HomeMy WebLinkAboutHARMONY NEIGHBORHOOD CENTRE P.U.D. - PRELIMINARY - 33-94 - CORRESPONDENCE -_. 3.2.._.—Bicycle._racks_-_must._be--provided..-_-Racks -must _be permanently ------
' anchored to concrete, and not block sidewalks or entries.
Racks should be distributed throughout the center. Staff is
investigating the .use of roof overhangs or free-standing bike
shelters to -protect racks -from weather. Racks.:. should be made
attractive. ;for... employees who, desire..,; to commute by.... bicycle.
versus --a' single -occupant -vehicle.
33. Consideration should be given for an outdoor plaza, patio, or
..;-dining area. The downtown Safeway has provided a small
pedestrian amenity along the east elevation that is widely
used. Often, customers will purchase ready -to -eat items (deli
sandwiches) and seek an attractive location onsite to enjoy
the meal. There.is strong evidence that these public spaces
will be used and appreciated by customers.
34. In general, care should -be taken that the site is.not designed',
....-..so: -.that the ._automobile .:.dominates -the . site. -.:There must .
amenities for bicycles and pedestrians as well.Again, please
refer to the comment .regarding patios, courtyards, and
pedestrian amenities. Non -vehicular transportation must be
strongly encouraged and.:placed`;_on equal .footing, especially `
since this site`'so close`.: to residential areas. _provision -:of
these amenities, -:.may -require°• the developer "to' consider .
innovative concepts that have not been used in traditional
centers. (The:Planning . Department -is. receiving complaints
_. from citizens regarding .-how traditional°.shopping_.-centers =are
...... not "pedestrian -friendly".
35. Development of this site will require -special buffering and ."
screening treatments to mitigate the impact to the north.
This is not a typical center in that.it is located within an
established neighborhood. Although long identified as an
appropriate location for a neighborhood, -service center, 'the -
site bearsthe burden of ..proof to .-'.,be compatible with
surrounding. development. As'proposediy'the north side of the
site does not appear .to.."reflect.-this `sensitivity.,_ -.:_Has -any
.: .`-consideration been'given-to shifting the grocery *.,to the east
so that service areas can gain access off McMurry (collector
street) versus Monte Carlo (local street)? The developer is
encourage to explore more effective buffering and screening
-------- techniques.--------- - -----------------... _ ----- -----
A neighborhood meeting will be -_--required. Please notify the
Planning Department and a. notification map -describing a
geographical area will be provided. The ..developer. is
responsible -:for providing -the name and addresses' of all
-
property owners .within the:specified area. Please .allow ample _.
time for preparation of -the map, the list, and--a-minimum of 7
-.10 days prior notice for the surrounding property owners..
It may be that more than one neighborhood information meeting
wi11-_1 ; .required.
J
-- that-traditional—l-evels-of -outdoor -lighting-will--be--considered -
excessive on portions of the center due to the proximity of
residential areas.
23. The north elevation along Monte: Carlo needs more thought on
providing : a sensitive -buffer . for.. '.the ..neighborho"od. - .There
:appears to,. be,," nsufficient width;'.:for.:berms ,which ..,can ..act . as•
effective screening:. devices. It.. important ;to design a.,
center that does not.have a "back side". Service areas must
- - be appropriately screened. If necessary, screen walls --may
have to be constructed for both acoustic and visual screening.
-- - Screen walls must be treated with landscaping. Outdoor
storage of pallets, -and ... miscellaneous debris. -will not be
allowed.
24. All roof top mechanical -equipment should be .screened from
....public view.
25.
The center must demonstrate architectural consistency. Pad
sites will not be allowed to be independent of an established
architectural theme. Variations, within limits,_ may
allowed subject to review:, It is recommended that residential
architectural themes-be._:implemented to soften .the-.:impact.to„_...`;;.
the north.
26. Please. refer. _to the,. -Harmony Corridor Design.,: Guidelines for:,.
information- fencing, lighting, and landscaping._ Please
note `that_ in .addition to the new... Neighborhood,. --Commercial Sign
District,'., the Harmony Corridor.. -_Design Guidelines prohibit
illuminated awnings along Harmony Road.
