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other City departments and outside reviewing agencies
involved in development: review.
f. Regarding a potential, informal neighborhood meeting, it is
not yet determined whether this development proposal will
be subject to an administrative (Type 1) review or a Planning
& Zoning Board (Type 2) review. A neighborhood meeting
must. be held prior to formal submittal of a Type 2
development request. Be it a Type 1 or a Type 2 review, the
proposed 52,000 square feet of office/retail uses on the 3.5
acres represent a significant cha.ne on this undeveloped
property and it will be better to notify affected property
owners and present the proposed plan to them at an
"informal" neighborhood meeting rather than have them
become involved for the first time at an eventual
administrative or Planning & Zoning Board public hearing.
Per Section 2.2.6(D) of the LUC, the notification area would
be a minimuin radius of 1,000" (in all directions from the
property boundaries) for the total of 52,000 square feet of
non-residential uses in the project. Please contact Steve Olt
of the Current Planning Department, at 221-6341, to assist
you in setting a date, time, and location for the meeting.
` Please contact Steve Olt, at 221-6341,if you have questions about
these comments.
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Please contact Michael, at 4.16-2869, if you have questions about
these comments.
9. Current Planning offers the following comments regarding this
proposed development:
a. This property is in the HC - Harmony Corridor Zoning
District. The proposed uses as presented at conceptual
review, office and rewil, are permitted in the HC District and
tti�ill be processed as either an administrative (Type 1) review
and public hearing or a Planning &; Zoning Board (Type 21
review and public hearing, depending on the nature of the
actual proposed uses.
b. This development proposal will be subject to the applicable
General Development Standards set forth in Article 3 of the
LUC, more specifically Section 3.2.1 -Landscaping, Section
3.2.2 - Access, Circulation and Parking, Section 3.3.5 -
Engineering Design Standards, Section 3.4.1 - Natural
Habitats and Features, Section 3.5.1 - Building and Project
Compatibility, Section 3.5.3 - Mixed -Use, Institutional and
Commercial Buildings, and Section 3.6.3 - Street Pattern
and Connectivity Standards-
C. This development proposal «hll be subject to the Permitted
Uses, Land Use Standards, and Development Standards
set forth in Division 4.21 - Harmony Corridor District in the
.LUC. As stated in Section 4.21(E)(1) of the LUC, all
development in the HC - Harmony Corridor District shall
also comply With the Harrriony Corridor design standards as
adopted by the City.
d. This development request will be subject to the Development
Review Fee Schedule that is available in the Current
Planning Department office. The fees are due at the time of
submittal of the required documents for the appropriate
development review process by City stall' and affected. outside
reviewing agencies.
C. The. City%s Current Planning Department will accept the
development requests and will coordinatc the development
review process. The required submittal packages will be
submitted to this department and distributed accordingly to
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d. There must be an enhanced pedestrian crosswalk across
Snow Mesa Drive in line with the 8' wide detached sidewalk
along Harmony Road.
Please contact Kurt, at 9 16-2040, if you have questions about
these comments.
7. Rob Irish of the Light & Power Department offered the following
comments:
a. The normal electric development, charges will apply to this
development request.
b. There are existing electric services on the north, west, and
south sides of this property.
C. This development will be responsible for the cost of any
relocations of or modifications to the existing electric service
to the site.
d. A C- i Commercial Form must be filled out to help determine
the electric needs for this development.
Please contact Rob, at 224-6167, if you have questions about these
comments.
8. Michael Chavez of the Poudre Fire Authority (PFA) offered the
following comments:
a. Fire hydrants, properly spaced apart and located within
required distances from buildings, must be installed with
this development.
b. An unobstructed 20' wide fire lane is required in this
development. If the buildings are to be 3 stories or more in
height then the fire lane must be 30' wide.
C. The buildings must be compartmentalized and fire -contained
(into spaces no more than 5,000 square feet in size) or they
must be fire sprinklered.
d. Addressing for the buildings niust be discussed with and
approved by PFA.
