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HomeMy WebLinkAboutPADS AT HARMONY - PDR - - CORRESPONDENCE -0 0 Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely: ..�(�,�� ` T'x4/ _"_ Ted Shepard Chief Planner Page 7 specifically located within a Convenience Shopping Center as defined in the Land Use Code. (Such a center must have seven or fewer acres and include four or more separate business establishments.) Since the site is located between two approved retail centers however, Staff is willing . to support Modifications to allow a limited amount of retail and standard restaurants, but only if reconfigured in the following manner: A. The retail use shown on the westerly 4.5 acres should be shifted over to the easterly 3.5 acres. B. This easterly tract should then be designated the "Convenience Shopping Center" and designed in such a way as to meet the definition. C. A Convenience Shopping Center is allowed in the Basic Industrial Non -Retail Employment Activity Center in the Harmony Corridor zone but only as a secondary use and shall not occupy more than 25% of the gross area of the development plan. Staff is willing to support a Modification to this standard. D. There should be no retail on the westerly tract. E. The standard restaurants on the westerly tract are allowed but only as a secondary use and are not to exceed 25% of the gross area of the development plan. Staff is willing to support a Modification to this standard. Please be aware of the criteria by which the Planning and Zoning Board may grant Modifications. These criteria are outlined in Section 2.8 of the Land Use Code. 2. As a center, the project is limited to a maximum of 5.00 spaces per 1,000 square feet of gross leasable area. Parking ratios are not determined by the individual uses per building. 3. Staff is very reluctant to support a Modification to the 80 foot setback along Harmony Road to allow a ten foot reduction to 70 feet, especially given the pending retail developments to the east and west. Documentation, in the form of an alternative site plan that complies with the standard, would have to be provided for Staff analysis. This alternative plan would then be compared and contrasted with the plan that incorporates the Modification. Any such Modification request would have to be accompanied by a landscape plan that qualitatively exceeds the baseline standards. 4. Connecting walkways need to be provided from the buildings out to the public sidewalk along Harmony Road. 5. A neighborhood information meeting will be required. Staff will provide the affected property owners map so that we can schedule the meeting for July 20, 2006. 6. The landscape plan should provide screening for cars circulating through the two proposed bank drive -up facilities. 7. The architectural character elevations look terrific and demonstrate a unifying and cohesive design that fulfills the vision of the Harmony Corridor Plan. Page 6 sized and located along the western boundary of that development taking flows north from this site and into the Front Range Shops detention ponds. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/WW Number: 23 Created: 6/21/2006 [6/21/06] Information on existing water/sewer mains has been provided previously. Number: 24 Created: 6/21/2006 [6/21/06] Water main must be looped through the site from Harmony School Shops to the Bayer site. Number: 25 Created: 6/21/2006 [6/21/06] There is an 8-inch sewer on the Harmony School Shops site to the west. City is currently investigating the status of the 21" sewer on the Harmony Mobile Home Park site to determine if it is public or private. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 6/20/2006 [6/20/06) The site is in the neighborhood sign district. The architectural character elevations need to show proposed wall sign locations on elevation drawings. Number: 2 Created: 6/20/2006 [6/20/06] Office uses are subject to Type 1 review. Retail uses are only allowed in shopping centers in the HC zone. This is in a Basic Industrial and Non -retail activity center, wherein convenience shopping centers are the only allowed type of shopping center, and then as a secondary use. That means they can't occupy more than 25% of the total gross area of the development. Number: 3 Created: 6/20/2006 [6/20/06] Need to plat the property. Number: 4 Created: 6/20/2006 [6/20/06] Staff is concerned about the light intrusion from a commercial center into the mobile home park to the north. The lighting design needs to be sensitive to this residential proximity. For example, mitigation should include specifying that parking lot light pole light fixtures along the north side of the parking lot (if any are proposed) need to have a "house side" (drop down) shield on the north side, and the pole height should be kept as low as possible. Other measures include lighting timers and reduced wattages. Number: 5 Created: 6/20/2006 [6/20/06] The two handicap parking spaces in the center row of parking should be moved closer to a building. If possible, they shouldn't be located where a person has to cross a drive aisle. There does appear to be other places they could be relocated to. Department: Current Planning Issue Contact: Ted Shepard 1. The site is located in the Basic Industrial and Non -Retail Employment