27. It appears that the building mass is excessive. The massing
of the structure should be broken up and/or .scaled down so „
that -there is a more sensitive transition to :the north. The
previous. Pre liminary-..P.U:.D::...,appears to do-,:a=better job of.;,.:_;
- breaking up -.the length and.bulk'of the building.
28. The -site plan does not indicate* foundation 1-andscapin9 in
... front -of the shops. Sufficient area should be set aside so
that there are no abrupt building facades directly adjacent to.
pedestrian sidewalks.
29.. The 80 foot _setback_ is...measured.from the future _edge of
pavement after..-full'.right-of-way ..dedications are .made. for
Harmony_Road. ::If possible to remain within the. --prescribed
setback, it is -,recommended that the. -large anchor building be
`:..shifted to the south so as to create more opportunities for
a, buffering...along: the north.
30. it is recommended that berming be used around the perimeter.to.
screen headlight and -windshield glare. 0.
31. Parking areas must be -setback a minimum of 20 feet from local
-streets and 30 feet -from collectors.
•r;
provided —an —access ----easement--on---private—property: The
developer is responsible for four feet of this walk, and the
Ctty's Street Oversizing Fund will pay for the other four
....feet.
if-necessary_;2additional dedication along.Harmony Road may be
needed "to gain the. standard;60 foot half.width:.right-of-way,
dedication.
- 18. The Engineering Department will prepare a standard Development
Agreement which must be executed by all the parties and
--- recorded prior to allowing work on the site to begin.
19. A standard Utility Plan set must be submitted -at the time of
submittal for Preliminary P.U.D.
,_. 20. -As a _.retail . center.., :the ..site will be ;,assessed a Street
:Oversizing.~Fee of $14,005- per -acre, payable at the time of
building permit issuance.
21. In general, the City of Fort Collins. only. reimburses... the
developer for street improvements -if the it can" -be;.tzclearly
demonstrated that the improvement is not.. the result. of.
mitigating the impact of the proposed development. -
Reimbursements to the developer from the Street Oversizing.<.
Fund are only for._work- performed. on arterial -'or collector`
streets.,.- *not..local:_ streets.
22. ..The",City"=of, Fort Collins bus -•service, Transfort, will be..
consulted' -on this project. It may be that Transfort may be `
interested in serving this project. If so, then the developer
must provide an approved bus stop in a location on one of the
perimeter streets that meets the need of - the Transfort.
Pedestrian paths should connect the -.bus stop to a logical path
..�_:network_that leads to the shops.,-- Pedestrian safety will be
carefully reviewed so .there are minimal conflicts with
•vehicles.
2L...As proposed, the site seems to discourage any pedestrian or
bicycle connections to and from the north residential area.
The north side of the center would benefit from courtyards or
—patios that open up -the interior to the north. - -Such a -- ----'-
connection must not conflict.with service vehicles, dumpsters,
compactors, loading docks, etc. Residents within one -quarter
Hof a mile,.should _feel comfortable about walking.to the center.
The developer will be asked to submit -'a lighting plan -,or .
lighting, package that.._.describes-....the._. nature ..of_ outdoor
lighting. Details must include the amount of both, pole -
mounted and building mounted fixtures, the height of pole -
mounted fixtures, the type of lamp (high pressure sodium is
recommended)•, and wattage. Luminaries should be down
directional with shielded light source. Lighting is a
--critical element in neighborhood compatibility. -It is likely
old drainage report that was submitted -prior to the formation
of the Stormwater Utility which addresses the size and
-potential capacity of the stormwater detention pond, located
;`.on_the:.east edge,. of Golden Meadows Neighborhood Park.- Since...,.
-this report is quite dated, is .recommended that the pond
,:;_capacity.be,verified in the field under "as, built." conditions.....,
11. The site must convey storm flows to the pond The conveyance
capacity of the existing storm conveyance channels ,must be _
addressed. Since the conceptual plan shows a large amount of
_ impervious surface, and'since the channel conveyance capacity
is unknown at this: time, the site may require onsite
detention. If onsite. detention is provided,,`Staff would like
to work with the developer on implementing stormwater quality
enhancement measures. For further information, please contact
Glen Schlueter, 221-6589.
