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HomeMy WebLinkAboutTIMBERLINE VILLAGE - HARMONY SCHOOL SHOPS, 4TH FILING - PDP - 10-03 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWThe applicant is proposing a 6' high masonry wall with heavy landscape screening between the supermarket loading area and the Harmony Mobile Home Park The screening is located on the mobile home park side. 35. The applicant should be aware that pad users that desire a national prototype identity would be subject to Section 3.5.3(D) which calls for compatibility with the context and character established by the center and surrounding neighborhood. Consequently, such standard corporate architecture would be modified accordingly. ■ All architecture is proposed to be compatible with each other. Please see the provided elevations for more detail. 36. In order to promote a more attractive streetscape along Harmony Road, Staff would be interested in seeing alternative layouts for Pad C. For example, the reverse mode layout should be investigated where the c-store is placed along Harmony and the gas pumps and canopy is, more internal to the center. ■ The convenience store and gas station use have been eliminated from this plan. 37. A neighborhood information meeting will be required. It is recommended that the meeting take place as close to submittal as possible. The Planning Department will create the notification map for the neighborhood meeting. Please notify the Planning Department at your earliest convenience if you desire to proceed to this next stage. A neighborhood meeting was held at the Harmony School on July 25, 2002. Staff facilitated that meeting and minutes were taken. Few changes to the Site Plan have been made since the meeting. The most significant change to the plan was the elimination of the convenience store and the gas station from the proposal. The west side of Building 9 (formerly Pad H) has been designated as an outdoor activity area. Additional outdoor activity areas include both ends of Building 7 and both ends of Building 8. 29. All restaurant pads should include outdoor dining opportunities with permanent patios or moveable furniture on wide sidewalks or plazas. The applicant has concentrated the outdoor dining spaces on the interior of the site because of the greater separation from highway noise. Opportunities for outdoor dining exist on the two larger restaurant pads adjacent to. Harmony Road. 30. Restaurant pads will need an area for solid screen walls for dumpsters, loading, and the outdoor -facing portion of the walk-in cooler/freezer. ■ Solid screen walls have been provided around dumpsters and loading areas where applicable. Additional landscape plantings have also been proposed surrounding these areas. 31. The convenience store should also include an outdoor patio. Please see the Schrader Country Store in the Harmony Village Shopping Center as an example. The convenience store and gas station use have been eliminated from this plan. A small 4000 square foot restaurant/retail use has replaced this use. 32. Much more landscaping/berming will be needed to buffer the gas pump area along Harmony Road. Generous use of evergreens may be needed for year-round screening. ■ The convenience store and gas station use have been eliminated from this plan. 33. In terms of architecture, the developer should draw upon the character established by the original Harmony School and its sensitive gymnasium addition. Sections 3.5.1(A — F) address compatibility issues. The applicant's architect, Vaught Frye, has used similar brick and integrally colored masonry block to provide textural relief and detailing similar to Harmony School, Schraeder's and the Hospital. The signature "tulip" design has also been incorporated throughout the project in prominent locations — such as entries - to contextually relate to the adjacent developments. 34. The Harmony Mobile Home Park will need more screening than shown in order to buffer the loading area. ■ Asper discussions with City Staff, the total parking count for the entire shopping center (including this new development, the Harmony School, the Diamond Shamrock and the approved Harmony School Shops 3rd Filing) will be allowed only 5 spaces per 1000 square feet. The revised Community Shopping Center square footage, of 15Z 643 square feet of development for the entire Community Shopping Center, the maximum allowable number of parking spaces allowed is 764. In total, we are proposing 752 parking spaces. Please see the cover sheet of the site plan for a more information. 26. The double drive -through lane on the south side of Pad A is discouraged. Ingress and egress appear awkward. There are conflicts in that the location is at the intersection of the two main drive aisles for the center plus the carwash exit lane. The drive -through creates unnecessary impervious surface requiring water quality treatment and stormwater detention. Idling cars contribute to the tailpipe emissions that create our brown cloud during atmospheric inversions. Informal evidence leads Staff to conclude that these facilities are rarely used. This space could be better used as a public pedestrian area with landscaping rather than given over to the private individual needs of the automobile. ■ At staffs request, the pharmacy drive thru lane associated with the supermarket has been eliminated. 