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HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE PUD - FINAL - 33-94B - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (3)46. Please modify the Land Use Data Table so that there are two situations described. First, describe the data associated with the area devoted to the Final. Second, describe the total area, Preliminary and Final combined. Be sure to separate out all categories, including parking. 47. For buildings A, B, C, and D, please provide building envelope dimensions and distance to nearest property lines. 48. Please indicate a typical parking stall dimension. 49. The vicinity map is not very legible. Please redo and be sure street names, name of school, and name of subdivisions are legible. Also provide a north arrow and approximate scale. 50. Please add water conservation data to the landscape plan. This concludes Staff comments at this time. As mentioned, if permission from CDOT for the Harmony access is not received by August 7, 1996, the P.U.D. will be forwarded to the September 23, 1996 Planning and Zoning Board meeting. If permission is obtained, please consider August 7, 1996 to be the deadline for revised plans based on these comments. Five sets of revised plans should be provided. If CDOT permission is not forthcoming by August 7, 1996, it is suggested that we continue to work on all other issues on a timely basis. As always, please call if there are questions or concerns regarding these comments. Sincerely: Ted Shepard Senior Planner xc: Kerrie Ashbeck, City Engineer Enclosures shall not allow national corporate identification architectural features become the dominant form. Pad development bears the burden of demonstrating compatibility with the shopping center. 39. Noise was an important issue for the residents on Iva Court. The rooftop parapet screen wall on the north elevation must be carefully designed so that its acoustic properties prevent sound from spilling over to the north. Such properties could include wall thickness, wall height, a rough or fluted surface on the inside for sound attenuation, or a foam core wall for sound aborpstion. The developer must demonstrate that special consideration has been given to this issue. 40. Please clarify on the south elevation of Safeway that the two garage doors that block the loading dock will not be white but a muted, soft tone that has low reflectivity and complements -the colors found in the center. 41. The architectural sheet should be labled Sheet 4 of 5. Part Five - Notes and Other Details 42. The Cover Sheet should make it clear that plans include a Final P.U.D. for Buildings A, B,C, and D as indicated by a heavy line designating the phases. The balance of the shopping center is considered to remain in a Preliminary P.U.D. status. The purpose of showing the balance of the center is to ensure that the entire center will be designed and function as a cohesive unified development, and act as a guideline for future development 43. The definition of a Neighborhood Shopping Center as stated in the Harmony Corridor Plan, Standards and Guidelines, should be included on the Cover Sheet. 44. Please add a note stating: Bike racks shall be provided for each building and placed near the entry. Racks shall be permanently anchored to concrete and allotted sufficient space so they shall not interfere with pedestrian access or landscaped areas. 45. Please indicate on the Site Plan that total square footage of Retail C and D equals 24,760 square feet. (If this building exceeded 25,000 square feet, it would be required to comply with Design Standards for Large Retail Establishments.) Part Three - Landscape Plan 32. As mentioned, Staff is primarily concerned about the dilution of the buffering and screening function of the 80 foot setback area due to the stormwater detention ponds and the water transmission main. Recognizing these conflicts, the Landscape Plan must demonstrate how the design intent of the Harmony Corridor Plan will still be achieved. If the design intent cannot be met, the new design must be equal to or better. Water and sewer lines and other utilities with potential conflicts must be shown on the Landscape Plan. 33. The two large pine trees at the southwest corner of the site should be specified as to remain and protected from construction. Please add the standard tree protection notes to the Landscape Plan available from the Forestry Department or Planning Department. 34. Pad sites E and H have potential drive-thru facilities (although not for drive-thru restaurants) that need more screening along Wheaton and McMurry. Please add landscape materials to these areas. 35. A note should be added that for Pad Sites, shrub beds will be expected to soften all screen walls for trash enclosures, electrical transformers, and other outdoor utility appurtenant structures such as gas meters and telephone pedestals. 36. Please provide a Phasing Plan that relates to Note Number 5. It is expected that the 80 foot setback zone along the entire Harmony frontage will be included in Phase One. 37. The north elevation of Building D would benefit from shrub beds that help break up the building facade that faces the neighborhood. 38. It is suggested that the two driveway entrances off Wheaton and McMurry be considered for a landscaped median with street trees. Part Four - Architectural Elevations: 38. A detailed note needs to be added to the Site Plan Cover Sheet regarding the future architectural intent of the pad sites. This note should be titled "Architectural Intent of Pad Site Development" and state that design of the pad site structures shall be complementary to the design, form, materials, colors, and height as found in anchor tenants (Buildings A, B, C, D). The note should clarify that while individual expression may be allowed, such features shall not dominate the pad structure. Such features include, but are not limited to, covered entries, sloping rooflines, arcades, porches, decorative fencing, windows, chimneys, or other such architectural elements that are reviewed and found acceptable by the Planning and Zoning Board. Pad site development setback zone along Harmony Road. 26. Of the four pad sites along Harmony, only Pad F has the ability to provide a pedestrian space or outdoor dining. As pedestrians traverse the interior parking lot, they need a comfortable °landing zone° that is spacious, attractive, illuminated, landscaped and leads to a building entry. Pedestrians should be rewarded for using the internal sidewalk system and not arrive to a pad site only to find conflicts with the auto. Each pad should feature a "comfort zone" for the arriving pedestrian. 