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HomeMy WebLinkAboutHARMONY MARKET PUD - Filed GC-GENERAL CORRESPONDENCE - 2004-08-10{ 'ou obi. � M limull n-e EMPIRE LABORATORIES, INC. J/ It w i-.'_ sake an out; our-*-ng )' ?ub7 is concern to stor or m04i `y the enor- mous ' wel�-Tent I —' nu 7rocosea in cur neighborhoods. �rroval Par t'^.is development must first be obtained from the Panning and zoning _-earl. unto to `,hem and express your concerns. Laur` iex darns Frank Croznik Sanford Kern m K;ataske Jan Shepherd L oyd '4alker - Chairperson Send these F '_ Z 3oard letters to: P.C. Box 1,80 Ft. Collins 80522 Send codes of your letters to 'Mayor Sob Winokur and Planning Director Tom Peterson-- sage address as for the P & Z Board. :f the Flanning & Zoning Board grants approval on April 2h, the next step in the process is approval by the City Council. Let them hear from you also. :Mayor Sob Winokur Corry Horak Loren Maxey Send these City Council letters to: Ann Azari Lave Edwards P.O. Box 580 Susan Kirkpatrick Fort Collins 90r22 i7huck Mabry Send a copy of your letter to Director of Planning Tom Peterson. Suggested concerns to emphasize in your letters are listed below: 1. incompatibility. Huge warehouse type buildings are not compatible with residential neighborhoods. 2. There is a big push to ram this proposal through while circumventing the normal public process. A development of this magnitude should undergo intense scrutiny and careful planning. 3. Traffic impact on So. College Ave., Harmony Road, Lemay Ave., Boardwalk, and all connecting streets, will be enormous. Over 21,000 vehicle visits are expected in this development each dam. �. Air and noise pollution are significant concerns that are totally ignored. K. The City has no standards or policy on water quality. People in the Oak - ridge community should be particularly concerned with drainage impacts. 6. When the master plan for this site was negotiated .'ust two years ago the following business services were approved: "retail shops, offices, indoor theaters, restaurants, health club, hotels, medical clinics, and similar uses". The current development proposal is a ma,ior change from those des- ignations and should require rezoning of the property. The area ajacent to 'airway Estates was zoned for single family houses. It is very unlikely single family homes would ever be built between Face and Fairway Estates. It is also quite possible that Palmer Drive will be extended into this huge commercial complex. Write and make personal contacts. YOU CAN MAKE THE DIFFERENCE. Dear Neighbor, During the past month, associations for residential coamnities in the Hammy Road area have been actively participating in the review of the proposed Pace shopping center (now called Harmony Market). In order to inform you of your association's activities, the following information is being provided to you. A copy of the letter forwarded to the City, architect, and developer sunarizing the concerns of residents immediately impacted by the development. 2. A newsletter outlining the facts and scope of Harmony Market. when possible, you should study the information and provide board members with your input on this development. when it is convenient, it is recommended that you visit the two Pace stores at Mississippi and 1-225 and Wadsworth and 1-70 in order to fully understand the magnitude of the proposed project. when appropriate, please send your written convents to the Planning and Zoning Board: Laurie O'Dell Planning and Zoning Board Fort Collins Planning Dept P.O. Box 580 Fort Collins, CO 80522 This information is being distributed under the auspices of the following residential communities: Fairway Estates The Landings (7 clusters) 13, 1989 Tom Peterson Director of Planning City of Fort Collins Fort Collins. CO 80522 Dear Mr_ Peterson, The development projects contained in the Harmony Market 1st Filing Final P.U.D. and Harmony Market Preliminary P.U.D. have Them reviewed by the homeowners associations and residents surrounding the proposed development area. Representatives of seven clusters comprised of The Landings, South Ridge/Fairway 5, The Mallards, Fossil Creek, Fairway Estates, and Golden Meadows met to exchange ideas and concerns regarding the impact of the proposed regional and ccamnity service center. These associations represent over 1,000 residential households. Due to the proximity of these residential areas to the second largest retail development in Ft. Collins, a common and unanimous statement has been formulated outlining our concerns. Harmony Market 1st Filing Final P.U.D (Pace membership