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HomeMy WebLinkAbout1ST BANK AT HARMONY MARKET PUD, 4TH FILING - PRELIMINARY & FINAL - 54-87F - CORRESPONDENCE - RESPONSE TO APPLICANT 410 July 28, 1992 Mr. Peter Kast G.T. Land Colorado, Inc. 3555 Stanford Road, Suite 1 Fort Collins, CO. 80525 Dear Peter: The purpose of this letter is to respond to your request regarding the expectation of architectural character and form for the development of the perimeter pad sites at Harmony Market P.U.D. As you are aware, the Harmony Market Preliminary P.U.D. created an expectation that there would be approximately 35, 000 square feet of gross leasable floor area on an estimated six pads. The following • information is derived from the approved Preliminary P.U.D. , Staff Report, neighborhood information meeting minutes, and from the minutes of the Planning and Zoning Board hearing. The Preliminary P.U.D. refers to "Future Pad Sites". These pad . sites were indicated on the P.U.D. in a conceptual fashion. It is expected that each pad will have to go through the full development review process including neighborhood meeting, and preliminary and final review P.U.D. approval by the Planning and Zoning Board. It is expected that the pad sites will share parking with the anchor tenants. Parking on individual pad sites will be for a portion of the expected customers, employees, and for loading and service. Each pad site will not be required to provide its 100% obligation of the parking requirement. There is to be no encrochment of parking into the 80 foot landscaped buffer along Harmony Road. It is our understanding that land uses on the pad sites will be restricted by covenants. Uses expressly not allowed include living quarters, traveling carnivals, fairs, auctions, sales by transient merchants utilizing vehicles or temporary booths, mortuaries, adult bookstores, youth oriented restaurants, skating rinks, bingo parlors, dance halls, and night clubs. In general, the architectural form and character of the pad sites are expected to be of smaller scale, bulk, and height than the existing three anchors. The intent is to provide a transition from large anchors (community/regional shopping center) to a more residential scale (neighborhood service center) . Combined with the berms and 80 foot buffer, the pad sites are anticipated to provide a blending from the residential areas (Mallards and Whalers Cove) to the larger structures. The Preliminary P.U.D. indicates the pad sites, while conceptual in nature, are subject to the "Design Guidelines" as stated on the P.U.D. These guidelines are attached. In order to expand on these guidelines, Staff provides the following guidance: 1. Roofing: The guidelines indicate that roofs may be sloped or flat. It is Staff's recommendation that sloped roofs be strongly considered as the preferred alternative. During the citizen participation process for both Pace and Builders Square, the preference for sloped roofs on the pad sites was clearly expressed. Sloped roofs will dramatically mitigate the large, bulky nature of the existing anchors and create an attractive transition along Harmony Road.. 2. Site Lighting: The guidelines are clear regarding light poles but are silent on building mounted lighting. Staff has worked closely with electrical sub contractors at Builders Square and Steele's to minimize the impact of building mounted lighting. Building mounted light fixtures, or wall packs, must be down directional and not cast illumination offsite. Unshielded lenses that cast illumination outward will not be acceptable. A good example of the preferred wall pack unit is on Pace Warehouse. 3 . Bicycle Parking: Since the approval of Harmony Market Preliminary P.U.D. , the City's Transportation Department has undertaken a multi-modal transportation study. Promoting alternative forms of transportation is now an element in all land development projects. Bicycle parking should not be minimized or retro-fitted into a site as an afterthought. With proximity to residential areas, bicycle usage should be promoted and encouraged. Racks should be permanently attached on separate concrete pads and not conflict with sidewalks or drive areas. Such racks should be located somewhat near the entries and not in remote locations. Ramps should be provided at vertical curbs. 4. Signage: Staff is pleased to acknowledge that the level and quality of signage within Harmony Market is outstanding. The Preliminary P.U.D. anticipated that signage along Harmony Road will also be held to a high standard. The following note appears on the approved document: r ' "At minimum, all signs must comply with the City of Fort Collins Sign Code. Final signage allowance and location shall be granted after P.U.D. review by the Planning and Zoning Board. Signage throughout the P.U.D. shall demonstate sensitivity to surrounding properties, particularly along Harmony Road. Individual tenant signage shall also demonstrate a graphic consistency within the center. The use of common design elements within the signage shall be encouraged. " Staff has, interpreted "graphic consistency" to mean individual letter signs are preferred over cabinet signs. If cabinet signs are proposed, the background plastic should be opaque and only the letters illuminated. Graphic consistency also means the use of illuminated awnings will be strongly discouraged. The use of corporate colors or logos on non-signage architectural elements will be discouraged. Pole signs will not be allowed. It is expected that the remaining panels on the free-standing ground signs will feature letters and illumination that are consistent with the existing copy. Staff is encouraged by the high quality of the existing free- standing ground signs. The addition of any new free-standing ground signs along Harmony Road will be discouraged unless it is demonstrated that the panels on the existing signs are impossible to use. If additional free-standing ground signs are proposed, then Staff will scrutinize and evaluate for consistency with and being clearly subordinate to the existing free-standing signs. 5. Landscaping: it is expected that each pad site will continue to landscape its share of the perimeter. In particular, the frontage along Lemay and the entrance median for Steele's are two areas that will be expected to be the obligation of a pad user. Please note that electrical transformers, U.S. West boxes, PSCo gas meters, and other appurtenant structures should not be located along the perimeter streets. These elements should be internal, and screened by landscape material or screen walls that match the building's exterior. 411 I hope the attached guidelines and the subsequent explanations help create a level of expectation on pad site development at Harmony Market P.U.D. It has been acknowledged by the Planning and Zoning Board that the pad sites will be critical in helping Harmony Market fulfill its "neighborhood compatibility" obligation. If you have any questions, please feel free to call for clarification. Sincerely: ...447144A.k Ted Shepard Senior Planner Encl. xc: 54-87B