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HomeMy WebLinkAboutALPINE BUSINESS PARK - PDR - 2-07 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW[9/12/06] If there is the possibility that any of the tenants in the rear building will be having outside storage, then the plan needs to show the outdoor storage location, screen materials, etc. If they won't be allowed to have outside storage, then the plan should state that. Response: We specifically will not allow any tenants to have outdoor storage. Number: 19 Created: 9/13/2006 [9/13/06] 6% of the interior of the vehicular use area must be landscape islands. Response: See the site data sheet. Page 13 Response: Acknowledged. Number: 4 Created: 9/8/2006 [9/8/06] Is water/sewer service planned for the industrial building to the west? (Each building must have separate water and sewer services extending from the public mains to the building.) Response: Yes, those services are shown on the plan Number: 5 Created: 9/8/2006 [9/8/06] Development fees and water rights will be due at building permit. Response: Acknowledged. Number: 6 Created: 9/8/2006 [9/8/06] If any utility work is planned in the College R.O.W., a CDOT utility access permit will be needed. Response: Acknowledged. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 15 Created: 9/12/2006 [9/12/06] The property is in the CN zone. All of the uses listed in the applicant's project description are Type 1 uses. However, giving a blanket development approval for all of the uses may present problems with regards to knowing what impacts to mitigate for. For example, an entertainment facility may have far different issues than an office or hair salon. If this is problematic for other departments, then the applicant should pare down the list. Response: We have refined the list of proposed uses. Please see submittal. Number:.16 Created: 9/12/2006 [9/12/06] The only setback standard is the build -to -line standard found in section 3.5.3(B). This will require that the building be setback between 10' and 25' behind the street ROW line along College, and no more than 15' from the ROW line along Alpine. Per 3.5.3(13)(2)(a), the building needs to be pulled to the corner of College and Alpine. There are some exceptions in 3.5.3(13)(2)(d) that might give relief if they are applicable. Response: Please see the site plan and the submitted modification request. Number: 17 Created: 9/12/2006 [9/12/06] There needs to be some assurance that phase 2 will actually happen after the construction of the new bays at the west end of the existing building. The plan should clearly delineate the phases and assurances. Response: See the site plan and site data notes. We are open to including some language in the development agreement to address the assurances. Number: 18 Created: 9/12/2006 Page 12 Response: Acknowledged. 7. Floatable materials are not allowed in the portion of the site that is part of the Poudre River floodplain (equipment rental, overnight vehicle storage, etc.). Trash dumpsters must also be chained down. Response: Acknowledged. 8. A floodplain use permit is required for each building and any site work prior to building permit approval. Each permit is $25. Response: 9. Prior to CO, an as -built FEMA elevation certificate or floodproofing certificate is required. Response: Acknowledged. 10. The floodplain use permit, certification forms, and development review checklists related to floodplain projects can be found on the City's website at hftp://fcgov.com/stormwater/forms.php Response: Acknowledged. 11. The floodplain administrator contact for this project is Marsha Hilmes-Robinson (970) 224-6036. Response: Acknowledged. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 1 Created: 9/8/2006 [9/8/06] Existing mains in the vicinity include an 8-inch water main in east half of College, an 8-inch water main and 21-inch sewer in Alpine and an 8-inch sewer in an easement on the western portion of the lot fronting on College. Response: Acknowledged. Number: 2 Created: 9/8/2006 [9/8/06] Problems have been identified in the sewer that crosses the western part of the lot in the easement. Further evaluation to identify options is planned. Utilities may need to re- route this sewer line. Coordination between the developer and Utilities will be critical as this project moves forward. Response: The current plan shows the existing sanitary line to remain. Number: 3 Created: 9/8/2006 [9/8/06] There are two 3/4-inch water services that serve existing buildings on the site. It appears that these services connect to the main in Alpine. If not used, these services must be abandoned at the main. Page 11 Response: In accordance with a follow-up meeting with Marsha, the FFE's are shown 2' higher than the