27. As we have discussed in prior meetings, there needs to be direct and well - designed pedestrian sidewalks, plazas, and other amenities to promote walking from both the Sunstone and Harmony Mobile Home Park neighborhoods. The plaza between Pads F and G appears to be crowded by the loading zone. Perhaps this loading zone does not need to be extended so far north. The drive aisle between Pads G and H should be designed to be "street -like" with sufficient cross-section or wide sidewalks for bicycles. If necessary, street trees could be placed in tree grates in order to accommodate a wider sidewalk. Staff recommends that the developer take inspiration from City Comforts, by David Sucher, City Comforts Press, Seattle, 1995. This book provides numerous ideas on how to add pedestrian and bicycle amenities into retail shopping center. , ■ Direct pedestrian walkways have been incorporated into the design to provide connections from Sunstone and the Harmony Mobile Home Park to the shopping center. Primary pedestrian connections have also been created to Milestone, Timberline Road and to Harmony Road. Each building has at least one uninterrupted pedestrian access to a connecting walkway. A pedestrian plaza has been created between buildings 7 an 8 to provide a spot for outdoor gatherings and dining. 28. The west side of Pad H should be designated as a pedestrian plaza as well. ■ The applicant's engineer has held discussions with the city regarding the CDOT Access Permit. The outcome of these discussions stated that the applicant will pursue this issue after the application has been submitted. 21. If there exists overhead electrical lines along Harmony, then this line should be placed underground. This line may be owned by R.E.A. ■ There do exist overhead electrical lines along Harmony Road and those lines are will be buried. 22. A replat is preferred to vacate unneeded easements and to dedicate new easements. Also, after consultation with.CDOT, Staff will determine if any additional right-of-way is needed along Harmony Road. A replat is proposed to vacate unnecessary easements and to dedicate new easements. The applicant's engineer has been in contact with CDOT regarding additional right-of-way and no additional right-of-way is needed. 23. A Fugitive Dust Permit will be needed from the Larimer County Health Department during the construction phase. The trash collection system should include facilities for recyclable materials. Native plants and grasses are encouraged versus irrigated blue grass sod. Check for prairie dogs and burrowing owls prior to grading. For further information regarding any natural resource issues, please contact Doug Moore, 221-6750. A Fugitive Dust Permit will be acquired before construction. Native seeding will be utilized where allowed. Blue grass sod is proposed within the 80 foot Harmony setback. 24. The existing trees should be evaluated by Tim Buchanan, City. Forester. Significant trees should be preserved. If not, then trees lost to construction must be mitigated as per the formula in the Land Use Code. Undesirable species such as Siberian Elm and Russian Olive, or other non-native trees should be removed. For further information, please contact Tim Buchanan, 221-6361. ■ The applicant's representative met Tim Buchanan on site on February 19`4. The plans reflect the outcome of that meeting. Trees over 6" in diameter will be replaced at a ratio of 3:1. These trees will be a minimum of 3 " in diameter or 8 feet tall. 25. The parking calculation lists the potential uses individually. This would not be the correct approach as all parking within the center would be available to any of the individual businesses. Section 3.2.2(K)(2) refers to the land use category "shopping center." This category is allowed a maximum five spaces per 1,000 square feet resulting in a maximum of 537 spaces. ■ So noted. Thank you. 15. In addition, the City collects the Larimer County Road Impact fee. ■ So noted. Thank you. 16. A Transportation Impact Study will be required. Please contact Eric Bracke to determine the scope of the study. This study will help determine the extent of off - site street improvements necessary to mitigate the impact of the project on the public street system. For example, it is difficult to imagine not constructing an off -site connection to the future signalized intersection at Harmony Road and Snow Mesa Drive. Such a connection may need on -street bike lanes and detached sidewalks as well. The Transportation Impact Study (T.I.S.) must also perform a Level of Service analysis for alternative modes. Enhanced crosswalks should be provided across the internal drive aisles. For further information, please contact Tom Reiff, 224-2040. ■ A T.I.S. has been included with this submittal package. Enhanced crosswalks have been added to the site plan. 17. In the future, there will be bus service along both Harmony and Timberline Roads. The location of future bus stops should be determined with the development proposal so sidewalk connections can be made. Please contact Gaylene Rossiter, 221-6620 for further information. ■ TransFort was contacted regarding the proposed bus service location. At that time TransFort stated that all routes were being reviewed and that no determination has been made on future stop locations. Further contact with Gerald Smith is pending. 