HomeMy WebLinkAboutTHE OVERLOOK CONVENIENCE CENTER AT ARAPAHOE FARM PUD - PRELIMINARY - 55-87N - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (2) • •
NEIGHBORHOOD MEETING MINUTES
PROJECT: Overlook Convenient Store
DATE: January 13, 1997
APPLICANT: Wheeler Commercial c/o City Scape
CONSULTANT: Eldon Ward, Cityscape Urban Design
STAFF: Ted Shepard, Senior Planner
The meeting began with a presentation by Ron Gonzales, Hazardous Material Specialist, Poudre
Fire Authority, on the subject of installing underground gasoline storage tanks. Mr. Gonzales
described the details of an underground installation such as outer tank wall protection for steel
tanks, fiberglass tanks, double wall piping, sacrificial anodes and nylon bushings to prevent rust,
and tie-downs (nylon) to concrete foundations. After installation, tanks and piping are pressure-
tested for leaks. Monitoring wells are installed for the water table. Electronic inventory
monitoring is wired into the c-store. During delivery, Stage One vapor recovery captures fumes
and pipes them back into the tanker truck. Underground tanks cannot be overfilled.
Mr. Eldon Ward then described the site plan, landscape plan and architectural character of the
center. Unless otherwise noted, all responses are from Mr. Gonzales and Mr. Ward.
Responses From Mr. Ron Gonzales:
1. Will this installation will have a double wall tank? Also how will you protect it from
leaking?
Tanks are designed for a 30-year life. The Fire Code permits both single wall or double wall
installations. Single wall tanks must have outer cathodic protection to inhibit rust. This can be
done by applying a tar-like substance to steel or by using fiberglass.
2. What about protection at the gas pump?
All gas pumps are installed with small tank and submersible pump to capture any spills between
underground tank and pump dispenser. Pumps are also equipped with an automatic shut-off valve
in case there is a "drive-off" and the customer forgets to hang up the hose. Also, pumps are
equipped with diffusible link that shuts off in case a pump dispenser is knocked over or if there
is a fire.
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3. Does the operator of the convenient store have a way to turn the pumps off?
Yes, they have a primary responsibility to monitor the pump islands. They can shut off a pump
if someone drives up with an unapproved container like a milk carton or if someone is smoking
by using an emergency switch. They also visually monitor the pumps and keep a log of the fuel.
They are trained by the P.F.A. to take care of fuel emergencies first rather than worry about loss
of inventory inside the store.
4. On the double wall tanks, do you pressure-test both tanks?
Usually we test just the outer wall.
5. How long have these rules been in effect? Also what do you do with the old tanks?
In 1976, the EPA said we needed to write rules on the removal of underground tanks.
The regulations have evolved over time and represent a combination of environmental protection
and hazardous material handling. The removal of old tanks is regulated by P.F.A. by a special
permit and monitored and inspected by our hazardous material team. There is a deadline that all
tanks in the ground must have certain safety features or be removed by 1998.
6. Would it be cheaper to put a tank above ground?
Yes, above-ground tanks are cheaper and are usually used in institutional settings such as Poudre
School District. These tanks are typically encased in concrete vaults and protected by steel posts.
For retail installations, tanks are buried for maximum utilization of land and to prevent customers
from driving into them.
7. If a tank is gravity fed, how do you do those above ground?
For that we have to go back to pumps.
8. For above-ground tanks, what about lightening strikes?
These tanks are protected from lightening by concrete. This concrete cannot be penetrated by a
bullet from a rifle. These tanks are also tested for fire. There are other tests as well.
9. Can you explain Phase 1 Recovery?
Here in Colorado we have Phase 1 recovery. In California they have Phase 2 recovery. As gas
is transferred from the tanker to the underground tank, vapors are released. Without vapor
recovery, these fumes would be released into the atmosphere. Vapors are now captured by a hose
and put it right back into the truck. Vapor recovery is required by State law. The truck is safer
when it is traveling with gasoline in it as opposed to the vapor. Vapors are then taken to the
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refinery, compressed, and gasoline is recovered. Phase 2 recovery occurs as the customer is
filling the car, vapors are captured and routed back into the underground tank.
