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HomeMy WebLinkAboutMASON STREET PUD - Filed GC-GENERAL CORRESPONDENCE - 2004-08-16March 4. 1983 Mr. Joseph Frank Planning, Division P.O. Box 580 Fort Col l ins, Cal.crado 80522 Subjc( L: Mason Street P.U.I). Dear Joe: This letter will Provide the written documentation for the Mason Street P.U.D. The information covers a description of the project, the advantages of the particular dpwgn, ha,hic sit, data, point chart discussion, and summary. ProjecL Dcscr i oL i,cn The project is located in south Fort Collins approximately 1/3 mile south of the South College Avenue and Horsetooth Read intersection between Mason Street and Soma Coliupe Avenue. The project's size is approximately 2.79 acres. Thu project will he developed in two phases with the first phase containing approxi— matuiv 1.6 acres and the second phase approximately 1.19 acres. The first phase wil_ consist of one two —level structure of about 10,500 square feet for office —type uses. 'file second phase consists of one three —level structure of approximately 32,000 square feet. Both phn.soc will have accompau inp, parking, and other related amenities. The siLc, as it exists, slopes in a westerly direction to Mason Street with the eastern half of the site nearly flat and :he western half having; an approximate fout­ to five porccnL existing grade. The total fall of the site is approximately 15 — feet from east to west. Thu sitop's present access is from a curb cut on South College Avenue. This curb cuL will be closed upon development and access will be gained from Colboard Street on the south and Mason Street on the west. The current use of the site is a car dealership known as Superior Datsun. This use will he abandoned in November or Dece❑ber and relocated to another site. Schedules for this Change of use will he closely coordinated with the project's owner and the city of Fort Coll.ns to assure safety requirements are met. OccupaaCV of the first phase structure will be primarily by the State of Colorado. This project is hosed largely on the state's requirements for access, location, Mr. Joe F'rrink, City of Fort Collins April 11, 1983 Mason Street P.U.D. page 4 29. The number of parking stalls and the maximum height of the buildings are indicated on the site plan. A signature certification block has been added to the site plan. 30. Landscape objectives have been added to the landscape plan. 31. See note 14. Utility easements have also been shown. 32. Submittal requirements will be met. I will be glad to answer any questions or clarify our responses regarding this project. Cordially, Robert A. Sutter, A.I.A. President RAS:sfj Copies: Stewart's Engineering Mr. Ronald N. Giselman James H. Stewart and Associates, Inc. Consulting Engineers and Surveyors 214 North Howes Street P.O. Box 429 Fort Collins, Colorado 80522 (303) 482-9331 April 19, 1983 Mr. Phil Waite Storm Drainage Department City of Fort Collins P. 0. Box 580 Fort Collins, Colorado 80522 Dear Phil: Laboratory: 301 Lincoln Court P.O. Box 429 Fort Cal I ins, Colorado 80522 (303)484-6309 At the request of Bonnie Tripoli, I have calculated the amount of storm drainage that is being rerouted West on Colboard Drive from College Avenue at the Mason Street P.U.D. When the deceleration lane was required, it necessitated moving the curb and gutter West which will not allow the runoff to continue South on College Avenue. The only solution is, to drain the runoff West on Colboard Drive. The area that is affected is 5750 square feet. The amount of runoff is as follows: 2 year Storm 10 year Storm 100 year Storm Q = 0.3 c.f.s. Q = 0.5 c.f.s. Q = 0.9 c.f.s. The runoff ultimately ends up at the same storm sewer, however this approach will route the water into the R.C.D.`Jetention system. If you have any questions, please call. Sincerely, JAMES H. STEWART AND ASSOCIATES, INC. Richard A. Rutherford, P.E. & L.S. Secretary/Treasurer jsa xc:Bonnie Tripoli CITY OF FORT COLLINS OFFICE OF PLANNING S DEVELOPMENT, DEVELOPMENT CEN f EN September 20,1984 Mr. Randy Jacobson C.J. Bonner 18552 MacArthur Blvd Irvine, CA 92714 Dear Mr. Jacobson: Mason Street is considered an arterial street in the City of Fort Collins. That designation carries with it certain design standards regarding the sidewalk. Basically, the City prefers the walk to be detached and 5' wide, but this cannot always be accomplished. So at corners and other locations that have physical constraints we do allow sidewalks to be adjacent to the curb, but it must be 7' in width. The City has a fund to repay developers for oversizing streets. This fund repays developers for constructing streets larger that a normal local street. In this case, with regard to the sidewalk, the City would reimburse you for 3' of