HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 02/07/2006 - SECOND READING OF ORDINANCE NO. 011, 2006, AMENDIN ITEM NUMBER: 34
AGENDA ITEM SUMMARY DATE: February 7, 2006
FORT COLLINS CITY COUNCIL STAFF: Pete Wray
SUBJECT
Second Reading of Ordinance No. 011, 2006, Amending the Harmony Corridor Plan and
Harmony Corridor Standards and Guidelines as They Pertain to Regional Shopping Centers.
RECOMMENDATION
Staff recommends approval of the Ordinance on Second Reading.
On December 8, 2005 the Planning and Zoning Board recommended City Council approval of
the Amendments with three additional changes by a vote of(3-1).
EXECUTIVE SUMMARY
On January 17, 2006 Council approved on First Reading Ordinance No. 011, 2006, with
direction to include on second reading certain amendments to the Harmony Corridor Standards
and Guidelines that would apply the design standards for both Lifestyle and Regional Shopping
Centers. Exhibit B reflects those amendments.
Bayer Properties has initiated an amendment to the Harmony Corridor Plan and the Harmony
Corridor Standards and Guidelines, which would add a Regional Shopping Center to the Mixed-
Use Activity Center in addition to Basic Industrial and Non-Retail Employment, as defined and
shown on the Land Use Map. The property in question is located at the northwest corner of
Harmony Road and Ziegler Road, behind and west of the existing LSI Logic building. The
property is currently designated in the Harmony Corridor Plan and Harmony Corridor
Standards and Guidelines for a Lifestyle Shopping Center and/or for Basic Industrial and Non-
Retail Employment uses. The Harmony Corridor Plan and Harmony Corridor Standards and
Guidelines are elements of the City's comprehensive plan, known as City Plan. Any proposed
changes to these documents require a Minor Amendment process as described in Appendix C of
City Plan, meeting specified criteria to support the change.
ORDINANCE NO . 011 , 2006
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE HARMONY CORRIDOR PLAN AND THE HARMONY
CORRIDOR STANDARDS AND GUIDELINES TO ABTA AS THEY PERTAIN TO
"REGIONAL SHOPPING CENTERS " DES16NATION IN THE NifNIED-i
WHEREAS , the Council of the City of Fort Collins, by Ordinance No. 28 , 1991 , adopted the
"Harmony Corridor Design Standards and Guidelines " ; and
WHEREAS , by Ordinance No . 187, 1994, the Council amended the Harmony Corridor
Design Standards and Guidelines to include not only standards and guidelines for the general design
of the Harmony Corridor but also to include standards and guidelines for the design of certain
shopping centers and retail uses in the Harmony Corridor, as well as land use and locational
standards and guidelines for all land uses in the Harmony Corridor and certain definitional standards
and guidelines ; and
WHEREAS , the owner of certain lands located at the northwest corner of Harmony Road
and Ziegler Road has proposed an amendment to the Harmony Corridor Plan and Harmony Corridor
Standards and Guidelines to add a "regional shopping center" within the "mixed-use activity center"
located at the northwest corner of Harmony Road and Ziegler Road, which would be in addition to
the previously contemplated uses in such "mixed-use activity center" ; and
WHEREAS , the property owner has also proposed an amendment to the Harmony Corridor
Standards and Guidelines to amend the scale standards pertaining to Harmony Corridor Regional
Shopping Centers so that the maximum acreage of such a regional shopping center would be
increased from 70 acres to 100 acres; and
WHEREAS , the Council has determined that the " land use plan" maps in the Harmony
Corridor Plan and in the Harmony Corridor Standards and Guidelines should be amended to add
"Regional Shopping Center" as has been requested, and that the maximum size of a "Harmony
Corridor Regional Shopping Center" should be increased from 70 acres to 100 acres .
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows :
Section 1 . That the " land use plan" maps as contained in the Harmony Corridor Plan and
the Harmony Corridor Standards and Guidelines are hereby amended to appear as shown on Exhibit
"A" attached hereto and incorporated herein by this reference .
