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HomeMy WebLinkAboutHARMONY MARKET PUD, 6TH FILING, RED ROBIN - PRELIMINARY & FINAL - 54-87T - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommW Planning and EnvironmentArvices Planning Department City of Fort Collins gagman April 22, 1994 Mr. Craig Cahen - CS Architects 7555 East Hamden Avenue, Suite 525 Denver, CO 80231 Dear Craig: Staff has reviewed the request for- Red Robin at Harmony Market P.U.D., Preliminary and Final, being the Sixth Filing of Harmony Market. The following comments are offered: 1. The Transportation Department is interested in a further evaluation of the issues relating to the geometrics regarding the recommended double left turn lanes at the Harmony/Boardwalk intersection. Also, the traffic study needs to clarify the traffic generation on the Saturday noon peak as well as the weekday peaks. It is recommended that a representative from John Aldridge and Associates contact Tom Vosburg of the City's Transportation Department to discuss these issues. 2. The traffic study recommends introducing a new curb cut on Boardwalk to allow direct vehicular access to the front of Sams and Builders Square. This new curb cut will not be allowed. Although this solution may be "common" and "popular" in other centers, it is in direct contrast to one of the primary design objectives of this shopping center as envisioned at its inception. 3. The City's Light and Power Department needs to be contacted regarding the location of the electrical transformer. It will be recalled from Conceptual Review that the location of the transformer is critical in that it must not be visible from public roadways, yet must be accessible (within 10 feet), from one side only, by hard surface. The transformer must be screened. Screening may either be a solid enclosure, with gates, that meets the clearance specifications of Light and Power. Or, screening may be by landscape materials. Please indicate the location of the transformer on both the Site Plan and Landscape Plan. 4. On the plat, the control monument at the northeast corner of Section One is not as shown on the plat. 5. The site shall be accessible to persons with disabilities in accordance with Uniform Building code Section 3103 and U.B.C. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 r Appendix Section 3106. The plans should indicate designated and marked accessible routes between building and public way and accessible parking and building. Provide parking and. signs per Appendix Section 3107. Four handicap parking spaces are required in accordance with U.B.C. Appendix 3107 and Table A-31-A. 6. Since the building exceeds 5,000 square feet in area, an automatic fire suppression system is required in accordance with Sections 3802, U.B.C. as amended by the City of Fort Collins. 7. .There is a discrepancy between the Site and Landscape Plans on the location of the sidewalk along Harmony Road,. .Please verify the location. If the location is on the southerly portion of the landscaped area, then there should be a sidewalk connection from Red Robin parking lot. If the walk is on the northerly portion, and separated from Red Robin by the berm, then no sidewalk connection will be necessary. Also, the landscape plan should indicate the existing berm along Harmony Road. 8. The light standard detail should state that the fixtures are to match the style of the existing poles.within the center. The City is concerned that the center be as unified as possible despite different developers on the various parcels. (Steeles's fixtures do not match due to an oversight by the architect/builder. We are concerned that there not be a third style introduced.) 9. The light standard note should delete references to metal halide as a light source. During the deliberations of Harmony Market as community/regional shopping center, the surrounding neighborhoods have expressed a strong concern about light pollution. In order to minimize over -illumination, and due to the proximity of single family homes to the north, light sources should be as soft as possible. 1.0. Please note that the standard parking stall depth in Fort Collins is 19 feet, not 18 feet. A stall may be reduced to 17 feet if the front of the vehicle overhangs a landscaped area, or a sidewalk with a minimum width of six feet. 11. The landscape plan looks terrific. Please note, however, that there are two trees within a landscape island that are not keyed to the legend. We believe these to be Skyline Honey Locust. Also, there are two trees along Boardwalk keyed as "PA" and we believe these to be "APA", Autumn Purple Ash. Please verify the type and location of deciduous canopy trees as the quantities on the plan do not match the quantities in the legend. 