warehouse) Seven major concerns pertaining to the initial Pace Membership warehouse focus on traffic and compatibility. Traffic Concern Oak Ridge should be extended from Boardwalk to intersect with Lemay_ Ratioale Initially, the Pace store will generate 8200 trips per week. In the current plan, the only entrance to Pace will be off the Boardwalk extension. The concentration and impact on Boardwalk and Harmony can be distributed by providing an alternate access point from Lemay and Oak Ridge. Since the Oak Ridge extension is planned for the overall development, its completion of the extension in the first phase will not be an added expense for the project. In addition, Oak Ridge access would provide alternate access for emergency vehicles. Compatibility Concerns 2. The exterior of the Pace store should be brick. Rationale First, The two Pace stores in Denver are brick. second, Harmony Road is the gateway into Ft. Collins. The architecture along the road from east to west strongly supports an upscale exterior presentation. The HP plant, Charter Hospital, Grainger, Oak Ridge Business Park, Courtney Park, and the Fire Station are all examples of brick, rock, or masonry exteriors. Third, a brick Pace store is more compatible with the surrounding area than painted, tilt up concrete. The architecture adjacent to and surrounding the development includes two churches (brick, rock and wood), 7-Eleven (brick), Oak Ridge Business Park (brick and glass), Courtney Park (brick and wood), and The Landings (brick and wood). Last, a brick Pace store is an important precedence for the architecture of future buildings in the project_ 3. The buffer along Harmony Road in front of Pace should contain trees, berms and grass, and it should he increased in size proportional to the magnitude of the project. Rationale The Pace project will not extend to Harmony. As a result, the area north of the parking lot to Harmony Lacks planned landscaping. the landscaped buffer included in the overall development project will provide aesthetics when traveling pest the Pace store. 4. The lendscspiro on the south side of the Pace store should include high bergs and/or fencing to reduce the Store of sami-trucks. Rationale Parcels 1-11 and 1-11 in the Oak/Cottonwood Master Plan are planned patio and single family hares and are adjacent to Pace. Oak Ridge residents are located to the east, and Fairway Estates residents are located to the west.. Natural filtering with high bens; will lower the impact of glare from semi -truck traffic as well as the visual impact of trucks parked in the loading zone. The lighting pattern for the parking lot should be lowered in profile and increased in density, if necessary. Rationale Pace and Harmony Market will be the second largest retail development in Ft. Collins, and 2100 park spaces will generate a tremendous amount of light. Unlike Foothills, Pace is surrounding by residential areas. Lighting in the parking lot will directly impact all residents, especially The Landings whose residents will have the light in their windows. 6. A fence should be placed on the north and east border of the loading zone. Rationale Pace will generate 15 semi -truck deliveries per day. Arriving, departing, and parked trucks will be visible from Harmony. Along College, similar deliveries at Ft. Collins' waL-Mart and Target are not visible. Trees around the perimeter of the Pace building should be at least 3m in diameter. The landscaping should also include more trees and shrubs with a balanced presentation for winter and summer.. Rationale The Pace building will be 40' high. Upgrading adjacent trees will improve the aesthetics of a high profile building. Since Pace is in the middle of a field, landscaping should be increased to enhance the aesthetics of the development and blend in with residential neighborhoods. In addition, a balance of evergreens is needed to maintain a favorable winter appearance. Harmony Market Preliminary P.U.D. There are three major concerns pertaining to the Harmony Market Preliminary P.U.D. These concerns include buffer, upscale restrictions, and restricted pad use. The buffer around Harmony Market should be increased. Rationale Harmony Market is is regional service center. Yet, the ptamed buffer is applied to developments of a smaller scale. The buffer should be proportional to a development of regional magnitude. 