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HomeMy WebLinkAboutTIMBERLINE FARMS PUD, DIAMOND SHAMROCK CORNERSTORE - PRELIMINARY - 42-89C - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommOy Planning and Environmental *ices Planning Department Citv of Fort Collins January 10, 1995 Mr. David Jones Galloway, Romero 14202 East Evans Aurora, CO 80014 Dear David: & Associates Avenue Staff has reviewed the request for Diamond Shamrock Cornerstore at Timberline Farms Preliminary P.U.D. and offers the following comments: Part One 1. U.S. West cautions that telephone facilities sufficient to serve this project may not be presently available. The owner is responsible for provision of all conduit, ditch, and street crossings for telephone facilities within the project, and the owner provides terminal room space and power for the main terminal usually within a janitorial area or utility room. The owner's vendor provides all facilities beyond the main terminal. Please contact U.S. West for conduit specifications for the main telephone entrance cable. Also, U.S. West will require a 10 foot utility easement along both the north and west property lines of this development. 2. Public Service Company will require a nine foot wide utility easement for gas lines along the south right-of-way line of Milestone Drive. Trees must be kept four feet from gas lines. 3. The City Stormwater Utility is concerned that there is no design of offsite conveyance facilities from the subject site to the ultimate outfall in the Sunstone/Timberline Farms development. Supporting documentation is needed to show that streets and other conveyance facilities downstream can accommodate storm flows from this site. 4. No undetained runoff will be allowed from Timberline Farms. All storm flows must be properly detained and detention pond volumes must be verified. When calculating runoff for this project, please include Timberline Road out to its planned future centerline. Doing so will revise the runoff coefficient and increase your undetained flows. Further comments from Stormwater Utility are attached. 281 North Colle-e Avenue • P.O. Box '580 Fort Collins, CO S0522-0580 • (303) 221-b7O FAX ( 03) 221-0378 TDD (303) 224-6002 5. The right -in access off Timberline is not a right -out. More design work is needed on this access point such as geometrics, design speed, taper length, and impacts due to the irrigation ditch. As yet, it is not clear whether the length of the decel lane and the radius will accommodate the design speed. 6. Dedication for Timberline Road to the full "major arterial" standard is required at this time. Also, the full width of Milestone must be dedicated. Such dedications can be made on the Final Plat. 7. Proposed grades on Milestone are too flat on the south gutter (0.2%). Grades must be a minimum of 0.4%. Please redesign accordingly. 8. Final plans for construction of Timberline and Milestone must be done with the Final P.U.D. and Final Plat. 9. On the north, the full width of Milestone should be built to the limits of the easterly property line. The City will assist in writing a "Payback Agreement" so Diamond Shamrock will be reimbursed by adjacent developers for the full construction. 10. On the south and east, the two internal private drive aisles that will serve the balance of the center should be constructed to their full width to the limits of the property lines. Since these are private streets, any "Payback Agreement" must be negotiated between the private parties. The City is not involved in these discussions. 11. The site should be accessible to persons with disabilities in accordance with Uniform Building Code Section 3103 and UBC Appendix Section 3106. Please provide designated and marked accessible routes between building and the public way, and between building and accessible parking. Parking signs must be in accordance with UBC Appendix Section 3107. 12. A fire hydrant must be installed with 400 feet of the structure. Hydrant must be capable of delivering 1,000 gallons per minute with 20 psi residual pressure. All portions of the structures must be within 150 feet of an approved fire access roadway. Part Two 13. A review of the submitted Auto Related and Roadside Commercial Point Chart of the L.D.G.S. reveals that points were taken for the property having at least one -sixth of its property boundary contiguous to existing urban development (criterion h). Such is not the case. The L.D.G.S. defines "existing development" as: "... any subdivision in the City which has been approved and recorded once all engineering improvements (water, sewer, streets, curbs, gutters, streetlights, fire hydrants, and storm drainage) are installed and completed." Since there is no approved and recorded subdivision with all engineering improvements located adjacent to the subject property, points cannot be earned. 14. The Planning Department is also concerned about how the one acre parcel fits into the overall center. Criterion b. on the Auto Related and Roadside Commercial point chart asks: "b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, office, or industrial park?" The operative concept in this criterion is that the larger center be "existing." As you are aware, the center is not existing. Therefore, points cannot be earned for this criterion. 