
room. The owner's vendor provides all facilities beyond the main terminal to each building
and living unit. Many vendors, including U S WEST, are available to install the facilities
beyond the main terminal. Contact the U S WEST engineer for conduit specifications for the
main telephone entrance cable.
Any relocation of existing telephone facilities required by these plans will be paid for by the
developer."
6. The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have
reviewed the proposed project and state that the drawings are to be corrected to satisfy
current District design criteria and specifications, at a minimum.
7. The Planning Objectives state that the proposed project "B. Promotes alternative
transportation modes - transportation to these centrally located office uses is more likely to
be bus or bicycle'; and "C. Promotes use of mass transit - bus stop nearby on College
Avenue." However, TRANSFORT has indicated that the nearest bus stops are at the
northeast comer of S. College Avenue at Harmony (northbound); at the southwest comer of
W. Harmony and Mason (eastbound); and at the northwest comer of W. Harmony and Mason
(westbound). Each of these stops is more than half -mile away, with no direct access.
8. The Natural Resources Department stated that it appears that buildings/lots 20 and 21 are
adequately positioned, however, a more environmentally sensitive approach for the remainder
of the lots need to be discussed with City staff. Please refer to the Planning Department's
comment regarding All -Development Criteria.
9. Comments from the Engineering Department are attached.
10. Comments from the Stormwater Utility are attached.
11. The Planning Department offers the following comments:
POINT CHART:
a. Criterion 2f of the Business Service Uses Point Chart asks: "Is there direct vehicular
and pedestrian access between on -site parking areas and adjacent existing or future
off -site parking areas which contain more than ten (10) spaces?" Please provide
documentation which shows the location of the existing or future off -site parking
areas and agreements which allow direct access to and use of off -site parking areas.
b. Based upon the information that was submitted, Staff is only able to justify 22 points
on the Business Service Uses Point Chart. The applicant must either provide
documentation to justify 6 points for joint parking; or gain a minimum of 2 points for
Energy Conservation (and thus claim that joint parking is not -applicable) to achieve
50% of the maximum applicable points of the Business Service Uses Point Chart.
If the project is unable to achieve 50% of the maximum applicable points, the
applicant must submit a request and justification for a variance.
ALL -DEVELOPMENT CRITERIA:
Staff is concerned that the proposed development as currently designed, does not adequately
address All -Development Criteria A 2.2, A 2.3, A 2.4, A 2.5, A-2.6, and A-2.13. A separate
meeting with the Planning and Natural Resources Departments should be scheduled as soon
as possible to discuss these concerns.
SITE PLAN:
a. Please revise the title of the Site Plan to state "Fossil Creek Office Park West P.U.D.,
Preliminary."
P.U.D. anoroval is
and a Final P.U.D. submitted, a separate building elevation sheet
required. The plans will need to be renumbered again.)
C. Please revise General Note #3 to state: "Maximum building height is 30'. (Buildings
are two-story with basements.)„
d. Please revise General Note #4 to state: "Existing zoning is B-P, Planned Business
with a P.U.D. condition."
e. Please revise General Note #9 to state: "All mechanical equipment to be within the
building or completely enclosed and screened from the public view."
f. Please revise General Note #10 to state: "This property is located in the Residential
Neighborhood Sign District. The location of all flush wall signs is to be reviewed by
the Planning and Zoning Board. All other aspects of signage for the development
must comply with the requirements of Chapter 29, Article IV of the City Code (the
Sign Code)."
g. Please delete General Note #14.
h. Please label the scale of the Vicinity Map.
i. Please revise the boundary of the site on the Vicinity Map to adequately reflect the
P.U.D. boundary.
j. If there are multiple owners of the buildings/lots this should be reflected in the
Owner's Certification.
k. Please add the legal description of this P.U.D. to the Site Plan.
1. Please revise the label ofthe adjacent Fossil Creek office park to state: "Fossil Creek
Office Park East P.U.D."
in. There must be at least 40' of distance from the public right-of-way to the first parking
stalls of the parking lots.
n. Please revise the design of parking the parking lots to avoid backing conflicts.
o. Additional bike racks are needed (one per building should be provided).
LANDSCAPE PLAN:
a. 6% interior parking lot landscaping must be provided as well as landscaping adequate
to screen parked cars from the public right of way.
b. Foundation plantings are also needed around each of the proposed office buildings.
c. Street trees are needed along Cameron Drive.
d. Trash enclosures must be enclosed with a fence/gate and screened by landscaping.
e. Please add a note which states: "Developer to ensure that the landscape plan is
coordinated with the plans done by other consultants so that the proposed grading,
storm drainage, or other construction does not conflict nor preclude installation and
maintenance of landscape elements on this plan."
f. Please add a note which states: "Existing trees to be saved should.;beimarked with
prominent identification where tree trunks are, apt to be damaged, they should be
protected with metal posts and snow fence." (Also add this note to the utility plans.)
g. Please add a note which states: "Heavy equipment should not be allowed to compact
over the soil over the root zone of existing trees." (Also add this note to the utility
plans.)
h. Please add a note which states: "Avoid cutting of surface roots wherever possible.
Sidewalks and paving levels should be contoured sufficiently to avoid such cutting."
(Also add this note to the utility plans.)
i. Please add a note which states: "Root cuts from excavations should be done rapidly.
