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HomeMy WebLinkAboutRIVERSIDE COMMERCIAL - PDP/FDP - 9-07/A - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWStormwater Contact Info: Glen Schlueter, 221-6065, gschluetertWfcgov.com 1. This site is in the Spring Creek drainage basin where the new development fee is $3, 070.00/acre which it is subject to the runoff coefficient reduction. This fee is to be paid at the time a building permit is issued. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. See Engineering plans prepared by Northstar Design. 3. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. These are required if there is an increase in imperviousness greater than 1, 000 square feet. 1f there is less than 1, 000 but more than 350 square feet of new imperviousness a site grading plan is all that is required. On site detention provided. See Engineering plans prepared by Northstar Design. 4. The biggest drainage issue was the drainage system outfall. There is presently a combination of different types of open swa/es that drain the properties to the north so there may be easements already dedicated to the City. The condition of the swale was improved on the properties to the north so the increased volume of runoff can be safely conveyed to the pipe under the railroad. The outfall swale has existed for more than eighteen years uninterrupted, so it probably could be proved to exist by prescriptive right. Additional offsite easements are not required unless the applicant installs a pipe to the north as was proposed at the conceptual review meeting. See Engineering plans prepared by Northstar Design. Natural Resources Contact Info: Dana Leavitt, 224-6143, dleaviwcgov.com 1. The ponds that drainage from these sites drains to is a City -owned Natural Area and if an easement is needed, the request would need to go through the City Council. Glen Schlueter thinks that there is already an easement and offered to do some research and documentation gathering on this issue. Please contact him to follow UP. Our understanding is that no easement will be necessary for drainage from this property. Light and Power Contact Info: Janet McTague, 221-6700, jmctague@fcgov.com 1. Existing service is available at the northwest comer of your property. 2. The transformer location will need to be coordinated between the applicant and the City. It needs to be within 10' of pavement. An access easement may be required depending on where it is placed. 3. Regular capacity charges and services fees will be billed once all of the electrical services are coordinated. Single phase electrical service is planned for this project. Water! Wastewater Contact Info: Roger Buffington, 221-6854, rbuffingtonirafcgov.com 1. There is an existing 18" sanitary sewer in Riverside. There is a 12" water main in Riverside. 2. If services have been stubbed into the property, you'll need to fie in at those stubs. 2. Water rights and development fees will be due prior to the issuance of building permits. 3. Water conservation standards apply to this project. New water and sewer services to the property will be taken from the existing mains in Riverside. All utilities will be designed and installed per city requirements. All fees will be paid when building permit is issued. Poudre Fire Authority Contact Info: Carte Dann, 221-6570, cdannCabfcgov.com 1. All buildings must be within 300 feet of a fin: hydrant capable of delivering 1, 500 gallons per minute. Two new hydrants will be installed on site to provide necessary coverage. 2. All portions of all buildings must be within 150 feet of the fire lane as measured "as the hose lays." 3. The two office buildings must be equipped with an automatic fire extinguishing system or fire -contained such that no interior space exceeds 5, 000 square feet. Office buildings will be constructed in 3,000 sq. ft. areas so a sprinkler system will not be necessary. - 4. The security gate for the enclosed mini -storage must be operable by the Poudre Fin: Authority by a punch key code, Opticon signal device, or Knox Lock. A know boa will be installed at the entry gates to allow fire department entry. 5. The rental contract for the mini -storage units must state that storage of hazardous materials is prohibited. Storage of hazardous materials, fabrication or assembly shall be prohibited on this property. Engineering Contact Info: Randy Maitland, 221-6605, ffnaWand@fcgov.com 1. Larimer County Road Impact Fees and a Street Overs¢ing Fee for Fort Collins will apply. Fees varyby use. You may contact Matt Baker at (970) 224-6605 for an updated estimate of the fees. Fees will be paid at issuance of building permit. 2. A Traffic Impact Study will need to be submitted for this project. The applicant will need to contact Eric Bracke at (970) 224-6062 for a scoping meeting. TIS included for review. 