HomeMy WebLinkAboutLINCOLN EAST CONVENIENCE CENTER PUD (DIAMOND SHAMROCK) - PRELIMINARY - 40-94C - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (3)9. Engineering:
a. See attached comments.
10. Water Conservation:
a. See attached comments.
This concludes Staff comments at this time. Additional comments may be forthcoming as the various
departments and reviewing agencies (i.e., Stormwater, Water and Wastewater, etc.) continue to
review this request. In order to stay on schedule for the October 28, 1996 Planning and Zoning
Board hearing, please note the following deadlines:
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Plan revisions (folded & not stapled) are due by 12:00 p.m. Wednesday, October 9, 1996.
P.M.T.'s, 10 prints, and colored renderings are due Monday, October 21, 1996.
***No revisions or supporting documents will be accepted after revision date (10/9/96).***
NO REVISIONS WILL BE REVIEWED AFTER THE ABOVE DEADLINE. IF REVISIONS
ARE NOT RECEIVED BY THIS DATE, THE ITEM WILL EITHER GO TO THE PLANNING
AND ZONING BOARD WITH A STAFF RECOMMENDATION BASED ON THE
ORIGINALLY SUBMITTED DOCUMENTS OR THE APPLICANT WILL HAVE THE OPTION
OF CONTINUING THE ITEM TO THE NEXT MONTH' S BOARD AGENDA.
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If you should have any questions regarding these comments or if I could be of further assistance to
you in any way, please do not hesitate to contact me at 221-6641. I would also suggest that you call
me as soon as possible to arrange a meeting to review the foregoing comments.
Sincerely,
Jr#NfitchelTaaas
Project Planner
encl.
2. Natural Resources:
a. How will the wetlands in the drainage ditch along Lincoln be affected by this project?
What are the future plans for the drainage way, in general, to the east? Please address
these questions in writing (and graphically, if applicable) with submittal of your
revised plans.
3. City Forester (Tim Buchanan):
a. Add the tree protection notes provided above in II.B.(7), Landscape Plan comments.
b. The curb to the north of the existing Burr Oak needs to be 15'-20' from the trunk. No
fill or cut will be permitted in the protected root zone.
C. We need a schematic plan showing all existing trees on the site. This plan should
accurately depict their locations, their types and sizes, which ones you intend to save,
and which ones are to be removed.
d. As mentioned, the willow on the corner should be retained; it has 10-15 years of
remaining life.
e. Please note that existing trees can be pruned to City Forestry medium prune standard.
f In moving the existing house from the site, as few trees should be eliminated as
possible. It may be necessary to rotate the house once it is lifted, before moving it.
g. Further comment from Tim Buchanan will be forthcoming.
4. Poudre Fire Authority (PFA):
a. A separate permit and plan review on Underground Storage Tanks is required by the
Fire Department.
b. Water Supply - Commercial Property: Fire hydrants are required with a maximum
spacing of six -hundred (600') feet along an approved roadway. Each hydrant must
be capable of delivering one -thousand (1000 gpm) gallons of water per minute at a
residual pressure of twenty (20 lbs.) pounds. Hydrants shall be of an approved type
as defined by the water department and the fire department. A table found in the
1991 Uniform Fire Code Appendix III-B relates construction and area to required fire
flows.
5. Public Service Company:
a. Final plat must dedicate ten (10') feet minimum width utility easements adjoining the
new easterly right-of-way line of Lemay Avenue, and the new northerly right-of-way
line of Lincoln Avenue.
6. Light and Power (L&P):
a. It will be very difficult to install street lighting along Lemay and Lincoln unless curb
and gutter are in place.
b. L&P will require adequate access and utility easements throughout the site to place
primary lines and install vaults and transformers. The applicant should consult with
L&P concerning the placement of these easements. This includes access to Tracts A
through E.
7. Mapping and Drafting:
a. The r.o.w. of east Lincoln that is being dedicated is not within the City limits. This
may require a separate deed of dedication.