2. The undeveloped portion of the parcel should contain restrictions prohibiting larger scale commercial development. Rationale Harmony Market is a significant increase in size and intensity for the parcel, as defined by its zoning and land use definition in the Oak/Cottonwood Master Plan. Further development of the parcel should not permit additional urpscaling of Harmony Market's magnitude- 3. The retail. pads should be restricted to professional offices, retail shops, restaurants excluding fast foods, and support retail - Rationale Harmony Road should not become the next College Avenue. If a regional service center, such as Harmony Market, is going to be located in the middle of a residential community, then it should be compatibLe with its surroundings and aesthetically pleasant. Homeowners will be living with Hanmry Market every day of the year. The ten points outlined in this letter are legitimate concerns and their solutions are net unreasonable or detrimental to project. Moreover, they are based upon the design and buffering objectives set forth in the City's Land Development Guidance System. Unfortunately, homeowner interest in the project has taken on the appearance of opposition to business and growth. This is not the case. Nonetheless, Harmony Market will significantly impact adjacent residential areas and the enclosed reammendatios will serve to minimize its impact as a regional and community service center - The letter is being submitted by Charles Y- Rutter Linder the auspices of the following residential communities: Fairway Estates Fossil Creek Golden Meadows The Landings (7 clusters) The Mallards South Ridge/Fairway 5 Pace Membership Warehouse and Harmony Market P.U.D. InfoAation Newsletter The Harmony Market P.U.D. is a major regional and community serive center located between Boardwalk, Harpy, Oak Ridge, and Lemay. The development project includes 425,000 square feet of retail space of which 288,500 are warehouse market oriented. An architectural plan is illustrated on the back of this newsletter. A second neighborhood meeting is scheduled for March 22 at 7:00 P-M- in the Evangelical Covenant Church on Laney- On April 24, 1989, the Planning and Zoning Board of the City of Ft- Collins will consider both the preliminary and final reviews of the project. With approval, construction is scheduled to begin May 16, 1989- Prior to this meeting, any eguestions concerning the Harmony Market project may be directed to the City of Ft - Collins Planning Department, city council persons, and the appropriate homeowners association. It is important that residents attend these meetings in order to comprehend the magnitude of the Harmony Market project- With the short time from regaining for your review, the following infonnation outlines the project's scope. Harmony Market P.U-D- Pace Cub - RP zonal, residential and some business - Waster plan approved for business services (retail shops, offices, indoor theatres, restaurants, health club, hotels, medical clinics, and similar uses) in 1987 with alternative uses of medical, office or residential - Regional, and community service center - Warehouse marketing orientation - Consumers from Ft- Collins, remainder of Colorado, Wyoming, and Nebraska - Location convenient for traffic off I-25 and South US 287 - 52 acre site - 16 acre.; of open space - 22 acres of parking, 2036 spaces - 425,000 square feet of retail space - 315,000 square feet in major anchor stores (Pace Membership Warehouse, major region food store, furniture stores, distant clothing, and drug stores) - 110.000 square feet in 9 pad sites around perimeter of parcel - Small retail outlet links between major anchor stores - Architecture of concrete, masonry, and metal and glass roofing in harmonious earth tones - Primary Ft. Collins access is Boardwalk, secondary access is Harmony and Lemay - Lighting, pole mounted with don light patterns to minimize glare - Developer Fiest; example Mineral & Broadway in Denver (Cub and Osco), Colorado Cub Franchiser, 2 year option on remaining parcel; GT Land owns other lard - Projected revenues for the first year, S30 million - Membership target, 40,000 to 50,000 - 11 acre site - 200 feet off Boardwalk - 750 feet off Harmony - 100,000 square feet building - 2 other retail pads, 6000 and 10000 square feet each - Employees, 160 persons, 40% full time and 60% part Lima - Hours 9:00 A.M- (business members), 11:00 A.M. (norbusiness members) to 5:00 P.M., Saturday to 7:30 P.M. - 635 parking spaces - Building structure of tilt up concrete - Building will only meet the minimum Colorado energy code requirements - Maximum building height is 40 feet high - Interior, neatly organized pallets and racks - Parking lightings out 1 hour after closing - Deliveries, 15 semi -trucks per day, generally during the day time - 1st phase construction mid May - 2 retention ponds for runoff, 