HomeMy WebLinkAboutTHE OVERLOOK CONVENIENCE CENTER AT ARAPAHOE FARM PUD - PRELIMINARY - 55-87N - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING Commuuy Planning and Environmental vices
;, Current Planning
IIMMIAN
City of Fort Collins
NEIGHBORHOOD MEETING MINUTES
PROJECT: Arapahoe Farm Convenience Center
DATE: October 14, 1996
APPLICANT: Dave Pietenpol and Fred Croci, Wheeler Commercial
CONSULTANT: Eldon Ward, Cityscape Urban Design
PLANNER: Ted Shepard
The meeting began with a description of the proposed project. The request is for a neighborhood
convenience shopping center located on 3.5 acres at the northwest corner of Harmony Road and
Seneca Street. Potential uses include a 2,500 square foot convenience store, with gas pumps,
canopy, and one-bay automatic carwash. Other potential uses include retail, office, childcare,
restaurant, and residential. Old Harmony Road will be reduced in size and used as an access road
to the Fossil Creek Trail parking lot. Old Harmony Road will be closed at the intersection with
Taft Hill Road upon completion of New Harmony Road to County Road 38E. Unless otherwise
noted, all responses are from the applicant or consultant.
QUESTIONS, CONCERNS, COMMENTS
1. When was it decided that this site would be a convenience store?
A. The Arapahoe Farm Overall Development Plan was amended in 1991 to show a
neighborhood convenience shopping center on this location or on the site that eventually
became Arapahoe Farm Townhomes.
2. I am concerned about the c-store becoming a hangout for teenagers and junior high kids.
We have enough of a problem already with the junior high kids in the neighborhood.
A. It is our experience that a convenience store can operate without becoming a hangout.
Other examples exist where c-stores have not become a problem for the neighborhood.
For example, there is a convenience store in Cimmaron Plaza which is very close to Rocky
Mountain High School.
1
281 North College Avenue • P.O. Box 580 • Fort Collins,CO 80522-0580 • (970)221-6750
FAX (970)221-6378 • TDD(970)224-6002
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3. Has a survey been done about putting this kind of land use in close proximity to a junior
high? Won't this store just become an attractive nuisance?
A. No, a survey has not been done. The c-store operators are just as interested as the
neighbors in this store not becoming a hang out. The c-store in Cimmaron Plaza has a
limit of four students being allowed in the store at any one time. This keeps down the
loitering. Also, keep in mind that junior high schools do not have open campus like the
high schools.
4. Will there be a survey to determine whether there is a need for a c-store in this
neighborhood?
A. We have not done a formal survey. It is our belief that there is a sufficient population base
in the immediate area to support the c-store and other businesses in the center.
5 Will theopen c-store be o en on a 24-hour basis?
A. This has not been decided yet.
6. I am concerned about lights shining into the neighborhood.
A. The orientation of the gas canopy is such that it is angled away from Arapahoe Farm
Townhomes and there is a retail building that will block the view from the homes on
Overlook Drive and Vista Court. Security lighting can be angled so that illumination is
directed downward and won't spill offsite.
7. Is it known who the c-store operator will be? If it's 7-Eleven, then there will be video
arcade machines which will attract kids and loitering.
A. We do not have a definite operator at this time. Right now, we are talking to a company
that operates JJ's at the corner of Taft Hill Road and County Road 38E but nothing has
been signed yet.
8. At what point in the City process will the end-user be determined? We need to know
because we have concerns about operational aspects as well as architecture, site design,
landscaping, etc.
A. Response from City: We do not have a requirement that there be a definite end-user.
Whoever turns out to be the end-user, will have to abide by the restrictions of the P.U.D.
A. Response from Applicant: It is our intention to develop an attractive site so the neighbors
will want to do business at this center.
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9. I feel like this use is inappropriate given the proximity to the neighborhood and schools.
How will this center impact our property values?
A. It is difficult to analyze the cause and effect of commercial land uses on residential
property values since there are so many variables involved. There are many examples of
commercial development near residential neighborhoods with no apparent impact on
property values. One is advised to check with the County Assessor to see if there has
been a loss of property values near commercial areas.
10. What about underground contamination from leaking tanks? How many existing stations
are out there that may be polluting the ground? Safety is a concern. How far and deep
does leaking underground gasoline travel underground?
