HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPS FINAL - 60 91M - CORRESPONDENCE - STAFF'S PROJECT COMMENTSComrr ity Planning and Environment
Current Planning
March 17, 1995
Mr. Eldon Ward
Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
Dear Eldon:
ervrces
Staff has reviewed the request for Final P.U.D. for Lot One and Lot Three of the Tower
Shoppes P.U.D. located at the northeast corner of Timberline Road and Horsetooth Road. The
following comments are offered:
I. Part One - Overall Utility/Plat Comments
1. U.S. West cautions that the owner is responsible for provision of conduit and street
crossings including trench for telephone facilities along the south and west property lines of the
project. The owner also provides terminal room space (usually 4'x4') and power for the main
terminal at one building on each property, generally in a janitors' closet or utility room. Any
relocation of existing telephone facilities required by these plans will be paid for by the
developer.
2. The following comments pertain to the plat:
A. The plat must describe outer boundary monuments.
B. The width of the easements serving Lot 3 should be specified.
C. There is a 10 foot wide easement running east and west located east of the
Horsetooth access. It is not clearr for what purpose this easement is being platted.
Also, this easement is lacking a bearing and distance on its western end.
D. The Site Plan calls out a Power Easement in Book 2011, Page 199. Should this
information be on the plat?
E. The point of beginning should be indicated.
281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750
FAX (303) 221-6378 TDD (303) 224-6002
Eldon Ward Page 2 March 17, 1995
3. The legal description on the Site Plan should read: "... and being subject to a right-of-
way over the West 70 feet thereof for Timberline Road and to a right-of-way over the South 50
feet thereof for East Horsetooth Road..."
4. A railing should be provided for safety purposes along the overflow channel along the
north side of the grocery store. This side slope could be as steep as 2:1. Has a pipe been
considered for this area?
5. Site drainage is served by the high school detention pond and must conform to the
findings and assumptions made for the new school. The Stormwater Utility requires a Final Pine
Cone Overall Drainage Study which has not yet been submitted in final form. Both the Tower
Shoppes and Dakota Ridge Third Filing will be held up until this obligation is satisfied.
6. The Poudre Fire Authority is requesting an additional fire hydrant at the south entryway.
7. Please be advised that the on-line shops will have to be provided with an automatic fire
sprinkler system or divided up with approved fire -containment walls so that no one section
exceeds 5,000 square feet.
8. Please be aware that if the anchor tenant building is classified as "unlimited" in
accordance with the Uniform Building Code Section 506 (b), then the building must be entirely
surrounded and adjoined by public ways or yards not less than 60 feet in width.
9. The landscape plan shall contain a general note calling for the review and approval by
the City of Fort Collins of any required irrigation system for the landscape materials.
10. The landscape plan shall include the total area (in square feet)_ for each landscape
category. Landscape categories are distinguished by their water requirements and intended
maintenance level. Examples of possible categories include but are not limited to, high water
turfgrass, low water turfgrass, low water planting beds, moderate water planting beds, and non -
plant areas (paved areas, etc.).
II. Part Two - Anchor Tenant/Site Plan Comments
11. Staff is concerned about the special obligation for this shopping center to provide for
pedestrian amenities and connections. Unlike other centers, it is predicted that there will be a
significant volume of pedestrians needing safe access from the high school to the pad sites.
While the site is well -served by a series of east -west sidewalks, there are only two north -south
sidewalks. These two north -south walks are along Timberline Road and in front of the main
building. Pedestrian access could be greatly improved by the addition of a "mid -center"
Eldon Ward Page 3 March 17, 1995
sidewalk running north -south. Such a walk could be located in conjunction with the line of
landscape islands roughly midway between the main building and Timberline Road. This "mid -
center" sidewalk would provide a stronger pedestrian linkage from the high school to Lots 3 and
4 on the south side of the center.
12. Along the same east -west sidewalk, at the east end, the four handicap spaces should be
provided with ramps leading up to the walk. As indicated, the ramp in the parking lot does not
connect to the walk.
13. It is suggested that the two handicap parking stalls for Lot 2 (Future Pad C) be shifted
north so that the ramps lead directly to a walk system without having to traverse across travel
lanes.