the width of the sidewalk if you were to use the 7' attached walk. When your project is completed you will need to submit invoices from your contractor to Mark Sears in the Engineering Department and he will process your request. Before you construct the walk, if you desire to change the location of the walk, you need to process an Administrative Change request through the Planning Office. This requires filling out a form, submitting 3 copies of the site plan with the revisions in red and $5.00. The review takes approximately 2 days and once your change is approved you may begin construction. If you have any questions please do not hesitate to call. Sincerely, Bonnie Tripoli Development Coordinator cc: Mr. Roger Riggins v- t OFFICE OF PI ANNIM '3f U LoPnrr- Av, P O. Hn� Fort P:u nip,, '..ilido H('�2F L 6 DFVH_OPMFNT. DEVELOPMENT CEN FEG CITY OF FORT COLLINS ENGINEERING SERVICES June 22, 1984 Pete Cottier PEMCO Builders 383 West Drake Road #204 P.O. Box 1051 Fort Collins, Colorado 80522 11. � /JI / Re: Mason Street P.U.D. - Lot 1, Phase 1 / Dear Pete: The City of Fort Collins has received an estimate from Stewart Engineering concerning the construction of the deceleration lane on College Avenue at Colboard Drive in the amount of $12,093.00. It is my understanding that in order to obtain a certificate of occupancy for Lot 1 in the Mason Street P.U.D. this work is to be completed. As you are aware, the City will accept escrows, bonds or bank guaranteed letters of credit in lieu of completion of the required public improvements. As you have indicated, you wish to establish a monitory guarantee for the improvements in this development. It is the City's policy to require 150% of the Engineer's estimate. For this particular job, the amount is --$19;O40-00 which was based upon Stewarts' estimate. This amount is to be bonded or held in escrow for a period not to exceed one (1) year. If at the end of this time the deceleration lane has not been completed, the City will complete the work and use the established guarantee as payment for all incurred costs. If you have any further questions, please feel free to contact me. ncerely, David Stringer Chief Construction Inspector A E N1INEEPIN(; SFRVICES 3fPJ L, Pnrra Ave. P 0. Box S80 Fnr[ Cnihn I;tilr r.dn an5c CITY OF FORT COLLINS ENGINEERING SERVICES August 18, 1986 A. Chotvacs District Engineer P.U. Box 85U 1420 Second Street Greeley, Colorado 80632 Mike , � `� r. RE: State Highway 287 (College Ave.) and Colboard Drive Deceleration Lane for M83bVr"Str*ft FW U. Dear Al, This letter is to request your approval to construct the deceleration lane improvements to this intersection as per the City approved engineering plans. Enclosed is the blueline plan for this work (sheet 3 of 5) from the Mason Street P.U.U. utility plans approved by the City in 1983. Any additional questions you may have can be directed to Josh Richardson of our Traffic Engineering Department, or to me. Thank you for your attention to this matter. Sincerely, Matt J. aker Civil Engineer cc. Josh Richardson - Traffic Department Enclosure FNGINEERING SFRVICFE 300 LaPorte Ave- • P.O- Box 580 • Fort Collins, Colorado 80522 • (303) 221-6605 ds+� COLORADO STATE DEPARTMENT F HIGHWAYS 7e DIVISION OF HIGHWAYS December 23, 1980 Planning Department City of Fort Collins P. 0. Box 580 Fort Collins, Colorado 80522 Gentlemen: Larimer County SH 287 Dick's Datsun PUD 3/10 Mi. S. of Horsetooth Rd. on W. Side of 287 DOH FILE 45100 We have reviewed the Dick's Datsun P.U.D. preliminary plan, and we ask for your considera- tion of the following comments. The site plan indicates that the existing access to South College Avenue (U.S. 287) will be eliminated when Colboard Drive is built. Access to the eastern portion of the property will then be obtained from a driveway on Colboard Drive. We prefer that Colboard Drive be constructed immediately so that the existing access to South College can be eliminated. This would avoid future driveway reconstruction work on the highway and would establish the traffic pattern which will exist once Colboard Drive is built. We note that a reference is made on the site plan to future median improvements on South College Avenue. It is our understanding that the City is working toward the installation of a raised -island median on U.S. 287 across from this property. We support this effort since it will restrict left -turn movements and improve traffic flow on the highway. However, we do not support the ending of the Frontage Road on the north side of this property. We feel that it is important to maintain the continuity of this road between Creger Drive and Colboard Drive. In fairness to existing property owners who have already provided for the construction of this road, we feel that it should