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HomeMy WebLinkAboutTHE OVERLOOK/SENECA CENTER AT ARAPAHOE FARM PUD - FINAL - 55-87P - CORRESPONDENCE - STAFF'S PROJECT COMMENTS Comm* Planning and Environmental•vices Current Planning isimisit, City of Fort Collins October 22, 1999 Mr. Terrance Hoaglund Vignette Studios 719 Pear Street Fort Collins, CO 80525 Dear Terrance: Staff has reviewed the request for The Overlook Convenience Center/Seneca Center, Final P.U.D. and offers the following comments: 1. Comments form Engineering, Stormwater, Water and Wastewater, Mapping and Drafting and Transportation Planning are attached. 2. There are three comments from Engineering that warrant special attention. These are summarized as follows: A. The jog along the east-west private drive (old Harmony Road vacated as public right-of-way but reserved as public access and utility easement) creates an impression that the drive serves the project only. There is a concern that the design discourages the public from gaining access to the Fossil Creek trailhead and the Cathy Fromme observation facility. B. There was a context diagram submitted with Preliminary. This sheet should be re-submitted with the revised plans in order to evaluate the bicycle and pedestrian access to the public amenities to the west. C. Additional right-of-way along Seneca is being requested based on Seneca being classified as a collector street. There was some discussion at Preliminary that Seneca, south of new Harmony Road, would be downgraded to a street lower in classification than a collector. We should re-visit this issue to see if such downgrading still makes sense at Final. 3. Please note that old Harmony Road cannot be vacated by the plat. It takes two readings by City Council. The exact width of the remaining access and utility easement will need to be know so we can tell the abutting property owners in Overlook First Filing how much(if any) additional land they will be receiving. These property owners must be contacted prior to the Planning and Zoning Board hearing regarding disposition of the old right-of-way. 281 North College Avenue • P.O. Box 580 • Fort Collins,CO 80522-0580 • (970)221-6750 • FAX(970)416-2020 • • 4. Please note that there were two conditions of approval at Preliminary. The first condition requires the applicant to work with the City's Traffic Operations Department to explore options for installing traffic safety devices to promote pedestrian safety. Since Webber Junior High School is close to the convenience store, there will likely be a lot of student patronizing the center after school. Any traffic safety devices, including the possibility of a pedestrian-activated signal, must be shown on the P.U.D. 5. On the Site Plan,please note that the sidewalk on the south side of the center should be more direct. Please be sure that ramps align with cross-walks. 6. Please provide more information in the Land Use Breakdown. Please state the number of units, the number of bedrooms per unit, and the parking associated. The L.D.G.S. requires a minimum of 1.75 parking spaces per two-bedroom unit and 2.00 spaces per three-bedroom unit. As currently described, we cannot evaluate the parking associated with the residential portion of the project. 7. Please remove topographic lines and storm sewers from both the site plan and landscape plan. 8. Please label the large rectangle south of underground gas tanks. Is this a telephone equipment box? Please provide landscaping on the south edge of whatever this is. 9. The plan calls out a 1,000-gallon propane tank but does not indicate its location. As you are aware,these tanks need mitigation. Such tank should be painted a beige/brown tone. White is not absolutely necessary. Please plant upright junipers to shield the tank on one side as was done at Horsetooth and Shields. 10. Will there be any outdoor furniture associated with the c-store patio? Staff recommends a picnic table at a minimum be provided. 11. Will there be other exterior amenities with the c-store? Please indicate the location of the pay phone, A.T.M., air hose, and any other exterior feature. 12. Please provide a legend for the abbreviations. 13. Where the sidewalk from the c-store intersects with the public walk on Harmony, please provide a flare to soften the angle. 14. Please label the garage driveways as concrete. 15. Please indicate where the driveway that serves the eastern-most garage ends and turf begins. • • . 16. Please label surrounding streets and subdivisions on the site plan. 17. Please move the bike rack on Lot 1 closer to the entry. 18. On the Landscape Plan, please add street trees on both Harmony and Seneca to continue the 40 spacing. 19. Please be sure to show that trees on the west side of the center do not interfere with the drainage swale. 20. Please add the following two notes to the Landscape Plan" "Developer shall ensure that the Landscape Plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict nor preclude installation and maintenance of landscape elements on this plan." "All landscaping shall be installed, or secured with an irrevocable letter of credit, performance bond, escrow, or other financial instrument acceptable to the City, prior to the issuance of a Final Certificate of Occupancy." 21. If the buildings are to be phased, then phase lines on the Landscape Plan will allow each lot to stand on its own for Certificate of Occupancy. 22. Please label a future transit stop in the parkway strip adjacent to the right decel lane. 23. On architectural character sheets four and five, be sure to specify that the roof material will be heavy-duty, high-profile, shadowline asphalt-fiberglass shingles at a minimum of 350 pounds per square. This type of roofing material was specified for Arapahoe Farm Townhomes as a requirement for obtaining compatibility with the neighborhood. The commercial center should feature a roof of equal or better quality. Before Final hearing, please provide a manufacturer's specification sheet for the selected roofing material. 24. The following comments apply to sheet 6 of 7 with regard to the convenience store: A. Please specify the same roof as the balance of the center. B. Please specify the color of the "painted metal grid work" and that it will match the metal grid work in the balance of the center. C. The site is located in the Residential Neighborhood Sign District and subject to the restrictions contained therein. Within this District, the P & Z Board is empowered to evaluate the location of wall signage in relationship to the • • architecture of the building. The proposed wall signage on the east elevation that is elevated and placed within the roof dormers should be relocated to a lower position and placed on a horizontal band. The present location within the dormer is unacceptable. D. Please specify that the canopy support columns shall be brick or brick-clad to match the building. E. Please specify that there will be no "pump-top" signage on any of the gas dispensers and that the gas dispensers will not be painted an accent color. F. Please remove the red illuminated band on the lower portion of the canopy. This use of architecture as brand identification may be appropriate for high traffic locations along highways but is unacceptable for a 3.7 acre neighborhood convenience shopping center surrounded by residential. Since there is no competing business in the vicinity, the use of illumination around the canopy base is excessive and must be deleted. G. Please add the following note: "Under-canopy illumination shall feature flat-bottom lenses and not protrude below the deck plane." 25. Please provide a Lighting Plan. The Lighting Plan should indicate that the parking lot and building-mounted lighting shall be high pressure sodium and that all fixtures shall be down-directional with sharp-cutoff luminaires. The plan should indicate the number and types of fixtures,the height of the poles, the wattage of the lamps, and the type of distribution. For a neighborhood center, the maximum wattage should be restricted to no more than 250 watts. 26. The Lighting Plan should also include a point by point photometric analysis in order to evaluate footcandles. The plan should calculate the overall average footcandle for the entire site, including under the canopy. There should be no light spillage off the site. If there is an area where security lighting is needed in close proximity to a residential property, then a"house side shield" will be required. The L.D.G.S. considers lighting to be a key ingredient in determining neighborhood compatibility and is not reviewed at Preliminary only at Final. Higher footcandles are expected under the canopy but should taper off closer to the property lines so that there is 0.1 footcandle at the property line. This concludes Staff comments at this time. Please be aware that if a response is not forthcoming within 90 days, the Current Planning Director has the option of removing the request from the development review system. • • Attached are comments from other departments as well as redlines. Please return all redlines with revised plans. Call before re-submitting to make an appointment and to determine the number of plan sets. As always, please call if you have any questions or concerns regarding these comments, or to set up a meeting with the appropriate Staff to discuss the comments in depth. Sincerely: Ted Shepard Chief Planner Enc.