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HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, MCDONALD'S PLAYPLACE ADDITION - AMENDED PRELIMINARY & FINAL - 1-88I - CORRESPONDENCE - STAFF'S PROJECT COMMENTS Continuity Planning and Environmenta]yrvices . \ Current Wning Cit of Fort Collins October 6, 1995. Mrs. Amy Carlson Project Manager McDonald's Corporation 5252 DTC Parkway, Suite 300 Englewood, CO 80111 Dear Amy: Staff has reviewed the request for adding a Playland component to the College/Harmony restaurant(The Gateway at Harmony Road. Amended Final P.U.D.), and offers the following comments: 1. As mentioned at Conceptual Review, there are serious design impacts associated with the proposed"Playland"addition. The introduction of a 22.5 feet high, three-sided glass structure, with flat roof, sharply contrasts with existing building, surrounding buildings, and the expectations created during the development of the Gateway at Harmony Road P.U.D. By way of background, The Gateway at Harmony Road Master Plan was approved in February of 1988. The Preliminary P.U.D. was approved for three lots and two known end-users (McDonald's and Amoco) in February of 1989. The Gateway at Harmony Road is a planned unit development that has been designed and planned to act as a cohesive joint development at an important"corridor" intersection in Fort Collins. It is the express purpose of a P.U.D. that the buildings, access, circulation, and other design elements complement each other so that each user does not appear as a"stand-alone" along South College Avenue. The Master Plan document states: "The Gateway at Harmony Road is to be designed as a coordinated center. Both vehicular and pedestrian access and circulation, as well as architectural and landscape features, are to be combined to for a homogeneous design solution." "All exteriors will be ivory and beige brick accented with colored aluminum door and window frames. Glass will be clear or tinted bronze. Roofs will be pitched and designed to be in harmony with each other. The roof material will be grey/beige tile." 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 The Preliminary P.U.D. for McDonald's states: "The Gateway at Harmony Road is to be designed as a specialty user center. The major users,Amoco and McDonald'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 or flat. The roof material will be gray tones." In reviewing this request, Staff finds that the "Playland" addition represents a radical departure from the anticipated building forms and materials as expressed on the approved documents. Glass structures were simply not expected to be constructed within this P.U.D. The "Playland" contains absolutely no gray tones or charcoal accents. The roof material is not a gray tone. The architectural feature is not coordinated with the center. Consequently, the "Playland" addition is found to be in non-compliance with The Gateway at Harmony Road Master Plan and P.U.D. 2. As mentioned at Conceptual Review, Staff reviewed the request by the applicable All Development Criteria of the Land Development Guidance System. A. All Development Criterion A-2.7 asks: "Is the architecture proposed for the project appropriate for the uses and activities that are planned and does it contribute to the neighborhood's appearance in a positive way? The purpose of this criterion is to ensure that the function, quality, and appearance of the proposed structure is acceptable when considered within the context of the neighborhood. Staff has reviewed this request not in isolation but how the architectural element relates to other site design considerations. The "Playland" addition is not similar in size or shape with any other building in the P.U.D. or the surrounding area. The existing architectural character within the P.U.D. is defined. A"glass box"is an aberration and in stark contrast with the height, shape and materials found in the contextual surroundings. All Development Criterion A-2.7 states: "Generally building materials should be similar to the materials already being uses in a neighborhood contexts If dissimilar materials are being proposed, other characteristics such as scale, form, architectural detailing and color should be examined to determine if enough similarity exists for the building to be compatible, despite the differences in materials." Staff finds no evidence of other characteristics which cause the"Playland"addition to blend in and be compatible with the contextual surroundings. 40 Staff also finds the placement of the sign band at the topmost portion of the elevation to be excessive and intrusive. Such placement detracts from the overall aesthetic appearance of the site and the entire Gateway at Harmony Road P.U.D. and violates All Development Criterion A-2.7. B. All Development Criterion A-2.13 asks: "Does the landscape plan contribute in a positive way to the project and to the neighborhood environment (1)by supporting functional needs such as spatial definition, visual screening, creation of privacy, and/or climate control, (2) by enhancing the aesthetic appearance of the site and neighborhood, and by (3) integrating with, and buffering the impact of the development upon, existing natural areas?" Staff finds that five Variagated Dogwoods,planted on along the easterly elevation, do not provide sufficient enhancement to buffer and mitigate the"Playland"Addition. There is a remarkable lack of plant material, such as evergreens, around all three foundation elevations to ease the transition from the building to the ground plane. The building-to- ground relationship is harsh. Clearly, if a"Playland" is to be considered at this location, vast amounts of additional landscape materials are required to enhance the aesthetic appearance of the site. C. All Development Criterion A-2.15 asks: "Does the proposed lighting meet the functional and security needs of the proposed land use without adversely impacting adjacent properties or the community?" All.Development Criterion A-2.17 asks: "If the proposed activity produces intense glare or heat, whether direct or reflected, is the operation conducted within an enclosed building or with other effective screening in such a manner as to make such glare or heat imperceptible from any point along the site's property lines? These two All Development Criteria work together. Staff is concerned about offsite light spillage and the impact on the surrounding area for pedestrians, bicyclists and motorists. During the daytime, what prevents excessive glare? At night,how will the light spillage not be so bright as to not compete for motorists' attention with streetlighting and traffic signals? How will the landscaping be enhanced to minimize these impacts? These concerns are not addressed. 3. Staff is concerned about the addition of structure that encroaches into the established front building setback along College Avenue. The extensive front building setback along College Avenue was negotiated between McDonald's and City Staff in the time frame between Master Plan approval in 1988 and Preliminary approval in 1989. Staff's concerns at the time were based on the Harmony Corridor Plan that called for an attractive entryway into Fort Collins from I-25. Staff is reluctant to allow this building setback to be diminished by a structure that does not meet the All Development Criteria of the Land Development Guidance System. 4. Since the total square footage would exceed 5,000 square feet, an automatic fire suppression system would be required. Such a system must be reviewed and approved by the Poudre Fire Authority. 5. A Drainage Report may be required if the impervious surface area is increased by greater than 350 square feet. Please show existing conditions of the site and compare the proposed impervious area with existing conditions. Please address this issue and re- submit the plans. If the impervious surface area is increased,the Stormwater Utility will determine whether a Drainage Report is needed. 6. The Engineering Department will require a Soils Report or an Addendum to an existing report. 7. The addition must be accessible to persons with disabilities in accordance with the Uniform Building Code, as adopted and amended by the City. All exits must be handicap accessible. Please show the connections to the public sidewalk for entrances and exits. 8. In summary, Staff has serious concerns with the "Playland" addition, as submitted. It is strongly suggested that the "glass box" structure be re-designed so that it is less intrusive and more in character with the surrounding area. The landscape concept should be re- designed to provide substantial and effective screening. Without significant modifications, Staff will be unable to support this request at the time of consideration by the Planning and Zoning Board. Please note the following deadlines for the November 20, 1995 Planning and Zoning Board hearing: Plan revisions are due November 1, 1995 (three sets). P.M.T.'s, 10 prints, colored renderings are due November 13, 1995. Staff is available to meet to discuss this project prior to the revision deadline of November 1, 1995. Sincerely: Ted Shepard Senior Planner