12..: The City"s Transportation Department will require a traffic•-"
impact analysis to be conducted and submitted along:_with a
Preliminary Plan. The site is adjacent to Harmony Road., State
Highway 68, which. -is under the. jurisdiction.:of-.-the,Harmony
Road Access Control'Plan. This plan was adopted.by both the
City of -Fort Collins and the Colorado Department'of Highways. -
Accord ing..to.this plan, no access.will be allowed off Harmony
Road..
13. The -traffic impact analysis should.investigate the impacts of
traffic on Wheaton, McMurry and Monte Carlo, and factor in the
new Kruse Elementary School. The traffic consultant selected
to perform the analysis should contact Rick Ensdorff, Director
of Transportation, 221-6608 to discuss the scope of the.study.
Also, please. contact Rita Davis, Transportation Department,
who acts as`the.Cit ,of Fort.Collins liaison'..to-.the. Poudre R-1: C'-
School District on safe pedestrian-routes..td.school.
The"t raffic im' act anal sis--. should: --also -address. the.:•locations
P Y
of all curb cuts across the street from the center. Access
points.into the center must align or be sufficiently offset
from these opposing .curb cuts...:.Also,.-if there_ is ..any... change _..
to onstreet striping, then a striping plan must be included
for review.
15 ::; Since the site' is adjacent to a' state highway '--a !state .highway :
access -permit ~-must be; -obtained.-:-': The' City of Fort Collins:: .
Engineering Department will -process this application. Please
contact 'Kerrie Ashbeck, _:221-6750, for details on this
procedure. `
16. An eight- foot wide detached sidewalk along Harmony Road is,.
specified in the Harmony Corridor Plan. This sidewalk is
allowed to meander but must stay within a 95 foot minimum
centerline radius. Generally, the sidewalk is located within
the right=of-way�but 'if- i-t:.meanders outside, :then it must -'be'
-- - 4. The -developer is also -asked -to -closely -coordinate -the -location
of the electrical transformer. The transformer must- be
accessible from one side by hard surface so that landscaping
.is not damaged during.emergency.rchange-out....: The transformer
. must" be screened from public `view. Screening may be by
-::_'",:; landscaping., or by., enclosure with ,„gate � that meets.. the
`"'minimum" -clearance. -.-specifications. If screened by an
enclosures -the materials. -must match the building's exterior.
- 5. ---Light and Power will need an 8 foot easement on Wheaton and
McMurry and a 15 foot easement along Harmony, which may be.
--- located within the 80 foot setback buffer. For further
information .regarding e1ectrical....needs,_.please contact Doug
Martine, 221-6700.
6. Water mains are available to serve the site in Wheaton, Monte
......Carlo,, and'.McMurry, ::..Sewer. is available .in .Monte .Carlo ,and
, sMcMurry. Any_ service -stubs to the -.site -.that are not. -used must
be abandoned``,<back. to the main in accordance with the
specifications of ---the Water and Wastewater Department.
T. Although there is no water main ---in Harmony -at this time, the
Water and Wastewater master plan is to.: --bring. a 36.inch ::..
diameter water main down`Wheaton`and then along -the north side
of Harmony Road. This line should be placed 45 north of the
..right-of-way line (may -be within the 80_foot..landscape buffer)
e-and within an exclusive easement no: less than 15 feet wide.
'It.is-preferred that no large trees be planted within this
..easement. For further information on water and wastewater
:issues, please contact Mark Taylor, 221-6681.
8. The Poudre Fire Authority will require that water supply to
...the site meet minimum fire flow and that there be a sufficient
:number of hydrants to serve the site. Water lines can be
looped. Internal drive--aisles--must. be a minimum of 24 feet
wide with 20._foot inside ... and 40 outside turning radii. The
Poudre Fire Authority operates under the 1991,.Uniform.Fire
Code. Water lines to hydrants must -be within.easements that
are 15 to 20 feet wide with .buildings kept a. -minimum of 15
feet away. Any uncontained areas of greater thanx5,000 square
feet must be equipped with an approved commercial -grade
fire extinguishing system. -For further information, -------
please contact Warren Jones, Fire.Marshal, 221-6570.,;.