Section 2 . That the Harmony Corridor Regional Shopping Center Standards pertaining
to the " scale " of the Harmony Corridor Standards and Guidelines are hereby amended to read as
follows :
Scale :
• A regional shopping center shall be situated on thirty (30) to one hundred
( 100) acres. (+)
• A regional shopping center shall contain at least fifteen ( 15 ) independent
business establishments with separate public entrances . (+)
• A regional shopping center should continue the City's tradition of having
small and medium size shops supplementing the principal tenant(s) . (o)
• A regional shopping center shall contain at least 250,000 square feet of gross
floor area. (+)
Section 3 . That the Harmony Corridor Standards and Guidelines for "Lifestyle Shopping
Centers " are hereby amended to also include "New Regional Shopping Centers, " as shown on
Exhibit "B " attached hereto and incorporated herein by this reference.
Introduced and considered favorably on first reading and ordered published this 17th day of
January, A.D . 2006, and to be presented for final passage on the 7th day of February, A.D . 2006 ,
Mayor
ATTEST :
City Clerk
Passed and adopted on final reading this 7th day of February, A.D . 2006 .
Mayor
ATTEST :
City Clerk
Exhibit B
Proposed Amendments
to the Harmony Corridor
Standards and Guidelines
• Apply Standards and Guidelines for the Lifestyle Shopping Center to
new Regional Shopping Centers as well. (P. 46,Harmony Comdor
Standards and Guidelines).
New Lifestyle and Regional Shopping Centers
The unique and high-quality site and building design of major new Shopping
Centers in the Harmony Corridor reflect the special value the community places
on the Corridor as a development opportunity and entryway into the City from I-
25.
nteig -• a gewei,een'ers. These standards are intended to ensure that if a
lifestyle or new regional shopping center is developeded it fulfills the purposes of
the land use designation. The purposes include adding a significant and different
new element to the City's retail mix, thus
enhancing the City's fiscal health.
1. Framework of Streets Drives and Walkway Sines
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Clear, Continuous Pedestrian Network. Building sites shall be formed by a
system of connecting walkways, plazas, and courtyards. These pedestrian
frontages shall form a continuous network and a clear, shared focus for building
orientation. Shoppers shall be able to directly access all buildings and central
features and gathering places of the center via the pedestrian network. (+)
1
Street-Like Drives and Parking Blocks. Off-street surface parking shall be
configured as a combination of 1) street-like parking drives with angled or
parallel parking and tree-lined walkways; and 2) discemable parking blocks
bounded by streets, drives, or walkway spines, with tree-lined sidewalks. (+)
Street-like drives with convenient
parallel or angled parking along
building frontage can make the
pedestrian areas more active,calm
traffic,and impart a feeling of a town
center street as opposed to a typical
parking lot edge.
Shoppers will typically have the potential opportunity to park relatively close to
the front door of any store, and yet also conveniently walk from one store to
another. In other words, the layout of the center is conducive to both the
convenience shopper with a targeted destination, and to the browser shopper with
time to walk around the center or visit more stores. (o)
2. Grouping of Buildings Along Pedestrian Frontage
Non-Linear, Pedestrian-Friendly Site Plan. The site plan for a Center is not a
simple linear line-up of stores, as often found in a strip shopping center. A site
plan for a Center shall display creativity and flexibility in site layout to achieve
the following objectives:
• Buildings Clustered Along Walkways. Buildings shall be brought together to
form visually interesting pedestrian frontages that feature main entrances to
the buildings. To the maximum extent feasible, remote or independent pad
sites, separated by their own parking lots and service drives, shall be
minimized (single-tenant buildings on pad sites are allowed, but must be
2
brought together along pedestrian frontages in accordance with this standard).
(+)
• Multiple Buildings, The site plan shall create multiple corner (end-cap) sites,
by housing the Center's retail stores in more than one primary multi-store
building. (this does not include the separate, single-occupant buildings on pad
sites, which are often occupied by freestanding restaurants or theatres). (+)
3. Very High Architectural Program, Level of Finish and Detail
Variation and Quality. The architectural program for a Center shall emphasize
the individuality and unique storefront design of most of the stores in a Center,
giving the impression of a place built over time. The program shall include varied
building heights—often used as a means to differentiate individual stores; high
quality building materials (e.g., natural or synthetic stone,brick, tinted and
textured concrete masonry units, stucco, high quality precast and prestressed
architectural concrete water-mana ed EIFS, woodwork, architectural metals,
.. ... . ..........