3. Right-of-way dedications for streets and utility easements will need to be made for this project. Riverside is a 4 lane arterial and the ROW is 115' total (dedicate 57.5' to the centerline of Riverside). The standard utility easement width for Riverside is 15'. This is the same requirement placed on the Rivendell School south of this property. 17.5' of additional ROW provided along Riverside Avenue. See included documentation. 4. A detached 6' wide sidewalk will be required, to be placed such that the back of walk is aligned with the new right-of-way dedication. The existing 4' attached sidewalk will be widened to 8' as allowed per LUC. 5. Any public improvements must be made according to the Larimer County Urban Area Street Standards. Only public improvements to be made is widening of the existing attached sidewalk. All other existing improvements will remain. 6. Utility plans, a development agreement, and a development construction permit will need to be prepared for this project. 7. Please verify the access point for the site with Traffic Engineering and the Lanmer County Urban Area Street Standards. Existing driveway approach near center of property shall remain. 8. If there are any overhead utilities, you are responsible for placing them underground. Transportation Planning ` Contact Info: Dave Averill, 416-2643, daverill@fcgov.com 1. A connecting walkway will be required from the 6 foot detached walk to the front door. The connecting walkway may not cross a dove aisle. A connecting sidewalk has been provided from each office building to the public sidewalk. 2. Given your proximity to the school, which is an intensive pedestrian zone, please coordinate the sidewalks with the Rivendell School to meet the pedestrian level of service, the school is also planning some work right now Existing attached sidewalk will be widened to 8' to provide pedestrian access across the site. 3. Any walkway in front of a parking stall must be a minimum of 6 feet wide. CONCEPTUAL REVIEW RESPONSE LETTER RIVERSIDE COMMERCIAL 1640 RIVERSIDE AVENUE May 2 2007 When developing your plans, pay particular attention to the following sections of the Code: • 3.21. Landscaping and Tree Protection: you'll need to provide street trees, landscape areas, parking lot perimeter and interior landscaping, screening for any parking facing Riverside or the property lines, water conservation and sight distance triangles at the access to Riverside. Street trees, landscape areas and interior landscape areas provided per LUC. • 3.21 Screening: Landscaping and building elements shall be used to screen areas of low visual interest Office buildings, landscaping and fencing used to screen storage units on easterly portion of property. 3.2.2 Access, Circulation and Parking. Connecting walkways between the office entrances and the public sidewalk will be required. Bike racks at each office entry will also be required. The parking maximum for general office is 3.00 spaces per 1,000 square feet of gross leasable area with a provision for a 20% increase due to no on -street parking on Riverside Drive. There are provisions that allow additional parking based on unique circumstances. There is also a requirement for handicap accessible parking spaces one of which would need to be van accessible. Sidewalk connection from each office building to street sidewalk provided. Bike racks provided near each office building entry. Parking maximum for (2) 6,000 sf buildings is 36 spaces, this proposal includes 28 spaces, two of which are handicap, van accessible. • 3.24 Site Lighting: Lighting levels for this project should not exceed 1 footcandle for the building surrounds and parking areas, and a maximum of 5 foolcandles for loading and unloading platforms. Use sharp cut off fixtures to avoid spilling onto neighboring parcels. Light fixtures are down directional and either pole or building mounted. Lighting levels shall comply with LUC. • 4.23 (D) industrial District Land Use Standards: The two office buildings are hero -story, which complies with the maximum allowable height of 4 stories. • 4.23 (E) General Development Standards: • Since the project abuts a 4 lane arterial, the two office buildings must abut a minimum 30-foot deep landscaped yard for at least 30% of the buOing frontage. The buildings will need to be neutral in color in a medium to dark color range. Do not use white, bright or reflective colors. Office buildings are set back 30' from the new Riverside Avenue ROW for their entire west side. Building facing to consist of integrally colored split face masonry, tan color, with stucco and vertical metal siding, tan color. Roof material shall be heavy profile asphalt shingles, dark brown color.