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HomeMy WebLinkAboutARBOR PLAZA PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-07-31L A N D U S E A N A L Y S I S BURGER KING AT ARBOR PLAZA LAND DISTRIBUTION Building Coverage (Foot print) 3,162 S.F. 22% Parking, Drives, Loading Zones, Trash Areas 4,446 S.F. 31% Open Space 6,731 S.F. 47% GROSS AREA OF SITE t4,339 S.F. 1000 PARKING SPACES PROVIDED Standard 9 Disabled 1 TOTAL PARKING 10 Spaces Parking Ratio 3.16 Spaces/1000 S.F. of Building Provided on Site Cross Access and Parking Agreement Provided With Phase One Parking Ratio Considering This Site In Conjunction With Lot Three of Arbor Plaza (Shops B and C) 4.99 Spaces/1000 S.F. of Building Mr. Joe Frank January 8, 1986 Page 4 -- We still feel an additional curb cut onto Mason from this West side will be de- trimental to the overall traffic safety level of Mason. Our traffic consult- ant believes that the current curb cuts function better from a site access and safety level„ Landscaping Comments -- Additional trees at the West have been added. -- Larger Evergreens adjacent to the Theatre have been added. -- Berms as shown on Preliminary have been added. -- Hackberry Trees have been replaced by our Oak Trees. -- Landcaping around edge of future phase site has been added. Landscaping will extend back to approximate edge of future buildings or parking. This area is sodded and supplied with automatic sprinkler system. -- Existing trees are noted to be pruned to City Forestry medium pruning standards. -- Additional trees and shrubs have been added to the parking. -- Shrubs have been added to the street scape areas. -- All islands have shrubs. -- Trees have been added to the South property boundary. -- Berms have been added at College where they will not interfere with traffic site lines. -- Additional street trees provided at College. -- Sizes of all trees up scaled. -- Larger 4" caliper deciduous trees are marked with an "x" below the species symbol. -- Larger 8'-10' conifer trees are marked with an "x" below the specks symbol. -- Larger trees are located as noted previously. These extensive changes have occurred to the final design of the site for the Arbor Plaza project. We believe that these changes greatly improve the visual appearance of the project and enhance the functionality of the project. We appreciate these comments and hope that they meet with Staff approval. If you have any further concerns, please give me a call. Sincerely yours, GEFROH HATTMAN I C. /driic J. attman Vice President kam enc. IDREXEL, BARRELL & CO. - ENGINEERS 1700 38TH STREET BOULDER, COLORADO 80301 (303) 442-4338 January 7, 1986 TO: Bonnie Tripoli City of Fort ollins, Planning Department FROM: George Miners RE: City Comments on the Arbor Plaza P.U.D. Engineering Plans SURVEYORS OFFICES: BOULDER COLORADO SPRINGS Sheet 1: Cover sheet revisions have been made and a revised soils report is in process. Sheet 2: The Master Utility Plan has been redone as requested. Sheet 3: It was my erroneous belief that 18" was the smallest permissible pipe size for the storm sewer system. The storm system has been resized in conformance with the intent of the Master Drainage Plan and pipe capacities are shown on Sheet 2. A detail for the easterly end of the box culvert has been provided on Sheet 16. No detention volumes or high water elevations have been calculated for an;y area except the northwesterly basin. The Phase I drainage plan on Sheet 14 shows the detention areas proposed and at the time of Phase II construction the drainage concept will be examined in detail for the entire site and detention volumes calculated. Sheet 4: The intersection detail requested has been provided on Sheet 16. The revisions requested have been made. A drainage analysis (copy attached) indicates a worse case flow depth of 0.24 feet at the curb which should negate the need for any additional storm system on Harmony Road. Sheet 5: The requested revisions have been made except for the paving thickness on College. We are still waiting for the results of the revised soils report. Sheet 6: The requested revisions have been made. Sheet 7: The requested revisions have been made except for the lengths of vertical curves. The reviewing person has mistakenly assumed a 40 MPH design speed. All the vertical curves conform to the 30 MPH design speed approved in the P.U.D. -2- Sheet 8: Requested revisions have been made except for relocation of the irrigation lateral and building separation. The revised soils report will stipulate that pier type foundations will permit proposed construction and allow for culvert maintenance and the irrigation lateral alignment is indicated by site grading and the required outlet elevation on College Avenue. Sheet 9: Requested revisions have been made. Sheet 10: Requested revisions have been made except for the suggestion of a concrete pan at the box culvert outlet. Rip rap is provided not only for erosion control, but additionally as a means to slow the flow velocity prior to entering the State Highway box culvert. To install a concrete pan would. defeat this purpose and create a velocity problem. Sheet 11: Requested revisions have been made. Sheet 12: Requested revisions have been made. Sheet 13: Requested revisions have been made. January 20, 1986 Mr. Carl LaSala Kroh Bros. Development 5690 DTC Blvd., Suite 200 Englewood, CO 80111 Dear Mr. LaSala: I have reviewed the civil engineering plans for the improvements to the New Mercer Canal where it passes through the proposed Arbor Plaza Shopping Center and approve of the concept of rerouting the canal through a box culvert on your property. It will be necessary for Kroh Bros. to provide the Ditch Company adequate fees (estimated at $1500.00), proper easements, and a long term maintenance agreement to insure the irrigation flows are not interrupted, prior to commencing any ditch related work. Ai V Sincerely, Lou -Swift, President New Mercer Canal Company January 20, 1986 Mr. Carl LaSala Kroh Bros. Development 5690 DTC Blvd., Suite 200 Englewood, CO 80111 Dear Mr. LaSala: ��Le Ng SeeN I have reviewed the civil engineering plans for the improvements to the New Mercer Canal where it passes through the proposed Arbor Plaza Shopping Center and approve of the concept of rerouting the canal through a box culvert on your property. It will be necessary for Kroh Bros. to provide the Ditch Company adequate fees (estimated at $1500.00), proper easements, and a long term maintenance agreement to insure the irrigation flows are not interrupted, prior to commencing any ditch related work. A�P140000 SLk jr � A� iZ LFai� R I i 0 l2%3 N Q'V—S . J C, F cf ct1- Sincerely, C J Lo wi ft, President New Mercer Canal Company AWO BURLINGTON NORTHERN RAILROAD ENGINEERING DIVISION January 20, 1986 Mr. Carl A. LaSalla Vice President-Conmercial Development Kroh Brothers 5690 DTC Blvd., Suite 200 Englewood, CO 80111 Dear Mr. LaSalla: 4 1331 Seve'if eltl gvreet, P.O. Box 17150 Denver, Colorado 80217 Burlington Northern Railroad has no objection to the concept of the Arbor Plaza Shopping Center in Ft. Collins, CO as presented in your plan No. 3D-701 revised date 1-6-86 as it concerns work taking place on railroad right-of-way. It does, however, reserve final approval of that work until final construction