HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, 1ST FILING - PRELIMINARY & FINAL - 1-88F - CORRESPONDENCE - STAFF'S PROJECT COMMENTS •
_ = CommunityPlanningand Environmental Services
Planning Department
City of Fort Collins
May 20, 1993
Mr. Carr Bieker
The Architects' Studio
117 East Mountain Avenue, Suite 200
Fort Collins, CO 80524
Dear Carr:
The Planning Department has coordinated its interdepartmental
review of Lot One of the Gateway. at Harmony Road (Jiffy Lube) ,
Amended Final P.U.D. The following comments are offered:
1. Staff is concerned about the lack of internal access back into
the center. It was agreed at conceptual review that internal
access to the interior lot along Jiffy Lube's south property
line would not be necessary as long as the interior lot
continued to have an opportunity to gain access to the north-
south internal drive aisle that serves all lots. There
remains a concern, however, that Jiffy Lube patrons do not
have access to the north-south drive aisle. The only
opportunity to recirculate back to the center is via the
carwash. In order to circulate back into the center,
customers will have to use Kensington or College Avenue.
Please keep in mind that the Preliminary P.U.D. for Gateway at
Harmony Road (February, 1989) indicated internal access
between lots and received credit on the Auto Related and
Roadside Commercial Point Chart for Joint Parking.
Staff is willing to look at any number of proposals that
provide access to the north-south internal drive aisle. One
idea would be to add a 12 foot wide, one-way exit lane as an
expanded carwash lane. Another idea would be to widen this
lane to 20 feet and place half its width on the interior lot,
with permission from the owner. Please investigate any
reasonable alternative that meet the needs of Jiffy Lube and
yet provides internal access to the balance of the center.
2. Staff is concerned about architectural compatibility with the
overall P.U.D. As you are aware, Total Petroleum submitted an
administrative change (February, 1993) to significantly vary
from the approved materials and color established for the
P.U.D. A copy of the letter to Wickham-Gustafson, architects
for Total, denying the proposed architectural changes is
available for your review.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
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The guiding design objective for the P.U.D. is found in the
following passage on the Preliminary P.U.D. (February 27,
1989) :
"The Gateway at Harmony Road is to be designed as a
specialty user center. The two major users, Amoco and
McDonalds's, will share common color values but building
forms will be specific to their corporate standards.
Buildings - All exteriors will be gray tones and charcoal
accented with colored aluminum door and window frames.
Glass will be clear or tinted bronze. Roofs will be
pitched and flat. The roof material will be gray tones."
In addition, the developer's consultant is quoted in the
minutes to this February 27, 1989 meeting as stating:
"The architecture was governed by the corporate standards
of McDonald's and Amoco, but the tenants have agreed to
conform to basic grays.. _as well. as brick coloring."
In considering the Jiffy Lube proposal, the areas of greatest
deviation are with the exterior materials, color of the
building, and the roof color. The P.U.D. is quite clear that
the building material should be gray brick, not stucco. Also,
the roof material should be a gray tone, not a terra cotta
which is commonly a reddish-orange color.
Staff is extremely reluctant to allow deviations from these
design parameters. It is strongly suggested that
modifications be made to make the building exterior, color,
and roof comply with the character established for this P.U.D.
Please modify Note Number Six accordingly.
3 . The utility plans show the sidewalk on College in the wrong
location. This walk should be seven feet wide and detached
from the back of curb by 8.5 feet. Also, the plans are not
clear as to whether the right-of-way along College Avenue is
to be dedicated since there appears to be two front property
lines.
4. U.S. West reminds the developer of the obligation to provide
all conduit and street crossings for telephone facilities
within the project, and provide terminal room space, and power
for the main terminal at the main building. The developer's
vendor provides all facilities beyond the main terminal. Be
sure to contact U.S. West for conduit specifications for the
main telephone entrance cable.
5. Public Service Company reminds the applicant that the planting
of trees must be coordinated so that no tree is within four
feet of any underground natural gas line. .
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6. Poudre Fire Authority requests that the fire sprinkler service
line be indicated on the utility plans.
7. The developer's consulting engineer should contact the City's
Stormwater Utility regarding stormwater quality enhancement
features. Recently, there has been a water quality problem in
the Mail Creek drainage affecting the water features of
downstream property owners. As mentioned at conceptual
review, a joint City-developer water quality project was
envisioned at the time of Preliminary P.U.D. Please verify
with the Stormwater Utility regarding the need to implement
water quality features to treat the stormwater runoff from
this site.
8. With a detached sidewalk, it is suggested that the deciduous
shade trees be planted in the parkway strip between walk and
curb.
9. Staff is concerned about the proximity of the cashier's kiosk
to the intersection of College and Kensington and recommends
that a shrub bed be added to the berm. This will provide
additional height and help mitigate the tight setback.
10. At the same corner, the berm is flanked by a Radiant Crab on
the Kensington frontage. This should be reflected on the
College frontage with an additional Radiant Crab to promote
symmetry on the corner.
11. Additional landscaping should be provided on the west side of
the carwash to screen and soften the building.
12 . Additional shrub material should be added along the south
property line to screen the headlights of cars parked at the
four parking stalls.
13 . Staff is concerned about protecting the existing cottonwoods
south of the site. Please add the following notes to the
landscape plan:
A. "There are existing trees on the adjacent lot that are to
be preserved. Existing trees to be saved should be
marked with prominent identification. Where tree trunks
are apt to be damaged, they should be protected with
metal posts and snow .fence."