27. The developer is strongly encouraged to provide more opportunities for outdoor dining on Pads E, G, and H. (I am always amazed that in the most unpredictable of all spaces (detention ponds, berms, planter strips), people have put out picnic tables for casual dining, work breaks, or waiting for a companion to conclude business.) Pedestrian plazas should be anticipated and designed with attractive features and not evolve haphazardly. Such places can be indicated on the plan as a "plaza" and a note should be provided calling out what elements are to be included in these spaces. (Please refer to City Comforts for ideas.) This will help guide the Final P.U.D.'s for the pad sites. 28. Be sure that all electrical transformers are within ten feet of hard surface for change -out by a boom on a line truck. Transformers must be placed within an enclosure meeting the clearance specifications of Light and Power. Such enclosures shall use similar materials as found on the buildings but gates may be metal or wood. Please provide a detail or a note on the plan stating this treatment. 29. Light fixtures need to be specified. Please provide manufacturer's specification sheet for both pole and the building mounted lights. Also, please include details regarding wattage and luminarie design. The lighting of this shopping center will be complex due to the need for illumination in some areas and reduced levels in other areas. Lighting on the north elevations will be carefully reviewed. The P.U.D. must control lighting which may require submittal of a lighting plan. The lighting plan will be reviewed by Light and Power so that the site is not over - illuminated. 30. From an operational standpoint, it is not clear where all the step vans and soft drink trucks unload. Does this happen in the service area on the east side of Safeway? Would this service drive benefit from a gate that can be kept closed after normal delivery hours? Please clarify on the plans. 31. Please indicate the materials and height of the screenwall on the east side of Safeway and behind Building B. needs to a direct, convenient pedestrian system that is not convoluted by indirect routes and 90 degree angles. Parking stalls and drive aisles should not disrupt a simple, continuous pattern of buildings, streets, and sidewalks. This may mean losing a parking space or two. Staff realizes that the Pad sites are illustrative only but we want to set the tone for the end -users. (See Attached Sketch.) 20. Staff is concerned about the sizable amount of the 80 foot setback zone taken up by stormwater detention and the water transmission line. As you are aware, this area bears the burden of screening the shopping center and providing an urban design enhancement for the Harmony Corridor. If berming and landscaping are severely restricted due to these utility conflicts, then opportunities for buffering and screening must be shifted north. This may result in the loss of the parking bay just north of the 80 foot setback zone between Buildings G and H. Please recall the condition of approval at Preliminary which stated: "At the time of submittal for Final P.U.D., additional landscaping shall be provided within the '80 foot buffer along Harmony Road." 21. The area in front of Safeway designated as textured concrete paving is an excellent design element that will help reduce the vehicular/pedestrian conflict in this area. Since this drive aisle directly connects McMuny to Wheaton, there will likely be considerable traffic flow crossing this area. In order to further reduce the conflicts, Staff recommends the use of curb bulges on both ends of the textured concrete paving area to reduce the lane width from 30 feet to 24 feet. This narrows the perspective for the driver and reduces the exposure for the pedestrian. Also, by narrowing, there will be less temptation for drivers to use this area as a °drop -off -and -wait zone.' 22. Pads E and H indicate a drive-thru capability. Please recall the comment that was made back on February 8, 1996 that Neighborhood Shopping Centers in the Harmony Corridor allow only standard and fast food restaurants, not drive-thru's. Drive-thru banks are permitted, drive-thru restaurants are not. If these pads are for banks, there appears to be limited opportunity for multiple stations that banks seem to favor. 23. Where drive-thru lanes conflict with pedestrian sidewalks, please provide raised textured concrete crosswalks to minimize the danger. 24. A detached sidewalk should be added to the east side of the north -south drive aisle that connects Harmony Road to the plaza. 25. On the southeast comer of Building H, a crosswalk should be provided connecting the pad to the sidewalk that leads out to the meandering walk in the pedestrian crossings and ramps are at locations where vehicles will not be blocking the crosswalks. Please show signing and striping at this intersection. 16. Signing and striping plans are required for streets, driveways, and intersections adjacent to the site such as Harmony, Wheaton, McMury and at the intersection and driveway entrances. 