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HomeMy WebLinkAboutPROSPECT PARK PUD - PRELIMINARY - 21-95 - CORRESPONDENCE - (3)b. Some creative gymnastics will have to take place to find a home on a point chart in the Land Development Guidance System for this use (in its present conceptual form) on this site. Any requests for variances to the LDGS must include trade-offs and exceptional mitigation measures. This is a performance -based system. The burden of proof will be on Albertson's. C. The proposed land use, including the size of the grocery store, presents a real quandary. d. Site design considerations, if the land use can be justified, are critical to this proposal. * building size - can it be reduced? Should be more residential neighborhood in scale. * building materials - residential in character, such as brick, wood trim, etc. Colors important. * screening of mechanical units, trash enclosures, loading docks - this may require some off -site landscaping to the west. * all site lighting - must be contained on -site so as not to spill into the residential neighborhoods. The design, wattage (intensity), and color of the lighting is important. * pedestrian/bicycle access to site and bicycle parking once on the site is important. * landscaping & buffering - lots of berms and evergreens! Foundation plantings, sufficient landscape islands to break up sea of asphalt, perimeter and street landscaping. * the on -site traffic circulation pattern seems to be somewhat dangerous. The front entry to the store and its relationship to the pedestrian traffic due to the parking layout could be improved. e. A neighborhood information meeting will be required prior to formal submittal of a development request to the City for review. Please contact Steve Olt at 221-6750 for assistance in scheduling the time annd place for this meeting. 9. This property is in the Canal Importation Storm Drainage Basin and is subject to the basin fees of $6,181 per acre, based on the runoff coefficient for the proposed land use. The fees can be reduced if on -site detention is provided and approved by the Stormwater Utility. The standard drainage report, grading and drainage plans, and erosion control plan must be submitted to the City with your preliminary P.U.D. documents for review. Glen Schlueter is your contact person if you have questions about the storm drainage requirements. Glen can be reached at 221-6589. 10. A minimum 400' setback distance from the intersection of South Shields Street and West Prospect Road is required for any access point into this site, and that's from either street. The accesses as shown are about 280' (on Shields) and 350' (on Prospect) from the intersection. A full traffic impact study will be required and the study should specifically look at all left turn movements to and from the site. There needs to be left turn stacking provided, which makes any full access very difficult, .if possible. This intersection is already very congested and the addition of a use such as a grocery store will only further aggravate the situation. Tom Vosberg of the Transportation Division is your contact person if you have any questions about traffic issues with this proposal. Tom can be reached at 221-6608. 11. There are potential problems with the street widths should there be a need for center medians in the streets. Please check with Mark Sears of the Engineering Department for information on the street cross -sections. Mark can be reached at 221-6605. 12. Additional street right-of-way may be required to accommodate needed street and sidewalk improvements. The parking stalls in the parking lots appear too close to allow for proper vehicular movement on -site. There are City standards that must be met in this regard. Street oversizing fees of $14,005 per acre will apply to this development and will be collected at the time of issuance of building permits. The standard utility plan documentation must be part of the preliminary P.U.D. submittal. Please contact Kerrie Ashbeck of the Engineering Department if you have general engineering -related questions. Kerrie can be reached at 221-6750. 13. The Planning Department's comments areas follows: a. There is a comprehensive Prospect/Shields Neighborhood Plan underway. About 1,200 neighborhood survey forms were sent out and the City has received approximately 750 responses. There is strong neighborhood opposition to a use of this nature at this location. Please contact Blair Leist at. 221-6376 if you would like additional information about the plan and its associated process within the City. 4. City electric exists, in the form of both one- and three-phase power, in the area and can be extended to this site. A C-11 Commercial Form must be filled out to help determine the electric needs of the proposed use. The transformer locations should be coordinated with the Light & Power Department. Normal electric development charges will apply to this proposal. Kevin Westhuis is your contact person if you have questions about electric service to the site. Kevin can be reached at 221-6700. 5. There are existing 12" water mains in both West Prospect Road and South Shields Street. There is also an existing 6" water main along the west property line. Existing sanitary sewer mains surround this site. The existing sanitary sewer main on this site has a utility easement associated with it. If a restaurant/delicatessen component is planned with this store, then a grease interceptor would be required. Roger Buffington of the Water/Wastewater Department is your contact person if you have any questions about water and sanitary sewer services to this site. Roger can be reached at 221-6681. 6. Sharon Getz of the Building Inspection Department has stated that this proposal must go through the regular building permitting process. Full construction drawings must be submitted to the building department for review. If the building is to be provided with an automatic fire sprinkler system, then the sprinkler system inspection fees should go to the Poudre Fire Authority. The City is now using the 1991 Uniform Building Code and the 1993 National Electric Code. Please contact Sharon at 221-6760 if you have questions about the building requirements. 7. Joe Jaramillo of the Poudre Fire Authority is you contact person for the fire sprinkler system review requirements. Fire hydrants must be within 400' of the building and they must be capable of providing fire flows of 1,000 gallons per minute, with 20 pounds per square inch residual pressure. A "No Parking - Fire Lane" must be provided along the front of the building. A 20' wide unobstructed access lane must be maintained all around the building. Please contact Joe at 221- 6570 if you have questions about emergency access and fire prevention. 8. An adequate buffer,between this use and the existing wetland to the south must be provided and maintained. Generally, a distance of about 75' is considered adequate. Naturalistic landscaping should be included in the buffer area. The purpose of the buffer area is to allow for proper mitigation measures that assure that the water quality of the wetland is maintained. Please contact Karen Manci of the Natural Resources Department if you have questions about the interface of this site with the existing wetland. Karen can be reached at 221-6600. CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: April 4, 1994 ITEM: Albertson's Supermarket Prospect Road & Shields Street APPLICANT: Kurt Prinslow Colorado Land Consultants, Inc. 8480 East Orchard Road, Suite 2000 Englewood, CO..80111 LAND USE DATA: Request for a freestanding 40,000 square foot grocery store on 6.2 acres located at the southwest corner of South Shields Street and West Prospect Road. COMMENTS: 1. This request must go through the City's Planned Unit Development (P.U.D.) review process, with all final decisions being given by the Planning and Zoning Board (see attachment). 2. This property is located within the Residential Neighborhood Sign District, and any development of the property is subject to all rules and regulations as set forth in City Ordinance No. 141, 1992,(a copy of the ordinance is enclosed). 3. There is a "good side" and a "bad side" to this potential use on this chosen site. The good side is that a grocery store is being proposed in a residential neighborhood, away from the College Avenue corridor. The bad side is that the City's plans and policies do not encourage or support freestanding grocery stores. They are encouraged to be located in retail centers of, generally, a total of 150,0.00 square feet (+/-) of multiple retail users. The purpose of a retail center is to reduce the number of required trips (vehicular, bicycle, and pedestrian) due to multiple users being provided on the entire site. A center also encourages, and makes possible, the use of alternative modes of transportation. This proposed use on this site presents some serious land use issues/questions. It does not meet current City plans and policies and, in its present form, does not conform to any of the point charts in the Land Development Guidance System. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)2216750 PLANNING DEPARTMENT