Poudre River BFE's. 2. Based on the City's 2-foot topo, the site may be higher than the FEMA flood elevations. If the site is higher than the FEMA flood elevations, you could apply to FEMA for a Letter of Map Amendment (LOMA) to remove the property from the 100-year floodplain. An engineer will be required to submit existing topo for the site and then complete the appropriate FEMA forms. Depending on the elevations, the site may still be in the 500-year floodplain. If still in the 500-year floodplain, comment #3 related to critical facilities will still apply, but the rest of the comments will not apply. A LOMA will also remove the mandatory flood insurance purchase requirements. Response: Acknowledged, see submittal 3. Because the Quick Lube is an existing use, it will be considered a grandfathered critical facility. However, any new uses that are proposed that would be critical facilities (uses that store or use hazardous, toxic or water reactive materials, including vehicle servicing, warehouses, etc) would not be allowed. Response: We have done a detailed topographic survey and have discovered that the majority of the site, in particular the building footprints, are actually out of the floodplain. We are in the process of generating an application to FEMA to process a CLOMA to get FEMA to acknowledge that it is not in the floodplain. It is our understanding that once the building footprints are considered by FEMA to be out of the floodplain, then the restriction of critical facilities goes away. Please let us know if that is not the case. 4. Because of the demolition and the reconstruction of the existing Quick Lube, the Quick Lube/Car Wash building would be considered a redevelopment and would be required to have the lowest floor (including basement) and all HVAC and mechanical equipment elevated or floodproofed 18" above the 100-year flood elevation. Response: It is our understanding that once the building footprints are considered by FEMA to be out of the floodplain, then this requirement goes away. Please let us know if that is not the case. 5.. The new light industrial building will be required to have the lowest floor (including basement) and all HVAC and mechanical equipment elevated or floodproofed 18" above the 100-year flood elevation if completely within the Dry Creek floodplain. If any portion of the structure is in the Poudre River floodplain, the industrial building will be required to have the lowest floor (including basement) and all HVAC and mechanical equipment elevated or floodproofed 24" above the 100-year flood elevation. Response: It is our understanding that once the building footprints are considered by FEMA to be out of the floodpiain, then this requirement goes away. Please let us know if that is not the case. 6. If floodproofing a building, please see Section 10-38 of City Code for the floodproofing requirements and items to be shown on the plans. A pre -construction floodproofing certificate signed by an architect or engineer is required. Page 10 [9/8/06] In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. Extended detention is required to treat the runoff. Offsite flows must be safely passed through the site but do not need to be detained. There is a channel at the southwest corner of this site that accepts flows from this site and properties to the north. The existing channel/swale does not appear to be in an easement. Even though it is existing, an easement will need to be obtained to drain across the property to the south. The flow will be concentrated and the volume will increase with development of your site. The property to the south would be required to dedicate an easement to pass offsite flows through their site, so they should be cooperative. The buildings along the railroad may block the flow unless the existing flows are contained in the railroad ROW. The design engineer will need to determine the path of the existing flows and how they can continue to pass through the site. The "North College Drainage Improvements Design Alternative Analysis Report" and associated hydrology is available to assist the design engineer in determining the offsite flow analysis. This is not a single volume report that can easily be copied so the design engineer will need to set up a meeting with Stormwater staff to determine what information may be useful. Response: The drainage plan for the project includes detention ponds to detain and release at or below the 0.2 cfs/acre rate. Off -site flows from the north will be able to flow as they have historically along the western margin of the property in the railroad ROW. It is anticipated that the ultimate drainage solution will be provided by the regional storm drainage plan. The drainage report documents the