plans are available for review and the details regarding your provision of proper protection to railroad property are agreed upon. Sincerely, '#zz)e0eve, J. G. Wood Chief Engineer cc: Ms. Bonnie Tripoli Planning Dept. City of Ft. Collins Drexel, Barrell & Co. 1700 38th St. Boulder, CO 80301 POUDRE VALLEY RURAL ELECTRIC ASSOCIATION P. O. BOX 1727 FORT COLLINS, COLORADO 80522 January 21, 1986 Mr. George Miners, P.E. Project Manager Drexel, Barrel and Co. 1700 38th Street Boulder, CO 80301 Dear Mr. Miners: Poudre1\0Valle PHONE 226-1234 We have reviewed the civil engineering plans for the improvements to the new Mercer Canal where it passes through the new Arbor Shopping Center and approve of the concept of the rerouting of the canal as long as the rerouting will not proclude or interfere with the irrigation flows to our property. Also, Poudre Valley has an access easement across the back of the Arbor Property. We also want to be assured that this access easement will not be blocked by structures or hindered in any way should we decide to utilize the easement in the future. Yours truly, Duane Ritchie, Manager Employee/Member Services sh GREELEY•686-7431 LOVELAND9667-7324 LONGMONT•776-1084 DENVER•623-8606 CITY OF FORT COLLINS ENGINEERING SERVICES January 23, 1986 Mr. Carl LaSalla Vice President - Commercial Development Kroh Brothers 5690 DTC Blvd., Suite 200 Englewood, CO 80111 Dear Mr. LaSalla: As you are aware, the Development Agreement between Arbor Properties, LTD, and the City of Fort Collins contains a provision pertaining to street oversizing and the City's repayment to the Developer of Oversizing costs. Specifically, Paragraph 2.B.i. provides as follows: When payment is requested by the Developer, the City's obligation for payment shall be limited to those funds then budgeted, appropriated and available by the City for the development or work then completed. You should be advised that, at the present time, City funds are not presently available for repayment of oversizing costs under this provision. This fact should be taken into consideration by you in determining whether to proceed with your development at this time. The unavailability of such funds wil not, however, affect the continuing review of your proposed development by the Planning and Zoning Board according to the standards and criteria contained within the Land Development Guidance System. Efforts to address this problem have been undertaken. Alternative solutions will be proposed to the City Council as soon as possible. The City will make every effort to arrive at a resolution of the problem which will enable the City to continue to cooperate with the development community in promoting responsible land use and development. We will keep you apprised of our efforts in this regard. Very truly yours, lary7iede Director of Engineering Services January 23, 1986 Mr. Joe Frank Acting Director City of Fort Collins Planning and Development Box 580 Fort Collins, CO 80522 RE: ARBOR PLAZA P.U.D. Dear Joe: VVE GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins, CO 80525 (303) 223-7335 We have discussed the alterations to the laterals that extend from the New Mercer Canal with various owners and that lateral. To date, we have discussed and received a letter for approval from Duane Richie, Poudre Valley REA; and we have discussed and received approval from Harry Stoll, Fairway Estates Homeowners Association. Mr. Stoll indicated that the form letter from the Homeowners Associa- tion could riot be obtained until after the board meeting the second Tuesday in February. Attempts to talk with Haynies, the owners of Fossil Creek Nursery, have been impossible as they are on vacation through the end of this month. We have on several occasions called Fred McClanahan and have left messages on his recorder. He has never returned our calls. This is our best attempt to obtaining signatures for the New Mercer Canal. Also we are including a letter from Walmart's Engineers in Arkansas which back up our energy letter of last week. Enclosed are letters of approval that we have from the New Mercer Canal Company and the Burlington Northern Railroad. Sincerely, f—redric Vice President kam enc. RECEIVE13 J A N Z 7 1986 CITY ATTORNEY M E M O R A N D U M To: Assistant City Attorney From: Development Coordinators Re: Date: / — z '-/� -, �p Transmitted herewith are the original and copies of the subdivision agreement for the subject subdivision (or P.U.D.) executed by the developer. Please review and return to Bonnie Tripoli for further processing. This is scheduled for the -, Planning and Zoning Board meeting. Thank you. MR:ro ARBOR PLAZA P.U.D. FINAL SITE PLAN LAND USE ANALYSIS Public R.O.W. 120,288 S.F. 2.76 AC. 17.90 Building Coverage (Footprint) 153,913 S.F. 3.53 AC. 22.9% Parking, Drives, Loading Zones 316,148 S.F. 7.26 AC. 47.2% Open Space 80,214 S.F. 1.84 AC. 12.0% GROSS AREA OF SITE 670,563 S.F. 1S.39 AC. 100.0% NET AREA OF SITE 550,275 S.F. 12.63 AC. 82.0% PARKING ANALYSIS TOTAL FLOOR AREA MAXIMUM BUILDING HEIGHT Walmart Store 102,000 S.F. 30' Theater 11,863 S.F. 35' Shops A 13,300 S.F. 25' Shops B 7,500 S.F. 25' Shops C 12,000 S.F. 25' Shops D 6,000 S.F. 25' Shops E 1,250 S.F. 25' TOTAL BUILDING AREA TOTAL PARKING PROVIDED 153,913 S.F. 756 SPACES = 4.91 SP/1000 S.F. NOTE: Before Walmart Expansion to 102,000 S.F. Parking Provided - 800 SPACES = 5.19 SP/1000 S.F. PARKING SPACES PROVIDED Standard 9 X 17' (19') - 699 Spaces Compact 82' X 16' (18,) - 88 Spaces Disabled 12' X 17' (19') - 13 Spaces Motorcycle 4.5' X 17' - 7 Spaces 800 Spaces Harry Stoll Fairway Estates v,jfir6e Homeowner- - Assoc. 115 Palmer Fort Collins, CO 80525 February 4, 1986 Mr. Mark Webb Project Engineer Drexel, Barrell & Co. 1700 38th Street Boulder, CO 80301 Dear Mr. Webb: We have reviewed the civil engineering plans for the improvements to the New Mercer Canal where it passes through the proposed Arbor Plaza Shopping Center and approve of the concept of the project as long as irrigation flows to our property are not interrupted. Yours truly, Harry Stoll sc�,z�rd2/ Fairway Estates Homeowners Assoc. a-4 /J Barb & Tom Haynie Fossil Creek Nursery 4919 So. College Ave. Fort Collins, CO 80525 February 4, 1986 Mr. Mark Webb Project Engineer Drexel, Barrell & Co. 1700 38th Street Boulder, CO 80301 Dear Mr. Webb: We have reviewed the civil engineering plans for the improvements to the New Mercer Canal where it passes through the proposed Arbor Plaza Shopping Center and approve of the concept of the project as long as irrigation flows to our property ar•e not interrupted. Yours truly, GG Barb & Tom Haynie Fossil Creek Nursery Fred McClanahan 5001 So. College Fort Collins, CO 80525 February 4, 1986 Mr. Mark Webb Project Engineer Drexel, Barrell & Co. 1700 38th Street Boulder, CO 80301 Dear Mr. Webb: We have reviewed the civil engineering plans for the improvements to the New Mercer Canal where it passes through the proposed Arbor Plaza Shopping Center and approve of the concept of the project as long as irrigation flows to our property are not interrupted. Yours truly, Fred McClanahan CITY OF FORT COLLINS COMMUNITY DEVELOPMENT DEPARTMENT. PLANNING DIVISION March 5, 1986 Ms. Mary Anne Wickes Lumber 706 Deerpath Vernon Hills, White Drive IL 60061 Dear Ms. White: The City recently