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HomeMy WebLinkAboutHARMONY MARKET PUD, SAM'S CLUB EXPANSION - MAJOR AMENDMENT - 54-87AH - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)E November 5, 2003 Mr. Ted Shepard City of Fort Collins Community Planning and Environmental Services Current Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522-0580 970 221-6750 RE: Sam's Club, Store Number 6633-01 SamsExp, Fort Collins, CO Mr. Shepard: On behalf of Wal-Mart Stores Inc., we are pleased to submit the Major Amendment for the above referenced store. As you are aware, Wal-Mart Stores Inc. is proposing an expansion to their current Sam's Club No. 6633-01 at the northeast corner of Boardwalk Drive and Oakridge Drive in the Harmony Market Shopping Center. The existing store was originally designed and constructed as a Pace Warehouse, which was later acquired,by Wal-Mart Stores Inc. and is now operated as a Sam's Club. At the time of: the acquisition, Wal-Mart made some minor alterations to the store such that it could function as they needed it to. The proposed expansion would consist of approximately 30,000 sf to the west side of the building and a complete renovation inside the store. The prominent entry and vestibule will be moved to the northwest corner of the store and the Tire Mounting Area (TMA) will be moved to the southwest corner. All of the interior coolers and freezers will be replaced. A snack bar and enhanced food preparation area will also be added. The entire interior sales area will be rearranged such that it looks and functions like all other Sam's Clubs. The exterior of the building will be enhanced and will be consistent with the City's current codes and requirements. The site improvements will be minimal and will only consist of improvements needed to support the expansion. The front parking area will largely remain unchanged. The improvements currently planned consist of Pavement overlay which will increase the total pavement section by 2 inches to better support the traffic loads it is currently experiencing. Several of the curbs in front of the store are cracked, primarily due to vehicles hitting them. All of the curbs will be removed and raised to accommodate the new asphalt elevation. There are also some areas where drainage has not worked as planned which will be replaced and regraded. On the west side of the store where the building expansion will take place, the parking lot will be reconfigured such that the drive aisles are parallel with the building instead of perpendicular. The landscape islands will also be rearranged. The expansion will take place over what is currently paved impervious area with the exception of the foundation planter which is also being relocated. Therefore, there w*11:•be no loss in the pervious area of the site. The parking lot lighting has also been evaluated and redesigned to be consist with Wal-Mart's criteria as well as the City of Fort Collins. The entrance drive onto Oakridge Drive is being moved to the west to accommodate the building expansion. A new water connection is being proposed to the watermain in Oakridge drive. On -site utilities are being relocated to serve the new building layout. The most intense of these relocations will be the gravity sanitary line which is currently located under the proposed building expansion. Off -site improvements will consist of improvements at the intersection of Harmony and Boardwalk and the northernmost entrance on Boardwalk. The southbound left turn lane to the northernmost driveway will be lengthened to accommodate more storage of vehicles. The improvements at the intersection will be coordinated with the City and two banks at the intersection. The Main Street bank which is proposed at the northeast corner of the intersection will be reconfiguring the lanes on the north side of the intersection to accommodate two left turn lanes. The same will occur on the south side of the intersection. DMW Civil Engineers, the engineers for the bank, will be designing the intersection improvements. The improvements will be submitted with their site plan which should be received in November. The improvements will be funded and constructed through an agreement between the City, Wal-Mart and the two banks. On May 19, 2003, a pre -application meeting was held with the City. Below are the comments that were generated as a result of that meeting. Our response is below each comment in bold. In addition, a major amendment application, corresponding fee and plans are included for review. If there are any questions during your review, please call to discuss. 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. Acknowledged. An application, fee, plans and documents are attached. 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. The site will contain 10.4% of interior landscape area. 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. Acknowledged. 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. Acknowledged, according to our calculations which are attached, there is no increase in impervious area for the site and, therefore, it is our understanding that there will not be any fee required for this item. 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 #94. 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. An erosion control report and plan is attached. Per a phone conversation between Glen Schlueter and Troy Kelts of-Kimley Horn and Associates on October 28, 2003, since the impervious area for the site is not increasing, additional water quality will not be required. Since the construction of the site two areas containing wetland plant materials have been created in the detention basin. These areas are being reviewed by Walsh Environmental and their findings will be forwarded upon completion. Meanwhile, the plants in these areas continue to provide some water quality treatment through plant nutrient uptake. See the attached drainage plan for the existing and proposed drainage patterns. 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. The North -South running gravity sanitary line is being relocated west of the new building limits and will be situated in a new 30' easement. Kimley-Horn and Associates, Inc. has had discussions with the utility department regarding proposed slopes and design issues. A new grease trap will be installed with the building construction as well as a new oil interceptor for the relocated tire mounting area. These items will be included in the Architect's plans for Building Permit. 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. Acknowledged. 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." Acknowledged. Please see fire lane striping and signage notes on the Site Plan. 