be continued through Dick's Datsun P.U.D. 2. Any driveway or street construction on U.S. 287 will require a permit. Following approval of the final site plan by the City, application for this permit can be made to Mr. David N. Fraser, District IV Maintenance Superintendent, P. 0. Box 850, Greeley, Colorado 80632. Three copies of a plan showing details of the proposed construction or reconstruction must be submitted with the application. Thank you for the opportunity to review this P.U.D. RECEIVED DEC 26 1980 Planning AC:da Department cc: D. M. Bower D. N. Fraser (2) File: Crier -Jacobson via Rames-Finch-Graham w/encl. Very truly yours, DWIGHT M. BOWER DISTRICT ENGINEER Albert Gliby —�{Tber—two vai; cs — Assistant District Engineer P.O. BOX 850 GREELEY, CO 80632 (303) 353-1232 ._ J.n.c-;dh isI I]; h 4, 198 page. and service. The major state uses- will be the department of emplovnent with other users being parole, health, electrical board, rehabilitation, and tar. (lottery, t r<atlon, and taxp"Ne. service), Potential future state users will be drivers licensing, and perks and recreation. Space not utilized innnrdiate l_v by the state will be rented for other office-t}ape users. Since the State of Colorado is the primary user, access from grade to the interior Of the building was an important requirement. This building has been located the west end of chc property to take advantage of the existing grade on fall there. Access from the cast can be provided on ;trade to the upper level and on grade to the lower level ;r,m the west. Design Advaataces After careful anaNsis, the particul._r site configuration for development was chosen for the following advantages. Parking areas are divided reducing negative aesthetic impact and proportionately distributed between square footages cf the developed building. The building is stepped down the site to allow o❑ grade access to all levels of the first phase building, This also preserves the views from the second phase building to the mountains on the west. Access and visibility are maintained to adjoining properties to the north. Site configury ion will allow the continued use of the existinn automobile dealership dining construction of this project and the new replacement dealer- ship. This i lows Minimal loss o in_ome to both properties during transition and adds to nbil-ity Of the davelcpment. Fire protection and emergency access is maximized to all buildings. With the larger building in the second phase! set -bath; views to adjoining properties from College Avenue are enhanced. Aesthetics of the building are alsc enhanced allowiny more open space and landscaping between the structure and South College Avenue. Colhoard Street access to the property is set back from College Avenue an adequate distancr to enhance the safe use of the intersection at Colboard Street and South College Avenue. Site eta Most of the site data information is included on the enclosed drawings and is repeated here for the convenience of reviewing written comments. 7,77 77 %W *44 COLORADO STATE DEPARTMENT OF HIGHWAYS Planning Department City of Fort Collins P. 0. Box 580 Fort Collins, Colorado 80522 Gentlemen: DIVISION OF HIGHWAYS March 23, 1981 RECEIVED MAR 21 1981 Planning Department Larimer County SH 287 Dick's Datsun PUD 3/10 Mi. S. of Horsetooth Rd. on 4 Side of 287 DOH FILE 45100 We have reviewed the final plat and site plan for Dick's Datsun P.U.D. Our comments are based upon information obtained from the City Engineering Department and our previous concerns about this project. We have been informed that the owners of Dic 's Datsun, College Motors, and Creger Plaza do not want to retain the present frontage road concept along U.S. High- way 287. An agreement is being negotiated among these owners which would result in the following: 1. Elimination of existing private curb cuts onto U.S. 287 except for the existing one serving College Motors. 2. Provision by these properties for a 24-foot dedicated access easement between Colboard Drive and Creger Drive. 3. Vacation of the existing frontage road. It is our understanding that this agreement must be completed before the approval of the Dick's Datsun P.U.D., or the present frontage road design will have to be incorporated within this PUD. We have no objection to the above plan if it is mutually agreed upon by the . affected property owners and the City. Elimination of existing access and retention of the opportunity for vehicular access between these properties will be beneficial to the movement of traffic on U.S. 287. We would remind the property owner that, prior to any construction work on U.S. 287, a permit must be obtained through the District IV Maintenance Superintendent in Greeley. We also have a concern regarding the placement of