approved a new development called "The Arbor, P.U.D." across Harmony Road from the Wickes facility here in Fort Collins, During the approval process of this P.U.D. staff had several meetings with Mr. Jim Pask, the manager of Wickes, to discuss the implications of this develop- ment on the Wickes property. The construction of the Arbor will result in changes that will affect Wickes. First, the developer (Kroh Brothers) is being required to construct Harmony Road to arterial standards from the railroad tracks east to College Avenue. The design, which was done in accordance with City Standards, includes a median island that will limit left turns in and out of the Wickes property. The City has a Master Street Plan that designates Harmony as a major arterial. This designation requires the design to include the median island. Essentially, Wickes curb cut on Harmony will be a right -in, right -out only. The design of this curb cut calls for radii large enough to allow semitractor-trailers to enter or leave the site easily. This curb cut is being built by Kroh Brothers since it is an existing curb cut. Secondly, the developer is also being required to construct Mason Street from Harmony north to where it currently exists. This will occur along Wickes eastern boundary. The intersection of Mason and Harmony will have a traffic signal upon completion of the improvements. City Code places the ultimate responsibility of street improvements on the adjacent property owner. The mechanisms for enforcing this occur at the time of development or redevelopment. OFFICE OF COMMUNITY 300 LaPorte Ave. • PO. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 DEVELOPMENT, PLANNING DIVISION Page 2 March 5, 1986 rs Since Wickes is already deonelPed the ty is Wickesandrequiring hoperosomedayhefor to front end the constructs adjacent to payback if Wickes ever decides to redevelop their site. Redevelopment falls under two categories; 1). Any chance that requires review by the Planning and Zoning Board, and 2). Any request for a curb cut permit. The City staff and Jim Pask looked carefully at the ossibil and ties for an ers to access along Mason that would allow eastbound suppl ie have easy accessarriving or laving the the ae sle between parkingl� paces Wn cation sfrontagreed ofupon ihe that would line up with store. This curb cut, if Wickes sees the � Priorit, to issubngcthetpermii ed curbcut by Wickes and would require a Perm t the City would be required thatoKrohlect Brothe�s cankes the be repaidstslfodes�redryour uct- ing their frontage, so company can work directly wlfhWKckesroh Brothers thatand theyeliminate function City without middle man in the repay. the additional curb cut then ndthe W epay would redevelops.bassessed to Wickes at some nebulous future date when The actual costs involved for Wsckes com completed. I will wouldnot sbyyestllyoueco�tact the City until the constructionP Randy D. Funk, the attorney Kroh rnstall the lwho is imp improvements. He could give (Special Improvement District) hone are; Gorsuch, Kirgis, you an estimate of the costs. His address and p Campbell, Walker and Grover, P.O. Box 17180, Denver, CO 80217, Phone Number 303 534•-1200. Sincerely, Bonnie Tripoli Development Coordinator y CITY OF FORT COLLINS ENGINEERING SERVICES April 11, 1986 Mr. Randy D. Funk, Esq. Gorsuch, Kirgis, Campbell, Walker & Grover 1401 17th Street Suite 1100 Denver, Colorado 80202 Re: Arbor Plaza, SID #88 Dear Randy: We wish to confirm our latest telephone conversations regarding the public hearing dates for the creation of your proposed Arbor Plaza SID488. The hearing date is now scheduled for May 20, 1986. This will require that the public notice be published on or before April 30, 1986. Our City Clerk has suggested the week -end of April 26 and 27, 1986 which would require your having the notice in my hands on or before 12:00 noon, Wednesday, April 23, 1986. If you have any questions or are unable to meet these dates for any reason, please call me. Sincerely, f Maurice E. Rupel, P.E. & L.S. SID Coordinator cc: Jim Harmon Wanda Krajicek Paul Eckman Todd Lornell ram,-,y1 ., n•�.,�.,.,.,. .. -�..�. .Y { C > Sy� i ,Y" .tr�.,f f'In'`� � � �•y� n �'�t`•�� �v� ° � sir;+, ,tiF � r� �+r , S r c;l Ca:t�,-�:v �`3.'�"d'!lS...:�5. �:3 .`�.. �.':,.ci`<r',.� ,. �r'.,.>, ct ._. •r_�-.i>� � c 1: :. r. �.ni ENGINEERING SERVICES 300 LaPorte Ave. 0 P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6605 J. CREIG COOGAN RAYMOND S. HALE ERIC A. PETERSON DAVID S. POWER KELSEY J. SMITH GAVE WILLIAMS ZACHARY G. WILSON April 11, 1986 HALE, SMITH & WILLIAMS A LAW PARTNERSHIP 425 WEST MULBERRY STREET, SUITE 112 FORT COLLINS, COLORADO 80521-2896 John Huisjen City Attorney 300 Laporte Ave. Fort Collins, Colorado 80521 Re: Wickes Lumber - The Arbor PUD Dear John: TELEPHONE AREA CODE 303 482-9770 APR 14 1986 t 1TY ATTORNEY As we have discussed by telephone, I represent Wickes Lumber, which has had in place for numerous years a lumber yard and store fronting on Harmony Road, west of College. The Arbor PUD will be a commercial development lying south of Harmony Road, across from Wicxes. My understanding is that prior to granting building permits within The Arbor PUD the City will require that Mason Street be extended from its present ending point north of Wickes across Harmony Road and into the Arbor PUD. My understanding also is that at the same time Harmony Road will be enlarged and a median installed in it; a stoplight will be placed at the intersection of Harmony and Mason; and water and sewer mains are to be extended into the Arbor PUD. The local manager of Wickes, and I, have been informed that the City will require that the median on Harmony be placed so as to prevent a left turn ( to the east) out of Wickes' current curb cut on Harmony. Blocking the eastbound traffic will have a very significant adverse effect on Wickes' business. Wickes would very much prefer to have an island cut in the median to preserve the two-way traffic flow. Should this :request continue to be viewed with disapproval by the City's Planning staff, Wickes will be forced to consider the desirability of asking the City for a curb cut onto Mason Street. I have been informed by the City that the City would impose an impact fee of approximately $180,000 on Wickes, for the Mason Street curb cut. This number is based upon having Wickes share in the oversizing of: Harmony Road; in the street light at the intersection of Mason and Harmony; in the cost of installing Mason Street as a four lane road; and in the cost of extending the water and sewer mains. John, I respectfully submit that forcing Wickes to share in the costs just enumerated would go far beyond what is allowed under a legally proper analysis of the impact that the Mason Street curb cut would have. Wickes has authorized me to offer in this letter to John Huisjen April 11, 1986 Page 2 have Wickes pay a proper impact fee, which would be one half the cost of installing Mason Street as a local street (that is, 36 feet wide total, 18 feet for one-half) for the length of the eastern boundary of the Wickes' property. My analysis is as follows: (1) Wickes should not be required to share in any of the Harmony Road improvements, because the Mason Street curb cut will not impact Harmony Road. In fact, under