HomeMy WebLinkAboutBEST BUY EXPANSION MAJOR AMENDMENT AND REPLAT - 29 92B - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)Commu: ./ Planning and Environmental vices
Current Planning
City of Fort Collins
February 23, 2000
Mr. Andrew Golland
MBH Architects
1115 Atlantic Avenue
Alameda, CA 94501
Dear Andrew:
Staff has reviewed the request for Best Buy Major Amendment and offers the
following comments:
1. We are very concerned about the proposed architectural design of the
building, especially the front (west) elevation with the large blue
metallic/synthetic stucco wedge, and accompanying blue/black accents,
as the prominent feature. As we stated in our Conceptual Review letter
dated September 27, 1999 to Sarah Noori (MBH) and in two separate
subsequent follow-up meetings with Mike Klein (Best Buy) and Andrew
Golland (MBH), the Planning Department will not support such a radical
departure from the established character of The Marketplace P.U.D.
shopping center. The City of Fort Collins Land Use Code states:
"Building and design shall contribute to the uniqueness of a zone district,
and/or the Fort Collins community with predominant materials, elements,
features, color range and activity areas tailored specifically to the site and
its context. A standardized prototype design shall be modified if
necessary to meet the provisions of this Land Use Code."
"Building materials shall either be similar to the materials already being
used in the neighborhood or, if dissimilar materials are being proposed,
other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough
similarity exists for the building to be compatible despite differences in
materials. "
A large blue wedge roof element does not appear anywhere else in the
center. Its incorporation will cause the Major Amendment to fall out of
compliance with the Land Use Code and not be allowed. Please note that
the exact same comment was made several years ago to your competitor
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
as it sought a location in a nearby center. Just as Circuit City did not get
their giant "red plug" entrance, so to Best Buy shall modify its design
accordingly. We look forward to working with architectural professionals
at MBH in finding a creative solution that allows Best Buy some tasteful
identification but within the context of its surroundings.
2. Similarly, "Blue Dryvit Panzer Mesh" and black painted c.m.u. shall not be
used as a fagade treatment. This area should be a c.m.u. to remain
consistent with the established repetitive pattern across the fagade and in
compliance with the other fagade requirements of the Land Use Code as
discussed below.
3. The north facade and a portion of the east fagade do not comply with the
Variation in Massing standard which states:
"A single, large dominant building mass shall be avoided in new buildings
and, to the extent reasonably feasible, in development projects involving
changes to the mass of the existing buildings.
(1) Horizontal masses shall not exceed a height. -width ratio of
1:3 without substantial variation in massing that includes a
change in height and projecting or recessed elements.
(2) Changes in mass shall be related to entrances, the integral
structure and or the organization of interior spaces and
activities and not merely for cosmetic effect. False fronts or
parapets create an insubstantial appearance and are
prohibited."
These two facades need to be revised to comply with this standard. Also,
it appears from the site plan that the west fagade does not comply unless
information can be provided regarding the depth of the recess at the
entrance and the length of this recess.
4. Also, the proposed addition to the existing building does not comply with
the following fagade detail standards:
"Fagade Treatment.
Minimum Wall Articulation. Building bays shall be a maximum of
thirty (30) feet in width. Bays shall be visually established by
architectural features such as columns, ribs or pilasters, piers and
fenestration pattern. In order to add architectural interest and
variety and avoid the effect of a single, long or massive wall with no
relation to human size, the following additional standards shall
apply.
1. No wall that faces a street or connecting walkway
shall have a bland, uninterrupted length exceeding
thirty (30) feet without including at least two (2) of the
following: change in plane, change in texture or
masonry pattern, windows, treillage with vines, or an
equivalent element that subdivides the wall into
human scale proportions.