8. Building Inspection:
a. See attached comments.
d. In reference to sheet 3 of 5, the lite box (red panaflex) will need to be removed, or it
will be counted against the signage allowance for the site. This is one of the more
unattractive elements of the building, and we would prefer to see it replaced with
more of the 4" fluted block or other similar architectural feature.
e. In reference to sheet 3 of 5, the canopy columns will need to be of the same light grey
4" fluted block that is to be used on the building or matching brick.
f. In reference to sheet 3 of 5, the illuminated dispenser toppers, and their associated
stripes and logos, will have to be removed altogether based on architectural
considerations. Please note that such toppers would count against the signage
allowance for the site.
g. In reference to all three elevation sheets, you should start to think about the locations
of meters and electrical equipment so that these can be illustrated in future plan
submittals.
h. In reference to sheet 4 of 5, the laminated red fascia panel will need to be removed.
On the left side elevation, please label the color of the door.
i. In reference to sheet 5 of 5, please stipulate that the 4" fluted block will be painted
light grey "to match the c-store and car wash." Please label the parts of the overhead
doors that are not mullions as "glass/windows." The lube shop will be associated with
Diamond Shamrock, thus, it should be given equal architectural interest as that given
to the c-store. The proposed building is rather stark, unimaginative, and industrial
in appearance. The addition of a pitched roof will help, but we would also advise
placing a four (4) foot tall, brick or rockface c.m.u. block, band around the lower
portion of the entire perimeter of the structure. The band should protrude at least an
inch further out than the upper portions of the structure's facade. The left side of the
side elevation needs another window to provide a storefront appearance.
D. Comments from Other Reviewing Departments/Agencies:
I. Zoning:
a. Show the building dimensions and their distance from lot lines on the site plan.
b. The car stacking space provided appears inadequate, and will cause stacking to
overflow into the service drive to the east of the drive-thru. You will need to provide
enough stacking space to accommodate a minimum of five (5) vehicles or 100 feet.
C. You will need to make sure there will not be potential for conflict between the drive-
thru lane and the car wash entrance.
d. The property is zoned it with a PUD condition, not EP.
e. Additional trees are needed to the north of the lube shop in order to provide a buffer
for future development.
f. Foundation plantings are needed around the structures and trash enclosures.
g. It will be necessary to provide bike racks at both businesses; please show their
proposed locations on the site plan. Please note that bike racks must be permanently
anchored to concrete and cannot interfere with pedestrian walkways.
h. Parallel parking stalls need to be twenty-three (23') feet long.
► During the construction stage of development, prevent cleaning of material or
equipment, or the storage or disposal of waste materials such as paints, oils, solvents,
asphalt, concrete, mortar, or any other material harmful to the life of a tree within the
drip line of any protected tree or group of trees.
► The developer shall ensure that the landscape plan is fully coordinated with the plans
done by other consultants so that the proposed grading, storm drainage, or other
construction does not conflict with nor preclude installation and maintenance of
landscape elements on this plan.
► Common open space areas and landscaping within the adjacent right-of-way are to be
maintained by the owner of the lot or other appropriate entity that is not the City of
Fort Collins.
C. Sheets 3, 4, and 5 of 5 (Architectural Elevations) Comments:
All Development Criteria A-2.7, Architecture, asks the following question: "Is the
architecture appropriate for the uses and activities that are planned and does it contribute to
the neighborhood's appearance in a positive way?" In the guidelines that are used to evaluate
whether this criterion is being met, it states that "in areas where the existing architectural
character of the neighborhood is less defined, the architecture of the new development should
present an attractive image and set a standard of quality for future projects or redevelopment
in the area."
The City Planning staff is disappointed with this submittal. The City has consistently required
that new gas station developments in Fort Collins be distinguished, beaking away from the
everyday corporate prototypes that further the homogenization of urban landscapes
throughout the country. Given the need to satisfy A-2.7 and, in doing so, set a standard of
quality for future projects or redevelopment in the area, the City is requiring that you design
this station similarly to the Diamond Shamrocks at Timberline and Harmony, and Lemay and
Oakridge. This will require both matching pitched roofs and the use of matching pale colors
on all of the structures in this PUD, thereby helping to unify the development. Also, and
more specifically,
a. In reference to all three elevation sheets, as stated in the guidelines for evaluating A-
2.7, "all sides of the building should be equally attractive. Down -grading of materials
for side or back sides is ... not acceptable."
b. In reference to sheets 3 and 4 of 5, the 4" single scored block (red) should be carried
straight across the 4" fluted block sections of the structure (front and rear of the c-
store and car wash). For the c-store's front elevation, this means the red band would
extend all the way to the windows abutting the entryway.