the circumstances of this case there would be a particular inequity in reducing Wickes' use of Harmony (by installing the median) and then forcing Wickes to share in the cost of improving the road! (2) Water, sewer, landscaping, and other items that may be contemplated by The Arbor PUD are simply not related to a curb cut onto Mason Street and must therefore be excluded. (3 ) Wickes should pay for one-half of Mason Street, because the other (eastern) half of the street is bounded by entities who will also be making commercial use of their properties and will desire access onto Mason Street, for which they should pay in a manner similar to Wickes. (4) Wickes should pay for the portion of Mason Street that is equivalent to a local street, because any oversizing of Mason Street is a result of traffic impact arising from other areas of the City, and not from Wickes' request. This concept has long been recognized by custom and procedure within the City, and I believe the Courts would find it to be the only fair and proper procedure. Please note that there is a very fundamental difference between the present situation for Wickes, which installed its improvements a long time ago, and that of speculative developers who desire the cooperation of the City to benefit unimproved ground. The City is obviously free to negotiate arrangements with speculative developers, but it is not free to impose a fee on Wickes without its agreement, except to the extent that an impact of the curb cut can clearly be demonstrated. John Huisjen April 11, 1986 Page 3 John, I would appreciate an opportunity to discuss this situation with you in the near future. Thank you. Ver,y truly yours, Dave Williams DW/lh cc: Jim Pask, Local Manager Thomas A Seifert, Corporate Counsel DREXEL, BARRELL & CO. - ENGINEERS 1700 38TH STREET BOULDER, COLORADO 80301 (303) 442-4338 May 19, 1986 Ms. Bonnie Tripoli City of Fort Collins 300 LaPorte Avenue Fort Collins, Colorado 80522 RE: Arb-or Plaza Sho�Qi_ng_ Center Special Improvement District No. 88 Dear Ms. Tripoli: SURVEYORS OFFICES: BOULDER COLORADO SPRINGS Enclosed for your review are two sets of revised construction drawings for the above referenced projects. In summary our revisions to the drawings are as follows: 1. The construction drawings have been divided into two sets. One set is for the Special Improvement District and the other set is for the Phase I Sitework. This measure was done for contract bidding and administration purposes. 2. The overall grading plan has been revised in an attempt to achieve a more balanced earthwork. Drainage basins and flow patterns remain the same however as the site was more or less uniformly raised. 3. Select storm inlet/pipe sizes have changed. These changes were a result of our in-house plan check and the changes were made to accomodate the 10-year storm runoff (City criteria). 4. General notes for contractural control have been added to the plans. 5. Structural details for the box culvert including the entrance have been added. The hydraulic performance and geometry of the inlet and the box culvert have not changed. 6. Structural and miscellaneous details have been added to the flume for the ditch company. 7. A storm sewer pipe has been added to the inlet at the corner of Mason and Harmony. The pipe daylights northwest of the intersection and is intended i,-o pick up runoff which would have been obstructed by road construction. 8 Additional information pertaining to the existing conditions has been added, primarily along Harmony Road. November 1, 1984 Mr. Joe Frank City of Fort Collins Office of Planning & Development Fort Collins, Colorado 80522 Re: Arbor Plaza P.U.D. Dear Joe: GEFRO-I ASSOCIATES INC. ARCHITECTS/PLANNERS 555 Howes Street Suite 100 Fort Collins, CO 80521 (303) 493-1080 We request a variance to the street design criteria on the above project. Owing to the prc-existence on site of the Mail Creek Floodway, we request that curb cuts immediately north and south of the Floodway be reduced to 155 feet on center, to achieve optimum use of the developable land, and to achieve a 200 foot o.c. curb cut adjacent to the signaled intersection at Harmony and Mason Streets. If you should have any questions, please do not hesitate to contact me. Sincerely, GEFROH ASSOCIATES, INC. Tony Hughes TH:csq - 2 - Kroh Brothers Development Company is presently pursuing the detention issue as it relates to off -site facilities. It is understood that there remain three alternatives for detention: 1. Construct the large detention pond in the Phase II area as approved by the City. 2. Undertake a further study of the entire basin and make the necessary off -site downstream improvements. 3. Undertake a further study of the entire basin and demonstrate that on -site detention is not necessary. Please do not hesitate to call should you have any questions regarding this matter. Very truly yours, • A-t Bruce J. ttner, P.E. Drexel, Barrell & Co. Encl. as stated Via messenger BJB/erl E-3357 (2596C) CITY OF FORT COLLINS ENGINEERING SERVICES August 8, 1986 Jim McPherson Jerald Construction 1314 Webster Fort Collins, Colorado 80524 Re: Arbor Plaza P.U.U. Dear Mr. McPherson: Per our telephone conversation of this morning, August 8, 1986, the City of Fort Collins (Engineering Department will not release a building permit for the WalMart store. City Code requirements and the signed Development Agreement for this development specifically state that certain public improvements are to be installed prior to the issuance of a building permit. Please find enclosed a copy of Chapter 99-6 of the Code of the City of Fort Collins and the Development Agreement for the Arbor Plaza Planned Unit Development. If you have any further questions, please contact me at 221-6605. Sincerely, — � U David Stringer Chief Construction Inspector Enclosures "Im ENGINEERING SERVICES § 99-6 SUBDIVISION OF LAND § 99-6 § 99-6. Improvements. [Amended 3-27-69 by Ord. No. 17, 1969; 5-15-69 by Ord. No. 23, 1969; 8-2-77 by Ord. No. 93, 1977; 9-11-79 by Ord. No. 113, 1979; 11-3.81 by Ord. No. 163, 1981; 4-3-84 by Ord. No. 34, 19841 A. Approval of City Engineer. Before the City Clerk certifies the acceptance of any final plat, he shall be notified by the City Engineer that the required improvements have been acceptably designed according to City Design Criteria and Construction Standards, as amended. B. Required improvements prior to issuance of building permit. The following improvements shall be required prior to the issuance of a building permit: (1) Survey monuments. The subdivider shall provide survey monuments as required by C.R.S. Section 38- 51-101. (2) Sanitary sewers. The subdivider shall provide adequate lines and stubs to each lot as required by current City Design Criteria and Construction Stand- ards, as amended. (3) Water mains. The -subdivider shall provide adequate mains and stubs 'to each lot as required by current City Design Criteria and Construction Standards, as amended. (4) Fire hydrants. The subdivider shall provide sufficient fire hydrants as required according to the Universal Fire Code, as amended by City Council. (5) Storm drainage. The subdivider shall provide storm drainage facilities and appurtenances as required by City Code § 93-10 and, where applicable, shall con- form to City Code § 52-4A. (6) Streets and alleys.' All subdivisions must have access to an improved arterial street or to a street funded for im- provement as an arterial street. Any subdivision which does not have adequate access to an improved arterial street or an arterial street funded is required to improve ' Editor's Vote: See Ch. 95, Streets and Sidewalks. 