drainage proposal to mitigate stormwater runoff from the.project site. The owner indicates that acquisition of an easement to the south is problematic. Number: 10 Created: 9/8/2006 (9/8/06) There is a storm sewer in College Ave. that would serve as the outfall for this site. Any new connections to it would require a new manhole at the connection. Response: Acknowledged, see submittal. Number: 11 Created: 9/8/2006 [9/8/06] There is a fiber optic line on the west side of College that will require potholing to verify the elevation of the line before the site drainage system can be designed. The Human Bean detention pond had to be modified because the fiber optic line was in the way of their proposed storm sewer outfall. It required widening of their pond and a variance to allow some very shallow standing water since the outlet was raised. The Human Bean site is small enough that this is not a huge issue since the water percolates or evaporates rather quickly. This also means that adding any runoff to the pond would add to the problem. Response: This fiber optic line will be potholed during final design. Number: 14 Created: 9/8/2006 [9/8/06] Floodplain Comments: 1. This site is the FEMA 100-year floodplain. Part is in the Dry Creek floodplain and part is in the Poudre River floodplain. Because this site is right on the line between Dry Creek and the Poudre River, it is unclear how FEMA will redraw the line when the Dry Creek Diversion Project Letter of Map Revision (LOMR) or Physical Map Revision (PMR) is processed by FEMA, which may be up to 2 years from now. Therefore, until the LOMR/PMR is approved by FEMA, the City can not say if this property will be removed from the floodplain. Since it is still a FEMA floodplain at this point, it will need to follow the floodplain regulations found in Chapter 10 of City Code. Page 9 [9/14/06] FDC location - Fire Department Connections must be installed in a location easily accessible to fire apparatus. Response: Acknowledged. Number: 28 Created: 9/14/2006 [9/14/06] Knox Box — PFA requires every building equipped with automatic fire sprinklers to have a Knox Box mounted near the front entrance. 97UFC902.4; PFA BUREAU POLICY 88-20 Response: Acknowledged. Number: 29 Created: 9/14/2006 [9/14/06] Security - If any kind of security gate is installed, it needs to be capable of being activated by our fire apparatus Opticom. Response: We don't proposed a security gate. Number: 30 Created: 9/14/2006 [9/14/06] Water supply — No building can be farther than 300 feet from a fire hydrant that supplies a minimum 1,500 gpm at 20 psi residual pressure. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC901.2.2.2 Response: Acknowledged. Number: 31 Created: 9/14/2006 [9/14/06] Addressing — Because access is from Alpine Street, the properties are required to be addressed off Alpine. The numerals must be mounted on the side of the building that fronts Alpine Street (north side). Further, each storage unit will be given a separate letter designation. All numerals and letters shall be a minimum 6 inches in height. 97UFC901.4.4 Response: It makes sense to us that the westerly flex commercial/industrial building would be addressed off Alpine, however we would like the quicklube/carwash building to be addressed off College. The building fronts College, and is oriented toward College. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 7 Created: 9/8/2006 [9/8/06] This site is in the Dry Creek drainage basin. Response: Acknowledged Number: 8 Created: 9/8/2006 [9/8/06] The city-wide new development fee is $3,070.00 /acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. Response: Acknowledged. Number: 9 Created: 9/8/2006 Page 8 Number: 22 Created: 9/13/2006 [9/13/06] Public access to the adjacent natural area will not be required. LUC 3.4.1 M Response: Acknowledged, see submittal. Department: PFA Issue Contact: Carie Dann Topic: fire Number: 23 Created: 9/14/2006 [9/14/06] Access requirements - Both buildings are out of access, so we require either automatic fire sprinklers or a 20-foot fire lane, designated on the plat, visible by painting and signage and maintained unobstructed at all times. If the fire lane needs to be longer than 150 feet to protect the structure(s), we require a turnaround, either circular or hammerhead. We will not use either the Human Bean or Quick Lube drive-thrus as a turnaround. If an approved fire lane cannot be provided, we require the buildings to be equipped with approved, automatic fire -sprinkler systems. 