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 Gonzaies, 221-5670. The Sam's Club will contain an automatic sprinkler system: A fire flow test was conducted on October 21, 2003 with Randy Sievers of Fort Collins Utilities and Troy Kelts of Kimley=Horn and Associates, Inc. Kimley-Horn and Associates, Inc. is preparing a report of the findings which will be used as the basis of design of the sprinkler system. 16. The Street Over -sizing 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. Acknowledged. Fees will be paid with Building Permit. 11. In addition, the City collects the Larimer County.Road Impact fee. Acknowledged. Fees will be paid with Building Permit. 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 publicstreet 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. kimley-Horn and Associates, Inc. met with Eric Bracke on September 26, 2003 to review options to enhance traffic flow at the intersection. Eric informed.Rimley-Horn and Associates, Inc. of a proposed Main Street Bank at the Northeast corner of the intersection. Kimley-Horn and Associates, Inc. has since discussed intersection improvements with.DMW, the civil engineers for the proposed Main Street Bank. The Main Street Bank will be reconfiguring the lanes on the north side of the intersection to accommodate two left turn lanes. The same will occur on the south side of the intersection. DMW Civil Engineers will be designing the intersection improvements. The improvements will be submitted with their site plan which should be received in November. The improvements will be funded and constructed through an agreement between the City, Wal-Mart and the two banks, 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. During the September 26, 2003 meeting with uric Bracke, this issue was discussed and uric stated he would support a variance. Therefore, Wal-Mart desires to pursue a variance for this issue. 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. Acknowledged. The relocated driveway will require patching as well as the new watermain connection. These improvements will occur in the same location to minimize patching required in Oakridge.Drive. 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. Acknowledged. The abandonment will be submitted under separate cover. 16. The standard Utility Plan, Development Agreement and Development Construction Permit will be needed. For further information, please contact Marc Virata,221-6605. The Utility Plans are attached with the submittal. 17. A pedestrian walkway will be required around the addition to connect the public walk on Oak Ridge Drive to the main entrance. A sidewalk has been added to the west side of the building. Additional pedestrian connections have been proposed to Oakridge Drive and Boardwalk Drive. 18. A Fugitive Dust Permit will be needed from the Larimer County Health Department during the construction phase. Acknowledged. Applicant will coordinate with Larimer County on this permit. 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. Walsh Environmental Consultants are reviewing the site, ,particularly the detention pond area. A copy of their findings will be forwarded upon completion. Part of their scope will include evaluation of the detention pond to promote further expansion of the wetland plants. 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, 121-6361. Acknowledged. Kill Brothers Landscaping has prepared Landscape and Irrigation Plans to address relocation of existing material. as well as supplementation of new material. They will coordinate with Tim Buchanan on his concerns. 21. There are no issues associated with the loss of parking. Acknowledged. 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. A well designed pedestrian system has been incorporated into the construction plans. Pedestrian connections have now been addressed for Oakridge Drive and Boardwalk Drive. 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. The screen wall has been extended. 24_ The west elevation must comply with the applicable standards of the Big Box standards to the maximum extent feasible. Acknowledged. Raymond Harris and Associates are the Architects for this project. The new fagade has been designed to incorporate many of the big box standards. Architectural elevations are attached. 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.. Acknowledged. Screening of the roof top equipment has been addressed. 26. Staff has expressed a concern to the store management 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. Signs indicating overnight parking is prohibited have been added to the Site Plan. 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. Wal-Mart and their attorneys are discussing this issue with the Harmony Market Owner's Association. Once it has been resolved, their conclusion will be forwarded to you. 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. A 2" asphalt overlay is proposed for the entire front parking field. The geotechnical investigation shows that 2" is needed to bring the pavement section up to Wal-Mart's current minimum standards. The entire West parking field is being removed, regraded and will receive new asphalt and base material. 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 center. For further information, please contact Mr. Justin Morrison, Mountain'N Plains, Inc., 970-221-232.3, or by cellular phone, 970-566-1832. To accommodate the 2" asphalt overlay, all of the la * ndscave island curbs will be removed and raised to accommodate the new elevations. The islands to remain will receive new top dressing. On the West side, the landscape islands are being reconfigured. Existing landscape material will be transplanted and new ground cover will be installed. Wal-Mart's attorney and broker have contacted the association to discuss their concerns. 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. Per a phone conversation with Ted Shephard on October 27, 2003, Ted will coordinate with the adjacent neighborhood to set up a meeting for Kimley-Horn and Associates, Inc. to discuss the project improvements and discuss any concerns they may have. A meeting has been tentatively scheduled for November 17, 2003, at 7:00 PM, at the Spirit of Joy Lutheran Church. We hope the above assists in your review of the proposed expansion to the current Sam's Club No. 6633-01 at the northeast corner of Boardwalk Drive and Oakridge Drive in the Harmony Market Shopping Center. Should you have any further questions or comments please contact me at 303- 228-2300. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Kevin M. Roberson, P.E. Project Manager TE/kmr G:\Land Dev\67811007_SAM's_Fort_Collins\submittals\2003-10-28-Shepard-major amend submittal.doc