HomeMy WebLinkAboutTHE MARKET PLACE PUD - FINAL - 21-89A - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)0 •
May 19, 1989
Mr. Gene Yergensen
Yergensen, Obering &
115 South Weber
Colorado Springs, CO.
Dear Mr. Yergensen:
Whittaker
E:ii1:ii1c,
Staff has reviewed the request for the Market Place P.U.D., Final, located at the
corner of College Avenue and Troutman Parkway. The following comments are
offered. Please keep in mind these comments may be varied, altered, or expanded
depending upon the action of the Fort Collins Planning and Zoning Board in their
review of the Preliminary P.U.D. on the evening of May 22, 1989.
i, Adding the Johnson "outparcel" into the design of the P.U.D. is a positive
step in the planning of the site. It appears, however, that the outparcel has been
tacked on as an afterthought and will function as a stand-alone piece rather than
be fully integrated into the center. From Staff's perspective, the entire site would
benefit if the outparcel were consolidated into the center. By taking advantage of
the additional property, Anchor Tenant G could be shifted to the south allowing a
wider setback along the north property line. This shift would allow the
right-in/right-out access road to be continued to J.F.K. Parkway creating greater
access opportunities for this project and any future project on the north. The
corner of J.F.K. Parkway and Troutman could still accommodate a development
pad that could share parking and access with the balance of the center.
2. It
has long been a policy that
shopping centers should be served
by one
vehicle
trip and that customers should
not have to get into their cars to
travel to
another
shop within the center. As it
stands now, the former outparcel
is w.-lled
off from the center. This configuration
is not cohesive and does not proms,
: a
unified
site. Reducing the amount of
vehicle miles traveled promotes air
quality.
3. The outparcel would benefit by placing the buildings closer to the
intersection and locating the parking towards the interior of the site. This would
lend the appearance that these uses are development "pads" of the center and are
unified with the entire project. Also, landscaped buildings, with formal street
trees planted on regular intervals, create a more attractive streetscape than a
parking lot. =-,) J ?zR IE3 W D�L0 BE W JT 0 OCY Hf76147' A/E'Y-r 7e 2nITEkJfcT�anl
p/ By connecting t
access, the outparcel
would lessen the need
obligation on its own.
le outparcel to the center with vehicular and pedestrian
would benefit from shared parking with the center. This
that the outparcel would have to supply its entire parking
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5. To sum up the comments on the inclusion of the Johnson parcel, Staff feels
the entire P.U.D. would benefit by taking advantage of the additional property to
improve setbacks, circulation, access, and site unity.
6. The length of the deceleration lane on College Avenue does not meet the
standard length of 315 feet plus 140 feet taper at a design speed of 40 m.p.h. as
specified by the State Highway Access Code. Please submit a variance request
from this standard to Mike Herzig, City of Fort Collins, Development Engineer.
7. The
sidewalk on College Avenue should be detached a minimum of 9 feet
from the
flowline. This detached area should be
landscaped.
Beyond the
sidewalk,
the parking lot should be setback a minimum of 20 feet.
The parking
lot setback on the northerly part of the site is only 5
feet. This is
unacceptable.
Additional right-of-way may have to be dedicated to
accommodate
the detached
sidewalk.
The sidewalk may be located adjacent to the
property line.
✓ 8. Easements are required for off -site drainage improvements.
9. Please be aware that additional comments relating to the utility plans will be
made on the plans and forwarded to the engineering consultant.
10. Water and sewer mains are stubbed into the property from Troutman Parkway
and J.F.K. Parkway. These stubs must be used to provide interior mains to serve
the area, or they must be abandoned.
ll. There is a repay due to the City for the Warren Lake Trunk Sewer. 12. The
existing Fort Collins -Loveland Water District water main along College Avenue has
several water taps. These may be used for irrigation services. If not used, they
must be abandoned.
13. A sewer main has been proposed in a landscaped area north of Troutman
Parkway. Care should be taken that trees are not placed over this main. The
Water and Sewer Department prefers that trees be separated from the sewer main
a sufficient distance.
14. According to the Fire Marshal of the Poudre Fire Authority, buildings E, F,
and G must be equipped with an approved commercial fire sprinkler system.
15. The site is currently served by Transfort Route #6. Bus stops in the area
must be retained.
16. The Public Service Company cautions that trees should not be planted over
any natural gas lines. The preferred separation distance is 6 feet.
17. The City will not assume any maintenance of landscaping planted in the
right-of-way.
Landscape Plan:
" Z1pg All deciduous shrubs should be specified for 5 gallon containers.
19. Please add the following note to the landscape plan:
Vi'A free permit must be obtained from the City Forester before any trees or shrubs
as noted on this plan are planted, pruned, or removed on the public right-of-way."
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20. According to the City Forester, the Schwedler Maple is a weak species. A
stronger species is the Marshall Green Ash. Please substitute the 20 Schwedler
Maples for Marshall Green Ash.
---- pa -
Fort Collins desires to create a formal street tree concept along arterial
streets. It is preferred that trees be planted formally at regular intervals. For
this reason, 4 additional Marshall Green Ash should be planted at the following
locations:
Add one on Troutman between the first curb cut and College Avenue
Add two on Troutman between the two curb cuts
Add one on College just south of the Shademaster Honeylocust
�22, According to the City Forester, the Paul's Scarlet Hawthorn is not well suited
to local conditions. A more desirable species would be the Radiant Crab. Please
substitute Radiant Crab for the Paul's Scarlet Hawthorn.