A. Response from City:
These are good questions. The installation of underground storage tanks is regulated by the State
of Colorado and the Poudre Fire Authority. The reason is there are two regulatory agencies is
that the Poudre Fire Authority has additional restrictions that go beyond State requirements. Mr.
Ron Gonzales is the contact regarding storage tanks in particular and hazardous materials in
general.
All new tanks going in are either cathodic protected steel or fiberglass. If the tanks are steel, they
are either coated with an inert material to retard the reactive process with underground
electrodes. A sacrificial anode is attached to the tank to capture stray electrodes that are attracted
to the tank. Nylon bushings are used to prevent electrolysis where the tank joins the piping. All
piping is double-walled. Both walls are pressure tested at installation. The fuel levels are
electronically monitored with a warning system to alert the c-store operator if there is a sudden
drop.
The piping is double-walled to prevent leaks. Remote monitoring alerts the operator if there is a
sudden drop in inventory. Most old tanks were single-wall steel have been replaced in accordance
with State law over the years.
11. What about vapor recovery?
A. Response from City:
The Poudre Fire Authority and State require Phase One recovery. This is where vapors from
filling operation are captured and routed back into the tanker truck.
12. What about benzene?
A. Response from City:
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Benzene is a constituent part of gasoline. The levels of benzene in the atmosphere is difficult to
measure. We can provide more information on this from the Poudre Fire Authority.
13. What about surface spills onto the parking lot?
A. Response from City: The driver of the transport truck carries pads for minor spills. Also,
spills can be routed to a sump where they can be soaked up.
14. I'm concerned about the saturation of convenience stores. Do they have to be at every
corner?
A. They are not allowed at every corner. The City regulates the placement of c-stores such
that points are earned if they are located 3/4 of mile from another one and if they are not
at the intersection of two arterials.
15. If retail building A is two stories, it will look like three stories to us because of the change
in grade.
A. This building is intended to be one-story in height. The final grading has yet to be
determined.
16. How will the City maintain traffic control in the area?
A. As an arterial/collector intersection, this intersection will be eligible for a traffic signal
when conditions warrant. This will likely not happen in the near future. In the near term,
traffic on Seneca will be controlled by a stop sign and Harmony traffic will be allowed the
through movement. A median in Harmony will restrict the Harmony curb cut to right-
in/right-out turns only.
17. I'm concerned about hours of operation. This neighborhood gets pretty quiet around 9:00
p.m. Business after certain hours will not be from this neighborhood but will be serving
outside, pass-by traffic.
A. Response from City:
We need to explore with the neighborhood and c-store operator the possibility of limiting
hours of operation. Given the proximity of the c-store to the neighborhood, this may be
appropriate.
18. Is it necessary that a neighborhood convenience shopping center have a convenience store.
A. No, it is not required.
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19. How do you get to the center if driving northwest on Harmony?
A. You have to turn left on Seneca to gain access.
20. Isn't there supposed to be a buffer area between residential and commercial?
A. Response from Applicant:
Keep in mind the Arapahoe Farm Overall Development Plan was amended by the
Woodridge developer to change multi-family to single family to construct the Overlook at
Woodridge P.U.D. The single family homes were constructed with the knowledge that
this corner site would be neighborhood convenience center.
A. Response from City:
This project will be required to provide setbacks and landscaping to mitigate the impacts
of the proposed land use. The design of the center is such that the passive nature of the
back of the retail building acts as a buffer from the more active area of the gas pumps and
c-store area. It will be incumbent upon the applicant to enhance the setback area to buffer
the residential homes.
21. When I purchased my home, I was told that this vacant ground would be the
neighborhood pool center.
A. Response from Citizen:
At one time, this area was considered for a neighborhood pool for Woodridge.
Negotiations among the neighbors and developer broke down and the site was not
purchased.
A. Response from Applicant:
The site has been designated as neighborhood convenience since 1991.
22. What is the expected time frame for completion?
A. We expect a 2 - 5 year build-out period.
23. How could the Planning and Zoning Board plan for a land use on this site without
neighborhood input as to whether they want it or not?
A. Response from City:
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It is always difficult for neighbors to accept mixed-use because single family is always the
first land use to be built. Commercial always follows residential. This entire square mile
section features three master plans. All three plans include a mix of uses and housing
types. This section is the least-diverse, least-mixed section on the southside of the City.
