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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS 5TH FILING, BEING A REPLAT OF LOTS FOUR, FIVE, SIX AND SEVEN OF THE 4TH FILING - PDP - 42-89K - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (3)CornAity Planning and Environmentservices Current Planning City of Fort Collins October 31, 2005 Mr. Dillon Tidwell Hunt Douglas Real Estate Services 1112 Oakridge Drive Fort Collins, CO 80525 Dear Mr. Tidwell: For your information, attached is a copy of the Staff's comments for the Walgreens Drug Store at Lots 3 and 4 of Harmony School Shops which was presented before the Conceptual Review Team on October 24, 2005. The comments are offered 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 970-221-6750. Sincerely, Ted Shepard Chief Planner CC' Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: Walgreens Drug Store & Drive -Through at Harmony School Shops MEETING DATE: October 24, 20052 APPLICANT: Mr. Dillon Tidwell, Hunt -Douglas Real Estate Services, 1112 Oakridge Drive, Fort Collins, CO 80525. LAND USE DATA: Request for a 14,500 square foot retail drug store, with double drive -through lanes, located on an 8,800 square foot pad (Lots 3 and 4) within the Harmony School Shops shopping center at the northeast corner of Timberline and Harmony Roads. COMMENTS: The site is zoned H-C, Harmony Corridor. Harmony School Shops is classified as a Community Shopping Center within the Harmony Corridor. Retail stores are permitted. An 80-foot setback is required along Harmony Road. The parking ratio will not be calculated on this one project. Rather, parking is governed on an overall basis for the entire shopping center which cannot exceed five spaces per 1,000 square feet of gross leasable area. Please coordinate with the overall developer to ensure that the proposed number of spaces for Walgreens does not put the entire center in jeopardy of exceeding five spaces per 1,000 square feet. 2. There are prairie dogs on the subject site and the abutting parcel to the east. The prairie dogs must be removed or eradicated in a humane manner. All sites in the immediate vicinity that have prairie dogs should be treated at the same time otherwise, the prairie dogs will simply move. If removal and relocation is the option, please note that the vacuum method is not allowed. There is a possibility that the Black Ferret Center at Meadow Springs Ranch may be accepting relocated prairie dogs. Please contact Doug Moore, Natural Resources Planner, at 221-6750 for further information. 3. Please provide bicycle parking near the front entrance. A five foot walk is preferred along the private drive but Transportation Planning understands the desire to install shade trees in this area as well. For further information, please contact David Averill, Transportation Planner, at 416-2643. 4. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of the building capable of delivering a minimum of COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT 1,500 gallons per minute at 20 p.s.i. The address must be visible from Harmony Road. An automatic fire extinguishing system is required. The most remote exterior portion of the buildings must not be more than 150 feet from the designated fire access lane. Designated fire lanes must feature curbs painted red and "No Parking — Fire Lane" signs. Fire lanes must feature a minimum of 25 feet inside and 50 feet outside turning radii. For further information, please contact Ron Gonzales, 221-6570. 5. The site will be served by the City's Light and Power Utility. Three-phase power is available from an existing vault along Harmony Road west of the site. A Commercial One ("C-1 ") form will be required to be completed by an electrical contractor to determine entrance capacity. The transformer must be within ten feet of hard surface. Please note that since the site is located within the Harmony Corridor, the transformer must be screened from view from Harmony Road. The screening will likely need to be a solid enclosure meeting the clearance specifications of Light and Power. The screening materials must match the predominant building field material and color. If electrical and gas meters are visible from Harmony Road, they must screened as well. For further information regarding electrical service, please contact Monica Moore, 221-6700. 6. This site is in the Fox Meadows drainage basin where the new development fee is $6,468.00/acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. The fee may change as City Council is considering a new city wide drainage fee instead of the present fee which is based on a specific drainage basin. 7. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The report could be a letter report verifying compliance with the approved drainage study. If additional storm sewer is desired to tie in roof drains and facilitate better parking lot drainage, construction plans for them are required. 8. There are certain portions of the overall fourth filing that would need to be constructed as part of developing this portion of the site. One of them would be the storm sewer proposed from the borrow ditch along Harmony to the detention pond. A developer to the east is considering draining through this site to the north, so there could be a possible cost sharing of the storm sewer. 