Two examples of high quality
architecture setting the standard for
overall design of a Center.
ur
Mixed Use Buildings. Centers often include mixed-use dwellings and other
multi-story buildings to add vitality to the center, add drama and interest to the
buildings, and reveal and capitalize on hidden markets for office and residential
products uncommon in suburban markets. (o)
a, Examples of mixed use buildings integrated into a
Center,along with other positive elements such as
streets and street-like drives with parking that lead
into or through the Centers.
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4. Very High Degree of Finish in Hardscape and Landscaping
Relatively Greater Amount of Landscaping and Pedestrian Enhancements.
A Center typically incorporates a significant amount of landscaping, community
amenities, and pedestrian enhancements that result in common areas considerably
more lavish than similar areas found in typical shopping centers. (o)
ti
Raised planters,sculpture,furnishings,paving,and plantings are all designed,built,and maintained with
a high degree of attention and quality.
Landscauin¢. A Center shall incorporate substantial amounts of on-site
landscaping that exceed the minimum landscaping requirements of the Land Use
Code. On-site landscaping shall include landscaping along all walkways or
integrated into the walkway space with tree wells and raised planters; and in
4
conjunction with central features and gathering places, and both around and
within surface parking areas. In addition to such permanent on-site landscaping, a
substantial amount of seasonal plantings (e.g., flowers in raised architectural
planters and containers) shall be incorporated in order to provide color and variety
to the grounds and enhance the pedestrian/shopper experience. (+)
Xeriscape Design Principles/Regional Character. Landscaping should be
developed to express xeriscape principles and characteristics appropriate to the
North Front Range(this may include relatively lush plantings requiring significant
watering, such as flower beds and lawns, in appropriate high-use areas). (o)
Pedestrian Amenities and Enhancements. A Center shall, to the maximum extent
feasible, incorporate the following features to ensure a high level of ambience for
shoppers:
• Very wide (8 to 15-foot clear) sidewalks, particularly adjacent to buildings,
Incorporation of quality pavers and enhanced concrete treatments into
pedestrian areas,
• Street furnishings (e.g. benches and trash receptacles)
• Pedestrian-scale lighting along walkways and access drives
• Outdoor service or seating areas
• Gardens, container flowers, and other supplementary landscaping
• Fountains and other water features
• Sculpture, murals, and other public art
• Overhead weather protection elements e. . arcades canopies, awnings,
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umbrellas over seating, and double entries for stores)
• Full-time security during the center's operating hours (+)
5. Central Feature or Gathering Place
A Center shall contain facilities that establish a focus for the Center, and that can
also serve as a focal point for neighborhood and community activities, gatherings
and meetings, and passive recreation. Such facilities shall include a pedestrian
plaza, courtyard, or small park, containing a total of 6,000 square feet, with such
features as seating, an information kiosk, a water feature, a clock tower, special
plantings, an outdoor playground area, a gazebo, an amphitheatre or performance
stage, or other similar features and amenities. Alternatively, this standard may be
met by another such deliberately shaped area and/or a focal feature or amenity
that, in the judgment of the decision maker, adequately establishes a community
gathering space or facility and a focus for the Center. (+)
5
Such facilities shall be highly visible,secure settings formed by the framework of
streets,drives and walkway spines,with direct linkage and visibility to and from
primary buildings within the Center. (+)
Any such facilities shall be constructed of materials that are equal to or better than
the principal materials of the building and landscape. (+)
s
Example of a multi-purpose central feature/gathering place with landscape and hardscape
elements.
