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Home My WebLink AboutHARMONY MARKET PUD - PRELIMINARY - 54-87B - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS • VAUGHT FRYE JAL. architects April 10 , 1989 nEgfp. ou, 11 Ted Shepard Development Services - Planning Dept . v APR 0 1989 City of Fort Collins - P. O . Box 580 Fort Col 1 i ns , CO 80522 Re: Harmony Market P. U . D . #8-47 Dear Ted , Here is our response to Staff Comments of March 28 : Utility Information 1 . Comment regarding Water Service noted . 2. Comment regarding Sanitary Sewer noted . 3. Mountain Bell easement comment noted . Refer to final plat . 4. Public Service Company comments noted . 5 - 6. City Light & Power Comments noted . 7 . State Highway Access Permit noted on site plans . 8. Comment noted . 9 . Vehicular sight distances and possible landscape conflicts have been resolved . 10 . Harmony Road sidewalk alignment now coordinated . 11 . Noted on Plans (#13) . 12 . RBD are submitting an engineer ' s fire flow report . 13 . " No Parking - Fire Lanes " noted on plans . 14. Refer to final plat for easements . 15. Pad 2 now removed . 16 . Irrigation ditch comment noted and is addressed by RBD . 17 . Refer to drainage report by RBD , for water quality data . 18 . Coordination of landscape & detention Pond done . land planning•architecture 2900 S.College Avenue Fort Collins.Colorado.80525 (303)223-2808 T. Shepard Page 2 Parking & Circulation 19 . Internal traffic circulation has been redesigned , with particular emphasis on prioritizing traffic routing at the main entries on Boardwalk & Lemay . Also a secondary East-West driveway has been integrated into the new design with the object of improving traffic flow within the large parking lots and thus minimizing air pollution . An air pollution study is currently being conducted by Messrs , Ballofet & Marfatt . Part of this study looks at the effect of a Pace store or Harmony Market being out on the Interstate , and compares this with the present proposal . 20 . We did consider linking up the Boardwalk entry with the internal " Loop" road in front of the stores . Although this avoids a "T" intersection it creates an unacceptable flow of traffic at the entrances to the anchors , and a consequent pedestrian/vehicular conflict , comparable to K-Mart , King Sooper , etc . at University Mall . We therefore rejected the idea , and avoided the " T" intersections , by prioritising the outer " Loop" road . 21 . Thank you for the illustration , which certainly gave us food for thought . Whilst recognizing that the project was obviously not a shopping center with anchors and pads , it did help us in rethinking the circulation patterns of the revised plan . It caused us to prioritize the outer loop road , and to introduce the East-West driveway to give better access to the middle portions of the large parking lots . It also caused us to re- examine pedestrian circulation and the creation of more landscape islands to reduce the size of individual parking lots . 22 . We have referred to The Pavilion shopping center plans and have endeavored to improve pedestrian circulation , by creating five North-South landscaped medians with 6 ft . walkways and a new 6 ft . walkway running in an East-West axis at the center of the parking lots . In addition to this there will be the Promenade immediately in front of the stores , which promises to be unique in the city , given its size and generous landscaping potential . A further East-West walkway will link the " pad " sites , and in the landscaped buffer along Harmony there will be an 8 ft . detached walk/ bike trail . We believe , therefore , that we have greatly improved the pedestrian circulation on this site , and that it is well in excess of The Pavilion example . 23 . Comment noted , refer to Parking Stall Depth 411 • T . Shepard Page 3 24 . Parking lot islands include shrub beds , refer to Cityscape plans . Also refer to landscape plans for location of moderate berming now introduced into larger parking lot islands . We agree with your comment , Ted . 25 . Employee parking now indicated on site plans , and revised landscape on Cityscape ' s plans . 26 . This zoning comment is noted , and the 6% well exceeded . 27 . All interior parking lot sidewalks are 6 ft . min . 