150 feet by 495 feet and 80 feet by 185 - 525 feet from Harmony - Deliveries, 15 semi -trucks per day, generally at night - Building is 38 feet high plus unknown excavation elevation - Structure, tilt up cono rete - Interior, neatly organized pallets and rocks Furniture Traffic to 8:00 P.M., Sunday feet Would like to get Weberg's Furniture from College Building, 35 feet high plus unknown excavation elevation - Deliveries, 2-3 semitrucks per day, customer pick, and local delivery trucks At full development, 21130 trip ends per day, Pace portion 4979 Traffic signal at Boardwalk and Harmony, Oak Ridge and Lemay; upgraded traffic signal at Lemay and Harmony Trip flow to and from this project will be distributed as follows (4426) (2213) (5282) (3169) <-20% 1)0X 25%'�' I 15%-> Harmony Lamy Boardwalk Harmony Market P.U.D. (1056) Pace 5%-> 5% 1 I Oak Ridge (1056) I I (4426) a ir I nTmn7nYfi�-iRl`I 3�I� uaiuli�� s —lTflRn7ntl I I;y f+�l���l W+ittR rt,,l l l I �6�NHIH1+ICIl�;(}Hf+Ni�f e rinnnlllnru;nnlilnuultt�l a a y � o sW Sr•/y�°p Syg III+++ll l)�F I g3S a ff� I � l STATE OF LOLOKADO DIVISION OF HIGHWAYS P.O. Box 850 Greeley, Colorado 80632-0850 (303) 353-1232 - - - March 15, 1989 Larimer Co., S.H. Ob Oak/Cottonwood Farm and Harmony Market Mr. Ted Sheparc W. of Lemay on S. Side Ft. Collins P1a.nning Dept. Harmony Rd. P.O. Box 580 - Ft. Collins, CO 80522 DOH File 45100 Dear Mr. Shepard: We have reviewed the Oak/Cottonwood Farm Amended Master Plan and the Harmony Market P.U.D. The following are our combined comments on both referrals. This property is located along the portion of S.H. 68 which has been evaluated as Dart of the proposed Harmony Road Access Control Plan (HRACP). The Master Plan and P.U.D. plans show a future signal at the intersection where Boardwalk Dr. is to extend south of S.H. 68 and a "private drive" access about midway between this intersection and Lemay Ave. These access points are consistent with. the proposed access plan. It should be noted that the driveway access is planned to allow right turns in and out only. Authorization of these access points will require the following approvals: 1. Anticipated adoption of the HRACP by the State Highway Department. 2. Submittal of a request to tl,,is office for a change in deeded access `D allow the necessary access openings in the S.H. 68 right of way line. 3. Along with. the above actions, a request for a new public access to a designated "Freeway" would be made by this office. 4. Approval of an Access Permit by the City with concurrence by this office to allow access construction. The Preliminary P.U.D. and Landscape Plans show some details along S.H. 68 which can be addressed at this time. The schematic design of the private drive is acceptable. The landscaping at this driveway and Boardwalk Dr. includes some ornamental trees within the highway right of way. We discourage the placement of these trees in the right of way since they could present a visibility problem for traffic entering the highway. We are concerned that the first filing of this P.U.D. could cause the traffic signal at Boardwalk Dr. and S.H. 68 to be warranted. A traffic analysis should be provided to assess the responsibility for a potential signal and to provide projected turning movements at both access points to the highway. Thank you for the opportunity to review these plans. Please contact me at 350-2168 if youhave any questions. Very truly yours, DOUGLAS RAMES DISTRICT ENGINEER Wallace R. acobson Development Planning/ ccess Coordinator WJ:mbc cc: D. Yost Area Foreman File: Jacobson via Rames/Crier NC; Engineering Consultants 2900 South College Avenue Fort Collins, Colorado 80525 3031226-4955 June 13, 1989 Ms. Susan Hayes City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: ADDENDUM TO THE HARMONY MARKET P.U.D., FILING ONE FINAL, TO- TAL SITE PRELIMINARY, REVISED APRIL 24, 1989 Dear Ms. Hayes: This addendum letter is written in response to your question of what effect, if any, will there be on Pond "B" due to the partial inundation of the pipe that drains Pond "B". The partial inunda- tion to the above pipe, as you know, is a result of the recent lowering of the first filling. In response to your question, I have enlarged the downstream Pond "D", therefore lowering its 100 year pond surface to an elevation lower than the orifice invert that drains Pond "B". As a result to this change, Pond "B" functions as it was designed to. Thank: you for your concern on this matter. Sincerely, RED, Inc. Brian Cole, P.E. cc: 306-004 Other Offices: Vail, Colorado 303/476-6340 • Colorado Springs, Colorado (719) 598-4107 Development