9915 5 - 25 - 85 § 99.6 SUBDIVISION OF LAND § 99-6 § 99.6. Improvements. [Amended 3-27-69 by Ord. No. 17, 1969; 5-15-69 by Ord. No. 23, 1969; 8-2-77 by Ord. No. 93, 1977; 9-11-79 by Ord. No. 113, 1979; 11-3-81 by Ord. No. 163, 1981; 4-3-84 by Ord. No. 34, 1984] A. Approval of City Engineer. Before the City Clerk certifies the acceptance of any final plat, he shall be notified by the City Engineer that the required improvements have been y acceptably designed according to City Design Criteria and Construction Standards, as amended. B. Required improvements prior to issuance of building permit. The following improvements shall be required prior to the issuance of a building permit: (1) Survey monuments. The subdivider shall provide survey monuments as required by C.R.S. Section 38- 51-101. (2) Sanitary sewers. The subdivider shall provide adequate lines and stubs to each lot as required by current City Design Criteria and Construction Stand- ards, as amended. (3) Water mains. The -subdivider shall provide adequate mains and stubs to each lot as required by current City Design Criteria and Construction Standards, as amended. (4) Fire hydrants. The subdivider shall provide sufficient fire hydrants as required according to the Universal Fire Code, as amended by City Council. (5) Storm drainage. The subdivider shall provide storm drainage facilities and appurtenances as required by City Code § 93-10 and, where applicable, shall con- form to City Code § 524A. (6) Streets and alleys. All subdivisions must have access to an improved arterial street or to a street funded for im- provement as an arterial street. Any subdivision which does not have adequate access to an improved arterial street or an arterial street funded is required to improve s Editor's Vote: See Ch. 95, Streets and Sidewalks. 9915 5 - 25 - F5 CITY OF FORT COLLINS ENGINEERING SERVICES August 11, 1986 Dave Nelson Kroh Brothers Development 5690 DTC Boulevard Suite 200 Englewood, CO 80111 RE: Arbor Plaza P.U.D. Dave, I have been in contact with the Poudre Fire Authority regarding their access and other requirements for this site for granting an extension of the footing and foundation permit to include above -ground concrete and steel erection. They will support this extension of the footing and foundation permit provided that all-weather, temporary access roadway and waterline improvements are made. These temporary provisions must include access to both north and south sides of the site, with a minimum 20 feet wide roadways, sufficient to support fire apparatus under all weather conditions. -'These access road ways must extend as close as possible to the buildings, have a minimum 80 feet diameter unobstructed turnaround, and be adjacent to existing and installed fire hydrants. The waterline improvements are to extend the southern waterline from Mason and College to the Wal-mart building and to install the fire hydrant at this location as shown on the approved Utility Plans. ._� ____lam. •// _. " "' . u. rY._i..aY.w.i_azYc:uu ✓....'..tY.,_eO....i. .....r.—.w. e u �....a.::. � f3 � r .:s . , �, -RING SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, Colorado 80522 (303) 221-6605 Dave Nelson August 12, 1986 Page 2 When this work is complete and approved by the Poudre Fire Authority, then an extension of the footing and foundation permit to include aboveground concrete and steel erection will be considered. Let me use this opportunity to express my concern that these temporary access roadways not be used for construction or subcontractor vehicle parking, or for material storage sites. These access roadways and turnaround must be unobstructed at all times. This will require you, as construction manager, to inform your subcontractors and to strictly enforce this requirement. A full building permit will not be released until all code provisions have been met, including the water and sewer mains installed and accepted, and the streets constructed at least up to the gravel base course. If you have any questions, please feel free to call me at 221-6605. Sincerely, Matt J. Baker SID Coordinator CITY OF FORT COLLINS ENGINEERING SERVICES August 22, 1986 Bruce Buttner, P.E. Drexel, Barrel & Co. 170U 38th Street Boulder CO 80301 RE: Arbor Plaza Special Improvement District #88 Dear Bruce, Here is some information that we discussed at our last site meeting. 1. Enclosed is some information on under sidewalk drains. This type of drain should be located by you on the North side of Harmony Road to drain the Wickes property. I had envisioned a concrete pan from the Wickes parking lot to this under walk drain, however, now I am thinking that a PVC pipe would be more desirable. 2. While I am on the subject, we need to work with Wickes to harmonize their site improvements to the SID improvements. Please keep track of any time you spend on this so that I may fund it separately from the District. 3. I have enclosed a drawing for the median revision on Harmony Road just East of Mason Street. Would you please send me two blueline copies of the plans with the latest revisions. If I could help you with additional information please do not hesitate to call me at 221-660b. Si ncerely, MWtB� Sor STATE OF COLORADO DIVISION OF HIGHWAYS P.O. Box 850 Greeley, Colorado 80632-0850 ; k (303) 353-1232 �. OF COS•.::' September 10, 1986 Larimer Co., Arbor Plaza (Burger King P.M.), S.W. Cor. Harmon, Rd. and S.H. 287 Community Development Department DOH File 45100 City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Sir or Madam: We have reviewed the Arbor Plaza, Burger King P.U.D.-Final, and we have the following comments: 1. An Access Permit for the new Mason Street intersection at State Highway 287 has been approved. It should be noted that this access is intended to allow right turn in/out and left turns in only. A raised median in S.H. 287 is to be constructed by the end of 1987 to ensure proper operation of this access. We must approve the median design. In the interim, signage and striping must be provided by the permittee to encourage proper use of this access. 2. We are concerned about the nearness of the driveway on Mason Street to S.H. 287. It is likely that there will be a heavy left -turn demand by vehicles turning from S.H. 287 into the driveway just west of the Burger King lot. There is only about 100 feet of distance for vehicle storage between the driveway and the highway intersection. To avoid backing of vehicles into the intersection, we recommend that this driveway be moved as far to the west as possible. Thank you for the opportunity to review this P.U.D. Please contact Wally Jacobson if you have any questions. Very truly yours, ALBERT CHOTVACS DISTRICT ENGINEER ' ohn K. Cri r Dis/tic t Planning/Environmental Manager JKC:mbc(WJ) cc: D. Yost Area Foreman File: Crier -Jacobson via Chotvacs Fort Collins -Loveland Water District South Fort Collins Sanitation District 4700 South College Avernje FORT COLLINS, COLORADO 80525 TELEPHONE 226-3104 — 669-4321 September 18, 1986 Mike Herzig City of Fort Collins P.O. Box 580 Fort Collins, CO 80521 Re: #137-80E Arbor Plaza, Burger King P.U.D.