15. This presents a problem. If points for subtracted for not meeting these two criteria, then the project earns only 22 raw points for a score of 41%. This is below the required minimum of 50%. As such, variance would have to be granted by the Planning and Zoning Board to allow a Preliminary P.U.D. on a one acre parcel that precedes the overall shopping center development. A variance could possibly be supported if the 18 acre center is submitted in some form to illustrate how the one acre parcel fits into its surroundings as part of a planned center. Such an exercise may give the Planning and Zoning Board the comfort level needed to grant a variance. Otherwise, the Board may feel the Cornerstore is premature and represents "leap frog" development. 16. Staff is concerned about how the Cornerstore will architecturally blend with the future shopping center. Some of the work done by the Harmony Corridor Task Force emphasized the need to establish a commercial character that reflects the values of the area. With the red brick on the existing, historic Harmony School, Staff suggests that the Cornerstore pick up this theme and consider red brick rather than the synthetic stucco as the primary building exterior material. From Staff s perspective, the Diamond Shamrock Cornerstore at Oak Ridge Business Park seems more reflective of the character of the area than the stucco. The balance of the shopping center will be set further back from Harmony and Timberline while the Cornerstore and the Harmony School share an immediate proximity with both arterials. 17. Canopy columns should be clad in matching brick. 18. Staff recommends that the roof material be carefully reconsidered to blend in with the red brick theme and also to complement the nearby residential neighborhoods. 19. A white canopy will not be allowed as this is considered too bright, mechanistic, and in sharp contrast to red brick. It is suggested that the "buckskin" color, as specified for Oak Ridge Business Park, be considered as this would be softer, more residential, and more compatible with brick. 20. Lighting proved to be a big concern with the surrounding neighbors. The P.U.D. should include a detail that the parking lot light fixtures be 16 feet high, use high pressure sodium lamps, and feature down -directional, sharp -cut off luminaries. 21. Similarly, the lighting under the canopy should be specified to be fully recessed into the underside of the canopy deck so that only one lense surface is exposed. 22. With the orientation of the gas pumps, there will be headlight glare facing Timberline Road. To mitigate, berms should be placed along Timberline Road so that headlight glare does not spill onto a major arterial. Berms should be of sufficient height to block headlights on a standard car. Evergreens should be strategically placed for further mitigation. 23. A matching berm should also be placed on Milestone so that the corner of Timberline and Milestone is "wrapped" by symmetrical landscape treatment. 24. The landscape strip on the south property line scales only four feet in width. This should be increased to at least six feet to provide more depth and separation from the internal drive aisle serving an 18 acre shopping center. 25. The City Forester will be providing comments in the near future. We have data on high mortality rates in our local climate for Newport Plum and Cistena Plum. We may be suggesting other species that are hardier with future correspondence. 26. On the site plan, the schematic of the monument sign looks great. The sign appears attractive and at the right size. However, signage is regulated by the Sign Code, not the P.U.D. so the schematic should be removed. Location of signage should remain. A note should be added that the sign pedestal will be of a material to match the building. 27. On the site plan, there are references to two number 1130." In the legend, the reference is for "pad -mounted transformer" but the site plan also indicates future pump islands. Please correct. (The location of the transformer looks unusual. Would it not be better located next to a structure? Wherever it ends up, please screen from public view.) s 28. Please indicate bike racks. Racks should be permanently anchored to concrete and not block pedestrian walks. 29. On the site plan, please provide a title in the lower right corner of the sheet. 30. Please label the site plan 1 of 4, the landscape plan 2 of 4, the architectural sheets 3 of 4 and 4 of 4. This concludes Staff comments at this time. Additional comments may be forthcoming as other departments re -review the request after the moratorium period. As these comments become available, they will be forwarded. Please note the following deadlines for the February 27, 1995 Planning and Zoning Board meeting: Plan revisions are due February 8, 1995. P.M.T.'s, 10 prints, renderings are due Feb. 21, 1995. As always, please call if there are any questions or concerns regarding these comments, or to set up a meeting to discuss these comments in depth. Sincerely: T Ted Shepard Senior Planner xc: Kerrie Ashbeck, Civil Engineer Encl.