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HomeMy WebLinkAboutHARMONY MARKET PUD, SAM'S CLUB EXPANSION - MAJOR AMENDMENT - 54-87AH - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWT• . j: Community Planning and Environmentalnrvices Current Planning City of Fort Collins May 23, 2003 Mr. Fred Banfield Kimley — Horn and Associates 950 Seventeenth Street, Suite 1050 Denver, CO 80202 Dear Fred: For your information, attached is a copy of the Staff s comments for the Sam's Club at Harmony Market Expansion (4700 Boardwalk Drive) which was presented before the Conceptual Review Team on May 19, 2003. The comments are offered by staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, Ted Shepard Chief Planner 281 North College Avenue e P.O. Box 580 9 Fort Collins, CO 80522-0580 • (970) 221-6750 o FAX (970) 416-2020 1P ITEM: Sam's Club Expansion at Harmony Market — 4700 Boardwalk Drive MEETING DATE: May 19, 2003 APPLICANT: Sam's Club c/o Mr. Fred Banfield, Kimley-Horn and Associates, 950 Seventeenth Street, Suite 1050, Denver, CO. 80202. LAND USE DATA: Request to expand Sam's Club by approximately 30,000 square feet. The expansion would be along the west side of the building. The expansion includes shifting the existing automotive bays for the tire mounting area from the north elevation to the expansion area. There would be a re -configuration and a reduction in parking on the west side of the site. There would be significant interior remodeling as well. COMMENTS: 1. The project is zoned H-C, Harmony Corridor and is part of a Regional Shopping Center as classified by the Harmony Corridor Plan. The expansion would be processed as a Major Amendment. Submittal documents will include a site plan, landscape plan; architectural character elevations and civil engineering documents (utility plans). As a major amendment, the request, to the maximum extent feasible, shall comply with the applicable standards contained in Articles 3 and 4. In other words, a project that was originally part of a center that was reviewed and approved as a P.U.D. under the Land Development Guidance System is now under the jurisdiction of the Land Use Code. 2. The change to the access and circulation of the westerly parking lot will be considerable. Please note that 6% of the interior space of all parking lots with less than 100 spaces and 10% of the interior space of all parking lots with 100 or more spaces shall be landscape areas. 3. The site will continue to be served by the City of Fort Collins Light and Power Department. If there is an increase in the electrical service or panel size, then the applicant must pay the net difference in site development charges for the larger service. For further information, please contact Bruce Vogel, 970-221-6700. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT 4. The site is located within the McClelland - Mail Creek Drainage Basin. The development charges are $3,717 per developed acre._ As an expansion, this fee would apply to the newly created impervious surface only and only if over 350 square feet in area. 5; An updated drainage and erosion control report and construction plan is required and they must be prepared by a professional engineer registered in Colorado. Additional detention may be required since some landscape area is being replaced with a building. Extended detention for water quality treatment is required. The original detention pond was not built for water quality so a variance request may be needed.. If additional pervious area can be added to offset the new building; the water quality and quantity detention are not needed. It was mentioned there is some wetland area that has developed. This could count as water quality treatment known as Best Management Practices. The site is on Stormwater inventory map #0Q. A copy of the map can be obtained -from the Utility Service Center at 700 Wood Street. For further information, please contact Glen Schlueter, 221-6700. , 6. The site will continue to be served by the City of Fort Collins Water and. Wastewater Department. There is an existing eight -inch diameter sanitary sewer line in the north — south drive aisle closest to the west elevation. This line cannot be under the building expansion so it will have to be moved. In its new location, the line must be placed in the middle of a 30-foot wide utility easement. Before moving this line, the slope should be verified so that there are no flow problems with the new location and that the new location will vertically align with the service line elevations. There may be a need to install or upgrade a grease interceptor. This will be evaluated during the building permit review process. 7. If there is an increase in either the water or sanitary sewer service, then Plant Investment Fees and the Raw Water Acquisition Fee would be charged for the net difference in tap size. Water conservation standards for landscaping would apply. There is a separate plan check fee. For further information, please contact Roger Buffington, 221-6700. 8. The Poudre Fire Authority will require that the access drive be dedicated as an emergency access easement with curbs painted red and signs stating "No Parking — Fire Lane." 9. Any building with over 5,000 square feet of uncontained floor area must be equipped with an automatic fire extinguishing system.. For further information, please contact Ron Gonzales, 221-5670. 10. The Street Oversizing Fee will apply, for the addition only, and due at the time of building permit issuance. Please note that these fees are adjusted annually. There may be one fee for retail and one fee for the automotive use. For further information, please contact Matt Baker, 221-6605. 