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Home My WebLink AboutGATEWAY TO HARMONY ROAD PUD - PRELIMINARY - 1-88A - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT January 15, 1989 John Barnett 11 Old Town Square #200 Fort Collins, CO. Dear Mr. Barnett, The City Staff has completed its review of The Gateway at Harmony Road, preliminary, and has the following comments: 1. I have included a copy of the State Highway Departments letter dated January 12, 1988. 2. A subdivision plat is needed. 3. Please indicate building envelopes and show all dimensions, including the distance of each envelope to the property lines. Canopies must be within a building envelope. 4. Please indicate on the plan if the McDonalds will be a drive up. If it does happen to be a drive -up please indicate the location of the menu board and pick up window. 5. Please show motorcycle parking spaces. 6. The City Parks and Recreation Department will not maintain any lands- caping in the public right of way. +Please place a note addressing this on the site plan. 7. For the purpose of fire safety, dedicated access easements must be pro- vided throughout the site. 8. Fire flow capability of 6" water line in the area is limited. Build- ings must be designed and built to not exceed 1,250 GPM fire flow. Area separation walls or fire sprinkler systems may be required. v '` 4'-w ri +s. r. a, •,'v''j'yy� ,A' �yiF t Jt t 3 I 4: r • �k � o{, +�sJ +s t`�+., � l I�,i,�, 16 �� .,,1 � � r..:p a .-y, ,: -�'r r•, u� of ° � �s "' i '•d '� �, +•it" y esy.f� fip. r —'Ll ! L f �4 � e° � f t i'�3 4 ��' � �.SC � ,P'.ia� ,r�A`«;R�.P?' r 9. This property will be assessed $160.00 per acre for the Warren Lake trunk sewer basin fee. 10. Large trees can not be planted in the water and/or sewer easements. 11. Please show existing plantings and indicate if they are to be preserved or removed. 12. The final plat needs to dedicate 15 feet minimum width utility ease- ments adjoining the west right of way line of College Ave and the north right of way line of Harmony Road. Also, an 8 foot minimum width util- ity easements adjoining the east right of way line of Mason Street and the south right of way line of Kensington Drive. 13. The site appears to have four separate, distinct, unrelated activities. To help mitigate this issue Staff suggests that the landscape through- out the site be uniform and aid in tying the four sites together. Also the pedestrian ways should also help tie the site together. 14. Please provide a separate preliminary grading and drainage plan. 15. The area shown on the site plan needs to extend beyond the property lines of the proposal to include a survey of the area and uses within 150 feet of the proposal, exclusive of public right-of-way at the same scale as the proposal. Please see # 25 on page 44 of the LDGS for details. 16: Please address signage for the McDonalds, the proposed signage needs to be placed on the site plan or the elevation plan. .17. Staff has concerns over the circulation of the site, particularly the McDonalds site and the site with the tire store and convenience store. 18. In phase 11 and Ill the building setbacks are too close to the street. 19. The McDonalds elevation plan: Will the roof have lighting? -The "M" below the windows need to be removed. -The signs on the side of the building need to be removed. -Please provide information on the materials and colors of the build- ing. -Will there be a playground facility? 20. Landscaping: -The street trees along Harmony and Shields need to be upscaled to 3" caliper. All buildings need foundation plantings. -Trash enclosures should have shrubbery around .them. -The landscape setback along Harmony and College should be 30' with at least 20' of "green" from back of the sidewalk. -provide a berm and/or landscape screening along College and Harmony. -The corner at College and Kensington Drive should include a larger landscaped area. What portion of the 32.9% of the open space is "green"? 2 • 21. Please provide elevation plans for the retail building in Phase 111. 22. What is the phasing of the streets/drives? 23. This is the last comment. and probably the most important! With the information we have and the traffic study submitted the proposed site design does not meet the State Access Control Plan and therefore Staff can not support the proposed accesses on College and Harmony. Cues- tions and additional site details in regard to access design have not been addressed by Staff at this time. Revisions reflecting these comments are due by noon on Wednesday, January 27, 1988. Items that cannot be shown graphically or noted on the plans should be addressed in writing. PMT reductions of all plans, color renderings, and 10 full size copies of all plans are due by Monday, February 8, 1988. If you have any questions or would like to set up a meeting to discuss these comments please call me at 221-6750. Sincerely, Debbie deBesche City Planner xc: Mike Herzig, Development Coordinator Ji!