As mentioned, the mix of land uses for the Arapahoe Farm (160 acres) was last approved
in 1991. This plan was approved based on compliance with the City's Comprehensive
Plan which states that a mix of housing types and a blending of residential with
commercial is the desirable form for new land development. Without mixed-use,
neighborhoods become homogeneous and everyone has to drive one mile or more for
basic retail and commercial services that could otherwise be within neighborhood.
24. Is the scale and the number of buildings already decided upon? What flexibility is there?
A. The plan is not absolute. There is some flexibility. Keep in mind, however, that the land
uses shown are the result of economic considerations by the applicant.
25. There does not appear to be much distance between the back of the retail building and the
back of the homes. What is this distance?
A. Distance is approximately 25 feet.
26. Has a traffic study for the project been done yet?
A. No, not yet but a traffic impact analysis is required for a submittal.
27. Will there be a gas station in the Pine View Shopping Center proposed for Shields
between Wakerobin and Troutman?
A. Don't know at this time.
28. Will there be access to the Fossil Creek Trail parking lot from Taft Hill Road?
A. No, the intersection of Taft Hill Road and Harmony Road will be closed when new
Harmony intersects with C.R. 38E.
29. We were told when we bought our lot that our rear property line would extend south to
the middle of old Harmony Road upon the closure of the road. If old Harmony is used to
provide access to a trailhead, then we lose the opportunity to enlarge our lots as promised.
A. That was the best thinking at the time the O.D.P. was amended. The new information
now, however, is that the City has the opportunity to add 140 acres of natural open space
contiguous to the Cathy Fromme Prairie based on a purchase contract with the Harmony
Ridge developer. This acreage would allow the Fossil Creek Trail to be extended to Taft
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Hill Road. Without using the old Harmony Road as a trail access, there would be no
convenient way for Woodridge residents to gain access to this trail.
30. With a convenience store at this location, there will be an attraction for the junior high
kids. These kids will have to cross Harmony Road to get to the store. Harmony is an
arterial planned for four lanes. Since there will not be a signal at Seneca for the near term,
these kids will be put at risk. The situation is dangerous. Something needs to be done
before there is a tragic accident.
A. Keep in mind that the planned underpass under Harmony Road further north will benefit
most of the kids. Some kids, however, will still walk down Seneca after school to go the
store. We will work with the City's Transportation Department on this issue.
A. Response from City:
Maybe a pedestrian actuated traffic signal like at Lemay and Ticonderoga and Lemay
between Boltz Drive and Mansfield Drive could be installed. This concern needs some
further analysis.
31. The new Harmony Road alignment will be inconvenient for folks from Loveland driving
north up Shields and wanting to go east on Harmony. An extra mile will be added.
A. These drivers can simply turn east on Trilby and not even have to use Harmony Road.
32. The new Harmony Road will become a major access route between I-25 and Horsetooth
Reservoir. During the summer, this will bring a lot of traffic.
A. This is true. Keep in mind that the new Harmony Road will be classified as an arterial
street and will be constructed to carry arterial-level volumes. In anticipation of this,
homes in Woodridge that back onto new Harmony have been further setback and
separated from the road by a greenbelt.
33. This center should be located up at the intersection of new Harmony and C.R. 38E, not at
Seneca Street.
A. This would be the intersection of two arterials and neighborhood access would be more
difficult due to curb cut limitations and traffic backed up by a signal. City policies have
long supported moving the typical arterial/arterial gas station to an arterial/collector
intersection to alleviate congestion and provide easier neighborhood access.
34. Why does the City want to put a convenience center in the middle of neighborhood? Pine
View shopping center will serve us just fine when it is built.
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A. Response from City:
Traffic congestion is reduced when neighborhood-serving retail is located within less than
one mile of the neighborhood. Otherwise, everyone in the neighborhood would have to
get on an arterial street and make a trip of one mile or more just to get milk, bread, gas,
beer, videos, yogurts, etc. If these trips are captured in the neighborhood, then
opportunities for walking or biking are enhanced and air quality is improved and
congestion is reduced. The proximity of a convenience center to residential is found in
other parts of the City and is well-accepted.
35. Speeding is a problem on Harmony Road. Speeding will cause problems for folks wanting
to cross Harmony without the benefit of a traffic signal.
A. The traffic study will look into this and try to find ways to protect the pedestrian or
bicyclist crossing Harmony.