97UFC901.2.2.1; 901.3; 901.4.2; 902.2.1 Response: We are dedicating a 20-foot wide by 150-foot long emergency access easement, please see the submitted plat. Number: 24 Created: 9/14/2006 [9/14/06] HMIA - PFA and the Planning Department require a Hazardous Materials Impact Analysis be submitted for the oil -change facility, pertaining to materials that are considered hazardous based on definitions in the Uniform Fire Code (toxic, corrosive or reactive materials, or flammable or combustible liquids). FCLUC3.4.5 Response: Acknowledged, see submittal. Number: 25 Created: 9/14/2006 [9/14/06] Bulk storage of hazardous materials prohibited — PFA requires that the rental contract for the storage facility states that renters agree not to store bulk amounts of hazardous materials. Response: Is this comment because we are in a floodplain? If so, we are removing the buildings from being within a floodplain through a CLOMA application with FEMA. The buildings will no longer be in the floodplain upon FEMA approval. We are not specifically intending to have bulk storage of hazardous materials in the flex commercial/industrial building, however we would like to keep our options of tenants as open as possible. Please let us know if being out of the floodplain would change this comment.. The only hazardous materials we specifically intend to have are those associated with the normal operation of the oil changing and car wash on the quicklube/carwash building. Please see the hazardous material impact analysis. Number: 26 Created: 9/14/2006 [9/14/06] Fire containment/automatic fire sprinklers — The storage building exceeds 5,000 SF for Type V construction, so PFA requires either fire separation or an approved automatic fire -sprinkler system. 97UBC Table 9-B (City of Fort Collins Amendment) Response: We intend to provide fire separation to address this comment. Number: 27 Created: 9/14/2006 Page 7 Response: Acknowledged, see submittal. Number: 36 Created: 9/18/2006 [9/18/06] College Avenue improvements are required similar to the improvement done with the Human Bean. Please note that information from the TIS may show the need of a decel/accel lane for turning into/out of Alpine Street. Response: This portion of College has already been designed with the Human Bean development. We have included a reference to those approved plans on our plans. Number: 39 Created: 9/18/2006 [9/18/06] Offsite improvements on College north of Alpine may be needed to tie existing improvements to the intersection with Alpine. Response: Acknowledged. Number: 40 Created: 9/18/2006 [9/18/06] Transportation Development Review fees will be assessed with the review of the development proposal. Response: Acknowledged. Number: 41 Created: 9/18/2006 [9/18/06] Construction drawings, a development agreement, and development construction permit are needed with the development proposal. Response: Acknowledged. Department: Natural Resources Issue Contact: Doug Moore Topic: Natural Resources Number: 20 Created: 9/13/2006 [9/13/06] Trash enclosure needs to be designed to accommodate recycling services. The City of Fort Collins Design Considerations Guidance Document may be found that http://www.fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf . Please consult the Design Considerations Guidance Document to determine the size and appropriate design. LUC3.2.5 Response: Acknowledged, see submittal. Number: 21 Created: 9/13/2006 [9/13/06] This project will be required to meet design and aesthetics (LUC 3.4.11) & the compatibility with public natural areas standards (LUC 3.4.1 L). Some thoughts that I have on how your project might be able to meet this standard would be to limit access behind the building, maintain the proposed staggering of units and add landscaping to provide help screen and soften the mass of the building as viewed from the habitat and natural areas. The design of the building and site should be designed with natural elements and colors similar to how the Human Bean project was designed to meet the design and aesthetics standard. Response: Acknowledged, see submittal Page 6 Response: Acknowledged, see submittal. Topic: Standard Comments Number: 48 Created: 9/20/2006 [9/20/06] 1. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm 2. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.15 Commercial - North College District. 3. When developing your plans, pay particular attention to the following sections of the Code: 3.2.1. Landscaping and Tree Protection (street trees, perimeter landscaping, 6% parking lot -interior landscaping, foundation plantings) 3.2.2 Access, Circulation and Parking 3.2.4 Site Lighting 3.5.1 Building Standards, and 3.5.3 Mixed -Use, Commercial and Institutional standards (connecting walkway, fagade standards). 4. 1 will have more detailed comments once I have more detailed plans to review. 5. An exhaustive list of submittal requirements for this type of project is available at http://fcgov.com/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at http://fcgov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. 