C. In reference to all three elevation sheets, the white surfaces (i.e., laminated fascia
panels, laminated column colors, laminated roof screen panels, etc.) will have to be
toned down to off-white or another pale color. The other Fort Collins Diamond
Shamrock station noted above used "buckskin" brown where these white surfaces are
currently proposed.
a. In order to mitigate the parking lot, it will be necessary to provide a continuous row
of three -to -four (3'-4') foot tall evergreen shrubs along the entire southern and
western perimeters of both the parking and drive areas, with the only breaks occuring
for pedestrian access walkways. There should also be some appropriately spaced
canopy trees along this perimeter. This will serve the functional purposes of screening
and shading and help to enhance the aesthetic appearance of the site and
neighborhood. Also, see comment "c" below.
b. The guidelines for evaluating whether the above cited criterion is being met state that
"plant material should complement the architecture. Foundation plantings ease the
transition from building to ground plane. Trees can be used to fram architectural
elements or to create background." Once the building site is relocated to the
southwest comer of the property, it will be necessary to provide foundation plantings
and other appropriate aesthetic enhancements. Foundation plantings should also be
provided around the quick lube building and its trash enclosure. In a further effort
to frame architectural elements while breaking up their mass, trees should be planted
next to the c-store building's outer corners, and the two landscape islands extending
from the quick lube's exit lanes should contain matching deciduous trees.
c. The guidelines for evaluating whether the above cited criterion is being met also
advises the use of landscape elements "to screening areas of low visual interst such
as trash receptacles, blank walls, service areas, utility meters, mechanical equipment,
etc. Screening may be partially opaque depending upon the objective." See comments
above for Sheet 1 of 1, specifically numbers 4, 5, and 6 (II.A.(4)(5) and (6) above).
d. In order to help satsify parts (1) and (2) of A-2.13, above, please provide more trees
to contain and screen the outdoor dining area.
2. Where evergreen trees are planted, they should occur in groupings of two or more.
The existing willow tree on the corner will need to be saved. It may be pruned to the City
Forestry medium prune standard.
The dead space created where two perpendicular parking aisles meet should be taken up by
a landscaped island, with its outer egde designed to accommodate appropriate vehicle turning
radii. This should be done for the junction of the two parking aisles along the front of the
c-store.
5. General notes 16 and 24 appear to say the same thing. Please remove note #24.
Please provide landscaped islands between the bay doors on the exit side of the quick lube.
Please add the following notes:
Prior to construction, all protected trees shall have orange protection barrier fencing
erected which, as a minimum, are supported by 1" x 1" or similar sturdy stock, for
shielding of protected trees, no closer than six (6) feet from the trunk or one-half ('h)
of the drip line, whichever is greater. Within this protection zone, there shall be no
movement of equipment or storage of equipment, materials, debris, fill, or cut unless
approved by the City Forester.
4. The air/vacuum station (number 31 in the legend) will need to be moved to a location that is
not visible from the public ways or be screened by landscaping.
5. Under number 36 of the legend, please stipulate that the transformer will be located out of
public view or will be fully screened from public view by landscaping.
6. Under number 37 of the legend, please stipulate that the meters will be screened from public
view. This can be accomplished either by use of a screen wall (of the same colors and
materials as the associated building), or installation of landscaping and a stepping -stone foot
path (to facilitate reading).
7. In reference to the pedestrian area with picnic tables (number 41 in the legend), please see
comment #1, above (I1.A.1).
8. 1 cannot seem to find a number "42" anywhere on the site plan.
9. It would be to your advantage to show the building envelopes as well as the proposed
footprints. This is because, without showing the envelope, any slight adjustments to the
building siting required during construction would require submittal and approval of an
Administrative Change. Thus, you may want to provide a general note stating that 'Building
footprint is shown for illustrative purposes only. Final footprint may vary from that shown,
but must be fully within the designated building envelope."