36. The center will attract drivers hauling boats up to Horsetooth. The center will need to
account for cars and trucks hauling boat trailers. Otherwise, it will be a mess on
weekends during the summer.
A. This is a good comment. These users, will probably continue to use JJ's up at Taft Hill
and C.R. 38E.
37. As a neighborhood, we should probably try to work with the developers to build an
attractive center. I don't think we are going to talk them out of developing this site for a
c-store.
38. How can we affect the land use and help determine what will go into the center?
A. The developer has handed out a survey. Please respond as to what uses and tenants you
would like to see in the center.
39. How many shops or tenants do you expect in the center?
A. About six individual tenants would be typical for a center of this size.
40. Can the retail building be designed so that there are no windows looking over into our
yards?
A. Yes, we can consider this.
41. Will the residential portion have covenants? I'm concerned about college kids moving in
and having lots of loud parties. Will these units be rentals or condos?
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A. Yes, there will be covenants. We haven't decided on rentals or condos yet.
42. Is it true that there has to be residential in this type of center?
A. No, residential is not a requirement. Based on our market analysis, it appears to be a
feasible land use.
43. It would be great if the center's architecture could be similar to Arapahoe Farm
Townhomes.
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October 1996
Good evening. Thank you for attending the neighborhood meeting for Arapahoe Farm Center. The project
site is located on the west side of the intersection of Old Harmony Road and New Harmony Road. Plans call
for the construction of a neighborhood convenience commercial center.
As a neighborhood convenience center, our goal is to meet the needs of the project's neighbors in an
economically viable manner. We have listed a number of businesses or services which we think might benefit
the neighborhood and would appreciate any other ideas you might have. To that end, please write down your
ideas or comments and either leave them with us tonight, or mail them to us at:
Overlook Development Company, LLC
do Wheeler Commercial Property Services, LLC
1125 West Drake
Fort Collins, Colorado 80526
We do value your input and appreciate your participation.
POSSIBLE BUSINESSES OR SERVICES (please circle ones you might use):
- Medical Convenient Care Clinic - Child Care Facility
-Professional Offices - Chiropractor
- Barber Shop /Beauty Salon - Insurance Agency
- Travel Agency - Dry Cleaning Outlet
- Restaurant - Ice Cream Shop
- Hardware Store - Auto Parts Store
- Bakery - Bank Outlet
- Bike Shop - Print/ Copy Shop
- Home Decorating Shop - Computer Store
- Florist - Dentist Office
- Optical Retail Store - Jewelers Shop
- Hobby Shop -Mail Outlet
- Sporting Goods Store - Art Gallery
- Vet Clinic - Gourmet Coffee Shop
IDEAS OR COMMENTS (Please use back of page if necessary):
Name (optional):
Address (optional):
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October 14, 1996
Good evening. Thank you for attending the neighborhood meeting for Arapahoe Farm Center. The project
site is located on the west side of the intersection of Old Harmony Road and New Harmony Road. Plans call
for the construction of a neighborhood convenience commercial center.
As a neighborhood convenience center, our goal is to meet the needs of the project's neighbors in an
economically viable manner. We have listed a number of businesses or services which we think might benefit
the neighborhood and would appreciate any other ideas you might have. To that end, please write down your
ideas or comments and either leave them with us tonight, or mail them to us at:
Overlook Development Company, LLC
do Wheeler Commercial Property Services, LLC
1125 West Drake
Fort Collins, Colorado 80526
We do value your input and appreciate your participation.
POSSIBLE BUSINESSES OR SERVICES (please circle ones you might use):
-Medical Convenient Care Clinic 'ld Care Facilitys--7
-Professional Offices - Chiropractor
-Barber Shop /Beauty Salon - Insurance Agency
- Tr. • ency - Dry Cleaning Outlet---'?
Restaurant - Ice Cream Shop
-Hari ware Store - Auto Parts Store
-Bakery - ank Outlet
- Bike Shop - rmt opy Shop
- Home Decorating Shop - Computer Store --b
- Florist (ntist Offic
- Optical Retail Store Je lers Shop
-Hobby Shop Mail Outlet -7
- Sporting Goods Store - Art Gallery
- Vet Clinic - Gourmet Coffee Shop
IDEAS OR COMMENTS (Please use back of page if necessary):
As $ B � M �. 1_ G✓v�. SJJ!gyp �b�v.4�—
Name (optional):
Address (optional): 1�—