-Final Dear Sir: qECEIVFO SEP 2 5 1986 Please be advised that the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District are willing and able to serve the above mentioned project, provided all District requirements are satisfied. Sincerely, Michael D. DiTullio District Manager CC: Terry Farrill, Systems Engineer DREXEL, BARRELL & CO. - ENGINEERS 1700 38TH STREET BOULDER, COLORADO 80301 (303) 442-4338 October 9, 1986 Mr. Fredric J. Hattman Gefroh Hattman Inc. 135 West Swallow Road Fort Collins, CO 80525 Re: Arbor Plaza, Burger King Pad Dear Ric: SURVEYORS OFFICES: BOULDER COLORADO SPRINGS Attached please find 3 copies of Drexel, Barrell & Co. Drawing Number 3D-701, Sheet 9, as revised. The storm sewer line parallel to College Avenue was revised south of South Mason Street to accomodate the Burger King building currently being proposed at the southwest corner of the intersection. Please note that area inlet 8 has been eliminated. However, with the Burger King site plan layout, the overall drainage patterns and storm sewer capacities as shorn on the Master Drainage Plan are not adversely affected. Please contact me if there are any questions. Sincerely, (hi1ip /ores Drexel, Barrell & Co. cc: David Nelson PJF/ea (2924C) November 2, 1984 Mr. Joe Frank City of Fort Collins Office of Planning & Development Fort Collins, Colorado 80522 Re: Arbor Plaza P.U.D. Planning Objectives Dear Joe: GEFROH ASSOCIATES INC. ARCHITECTS/PLANNERS 555 Howes Street Suite 100 Fort Collins, CO 80521 (303) 493-1080 We are now submitting the Planning Objectives for the Arbor Plaza Preliminary P.U.D. This is approximateiv 175,000 s.f. of retail/ commercial building at the 20 acre corner parcel of Harmony and South College Avenue currently zoned HB. We are all aware of how important this SW corner of the major intersection is, both to the City and the applicant. We are dedicated to providing a quality shopping center at the southern boundary of the regional center. It is our belief that this will serve the needs of the South Fort Collins area, by providing more choice and selection for the customer. We forsee in the near future that the definition of the regional shopping center will be to include the Arbor Plaza P.U.D We hope so. The Density Charts and All Development Numbered Criteria are attached to the planning objectives and substantiate the location and proposed land use for Arbor Plaza. Should you feel that any additional information could be helpful to the Staff or the Planning and Zoning Board, in their review of Arbor Plaza, please do not hesitate to contact me. Sincerely, GEFROH ASSOCIATES, INC. fV 1-"t k // � � Tony Hughes CITY OF FORT COLLINS DEVELOPMENT SERVICES — ENGINEERING December 4, 1986 feud Jespersen Phillips Construction b690 S. DTC Boulevard Suite 210 Englewood, Colorado 80111 Re: Arbor Plaza PUD Dear Bud: After talking with Dave Stringer and Steve Biegler of our Construction Inspection Division regarding the situation which occurred yesterday on the Arbor Plaza development, there seems to be some confusion as to what was intended in our previous conversation regarding the installation of concrete upon frozen subgrade. It was my intent to allow the concrete work on this site to continue i f : the frozen material is excavated, the excavation is filled with a compacted barrow material prior to the placement of the concrete. If it was not possible to accomplish the full procedure in one (1) day, blankets could be used to cover the replaced subgrade to protect it from the frost. This would allow the concrete to be placed the next day, weather permitting. Under no circumstances will the City Engineering Department allow the placement of concrete upon frozen ground. All work within our jurisdiction must be constructed in accordance with City of Fort Collins specifications. If your firm desires to continue placing concrete through the cold weather season, proper cold weather practices must be utilized. .. ..._,x,.�' � a �.i= k �., tt ``'r• ;'�".°`3 vA•.a s-���##q`1�''f "i$ ?` t ��' DEVELOPMENT SERVICES — 300 LaPorte Ave PO. Box 580 Fort Collins. Colorado 80522 • (303) 221-6605 ENGINEERING Bud Jespersen December 4, 1986 Page 2 Please be informed that the City will not accept any work which is not of yood quality and workmanship. If City specifications for cold weather concrete construction are not followed, it may jeopardize the issuance of Certificates of Occupancy for this development. Hopefully, this letter will cleanup any misunderstanding and such drastic actions will not be necessary. If you have any questions, please contact me. Sincerely, Matt J. Baker Special Improvement Districts Coordinator cc: Dave Stringer Steve Biegler Bruce Buttner - Drexel Barrel Mike Dodge, Phillips Construction Dave Nelson, Kroh Brothers CITY OF FORT COLLINS DEVELOPMENT SE=RVICES — ENGINEERING January 21, 1987 Mr. David Nelson Kroh Brothers 5690 DTC Boulevard, Suite 200 Englewood, CO 80111 Re: Amendments to Arbor Plaza Development Agreement Dear Dave, Here is a rough draft of the Amendment to the Development Agreement. This agreement draft was written by Tom Gathmann and amends the Special Conditions Section relat.ing to storm drainage items. I have reviewed the agreement and find it to be fairly standard, however, there are certain points I would like to comment on. 1) Title of Amendment Agreement should match the project name of the original Development Agreement. 2) The City agreeing to reimburse according to Chapter 93 is rather vague. The agreement to reimburse should state which items are to be reimbursed, i.e.: 1. design of spillway 2. construction 3. administrative overhead 4. reasonable profit 5. design and installation of trash grate 3) Last, but most important to the development of the Arbor site, this agreement specifies performance prior to issuance of the first Certificate of Occupancy. 300 LaPorte Ave • PO Box 580 • Fort Collins. Colorado 80522 • (303) 221 6605 David Nelson January 21, 1987 Page 2 Since the Certificate of Occupancy for Walmart is scheduled for February 15th, this only gives you 3 weeks! You would then have to post a letter of credit or establish an escrow immediately for this work for the WalMart Certificate of Occupancy to be issued. At this late stage, I would suggest a performance clause based on "not more than 4 Certificates of Occupancy" or "prior to the issuance of any additional building permits". Please feel free to discuss these items with Tom Gathmann. By way of a copy of this letter, I will be informing him of my concerns. If I can be of help, please call. Sincerely, Matt J. BaCker SID Coordinator cc: Tom Gathmann CITY OF FORT COLLINS DEVELOPMENT SE=RVICES — ENGINEERING February 20, '1987 Mr. James McPherson Jerald Construction 1314 Webster Fort Collins, CO 80524 Re: Certificate of Occupancy for Wal-Mart Arbor Plaza PUD Dear Mr. McPherson: With the events that have recently occurred regarding the developer of the Arbor Plaza Planned Unit Development, the City is concerned with the completion of the public right-of-way improvements. Chapter 99 of the Code of the City of Fort Collins