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HomeMy WebLinkAboutTHE OVERLOOK CONVENIENCE CENTER AT ARAPAHOE FARM PUD - PRELIMINARY - 55-87N - CORRESPONDENCE - STAFF'S PROJECT COMMENTS December 20, 1996 Mr. Eldon Ward Cityscape Urban Design 3335 Stanford Road, Suite 105 Fort Collins, CO 80525 Dear Eldon: Staff has completed it interdepartmental review for the Overlook Convenience Store at.Arapahoe Farm,Preliminary P.U.D. The following comments are offered: 1. If the owners of Harmony Ridge P.U.D. own any portion of the area indicated on the Overlook P.U.D., then they will need to be a signature party on final documents. 2. There is an issue of timing in that Staff will need the abutting owners of old Harmony to agree on the vacation of the right-of-way prior to granting layout and density on a Preliminary P.U.D. basis. In addition,the Department of Natural Resources needs to agree to the proposed access to the trailhead parking area. 3. A right turn lane is needed for eastbound Harmony Road to serve this site. The appropriate amount of right-of-way should be dedicated and the Site and Landscape plans adjusted accordingly. 4. The right-in-only off Seneca into the c-store site should be eliminated. 5. The design of the access to Lot 4 should be modified so that it is closer to a 90 degree intersection. 6. Water and sewer services should be shown on the Landscape Plan. 7. Easements will be needed for all curb stops. 8. Services should not be located under landscape islands and there should be a five foot separation between flow line of curb/gutter and service. 9. Sand and oil interceptors will be needed for the carwash. 10. Note number eight on the Landscape Plan(sheet three) should be modified from"sewer lines"to"sewer mains and services." Also please expand the note by adding: "Keep all shrugs four feet clear from water and sewer mains and services." 11. Light and Power cautions that any relocation of existing facilities would be at the expense 1111 of the developer. 12. Please indicate, as best as possible on a Preliminary basis,the location of the electrical transformer(s). These locations should be marked by the abbreviation"E"and added to the Legend. It will be very important to coordinate this location(s) for access and screening. The primary consideration is that transformers should not be visible from the public streets. 13. The Plat, Site, and Landscape Plans should indicate the purpose of Tract A. 14. Comments from Stormwater Utility are provided under separate cover. 15. Public Service Company has an existing eight inch diameter high pressure gas main running east and west in Harmony Road about eight feet south of the north right-of-way line. This line must be centered in a ten foot wide utility easement and shown on the plat. Any relocation of existing gas facilities will be at the expense of the developer. 16. U.S. West cautions that the proposed sidewalk appears to conflict with the existing U.S. West pedestals. The proposed storm sewer appears to conflict with existing telephone cable and conduit:. Any relocation of existing telephone facilities will be at the expense of the developer. 17. The building apron on Lot 4 conflicts with the existing U.S. West easement. The building owner would be required to remove and replace at his own expense any structure in the easement if and when maintenance or installation access is required. 18. The Harmony Road right-of-way to be abandoned should be described as a utility easement for the existing utilities that will remain. 19. TCI needs an easement along the south property line. Also, an easement will be needed on the west side of Lot 2 so a connection can be made into the facilities serving The Overlook at Woodridge, First Filing. 20. Poudre Fire Authority is concerned that the turning radii in the west parking lot doe not meet minimum requirements for access to Lots 1 and 2. 21. At least two fire hydrants will be required for this proposal, one at each entrance from Harmony Road. 22. A Hazardous Material Impact Analysis will be required for the proposed convenience store. 23. For security purposes, it is recommended that the rear of the c-store and the building on Lot 4 be illuminated so that dark areas are eliminated. 24. Harmony Road is classified as an arterial street. An eight foot wide onstreet bike lane is required along the property's frontage. Similarly, Seneca, classified as a collector,will require a six foot wide onstreet bike lane in both directions. • 25. There will need to be special considerations in the design of the bicycle/pedestrian crossing at the Harmony/Seneca intersection. This may take a variety of forms such as signage, special paving, etc. The consulting team should work with the City's Transportation Department on this important issue. It is advised that this issue be researched in time for the second neighborhood meeting scheduled for Monday, January 13, 1997. Please contact Kathleen Reavis at 221-6243. 