18. The standard Utility Plan, Development Agreement and Development Construction Permit will be needed. For further information, please contact Sheri Wamhoff, 221-6605. ■ The standard Utility Plan, Development Agreement and Development Construction Permit have been discussed with Sheri Wamhoff. 19. A repay is due for public improvements along all three public streets. ■ So noted. Thank you. 20. The private access drive off Timberline may need an updated Access Permit from CDOT. The City will process the application. 10. The site is located in the Fox Meadows drainage basin where the new development fee is $6,468 per acre, subject to the runoff coefficient. ■ So noted. Thank you. 11. The standard Drainage Report, Erosion Control Plan, Grading and Drainage Plan, prepared by an engineer licensed in Colorado are required at the time of submittal. ■ A Drainage Report, Erosion Control Plan and Grading and Drainage Plan prepared by a Colorado licensed engineer are included with this submittal. 12. The detention pond will need to be enlarged to accommodate the increased runoff and meet the present rainfall requirements. The detention volume needs to be determined using SWMM. The volume increase needed can be a percentage of the total volume since the previous rainfall requirements were different for the existing developed areas. The spillway should be designed to accommodate the entire 100-year developed flow including the new hydrology for the whole basin. The outfall system for the pond was redesigned and may have been built with a previous proposal. That system, if built, has not been certified. Also, there may be some repair needed on the pan if what is there now is the final pan. ■ The applicants engineer has met with City of Fort Collins Utility department regarding the detention pond. The pond has been sized per agreement with the utility department using SWMM. 13. The Stormwater Utility presently maintains the Sunstone Subdivision detention pond. It was determined during the last review process that the City would maintain the whole pond even though new developments are now required to maintain their detention ponds. Stormwater maintenance; however, will only be provided if the expanded ponds meet certain requirements such as being seeded in drought -tolerant natural grasses needing mowing only 3-5 times/year. In addition, side slopes must be 4:1 maximum and concrete pans are required for bottom slopes less than 2%. For further information, please contact Glen Schlueter, 221- 6681. ■ The applicant's engineer has designed the pond within parameters agreed upon with the City of Fort Collins Stormwater Utility department. The pond will be seeded with drought -tolerant natural grasses. In addition the side slopes will not exceed 4:1. 14. The Street Oversizing Fee will apply, due at the time of building permit issuance. Please note that these fees are adjusted annually. The fees vary depending on the land use based on trip generation. For example, for general retail, the fee is $4.03 per square foot. Fees are considerably higher for the convenience store with gas pumps. For further information, please contact Matt Baker, 221-6605. ■ The applicant's representative attended a utility coordination meeting to discuss these issues and the results of those meeting are shown on the plans. The utility coordination meeting was held on February 12, 2003 at the City of Fort Collins. Trees will be kept away from all existing and proposed utility easements. 6. There would be a long service line needed to serve Pad H. Meter pits should be located near mains. ■ The applicant's representative attended a utility coordination meeting to discuss these issues and the results of those meeting are shown on the plans. The utility coordination meeting was held on February 12, 2003 at the City of Fort Collins. Service line and meter pit locations were discussed at the February 12, 2003 meeting. The results of those discussions are reflected on the plans. 7. Water conservation standards for landscaping shall apply. Plant investment fees and the raw water acquisition charge are due at building permit. The Water and Sewer Department has a separate plan check fee. For further information, please contact Roger Buffington, 221-6681: ■ Water conservation standards for landscaping have been implemented. Turf grass has been limited to the 80 foot Harmony setback zone and a few other isolated locations within the project. Non -irrigated native seed is proposed within the detention pond. New trees within the detention pond will be drip irrigated as well as all shrub beds and trees within the project boundary. 8. The Poudre Fire Authority will require that a fire hydrant be installed to serve the site capable of delivering a minimum of 1,500 gallons per minute at 20 psi. residual pressure. The access drive can be private but must be dedicated as an emergency access easement with curbs painted red and signs stating "No Parking — Fire Lane." ■ The applicant's representatives have held additional discussions with Ron Gonzales regarding hydrant locations and fire lane widths. As a result of these discussions, an additional hydrant has been located between buildings 9 and I and additional width has been provided to the parking lot aisles around buildings 3 and 4. All hydrants will meet the requirements listed above, the private drives will be dedicated as emergency access easements, curbs will be painted red and signs will be posted stating "No Parking — Fire Lane ". 