Loading...
HomeMy WebLinkAboutNORTH LEMAY PLAZA PUD - PRELIMINARY - 57-87 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING6 • CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT PDQ NEIGHBORHOOD MEETING DATE: September 1, 1987 LOCATION: Tavelli Elementary School PDQ REPRESENTATIVES: Mr. David Savich and Mr. Mark Nelson ARCHITECTURAL FIRM: Mr. Jim Gefroh and Mr. Rick Hattman ENGINEERING FIRM: Mr. Todd Shimodo and Mr. Don Parsons CITY PLANNER: Mr. Ted Shepard QUESTIONS, CONCERNS, COMMENTS: 1. What is the status of the two retention ponds just west of the site? RESPONSE: Presently, these ponds are in unfinished form. If PDQ develops, then the ponds will be given finish grading and new seeding. Also, the City Stormwater Utility will be campleting some storm sewer work on Lemay and the ponds will then drain into the storm system. Outlet structures for the ponds would have to built to feed into the new system. These improve- ments would be required of any developer on this site. 2. The development of the site will increase the impervious surface and the stormwater runoff. Will. the ponds be able to handle increased flows? RESPONSE: The ponds were sized to accept flows from a lame area based on full development conditions. 3. The proposed landscaping along both street frontages looks weak. Could you explain the assumptions behind the landscape plan? RESPONSE: The intent is to provide street trees that will soften the effect of the building and contribute to a pleasant streetscape. The trees would be large deciduous shade trees which would mature to 30 to 50 foot crown with visibility underneath the canopy. This complies with the City's street tree policy which encourages uniform deciduous shade trees along the major streets. The intent of the landscaping is to not hide the building but to soften the impact. SERVICES, PLANNING Page 2 0 0 4. What are the proposed hours of operation? RESPONSE: Initially, the store is anticipated to be open on an 18 hour basis. In the future, depending on demand, it could go on a 24 hour basis. 5. The placement of a convenience store at that location would be a com- mercial intrusion into a residential area. How would lighting be con- trolled to reduce this intrusion? RESPONSE: The orientation of the building is internal to the site. This way interior store lighting would not spill into the surrounding neighbor- hood. Also, the gas pump area is located internal to the site and not out on the corner of the intersection where it would be most visible. All lighting will be designed to not spill over into the neighborhood. 6. What about street improvements to Lemay Avenue. RESPONSE: At the very minimum, the developers would have to improve the immediate street frontage adjacent to the property. This would include dedication of additional street right-of-way to achieve full arterial stan- dards. It would also include the construction of increased pavement width, sidewalk, curb, and gutter. There may be additional improvements required as a result of the review of the Traffic Impact Analysis by the City Traf- fic Engineer. Such improvements could include an acceleration lane for southbound traffic exiting the site on Lemay or other off -site improvements which are not identified at this time. 7. The existing traffic at the peak hours is very bad. It is difficult to enter and exit Moondrift Farm which is located just across the street. The addition of a commercial use will only make a bad situation worse. RESPONSE: It is acknowledged that there is a traffic problem under exist- ing conditions. The developer is aware that extensive discussions with the City Traffic Engineer will be held to mitigate the existing problems and the potential problems associated with the proposed PDO. 8. What is the status of the Fort Collins Bypass? RESPONSE: Governor Romer's proposal to fund new state highway improvements via a vehicle registration tax in an eight county area did not make it out of committee during the last state legislative session. Had this bill passed, the time table would have been in the area of five years. Since the bill did not pass, it is difficult to predict when funding would be appropriated. The PDO people are operating under an assumption that the bypass will be so far into the future, if at all, that it does not affect their development plans. 9. Where will the bypass be located? RESPONSE: The state is analyzing several alternative alignments. One alignment would be to use the Conifer corridor. Page 3 f 0 10. Are the developers aware that Lemay may be re-routed east around Andersonville beginning at Lincoln and then rejoin the existing alignment north of the Conifer intersection? Wouldn't such a re-routing make the proposed location less attractive? RESPONSE: PDQ is aware that this plan exists on paper but is not funded. It is difficult to predict when such an expensive project would be under- taken by the City. As with the bypass, the assumption is that the Lemay re-routing is very far into the future and is not a factor in considering the proposed location. 11. Would PDQ consider limiting the store hours to 11:00 P.M.? There are a lot of teenagers who use Conifer as dragstrip and a convenience store could become a "hang out". RESPONSE: Yes, PDQ would consider closing the store at 11:00 P.M. Also, PDQ has a strict policy of discouraging loitering. It is not good business to allow teenagers to hang out and it would not be allowed. 12. What kind of businesses would locate in the retail building? RESPONSE: It is anticipated that these businesses would be offering per- sonal services to meet neighborhood demand. 13. The covenants in Evergreen Park Third Filing do not allow commercial uses. How then is this proposal allowed to proceed? RESPONSE: PDQ obtained the permission of 75% (the required number as per the covenants) of the land owners in Evergreen Park Third Filing to amend the covenants to allow commercial development on the parcel. These amended covenants are on record and filed with the Larimer County Clerk and Recorder. 