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HomeMy WebLinkAboutPROSPECT PARK PUD - PRELIMINARY - 21-95 - CORRESPONDENCE -The developer should be aware that the maximum points under energy conservation will be evaluated by the criteria of the Energy Conservation Worksheet at the time of Preliminary. D. If the minimum amount of points cannot be earned, then two scenarios are suggested. First, the convenience store is dropped thereby removing the project from the auspices of the Neighborhood Convenience Shopping Center and into the Business Services Point Chart. Second, the developer applies for a variance to the Planning and Zoning Board. Variances must be evaluated by the criteria in the L.D.G.S. E. It is suggested that a pre -submittal meeting be held between the developer, City Staff, and the consulting team prior to conceptual plans moving into the Preliminary phase. 29. A neighborhood meeting will be required prior to any submittal on the property. At your request, a map of the geographical area to be notified will be prepared by our office. The developer is responsible for providing the names and addresses of the property owners of record within this area. These names must be on self-adhesive mailing labels, 33 labels per sheet. In order to conduct the mailing, the Planning Department charges .50 cents per name. Please allow sufficient time for map preparation and mailing prior to the neighborhood meeting. 30. You are encouraged to meet with representatives of the Prospect/Shields Neighborhood Association on an informal basis at any time in the planning process to discuss development concepts for the property. 23. Parking stalls that face Prospect Road will have to be screened by a berm at a height that will, at minimum, screen headlights. 24. The location of the drive -up banking facilities looks like it will conflict with access to the gas pumps. The traffic circulation in this area needs to be refined. Please keep in mind that auto -dependent uses bear the burden of mitigation through berming, landscaping, screening, etc. to minimize impact on adjacent properties. 25. All buildings must demonstrate architectural consistency through the use of common building materials and forms. The use of a residential style is strongly encouraged. Pitched roofs, brick exteriors/accents, brick canopy columns, and other high quality exterior materials should be used consistently throughout the center. Please pay close attention to All Development Criteria A-2.7 of the L.D.G.S. 26. Please be aware that the City is beginning a sub area plan known as the Prospect -Shields Neighborhood Plan. Teresa Lucero is the project planner. A citizen advisory committee is being formed. This planning process could take 12 to 18 months before final adoption by City Council. 27. The entire 6.27 acres must be planned as a Preliminary P.U.D. None of the proposed uses will be allowed to submit for Final P.U.D. until an overall Preliminary is approved by the Planning and Zoning Board. 28. For the uses proposed, the project will be reviewed as a Neighborhood Convenience Shopping Center and reviewed by point chart J of the L.D.G.S. As such, there are some important land use issues that are summarized as follows: A. Banking within a Neighborhood Convenience Shopping Center is allowed and defined as "limited banking services such as automated teller machines." The conceptual plan indicates a bank with drive -up facilities which is more like a full banking service as opposed to a limited banking service. Consequently, the Planning and Zoning Board would have to make a finding that full service banking, with drive -up, is appropriate for such a center. B. Although not indicated on the conceptual plan, please be aware that drive-thru restaurants are not allowed in a Neighborhood Convenience Shopping Center. C. The overall (6.27 acres) Preliminary P.U.D. will be required to score at least 65% on the Neighborhood Convenience Shopping Center Point Chart. It is our estimate that the project exceeds this score only by earning the maximum credit for energy conservation. 15. A traffic impact analysis will be required. The developer should be aware that the intersection is congested during peak times. For the right-in/right-out access points, medians will be required to control left turns. These access points must also be designed with deceleration lanes of the proper length and taper to meet the design speed and projected traffic volumes on the arterials.. For further information on the scope of the traffic study, please contact Tom Vosburg, Transportation Planner, 221-6608. 16. There are transit stops adjacent to the property on both arterials. -These stops must be considered in the traffic study so that they do not interfere with the decel lanes and yet remain out of the flow of through traffic. Internal sidewalks should connect the transit stops to the buildings within the center. Please coordinate with Transfort on these issues. 17. A bicycle/pedestrian path should be constructed across the wetland area to connect to North Woods Apartments and Heritage Circle on the south. Non -vehicular access must be provided to help reduce congestion on the two arterials. The path should be wide enough to accommodate both bikes and pedestrians. Sidewalks should be provided onsite to further promote safety and convenience for alternative modes of travel. All buildings in the center must provide bike racks permanently anchored to concrete. Pedestrian connections should also be emphasized to serve Stone Creek Apartments on the west. 18. The Street Oversizing Fee for retail uses (including the bank) is $14,005 per acre. The fee for the medical building is $10,504'per acre. The fee is payable at the time of building permit issuance. 