6. You will need to set up an appointment to submit your application with Sandy, Doreen or Mary Jane at 221-6750. Incomplete submittals will not be accepted. 7. Please note that postage rates have been raised as of January 2006. The fee for the APO labels will now be $.75 per label. Response: Acknowledged, see submittal. Department: Engineering Issue Contact: Marc Virata Topic: Engineering Number: 32 Created: 9/18/2006 [9/18/06] Street Oversizing and Larimer County Road Impact Fees will be assessed for the new structures. Contact Matt Baker in Street Oversizing for an estimate of these fees. Response: Acknowledged. Number:33 - Created: 9/18/2006 [9/18/06] A Transportation Impact Study is required. Response: See the submitted TIS. Number: 34 Created: 9/18/2006 [9/18/06] Right-of-way dedication is required for Alpine (collector without parking) and College Avenue (4 lane arterial). In addition, a 15' utility easement is required along College Avenue and 9' along Alpine Street. Each dedication of right-of-way/easement is a $250 Transportation Development Review Fee. The applicant may wish to consider replatting the Riverside Park portion together with Lot 2 of the Human Bean plat to dedicate these easements/rights-of-way to save on TDRF fees. Page 5 of the site, which connects to the existing storm drain in College. The balance of the site drains to a pond in the southwest corner of the site, and drains overland to the historic discharge point. 10. Q: Is Mason Street projected to have a regional storm sewer? If so, does its future alignment affect our site? A: Glen Schlueter provided copies of the plan to the applicant at the meeting. He comments that it doesn't make sense to build any part of the storm sewer in Mason at this time because it needs to be designed and built from the lower end (the river) and then it could continue north. Also there is no identified funding source for the final design and construction. The chosen alternative shows the storm sewer crossing the railroad north of this site so it should not affect the site design. Response: Acknowledge. We have show the proposed regional drainage improvements schematically, and shown a proposed connection to this system to drain the future construction of Alpine and Mason streets. Number: 44 Created: 9/20/2006 [9/20/06] Alan Rutz from Light and Power comments that there is existing electric service available and a fiber optic line in College. There is also an existing overhead phone line. Contact Qwest to inquire about undergrounding. Response: A utility coordination will be scheduled soon to discuss this and other dry utility issues. It appears that electric service is available from an existing transformer located behind the Vision Eyeland, and an offsite easement is proposed to accommodate that service connection. Number: 49 Created: 9/20/2006 [9/20/06] Please use a legible font size (11 or up) on all submitted documents. Response: Acknowledged. Topic: Site Plan Number: 45 Created: 9/20/2006 [9/20/06] Show the proposed connecting walkways on the plans you submit. Response: Acknowledged, see submittal. Number: 46 Created: 9/20/2006 [9/20/06] The sidewalk connection you propose to the Human Bean site is not acceptable because it is not safe to have people crossing traffic that is decelerating from College, especially in a place that is not customary and on a site that already has an unusual, modified connecting walkway. Pedestrians should be directed to walk around on the street sidewalk and up their modified connecting walkway. Response: Acknowledged, see submittal. Number: 47 Created: 9/20/2006 [9/20/06] Be mindful.of the separation distances required from utilities, including the sewer line that crosses the'site when you develop your landscape plan. Page 4 Alpine? If so, what radius does the City want for the curve as Alpine transitions into Mason? What's the City's plan for obtaining Mason right-of-way north of the site, and additional Alpine right-of-way north of the centerline of Alpine? A: Yes. Road designs are required for College and Alpine Street. Alpine will need 500 feet of additional offsite preliminary design as verification that the proposed interim improvements will work with the ultimate extension of Alpine Street. The radius for the Alpine Street curve is required to be 200' per our street standards. It is likely that this standard may not be met, in which case the design engineer would need to submit a variance request to address the centerline radius not meeting standards. Clark Mapes suggests that parking on Alpine Street needs more consideration, mostly beyond the scope of this inquiry. Additional dedication may be