landscaping north of Colboard Drive. The large trees could restrict visibility of motorists turning onto the highway. Thank you for the opportunity to review this PUD. AC:da cc: D. M. Bower D. N. Fraser (2) File: Crier -Jacobson via Rames-Finch-Graham w/encl. P.O. BOX 850 GREELEY, CO 80632 Very truly yours, DWIGHT M. BOWER DISTRICT ENGINEER Albert Chow t a cs� Assistant District Engineer (303) 353-1232 In. rd1 STATE OF COLOKADO DIVISION OF HIGHWAYS ELT CpN P.O. Box Greeley, Colorado 80632-0850 (303) 363-1232 September 11, 1986 Mr. Matt Baker City of Fort Collins P.O. Box 580 Fort Collins, CO 80521 Dear Mr. Baker: SEP 1 5 I986 ENGfNEEFg1,VG We have reviewed your blue -line plan for the deceleration lane at the intersection of South College Avenue and Colboard Street. We would like to see the pavement widened 14 feet, to allow for 12-foot lanes. As soon as the Soils Report is prepared, please forward a copy of the design of the asphalt paving to this office. Thank you for your assistance. LS:mbc(LO) cc: A. Chotvacs W. Reisbeck File Very truly yours, Deceleration Lane Int. of S. College Ave. and Colboard St. DOH File 44100 ALBERT CHOTVACS D_IST�RICT ENGINEER /,.:-firs VJ Loren Sims District Coordinating Engineer LM n CITY OF FORT COLLINS ENGINEERING SERVICES September 25, 1986 Mr. Albert Chotvacs District Engineer Division of Highways P.O. Box 850 Greeley, CO 80632-0850 Dear Al: 1001 Last week I received your letter to Matt Baker dated September 11, 1986 with comments on the design for the deceleration lane for southbound College Avenue at Colboard Street, I talked to Larry O'Tool Thursday morning regarding your request that we widen 14 feet instead of 12 feet to provide an ultimate width of College for having all 12 foot lanes. At this time it would be a hardship to widen 14 feet, We only have the dedication for the 12 foot widening and a 7 foot wide walk. Widening to 14 feet would narrow the walk to 5 feet. For this reason Larry said that it would be okay to leave the widening at 12 feet. This letter is to confirm that approval. Enclosed is a copy of the soils report for the pavement design. Let me know if you need more information. Sincerely, i Michael R. Herzig Assistant City Engineer Development Coordination Enclosure F e NEERING SERVICES 300 LaPorte Ave P O. Box 580 Fort Collins, Colorado 80522 (303) 221-6605 Services Engineering Department January 22, 1996 Mr. Peter Long 5727 Bueno Drive Fort Collins, CO 80525 Dear Peter: This letter is in response to a request by your contractor, Jim Brown, to stipulate t e City's erosion control bond requirements. Your development agreement for Lot 2 Mason Street P.U.D. stipulates that an erosion control escrow be deposited with the City Storm Drainage Utility prior to starting work. All grading work is required to have an approved erosion control plan and escrow funds for the reseeding and /or installation of erosion control measures should a developer walk away from a site after grading. The amount of the deposit for your site is $1,950.00 and a check or letter of credit in that amount is payable to the Storm Drainage Utility at their office. They will establish an escrow account and the deposit will be returned to you following completion of your site work. The revised utility plans for your project have been approved by the City and the development agreement you executed in 1993 is still valid and requires no further modification prior to starting work or obtaining a building permit. However, prior to the issuance of your certificate of occupancy, I will draft an amendment to that agreement to reflect the City's stipulation that the gated driveway and access may be required to be removed or modified at the Owner's expense if the City Traffic Engineer determines that it is a hazard to the safe and efficient flow of traffic on Mason Street. This condition is not in the original development agreement since no second access nor gate was proposed at that time. However, an amendment to the development agreement will serve as permanent record to the City's verbal agreement with you regarding the second access point. If you have further questions, please feel free to contact me at 221-6750. Thank you. Sincerely, Kerrie AshbeckU , Civil Engineer Il, Development Review 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605 March 4, 1Ys 3 p:S . ..�.�:5[�,.,.I Acres Scuare Feet Percent total Site Area 2.79 a. 121,451 s.f. 100 BuildiHp Footprint 11,440 s.f. First Phase 11,440 s.f. Second phase Total Footprint 0.52 a. 22,880 s.f. 19 Drive/Parkin„ Area 42,462 s.f. First Phase 20,538 s.f. Second Phase Total Drive/Parking Area ** 1.45 a. 63,000 s.f. 52 open Space 15,794 s. f. First Phase 19,777 s.f. Second phase Tot"1 Open Spare *** 0.82 a. 35,571 s.f. 29 To;al building square footage anticipated is between 52,000 and 55,000 s.f. Does ❑ot include planter areas in parking. 