28 . The loading area on the East side of Pace will be temporarily screened until adjacent building is constructed , as noted on final site plan . Trash compactor will be permanently screened by a 40 foot long x 10 foot high wall , as indicated on final site plans and building elevations . Landscaping 29 . The landscape buffer will be consistently 80 feet from flowline of Harmony Road to Parking lot and building pads . This is noted on site plan . A 70 ft . wide landscape easement is dedicated on the final plat . This runs 600 feet from Boardwalk , along the equivalent frontage of the Pace filing , up to the existing trees near the old farmhouse . The applicant considers it unreasonable to expect the developer to install nearly 2000 feet of landscaping 80 feet wide , with the first filing . The applicant will install the West 600 feet as shown on final plans . 30 . Refer to landscape plans ; Berms will be undulating to provide interest , and will be a maximum of 5 feet high . Refer to plans for shrub bed locations and treatment . 31 . Comment noted , but both the applicant and the landowner contend that planting trees on the West side of Boardwalk , is quite impracticable . The land , owned by G . T. Land Company , is master planned , but no detail land planning has yet been done . It is contended that locating trees , especially with the unknown requirements of the Utility companies would be a bit like Russian Roulette - a very risky undertaking . The applicant and the concerned land owners agree with the intent of your comment , but believe the way to bring it to fulfillment , is to quality landscape the west side of Boardwalk when land on that side develops as a P . U . D . S III T. Shepard Page 4 32 . Our landscape architect advises that it is impractical to employ large caliper trees of 4 inches . Lack of availability and horticultural considerations are against it . The applicant agrees to vary the size of trees , with concentration of larger trees focused at entries , intersections and other key locations . The applicant agrees with the intent of this comment , but thinks that variety of tree size is more important than a blanket upgrading of all tree sizes , which may even lead to an unintentional monotony . Tree quantities have been increased to establish appropriate buffering . 33 . Comment noted , and size of evergreens noted on landscape plans . 34 . Comment regarding existing trees around farmhouse . It is the applicants intention of preserving as many of these , as is possible . This is noted on plans . Incidently most occur within the 80 foot landscape buffer zone on Harmony . Certainly the large Elms , Honey Locust , and Spruce are worth preserving , subject to City Foresters Silvicultural Assessment . Pace , at the first filing , may remove the farm house building , but intend to leave as may trees as they can , while " cleaning up" the area . 35 . This comment may be a double edged sword . While welcoming the spirit in which it is offered , the applicant and his consultants are concerned at the danger of setting a precedent . In the future , would developers be asked to dress up other peoples poor or non-existent landscaping? We agree Seaway Circle as built is rather exposed , but why don ' t the Landings Homeowners themselves help out? Obviously it cannot be very nice living right next to Harmony Road . The impact of Harmony Market will be softened by the guaranteed 80 ft . wide landscaped buffer on the South side of the street . We thank you for this comment . The applicant is still giving it his consideration . 36 . With the redesign of the internal parking lots , set backs along Boardwalk can now be bermed to screen car headlights . Refer to landscape plans . 37 . Final landscape plan now revised with shrubs and berming along Oakridge . The addition of the open raftered structures along the South and West sides of the Pace building , combined with the landscape specified certainly help to soften the effect of the large building . i • T. Shepard Page 5 Architecture 38 . Refer to revised building elevations which by consensus , have turned the " Ugly Duckling " of Fossil Creek West into the " Beautiful Swan " of Harmony Market . The building has to be tilt-up concrete for its speed and functional aspects . As architects , we have sought to introduce a dark-toned base 14 feet high to the 32 feet high structure . This is done by a combination of brick , ribbed painted concrete and brick tile , as shown on the elevations . In addition there are brick open-raftered structures on North , South , and West elevations which introduce more human-scaled elements . These will be part of the common architectural language to be spoken at Harmony Market . The applicant considers that the Pace is setting a high quality standard for the whole Harmony Market Development to follow. 