9. Any building with over 5,000 square feet of uncontained floor area must be equipped with an automatic fire extinguishing system. For further information, please contact Ron Gonzales, 221-5670. ■ All buildings over 5, 000 square feet will be equipped with an automatic fire extinguishing system. full description of the requirements of land development along Harmony Road in general and development of a neighborhood shopping center in particular. ■ An 80 foot setback from the future edge of pavement along Harmony Road has been created as per the Harmony Corridor Standards and Guidelines. An 8-foot wide trail, berming and landscape plantings (per the Harmony plant palettes) have been provided within the 80 foot setback zone. 3. Electrical power can be extended to the site from both Timberline and Milestone. The location of the transformers must be coordinated with Light and Power. Transformers must be within ten feet of hard surface.for emergency change out and screened from public streets as best as possible. Normal development charges will apply. Any modification to the existing system will be at the developer's expense. Electrical facilities are typically served from the front of the lot. Joint trench is possible with telephone, cable TV. and internet broadband providers if these utilities cannot access lots from the rear. The street trees behind Pad "G" along Milestone must be placed in the parkway between sidewalk and curb, and spaced 40-feet (ornamental trees 15-feet) from streetlights. ■ The applicant's representatives have met with the City of Fort Collins and other utility providers at a utility coordination meeting to review the proposed utility plans. The street trees behind Building 8 (formerly Pad "G') have been relocated into the parkway strip along Milestone Drive. City of Fort Collins standard street tree placement/separation as been met. 4. If the internal streets are private, then no public street -lighting will be provided. Please note that all private light fixtures must be down -directional and feature sharp cut-off luminaires. Light will not be allowed to spill over the property lines. The use of high pressure sodium is strongly encouraged in order to match public street lighting and for energy conservation purposes The applicant should be keenly aware that there are new under -canopy maximum allowable lighting levels. A Lighting Plan will be a submittal requirement. For further information, please contact Rob Irish, 221-6700. ■ All streets within the development are private and it is noted that no public streetlights will be provided. The developer will provide site lighting. All light fixtures are down directional and feature sharp -cut off luminaries. Minimal light spills over property lines. There are no gas station uses proposed with this development so under canopy lighting is no longer an issue. 5. There are existing utilities within the site that were installed in conjunction with earlier filings. The Water and Wastewater Department requires that sanitary sewer mains be within a 30-foot wide easement and water mains be within a 20- foot wide easement. It is preferred that water and sewer mains be placed under hard surface. All existing easements should be retained. Trees should be kept away from underground utilities in accordance with existing specifications. cuoffin@@P@ urban design, inc. 3555 stanford road, suite 105 February 27, 2003 fort collins, Colorado 80525 (970) 226-4074 fax (970) 226-4196 Ted Shepard a@cityscapeud.com City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 RE: Timberline Village PDP — Conceptual Review Comments and Responses Dear Ted, Included below are the comments received from City Staff regarding the April 4, 2002 Conceptual Review for Timberline Village (Harmony School Shops). An explanation (in italics) of how issues have been addressed follows each comment. COMMENTS: 1. The project is zoned H-C, Harmony Corridor. This particular comer is defined as being eligible for either a "Neighborhood" or "Community" shopping center, subject to review by the Planning and Zoning Board (Type Two). Within the "Neighborhood" center, the supermarket cannot exceed 49,000 square feet. Therefore, the proposed 52,443 square foot supermarket would not be permitted except as allowed per the Request for Modification to the Planning and Zoning Board. The parking lot must feature no less than 10% interior landscaping. Bicycle parking shall be provided at each building entrance, including the convenience store. All trash areas, utility meters, electrical transformers and loading docks must be screened from view from adjacent properties and public streets. It is noted that this project is subject to a Type Two review and is eligible for either a "Neighborhood" or "Community" designation. This project received approval for two modifications on September 5, 2002. The two modifications were: 1) to increase the square footage of the shopping center from 49, 000 sf to 52, 443 square feet, 2) to increase the dimensions of some of the parking stalls from 9' x 19' to 10' x 19.5'. The parking lot exceeds the minimum 10% interior landscaping requirement and all trash areas, utility meters, transformers and loading docks are screened with either plant material or solid masonry walls. 2. The 80-foot setback from Harmony Road is measured from the future edge of pavement. Please refer to the Harmony Corridor Standards and Guidelines for a