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5. Doug Moore of the Natural Resources Department offered the
following comments:
a.. An Ecological Characterization Study, per Section 3.4.1(13)(1)
of the LUC, will be required for this development proposal. A
"full blown" study may not be required.
b. There may be prairie dogs an this property. If so, they must
be relocated or humanely eradicated per the requirements
set forth in Section 3.4.1(N)(6) of the L,UC. Also, Section
3.4.1(F)(3) of the LUC may apply regarding potential Wildlife
Conflicts.
C. Some standards set forth in Section 3.4.1(E) -
Establishment of Buffer Zones may apply to this
development proposal.
d. The trash enclosure must be designed and constructed to
accommodate recycling.
Please contact Doug, at 224-6143, if you have questions about
these comments.
6. Kurt Ravenschlag of the Transportation Planning Department
offered the following comments:
a.. A TIS, addressing all modes of transportation, will be
required with your PDP submittal. Please contact Eric
Bracke of the Traffic Operations Department, at 224-6062,
and Kurt Ravenschlag of the Transportation Planning
Department, at 416-2040, to determine what information
will be needed in the TIS pertaining to Level of Service (LOS)
for vehicle, pedestrian, bicycle, and transit modes of
transportation.
b. A detached 8' wide concrete sidewalk is required along the
north side of East Harmony Road as part of this development
request.
C. A detached 5' wide concrete sidewalk is required along the
west side of Snow Mesa Drive as past: of this development
request.
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4. Glen Schlueter of the Stormwater Utility offered the following
comments:
a. The site is located in the Fox Meadows Drainage Basin,
where the new development fee is $6,468 per acre, which is
subject to the runoff coefficient reduction. The fee is to be
paid at the time of issuance of building permits. The fee.may
change. as City Council is considering a new City-wide
drainage fee instead of the present fee, which is based on a
specific drainage basin.
b. The standard drainage and erosion control report and
construction plans are required and they must be prepared
by a professional engineer registered in the State of
Colorado.
C. On -site detention is required., with a 2-year historic rate for
water quantity and extended detention is required for water
ug ality treatment, These are required if there is an increase
in imperviousness greater than 1,000 square feet on the site.
If there is less than 1,000 square feet but more than 350
square feet of new imperviousness then a site grading plan is
all that is required.
d. The drainage challenge for this site is finding an affordable
outfall system to drain to. The ultimate location for the
drainage outfall is through the Hewlett Packard channel
about a quarter of a mile away to the northeast. Presently
the runoff drains through an undersized drainage system
through the mobile home park, which probably is not
contained in easements or ROW's. Draining to the east to the
LSl Logic site or to the north through the Sunstone
development are two outfalls that were previously discussed.
There may be a may to drain to the north on the east side of
the mobile home park and "then north into the Sunstone
systern, but additional casements would need to be acquired.
e. The site is on Stormwater Inventory Map # 12P. A copy of the
map can be obtained from the Utility Service Center at 700
Wood Street.
Please contact Glen, at (970)224-6065, if you have questions about
these comments.
q. Transportation Development Review Fees will go into
effect January 1, 2006. A copy of the fee schedule is
attached to this comment letter.
Please contact Sheri, at 221-6750 or 221-6605, if you have
questions about these comments_
3. Roger Buffington of the Water/Wastewater Department offered
the following comments:
a. There is an existing 8" water main in the drive area at the
boundary between this site and the Harmony School Shops.
b. There is an existing 16" water main along the north. edge of
East Harmony Road adjacent to this property.
C. There is an existing 8" sanitary sewer main in the drive area
at the boundary between this site and the Harmony School
Shops.
d. Extend the 8" water and 8" sanitan, sewer mains to the east
boundary of the site.
e. The sanitary sewer at the south edge of the mobile home
park is a private sewer and cannot be used for service to this
property_ tLocation of this sewer is unknown and may be on
the north edge of this site; therefore, locates early in the
process will be to the developer's advantage.)
t. Plant investment fees and water rights will apply to this
development request. They will be collected at the time: of
issuance of building permits.
g. The City's water conservation standards for landscaping and
irrigation systems will apply to this development request.