17. The Harmony Water Transmission Line is located in the 80 foot setback zone behind the meadering sidewalk. There may be conflicts between trees and this line. Generally speaking, trees should be kept 10 feet away from this line. Please note that the Harmony Corridor Design Standards and Guidelines state: "As part of the preliminary development review process, the applicant shall submit a drawing to the City for its approval which graphically illustrates the water transmission main location, tree placement and grading concept. The drawing shall demonstrate that the tree and berm placement does not unnecessarily interfere with the City's water transmission main and the operation and maintenance thereof." 18. Comments from the City's Stormwater Utility will be made under separate cover. In general, if storm flows are released undetained, then improvements to the downstream conveyance system will be required. Part Two - Site Plan 18. Staff is concerned about the configuration of the building and parking lot of Pad I. The placement of a the parking lot between the drive aisle and the front of the building is an image that we are striving to minimize. This image is auto - dominant and promotes the strip -commercial aspect of the shopping center. This building should be shifted such that the front and long axis face east. The parking lot is then located. between the building and the Safeway enclosed loading area. The short axis faces the drive aisle and can be upgraded with a second entry. The pedestrian access connecting to Iva Court remains in a landscaped area. This side -mount placement of Building I will be framed on the south by the side of Building H. A strong pedestrian connection is formed with Building H in that pedestrians do not have to cross a hostile parking lot. In this configuration, both buildings combine with landscaping to create an attractive streetscape that more like a real town rather than a typical shopping center. (See Attached Sketch.) 19. Pads E, F, and G can provide better pedestrian connections by eliminating the inconvenient curves and the six 90 degree turns in favor of a sidewalk system that reflects the way people navigate. As presently shown, the four foot sidewalk system merely lines the parking and driveways as an after -thought. There at the developer's expense. 6. The City of Fort Collins Light and Power Department cautions that the transformers on the north side of Lots 1, A, B, C, and D, must be accessible by a line truck for emergency change out. 7. Please add a note under "General Notes" that Safeway agrees to construct speed humps on Ticonderoga according the location and design as specified by the City of Fort Collins Transportation Department. Also, please be aware. that the obligation to construct these traffic control devices will be a section in the Development Agreement. 8. The Poudre Fire Authority cautions that the proposed buildings exceed 5,000 square feet for type V construction and must be fire -contained, construction type upgraded, or fire sprinklered. This applies to all buildings except H and E which are less than 5,000 square feet. 9. If the right-in/right-out is allowed, the right turn acceleration and deceleration lanes will need to be continuous between Wheaton and McMurry since this distance is so short. 10. Until the status of the right-in/right-out access is finalized, it may be difficult to establish the point at which the 80 foot setback is measured. The 80 foot setback must be measured from the future edge of pavement. The requirement for turn lanes, onstreet bike lanes ( 8 feet wide), and break down lanes may render this future edge of pavement a moving target. Consequently, the 80 foot setback zone should be measured to allow for the maximum contingency for pavement needs in order to be conservative and prevent problems with setback violations for the future pad site development. 11. The centerline of Monte Carlo and the centerline of the entrance to Kruse Elementary must align. Please re -design. 12. Show the driveways for Rockbridge Condos. Centerlines of driveways on opposite sides of the street must align. 13. The narrowing of Monte Carlo Drive will require resolution of utility conflicts and submittal of numerous details. There are many utility, drainage, and other physical complications associated with narrowing of Monte Carlo. Please refer to the Project Comment Sheet from Engineering for further clarification. 14. Additional easement and right-of-way dedication may be necessary to accommodate the ultimate design for Monte Carlo both on -site and off -site. 15. Be sure the intersection of Monte Carlo and McMurry is designed so that July 19, 1996 Mr. Dennis Wyatt Wyatt & Associates 1865 South Pearl Street Denver, CO 80210 Dear Dennis: Staff has reviewed the request for Harmony Safeway Marketplace Final P.U.D. and offers the following comments: Part One - Utility and Engineering Comments As you are aware, the Colorado Department of Transportation has not granted approval for the proposed right-in/right-out on Harmony Road. Although these plans have been allowed to be submitted for review, unless permisssion from CDOT is obtained for the access by August 7, 1996, the P.U.D. will not be forwarded to the Planning and Zoning Board for consideration on August 26, 1996. This comment has been made to Kathleen Krager, transportation consultant, in a separate letter. Due to the importance of obtaining this access, the comment is repeated here for emphasis. 2. U.S. West requests that the utility easements along the north and east be widened in order to have proper horizontal clearance for the lanterns (north) and all applicable underground utilities. 3. The sidewalks indicated on the landscape plan do not match those on other sheets. Please clarify. 4. U.S. West is also concerned about placing utilities under berms. It is requested that grades be nearly level in the easement areas. 5. It appears that the sidewalk along McMurry Avenue conflicts with existing telephone pedestals. U.S. West would relocate its facilities at the developer's expense. Due to the high cost of such relocation, U.S. West recommends that the sidewalk be designed to curve around these pedestals. Please be aware that any relocation of existing telephone facilities. required by these plans will be