requires the completion of these public improvements prior to issuance of any Certificate of Occupancy. However, the City's Engineering staff and attorney's staff have met to discuss alternatives which will allow for the issuance of Wal-Mart's Certificate of Occupancy and still protect the City's interest until the public improvements have been completed. As Chapter 99 does state an escrow account acceptable to the City may be established when the provisions of that Chapter presents an undue hardship to the person requesting the C.O. It is staffs opinion that the circumstances currently affecting this development warrant such an escrow account. The Engineering staff has established that Wal Mart's share of the remaining public improvements plus the standard fifty percent (50%) is $74,016.30. When an escrow has been established in this amount, the Certificate of Occupancy can be issued. ti r 5,07 DE I LCPMENT SERVICES - 300 LaPorte Ave PO, Box 580 Fort Collins, Colorado 80522 (303) 221 6605 ENGINEERING I regret the inconvenience this unexpected the City has an obligation to ensure improvements as may be required through the Sincerely, David Stringer Chief Construction Inspector cc: Gary Diede Felix Lee Steve Roy Matt Baker occurence may cause. However, the installation of public development process. Ef57 City of Fort Collins Mr. Mike Herzig 281 North College: Avenue P.O. Box 580 Fort Collins, CO 80522-0580 Re: Arbor Plaza Box Culvert Design Project No,. 10-802-000 Dear Mike: February 16, 1995 This letter is to confirm the information that was discussed with you on February 15, 1995. On that date we discussed the City of Fort Collins time frame for reviewing plans. You informed me that the time fi-ame was from two to three weeks. Since I submitted these plans to you on February 6, 1995, I hope to have your initial comments back to me by February 27, 1995. As I mentioned on the phone, I have submitted these plans directly to the New Mercer Ditch Company. When I submitted these plans, the Ditch Company informed me that they have the right to start running water on the 15th of April. We are anticipating having the ditch back open by then. If there is anything I can do to expedite the review procedure, whether it be by telephone or coming down to your office to clarify anything, please let me know. Respectfully, TST, INC. CONSULTING ENGINEERS ichard A. Dvora RAD/Ing cc: Starr Realty, Ms. Debbie Noble TST �� 748 Whalers Way - Building D 102 Inverness Terrace East Fort Collins, CO 80525 Suite 105 (,t>nsultin<� f:npinc't'fti (303)226-0557 Englewood. CO80112 Metro Denver (303) 595-9103 (303) 792-0557 Fax (303) 226-0204 Fax (303 i 792-9489 Ultimate Electronics, Inc. 9901 W. 50th Avenue Wheat Ridge, CO 80033 Office: 303/420-1366 Fax: 303/467-5923 March 24, 1995 City of Fort Collins 281 North College Avenue Fort Collins. Colorado 80522 RE: Arbor Plaza Box Culvert Design Project No. 10-802-000 To Whom It May Concern: Souna�rack 111111'1.11111111 UalmkEit 810 NAMES. LrrTLE PRICES GUARANTEE. It is my understanding from Matmar Fort Collins, owners of the Arbor Plaza, that construction plans have been reviewed by the City of Fort Collins for a box culvert and filling of the ditch on Arbor Plaza's property, adjacent to SoundTrack. It is my further understanding that a part of this work will involve the parcel owned by SoundTrack. This letter is to assure the City of Fort Collins that SoundTrack is aware of the above described work and gives its approval for the work to be performed. Matmar Fort Collins will be responsible for performance of the work and completion of the project. Si y, IA- C. Douglas Beall Director of Design and Construction CDB:cros CITY OF SORT COLLINS COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION December 18, 1985 Rick Hattman Gefroh-Hattman Inc. 135 W. Swallow Fort Collins, CO 80525 Dear Rick, The Final PUD of Arbor Plaza has been continued until the January meeting of the Planning and Zoning Board. In order to allow sufficient time to review any revisions to the site plan, landscape plan, building elevations, or any other planning documents, they must be submitted no later than Monday, January 5, 1986. PMT reductions, colored renderings, and ten full size copies of the site plan, landscape plan, and building elevations should be submitted by noon on January 20, 1986, Final signed mylars including a signed "Site and Landscape Covenants" document should be submitted no later than noon on January 23, 1986. It is extremely important that the above deadlines be followed if the item is to be considered at the January meeting. The staff has discussed the requirement of completing the right-of-way acquisition for Harmony Road adjacent to Wickes Lumber property prior to final approval. The conclusions reached for this project is that the staff feels that it is reasonable for this project to gain final approval from the Planning and Zoning prior to the final acquisition of the necessary RJW. However, if the project is recommended for approval by staff it will be with certain conditions including that prior to issuance of any _building permits on the site, that the necessary ROW_ wi 1 l be acqu'i red and conveyed to the City; that the apt%cant _wil l pay for the entire .cost of any future actions by the City to acquire the property by condemnation including _ate necessary design costs; that the City is not in any way guaranteeing the approval of ary future_ condemnation action by either the staff oi;-City Council by approving the final PUD plans, and; that before the City will consider any condemnation action that the applicant will have to act in full good faith to acquire the necessary addadd t naT--RUW from Wi— kes Lumber. Further details on these conditions will be contained in the forthcoming Development Agreement. 77ta .. .. .. .. _ � .. _, .� n .e � ..::?$, �.. .rfi�:rh:,a.x ��_A, te,� reap, a �.'t.,:._', . fir. 1`'.•" �.... i._:.tiau.., w.,�^+.+_ ...aa e. ,_ � sxs�A OFFICE OF COMMUNI T Y 300 LaPorte Ave. • P.O. Box 580 Fort Collins. Colorado 80522 • (303,221-6(50 r)FVFl ()PRAFnIT PI AmNimir,, niv1ciC)N1 The staff would like to offer their assistance in your endeavor to acquire the property from Wickes Lumber. The City's Traffic Enginneer has expressed a strong desire to participate in these discussions with you and Wickes Lumber to help inform all parties of the city's future plans for this area and explore al1 options. Hopefully, through these meetings the parties would be able to work out the details of the riyht-of-way acquisition in good faith without having to use the threat of condemnation. If you should need any futher clarification on these points, I would recommend you contact either Bonnie Tripoli or myself. I look forward to your continued cooperation on this proposal. Sincerely, f Joe Frank Acting Planning Director cc. Bonnie Tripoli, Development Coordinator Mike Herzig Rick Ensdorff, Traffic Engineer January 8, 1986 Mr. Joe Frank Acting Planning Director City of Fort Collins Box 580 Fort Collins, CO 80522 GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins, CO 80525 (303) 223-7335 RE: ARBOR PLAZA FINAL SITE PLAN AND FINAL LANDSCAPE COVENANTS Dear Joe: The following comments are in response to your comments concerning the Arbor pro- ject spanning a period from November 1985 to the present. I will first review your letter of November 14, 1985, your Site Plan comments of mid December and your Landscape comments of mid December and Tim Buccanan's comments concerning the landscaping for the project. 