6
ORDINANCE NO. 011, 2006
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE HARMONY CORRIDOR PLAN AND THE HARMONY
CORRIDOR STANDARDS AND GUIDELINES TO ADD A 'REGIONAL
SHOPPING CENTER" DESIGNATION IN THE MIXED-USE ACTIVITY CENTER
LOCATED AT THE NORTHWEST CORNER OF HARMONY ROAD AND
Z►EGLER ROAD AS SHOWN ON THE LAND USE MAP AND TO REVISE
THE TEXT OF THE DEFINITION OF 'REGIONAL SHOPPING CENTER"
WHEREAS,the Council ofthe City of Fort Collins,by Ordinance No. 28, 1991,adopted the
"Harmony Corridor Design Standards and Guidelines"; and
WHEREAS, by Ordinance No. 187, 1994, the Council amended the Harmony Corridor
Design Standards and Guidelines to include not only standards and guidelines for the general design
of the Harmony Corridor but also to include standards and guidelines for the design of certain
shopping centers and retail uses in the Harmony Corridor, as well as land use and locational
standards and guidelines for all land uses in the Harmony Corridor and certain definitional standards
and guidelines; and
WHEREAS,the ownerof certain lands located at the northwest corner of Harmony Road and
Ziegler Road has proposed an amendment to the Harmony Corridor Plan and Harmony Corridor
Standards and Guidelines to add a"regional shopping center'within the"mixed-use activity center'
located at the northwest corner of Harmony Road and Ziegler Road, which would be in addition to
the previously contemplated uses in such "mixed-use activity center"; and
WHEREAS, the property owner has also proposed an amendment to the Harmony Corridor
Standards and Guidelines to amend the scale standards pertaining to Harmony Corridor Regional
Shopping Centers so that the maximum acreage of such a regional shopping center would be
increased from 70 acres to 100 acres; and
WHEREAS, the Council has determined that the "land use plan" maps in the Harmony
Corridor Plan and in the Harmony Corridor Standards and Guidelines should be amended to add
"Regional Shopping Center" as has been requested, and that the maximum size of a "Harmony
Corridor Regional Shopping Center" should be increased from 70 acres to 100 acres.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the"land use plan'maps as contained in the Harmony Corridor Plan and
the Harmony Corridor Standards and Guidelines are hereby amended to appear as shown on Exhibit
"A" attached hereto and incorporated herein by this reference.
Section 2. That the Harmony Corridor Regional Shopping Center Standards pertaining
to the "scale" of the Harmony Corridor Standards and Guidelines are hereby amended to read as
follows:
Scale:
• A regional shopping center shall be situated on thirty(30)to seventy (70)one
hundred (100) acres. (+)
• A regional shopping center shall contain at least fifteen (15) independent
business establishments with separate public entrances. (+)
• A regional shopping center should continue the City's tradition of having
small and medium size shops supplementing the principal tenant(s). (o)
• A regional shopping center shall contain at least 250,000 square feet of gross
floor area. (T)
Introduced and considered favorably on first reading and ordered published this 17th day of
January, A.D. 2006, and to be presented for final passag the 7th day of February A.D. 2006.
i
May r
ATTEST:
�&" �City Clerk
Passed and adopted on final reading this 7th day of February, A.D. 2006.
Mayor
ATTEST:
City Clerk
EXHIBIT A
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ITEM NUMBER: 22
AGENDA ITEM SUMMARY DATE: January 17, 2006
FORT COLLINS CITY COUNCIL STAFF: Pete Wray
SUBJECT C C)
First Reading of Ordinance No. 011, 2006, Amending the Harmony Corridor Plan and The
Harmony Corridor Standards and Guidelines to Add a"Regional Shopping Center" Designation
in the Mixed-Use Activity Center Located At the Northwest Comer of Harmony Road and
Ziegler Road, and to Revise the Text of the Definition of"Regional Shopping Center".
RECOMMENDATION
Staff recommends adoption of the Ordinance on First Reading.
On December 8, 2005 the Planning and Zoning Board recommended City Council approval of
the Amendment with three additional changes by a vote of(3-1) in favor.
EXECUTIVE SUMMARY ]p y
AL _jL
The new plan amendments include the following:
1. Harmony Corridor Plan
a. Land Use Map - Add "Regional Shopping Center" designation.
2. Harmony Corridor Standards and Guidelines
a. Land Use Map - Add "Regional Shopping Center"designation.
b. Definition - Increase the size of a Regional Shopping Center from (30 - 70
acres) to (30 - 100) acres.
The developer, Bayer Properties, has initiated an amendment to the Harmony Corridor Plan and
the Harmony Corridor Standards and Guidelines, to add a Regional Shopping Center, within the
Mixed-Use Activity Center, in addition to Basic Industrial and Non-Retail Employment as
defined and shown on the Land 0ae n e rn f Harmony Road and Ziegler
Road, behind and west of the istin it g. property is currently designated
in the Harmony Corridor Pla d Har or Stan rds and Guidelines for a Lifestyle
Shopping Center and/or for Bas s Retail loyment uses.
The Harmony Corridor Plan and Harmony Corridor Standards and Guidelines are elements of
the City's comprehensive plan, known as City Plan. Any proposed changes to these documents
require a Minor Amendment process as described in Appendix C of City Plan, meeting specified
criteria to support the change.