Smooth flush cuts should be made. Bacldill before the roots have a chance to dry out
and water the tree immediately." (Also add this note to the utility plans.)
This completes the review comments at this time. Additional comments may be forthcoming as the
various departments and reviewing agencies continue -to review this request. As per the applicant's
request, this proposal has been continued to the April 22, 1996 Planning and Zoning Board
hearing.
Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the
April 22, 1996 Planning and Zoning Board hearing:
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Plan revisions are due by 12:00 noon on April 3, 1996. Please contact me for the number of
folded revisions required for each document.
PMT's, renderings, and 8 folded copies of final revisions are due by 12:00 noon on April 15
1996.
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Please contact me at 221-6206 if you have any questions or concerns related to these comments. I
would like to schedule a meeting with you as soon as possible, if necessary, to discuss these
comments.
Sincerely,
Michael Ludwig
Project Planner
xc: Kerrie Ashbeck
Stormwater Utility
Lfile/1?ioje¢t-Planner-
Citv of Fort Collins
Current Planning
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Problems or Conce:ns (see below or attacned)
FOSSIL CREEK OFFICE PARK WEST P.U.D. - Prelim
SITE PLAN:
❖ Alvorada Drive must end in a permanent cul-de-sac (on -site or off -site) if the
property to the south is acquired by the City for open space/natural area.
Otherwise, a temporary turnaround must be constructed (on -site or off -site).
A permanent cul-de-sac requires dedication of r.o.w. and utility
easements for a standard City cul-de-sac. A temporary cul-de-sac
easement has been platted with the original plat.. If a temporary cul-de-
sac is constructed on -site, it must be paved. If a temporary cul-de-sac
easement is provided off -site, the cul-de-sac-can be road base.
+ Another option, if the City acquires the property to the south for open
space/natural area, would be to vacate the r.o.w. for Alvorada Court back to
Cameron Drive. The lots south of Cameron Drive could be accessed by a
private access drive. In addition, if the owner(s) want to, the lots could be
replatted into a different configuration. -... .
Date: `� ��� Signature. -
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❖ Sidewalks must be provided on both sides of all public streets being completed
or constructed with this P.U.D. and access ramps must be constructed at
intersections and driveways.
UTILITY PLANS
•� The Natural Resources Department is concerned about the impacts of the
proposed grading of the lots adjacent to the ravine as well as the disturbance
caused by construction and grading for Cameron Drive crossing that area. The -
Developer needs to meet with Natural Resources staff to discuss this. The
grading and drainage plans may be affected and other information such as limits
of construction and a mitigation plan may be necessary for final P.U.D. submittal.
4# From the Engineering Department's standpoint, the plans are O.K. for a
preliminary. However, Natural Resources and the Developer/Owner(s) need to
discuss if the City is definitely purchasing the parcel to the south all the way to
the south property line of this P.U.D. If so, prior to the preliminary P & Z hearing,
the developer needs to decide which option, permanent cul-de-sac or private
drive access, he will be pursuing with the final P.U.D. and show this on the
revised site plan. The following comments can be addressed with the final
P.U.D. utility plans:
1/6: General notes need to include those for the FCLWD/SFCSD
2/6: If a permanent cul-de-sac is to be constructed at Alvorada Drive then original,
executed deeds of dedication for the permanent r.o.w. and utility easements
around the cul-de-sac must be provided prior to final Planning and Zoning Board
hearing.
- If the City acquires the property to the south and the Developer chooses
to vacate the r.o.w. for Alvorada Court, the vacation requires 2 readings
by the City Council of an Ordinance to vacate the r.o.w. The 1st reading
would need to occur prior to the P & Z hearing for the final P.U.D. Staff
will coordinate the timing of this with the Developer if he chooses this
option.
3/6: Same comments regarding Alvorada Court and construction of sidewalks and
ramps as described above.
Show and/or label more clearly the start of new construction with this P.U.D. arid'
define the limits of work being completed with this project.
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Current approvals from the water and sanitation District will need to be obtained
prior to submitting mylars to the City for approval.
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4/6: Same comments as 3/6
5/6: Need to complete the design of the public streets to current City standards,
define the limits of new construction, show plan view for street construction with
stationing, curve data, spot elevations, Some of this information is on grading
plan but need to provide a street design with final P.U.D.
2% grade in cul-de-sacs or justify a variance and submit a variance request.
6/6 No comments
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The submitted drainage report and utility plans are not complete for a comprehensive
review. Please provide further details and discussion of the downstream impacts due to
the development of phase 2. Due to the incompleteness of this submittal, the Fossil Creek
Office ParkPUD is off the March Planning and Zoning Agenda. The following
comments are from a review of the provided design details. Further comments may arise
once all the necessary details are provided.
The release of developed flows from this site must be followed to the ultimate outfall point
address the water quality issues of developed runoff entering the existing natural areas.
Please provide further details of the existing ponds. The report states that these will be
used as detention ponds. Please show the location of the outlets. The 100-year water
surface elevation of the ponds should be calculated for the developed condition of phase 22.
The 100-year water surface elevation of the ponds should be shown on sheet 4 of the
Daotility plans. a-- / G - q& . Signature: -
CHECK IF YOU WISH TO RECEIVE Q PLAT CC,' kerri P ATA {mot
COPIES OF REVISIONS Q SiTE`
Q LANDSCAPE Sim rAva<
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