10. The walkway in front of the quick lube should be extended southward, toward the exit lane
from the service bays. This will serve the customer waiting inside when s/he exits the building
to pick up her/his vehicle.
11. Note 44 is incorrect. The property is zoned it - Limited Industrial with a P.U.D. condition.
12. In reference to note 45 and all the legend notes related to signage, it should be noted that the
site is not in the Neighborhood Residential Sign District, and signage will be limited
accordingly. Due to the need to satisfy All Development Criteria A-2.7, it is more than likely
that you will not be permitted to have nearly as much signage as proposed.
13. Please change note 96 to read as follows: "No outside storage will be provided unless
specifically approved by the City of Fort Collins Planning Department."
14. Please revise note #9 to read as follows: "All mechanical systems, including outdoor cooler
condensing units, located on the roof or elsewhere will be completely screened from the
adjacent public streets. Structures used for screening purposes will be of the same materials
and colors as the associated building." Remove note #11.
B. Sheet 2 of 5 (Landscape Plan) Comments:
All Development Criteria A-2.13, Landscape, asks the following question: "Does the
landscape plan contribute in a positive way to the project and to the neighborhood
environment (1) by supporting functional needs such as spatial definition, visual screening,
creation of privacy, and/or climate control, (2) by enhancing the aesthetic appearance of the
site and neighborhood, and (3) by integrating with, and buffering the impact of the
development upon, existing natural areas?" Pursuant to this criterion:
outline of a parking lot configuration that does not provide such
direct pedestrian access."
[Item 9] "In single -building developments, a primary building
entrance must face a public sidewalk or other walkway, plaza, or
courtyard that has direct linkage to a public sidewalk without
requiring people to walk across intervening parking lots or
driveways, where physical conditions permit, except as provided by
910 and #11 below." [see Standards for exceptions]
b. The LDGS's All Development Criteria A-2.6, Pedestrian Circulation, asks the
following question: "Does the pedestrian circulation system (a) accommodate
pedestrian movement from the neighborhood to the site and throughout the proposed
development safely and conveniently; and, (b) contribute to the attractiveness of the
development?" Currently, this standard is not being met. However, implementing the
changes stipulated above will satisfy this as well as the previously mentioned
standards.
c. All Development Criteria A-2.2, Building Placement and Orientation, asks whether
buildings and other site plan elements are oriented in such a way that is consistent
with the established neighborhood character. The guidelines for evaluating whether
this standard is being met (parts below the bold line) stipulate that developers must
"orient buildings and/or facades to the public street when possible. Unattractive elem-
ents, such as service areas and loading docks should be located out of public view."
Furthermore, Section D. (Review Criteria) of the LDGS (on page 11) states that, for
all of the Neighborhood Compatibility Criteria, "developments that are proposed in
areas that do not yet have a well defined character are expected to set the standard
of quality for future development." Given the cited standards and guidelines for their
implementation, it will not be permissible to locate the canopy such that it is the
prominent feature of the site, or its length is oriented toward the public streets or their
intersection. Rather, the building will have to be sited as described in comment #1,
above.
d. Placement of the drives, the parking, and the length of the canopy along the Lemay
and Lincoln frontages is not considered to be attractive, as called for by All
Development Criterion A-2.4 (Vehicular Circulation and Parking). This effectively
prohibits placement of the canopy such that its length is oriented toward the Lincoln
Avenue frontage.
2. The trash enclosures, although screened, should be located at less prominent locations
3. To assure satisfaction of All Development Criteria A-2.15, Site Lighting, and A-2.17, Glare
or Heat, staff is requiring that you make use of the free Lighting Design Review service
offered by the City's Light and Power Department. This service provides free consultation
of site and indoor lighting design with respect to cost and energy efficiency, glare, overflow
minimization, and other concerns in as little as two weeks. Please contact Doug Swartz of
Light and Power at 221-6700, as soon as possible. Also, we would prefer high pressure
sodium lighting, as opposed to metal hallide.
built to City standards.