Please contact Roger, at 221-6854, if you have questions about
these comments.
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checklist, in LCUASS as this development request will be
subject to the requirements.
i. A Development Agreement and a Development Construction
Permit will be required for development on this property.
j. Development on this property will be responsible for the
undergrounding of any existing overhead services that are
along or on this property. An overhead utility line was moved
to install the signal at the intersection. This project should
underground or, at a minimum, provide conduit for future
undergorunding.
k. Development on this property will be responsible for a repay
for the traffic signal (stop light) that was recently installed at
the intersection of East Harmony Road and Snow Mesa
Drive.
1. Development on this property will be responsible for any
necessary improvements to Harmony Road. This includes
the dedication of ROW and the design & construction of the
improvements, plus the design of improvements for 1,000'
off -site in both directions (tivest and east).
m. East Harmony Road is no longer a Colorado Department of
Transportation roadway. The access control plan still
applies, but it is now under the City of Fort Collins
standards for design.
n. Improvements are needed to Snow Mesa Drive_ Development
on this property will be responsible for a reconfiguration of
the access so that it works better, Le, has an adequate left
turn lane, a pedestrian crossing, and a pedestrian refuge if a
median is used.
o. A drive connection from the parking area in this development
to the undeveloped property to the west is needed.
p. The concrete test section area needs to be removed Find
rebuilt.
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2. Sheri Wamhoff of the Engineering Department offered the
following comments:
a. The standard utility plan submittal requirements will apply
to this development request.
b. A subdivision plat must be included as part of the PDP
submittal documentation because this property has not
previously been platted-
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. Street, oversizing fees will apply to this development request.
The fees are based on vehicle trip generation for the
proposed land uses in the development plan. Please contact
Matt Baker of Engineering, at 224-6108, for detailed
information on the fees. The fees will be collected at the time
of issuance of building permits.
d. The Larimer County Road Impact Fees will apply to
development on this property.
e. A Transportation Impact Study JTIS), addressing all modes of
transportation, will be required with your PDP submittal.
Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062, and Kurt Ravenschlag of the
Transportation Planning Department, at 416-2040, to
determine what information will be needed in the TIS
pertaining to Level of Service (LOS) for vehicle, pedestrian,
bicycle, and transit modes of transportation.
This property will have to dedicate additional street right-of-
way (ROW) for East Harmony Road. Also, the necessary
easements (utility, drainage, emergency access, etc.) behind
the ROW must be dedicated with the subdivision plat.
g. This development will be responsible for the repair and
replacement of any damaged curb, gutter, and sidewalk
along its street frontages, if any exist.
h. Any public improvements must be built according to the
requirements set forth in the Larimer County Urban Area
Street Standards (LCUASS). Please familiarize yourself with
Appendix E-4, the complete construction documentation
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no more than 25% of the total gross area of the
development plan. A convenience shopping center is
defined in Section 5.1.2, page 12, of the LUC.
As stated in Section 2.1.2(D) of the Land Use Code (LUC),
when a development application contains both Type 1 and
Type 2 uses, it will be processed as a Type 2 review.
b. The parking requirements for non-residential uses are set
forth in Section 3.2.2(lj(2) of the LUC. They are maximum
allowable parking standards based on the nature of the land
use(s).
C. Section 3.2.2(K)(5) of the LUC sets forth the Handicap
Parking requirements, both numbers and types of spaces.
d. The required amount of interior landscaping in the parking
areas is set forth in Secdon 3.2.1(E)(,5) and Section
3.2.2(M)(1) of the LUC. At least 6% of the interior space of a
parking lot containing more than 6 spaces and less than 100
spaces shall be devoted to landscaping. At least 10% of the
parking areas Nvith more than 100 spaces shall be devoted to
landscaping.
e. There can be no more than IS parking spaces in a rou'
without a landscaped island, per Section 3.2.1(E)(5)(e) of the
LUC.