39 - 40 . Please refer to design guidelines which replace the detailed design of the building pads . Site plans now verbally refer to future pad sites and land use analysis allows for up to 35 , 000 s . f . in pads , with about 200 parking spaces . This represents a halving of the pad buildings area and parking shown on the earlier plans , with a consequent up-grade in landscaped open space available . We note your comments , Ted , and agree that design guidelines are a more satisfactory approach at this stage , than detailed plans , which would inevitably change when users get involved . We think this the right approach , and believe the neighborhoods feel happier with this approach . Site Planning 41 . Comment noted . Design of Building pads to be in accordance with design guidelines , as referred to above . Also please note that Pace has removed pads #1 and 2 from its final plan . This represents a reduction from 86 ,000 s . f . to an estimated 35 , 000 s . f . for the original pads 1 - 8 inclusive . In addition , please note that the overall building area of the center has been reduced from 420 ,000 s . f . to 332 , 000 s . f . This 20% cut results in increased open space areas , improved parking provision , and an overall less dense development , with consequent benefits to air quality , noise impact , traffic generation and flow , and architectural arrangement and design . 42 . The old arrangement was in response to detention requirements . These have now been satisfied with the new design . Please note that the building is 45 feet at its T. Shepard Page 6 closest point from Oakridge Drive R. O . W . line and 160 feet at its furthest . Reference to landscape plan shows very generous berming and plantings along Oakridge , sufficient compensation , we contend . 43 . Preliminary plan shows anticipated users in the land use analysis . These are , of necessity , only generic at this time . The issue of pad site users is covered under the design guidelines . Noise 44. A Noise Analysis is currently being undertaken by Messrs , Ballofet & Marfatt . Signage 45 . Comment noted . Pace ' s legal definition has been altered to meet the requirement for a sign on the Harmony/ Boardwalk intersection . In addition there will be another free standing sign further South on Boardwalk , in accordance with the City Sign Code Allowances . A design for a monument sign at the intersection is currently being developed and considered by the applicant . This will meet city sign code . 46 . Signage note added to plans , as requested . 47 . The applicant rejects the idea of building Oakridge through to Lemay . 48 . Comment of Bus Stop Noted . Sincerely , 4-21-)tti / . , Tony Hughes VAUGHT*FRYE ARCHITECTS TH/ra • , w 410 • LAND USE DATA #8-47 HARMONY MARKET FINAL P . U . D . GROSS SITE AREA 701 , 664 SF 16 . 108 AC 100 % PUBLIC ROW 134 , 000 SF 3 . 06 AC 19 % BUILDING COVERAGE 100 , 000 SF 2 . 30 AC 14 % PARKING & DRIVES 270 , 000 SF 6 . 20 AC 39 % OPEN SPACE RESIDUAL 197 , 664 SF 4 . 548 AC 28 % PARKING BREAKDOWN STANDARD PARKING 9 ' X 17 ' ( 19 ) 660 SPACES HANDICAPPED PARKING 12 ' X 17 ' ( 19 ) 4 SPACES TOTAL PARKING 664 SPACES RATIO = 6 . 6 SPACES/1000 SF 1 . S III LAND USE DATA #8-47 HARMONY MARKET PRELIMINARY P . U . D GROSS SITE AREA 2 , 217 , 378 SF 50 . 904 AC 100 % PUBLIC ROW 207 , 346 SF 4 . 76 AC 9 % BUILDING COVERAGE 332 , 550 SF 7 . 63 AC 15 % PARKING & DRIVES 900 , 250 SF 20 . 66 AC 40 % OPEN SPACE RESIDUAL 777 , 232 SF 17 . 854 AC 36 % BUILDING FLOOR AREA PARKING PROVIDED BUILDING A PACE 100 , 000 SF 664 SPACES 6 . 6/ 1000 BUILDING B RETAIL SHOPS 13 , 650 SF 56 SPACES 4 . 0 / 1000 BUILDING C RETAIL SHOPS 21 , 000 SF 85 SPACES 4 . 0/ 1000 BUILDING D DRUGS 26 , 000 SF 160 SPACES 6 . 0/ 1000 BUILDING E CLOTHING 30 , 000 SF 180 SPACES 6 . 0/ 1000 BUILDING F RETAIL SHOPS 8 , 400 SF 34 SPACES 4 . 0/ 1000 BUILDING G FOODS 62 , 500 SF 500 SPACES 8 . 0/ 1000 - BUILDING H RETAIL SHOPS 12 , 000 SF 37 SPACES 4 . 0/ 1000 BUILDING ! OFFICES 24 , 000 SF 96 SPACES 4 . 0/ 1000 FUTURE PADS (6) RETAIL 35 , 000 SF 200 SPACES ( EST . ) 5 . 7 /1000 TOTAL 332 , 550 SF 2012 SPACES 6 . 0/ 1000 PARKING BREAKDOWN STANDARD PARKING 9 ' X 17 ' ( 19 ) 1989 SPACES HANDICAPPED PARKING 12 ' X 17 ' ( 19 ) 23 SPACES TOTAL PARKING 2012 SPACES RATIO = 6 . 0 SPACES/ 1000 SF