4,700 s.f. 7.5 % of parking (1'l: nt er arer.s in parking all phases area) *** Lu.]udc°s planter areas at parkingand drive areas. Also includes sidewalk areas. This project construction ,has, will be second phase will be built in two phases. It is anticipated that the first phase's will. begin in Mav of 1983 barring unforeseen circumstances. The first c.mpl(,ted and ready fop o�cupancv sometime in November 1983, The will begin with market demand and is anticipated to be built sometime in 1985 or 1986 if not sooner. I'o int Chart Anal Psis This project does not gain access from College Avenue directly and therefore more than meets criterion one of Point Chart E. Access to the site is from Colboard Street on the south and Mason Street from the west. Additional access will be provided through the property to the north with its future development. Justification for criterion '_, paragraphs a. through I. on Point Chart E are listed following. Also enclosed are copies of Point Chart E as well as All Development: Numbered Criteria Chart. roeL P.I. D. March 1. 1945 Dope 4 e. Transit koute—The new Transfort routes which went into effect January 1, 1983, bring Routs !A busses in front of the site and down to Troutman Drive. The busses turn west on Troutman Drive to .'Mason and then north on Mason and con- tinue past our site. because of this current bus route, we feel a maximum score should be given for this criterion. b. South Col lepe_. Corridor —The project is in the South College Corridor and the rolor� no credit has been taken for this criterion. C. Part of Comes — In its ultimate development it is anticipated that as many as 3oo pooplr will he emploved in the proposed two office buildings. As manv as 120 people could be employed at the first phase structure. Addi.- tiunally, the project is being planned to provide both pedestrian and automotive links to adjoin properties making the project functionally a part of several different us -ems. Pull credit has been taken for criterior c. d. Two or more acres: The project is 2.79 acres and thereby_ qualifies for full credit of criterion d. U. Mixed use: Although the project itself contains only office uses, it is bcliaved that it still qualifies as a mixed use development. Pedestrian and out( motive links have purposely been provided to properties north which centafn uses such as cafeteria, automobile sales, and movietheatre.. Within case walking distance to the south are additional uses of restaurant and muffler shop. It. is believed that this project meets the intent of mixed use development and Lhulelow qualifies for full credit of criterior e. f. Joint parking: Discussions have begun to arrange for joint parking with the Mann lhcatres adjacent to the property to the north. It is believed than with the closing of Mason Street to on -street parking by the traffic department, shared parking, will be a definate advantage to both projects, especially the theatre. With the additional narking lot link to properties to the north, shared parking will take place regardless of an agreement. Therefore, full credit has been taken for criterion f. ilr. IO o 11 I r,uil. Ma�sun ,tit reel I'.h.D. 1;. P:norgy c<nscrvation: Although the project will not be designed to take direct advantnge of solar heating„ other significant considerations will be made in the structure's design. Davlightin„ will be provided as much as possible and interior lighting_ will be designed to take advantage of this effect. Lightir, is usually the major vear-round energy demand in projects of this size and t pc. An insulation and stucco system will be used on the structure's exterior which will be of concrete masonrv. With the concrete floors, a significant thermal tine lag will be achieved within the building. This means that heat used in the building during, the daytime will be reradiated to the spaces at night when thermostats are turned back. It also means that solar lain thrnuph the insulated mz-sonry structure during the day will reach the interior of the structure at night to contribute to its heating during the night—time period, Thu phase one building will have significant portions of its exterior sur- face below erade further contributing to the structure's thermal efficiency. Air -lock vestibules have been provided at all entries to the structure further -educing the buildinq's energy loss. This is a significant contri- bution since the buildings will have a high traffic use. Lased on these considerations, full credit has been taken for criterion g. h. Contiguity:, The project is 1/60 contiguous so full credit has been counted for criterion h. i. Historic preservation: Does not apply. On the has is of