Services Engineering Department Citv of Fort Collins June 30, 1989 Division of Highways Attn: Mr. Henry Rangel State of Colorado - Maintenance Section 1 P. 0. Box 850 Greeley, Colorado 80632 Re: Colorado Department of Highways Excavation Permit Dear Mr. Rangel: In the construction of the Harmony Market 1st Filing, the installation of a 16-inch water line is required to serve this project. This submittal is being made to request approval for the pot -holing of existing utilities in the intersection of State Highway 68 (Harmony Road) and Boardwalk Drive in Fort Collins, Colorado. Connell Resources has the need to know the elevation of existing utility lines in this area in anticipation of constructing improvements which include a bore under State Highway 68 for the 16-inch water main. Please find enclosed the necessary information for this application. If you have any questions, please contact me at 221-6605. Sincerely, David Stringer Chief Construction Inspector Enclosures NC Engineering Consultants 2900 South College Avenue Fort Collins, Colorado 80525 303/226-4955 Mike Herzig Office of Development Services Planning Dept. City of Fort Collins 300 Laporte Ave. Fort Collins, CO. 8052.2 October 5, 1989 RE: VARIANCE: REQUEST FROM STREET STANDARD AT HARMONY MARKET Dear Mike: Please find attached a copy of the grading plan for the harmony Market P.U.D. The purpose of this letter is to request a variance from the collector street: standard for the portion of Oakridge Drive directly south of the Pace building. As you can see on this plan the sidewalk in this area is shown as attached the curb and clutter.. 'Phis is, of course, a variation from the City Standard which requires the sidewalk to be detached away from intersections. We are requesting a variance, in the case, to accomodate the required area for the detention pond and landscaping berming that is required adjacent to this portion of sidewalk. The attached section shows how this can better be ac- complished with a attached walk. The landscaped ;lopes between the required detention and berming neccesitate this adjustment. The increased berming and landscaping which are better facilitated in this way appear to provide some mitigation for this variance as well. We would greatly appreciate your prompt consideration of this matter. If there are any questions regarding the intent of this variance please contact me as soon as possible. i Sincerely, t Stan A. Myers P.E. Other Offices: Vail, Colorado 303/476-6340 • Colorado Springs, Colorado (719) 598-4107 r Engineering Consulltants 2900 South College Avenue Fort Collins, Colorado 80525 303/226-4955 November 3, 1909 Ms. Susan Hayes City of: Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Susan: This Letter is written in regard to the verification of as built pond volumes for the Harmony Market P.U.D., First Filing (Pace Membership Warehouse.). The above project has two separate on site detention ponds and one temporary offsite street detention pond. These ponds are identified as ponds A, H and G, respectively, according to the drainage report and construction plans for this project. It has been determined that: these ponds have the required detention volume. I trust this letter will satisfy your requirements for drainage certification of Harmony Market, P.U.D., First Filing. If you have any fur.Lher questions, please feel free to call. Sincerely, RFD Inc. Stan A. Myers, P cc: Dave Stringer - City Inspector Jim Reeves - Pace Membership Warehouse Other Offices: Vail, Colorado 303/476-6340 • Colorado Springs, Colorado (719) 596-4107 ZviIfU �Iwq I.OG�Il I,'—' loo A-9 EMPIRE LABORATORIES, INC. NOV 1 71989 Engineering Consultants 2900 South College Avenue Fort Collins, Colorado 80525 3031226-4955 November 15, 1989 Ms. Susan Hayes City of Dort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Susan: This letter is written in regard to the verification of as built Pond volumes for the harmony Market P.U.D., First Filing (Pace Membership Warehouse). The above project has two separate on site detention ponds and one temporary offsite street detention pond. These ponds are ident _ifiod as ponds A, B and G, respectively, according to the drainage report and construction plans for this project. It has been determined that these ponds have the required detention volume. in add it: ion the required orifices are in place as specified on the construction drawings. I trust this letter will satisfy your requirements for drainage certification of Harmony Market, P.U.D., First Piling. If you have any further questions, please feel free to call. Sincerely, RBD, Inc. Stan A. Myers, P.C. cc: Dave Stringer - City Inspector Jim Reeves - Pace Membership Warehouse '-,lily _•,.. _.' ,.;,,.. Other Offices: Vail, Colorado 303/476-6340 • Colorado Springs, Colorado (719) 598-4107 Develk nent Services (=6�� Citv of Fort Collins Engineering [Department June 12, 1990 Mr. Bob Walsh Omaha - Woodmen Life Insurance Society 633 17th Street, Suite 2200 Denver, CO 80202 RE: Harmony Market 1st Filing Dear Mr. Walsh: The intent of this is to notify you that the public improvements for the Harmony Market 1st Filing Development have been completed and initially accepted by the City. Therefore, the requirements as set forth in the development agreement for this project dated May 31, 1989 have been completed. Additionally, for your information, the street oversizing reimbursements have not been made. It is my understanding that all of the necessary documentation has been submitted to the City. The City has sent the reimbursement agreement back: to Face and is waiting for its return. If you have any questions regarding the street oversizing reimbursement, please contact Mr. Matt Baker at 221-6605. Sincerely, David Stringer Chief Construction Inspector CC" Matt Baker Mike Herzig 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. 'he 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 will 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.""he 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 di�Eference 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 :.s 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 #9Q. 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 e:Levations. 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 Gonzales, 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. Rimley-Horn and Associates, Inc. is preparing a report of the findings which will be used as the basis of design of the sprinkler system. 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. 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 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. 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 Kimley-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 Eric Bracke, this issue was discussed and Eric 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, 221-6361. Acknowledged. Mill 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 Trim 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., 970-221-2323, or by cellular phone, 970-566-1832. To accommodate the 2" asphalt overlay, all of the landscape island curbs will be removed and raised to accommodate the new elevatiLons. 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. Empire L, .)oratories, Inc. GFOTECHNICAL ENGINEERING & MATERIALS TESTING January 1, 1989 Pace Membership Warehouse 3315 Peoria Street Aurora, Colorado 80010 Attention: Mr. Peter Insana, P.E Re: Pace Membership Warehouse Fort Collins, Colorado ELI Project No. 7693-2-88 Gentlemen: CORPORATE OFFICE P.O- Box 503 • (303) 484-0359 301 No. Howes • Fort Collins, Colorado 80522 RECEIvFn JAN 4 19;3g t /i Empire Laboratories, Inc. has reviewed Map 1-855-F of the USGS Miscellaneous Investigations Series "Map Showing Outstanding Natural and Historic Landmarks In The Boulder -Fort Collins -Greeley Area, Front Range Urban Corridor, Colorado' by Brent N. Petrie as well as comments by the City staff regarding the above -mentioned project. The Petrie study states that "Some of the earliest collections of fossil mollusks of the Upper Cretaceous Pierre shale were taken here in the 19th century. Fossils occur chiefly in calcareous concretions in the Larimer Sandstone Member of the Pierre Shale whose outcrop has a south -southwestward trend through the common corner of Sections 1, 2, 11 and 12, which is just south of the U. S. 287 bridge over Fossil Creek." During the site observation performed by an engineering geologist of Empire Laboratories, Inc. as part of the geotechnical investigation for the Pace project, only minor surface outcrops were encountered within the project area. The only area where fossils were encountered on the property was in the bedrock outcrops noted along the crest and the south and east slopes of the knoll in the west -central portion of the site. The fossil encountered is the clam Inoceramus. This fossil is very common and of little value to paleontologists and students. The fossils cannot be removed from the bedrock without destroying them. There are massive bedrock outcrops and large concentrations of fossils in the sandstone member of the Pierre shale south of the project area just north of the Skyview Subdivision. Extensive fossils have been encountered in the sandstone member of the Pierre formation north of Trilby Road in the area of the Good Samaritan Nursing Home. Professor Robert Johnson, a retired engineering geology and paleontology professor from Colorado State University, is of the opinion that the clams and cephalopods found in the Pierre shale are not unique and are not of academic importance. 