B. "Heavy equipment should not be allowed to compact over
the soil over the root zone of existing trees. "
C. "Avoid cutting surface roots wherever possible.
Sidewalks and paving levels should be contoured
sufficiently to avoid such cutting. "
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D. "If there are to be any root cuts, such cuts should be
done rapidly. Smooth flush cuts should be made.
Backfill before the roots have a chance to dry out and
water tree immediately. "
14. Please add the following standard notes to the landscape plan:
A. "A free (no charge) permit must be obtained from the City
Forester before any trees or shrubs as noted on this
landscape plan are planted, pruned, or removed on the
public right-of-way."
B. "All landscaping must be installed or secured with an
irrevocable letter of credit, escrow, or performance bond
for 125% of the valuation as indicated on this plan prior
to issuance of a Certificate of Occupancy."
C. "All plant material shall comply with current AAH
Standards for Number One material nursery stock. Plants
to meet or exceed sizes specified. "
15. Please be aware that the P.U.D. is the final document on which
all sign permits are issued. Therefore, it will be necessary
to specify the dimensions and letter type of all proposed
signs.
16. The location of the free-standing monument sign is in the
public right-of-way. This should be pulled back so it is on
private property.
17. On the east elevation of the main building, please specify
that "Jiffy Lube" is to be an individual letter sign, and
specify the sign height.
18. On the south elevation of the main building, Staff recommends
that this logo be removed. At six feet in height, it is out
of scale and proportion with the building and other signage on
the property. Further, the investment in this sign will soon
be minimized as the Austrian Pines mature and the interior lot
develops, thus blocking sight lines.
19. Please clarify that the canopy signage applies to the eastern
most canopy only, and that the western canopy shall remain
free of signs and logos.
20. The original P.U.D. specified a free-standing monument sign
with a cabinet height of 5'6" whereas the proposed sign
measures six feet in height. The proposed sign should be
reduced accordingly.
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21. Staff is concerned about the propensity of these types of uses
to hang temporary signs advertising the latest brand of motor ,
oil used in the lubrication operation. The Sign Code allows
temporary banners and pennants by permit (no charge) for 20
days out of the year. In order to minimize the use of
temporary signage yet still allow banners and pennants as per
the Sign Code, please add the following note to the P.U.D. :
"As a condition of this P.U.D. , there shall be no painted
window signs, or other temporary window signage allowed.
As per the Sign Code, Section 29-601, temporary banners
and pennants may be allowed. "
22 . Please add the standard signage notes to the P.U.D. :
A. "All signage on this P.U.D. shall comply with Sign Code. "
B. All signage on this P.U.D. is restricted to the number,
type, location, and size as specifically noted on this
P.U.D. Any changes or deviations shall be reviewed, in
advance, by the City of Fort Collins by the
Administrative Review procedure, including, at the
Planning Director's discretion, referral to the Planning
and Zoning Board. "
C. "Onsite directional signage shall contain no reference to
advertising, logo, trademark, symbol, or other commercial
message, and shall not exceed four square feet."
23 . The elevations should specify that the gas canopy columns
should be gray in color.
24. The elevations should specify the building materials, color,
and roof color, as discussed in earlier comments, for all
three buildings.
25. Staff is concerned about lighting and the potential for
illumination to spill offsite onto other properties or cause
a problem of glare for drivers. For this reason, the P.U.D.
should specify that all under canopy lighting shall be fully
recessed into the canopy ceiling. Under canopy lighting shall
reveal only one flush surface, and not protrude in a three
dimensional fashion.
26. The P.U.D. should specify the number and location of security
light poles. Every effort should be made to match the
existing type and height of the security lights on the
McDonald's property. If cutsheets are available, please
supply copies. In order to reduce offsite light spillage and
glare, please add the following note to the P.U.D. :
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"Exterior lighting (both building-mounted and pole-
mounted) shall feature down directional, sharp cut-off
luminaries."
27 . Please amend Notes Number Four and Seven. A combined note
should read as follows:
"The trash enclosure will be mounted on concrete. It shall be
constructed to match the building's exterior in materials and
color. The gate shall be a solid screen. Minimum height -
five feet. "
28. The transformer appears to be in the middle of a patio area.
Has any consideration been given to screen or landscape this
piece of equipment?
29. Has any consideration been given to employees who may choose
to ride a bike to work? Are any bike racks planned? Please
indicate the bicycle parking arrangement.
30. Please add directional arrows to the site plan to indicate the
flow of traffic through the lubrication facility.
31. Will there be a coin-operated machine at the carwash entry?
If so, please indicate.
32 . It is an absolute requirement of the Auto Related and Roadside
Commercial Point Chart that there be no outside storage.
Please add the following note to the P.U.D. :
"There shall be no repair, painting, or body work
activities, including storage of refuse and vehicular
parts or containers of new or used lubricants, outside an
enclosed structure."
33 . Please label the site plan and landscape plan as sheets one of
two and two of two.
34. Please label Mason Street and McDonald's.
This concludes Staff comments at this time. In order to stay on
schedule for the June 28, 1993 Planning and Zoning Board meeting,
please note the following deadlines:
Plan revisions are due June 9, 1993.
P.M.T. 's, 10 prints, colored renderings are due June 21, 1993.
Final documents will not be filed until all plans and documents are
in final form including the Utility Plans, Development Agreement,
Site and Landscape Covenants, and P.U.D. sheets. If these _
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documents are not in final form, the Planning and Zoning Board is
authorized to grant a two month condition of approval to allow
recording of final documents.
As always, please call to discuss these comments or to set up a
meeting to discuss these comments in detail.
Sincerely:74;-1(6.
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Ted Shepard
Senior Planner
xc: Sherry Albertson-Clark, Chief Planner
Kerrie Ashbeck, Civil Engineer
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