the above scores, the project totals 46 of 54 points required or 857, well over the miniwum 50Z required. Summary It is believed that this project will be an asset to the Fort Collins community and net a lure example for future projects to follow. The owner, Mr. Ronald N. Ciselman, intends to own the first phase structure and the second phase structure to be bni1C in the future. Mr. Ciselman, presently owns the property with the title in his name. A list of the surrounding, property owners within 500 feet is included with this information. We look forward to discussing this project with city staff and presenting it to the planning and zoning, board. RAS:ofj Copy: Ronald N. C-iselman Cordially, ' 'Robert A. Sutter, A.I.A. President James H. Stewart and Associates, Inc. Consulting Engineers and Surveyors Laboratory: 214 North Howes Street 301 Lincoln Court P.O. Box 429 P.O. Box 429 Fort Collins, Colorado 80522 Fort Collins, Colorado 80522 (303)482-9331 (303)484-6309 March 15, 1983 Mr. Phil Waite Storm Drainage Department City of Fort Collins P. 0. Box 580 Fort Collins, Colorado 80522 Dear Phil: This is a summary of the storm drainage system for Mason Street P.U.D. The Mason Street P.U.D. has been approved previously as Dic s a sun P.U.D. The entire site drains Westerly to the Mason Street storm sewer. The Mason Street Extension utility plans prepared by Cornell Consulting Company and dated October 1979 were used in the design of the Mason Street P.U.D. drainage plans. Sheet 3 of 6 of Cornell's plans specify the outlet rate from this P.U.D. and the quantity of detention required. The Mason Street P.U.D. is the tract designated as D-2 on Cornell's plans. The de- tention required is 0.528 acre feet or 23,000 cubic feet. This volume is provided in the detention pond shown on the utility plan. The allowable outlet rate is 1.5 cubic feet per second, and the outlet pipe to the Mason Street Storm Drain is an existing 15-inch reinforced concrete pipe that was built when Mason Street was constructed. All of the drainage from this P.U.D. is on the surface to the proposed detention pond in the proposed parking lot. There is no offsite drainage that affects this P.U.D. Eight thousand four hundred fifty cubic feet of detention will be provided on Lot 2 at the time a site plan is pre- sented for Lot 2. If you have any questions regarding this matter, please call. Sincerely, JAMES H. STEWART AND ASSOCIATES, INC. Richard A. Rutherford, P.E. & L.S. Secretary/Treasurer jrr n prulr..iunxl rorpom iml April 11, 1983 Mr. Joe Frank, Senior City Planner Development Center City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Subject: Mason Street P.U.D. —Revisions. Dear Joe: This letter shall recap the modifications required for the Mason Street P.U.D. per your letter dated March 31, 1983. Our letter will follow the same item format as your letter to make a more expeditious review of this matter. 1. Deceleration lane. A 12 foot R.O.W. and accompanying paved deceleration lane has been addedto the entire eastern property line. This lane has been ex- tended approximately 30 - feet north of our property to the first curb cut of the College Motors P.U.D. The deceleration lane will be installed with the first phase of development. 2. Setback of 100 feet. A 50 foot setback has been provided to the first parking space on the north property line from the Mason Street access to the property. This is per discussions and agreement with Rick Ensdorf of traffic engineering. 3. College Motors connection. In addition to the usual notification sent to the surrounding property owners by the planning division, a letter and copy of the site plan has been sent to Mr. Reid Rosenthal by this office. A dedicated easement will be provided across the eastern parking area of our project's second phase and has been reflected on the plans and plat. This easement will provide access to College Motors. The pavement shall not be put in place at this time; and not until the second phase of our project's develop- ment. However, should the property to the north require access prior to that time, we will allow those owners to construct such access across our property in the access easement. Of course, there would be a proportionate pay back by development: of the second phase of our project should the sequence of events happen per above. We will expect: a pay back to us for the portion of the deceleration lane constructed across the north property line with development of that property. 4. Water service. The appropriate utility has been contacted by Stewart's Engineering and the revised utility plans reflect the required modification. 