10. How deep are these tanks below the ground?
From the top of the tank up to the ground, it is 6 to 8 feet deep.
11. How deep is the water table?
The water table is deeper on the west side of town and shallower on the east, especially near the
Poudre River or Spring Creek. In this location, I estimate the water table to be about 10 feet.
This is why tanks are tied down to concrete foundations. In some parts of our service area we
have tanks that are sitting in water.
Mr. Eldon Ward then described some of the revisions made to the site plan. The pedestrian
circulation system has been re-designed, a right-turn lane for eastbound Harmony has been added,
and the setback from the homes is about 30 at the closest point. Further, the grading has been
determined resulting in the building on Lot One being at about the same grade as the adjacent
homes. Finally, this project does not trigger a traffic signal at Harmony/Seneca.
12. At the last meeting we talked about the convenient store hours, do you know them now?
Not at this time. Since the developers have not selected an operator, there is no party to discuss
this issue with to commit to limited hours of operation. The developers are currently negotiating
with three potential operators. Various operators will have different hours of operation. We
propose that hours of operation remain unlimited but give the City's Zoning Department to restrict
hours should there become a problem after an operator is up and running.
RESPONSE FROM CITY: The City has the authority to restrict hours of operation. It is best,
however, to discuss this issue with the operator to find out what hours they propose to stay open.
These restrictions work best with voluntary compliance based on negotiating directly with an
operator.
13. The Natural Resources Department, Parks and Rec, and the Traffic Department are
considering using Old Harmony as a limited access trail head for Fossil Creek Trail. This
presents an avenue for late night activity and a nearby convenience store will just
contribute to this late night usage. I think they should limit the hours. When will hours
of operation be decided?
We should decide this issue at the time of Final P.U.D. when an operator is identified.
One possible solution to the trailhead issue would be to provide access from Taft Hill Road, not
old Harmony Road. We have suggested this to Parks and Rec but have not heard back.
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RESPONSE FROM CITY: Parks and Rec prefers to take access from old Harmony Road and
use existing roadway. This allows for better neighborhood access. The present intersection is
dangerous and needs to be closed.
14. With regard to neighborhood access to the trailhead, it seems strange that when people
live near it they have to drive rather than walk.
15. What kind of stores have you identified for this project?
A child care facility is interested. Also, an ice cream shop, dentists, an insurance company, and
an emergency medical center is interested since they are so close to the lake. We have not done
a lot of marketing yet at the Preliminary stage.
16. At the last meeting you had a survey and a lot of people said they'd like a coffee shop
because it's convenient to the neighborhood and we could walk to it. Did you get the
results?
We do have the results. We'll start the marketing after the Planning and Zoning meeting in
February.
17. The lots that back up to Harmony-- it's my understanding that those lots own part of Old
Harmony. Is that true?
No, these lots border old Harmony but do not encroach into the dedicated right-of-way. They
were platted with the idea that if old Harmony Road were vacated, then these lots would gain one-
half of the right-of-way, about 30 feet. Easements, however, would remain in place. These lot
owners do not now own any part of old Harmony.
18. Do the owners have a vote in this?
RESPONSE FROM CITY: The homeowners are invited to discuss the issue and participate in
the planning process for Overlook Commercial Center and Harmony Ridge P.U.D. Ultimate
authority on the vacation of public right-of-way rests with City Council.
19. Who makes the final decision?
RESPONSE FROM CITY: The City Council is the only body that can authorize the vacation of
dedicated right-of-way. Neither the Planning and Zoning Board or the Staff have this authority.
Keep in mind the City's number one objective is to close the dangerous intersection. A
substantial amount of public funds (along with developer's funds) have been spent already on
building new Harmony Road in anticipation of closing the old intersection. The old alignment
will not be closed, however, until the new road is extended to County Road 38E. If there is a
vacation of public right-of-way, underground utilities will retain their easements. We anticipate
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that a portion of old right-of-way will be needed for limited access for the trailhead and for
Harmony Ridge P.U.D. Only that portion of the old right-of-way not needed for these purposes
will be vacated.