2. Side or rear walls that face walkways may include
false windows and door openings defined by frames,
sills and lintels, or similarly proportioned modulations
of the wall, only when actual doors and windows are
not feasible because of the nature and use of the
building. "
5. Finally, in terms of architectural compliance, the building fails to comply
with the standard requiring a "recognizable top." This standard states:
"Base and Top Treatments. All facades shall have:
A recognizable "top" consisting of (but not limited to):
1. comice treatments, other than just colored
"stripes or "bands," with integrally textures
materials such as stone or other masonry or
differently colored materials;
2. sloping roof with overhangs and brackets,
3. stepped parapets."
As we have discussed, there is a wide variety of solutions to providing a
recognizable "top" to the new sections of the building. Again, we look
forward to working creatively with the design team to find a way to meet
the code provision.
6. The Major Amendment includes the construction of additional parking for a
new total of 203 spaces. Based on the new building total square footage
of 42,769, the amount of parking equates to 4.75 spaces per 1,000 square
feet. This exceeds the allowable maximum parking ratio for retail stores of
4.00 spaces per 1,000 sq. ft. Therefore, the plan has an excess of 32
parking spaces.
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Parking should be reduced to comply with the standard or a Modification
of Standard should be submitted. Enclosed please find the pertinent Land
Use Code section for the Modification procedure.
Please note under (H) Step 8 (Standards), you will find the applicable
review criterion that the Planning and Zoning Board will use by which to
evaluate the Modification of Standard request. The applicable criterion
requires a compare and contrast analysis. A successful Modification of
Standard request must follow these steps.
A. Prepare a Site Plan that meets the standard.
B. Compare/contrast this plan with the plan you are proposing.
C. Demonstrate how the proposed plan is at least equal to or
better than the plan that meets the standard.
This exercise requires more than just stating "this is what we want" or "we
need this much parking" or "this is our standard program and it's what we
do in most other cities." This type of reasoning will not be successful.
Rather, it is extremely important to demonstrate how the proposed plan
exceeds what is otherwise required by the Land Use Code. The test for
your Modification of Standard is that the proposed plan must be found to
be "better than would a plan which complies with the standard for which a
modification is requested."
Staff, therefore recommends the following areas where the plan could be
upgraded above and beyond what the Code would otherwise require:
A. Provide a north building entrance or otherwise exceed the
architectural requirements.
B. Upgrade the landscaped area northeast of the store with
such features as a picnic pavilion or gazebo, benches,
planters with seat walls, picnic tables, and trash containers,
and low level pedestrian lighting.
C. Add covered arcades across the north and west elevations
with decorative columns and sloping metal roof.
These suggestions are examples and not meant to be an exclusive list. The
design team is encouraged to research other ideas for retrofitting strip shopping
centers into areas featuring improved urban design and pedestrian amenities as
found in a book entitled The New Urbanism — Toward an Architecture of
Community, by Peter Katz, McGraw Hill, Inc., 1994. Again, for emphasis, the
burden of proof for a Modification of a Standard is on the applicant to
demonstrate how a plan exceeds the standards.
7. The proposed lighting, as shown on the Site Plan is excessive. Enclosed
please find the pertinent sections of the Land Use Code. Please note that
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walkways in commercial areas and parking areas are restricted to 0.9 and
1.0 foot-candles respectively. The 1,000 watt metal halide lights will not
be allowed as this level of illumination would vastly exceed these limits.
Please indicate which parking lot light fixtures are existing and which are
proposed. New lighting should match the existing and not exceed.
8. Please note that the proposed floodlighting of the front elevation does not
comply with fully shielding light sources. The standard states:
"Light sources shall be concealed and fully shielded and shall feature
sharp cut-off capability so as to minimize up -light, spill -light, glare and
unnecessary diffusion on adjacent property."
The floodlighting and 1,000 watt metal halide lamps must be eliminated.
Parking lot lighting should match the balance of the center in both light
source, wattage, fixture and pole. Foreground lighting at the entrance
may be customized but shall illuminate in such a way as to not cause
glare and must still feature down -directional, sharp cut-off fixtures.