5. The R.O.W.s for, College Avenue and Colboard Street have been indicated on the site plan and subdivision plat. I)rake Office Centcr/333 \Vest Drake Road/ Fort Collins, Colorado 80526/(303) 223-5198 Mr. Joe Frank, City of Fort Collins Mason Street P.U.D. April 11, 1983 page 2 6. The notary block has been cleaned up on the plat. 7. The city engineer's signature block has been changed. 8. Distances along the south property line will be revised so they agree or a reasonable explanation given. 9. Hydrants have been shown on the appropriate drawings and coordinated with the proper authorities. 10. The intersection at Colboard and College has been designed as best possible to be installed with the first phase of this development. Additional R.O.W. has been provided from this development to accommodate the island configuration per City of Fort Coll.ins' details. This has not been done at the south property since we do not have control of the R.O.W. there. Should the city make the necessary arrangements to increase the radius at the south corner we will make sure that the island is modified to reflect this. All costs for this improvement are to be paid by the city including work for the required increased radius. 11. Curb cut dimensions have been shown. 12. All development within 150 feet has been shown on the site plan. 13. See note 3, landscaping will be provided along College Avenue and the side- walk installed there per the plans. 14. Access easements have been dedicated and are shown. 15. Landscaping along College Avenue has been revised to provide additional low profile plantings and earth berms. The sidewalk has been designed similar to Furr's Cafeteria. The width of our landscape area is not as deep as Furr's since they did not have to dedicate a deceleration lane out of their property. We have provided 20 feet of area in back of the curb while Furr's has provided 26 feet. However, if the city is consistent with the requirement for acceler- ation/deceleration lanes per our recent discussions, Furr's Cafeteria green space will be reduced to 14 feet. 16. Stairs and ramps have been included in the building envelopes for phase one. 17. Motorcycle and bicycle parking has been provided. 18. The typical width of parking stalls has been indicated on the site plan as it was before. 19. Signs will comply with the sign code. 20. Architecturalelevations are submitted with this letter and accompanying revised site plans. 21. Islands have been landscaped with additional low-lying shrubbery and ground cover. Landscaping has been intensified at the perimeter of the first phase building. Landscaping will be intensified at the second phase building with Mr. Joe Frank, City of Fort Collins Mason Street P.U.D. April 11, 1983 page 3 its design and final plan submittal. Since ten parking stalls had to be eliminated to accompany required changes and modifications, island landscape areas were not increased in size since this would require the elimination of a minimum of four additional stalls. 22. Use of the future building has been indicated on the site plan. 23. Pedestrian connections have been provided to our east and west property lines and Colboard Street. 24. Treatment of textured pedestrian crossing has been indicated on the site plan. 25. The curb cut at College Avenue will. be abandoned with phase one's development. 26. Trash areas have been relocated and screened. 27. The sidewalk at Colboard Street has been indicated and will be installed with phase two's development. 28. Energy conservation. It is premature to provide detailed design of the structure since the process is costly and without final approval of the site plan not economically viable now. However, the following specific items will be con- sidered in the mechanical and thermal analysis of the building. Economy and design impact will determine the exact mix and degree of implementation of the following considerations. Thermal mass at the interior of the structure in the form of masonry and concrete will be used to provide time lags of energy used internally and gained externally. Insulation will be provided at the exterior of the building to enhance the effectiveness of the thermal mass used. Daylighting will be used to reduce internal light loads in the building. Photo cell operation of exterior lights may be considered in effecting these techniques. Tenants will be encouraged to use task lighting. Daylighting will not only reduce energy use for lighting but will also reduce heat leads and energy loads required to cook the building in the summer. Economizer cycles will be considered for the mechanical units installed. The building will be zoned to enhance efficient thermal performance of mechanical units. Flow regulation devices will be used at faucets to prevent the waste of hot and cold water. Phase one's building is partially subterranean further enhancing its energy performance.