26. Pedestrian access on the site could be improved. For example, the handicap ramp serving Lot 1 should feature special pavers or a raised crosswalk and connect to Lot 3 via the two landscape islands. In order not to sacrifice valuable plant material, these two islands should be widened accorddingly to accommodate both a walk and trees. 27. In order to improve the pedestrian connection between Lots 2 and 3, a sidewalk should be added along the south and southwest edge of Lot 3, including a ramp and raised crosswalk across the drive aisle, for ultimate connection to Seneca. 28. There needs to be coordination with Harmony Ridge P.U.D. in the provision of a sidewalk from the cul-de-sac south of the old Harmony Road right-of-way into the proposed sidewalk on the southwest side of Lot 3. Such a walk would improve connectivity. 29. Please provide building dimensions and distance to the nearest property line. 30. Staff is concerned about the relationship of the building on Lot 1 to the single family homes in The Overlook First Filing. The area between the building and the north property line will need a significant amount of landscaping over that which is indicated on the Preliminary Landscape Plan. In particular, evergreen trees in this area should be oversized and specified to be in the eight to ten foot range. The foundation of the building should be treated with a continuous shrub bed featuring both deciduous and coniferous materials and designed to fill in at maturity. 31. A rear character elevation for the building on Lot 1 should be provided and shown on sheet five. 32. Please provide directional arrows for the carwash. 33. It is not clear what outlined on the south end of the carwash drive aisle. Are these transformers? Please indicate. 34. The east side of the carwash drive aisle,west of the pumps, features a landscape area that needs more plant material. This would be a good area for deciduous shade trees. 35. Staff applauds the reverse mode of the c-store. This is a desirable layout. The back side, however, faces Harmony Road and would benefit from additional plant material. A generous mix of material is recommended. Is there any possibility that this elevation can be bermed? The same comment applies to Lot 4. • 36. Along the south property line of the P.U.D., south of Lots 2 and 4, there is a continuous private drive aisle. Trees should be planted between this drive and the property line to mitigate the hard surface. Trees should be planted at uniform intervals to establish a streetscape. 37. Has any consideration been given to providing an outdoor dining area for the c-store? There appears to be opportunities for picnic tables,benches and other features that will benefit the site, especialy if there will be food service. 38. Please expand note number seven on the site plan to state: "Under canopy lights shall be fully recessed into the deck." 39. Please expand note number ten to indicate that the trash enclosures will be screened on all four sides featuring a swinging gate. Also,there must be sufficient area within the trash enclosure for containers for storing recyclable materials. 40. The bicycle parking for the c-store should be moved closer to the front entry. Also, please add a bike rack for Lot 4. 41. On character elevation sheet,please indicate the lower portion of the buildings will be brick to match the exterior of Arapahoe Farm Townhomes. 42. Please add a character sketch of the gas canopy. The canopy should feature brick columns. It is recommended that the canopy also feature a pitched or mansard style roof and not a flat deck. 43. Please indicate that the asphalt roofmg option will be"high-profile"or"shadowline" type. Ordinary three-tab will not be allowed. Whether asphalt or tile, color should match Arapahoe Farm Townhomes. Specification sheets will be required at the time of Final. 44. Since the site is in Residential Neighborhood Sign District,the location of wall signage must be indicated. The relationship of the wall signage to the building must respect the architectural character of the structures. Monument signage will be governed by the Sign Code and references on the Site Plan should be removed. This concludes Staff comments at this time. For the January 27, 1997 Planning and Zoning Board meeting,please note the following deadlines: Plan revisions due January 9, 1997 (three sets). P.M.T.'s,ten prints,renderings are due January 20, 1997. As always,please call if there are any questions or concerns regarding these comments.