14. The parking lot is well landscaped. The tree .wells are a good solution to introducing
additional plant material into paved areas. The parking ratio is appropriate. The berms along
the two arterials will provide good screening of the cars. The circular patterned concrete areas
will assist the pedestrian and caution drivers. These are all positive aspects of this P.U.D.
15. Recent site inspections on other commercial projects have revealed that the location of
pad -mounted electrical transformers along arterial streets detracts from the visual character
created by berms and landscaping. A note should be added to the Site Plan and Landscape Plan
stating that:
"The City's pad -mounted electrical transformers shall not be visible from either Timberline Road
or Horsetooth Road. The locations of electrical transformers, gas meters, and electrical panels
are unknown at this time but will be screened with plant material or by a solid enclosure meeting
the minimum clearance specifications of the Light and Power Utility."
16. The plant material designed to buffer the .loading and service side of the main building
appears generous. Has it been considered that this area be bermed to enhance the screening?
Or, has this material already been planted by the high school project?
17. Note Number 7 should indicate that rooftop mechanical equipment shall be totally
screened.
18. A note should be added stating that bike racks will be permanently anchored to concrete
and not interfere with pedestrian access.
Eldon Ward Page 4 March 17, 1995
19. Staff is very concerned about lighting. Note Number 10 is clear and conveys the proper
intent. Recent inspections on other commercial developments, however, indicate that this intent
is not always translated onto the construction documents that go out for bid. Staff suggest that
Note Number 10 be expanded and include:
"Light fixtures and levels shall be uniform throughout the entire center, including all pad
sites. At the time of application for building permits for any structure within this P.U.D.,. a
manufacturer's specification sheet for light fixtures shall be provided to the Planning Department
for review."
20. The shopping center is located in the Neighborhood Sign District. The architectural
elevations for the main building (anchor tenant and on-line shops) should indicate the location
of potential wall signage. Areas not so indicated will not be allowed to feature signage.
21. The applicant is encouraged to re -think the placing of "Tower Shoppes" signage on the
architectural feature. This signage appears misplaced and tends to detract from the overall high
quality of the center. Perhaps an outdoor clock would be more appropriate in this location and
that center identification can be accomplished by more traditional means.
22. Staff is concerned about promoting integration with the high school. There is some
accommodation indicated on the north edge of the west elevation of the main building with an
area devoted to outdoor seating. This area should expanded or other areas provided for casual
gatherings. If the concrete channel on the north side of the main building is converted to a pipe,
perhaps some benches or seating areas could be provided. The downtown Safeway has provided
an attractive seating area along Remington which otherwise would have been a blank wall.
23. You are encouraged to investigate the planting of vines or ivy on the north and east walls
of the main building.
24. Overall, Staff finds the center to be well designed with the potential for providing retail
services in an attractive setting while adjacent to the high school.
III. Part Three - Lot 3. Pad B
25. There are significant circulation problems with Lot 3, Pad B with parking and the drive-
thru function. As proposed, there are 15 parking spaces on the south and five spaces on the east
that will be blocked by cars stacking behind the menu board. As few as eight cars stacked will
totally block all 20 spaces. At 4,000 square feet, this restaurant will attract significant traffic
volumes for both the indoor and drive-thru functions.
Eldon Ward Page 5 March 17, 1995
26. The handicap parking spaces are located such that if forces a disabled person to cross not
only the "escape lane" but also the stacking lane in order to gain access to the southern entry.
The handicap ramp to this entry could be blocked by a seven car stack behind the menu board.
27. At the east end of the pad site, there is an access to the main parking lot which could be
used as a second entry into the drive-thru lane. How will this be controlled?
28. On the south side of.the building along the large glass wall, there is no sidewalk. -Again,
pedestrians will have to weave through the stacked cars to gain access to the south entry.
29. There is no bike rack provided to serve this building. Please add a rack near one of the
entries.
30. It appears that the building provides extraordinary accommodations for vehicles and
minimal amenities for pedestrians. In fact, there is no entry that is not in conflict with a travel
lane. This restaurant should feature outdoor dining and other pedestrian amenities to take
advantage of the large pedestrian population associated with the high school students, faculty and
staff.