Bicycle parking, in the amount of 5% of the total number of
vehicle parking spaces, must be provided on this
development plan. The amount of bicycle parking is set forth
in Section 3.2.2(C)(4) of the LUC.
g. Trash enclosures must be designed and constructed to
accommodate recycling.
h. The property is not currently platted and, therefore, a
subdivision plat must be part of the Project Development
Plan (PDP) submittal.
Please contact Jenny, at 416-2313, if you have questions about
these comments.
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CONCEPTUAL REVIEW STAFF COMMENTS'
MEETING DATE: October 17, 2005
ITEM: Harmonv Executive Offices - 52,000 Square Feet
of OITSce/Retail Mix in 3 New Buildings -
Northwest Corner of East Harmony Road and
Snow Mesa Drive
APPLICANT: Bellisimo, Inc.
c/o Gino Campana
3702 Manhattan Avenue, Suite 201
Fort Collins, CO. 80526
LAND USE DATA:
Request for 52,000 square feet of office and retail uses in_three (3) new
buildings on undeveloped property, approximately 3.5 acres in size,
located at the northa-est corner of East Harmony Road and Snow Mesa
Drive. The property is in the HC - Harmony Corridor Zoning District.
COMMENTS:
Jenny Nuckols of the Zoning Department offered the following
comments:
a. This property is in the HC - Harmony Corridor Zoning
District. The proposed uses presented at conceptual review,
office and retail, are permitted in the HC District and would
be subject, to the following development review process:
• Office uses - in the 14C District they are subject to an
administrative; (Type 1) review and public hea.rin.
• Retail uses - in the FIC District they can occur only in
convenience shopping centers and are subject to a
Planning; & Zoning Board (Type 2) review and public
hearing. A convenience shopping center is classified as a
secondary use in the 11C District. Per Section 4.21(D)(2) of
the LUC, secondary uses in this zone district shall occupy
COMMUNITT PLANNING AND CGViRONMEti'TAL$ERVFCES h3i '.0 lk carl�u. P.�.k:ax FririG�itynS,Ct�t�}S'Zi t� Cl�t7t� 1•€ 5t:
1-1 [PQV-h:T 1?1 ASafih' :I.1CMIJI UVV I'
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Community Planning and Environmental Services
Current Planning
�.ui..
CA a
City of Fort Collins
November 11, 2005
Bellisimo, Inc.
c/o Gino Campana
3702 Manhattan Avenue, Suite 201
Fort Collins. CO. 80526
Dear Gino,
For your information, attached is a copy of the Staffs comments
concerning the request for Harmony Executive Offices - S2,000 Square
Feet of Office/Retail Mix in 3 New Buildings - Noithwest Corner of
East Harmony Road and Snow Mesa Drive, which %vas presented before
the Conceptual Review Team on October 17, 2005.
This is a request for 52,000 square feet of office and retail uses in three
(3) new buildings on undeveloped property, approximately 3.5 acres in
size, located at the northwest corner of East Harmony Road and SrroW
Mesa Drive. The property is in the HC - Harmony Corridor "Zoning
District.
The commcrits arc offered infornhally by Staff to assist you in preparing
the detailed components of the project application. ModifiCS160118 and
additions to these comments may be made at the time of formal review of
this project.
if you sho-uld have ally questions rcgarding thG�G corninents n the next
steps in the review process, please feel free to call me at. 221-6341.
Si �Iy
teve Olt,
Project Planner
cc: Storrnwatcr Utility
Traffic Ctperatlolls
File
2fl allorlh College Avenue • P0. Box 5SO • Fart Collins; CU:415222-05R0 • (IR01221-6750 • FAX (970141"-2020