January 17, 2006 -2- Item No. 22
Presently, two existing regional shopping centers are located within Harmony Corridor, one on
the south side of Harmony Road between Boardwalk Drive and Lemay Avenue, and the second
on the northeast corner of College Avenue and Harmony Road. The proposed amendment
would allow for a third regional 'n
o p y,
BACKGROUND
Previous Adopted Plans and Analysis
Over the past several years, staff and the public have discussed the need for an additional, new
regional shopping center locating somewhere in Fort Collins. Information obtained through the
City Plan update Market Analysis Report in 2003 shows that there is a deficiency in the supply
of parcels of sufficient size to support a future regional shopping center in the community. Over
the past few years, at least three regional shopping center developers have approached City staff
about locating in Fort Collins. Staff evaluated available large vacant parcels within the Fort
Collins growth management area and concluded that while there are large parcels near I-25 and
Prospect Road and Mulberry Street/I-25 interchanges, these locations have significant and costly
infrastructure improvement nee t at ent d elo nt these parcels from moving
forward in the near future. A res It e p y th o west corner of Harmony Road
and Ziegler Road emerged as a best ilabl it ause as sufficient street capacity, near
an improved interchange and ila liti . S is aw of other development ready sites
outside the City's GMA boundary, including the northeast and southeast corners of I-25 and
Harmony Road in Timnath.
In 2003, the developer, Bayer Properties, proposed a "lifestyle center" on the northwest corner of
Harmony and Zeigler Roads on approximately 80 acres, requiring an amendment to the
Harmony Corridor Plan to allow this type of retail center. In July 2003, Council adopted
amendments to the Plan. Since that time, market conditions have changed, including the
development of the Promenade Shops at Centerra Lifestyle Center and the GGP purchase of
Foothills Mall, necessitating Bayer Properties to reconsider the use of their property. The
developers are now proposing a different type of commercial retail shopping center
incorporating a tenant mix including large format retail establishments, full-line department
stores, discount department stores, and mid-size and smaller retailers and sit-down restaurants.
The difference between a Lifest nter R ' alVh
Center are described in detail
in the Harmony Corridor Des' n St ds i h centers can be basically the
same size, with a similar mi f ten A e SCenter is provided a lengthier
and detailed description of ext i e s o mi andtores to set it apart from other
types of shopping centers. In addition, a Lifestyle Center typically includes a predominance of
specialty retail, entertainment and enhanced site features along the store fronts. Also, it has a
limit on the size of anchors - 110,000 square feet of ground floor footprint. A Regional Shopping
Center has a briefer, more general description with no limits on footprint size, and typically
includes "superstores" of 140,000 —200,000 sq ft. Both centers include smaller anchor stores of
25,000 sq ft or less.
January 17, 2006 -3- Item No. 22
The zoning and land uses surrounding the area in question are as follows:
N: HC/LMN — Harmony Corridor and Low Density Mixed-use Neighborhood; existing
vacant property and En c er the north
S: HC—Harmony Corrid , exist com r 1 sin ark
E: HC - Harmony Corrid existin ewl - card bu ess
W: LMN—Low Density M e or ; existi Harmony Mobile Home Park
The existing City Structure Plan Map shows Commercial land use designation on the northwest
corner of Harmony Road and Ziegler Road. An amendment to the City Structure Plan Map
would not be needed to accompany the requested changes to the Harmony Corridor Plan and the
Harmony Corridor Standards and Guidelines as a regional shopping center is consistent with the
existing land use designation. Similarly, the existing Zoning Map shows this location as
Harmony Corridor District zoning classification. A regional shopping center is consistent with
this zoning and will not require an amendment to the Zoning Map.
Assessment of Impacts on Employment Land Use Inventory:
In 2003, Economic & Planning Systems (EPS) prepared a report, "Lifestyle Center Economic
Impact Analysis", which examined the supply of employment land in response to Bayer's
proposed lifestyle center at H ' g o oncluded that there was "an
adequate supply of primary loym land v la i City for economic development
purposes." Based on the ty's B able s Inven ry, it identified 2,500 acres of
undeveloped land in the HC, E It also ' tified 30 undeveloped sites over
30 acres in size for future large employers to consider. Finally, the report suggested that the City
continue to monitor this land supply to determine if additional primary employment land is
necessary.