9.._„ The City presently operates under the 1988 Uniform :Building
Code.. In January of 1994, the City Council is expected to
%approve.the 1991 U.B'.C:' > The -grocery store will:;be classified,
as an "A'.' occ_upancy.,_.--The state Is Model.:_Energy. Code ..will .
'apply.
10. The site is located in the Fox Meadows Drainage Basin. The
Storm Drainage Basin Fee in this basin is $4,891 per acre. A
standard Drainage Report and Drainage and Grading Plan are
uprequired. An Erosion _Control-:.P1-an As _required: `--..There _is an
CONCEPTUAL REVIEW STAFF COMMENTS
.MEETING DATE: November 1, 1993 _
ITEM: Golden Meadows Neighborhood Service Center __
APPLICANTS Mr. Jim Sullivan, Sullivan and Hayes -Company
c/o Ralph Snyder, Valerian Inc., 7000 East
Belleview, Suite 340, Englewood, CO. 80111.
"::.LAND' -USE' DATA:..;:Request 'for _a neighborhood shopping -center on .21
acres located north of Harmony Road between Wheaton Drive and
McMurry Avenue, and south.of Monte Carlo Drive. Request includes
16.0,760 square feet of retail anchored by a'King Soopers Grocery
_:.;Store (75,650 square feet). -"Three pad sites are proposed along
':Harmony Road,.none"of which is a drive -through restaurant. .,Site
plan indicates "726- parking"spaces for 'a ratio -of -4 52 -spaces per
thousand square feet of.retail floor area.
COMMENTS:
1: The property is zoned B-P..;-Pianned Business."--'-' .The zoning
. contains-a"condition that development would have;to proceed as
a planned unit development under the auspices of the Land
Development Guidance System.
2:
The::aite_ is-.. also .......located .within the.. recently :.:adopted
...Neighborhood Commercial.Sign..District. '_This._sign::district..is.
`-designed to` -minimize the impact of commercial'.signs in areas
>that are located off College Avenue and closer to residential.
areas. A copy 'of the sign specifications are available in the
Building Inspection and Zoning Department. A key feature of
this section..of the Sign Code is that the Planning and Zoning
Board reviews only the location of signage, and not height,
dimensions, etc. The developer should be aware that free-
standing. monument signage is reduced and that wall signage
must- be.. -individual letter --or within ::;a- - .cabinet where the
background is opaque. ...This:: -may --:mean .that ...smaller :retail'
`_tenants may not :have much .eligible sign area on a. free-
-. standing- sign. For further- information regarding, these
signage specifications, please contact Dan Coldiron,.-221-67.60.
3. 'The City of Fort Collins, Light and Power Department has
electrical poweravailable on all four sides of the site. The
developer is asked to closely coordinate the power needs by
having an electrical sub -contractor complete a "Commercial
One � - - " ` (.C-1 ) " -.Form to" -:determine -.entrance--.capacity. "-' Norma'1
development charges will apply.
;. COMMUNITY.PLANNING &
•- " ENVIRONMENTAL SERVICES 281.NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-0750
PLANNING DEPARTMENT
Commul Planning and Environmental , vices
Planning Department
City of Fort Collins
November 2,--1993
-' - Valerian Inc.
Ralph Snyder
7000 East Belleview, Suite 340 - -- --- -
Englewood, CO 80111
Dear:Mr. Snyder:
For your information,..,attached -'.is-:�a--copy of. the Staff's..;comments concerning
" Golden Meadows Neighborhood Service Center, presented before the Conceptual
Review Team on.November 1, 1993.
,.:..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.:-:rev.ew 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.
Sincerely, f
Ted Shepard, Al P
Senior Planner
--.TS/gjd
Attachments
cc: Tom Peterson, Planning Director
....Transportation Department
Stormwater Department
Project Planner
- - - -- - F i 1 e
281 North College Avenue. P.O:,, Box. 580 Fort Collins, CO 8052-1-0580 (303) 221-6750