-n Faulhaber Civil Engineer I Joe Frank, Assistant Planning Director 3 DIVISION OF HIGHWAYS STATE, OF COLORADO _ :: •� SSE O P.O. Box 850 jj �� (� j I '/ � _-� �1 •. a ..,r' }; `s, Greeley, Colorado 80632-0850 D ' _ (303) 353-1232 January 12, 1988 f Larimer Co., S.H. 287 The Gateway to Harmony Road P.U.D. NW of Harmony Rd. and 287 Ms. Linda Ripley Planning Department City of Ft. Collins P.O. Box 580 Ft. Collins, CO 80522 Dear Ms. Ripley: DOH File 45100 We have reviewed the Gateway to Harmony Rd. P.U.D./Access Study, and we have the following comments: 1. Projected traffic on State Highway 287 indicates the need for a 140-foot total right of way, 70 feet each side of the highway centerline. Since the existing width along this property is 50 feet west of the centerline, additional width to meet the projected need should be protected by reservation or, preferably, dedication, as permitted by City regulations. 2. Access to this property from S.H. 287 has been previously reviewed in relation to the Kensington P.U.D. and the South College Properties Master Plan. The only access to S.H. 287 which has been approved to serve this P.U.D. is the Kensington Street access along the north side of this property. Based on our review of the Access Study, we cannot support the new proposed right-in/right-out access to S.H. 287. The Kensington St. access was originally intended as a right-in/right-out access only, based on the South College Properties Master Plan. However, we are willing to consider a left -turn opportunity for northbound vehicles only on S.H. 287, if left turns into this access are acceptable to the City of Ft. Collins. A limited left -turn in and right-in/right-out type of access design is the same as that which was approved for the Mason St. connection to S.H. 287 located approximately 600 ft. south of the Harmony Rd. intersection. The above type of access design nullifies the need for a traffic signal at Kensington St. since crossing movements of S.H. 287 are limited to northbound left turns only. Vehicles making this turn could be stored in a median left -turn lane if a double left -turn lane for the heavy southbound to eastbound left turns at Harmony Road is provided. This double left -turn lane should be in place on S.H. 287 prior to installation of the left -turn lane for Kensington St. to allow for optimum operation of the median for both intersections. 0 LINDA RIPLEY January 12, 1988 Page Two Construction of the Kensington St. access requires an Access Permit. Application for this permit is made to the City. We agree with the Access Study that a southbound right -turn deceleration lane should be provided on S.H. 287 for this street. If the right of way is available, it should be required as part of the Access Permit. If right of way is not sufficient to add this lane, it should be constructed when the property north of Kensington St. dedicates the necessary additional width. 3. The site plan for this development indicates that surface runoff flows toward the highway drainage system. That system is for the protection of the State Highway right of way and is not intended to accommodate drainage from abutting properties beyond that which has historically been accepted. Therefore, we ask that on -site detention of surface runoff be provided so that the historical runoff rate will not be exceededd due to this development. 4. The landscape plan shows landscaping within the State Highway right of way. We allow such landscaping provided that it is maintained by the adjacent private property owner, does not impair sight distance at any highway access, does not present a safety hazard, and would not unreasonably conflict with future highway expansion. New trees are .normally not permitted since they can be difficult to relocate. 5. The site plan indicates that a connection to an existing 42-inch line in the S.H. 287 right of way is to be made. This utility tap requires a Utility Permit from this office. Thank you for the opportunity to review this P.U.D. Please contact Wally Jacobson at 350-2168 if you have arty questions. Very truly yours, ALBERT CHOTVACS DISTRICT417GINEER / J hn K. Crier Disttict Planning/Environmental Manager JKC:mbc(WJ) cc: D. Yost Area Foreman File: Crier -Jacobson via Chotvacs