needed, beyond the LCUASS Major Collector. There appears to be plenty of physical space for this project to keep the option open using a Minor Collector width (76-foot R.O.W. to allow parallel parking.) Street parking on these side streets will be important over time if we wish to have active streetfronts and street - facing buildings as a pattern of redevelopment. Also, parking is likely to become very tight as these small properties redevelop - even with some land assembly - and the side street network could help with overflow. Alpine is used for parking now. Staff will remain in contact with applicants to facilitate preparation of a development plan. Response: The proposed design is based on a major collector without parking. The proposed ROW width is 66'. The preliminary design extends past the site by the required 500'. Additionally, we are proposing a variance for a reduction of the centerline radius to 200'. 8. Q: Would the Urban Renewal Authority consider granting money (against the future tax increment created by this project) toward Alpine and Mason improvements? A: Clark Mapes says yes. Response: We would like to start further detailed discussions about a possible URA grant. We will contact Clark Mapes to set up a meeting with the URA staff. 9. Q: Can we detain in the existing Human Bean detention pond? A: Anne Aspen says probably no. Human Bean detention was quite tight to begin with since it is a tight site with numerous constraints on it. Glen Schlueter responds that their pond is sized for only their site, so it would need to be expanded and the outlet modified. As mentioned above there is already a problem with the pond not completely draining. No additional runoff could be allowed in the pond without re -grading the pond to correct the problem and modifying the outlet structure. It would probably also require a concrete drainage pan through the pond. Even if detention was provided on this site which then drained through the Human Bean pond, the problem would need to be corrected because the additional runoff would add to the problem. Right now the Human Bean site is so small it is just nuisance ponding that evaporates rather quickly. Another option would be to pipe this site's runoff through or around the pond directly to the manhole in College Ave. which is the preferred way to design the system. Draining through someone else's pond usually causes issues between property owners and is discouraged. Another issue to consider is how to increase the storage volume. That may require the purchase of additional easement or land from either the property to the south or the Human Bean site if some of their parking or landscaping areas were modified. Response: The proposed drainage design includes two detention ponds, neither of which connect to the Human Bean pond. Most of the site drains to a pond in the northeast corner Page 3 could be done to possibly delay the closure of the driveway. Before they make a final decision on the matter, more information is needed regarding traffic numbers of the uses as well as a defined phasing plan showing what public improvements would be built in each phase. The deferral of the driveway closure until after a C.O. for Phase 1 may be problematic though; the City does not prefer to defer any requirements past C.O. as it makes enforcement of the measure more difficult. Perhaps funds would need to provided in holding such that if the driveway is delayed in being closed off, the City can use the money to complete it. Response: Please see the TIS for traffic numbers. We would be willing to have some language in the Development Agreement that locks in a limited amount of time after TCO is issued for the carwash/quicklube building before the College Avenue drive cut must be removed. We just need to be able to use the old building up to the day that the new building opens with no down time. As soon as we are issued the TCO, we can agree to close the College drive cut to customer traffic within a matter of a few days, depending on the timing of our contractor's project scheduling. We would most likely want construction traffic to be allowed to use the College curb cut temporarily until the final CO is issued for the lobby struture. 4. Q: Upon build -out of the 2nd phase (the new lobby structure & closure of the College drive cut), the Quick Lube/Carwash building will have a connecting walkway connecting to both College and Alpine. The way the bays work, vehicles drive in one side and out the other side of the bays. Because of this drive -through design, we have a vehicular use area between the back portion of the building and Alpine Street. Does our design comply with the "Orientation to Build -to Lines for Streetfront Buildings" standard in 3.5.3(B)(2) for this Quick Lube/Carwash building? If not, is staff willing to support a modification to this standard in this insttance? A: Clark Mapes, Peter Barnes and Anne Aspen respond that technically, no, it does not meet the standards. Especially if the existing building is incorporated into the new design, though, staff would likely support a modification. Response: Please see the submitted modification request. 