31. In general, the placement of the building with its circulation pattern appears forced and
not well -suited to the site. The building would benefit greatly from a more creative design that
provides more sidewalks, bike racks, and less conflict among drive-thru stacking and pedestrians
and parked cars. It is suggested that the basic building envelope and circulation be re -analyzed
to provide a more logical coherent design.
32. Staff has serious concerns with both the architectural and lighting impacts associated with
--this-restaurant— In -terms of architecture, Staff questions the compatibility of a three -sided, 22
foot tall glass structure. These three walls dominate the entire structure and, by being located
at the corner of the two arterials, will diminish the quality established by the entire center. The
large glass area bears no resemblance to anything found within the center or the surrounding
area.
If such a dominate feature is to be included within the center, it is strongly recommended that
it not directly face the two arterials and that it be bermed, landscaped, and mitigated to a far
greater extent than presently shown.
Staff reminds the applicant that the architecture of the pad sites must meet All Development
Criterion A-2.7 of the L.D.G.& The three -sided glass structure is not considered to be
Eldon Ward Page 6 March 17, 1995
appropriate for the uses and activities of a shopping center located two miles off College
Avenue, in a neighborhood setting. Such a structure does not contribute to the neighborhood's
appearance in a positive way.
33. Staff is also very concerned about the illumination associated with a three -sided, 22 foot
tall glass structure. All Development Criterion A-2.15 of the L.D.G.S. requires that lighting
meet the functional and security needs of the proposed land use without adversely impacting
adjacent properties or the community. With 22 feet of glass on three sides, there will be
significant impacts due to light spillage with negative impacts on the adjacent properties and
community.
34. Staff is concerned that the introduction of an amusement use within a Neighborhood
Service Center may violate the definition of as found in Point Chart B of the L.D.G.S. As a.
Neighborhood Service Center, Tower Shoppes Preliminary P.U.D. was approved by the
Planning and Zoning Board for compliance with the L.D.G.S. The definition of a Neighborhood
Service Center anticipates a traditional retail and service center. The introduction a
approximately 1134 square feet of an amusement function does not meet the intent of a
traditional shopping center. Perhaps such an amusement use would be more compatible within
a Community/Regional Center, or along College Avenue rather than in a shopping center with
close proximity to existing neighborhoods.
Without going into a history of the Pine Cone O.D.P. and the controversial concept of attaching
a high school next to a shopping center, the applicants should be reminded that Tower Shoppes
P.U.D. and the new Fort Collins High School represent a very strong affirmation of promoting
a mix of land uses within our community.. As part of such a bold experiment in land use, Tower
Shoppes P.U.D. bears a special burden of blending in with a major public institution. For the
most-part,—the-P.U.D. does an excellent job with this integration.- -The amusement -portion -of
the drive-thru restaurant, however, seems to go beyond acceptable levels of intensity in both its
form and function and disrupts the delicate balance that is trying to be achieved..
35. The P.U.D. should not show the free-standing signs.
36. As part of the Neighborhood Sign District, only one wall sign per tenant per exterior wall
is allowed: Pad B shows two wall signs on the south and north elevations. Also, the width of
the wall signs cannot be longer than 75 % of the width of the building. The sign area shown on
the west exceeds 75 %.
Eldon Ward
Page 7 March 17, 1995
37. In terms of wall signage, Staff is concerned that three wall signs located at the top of all
three glass walls is far too dominating and out of scale and character for a pad site within a
Neighborhood Shopping Center. Signage used in this way is not appropriate for the location and
function of the center. As shown, the wall signage for Pad B does not comply with All
Development Criterion A-2.14 of the L.D.G.S.
This concludes Staff comments at this time. Please note the following deadlines for the April
24, 1995 Planning and Zoning Board meeting:
Plan revisions are due April 5, 1995.
P.M.T.'s, 10 prints, renderings are due April 17, 1995.
As always, please feel free to call our office to discuss these comments or to set up an
appointment with the appropriate Staff to discuss these comments in depth.
Sincerely,
T
J t
Ted Shepard
Senior Planner