9. Onsite detention is required with a 2-year historic release rate for water quantity and extended detention is required for water quality treatment. The detention pond was re -sized using present rainfall criteria; however it is not built yet so as this site develops the pond would need to be expanded to meet the new design. The other option is to size an interim pond and build it. The outlet for the pond has been modified but only includes the water quality capture volume sizing for the third filing. Therefore the outlet structure as shown for the fourth filing should be built with this project or again, an interim outlet structure could be designed to CJ • add the water quality capture volume for just this site. For further information, please contact Glen Schlueter, 221-6700. 10. There is an existing 16-inch water main along the north edge of Harmony, an 8- inch water main, and an 8-inch sewer main in the private drive area shown on the previous development plan. Also, there is an 8-inch water in the north -south drive west of the site. 11. The existing water main and sanitary sewer in the east -west drive will have to be relocated due to the conflict with the proposed building and site improvements. 12. The water conservation standards for landscape and irrigation will apply to the project. Development fees and water rights will be due at time of building permit. For further information regarding water and sewer services, please contact Roger Buffington, 221-6700. 13. The new building will be assessed both the Larimer County Road Impact Fee and the City's Street Oversizing Fee. The exact fee will depend on the land use and trip generation rate. These fees are payable at the time of building permit issuance. Keep in mind fees are adjusted annually. For further information, please contact Matt Baker, 221-6605. 14. The Transportation Impact Study will have to be updated and amended accordingly. The Study should address the circulation and stacking pattern for the double drive -through lanes. Please check with Eric Bracke, 221-6630, to determine the scope of the T.I.S. 15. A replat of the existing plat would be required. 16. You are encouraged to research the existing Development Agreement for Harmony School Shops. The extent and timing of the required public improvements are detailed. If there is to be any changes to construction sequence of public improvements as required by the D.A., then it must be amended accordingly by all the affected parties, including the overall developer, if necessary. 17. One of the key public improvements is the "channelized tee" median and turn lanes to be built in Timberline Road at Milestone Drive. The T.I.S. should address whether this improvement is required with Walgreens as a stand-alone project that precedes the balance of the center. 18. Bicycle and pedestrian connectivity to the east is very important in order to link the shopping center with the Harmony Mobile Home Park. The property to the east is expected to develop in the near future. Both projects should coordinate how best to locate and construct a bicycle and pedestrian path that links the residential neighborhood with the two commercial sites. Please contact Mr. Gino Campana at Bellisimo Inc., 229-5900, developer of the abutting parcel to the east for further information. 19. Please note that access from Harmony School Shops must be provided to the signalized intersection of Harmony and Snow Mesa Drive. This improvement will be required of the development that is first to proceed. Again, please contact Bellisimo Inc. regarding this access. 20. The Utility Phasing Plan for Harmony School Shops will have to be amended. This may require a utility coordination meeting so the installation sequence for Walgreens does not negatively impact the utility installation for the balance of the center. 21. The private drive that connects the center to Milestone Drive will have to be constructed with the Walgreens phase. 22. If there are existing overhead utility lines, then these lines must either be placed underground or provisions for placing underground must be secured. 23. The center is required to demonstrate a unified architectural theme. This may require modification of the standard national Walgreens prototype as stated in Section 3.5.3(D) of the Land Use Code. As mentioned previously, close coordination with the overall developer will be required to logically meet this standard. 24. The proposed double drive -through lanes appear superfluous. Casual observation of similar stores indicates that these drive -through lanes are used infrequently and there is rarely any stacking like that associated with restaurants. Unlike restaurants which experience heavy usage at certain times, there is no similar pattern associated with a retail drugstore. Unless documentation can be provided as to the need for two drive -through lanes, Staff recommends that one lane be eliminated, thus minimizing the auto -related character of the project. Such documentation may be part of the Transportation Impact Study. 25. Be sure that the trash enclosure is of sufficient size to hold containers for recyclable materials as well as the trash dumpster.