I. The Engineering Department has requested that you please provide of the existing easement
documents (i.e., the 20' utility easement (BK. 1691- PG.57) and the un-needed easement to
be vacated with final plat).
J. Please provide a note stipulating that development of these parcels will be subject to the street
design standards in effect at the time of each application/submittal.
------- ------------- ----------------------__--
The remainder of the comments provided in this letter pertain to the Lincoln East Convenience
Center PUD, Preliminary (#40-94C).
Preliminary PUD Comments ---
A. Sheet 1 of 5 (Site Plan) Comments:
The c-store/restaurant will need to be placed at the southwest corner of the site, in either a
reverse mode layout, a semi -reverse mode layout, or oriented toward the intersection. With
the building situated on the corner, you should consider expanding the outdoor dining area,
having it relate to the structure (in character), and provide direct pedestrian access to it. The
public sidewalk connections to the building will need to be direct, with either one walk from
each of the right-of-ways (Lemay and Lincoln), or one angled directly from the
intersection/comer. A direct and logical pedestrian connection is needed between the c-store
and the quick lube. It will probably be necessary to abandon the drive-thru function of the
c-store/restaurant, as this likely preclude compliance with City standards. At the quick lube,
the area between the two striped portions of the parking lot will need to be connected will
scored, colored pavement; this will provide clear pedestrian access to the building from the
public sidewalk. The foregoing is required for all of the following reasons:
a. The project must meet the requirements set forth in the Interim Design Standards and
Guidelines for All Commercial Development. Specifically, items numbered 1, 2, 3,
and 9 stipulate the following:
[Item I] "Developments must be linked with surrounding areas and
uses by extending city streets, sidewalks, and/or paths directly into
and through the development, thereby providing convenient, direct
pedestrian and bicycle access to and from all sides of the
development."
[Item 21 "Access to developments must serve the needs of the
pedestrian and the bicyclists as well as the motorist. Accordingly,
in the planning and design of the development, the emphasis of the
site plan must be shared among the following: (1) pedestrian access
to the site and buildings; (2) gathering areas for people, and (3)
auto access and parking lots. The emphasis must not be placed
solely on parking and drive -through functions."
[Item 3] "Walkways must be located and aligned to directly and
continuously connect areas or points of pedestrian origin and
destination, and not be located and aligned solely based on the
Commu,..ry Planning and Environmental , _rvices
Current Planning
City of Fort Collins
September 19, 1996
Diamond Shamrock Refining and Marketing, Inc
% Cityscape Urban Design
Mr. Eldon Ward
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
Dear Eldon,
Staff has reviewed your submittals for the Lincoln East PUD - ODP (#40-94B) and the Lincoln
East Convenience Center PUD, Preliminary (#40-94C), and offers the following comments:
I. - - - ODP Comments ---
A. Please label every street shown on the context diagram. The labels need to include both the
street names and their designations (i.e., full arterial, local street, etc.)-
B. Please make the division between parcels A, B, and C more clearly defined.
C Please show the potential for future connections of both Duff Drive and Webster Avenue
through the intervening parcel and into the ODP site.
D. Please label the dashed lines that run north/south along the eastern side of the ODP.
E. Please revise note #9 by removing the portion that reads "or as `Uses By Right,' as allowed
in the IL Zoning District," since the zoning contains the P.U.D. condition.
F. Please remove note #10, as this determination will be made by the City's Stormwater
Department.
G. The Natural Resources Department would like to know how this project will affect/interface
with the wetlands in the drainage way along Lincoln. Will they be piped? Filled? Please
elaborate.
H. Poudre Fire Authority: Fire hydrants, where required, must be the type approved by both the
water district having jurisdiction and the fire department. Basic spacing is eight -hundred
(800) feet in residential areas, and six -hundred (600) feet in commercial areas. These
requirements may be modified if buildings are equipped with automatic fire sprinkler systems.
Each individual fire hydrant must deliver at least one -thousand (1000 gpm) gallons per minute
with twenty (20 lbs.) pounds residual pressure at that flow. A table found in the Uniform Fire
Code Appendix III-B relates construction and area to required fire flows. Streets must be
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002