HomeMy WebLinkAboutTIMBERLINE CENTER - PDP - 41-05A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPlease let us know if you have any other issues.
Sincerely: �-
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Sandy McFeron
Project Manager
V.F. Ripley Associates, Inc.
Mike Oberlander
Project Manager
North Star Design, Inc.
f. If there is to be any residential uses in this development the
minimum parking requirements are set forth in Section 3.2.2(K)(1)
of the LUC.
No residential uses have been planned with this development.
9. 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 (overall
development plan, project development plan, final compliance) by
City staff and affected outside reviewing agencies. However,
development proposals may be approved only after the required
rezoning of the property (from T - Transition to something other,
conceivably I - Industrial) is approved by City Council.
Acknowledged.
10. This development proposal is subject to the requirements as set
forth in the City's LUC, specifically Articles 2. Administration
(Development Review Procedures), Article 3. General Development
Standards, and Division 4.23 - Industrial District, if zoned as such.
Copies of Article 3 and Division 4.23 are available in the Current
Planning Department or on the City of Fort Collins website @
www.fcgov.com. Go to Departments, then the Current Planning
Department.
Acknowledged.
11. The City's Current Planning Department will coordinate the
development review process. The required submittal package will be
submitted to this department and distributed accordingly to other
City departments and outside reviewing agencies involved in
development review.
Acknowledged.
12. The proposed ODP and/or PDP would be subject to a Type 2,
Planning and Zoning Board review and public hearing, based on
some of the proposed land uses.
• Section 2.1.2(D) of the LUC states that when a development
application contains both Type 1 and Type 2 uses, it will be
processed as a Type 2 use.
Acknowledged.
unless it is included in a convenience shopping center, which is a
permitted use.
All general retail is located within a convenience shopping center.
Refer to site plan for designated convenience shopping center.
b. The convenience store, with fuel sales, as shown in the
Convenience Center on the conceptual plan would not be
permitted based on Section 4.23(B)(3)(c)5 of the LUC, which
prohibits a convenience retail store with fuel sales from being
within 3/4 of a mile of another c-store with fuel sales. There is an
existing Shell c-store with fuel sales at the corner of East
Prospect Road and Specht Point Road, which is 2,600' away (or
just 1/2 mile).
A modification is being requested for the convenience store. An
alternate plan is also being submitted.
c. Freestanding standard and fast food restaurants are permitted in
the I District, without drive-in or drive -through facilities. Drive-in
restaurants are permitted, only if located in a convenience
shopping center.
The drive-thru restaurant has been included within a convenience
shopping center. Refer to site plan.
d. Please review the lists of uses permitted in the I - Industrial
District, subject to administrative review (Type 1) and public
hearing or Planning and Zoning Board review (Type II) and public
hearing.
Acknowledged.
e. The maximum parking allowances (for non-residential uses) for
this development will be based on the proposed uses on the PDP.
A convenience shopping center (no more than 7 acres in size)
would be allowed no more than 5 parking spaces per 1,000 square
feet of total leasable floor area in the center. Parking allowances
for other freestanding uses would be based on the Non -
Residential Parking Requirements set forth in Section 3.2.2(K)(2)
of the LUC.
Acknowledged.
d. A Fugitive Dust Control Permit may be required and this permit is
issued by the Larimer County Environmental Health Department.
Please contact them directly, at 498-6700, to discuss their
requirements.
Acknowledged.
Department: Transportation Planning Issue Contact: David Averill
Topic: General
Number. 7
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 David Averill
of the Transportation Planning Department, at 416-2643, 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.
A Transportation Impact Study (TIS) is being submitted with this
submittal.
b. A direct pedestrian walkway from the convenience store to the
public sidewalk along South Timberline Road must be
provided.
A direct pedestrian walkway from the convenience store to the
public sidewalk along South Timberline Road has been provided.
Refer to site plan.
C. A 7' wide detached sidewalk along the west side of South
Timberline Road, initially built to the ultimate width, must be
constructed as part of this development.
A T wide detached sidewalk will be constructed with Timberline
Road.
Department: Current Planning Issue Contact: Steve Olt
Topic: General
Number: 8
a. After further review of the I - Industrial District in the LUC, it is
important that the applicant be aware of the fact that freestanding
retail buildings (presumed to be General Retail), as shown on the
north portion of the conceptual plan, would not be permitted in
the I District. General retail is not a permitted use in this district
a. Currently there is no City of Fort Collins power to the site.
There is an overhead Public Service line in the area.