9. Please describe the lighting levels anticipated for the truck dock area.
Keep in mind that lighting levels in loading and unloading platforms may
be increased to 20 foot candles but must remain shielded.
10. Please specify that the wall packs will be down -directional and feature
sharp cut-off fixtures.
11. The sidewalk connecting J.F.K. Parkway to the outdoor plaza area should
be detached from the curb by 6 — 8 feet and straight. A crosswalk should
then be provided across the internal drive aisle to the sidewalk on the
north side of the store. This will allow a more continuous and direct
pedestrian connection from J.F.K. to the front entrance (or a north
entrance, if provided). Shade trees (minimum two inch caliper deciduous)
should be planted in the parkway strip on 30 foot centers. A separate
connection should then be made into the plaza area.
12. Please provide a new sidewalk to the north along the west side of the new
parking lot. The walk should be a minimum of six feet and detached. The
parkway should feature street trees on 30 foot centers. Please provide a
ramp and crosswalk at the north end so it aligns with the entrance to the
Sportscaster restaurant.
13. Street trees on J.F.K. should be minimum two inch caliper deciduous
shade trees planted on 30 foot centers. Shade trees must be kept 40 feet
from existing public streetlights. This intervening space may be treated
with 1.5 inch caliper ornamental trees that can be no closer than 15 feet
from public streetlights. The Landscape Plan indicates Crabapples along
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J.F.K that are used as street trees that should be upgraded to shade
trees. Please show where the existing public streetlights are located so
the street tree plantings can be evaluated accordingly.
14. Please show the accurate number of trees on south property line next to
Savers.
15. There should be no gaps in the shrub bed along the truck dock screen
wall. Please add plant material so that the landscaping is continuous
along both the east and north sides of this wall. Be sure to mix evergreen
with deciduous.
16. With 203 parking spaces, seven handicap parking stalls are required but
only five are shown. Please add two.
17. Please provide a detail of the truck dock screen wall on one of the
Landscape sheets. Please indicate where the pallets and miscellaneous
outside storage (discarded shopping carts, shelving, racking, dumpsters,
etc.) will be stored. Please state that these elements will not be visible
from J.F.K. Parkway. There needs to be sufficient room for delivery trucks
as well as miscellaneous storage. (Presently, pallets and discarded
materials are dumped outside the northeast corner of the store and are
visible.)
18. Please indicate that the bike rack near the front entry exists.
19. Staff is concerned about the proposed monument sign along J.F.K.
Please provide a detail of the pedestal and specify that the material is to
match the predominant building exterior c.m.u., the split face block. The
overall height of the pedestal and sign should not exceed eight feet so as
to not compete or interfere with the canopies of the street trees. The
pedestal should match the one on South College which does a nice job of
matching the building.
20. Please re -label the sheets so that sheet AS-1 is sheet 1 of 4, L1 is 2 of 4,
L2 is 3 of 4, and A-6 is 4 of 4.
21. The following comments apply to sheet AS-1:
A. This sheet is considered the cover sheet. It should have a large
title in the lower right corner.
B. Please provide an Ownership signature block with a Notary block.
C. Please provide a City Approval block.
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D. Please provide a legal description.
E. Please provide a legend.
F. Please add the standard notes (see attached).
G. Please provide an Index to Sheets.
H. Please expand the Project Data (use the approved P.U.D. as a
guide).
I. Please create a document that scales correctly and is not a
reduction. This sheet does not scale as indicated.
J. Please show the location of the two existing curb cuts on the east
side of J.F.K. Parkway on the Postal Service site.
K. , Please indicate which sidewalks are existing and which are
proposed. Show the walk on the south connecting to Savers.
L. Please indicate which parking stalls are existing and which are
proposed.