In November 2005, staff re-evaluated the Buildable Lands Inventory to update information
relating to available employment lands. The previous conclusion that there is an adequate
supply of primary employment lands is still valid today. Relatively little land has been
converted to non-employment uses and the vacant land supply remains robust. Since 2003,
approximately 106 acres converted from employment to other uses. There are over 2,300 acres
of vacant land in the zone districts that would accommodate the bulk of primary jobs,
representing over 25,000 potential new jobs. However, there are still many sites that could
accept large and small primary employers.
Vacant employment land has at (an)dt
ve to non-employment uses. If
the City is to retain an ade to su ct m mployers, it needs to carefully
assess the benefits and draw cks ofu ts. Staf oncludes that the proposed Plan
amendment request by Bayer w si loss i ployment land supply.
Sales Tax Analysis:
In response to the proposed Front Range Village shopping center by Bayer Properties, the City
retained Economic & Planning Systems (EPS) to conduct a study of the sales tax impact. The
analysis focused on potential sales tax impacts including trade area profile, market implications,
and land use considerations.
January 17, 2006 -4- Item No. 22
If the proposed 900,000 square foot Front Range Village was completed, EPS estimates that a
project such as Bayer's would generate $264 million in annual retail sales and $63.3 million in
net new sales to the City. These net new sales would generate an estimated $1.9 million in net
new sales tax revenues per year (dev)e
EPS has estimated a more lik realistnoNdeneratuel$171.9
te wod be 550,000 square feet
of proposed space. With this si e ima million in annual
retail sales and $44.3 million in net new sales to the City or 25.8 percent of the total. These net
new sales would generate an estimated $1.3 million in net new sales tax revenues per year at
buildout(between 5 —7 years).
By comparison, the previously evaluated 500,000 square foot lifestyle center proposal was
estimated to generate $100 to $190 million in annual sales with a total of$42.5 to $80.8 net new
sales, and $1.3 to $2.4 million in net new sales tax revenues. While the estimated size of the
proposed two types of shopping centers is close to the same, the net new sales tax revenue would
be higher for a lifestyle center, and due largely to the predominance of high-end retail associated
with this type of shopping center and projected sales.
Market competition factors for this project are more immediate than estimated sales tax
revenues. The Fort Collins trade area will be reduced by the Centerra project and other future
regional retail centers outside t (reii
ns ' to compete with new regional
retail locations outside of the ty, ited ve p gional retail locations within its
borders. If Timnath develops retailct st -25 in ace of a regional shopping center
in Fort Collins, the loss of est e pproxi y $32.8 million, will result in a
loss of$935,000 in retail sales tax revenue to the City.
Risk Analysis:
City staff has prepared additional information in the form of a risk analysis to assess tradeoffs of
potential outcomes if a project such as the Bayer project is approved. Several risks were
identified depending on the percentage of development completed on the site in the future. The
focus is more on how such a project may impact the immediate property and surrounding
existing and future commercial center locations within the Growth Management Area.
Staff has assessed this site on Harmony as the most development ready location to accommodate
a regional shopping center. Regional competition outside the GMA in the near future could lead
to retail tenants selecting other preferred locations resulting in the City losing a share of new
retail trade. Taken as a whole(,jg
f
' s i tified in approving a regional
shopping center for this locati nt ct, are not significant enough to
change staff s recommendatioppendm
Public Process:
The process to amend the Harmony Corridor Plan has included opportunity for citizen review
and comment including a City-hosted neighborhood meeting and public open house held on
November 30, 2005. A second neighborhood meeting is scheduled for January 14, 2006 with
English Ranch residents. In addition, information about the proposed amendment has been
published on the City's Web site and covered in the local news media.
January 17, 2006 -5- Item No. 22
Plan Amendment Review Criteria:
City Plan allows for amendments through a Minor Amendment process as outlined in Appendix
C, outlining two review criteria.
A. The City Plan and/or relate leme eof Yieed of the proposed amendment.
The following findings justify the need for an amendment:
• Market information indicates the demand for a new regional shopping
center somewhere in Fort Collins, and preferably near the I-25 Corridor.
This site best meets this need.
• Accommodating stores greater than 110,000 square feet would necessitate
a change in the current shopping center designation.