0O R A 70 q Branch Offices ly I it i PO. Don 16859 P.O. Box 1135 Pp. Box 1744 P.O. Box 5659 Colorsdo spnngS CO 80935 Longmont, C080502 Greeley. CO 80632 Cheyenne. WY 82003 (303) 597 2116 (3031 776-3921 (303) 351-0460 (30]) 632-9224 /;,� MemOerof Consulting Engineers Council 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 Pig, at the Spirit of Joy Lutheran Church. We hope the above assists in your review of the proposed expansion to the current Sams 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 Si 's Fort Collins\submittals\2003-10-28-Shepard-major amend svbmittal.doc DATE. 7March 89 DEPARTMENT: ITEM: 54-87A HARMONY MARKET - Preliminary & Final No Problems Problems or Concerns (see below) Z. Date 3/2c%% Signature �. r r Pace Membership Warehouse Page 2 January 3, 1989 Mr. Jeff Hynes of the Colorado State Geological Survey also indicated that the fossils found in the Pierre shale are very common. The study by Petrie covered an area that was not site specific for the Pace warehouse site. The Pierre shale outcrops in the project area do not contain extensive exposures of fossils. In our opinion, development of the site would not destroy any rare fossils. The City's comments stated that with regard to geologic hazard the site is rated 4A on a scale of 1 to 7. The geology of the project area along with recommendations for mitigating geologic hazards are included in our "Report of a Geotec-hnical Investigation" prepared for the site dated November 28, 1988. In our opinion, if the recommendations set forth in our report are followed, geologic hazards at the site will be minimal. If you have any questions regarding our opinion regarding these concerns or if we can be of further service to you on this project, please do not hesitate to contact us. Very truly yours, EMPIRE LABORATORIES, INC i Z,ireI4Xerrod Senior Engineering Geologist cic cc: Vaught Frye Architects - Mr. Frank Vaught RBD, Inc. - Mr. Lloyd McLaughlin Message Subject: PACE �ebriefing Sender: Mike DAVIS / CFC5�/O1 TO: Miko HE�ZlG / CFC52/01 Part 1 F�OH: Mike DAV,IS i CFC52/O1 TO: Dl3TKIRUTICPA Part 2 Dated� 01/26/G9 at 0931. ContenLs: 2 I can think of no oiher recent project that involved so many issues and conflicting objectives than the PACE develrpment application. �he project required a more thorou�h an� comprehensive review by �he developmor� center team than mostIssues t�at s�retchzd o:r cr�lective and independent professional wisdom ranged 7rom economic drvelopfle1 1:)o�raph7, air q�aiity, wetlands, wildlife, geology, fossil deposits, storm drainage, eros�on and sedimenL c�nirol, :eig�b�rhood and community wi�e traffic and Lransportation matters, etc F�r Lhis reason I would like to invite each r{ you to a roundtable discussion anJ dehriefing on the process we used; issues we i�entifiied; effectiveness of communications awong one another� neig�borhood involvement including noon aon-Se io questions and requests for informatior service to our c:stomers - both applicant and intzresied parties� and, �he the final decision - how we presented t�e applicaLion to a Board, and neighbor�oo0` and responded to questions from t�e involved parties This is �art o; our continuin� effort to improve the 4uality of �he products services we �rovide to our cus�omers The debriefing is schedi kled for Monday, January 30 following c:onceptual revi� lf you have any questions, please call me o1 xt. 7778 or sph Donna Groves rn the same extension Mike End of Itcm 5. MEMORANDUM TO: Tom Peterson Development Services Review Committee I,RONI: Ted Shcpard i RE: Submittal of the Harmony Market P.U.D. (Pace Warehouse) DATE: March 7, 1989 The submittal deadline for the April 24th, Planning and Zoning Board was Nlondav, March 6th. Vaught -Frye Architects and Planners arc acting as the lend consultant for the landowner, G.T. Land; the developer, Fcist-Mcagcr Co., and the primary tenant, Pace Membership Warehouse. The submittal for Harmony Market includes: I. Amcndcd Master Plan to allow a Community and Regional Shopping Ccntcr on parcel 1-B of the Oak -Cottonwood Master Plan. 2. Preliminary P.U.D. for the entire 52.18 acre site.