14. It seems very unfair that the land owners from only the Third Filing were afforded the opportunity to amend the covenants. There are many existing residents who live just across the street, in another filing, who had no opportunity to comment on the amended covenants. RESPONSE: PDQ did not set up the bylaws on how to amend the covenants. PDQ was just following the stated bylaws of the Evergreen Park Third Filing which allowed for the owners of land in the Third Filing only to comment on the amendment. 15. The median on Foxdale is not built? Who is responsible? RESPONSE: Please consult the City Traffic Fngineer or the Building Inspec- tion Division. There may have been a plan amendment or a performance bond posted in lieu of construction. Page 4 0 • 16. The neighborhood group would like to take this opportunity to present a petition signed by residents in the neighborhood who oppose a convenience store at the proposed location. It is the opinion of these residents that a convenience store would be an intrusion of such magnitude that no amount of design and buffering would mitigate the negative impacts. RESPONSE: The PDQ people are here to tonight to gain an understanding of the neighborhood concerns. It is a basic assumption of Land Development Guidance System that different land uses can be mitigated through design to achieve neighborhood compatibility. Under this assumption, areas for design improvement will be explored as a result of neighborhood input. It is the hope of PDQ that design and buffering will be of a superior nature so as to allay most of the neighborhood concerns. 17. Will the store sell 3.2 beer? RESPONSE: Yes, 3.2 beer will be sold as long as the market supports it. As you are aware, eighteen year olds are no longer allowed to buy 3.2 beer and only those born after a certain date are still eligible to buy 3.2 beer. When those people reach 21, it is assumed those customers will switch to full strength beer. At that time, the market may not support 3.2 beer sales. 18. Convenience stores seem to attract crime. Does PDQ do anything to reduce crime? RESPONSE: Yes. During the evening, the clerk is not allowed to carry more than $75 in the drawer. A sign is posted on the door that the clerk cannot break any bill larger than $20 and that cash in the drawer is limited. PDn is as interested in preventing crime as anyone and will take action to deter criminal activity. 19. A convenience store will be bright, noisy, and depreciate property values. 20. A convenience store is not needed. There are several stores on Col- lege Avenue, less than a mile away, that can be reached in less than five minutes and even less if you hit green lights. RESPONSE: The proposed market area is a one mile radius. PDQ believes its market area is different from those stores on College Avenue. 21. Fort Collins appears to be suffering from a glut of vacant commercial space. Why risk another commercial venture? RESPONSE: PDQ believes that its market area will support the business. 22. If the convenience store is approved, it will be very important to increase the landscaping to lessen the impact. Perhaps more evergreen trees should be added. Page 5 a RESPONSE: Perhaps increased foundation plantings in shrub beds and berms would soften the impact also. 23. Who will maintain the open space, the developer or PDQ? RESPONSE: PDQ will pay annual fees into a common area maintenance fund. 24. Signage is a very sensitive issue. Would PDO consider the tasteful signage that is characteristic of Scotch Pines? RESPONSE: Yes. PDQ realizes that signage should be kept to a minimum and that large, bright signs are not needed to attract business in a residen- tial area. PDQ will consider monument signs as opposed to pole signs to preserve the residential character of the neighborhood. 25. What are the safety procedures for the underground storage tanks? Any chance of leakage into the detention ponds? RESPONSE: PDQ will use a "state of the art" system. First, all tanks are non-corrossive fiberglass as well as the lines. Second, the store clerk has a shut-off valve. Third, there is a leak detector device. Fourth, there is an electrical sensing device which monitors the levels of the tanks for inventory control and to discourage employee theft. This latter system is reconciled daily and any leaks would be reflected immediately. 26. There is a high water table in the area. What precautions would be made to prevent the tanks from rising up to the surface? RESPONSE: Empire Labs has prepared a soils test and recommends that the underground tanks be anchored by a system on concrete caissons. The system would be engineered to withstand the rising tendency caused by the high water table. 27. There appears to be nothing to encourage pedestrian access. People who live close should be given consideration in the form of crosswalks or something to encourage walking. RESPONSE: That is an excellent idea. The developer will consult with the City Traffic Engineer to best accomplish pedestrian access. 28. The retail building should be moved further south. This would create the opportunity for more landscaping along Conifer. RESPONSE: The architect will investigate the feasibility of shifting the building to the south. 29. our neighborhood is in transition. It is emerging from being a new development to a quality neighborhood. Everyone is trying to establish a quality character to their property. A convenience store, if done poorly, could do permanent damage to the area. If development were to occur, then the architecture, landscaping, site design and signage must demonstrate excellence. PROJECT: P. ,*4? covkk1v1c*r V %O TYPE OF MEETING: TAAr" 5I• M. DATE: NAME ADDRESS WRITTEN NOTIFICATION YES/NO OWNER RENTER UV IAN (.1 4s �SG i all 2S5C Ea 7�� "gi, a i1 60 rdl 1367Prep, s 740�,! e r `2 .✓JZ