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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS PUD - PRELIMINARY - 42-89D - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCommm'ty Plan Curreni 1Tdnning City of Fort Collins August 23, 1995 Eldon Ward Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO. 80525 Dear Eldon: and Environme For your information, attached is a copy of the Staffs comments concerning the request for the Harmony Town Center, which was presented before the Conceptual Review Team on August 14, 1995. This is a request for a community shopping center on 20.6 acres located at the northeast corner of East Harmony Road and Timberline Road. The project would consist of approximately 166,000 square feet of community center services and 26,000 square feet of convenience center services, for a total of approximately 192,000 square feet of gross leasable floor area. 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. 4Sincerely, �-�.-- U)CI Ted Shepard Project Planner cc: Stormwater Utility Transportation Department File 281 North College avenue • P.O. Box 580 Fort Collins. CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970 ) '?Y-6002 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: August 14, 1995 ITEM: APPLICANT: LAND USE DATA: Harmony Town Center Eldon Ward Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO. 80525 Request for a community shopping center on 20.6 acres located at the northeast corner of East Harmony Road and Timberline Road. The project would consist of approximately 166,000 square feet of community center services and 26,000 square feet of convenience center services, for a total of approximately 192,000 square feet of gross leasable floor area. COMMENTS: The property is in the EP - Employment Park Zoning District and is in the boundaries of the adopted Harmony Corridor Plan. This development would be required to go through the City's planned unit development (P.U.D.) review process. It is identified as a Mixed Use Activity Center on the Land Use Plan (Map 10) of the Revised Harmony Corridor Plan (January, 1995). This is one of two corners at the intersection of Harmony and Timberline that is shown to allow potential Neighborhood Service or Community Shopping Centers. The plan puts an emphasis on historical heritage of Harmony in this area. 2. The property is in the Residential Neighborhood Sign District of the City. All signage is regulated by the City Sign Code that is administered by the Zoning Department. This District is more restrictive than exempted areas. 3. The Light & Power Department offered the following comments: There is an existing pad mount transformer for the old schoolhouse. b. Electric conduits dead-end on all sides of the project. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT There are no electric connections in Harmony Road. d. There are concerns about your phasing plan. How to allocate electric development charges is one question. 4. The Water/Wastewater Department offered the following comments: a. There is an existing 16" water main in Harmony Road, an existing 16" water main in Timberline Road, and a proposed 8" water main in Milestone Drive. b. There is an existing 8" sanitary sewer main in Milestone Drive and an existing 21" sanitary sewer main on the mobile home site to the east. The 21" main must be extended to Timberline Road with this development, but it does not necessarily have to be a 21" line. This development will be responsible for a repay on the Warren Lake Trunk Sanitary Sewer. d. Plant investment fees and water rights will apply and will be collected at the time of issuance of building permits. 5. There are City of Fort Collins water conservation standards for irrigation systems and landscape plans that have been approved and adopted by City Council. A copy of the ordinance is available in the Planning Department or, if you have specific questions about the ordinance, you can contact Jim Clark at 221-6681. 6. The Poudre Fire Authority has indicated that the larger buildings will have to be equipped with automatic fire sprinkler systems. Fire hydrants will be required at the access points from Harmony and Timberline Roads and two additional hydrants will be needed somewhere on -site. A hazardous materials study may be required, depending on whether or not there is to be underground storage. 7. All buildings greater than 5,000 square feet in size must be compartmentalized or equipped with an automatic fire sprinkler system. A change in use for the old school building may be difficult from a Building Code compliance standpoint. Variances may be needed. 9. The Natural Resources Division is not aware of any constraints on the property other than large stands of existing trees. There apparently are no wetlands on -site to be impacted. They are, however, concerned about the stormwater detention facilities designs. 10. There is a State air quality permit requirement for projects over 12 acres in size or being in the construction process for more than 6 months. Please contact Myrna Hansen of the Larimer County Environmental Health Department for information on the permitting process and requirements. 11. The Stormwater Utility offered the following comments: a. This property is in the Fox Meadows Storm Drainage Basin and is subject to the basin fees of $6,468 per acre, based on the runoff coefficient for the proposed land uses. b. The proposed development will be in the approved Timberline Farm O.D.P. boundaries. You should look closely at the old drainage report for the O.D.P. and update it as necessary. There is an existing detention pond in the Sunstone 8th Filing, to the north, that includes part of the detention requirements for this site. d. There could be water quality issues associated with this development. e. A SWMM model must be part of the O.D.P. and preliminary P.U.D. submittal. f. There is an existing irrigation ditch lateral at the southwest corner of the property that will have to be dealt with as this development moves forward. g. The standard drainage report, grading and drainage plan, and erosion control plan submittal requirements will apply to the O.D.P. and preliminary P.U.D. 12. The Engineering Department offered the following comments: a. Street oversizing fees of $14,005 per acre will apply to this proposed development. These fees are collected at the time of issuance of building permits. b. An 8' wide detached sidewalk is required along East Harmony road. The City reimburses the developer the cost for 4' of the sidewalk. C. Phasing for utilities must be shown on the utility plans with the final P.U.D. d. A State highway access permit will be required and should be coordinated through the City Engineering Department. Information on the proposed development phasing will help the permit process. 13. A neighborhood information meeting will be required and the meeting must be held prior to formal submittal of an O.D.P. and preliminary P.U.D. plan.