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HomeMy WebLinkAboutFIRESTONE AT THE MARKET PLACE PUD - PRELIMINARY & FINAL - 21-89C - CORRESPONDENCE - RESPONSE TO APPLICANTDevelooent Services Planning Department City of Fort Collins August 22, 1989 Kathryn N. McClain The Alliance Group 3033 E. First Avenue Suite 708 Denver, CO. 80206 Dear Kathryn: We have received the conceptual plan for Firestone at Pad A at the Market Place P.U.D. As stated in your letter of August 14, 1989, the building envelope has expanded from 5250 sq. ft. to 6600 sq. ft. and reduced from two story to one story. Based on this configuration, the following comments are offered: The approved Preliminary P.U.D. for The Market Place allows a building envelope of 5280 sq. ft. Since the request is for 6600 sq. ft., the proposal would have to be processed as an Amended Preliminary and Final P.U.D. In some instances, these two processes can be combined into one submittal package. If there are unresolvable issues, or if utility plans are not complete, then the Preliminary can be heard first, followed by the Final at a late Planning and Zoning Board hearing. 2. Staff is concerned about placing parking stalls along College Avenue. The concept of allowing perimeter pads in shopping centers is to provide for visual relief along major arterials from typical large asphalt areas. It is suggested that the parking stalls on the west elevation of the building be eliminated and replaced with landscape materials. Parking on the west of elevation of Pad A is not indicated on the approved Preliminary P.U.D. 3. In conjunction with the above comment, it is suggested that the building be shifted further to the west. Also, the drive aisle on the west can be reduced since it would not serve a parking area. This 24 foot wide drive aisle could be reduced to a one lane drive. The 10 foot concrete apron could be combined with the drive aisle to reduce the overall width of the paved area. 4. The customer waiting area should be re -oriented towards the internal parking lot area. This way, the shop is oriented to the shopping center as well as College Avenue. The concept of the shopping center is to share parking among a variety of uses and reduce the number individual trips. It is anticipated that customers of Firestone will also be customers of the center in a combined trip. 300 LaPorte A,,,enue - P.O. Box 580 - Fort Collins. CO 80522-0580 - (303) 221-0750 • 5. Staff is concerned that the setback along the east -west drive has been reduced from the 17.5 feet indicated on the Preliminary P.U.D. to 10 feet. In order to justify this reduction, this strip would have to be bermed to a height of 3 to 4 feet and heavily landscaped with variety of deciduous and coniferous trees. A variety of shrubs to compliment the trees would have to placed in well defined shrub beds to soften the impact of a building so close to a drive. 6. In general, it appears the site is squeezed with excessive parking and drive aisles. In addition, the space devoted to inventory seems excessive. While not pretending to know the nature of the business, a gut reaction is that 1,800 sq. ft. of inventory storage is overly generous. 7. It is strongly suggested that the applicant explore re -orienting the service bays from the present east -west to a north -south direction or an angled direction. As presently oriented, the parking and service bays on the west elevation is a very intense exposure along College Avenue. The applicant should be cautioned that the Planning Department and the Planning and Zoning Board are very protective of the College Avenue streetscape. As our busiest major arterial, College Avenue is the most important urban design element in the City. 8. If the site elements do not work, would the applicant consider reducing the number of service bays from 10 to 8? This may minimize the per- ception that the site is squeezed. 9. Staff will expect a landscape plan that conforms to the berming and street tree concept approved for the Preliminary P.U.D. In addition, where there is no conflict with the service bays, foundation shrubs must be planted. Parking lot islands must contain at least one tree and a shrub bed. Ornamental trees must be a minimum of 1 1 /2 to 1 3/4 inches in caliper, standard deciduous trees must be a minimum of 2 inches in caliper, and coniferous trees must be a minimum of 6 to 8 feet in height. All shrubs must be a minimum of 5 gallon. 10. Every attempt to screen rooftop mechanical equipment, outdoor condensing units, gas and electrical meters, and the electrical transformer should be made. If a transformer will be on the site, it should be screened from three sides by landscaping or a screen wall that matches the building's exterior. The open side must be accessible by a boom truck but should be screened with a chainlink gate with a screen mesh material. 11. The dumpster screen wall must match the building's exterior. 12. Only one freestanding monument sign is allowed per the restrictions of the Preliminary approval. This sign can not exceed 36 square feet per face. The pedestal must be of a material to match the building's exterior. The proposed pole sign would not be allowed. 4 13. Building signage is excessive. Six building signs would not be allowed. The applicant is encouraged to review the approved Preliminary P.U.D. which has a detailed signage component that addresses the amount and size of building signage. The P.U.D. sign component was carefully drafted to unify the shopping center with a common design theme and thus reduce the perception of a strip center. There is no attempt by the City to minimize individuality or brand name identification. However, the Staff is very concerned about the number, size, and placement of signs in the entire P.U.D. 14. Reader boards and illuminated awnings would not be allowed in the P.U.D. 15. In conclusion, this pad site was never envisioned to be a 10 bay auto service center. During the P.U.D. deliberations, it was anticipated that this site would be a small restaurant or a retail user. Consequently, the burden of proof on creating a quality site plan that meets the design objectives of the P.U.D. falls upon the applicant. Staff is willing to work with the applicant on some re -orientation ideas that would make this proposal more palatable and ultimately acceptable to the Planning and Zoning Board. If there are any questions or concerns, please feel free to call the Planning Department at 221-6750. Sincerely: Ted Shepard, Project Planner TS/gjt