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HomeMy WebLinkAboutTHE OVERLOOK CONVENIENCE CENTER AT ARAPAHOE FARM PUD - PRELIMINARY - 55-87N - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS • • © y ® D e January 9, 1997 urban design, inc. Ted Shepard 3555 stanford road, suite 105 fort collins, colorado 80525 Senior Planner (970)226-4074 City of Fort Collins FAX (970)226-4196 Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Ted; Attached are five prints of The Overlook Neighborhood Convenience Center at Arapahoe Farm, Preliminary PUD, revised in response to Staff Comments. Specific responses include: 2. It is our understanding that the affected owners have agreed upon the vacation of old Harmony Road. Several times in September and October, we requested a meeting with Natural Resources to review the proposed access to the trailhead parking area, but received no response. Our Preliminary PUD is designed to allow access either through the Convenience Center to an access easement on old Harmony Road, or more directly off Taft Hill Road (or possibly both). Because we have received no response from Natural Resources, and as they have not provided comments regarding the Preliminary PUD, we have assumed the options allowed under our current plan are acceptable. 3. The requested turn lane has been added within the existing right-of-way. The detached walk has been adjusted into an access easement both to accommodate the turn lane and in response to Staff comment #26. 4. As determined in a meeting with Eric Bracke, the right-in access off Seneca has been combined with the full movement access from Seneca. 6. Water and Sewer service lines will be shown on the Final Landscape Plan. 10. Plant Note #8 has been modified to include tree clearance from "mains and services." However, to the best of our knowledge, there is no ordinance requiring shrubs and plant material other than trees be kept 4' from service lines. That would in effect make an 8' swath where no plantings are allowed, which seriously detracts from the aesthetics of landscape plantings. Service lines are maintained by the property owner, not the City. As has been done on other recent projects, we will place a note on the Final Landscape Plan(s) stating that any repair or replacement of shrubbery due to work done on the service lines will be the owner's responsibility. 16. With final design, walks will be aligned to avoid conflicts with existing utilities. 17. The building on Lot 4 is immediately outside the U.S. West easement. r • a o e urban design, inc. 18. Portions of the existing Harmony Road right-of-way needed for utility and/or access easements will be platted as such with the Final PUD. 19. The needed TCI easement will be included with the Final PUD. 22. A note has been added assuring that the Hazardous Material Impact Analysis will be provided with the Final PUD including the convenience store (when the actual operator has been determined). This is consistent with recent past practice, including the process at Pinecone Apartments and Horsetooth East. 24. Harmony was designed, constructed, and accepted by the City according to the adopted street standards at that time. It is not practical to add two feet to the bike lane along this project's minimal frontage. Seneca is a collector only north of Harmony. We had previously agreed with City Staff that Seneca would be a 36' Connector immediately south of Harmony, where bicyclists share the roadway with motor vehicles. 25. Eric Bracke has indicated that signage concerning the bike/pedestrian crossing at the Harmony/Seneca intersection will not be allowed. Virtually all of the Harmony/Seneca intersection has been constructed by the previous development to the north; and special paving materials were not required of those developers. Demolition of the existing intersection and reconstruction with special paving could be done only at the City's (street oversizing) expense, as it is certainly beyond the normal "local street share" of street improvements. As I discussed with Kathleen, we are looking into practical means (painted crosswalks) of drawing attention to the pedestrian/bike traffic crossing this intersection. 26.-28. Rather than creating a duplicate walkway with four times the pedestrian/auto conflict points, we have adjusted the alignment of the walk along Harmony Road to provide a more convenient pedestrian route between Lot 1 and Lot 3. We have also adjusted the walkway alignment connecting Lots 2 and 3 with Seneca; and provided for a possible connection to Harmony Ridge. 29. Minimum dimensions from the buildings on Lots 1 and 2 to the adjacent single family lots have been included. Other building dimensions and setbacks will be provided, as required, with the Final PUD. 30. Preliminary grading plans indicate that Lot 1 will be brought down to an elevation similar to that of the adjacent single family lots. In addition to the revisions made to the Preliminary Landscape Plan, we plan to have a cross section available for Monday's neighborhood meeting. 33. The outlined area at the south end of the car wash indicates a series of existing telephone pedestals. . • • fC® Dê urban design, inc. 35. We would like to maintain the option for the businesses on Lots 3 and 4 to include more pedestrian friendly "storefronts" on the sides of the buildings facing the adjacent public streets, rather than assuming these elevations will need to be more or less hidden from the public view. Specifics of this question can be better addressed at Final. 36. Existing utilities severely limit the ability to provide trees along the south property line. 40. Bike parking at the c-store is located to be convenient to the street and the store, without obstructing pedestrian access between the gas pumps or parking areas and the main entry. Ten sets of prints, reductions, and color renderings will be submitted by January 20th. We appreciate your assistance in the planning of this project. Please call if you need further information. Sincerely, Zw Eldon Ward, President Cityscape Urban Design, Inc. cc: Dave Pietenpol, Wheeler Commercial Tricia Kroetch, RBD, Inc.