19. With decel lanes, the perimeter sidewalks must be carefully designed so that the pedestrian remains visible to the motorist making the right turn into the center. Also, onstreet bike lanes must be striped to give the bicyclist a continuous through lane on the outside of the decel lane. 20. At the time of submittal fora Preliminary P.U.D., a Utility Plan set will be required indicating preliminary design of the public improvements (including the medians) necessary to serve the site. At Final, a Development Agreement must be executed between -the City and the developer obligating the developer to construct the public improvements. 21. The property will have to be platted. 22. Lighting will be a sensitive issue in this area due to the nearby residences. The P.U.D. will have to address the details of parking lot and building lighting. 6. Any building that exceeds 5,000 square feet of uncontained area must be equipped with an automatic fire sprinkler system. 7. For the convenience store/gas pump operation, the Poudre Fire Authority will require a Hazardous Material Impact Analysis. For the underground tanks, a vapor recovery system will be required. Installation of underground tanks is regulated by'Poudre Fire Authority through a separate permitting process. Please be aware that there are nearby wetlands and the underground installation may need special precautions. For further information, please contact Roger Frasco, 221-6570. 8. The zoning is R-P, Planned Residential. Commercial and retail development will have to processed as a Planned Unit Development in accordance with the Land Development Guidance System. 9. The property is located in the Residential Neighborhood Sign District. Signage will be allowed according to this section of the Sign Code. For further information on signage, please contact Peter Barnes, 221-6760. 10. The carwash must be equipped with a sand and oil trap that meets the specifications of the Water and Sewer Department. 11. The site is located in the Canal Importation Drainage Basin. The Storm Drainage Fee in this basin is $6,181 per acre subject to the runoff coefficient and the amount of impervious surface. At the time of Preliminary submittal, a Drainage Report, Drainage and Grading Plan, and Erosion Control Plan must be submitted. 12. The area behind the existing berm can be filled. It is unknown at this time whether onsite detention will be required or not. If storm flows can beat the peak runoff to the outfall, then onsite detention will not be required. This determination must be verified by the developer's consulting engineer. 13.. The area around the gas pumps, however, should be treated differently. This area should not drain immediately to the outfall in case of a spill. This area should be contained. Runoff from this area should be filtered through pervious surface or a gravel system. For further information on best management practice to protect downstream areas from surface runoff, please contact.Kevin McBride, Stormwater Utility, 221-6589. 14. There are sensitive wetlands to the south. These wetlands must be protected.during construction. 'Erosion control must be carefully addressed. Native plant material should be used to complement the naturalistic wetland area. CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: January 23, 1995 ITEM: Mullaney Property Southwest Corner Prospect/Shields APPLICANT: Mr. Ed Mullaney, Cushman & Wakefield of Colorado, Inc., 410 Seventeenth Street, Suite 200, Denver, CO. 80202. LAND USE DATA: Request for a mix of retail and office uses on 6.27 acres located at the southwest corner of Prospect and Shields. Potential.uses include a Payless Drugstore, Diamond Shamrock convenience store with gas pumps and one -bay carwash, medical office building (two-story), branch bank (two-story) with drive -up facilities, and retail building. COMMENTS: 1. The source for electrical power is on the south side of Prospect Road. For each electrical service, an electrical contractor should complete the Commercial One ("C-111) Form to determine entrance capacity. Please refer to the handout on electrical fees and charges. The location of the electrical transformers must be coordinated with Light and Power and screened from public view by landscaping or a solid enclosure. Transformer must be within eight feet on one side from hard surface for emergency change out. For further information, please contact Doug Martine, 221-6700. 2. Three water mains are available to serve the site. There is a 12 inch main in Prospect, a 12 inch main in Shields, and a 6. inch main on the west side of the property. 3. There are four sanitary sewer mains to serve the site. There is a 15 inch main in Prospect, a 15 inch main in Shields, a 24 inch main on the west, and a 24 inch main on the south. If connecting to a 24 inch main, the tap must be made at a manhole. For further information regarding water and sewer services, please call Roger Buffington, 221-6681. 4. The carwash and convenience store will need separate water and sewer services. 5. A new fire hydrant will be needed on the east side of the site. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT Comm tv Planning and Environmental vices Planning Department City of Fort Collins January 27, 19%C6; Mr. Ed. Mullaney Cushman & Wakefield of Colorado, Inc. 410 Seventeenth Street, Suite 200 Fort Collins, CO 80202 Dear Mr. Mullaney: For your information, attached is a copy of the Staff's comments concerning Mullaney Property, Southwest Corner of Prospect/Shields, presented before the Conceptual Review Team on January 23, 1995. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. sincTerely, Ted Shepard, ICP Senior Planner TS/gjd Attachments cc: Transportation Department Stormwater Department Project Planner File 281 \orth LoIItge A� enue • 1'.0. Boy �80 Font CoIIin� CO 805"-0;80 • (±03) 221_n77;0 F,-\X 003) „1-b3-8 TDD (303) "4-n002