B. The proposed plan amendment will promote the public welfare and will be consistent
with the vision, goals, principles and policies of City Plan and the elements thereof.
The following findings support these criteria:
• This subject pa penY' tzedccommodate a large
regional shopp' cen ith iother available street
infrastructure an i rove to handle additional
traffic impacts.
• From an economic health perspective (jobs, sales and property taxes, etc),
the amendment to allow a regional shopping center is in the City's best
interest. The recently adopted Council Policy Agenda states the need to
"Aggressively pursue activities to enhance the health of our local retail
economy, including business retention and new retail development"
(highlight added). Council has identified this goal as among the "most
urgent".
• The parcel is an infill location within easy access to existing and future
homes and businesses. Other potential locations, including but not limited
to the Timnath site, are not as well located and would force residents of
our community to travel longer distances to shop and do business.
• The Minor Amendment is consistent with City Plan Goals for land use to
assist in maintaining a compact pattern, encouraging development inside
municipal bound ' d ' g a ture.
Findings of Fact/Conclusion
In evaluating the request to amend the Harmony Corridor Plan and Harmony Corridor
rds and Guidelines staff makes the following findings s of fact:
Standards
A. The request
t for the Plan Amendment meets the criteria of Minor Amendment Procedures
as outlined in Appendix C of City Plan. The request for the Plan Amendment promotes
the public welfare, and is consistent with City Plan vision, goals and policies.
January 17, 2006 -6- Item No. 22
B. The request for the Plan Amendment is consistent with the City Structure Plan Map with
a commercial designation.
RECOMMENDATION:
1. The Planning and Zon Boar n De er 8, 200 voted (3-1) to recommend to City
Council approval of thr ent to end the Harmony Corridor Plan
and Harmony Corridor Standards and Guidelines Land Use Map, along with the
following additional amendments:
Standards and Guidelines Definition of Regional Shopping Center:
A. Increase the size of a Regional Shopping Center from (30 — 70 acres) to
(30 — 100 acres). This change will allow a larger shopping center such as
the one proposed by Bayer.
B. Permitted uses: Change residential use to (Mixed-Use Dwellings). Mixed-
use dwellings are included in the definition for a Lifestyle Center. The
Board concluded that within a shopping center, the intent is to not have
stand alone multi-family residential. Rather, the inclusion of an option for
residential in m' a ttil . oriz ntally or vertical with
ground floor re 1 or o and i s t side or above.
C. General Definite a n ore th Big Box stores". The
current definition states "generally 1-2 anchor stores". The Board
concluded adding a standard to provide a clear range of large super stores
to not exceed three stores.
2. Staff recommends Council adopt the Plan Amendments to the following two documents:
1. Harmony Corridor Plan
a. Land Use Map - Add"Regional Shopping Center" designation.
2. Harmony Corridor Standards and Guidelines
a. Land Use Map - Add"Regional Shopping Center" designation.
b. Definition - Increase the size of a Regional Shopping Center from (30 - 70
acres) to (30 - 100) acres.
3. In response to the oth reco a
d nt y e Planning and Zoning Board,
staff agrees with the ard. Ha amend ents will potentially impact other
property owners along ny d staff ' 1 need additional time to notify
them as part of this process. During the Council work session on January 10, 2006, staff
received direction to bring the following amendments back to be considered in the near
future:
A. Harmony Corridor Standards and Guidelines:
Standard: add—"No more than 3 Big Box Stores in Center".
January 17, 2006 -7- Item No. 22
B. Harmony Corridor Standards and Guidelines:
Standard: add "Mixed-Use Dwellings"to allowed use in center.
ATTACHMENTS
1. Proposed regional shopping center site and context map.
2. Minutes from the December 8, 2005 Planning and Zoning Board Hearing.
3. Memorandum to the Planning and Zoning Board from staff- Impact of the Bayer Retail
Project on the Supply of Employment Land, dated December 6, 2005.
4. Memorandum from EPS, Front Range Village Sales Tax Potentials Analysis —
Preliminary Findings, dated December 7, 2005.
5. Harmony Corridor Plan Proposed Front Range Village Regional Shopping Center Risk
Analysis, dated December 30, 2005.
6. Comparison of Lifestyle Shopping Center to Regional Shopping Center dated December
28, 2005.
7. Summary of Comments from Neighborhood and Public Open House Meetings.
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