12. Please verify the quantity of Spring Snow Crabs. The Plan indicates four "SSC" which are labeled as three "SSC" between the structure and Boardwalk Drive. It appears that the legend may be short one deciduous ornamental tree. 0 13. Please add this standard note to the Landscape.Plan: "All landscaping to be installed priorto issuance of a Certificate of. Occupancy or secured with an irrevocable letter of credit, performance bond, or escrow in the amount of 125% of the landscape materials." 14. The Architectural Elevations indicate the use of red neon tubing along the perimeter of the roof line. This is considered to be an excessive use of lighting as an element of advertising, not as an element of quality architecture. Such tubing is out of character with both the existing structures within the center and the vision for the balance of the center. Neon tubing is not a feature that will be allowed to be introduced to the center. Please delete red neon tubing from the Architectural Elevations. 15. Staff is concerned that the building lacks brick banding to tie into the architectural theme of the center. The lower four foot band should be brick, not a light earth tone synthetic stucco. It will be recalled from Conceptual Review that one of the City's major concerns is that there be unifying architectural elements to tie the pads to the anchors. Please note that.19T Bank is using brick as the primary exterior material. 16. It would be helpful to describe more fully what is meant by "light" and "medium" earth tones. Would this be light brown and dark, reddish brown? 17. On the northwest and southwest elevations, it appears that the red batten seam metal roof is to be illuminated by light fixtures. Staff is very concerned about introducing decorative exterior lighting on such a colorful reflective surface. It must be emphasized that the planning approval process for Harmony Market was extremely controversial (being appealed to City Council). The public acceptance is based on upgraded design features not found in most centers. A key element in neighborhood compatibility is lighting. (Please note the lowered light poles on the perimeter of Sams and the subdued building lighting.) Staff is reluctant to allow purely additional decorative lighting. It is suggested that the red seam metal roof is a sufficient attraction that can stand on its own, without direct lighting. Perhaps a more creative solution can be found that meets the needs reduced lighting and the needs of Red Robin. 18. Please indicate the material of the patio screen wall. 19. Please be aware that signage on the P.U.D. is for illustrative purposes. Sign permits will be issued based on the Sign Code. 20. Are there any bike racks? Staff recommends that bike racks be provided for both customers and employees. Racks should be visible, well illuminated, and permanently anchored to concrete and not interfere with pedestrian walks. 21. Staff applauds the strong pedestrian linkage to the balance of the center. This is a creative solution to a problem that is not typically addressed in a functional and attractive manner in most centers. 22. The following minor comments apply to the Site Plan: A. Please indicate the location of the site on the vicinity map. B. Under "Site Data," please indicate the percentage of the total of the building, landscaped, and hard surface areas. C. The plat indicates that the owner is Oak Farm, Inc. The Site Plan indicates G.T. Land. We believe the plat to be correct. D. The Notarial Statement is usually located directly under the owner's signature. E. Please correct the spelling in the Planning and Zoning Board approval block. F. Please add the surrounding zoning and land uses. G. Please indicate the loading zone and/or service entry. 23. Please add the following standard notes to the Site Plan.: A. Refer to Utility Plans for location of utilities and detention areas. B. Building will conform to the minimum Colorado Energy Code Requirements. C. Sidewalks and ramps will conform to City Standards. D. All rooftop mechanical equipment will be'totally screened by the rooftop parapet wall. E. The trash enclosure will• mounted on concrete, and be constructed of synthetic stucco to match the building. one side shall be a solid screen gate. F. Bicycle racks will be permanently anchored to concrete and will not interfere with pedestrian sidewalks G. Restaurant to be provided with an exterior grease trap as per the specifications of the City of Fort Collins Wastewater Utility. 24. It appears that the P.U.D. is set of four sheets, not six. Please label sheet one of four, etc. This concludes Staff comments at this time. Other comments may be forthcoming from the Planning Department' other departments or agencies during the review process. In order to stay on schedule, please note the following deadlines for the May 23, 1994 Planning and Zoning Board hearing: Plan revisions (three sets) are due May 4, 1994. P.M.T.'s, 10 prints (folded) colored renderings are due May 16th. As always, please feel free to call our office to discuss these comments or to set up an appointment to discuss the issues in depth. Sincerely: ce 4 Ted Shepard Senior Planner xc: Kerrie Ashbeck, Civil Engineer