M. Please indicate a "typical' parking stall dimension.
N. Please label the number of parking spaces per row.
O. On the new parking lot, please provide the dimensions of the stalls
and width of drive aisles. Note that the one-way drive aisle on the
east needs to be only 20 feet wide.
P. Show the head -in parking behind the retail building in
Fountainhead. Provide the dimensions of these stalls. If less than
19 feet in length, provide the dimension of the abutting sidewalk.
Please note that the width of the private drive must be at least 24
feet wide.
22. The following comments apply to the two Landscape sheets:
A. Please indicate all existing landscaping for the site and which is to
remain, which is to removed, and which is to be transplanted. The
transplanted Austrian Pines are indicated clearly. Are there other
materials that will also be transplanted? The Landscape Plan does
not make a clear distinction between existing and proposed plant
material.
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B. Please add the following notes to the Landscape Plan:
"All plant material shall be installed or secured with an irrevocable
letter of credit, performance bond, or other financial security
acceptable to the City, for 125% of the value of the plant materials
and labor, prior to issuance of a Certificate of, Occupancy."
"Developer shall ensure that the Landscape Plan is coordinated
with the plans done by other consultants so that the proposed
grading, storm drainage, or other construction does not conflict nor
preclude installation and maintenance of landscape elements on
this plan."
C. Please check the count of the Transplanted Austrian Pine. The
schedule says 11 but the plan indicates 12.
D. Please provide a continuous shrub bed along the north -facing
parking stalls in the new parking lot.
23. The following comments apply to the Architectural Elevations, sheet A-6:
A. The drawings do not scale as indicated due to the sheet being a
reduction. Please provide accurate scale.
B. Please remove signage from the building elevations. A separate
review and permit will be required for signage.
C. Please label which sections of each elevation is existing and new.
D. Please label elevations west, east, south, north.
E. Please add common colors to the material legend or provide color
chips as we do not know what the brand name and numbers refer
to. Based on the colored drawing, please label the glass area
above the entry as storefront glazing with red colored mullions and
that the wall packs are painted yellow.
F. Where applicable, please label that the new c.m.u. is to "match
existing."
24. Please find enclosed the comment sheet and redlined plans from the City
Engineering, Stormwater, Water/Wastewater, Mapping and Drafting,
Street Oversizing, and Transportation Planning Departments.
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25. Please find enclosed the comment sheet and redlined Landscape Plans
from the Department of Natural Resources.
26. Please find enclosed the comment sheet from Poudre Fire Authority.
27. Be sure to return all redlined plans.
28. On Wednesday, February 23, 2000, Staff conducted a site inspection of
the premises. Missing from the site are two Autumn Purple Ash, two
Ponderosa Pine, one Pinyon Pine, and numerous shrubs (see attached
redlined Landscape Plan). Technically, the site is in violation of the
approved P.U.D. Ratherthan write up a Zoning Violation, Staff would
prefer to work with the applicant so that all plant material is restored, in
accordance with the quantities indicated on the approved Landscape Plan,
prior to issuance of a Certificate of Occupancy for the expansion. If the
expansion effort fails to proceed to the Building Permit stage, Staff will
initiate the Zoning Violation Notice.
We recommend that the store manager begin negotiations with a
reputable landscape contractor so that irrigation systems are checked so
that restored plant material will thrive. The number of shrubs that are
missing is surprisingly high and a faulty irrigation system could be the
reason. (Also, the amount of discarded store material visibly exposed on
the northeast corner of the building does not speak well for the image of
the store.)
This concludes Staff comments at this time. Please note that revised plans
based on these comments must be received by the Planning Department within
90 days of the date of this letter. One 30-day extension may be granted upon
request to the Planning Director. If these deadlines cannot be met, the Planning
Director is authorized to remove the project from the development review system.
As always, please feel free to contact our office if you have any questions or
concerns regarding these comments, or to set up a meeting with the appropriate
staff to discuss the issues in depth.
Sincerely:
Ted Shepard
Chief Planner
Enc.
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