NSD — Power will be running up the east side of Timberline with the
Timberline Road Project.
b. There apparently are no real problems in getting City electric
service to the property.
Acknowledged.
C. The standard electric development charges will apply to this
development request.
Acknowledged.
d. The transformer locations must be coordinated with Light &
Power.
Acknowledged.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number. 6
a. Native plant materials and grasses should be incorporated in the
Landscape Plan for the development. The use of bluegrass
should be minimized.
Acknowledged.
b. If prairie dogs exist on this property they must be relocated or
humanely eradicated prior to any construction occurring on -
site, including overlot grading. This is set forth in Section
3.4.1(N)(5) of the LUC.
Acknowledged.
c. All trash enclosures will need to comply with Section 3.2.5 (Trash
and Recycling Enclosures) of the LUC.
Trash enclosures have been design large enough to incorporate
recycling.
NSD — Per the Timberline Widening Report, this area is in the
Foothills Basin and will release to storm pipes constructed with
Filing 2 of SideHill at the 2-year historic rate (for the developing
area).
b. The site is on Stormwater Inventory Map #11 K. A copy of the
map can be obtained from the Utility Service Center at 700
Wood Street.
Acknowledged.
C. 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.
A preliminary report has been prepared for the PDP.
d. On -site detention is required with a 2-year historic release rate
for water quantit and water ug ality extended detention is
required to treat the runoff.
Detention and Water Quality has been provided per the standard.
e. The outfall for this site is probably South Timberline Road.
Presently there is no curb and gutter or storm sewer, so until
the City's Timberline Road improvements project installs curb
and gutter the outfall to the north would have to be analyzed
and possibly improved since this project would be adding to
the outfall. The street improvements are scheduled to start in
March, 2006. There may be storm sewer built with the project
that could be used by development on this site. There have
been discussions with the Sidehill development and the
Engineering Department about building detention on the west
side of South Timberline Road when the street is widened.
That detention would then outfall through the Sidehill
development to the east, which is another option for an outfall.
This PDP will provide detention on site to the 2-year historic rate
and discharge to the storm sewer being built on SideHill.
Department: Light & Power Issue Contact: Bruce Vogel
Topic: General
Number. 5
Acknowledged.
Department: Water/Wastewater Issue Contact: Roger Buffington
Topic: General
Number: 3
a. There is an existing 24" water main on the west side of South
Timberline Road. Development on this property will be
responsible for a repay for the water main.
Acknowledged.
b. There currently is no sanitary sewer service to this site.
Water/Wastewater is looking at several locations for sanitary
sewer in this area, with the Sidehill project being one of the
locations. The sanitary sewer should be constructed with the
road construction.
The Timberline Project will build sewer around the Police Station
and to the south property line of this site. This sewer is able to
serve the entire project.
C. Plant investment (development) fees and water rights will
apply to this development request. They will be collected at
the time of issuance of building permits.
Acknowledged.
d. The City's water conservation standards for landscaping and
irrigation systems will apply to this development request.
Acknowledged.
e. A grease interceptor would be required for any restaurant in
the development.
Acknowledged.
Department: Stormwater Utility Issue Contact: Glen Schlueter
Topic: General
Number: 4
a. The site is located in the Spring Creek Drainage Basin, where
the new development fee is $2,175 per acre, which is subject
to the runoff coefficient reduction. The fee is to be paid at the
time of issuance of building permits.
A median and 3/ access is included in the Timberline Plans — no
other access from Timberline will be allowed (per Eric Bracke).
• This project should be coordinated with the Timberline
Road plans. Triple street cut fees may apply. Please contact
Matt Baker, at 224-6108, regarding this.
No cuts in Timberline should be required with the current plan.
• The interior road classifications will be determined by the
TIS.
Acknowledged.
• There may be a need to vacate the existing railroad ROW
adjacent to this property.
Acknowledged.
• Street Oversizing is construction interim improvements to
the west side of South Timberline Road along this property
frontage. This development will be responsible for
designing and constructing the rest.
All Timberline requirements for this project will be satisfied with
the Timberline Widening
• No structures of any kind are allowed in easements.
Acknowledged.
A subdivision plat will be required as part of this submittal to
the City for development review.
A Plat is included with the PDP submittal.
k. A Development Agreement and a Development Construction
Permit will be required for development on this property.
Acknowledged.