11. In addition, the City collects the Latimer County Road Impact fee. 12. A Transportation Impact Study may be required. Please contact Eric Bracke to determine the scope of the study at 970-221-6630. This study will help determine the extent of off -site street improvements necessary to mitigate the impact of the project on the public street system. For example, a northbound Boardwalk double. left turn at Harmony may be needed. Since the site is well south of this intersection, additional right-of-way dedication for Boardwalk Drive will not be required. If required, the Transportation Impact Study (T.I.S.) must also perform a Level of Service analysis for alternative modes. Enhanced cross -walks should be provided across the internal drive aisles. For further information, please contact Tom Reiff, 224-2040. 13. The new access drive will shift closer to the intersection of Boardwalk and Oak Ridge Drive. The standard is 200 feet of separation from centerline to centerline. If this distance is less than 200 feet, then a variance must be submitted to the City Engineer for administrative consideration. 14. Any street cut into Oak Ridge Drive must be patched according to standards. This may include patching the entire width of the on -street bike lane. 15. The existing easement for the sewer line will have to vacated according to normal standards and procedures. The new easement will have to be dedicated by separate legal document. 16. The standard Utility Plan, Development Agreement and Development Construction Permit will be needed. For further information, please contact Marc Virata, 221-6605. 17. A pedestrian walkway will be required around the addition to connect the public walk on Oak Ridge Drive to the main entrance. 18. A Fugitive Dust Permit will be needed from the Larimer County Health Department during the construction phase. 19. The detention pond on the south side of the site. now features wetland plants. This should be encouraged as this plant material provides for water quality. Please consider planting wetland species in areas that are predominantly wet and difficult to maintain as turf. 20. The loss of existing trees should be evaluated by Tim Buchanan, City Forester. Significant trees lost to construction must be mitigated as per the formula in the Land Use Code. If possible, existing trees should be moved and re -planted on site. For further information, please contact Tim Buchanan, 221-6361. 21. The are no issues associated with the loss of parking. 22. As we have discussed in prior meetings, there needs to be direct and well - designed pedestrian sidewalk and enhanced crosswalks to promote walking from the adjacent neighborhood to the main entrance. This walk should be designed in coordination with the architecture so that the features work in concert. If necessary, street trees could be placed in tree grates in order to accommodate a safe walking environment. 23. The screen wall on the south side of the site should be extended to block views of the loading area from Oak Ridge Drive. This wall should match the existing and extend as far to the east as possible. 24. The west elevation must comply with the applicable standards of the Big Box standards to the maximum extent feasible. 25. The existing rooftop mechanical equipment, including satellite dishes, must be screened more effectively. Much of this equipment was added after 'initial construction. Screen walls or extended parapets should be added as part of the overall upgrade to the site. 26. Staff has expressed a concern to the store in over the years regarding the overnight parking of recreational vehicles. This activity is a zoning violation. A sign should be posted in the parking lot, in a visible location, that clearly states that such parking is prohibited. 27. Staff has received input from the property management firm for the Harmony Market Owners' Association. Based on this input, there is a significant concern about maintenance of common areas, the parking lot and landscaping. The Association is particularly concerned about the common areas on the southern and western portions of the shopping center. This area is a prominent entry point and Sam's Club does not provide a level of maintenance that is satisfactory to the Association. The Association would like to discuss an arrangement with Sam's Club where the Association would assume maintenance of the southern and western common areas. 28. In addition, the Association requests that Sam's Club provide an asphalt overlay of their parking lot so that the entire shopping center parking lot is brought up to a standard consistent for the entire Association. 29. Finally, the Association is very concerned about the lack of maintenance of the landscape islands and the amount of litter accumulated in the parking lot and grounds. The landscape islands.need to be sprayed for weeds, rock mulch needs to be replaced and litter removed. These measures will bring the Sam's Club portion of the shopping center up to the level of standard for the balance of the W center. For further information, please contact Mr. Justin Morrison, Mountain `N Plains, Inc., 970-221-2323, or by cellular phone, 970-566-1832. 30. A neighborhood information meeting will be required. It is recommended that the meeting take, place as close to submittal as possible. The Planning Department' will create the notification map for the neighborhood meeting. Please notify the Planning Department at your earliest convenience if you desire to proceed to this next stage. Design issues associated with lighting, landscaping, architecture and, traffic are sensitive issues for the Fairway Estates neighborhood. Screening the loading area is a concern for the Miramont neighborhood. Parking lot upgrades and enhancing overall long term maintenance on a consistent basis are concerns for the Owners' Association.