5. Q: It appears that the right-of-way of Alpine only has a half -width and does not actually intersect with the Mason Street right-of-way. Improving Alpine west of the proposed private drive will prove difficult without adequate right-of-way. Can we plan to only improve Alpine between College and the proposed private drive? A: Marc Virata responds that this would be acceptable to Transportation, assuming the construction terminated at the edge of the flare for the west side of the driveway and funds in lieu of construction are provided for the remaining portion west of the driveway. Please note that offsite right-of-way would be required for the north side of Alpine Street to construct the full width to the west side of the driveway flare. Response: Accordingly, we are proposing to build Alpine to a point 10' west of the drive aisle. The preliminary plans do however show a design for Alpine and Mason to a point north of the intersection of Pinion and Mason. 6 and 7. Q: In looking at the long-term access management plan for Hwy 287, it appears . that the intent of the Alpine is a 66 foot wide right-of-way as a collector without parking. Is this the intended street type, and is 66 feet the anticipated quantity of needed right-of-way width? Will we be required to design the. off -site design of Mason Street as it intersects with Page 2 Response to Comments Alpine Business Park 112412007 ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 43 Created: 9/20/2006 [9/20/06] In answer to the questions you posed, here are our answers: 1. Q: Is the rear yard setback along the railroad property (the western property boundary) zero? Peter Barnes responds that there is no rear yard setback requirement. A: The rear setback along the railroad can be zero, but Doug Moore requests that you consider adding some landscaping along those facades to screen them from the natural area across the railroad. Response: Acknowledged. See the landscape plan for plantings along the western property line. 2. Q: On the proposed speculative light industrial building, we intend to have 7 individual rental units, with the potential to someday condominiumize each unit. We intend to provide a connecting walkway from unit#1 to the street sidewalk. We don't intend to provide a connecting walkway for units 2 through 7. Does this scenario for the speculative light industrial building comply with the "Orientation to a Connecting Walkway" standard of 3.5.3(B)(1)? A: Unit one would be in compliance since the connecting walkway from Alpine would connect with it. Units 2 through 7 would not be in compliance with code and would need a modification. Staff would support such a modification if the uses allowed in those units had no onsite clientele such as a light industrial or storage -related use. Many of the uses you have proposed would not be staff supported without a connecting walkway. Response: Please see the submitted modification request and the refined list of proposed uses on the site data sheet on sheet 1 of 6. 3. Q: On the proposed Quick Lube/Carwash building, we intend to build the new car wash & lube bays attached to the west end of the existing 2-bay building. As soon as the new bays are built and operational, we intend to tear down the existing 2-bay building and build a new lobby structure in its place. We intend to keep the College Avenue drive cut operational until such time that we tear down the 2-bay building. Can we get both of these phases approved in one PDP? If so, will it be possible to get a Certificate of Occupancy on phase 1 before we shut down the 2-bay building and close off the College drive cut? A: Cameron Gloss comments that you should consider adaptively reusing the existing building. However, it you plan to proceed as proposed, Mike Gebo responds that he thinks he can issue a Letter of Completion (which is the final approval to occupy) for the addition without removing the old building and then he can issue a demo permit for the old part with permits for Phase 2. Paul Eckman wonders if you can do one PDP with a temporary CO until the old building is torn down. The applicant inquired whether the existing driveway to College could remain for a time. The final call on this would be CDOT's since College is a state highway. Marc inquired at CDOT and they indicated that separate access permits Page 1