City staff is recommending that a utility coordination meeting
be held to discuss this development proposal. Susan Joy will
assist you in scheduling this meeting. Please call her at 221-
6605 or 221-6750.
h. The property owner / developer will be responsible for
undergrounding any existing overhead utilities on or adjacent
to the property.
It is our understanding that the Timberline Project will remove the
overhead lines.
i. This development will be subject to the requirements set forth
in the Larimer County Urban Area Street Standards (LCUASS).
• A public street connection to adjacent developable or
redevelopable land is required at a spacing of no more than
660', per Section 3.6.3(F) of the LUC.
The layout accounts for street connections.
• Development on this property will be responsible for
preliminary design of off -site street improvements for a
distance of 500'.
Preliminary design to the north is included.
• The Timberline Road access needs to meet the spacing /
separation requirements set forth in LCUASS.
The access location and movement (3/4) has been designed
with the Timberline Project (in coordination with Engineering
and Traffic).
• Depending on where the Timberline Road access is located
on the hill, there may be some sight distance problems.
The access (designed with Timberline Road) is 600' south of the
crest of the hill. Sight distance is about 960' and the access has
a southbound acceleration lane.
• Please contact the Poudre Fire Authority (PFA) for their
emergency access needs and requirements.
All buildings face a public street or an emergency access
easement and drive.
• There may have to be a median in Timberline Road in front
of this property.
There are 2 public streets proposed. The one off of Timberline was
located with the design of Timberline Road. The north -south street
is an extension of the street proposed on the west side of the Police
Station. Variances for the street widths are included in the PDP
submittal.
C. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your ODP and/or PDP
submittal. Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062 and David Averill of the
Transportation Planning Department, at 416-2643 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.
A Transportation Impact Study (TIS) is being submitted with this
submittal.
d. The standard utility plan submittal requirements will apply to
this development request.
Preliminary plans are included in the PDP submittal.
e. Street oversizing fees will apply to this development request.
The fees are based on vehicle trip generation for the proposed
land uses on 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.
These fees have already been collected in order to include this
frontage in the Timberline plans.
f. The Larimer County Road Impact Fees will apply to
development on this property.
Acknowledged.
g. Development on this property will trigger a repay for the
Timberline Road improvements. Please contact Matt Baker, at
224-6108, for information on the repay.
This project is participating in the Timberline project.
b. This development will be subject to the parking requirements
(vehicle & bicycle) set forth in Section 3.2.2(K) of the Land Use
Code (LUC).
Acknowledged.
c. Sections 3.2.1(E)(5) and 3.2.2(M)(1) of the LUC set forth the
parking lot interior landscaping requirements, in this case being
at least 10% of the interior space of all of the parking lots
(containing 100 spaces or more).
Acknowledged.
d. This property is in the City's Residential Neighborhood Sign
District and is subject to the requirements set forth in Section
3.8.7(E) of the LUC.
Acknowledged.
e. Handouts of the various LUC sections were given to the applicant
at conceptual review.
Acknowledged.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 2
a. The property fronts on South Timberline Road, which is
designated as a 6-lane major arterial street on the City of Fort
Collins Master Street Plan. This property will have to dedicate
necessary street rights -of -way (ROW) and easements behind
the ROW for South Timberline Road and the internal streets on
the required subdivision plat. A total of 141' of right-of-way
(ROW) width is required for Timberline Road in this location.
This property is participating in the Street Oversizing Project and
will be dedicating ROW and easements with that project (prior to
the approvals of the development.
b. The Overall Development Plan (ODP) and/or the Project
Development Plan (PDP) will be subject to the requirements
set forth in Section 3.6.3 - Street Patterns and Connectivity
Standards of the LUC.
\/ FT::lipheyASSOCIATES INC
Landscape Architecture Urban Design Planning
October 11, 2005
Mr. Ted Shepard
Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80524
Timberline Commercial Center — TYPE II
Response to staff Project Review comments
Dear Mr. Shepard,
We have reviewed the staff letter dated March 07, 2005 and have the following
comments: Please note the site plan and building plan have been completely
redesigned since conceptual review.
ITEM: Request for a commercial center containing:
• retail uses
• bank
• office uses
• convenience center with fast food and fuel sales
• multiple fast food restaurants
COMMENTS:
Department: Zoning Issue Contact: Jenny Nuckols
Topic: General
Number. 1
a. The uses as proposed on the conceptual plan, if the property is
rezoned I - Industrial, are subject to a Planning and Zoning Board
(Type 2) review and public hearing.
Acknowledged.
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins. CO 80521-2604
vfripley.com