1. The easements in the South property boundary and the West property boundary have been noted as utility easements. 2. Drexel Barrell, Site Engineers, have met with Fort Collins -Loveland Water Dis- tricts and the South Fort Collins Sanitation District and discussed with them their concerns with respect to the project. They have modified their plans accordingly. 3. Drexel Barrell have revised their storm drainage information to the satisfac- tion on the staff on all concerns. 4. Utility Plans have been updated and submitted for review several times with final revisions accompanying this submission for the January meeting. 5. Public and private sidewalks have been noted as to width. Handicapped ramps are noted with a "r" symbol. Handicapped ramps are located at all pedestrian crossing and at handicapped parking spaces. 6. We agreed through discussion to retain the curb returns at the service drive to make service truck access and fire protection access at a high degree of safety. This access will be concrete from flow line to property line. All College Avenue intersections will have 30' radius transitions. Design speed is noted as 30 M.P.H. 7. Prior to planning review, a copy of the agreement between the railroad and the developer will be submitted to staff. Ditch company approval in letter form will be submitted to staff prior to Planning and Zoning Board meeting. Detailed documentation study indicates that the State Highway Department never accepted the dedication of the property West of the bridge. No letter will be Mr. Joe Frank January 8, 1986 Page 2 forthcoming. We acknowledge the requirement for State Highway Department access permit and will provide the City the required documentation after approval as the City determines what if any additional information they would like the developer to provide. 8. The design of the service area behind building C and D has been revised several times. This current one reflects what we think is the safest and best functioning solution. We feel that the straight service drive is the safest for traffic circulation and keeping all employees from crossing the service path to park is the safest method and makes the best planning sense. We feel that service can best occur behind the building for such items as trash removal and merchandising deliveries. We have located these areas plus some employee parking behind the stores to accomplish these planning objectives of good circulation and service. We were also able to shift both shops C and Shops D to the West and make the pedestrian spaces for these shops more generous. In reviewing the service requirements for Walmart with their design staff, we find that they have planned their service loading dock to accommodate two tractor trailer rigs at one time which our plan reflects. All compact cars have been replaced with long-term parking spaces which will be noted for employees only. These spaces are limited to the West of Walmart Store. 9. The circulation pattern at the major entry at Mason has been revised in order to allow for more stacking for out -going traffic and to allow a car to travel onto the site further before turning into the parking area. This aids the circulation conjestion potential and potential accident hazards of obscure angle intersections. 10. The site line problem at College and Mason has been revised. A map demonstrat- ing site distance has been reviewed and approved by Engineering. 11. Comments concerning improvement phasing has been incorporated in the Utility Plans. Note Nine on the Site Plan indicates Harmony Road will be constructed with development of the site which is the plan that we are presenting to the Board at this time. 12. The fire hydrant at the Southeast of Shops C has been moved to the Northeast of Shops C. A note indicating that the buildings will conform to the current amended 1982 U.B.C. in regard to fire protection systems has been added. 13. All canopies and the garden shop will be within a building envelope. Each face of a building envelope is noted. Each envelope is dimensioned to two property lines. 14. The Planning and Zoning conditions have been addressed as follows: A. A plan has been agreed upon as to the extent and timing of improvement for the Arbor site. Mason North of the site, through the site, Harmony adjacent to the site, Harmony transition West of the tracks, Harmony transi- tion East of College will occur with this Phase of development. The College median, if not in the 1987 City budget, will be provided by the developer. The developer is submitting documentation for a S.I.D. for funding of the improvements currently. Mr. Joe Frank January 8, 1986 Page 3 B. This item relates to future phases. C. This item relates to future phases. D. Additional landscape islands have been added and others have been in- creased in size. Additional landscape paths, trees, and shrubs have been added to reduce the parking lot impact. Additional planting areas by the buildings have been added. Additional islands have been added to parking areas adjacent to Harmony and Mason. Larger than standard trees have been provided at the Harmony -Mason intersection at the North and South site intersections with Mason, at the North driveway concourse and between the Theatre and Harmony Road. Additional trees have been added at the West property boundary line. E. Additional pedestrian circulation pathways connecting the parking and the buildings have been added. The pedestrian space has been increased in front of all buildings. More pedestrian seating areas have been created along with the addition of two new major pedestrian plaza areas for each of the shopping clusters. F. Detailed energy conservation notes have been noted with respect to Walmart and the 'Shop Buildings. G. Landscape treatment around the perimeter of the future development phases has been added and extended to approximately the location of future building pads or parking areas. Trees have been added to this sodded area as requested. 15. Walmart design limitations have been removed from the plan. 16. The title has been revised. 17. Revised architectural plans accompany this Plan. 18. Landscape areas are dimensioned. Comments from Site Sketch -- Sign noting service drive has been added. -- Restricted parking and loading areas have been added at rear of shops "C" and "D". Both of these buildings has been moved West to provide additional pedestrian space at the store entries. To provide a plaza for these buildings a bank of parking has been removed in front of Shops C. Additional landscaping has been provided at the South end of Shops C. -- Concrete crowned crosswalks have been added at all pedestrian crossings. The widest one is provided at the Walmart entry. For safety reasons we kept the crossing at the West of Walmart to 6-0. We want to maintain a landscaped bracketed path at this crossing. This crossing is also in a low traffic area which does not need a 20 foot wide crossing. -- We have revised the North site entry with Mason with respect to parking area entries.