Activity Center as per the Harmony Corridor Plan. In other words, it is not located in one of the approved Neighborhood, Community, or Regional Shopping Centers. Retail is not allowed unless Page 5 0 and enforceable. (3) Be designated on the plat as an Emergency Access Easement (4) Maintain the required minimum width of 20 feet throughout the length of the fire lane. Number: 28 Created: 6/22/2006 [6/22/06] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Spacing and flow requirements include: Commercial, 1,500 g.p.m. at 20 p.s.i. residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Number: 29 Created: 6/22/2006 [6/22/06] AUTOMATIC FIRE SPRINKLERS: Because access is inadequate, all proposed buildings shall be equipped with an approved, automatic fire -sprinkler system. The sprinkler FDCs shall be located where they are easily accessible to fire apparatus. Number: 31 Created: 6/22/2006 [6/22/06] KNOX BOX: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. Number: 32 Created: 6/22/2006 [6/22/06] ADDRESSING: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). PFA requires that address numerals for this project be mounted on the Harmony Road side of the buildings and also the fire lane (north) side of the buildings. Number: 33 Created: 6/22/2006 [6/22/06) COMMERCIAL COOKING: With the production of grease -laden vapors, an approved, automatic fire -extinguishing system shall be provided for the protection of commercial -type cooking equipment. Department: Stormwater-Water-Wastewater Issue Contact: Basil Harridan Topic: Stormwater Number: 21 Created: 6/21/2006 [6/21/06] This proposed plan does not show any area reserved for water quantity or quality detention on site. It is assumed that these will take place on the neighboring Front Range Village (Bayer Property) development to the east. As such, if this project precedes the Front Range development, then it will need to secure off -site easements and provide on site or off - site detention on its own. Since this project is dependent on the Front Range Village storm drainage infrastructure to be in place at time of development, strong coordination between the two sites will be needed. It is suggested that meetings be set up with the Stormwater Utility to discuss the viability and appropriateness of the drainage system once the design of the outfall system is decided upon and prior to plan submittal. The proposed Front Range development has extensive berming to the west side of their property, in order to tie into their storm drainage system, a swale or a storm sewer should be Page 4 Number: 35 Created: 6/27/2006 [6/27/06] Engineering staff believes that Snow Mesa should be dedicated as a public street meeting all City standards. Once accepted, the City would take over the maintenance responsibility for this street. In order to meet the intent of the Larimer County Urban Area Street Standards (LCUASS), which states that a public street shall terminate in a cul-de-sac, staff would encourage the use of a roundabout where Snow Mesa intersects the circulator drive. We feel that this would be the most ideal solution for providing the circulation and definition at the intersection. The roundabout should be designed to accommodate fire trucks and mobile homes. City staff does not believe that the existing pavement on Snow Mesa would meet our current standards, and it would be the applicant's responsibility to determine the existing pavement condition and cross-section if there is a desire to leave any pavement in place. Number: 36 Created: 6/27/2006 [6/27/06] The extent of the Harmony Road ROW dedication cannot be determined until a design is completed. Harmony School Shops has dedicated about 32 feet of ROW to the section line, and Bayer has dedicated about 40 feet. Your property will likely require something within the range of the adjacent properties. The easements necessary on the site will depend on the existing and proposed utilities and drainage. Harmony Rd. does not have a standard cross-section. All pedestrian use areas, if located outside public ROW, are to be placed in a dedicated public access easement. If you are able to functionally tie your design into existing adjacent sites, you do not need to provide the full 1,000 feet offsite design. The access to this property is intended to serve both the Harmony School Shoppes to the_ West and the Bayer property to the East. The location of your proposed access is acceptable with regards to the plan, but we would not support the inclusion of any additional access points to the site, unless absolutely required by Poudre Fire Authority as a second point of Emergency Access. The concrete test section has been replaced. Number: 37 Created: 6/27/2006 [6/27/06] The design considerations that we would recommend for connectivity would be to ensure that access easements. and emergency access easements are dedicated through the private drive. Additionally, coordinate with the adjacent property owners to the maximum extent possible to provide design solutions that work for all property owners. Staff ismilling to assist in setting up the appropriate meetings with these owners. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 27 Created: 6/22/2006 [6/22/06] ACCESS: A fire lane is required. This fire lane shall be visible by painting and signage, and maintained unobstructed. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: (1) Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only. for temporary fire lanes or at construction sites. (2) Have appropriate maintenance agreements that are legally binding Page 3 • Appendix E-4, the complete construction documentation. Checklist, in LCUASS as this development request will be subject to the requirements. Number: 14 Created: 6/21/2006 [6/21/06] A Development Agreement (DA) and a Development Construction Permit (DCP) will be required for development on this property. Number: 15 Created: 6/21/2006 [6/21/06] Development on this property will be responsible for the under -grounding of any existing overhead utility services that are along or on this property. An overhead utility line was moved to install the signal at the intersection. This project should underground or, at a minimum, provide conduit for future under -grounding. Number: 16 Created: 6/21/2006 [6/21/06] Development on this property will be responsible for a repay for the traffic signal that was recently installed at the intersection of East Harmony Road and Snow Mesa Drive. Number: 17 Created: 6/21/2006 [6/21/06] Development on this property will be responsible for a repay for any necessary improvements to Harmony Road. This includes the dedication of ROW and the design and construction of the improvements, plus the design of improvements for 1,000 feet off -site in both directions (east and west). Please coordinate with Stantec, the consulting engineer for Bayer Properties, as to how much of this design has been done so far. Number: 18 Created: 6/21/2006 [6121/06] East Harmony Road is no longer a Colorado Department of Transportation (CDOT) roadway. The access control plan still applies, but it is now under the City of Fort Collins standards for design. Number: 19 Created: 6/21/2006 [6/21/06] Improvements are needed to Snow Mesa Drive. Development on this property will be responsible for a reconfiguration of the access so that it works better, i.e. has an adequate left turn lane, a pedestrian crossing, and a pedestrian refuge if a median is used. Number: 20 Created: 6/21/2006 [6/21/06] A drive connection from the parking area in this development to the undeveloped property to the west is needed. Number: 26 Created: 6/21/2006 [6/21/06] Transportation Development Review Fees (TDRF) will apply to this project and will be due at the time it is submitted for review. A TDRF application is available online at hftp://www.fcgov.com/engineering/dev-review.php Number: 34 Created: 6/27/2006 [6/27/06] The newly installed signal at Snow Mesa and Harmony was paid for by the Developer to the south. It is the applicant's responsibility to determine whether or not a repay has been filed for the cost of the signal. The existing signal is intended to serve the existing conditions, but it may not be suitable to accommodate accel/deccel lanes, landscaping and sidewalk necessary on your frontage. This will be a determination made when the project is submitted and we are able to review the design of Harmony. Page 2 STAFF PROJECT REVIEW Citv of Fort Collins GINO CAMPANA BELLISIMO INC 3702 MANHATTAN AVE #201 FORT COLLINS, CO 80526 Date: 06/28/2006 Staff has reviewed your submittal for HARMONY ROAD AND SNOW MESA DRIVE PRELIMINARY DESIGN REVIEW, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Dan DeLaughter Topic:, General Number: 6 Created: 6/21/2006 [6/21/06] The standard utility plan submittal requirements will apply to this development. Number: 7 Created: 6/21/2006 [6/21/061 A subdivision plat must be included as part of the PDP submittal documentation because this property has not previously been platted. Number: 8 Created: 6/21/2006 [6/21/06] Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land uses in the development plan. Please contact Matt Baker in Engineering at 224-6108 for detailed information on the fees. The fees will be collected at the time of issuance of building permits. Please note that, as with all fees, the Street Oversizing Fee may be adjusted on an annual basis. Number: 9 Created: 6/21/2006 [6/21/06] The Larimer County Road Impact Fees will apply to development no this property. This fee is collected by the City of Fort Collins at the time of building permit issuance. Number: 10 Created: 6/21/2006 [6/21/06] A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Department at 224-6062, and Kurt Ravenschlag of the Transportation Planning Department, at 416-2040, to determine what information will be needed in the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. Number: 11 Created: 6/21/2006 [6/21/06] This property will have to dedicate additional street right-of-way (ROW) for East Harmony Rd. Also, the necessary easements (utility, drainage, emergency access, etc.) behind the ROW must be dedicated with the subdivision plat. Number: 12 Created: 6/21/2006 [6/21/06] This development will be responsible for the repair and replacement of any damaged curb, gutter, and sidewalk along its street frontages, if any exist. Number: 13 Created: 6/21/2006 [6/21/06] Any public improvements must be built according to the requirements set forth in the Larimer County Urban Area Street Standards (LCUASS). Please familiarize yourself with Page 1