HomeMy WebLinkAboutHARMONY MARKET PUD, 8TH FILING, OUTBACK STEAKHOUSE - PRELIMINARY & FINAL - 54-87AB - CORRESPONDENCE - STAFF'S PROJECT COMMENTSComm
Planning
August 8, 1994
Mr. Eldon Ward
Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
Dear Eldon:
and Environmental
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Staff has completed the interdepartmental review of Outback Steakhouse, Harmony Market 8th
Filing, and offers the following comments:
l . The plat document needs a vicinity map. Also, plats are required to contain the zoning
of the parcel and surrounding platted parcels.
2. U.S. West cautions that the owner is responsible for provision of all conduit and street
crossings for telephone facilities within the project, and the owner provides terminal
room space and power for the main terminal at one building, generally in a janitor's
closet or utility room. The owner's vendor provides all facilities beyond the main
terminal. Please contact U.S. West engineer for conduit specifications for the main
telephone entrance cable. Any relocation of existing facilities wil be paid for by the
developer.
3. Public Service Company has no existing gas main along the south side of Harmony Road.
It is anticipated that PSCo will install a main along this route, and will need to cross
Tracts A and B with services. These tracts are not dedicated as utility easements and
dedication will be pursued with the property owner.
4. Staff supports saving the. large tree in the landscaped island and encroaching into the
eight foot setback. It is suggested that the drive aisle in this location be reduced from
24 to 22 feet since it is a single loaded parking bay. This will, in turn, lessen the
encroachment in the landscaped setback. (Any drive aisle that features single loaded
parking may be reduced from 24 to 22 feet.)
281 North College Avenue • P.O. Box 580 Fort Collins; CO 80522-0580 (303) 221-6750
FAX (303) 221-6378 • TDD (303) 224-6002
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5. 'There are three existing trees that are lost to parking. These trees should be inspected
by the City Forester for possible retention. If these trees are to remain, they should be
placed in an enlarged landscaped island. Please note that the City's Parking Lot
Development Guide recommends a range of 8 to 11 parking spaces per one thousand
square feet of gross floor area. As presently shown, the site features 13.7 (84) spaces
per thousand. Combined with the available shared parking for Builders Square, there is
excessive parking on the site. Therefore, please reduce the parking accordingly and
enlarge the islands as necessary to save the mature trees. If the City Forester determines
that these three trees are not worth saving, then other areas of reducing parking and
adding landscaping should be explored.
6. The landscape plan should .note the quantity and location of existing trees to remain by
adding information to the plant list.
7. Please add the following notes to the landscape plan:
A. Existing trees to be saved should be marked with prominant identification where
tree trunks are apt to be damaged. They shall be protected with metal posts and
snow fence.
B. Heavy equipment should not be allowed to compact 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.
D. Root cuts from excavation should be done rapidly. Smooth flush cuts should be
made. Backfill before roots have a chance to dry out. Water tree immediately.
8. Please add a note to the site plan stating that bicycle racks should be permanently
anchored to concrete and not conflict with pedestrian sidewalks.
9. The site plan should indicate by note or by detail that all pole -mounted light fixtures shall
be of the same height and type as found on other approved pad sites. Also, please note
that such fixtures, including wall -mounted fixtures, shall feature down directional, sharp -
cutoff luminaires. The light source should be specified as high pressure sodium to blend
in with public street lighting and to promote neighborhood compatibility.
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10. Both the site and landscape plan should indicate the location of the electrical transformer
and how it is screened. If screened by an enclosure, then note that the enclosure must
match the building's exterior.
11. The site plan should note that the trash enclosure will match the building's exterior on
three sides. The swinging door can be wood.
12. Please include dimensions on the building envelope and indicate setback dimensions from
the property lines.
13. It is suggested that the site be tied into the existing sidewalk that connects the parking
lot to Builder's Square. This could be done by placing ramps strategically or by adding
a striped crosswalk, or by installing pavers or different paving material. Please label the
existing Builder's Square walk on the site plan.
14. On the vicinity map, please show Boardwalk Drive connecting to Keenland Drive.
15. Staff has considered the request for a Patina Green roof. It will be recalled that Staff
expressed similar concerns for Golden Corral. While Staff found that Golden Corral's
roof was larger and longer than Outback Steakhouse, there remains a concern about
introducing a new color scheme into the Harmony Market Shopping Center.
On the other hand, there may be a need 'to introduce a -clearly subordinate design on a small
scale that appears to be planned versus haphazard. Staff is willing to consider a roof that is a
"Forest. Green" with some reservations. For example, Golden Corral has commited to a
laminate shingle as a roofing material. Staff recommends that Outback Steakhouse also use a
laminate shingle to soften the metallic appearance and to promote compatibility among the pad
sites. If available, this laminate shingle should be "high profile" or "deep shadowline." Also,
if a Forest Green is used, then all accent trim colors must be subdued and not be used to draw
further attention to the structure.
One final note on the roof color is that, based on the review of the Red Robin, the Planning and
Zoning Board will need to find a level of comfort on allowing a "Forest Green" roof. The
applicant is encouraged to explore ways to mitigate a new color. It is suggested that a letter
from Vaught -Frye be obtained indicating that Outpost/Sunsport is willing to match the "Forest
Green" as an accent trim so that there is a planned appearance in the use of the new color
scheme.
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16. The architectural sheet should label the elevations as north, south, east and west, not as
indicated.
17. The elevations indicate a roof with a maximum roof height of 23 feet. It is suggested
that the maximum height as indicated on the site plan be adjusted so that it is more in
line with the architectural elevations.
This concludes Staff comments at this time. Please note the following deadlines for the
September 26, 1994 Planning and Zoning Board meeting:
Plan revisions are due September 7, 1994.
P.M.T.'s, 10 prints, renderings are due Sept. 19, 1994.
As always, please call if there are any questions or concerns.
Sincerely,
Ted Shepard
Senior Planner
xc: Kerrie Ashbeck, Civil Engineer
Bob Blanchard, Chief Planner