(420,900 sq.ft. g.f.a.) 3. Final P.U.D. for the 16.55 acre Pace site. (116,000 sq.ft. g.f.a.) 4. Final plat for the 16.55 acre Pace site. (Includes 3 development pads) The initial reading by Staff is that there is no problem with hearing the Amended Master Plan and the 52.18 acre Preliminary P.U.D. on the April 24th Planning and Zoning Board agenda. There is, however, a concern that one, seven week review cycle may not be enough time to review the Final P.U.D. on the 16.55 acre Pace site. Specifically, the following documents were not submitted by the March 6th deadline: I. Full set of final utility plans 2. Final Drainage Report 3. Soils Report 4. Architectural elevations do not depict the character of the structure In addition, the following documents were promised to be submitted to the Planning Department by the architect at the neighborhood meeting: Cross-section of building elevation from Harmony Road Details of security lighting, location of light fixtures, and 'but sheets" of the fixtures describing height, type of light diffusion, etc. L.D.G.S. Amendment, June 20, 1986: Criteria For Allowing a Combined Preliminary and Final P.U.D. Submittal I. Size, scale, and complexity of the project 2. Public improvement, traffic impact and utility plan review requirements 3. Expected neighborhood impact and input. Staff, therefore, is suggesting that the submittal be split up so that the I final P.U.D. and subdivision plat for the 16.55 acre Pace be heard separately at the May P & Z. By shifting the Final to May, it is hoped the P - Z dcbatc and citizen input stays focused on the land use and site plan issues and not get bogged down in procedural details. urban design, inc. OAK/COTTONWOOD FARM Statement of Planning Objectives MARCH 10, 1989 Discussions between the Fort Collins City Staff and representatives of the Oak and Cottonwood Farms have led to the mutual conclusion that, although no definite plans for development of the subject properties exist at this time, it is appropriate that a Master Plan be formulated and approved. This Master Plan is intended to be a tool to assist in: - Determining the general street system serving the site and adjacent properties. Areas of concern regarding the street system include: * The extension of Boardwalk south of Harmony Road, connecting with Keenland Drive at Lemay. * The extension of Fossil Creek Parkway connecting with South Ridge Greens Boulevard at Lemay. * Possible extensions of Oak Ridge Drive and Rule Drive. * Improved future access to Werner Elementary School The collector streets indicated on the proposed Master Plan are consistent with the City's Master Street Plan. - Define service area boundaries for City and private district water and sewer utilities. - Determine the general land use pattern anticipated with the future development of the area. - Begin to explore a possible location for a neighborhood park serving the residents of the area. Considerations affecting the proposed neighborhood park location include: * Because of the topography of the site, and the close proximity of Fossil Creek Community Park, a combined school/park site is not practical in this area. * The existing neighborhoods to the west are in unincorporated Latimer County, and each includes large common open space areas. - I - UYP@ o urban design, inc. * The proposed park location is central to the residential areas that will pay for it through the parkland fees collected with building permit applications. [There is no neighborhood park serving the Oak Ridge Village area east of Lemay. This park is anticipated to serve the needs of the residents of Oak Ridge Village, Oak/Cottonwood Farm, and the non-contributing neighborhoods to the west. * The proposed location represents a logical extension of the open space area included in the llealthcare International site to the east. * Irrigation with raw water is possible at the proposed location; either through a shared well with the licl property, or creation of an irrigation pond coordinated with the anticipated drainage improvements at the southeast corner of the site. * The proposed site can be designed to gain adequate access from future local streets. All other possible locations would be adversely impacted by the extension of Boardwalk Drive. The land use pattern indicated on the Oak/Cottonwood Master Plan is consistent with the adopted Land Use Policies Plan of the City of Fort Collins, both with regard to neighborhood planning and locationalcriteria for various land uses. There is no definite phasing or development schedule for the site. It is estimated that development of the subject properties may begin as early as 1989, and continue beyond 1995. The land uses indicated would provide employment for an estimated 2,000 persons. - 2 -