20. I have heard that there are issues remaining between the Overlook Center developer and
the Harmony Ridge developer with regard to vacating old Harmony Road and extending
Seneca.
RESPONSE FROM CITY: There is an understanding among both developers and the City that
old Harmony Road will be closed at Taft Hill Road and downgraded as an arterial and portions
that are not needed for access by any party will be vacated. Both developers understand that
Seneca needs to be extended across their two properties and whoever develops first must build all
of it and then get repaid by other. Both developers are being treated equally and fairly by the
City.
21. When will a final design be made for old Harmony?
RESPONSE FROM CITY: First, the City must complete the transaction of purchasing the 140
acres from the Harmony Ridge developer as an addition to the Cathy Fromme Prairie. Second,
both Harmony Ridge P.U.D. and Overlook Commercial Center must enter into the Final design
phase. Third, Parks and Rec will have input based on their needs for trailhead parking for the
Fossil Creek Trail.
22. What is the time line for the Overlook Center entering into Final design?
We would like to begin Final design shortly after Preliminary approval in February.
23. Will you be breaking ground at that point?
No, we have to go through the Final P.U.D. approval process followed by the Development
Agreement stage. We're looking at summer as a possible ground breaking.
24. So when do you know when the New Harmony will be connected?
RESPONSE FROM CITY: We estimate that the connection will be in late 1997 or early 1998.
25. Will this P.U.D. get caught up in the transition to the new city guide lines?
No, this project is exempt from the new land use because it was submitted before the deadlines
establishing the transition period.
26. What about the trail that is supposed to be built over to Webber Junior High? What's the
hold up of the development of the trail?
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There are issues with the City's Storm Drainage Utility regarding the capacity of the stormwater
detention pond just west of Webber. The ultimate size of the pond will determine where exactly
to build the path. If the City allows more storm water to be released downstream, then this may
change the grading and, thus, the vertical alignment of the path. The contractor is ready to go
when these issues are resolved.
27. Where would this increase in storm water volume go?
RESPONSE FROM CITY: These flows would be captured downstream in the large detention
pond behind the Mormon Church.
28. There are trees indicated on the landscape plan that appear to be in the middle of Old
Harmony. Is that right?
Yes, the trees are there because we need landscaping. It is our understanding that this area will
be available for landscaping due to the downgrading of old Harmony.
29. Where are the access points to the shopping center?
There is a right in/right out only on Harmony which will feature a decel lane. Full turning will
only be allowed at Seneca.
30. How wide will the intersection at Harmony and Seneca be? Will they have to change it?
The intersection is built to the right size now, 5 lanes for Harmony and 3 for Seneca.
31. What will it take to get a traffic signal installed there so kids can get across safely?
According to the traffic study, this project alone won't warrant the signal. There will have
other projects or more background traffic.
32. Can the developer put up the money and put it in?
No. City policy is that due to installation costs and long term operation and maintenance, signals
are installed only when warranted.
33. Is Harmony going to remain one lane each way to the east?
RESPONSE FROM CITY: No, Harmony is classified as an arterial. At full build-out, it will
feature two through lanes in each direction and one continuous center left-turn lane. The timing
will depend on when adjacent vacant land develops (developer's share) and when the City can
commit capital funds (public's share) to a widening project. Both of these variables are unknown
at this time.
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34. What materials will be used on the buildings?
We have preliminary materials such as brick for the lower portion and lap siding or synthetic
stucco or other masonry on the balance of the exterior. The object is to use similar materials to
match the surrounding residential area. The roofs will be pitched and feature high definition
asphalt/fiberglass shingles. Colors will be in the same range as the neighborhood- earth tones.
35. Will there be covenants made between the users and the developers?
Yes. All our commercial projects have covenants.
36. With regard to the west buildings that back up to Woodridge will the finish look the same?
Yes. They will be made from the same palette of materials.
37. Will there be a service area?
No, with small businesses like here we will do fine with front door loading.
38. You guys have done a great job on this. I think it will blend very nicely here.
39. Will most of the lighting be facing down?
Yes, the lighting will be held inside of the site and be directed down.
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