,�Z� The site plan does not match the
along College Avenue. The landscape
setback. Please resolve this discrepancy.
landscape plan on the northerly frontage
plan shows only a 5 foot parking lot
�2 The landscape plan shows a ponderosa pine where the site plan indicates a
project sign. Since this is a parking lot, Staff feels the landscaping provides a
valuable shading function as well as creates a visual interest in a large asphalt
area. Consequently, please delete the project sign from this location and adjust
the site plan accordingly.
25 The two handicap parking spaces are at the end of a parking lot drive aisle.
his area should feature a landscaped island as are all the other drive aisles.
---� 6 The landscape plan incorrectly shows the location of the loading dock screen
walls. In addition, Wight a*�d�Y foot higj� block walls des erate y need some
landscape treatment. Please correct the wall locations and add appropriate
landscape materials to soften the screen walls.
27 There are three parking lot bays consisting of 20 cars without the relief of
landscaped islands. These bays should be broken up with landscaped islands to
provide shade, visual interest, and relief from the large asphalt expanse.
Parking Lot Design:
0� The landscape plan
is silent on the use of
berms. A large parking
lot on
College Avenue would
benefit from the slight
undulations of berming.
While
Staff does not envision
a bermed screen wall,
berming should be used
to add
interest and variety to the
site. In particular, berms
should be used along
College
and Troutman to add a
measure of quality to the
streetscape. Berms are also
very
effective along the foundations
of pad buildings.
Sloping the landscaping
up the
foundation walls of the
pad buildings makes a very dramatic use of the
setback
area.
9 Staff suggests that the landscaped parking lot islands be slightly bermed.
This tends to raise the visibility of the parking lot trees and lower the perception
of the parked car. When used effectively, the result is to draw the passing
motorist's attention directly to the store and not to the large parking lot.
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The parking lot suffers from a lack of pedestrian amenities. As planned,
there is no coherent connection from the retail anchor to the pads. The entire
center would benefit if pedestrian travel between the retailers and pads were
made safe and attractive. As a result, Staff suggests that two sidewalks,
constructed of patterned concrete, bisect two parking bays and run in an east -west
direction to link pads to the retailers. The two logical bays would the second and
fourth bays from the north. Such sidewalks should be flanked by landscaping and
other features to buffer the pedestrian from the auto. The sidewalks should also
be illuminated to promote comfort and safety. These sidewalks should cross the
north -south access drive and continue west to the end of the parking row.
ixf. The suggested sidewalk feature will provide an opportunity to add shade
trees. With a western exposure, the parking lot has the potential of becoming
intolerably hot during the summer months.
There does not appear to be landscaped symmetry on both sides of the
rking lot entry on Troutman. Common elements should be used to dramatize
the curb cut and promote a sense of entry.
�34. Throughout the center, seating benches, trash containers, light fixtures, etc.
should all combine to promote a common design theme.
34. The use of the blue accent striping carried over from the Fountainhead
project is applauded. Such accent striping could be used in the parking lot in the
form of the elements mentioned above, and also in the use of banners, awnings, or
painted tubular steel. Such elements could be used to separate pedestrian space
from vehicles.
The parking lot is required to provide motorcycle and bicycle parking.
Signage:
It has already been mentioned that a parking lot island is an inappropriate
location for a project identification sign. Such a sign should be located along
College Avenue. The I.D. sign should be monument sign with the pedestal
material of brick. The appropriate size would be 8 x 10.
37. The building sign for Phar Mor appears to be a dull type face. Please
investigate various type faces for a more interesting look. Varying the height of
characters is encouraged.
M As specified in the condition of approval for the Preliminary P.U.D., the
Final shall specify a signage program for the entire site. Please keep in mind
that graphics, colors, shapes, and sizes all must be coordinated to promote a
unified design theme. Symbols, logos, abbreviations, and other graphic devices are
preferred over simple lettering. Reader boards will not be allowed.
$9. The purpose of the unified signage design is not to limit design freedom but
to promote common design elements. Graphics should be to tell the motorist
where they can find what in a form that is expressive of the individual
businesses.
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Notes:
There are a variety of standard notes that should be placed on the cover
sheet of the P.U.D. document. Examples of these notes will be photo copied off
other P.U.D.'s for your review. Please review these notes for applicability to your
project. Staff will assist you in any language adjustments to make the notes fit
the Market Place P.U.D. These notes will be mailed under separate cover.
This concludes Staff comments at this time. Again, please be aware the Planning
and Zoning Board may provide direction contrary to these comments. In order to
stay on schedule for the June 26, 1989 Planning and Zoning Board hearing, please
note the following deadlines:
Plan revisions are due June 7, 1989.
PMT's, colored renderings, and 10 final prints are due June 19, 1989
Final mylars, and site covenants are due June 22, 1989.
I suggest we set up a meeting to discuss these comments at your earliest
convenience.
Sincerely,
Ted Shepard
City Planner
xc: Joe Frank, Assistant Planning Director
Mike Herzig, Development Engineer