HomeMy WebLinkAboutGOLDEN MEADOWS BUSINESS PARK SECOND - Filed GC-GENERAL CORRESPONDENCE - 2004-08-05March 11, 2003
Steve Olt
City of Fort Collins
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80521-0580
RE: Planning Objectives for Golden Meadows Lot 4&5, Project Development Plan.
Dear Steve Olt,
The Golden Meadows Lot 4 & 5 site is 1.9 acres in size. The project is to be built in one
phase. The site is located at the northeast corner of Harmony Road and McMurray
Avenue, east of the Safeway Shopping Center. There is an existing office building to the
north and Grainger to the east.
Golden Meadows Lot 4 & 5 was platted as part of the Golden Meadow Business Park.
Originally there were 18 lots platted, as can be referenced on the recorded document.
The total acreage of the business park is about 31.3 acres (See attached map). According
to the landuse code, it is required that there are no more than 25% of secondary uses
allowed in the Golden Meadows Business Park. The convenience shopping center
classification can be found in the secondary use section. As shown in the attached plat of
the business park:, Golden Meadows Lot 4 & 5 account for only 6% of the Golden
Meadows Business Park acreage. All of the other uses in the business park are
considered primary uses.
The Golden Meadows site is zoned HC, Harmony Corridor. This project is proposing a
21,000 square foot convenience shopping center building with a parking lot for 79
spaces. Per the landuse code, the building will have at least 4 businesses, each with its
own exterior entrance and be managed as a single unit. Additionally, the businesses
within the building will comply with the permitted use allotments.
The site entrance drive is off of McMurray Avenue A sidewalk will run along the west
edge of the site parallel to McMurray with two direct pedestrian connections to the
building. There are other sidewalk connections throughout the site A trash enclosure
and bike parking is also being provided. A patio area is located on the west side as well
The landscaping for Golden Meadows will serve to enhance the area and the existing
streetscape while also screening the parking areas from the streets. Deciduous trees,
evergreens trees, and ornamental trees, as well as foundation plantings shall be utilized to
add visual interest year round. Species will be clustered for compact and uniform stands
of plant material. Plant selection shall compliment the surrounding landscaping and the
recommendations in the Harmony Corridor Plan.
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GOLDEN MEADOWS BUSINESS PARK
GOLDEN MEADOWS BUSINESS PARK: 31.3 ACRES
GOLDEN MEADOWS LOT 4 & 5: 1.9 ACRES
PERCENTAGE OF TOTAL: 6%
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City Plan Principles and Policies achieved by the proposed plan include:
Principle LU-1: Growth within the city will promote a compact development
pattern within a well-defined boundary.
Policy LU-1.1 Compact Urban Form
The project is located within the urban growth boundary providing convenience services
to those who work nearby.
Principle LU-2: The city will maintain and enhance its character and sense of place
as defined by its neighborhoods, districts, corridors and edges.
Policy LU-2.1 City -Wide Structure
The site lies at the highly visible intersection of Harmony and McMurray. The
architecture and landscaping will add much character to the intersection.
Principle T-l: The physical organization of the city will be supported by a
framework of transportation alternatives that maximizes access and mobility
throughout the city, while reducing dependence upon the private automobile.
Policy T-1.5 Targeted Areas
There will be 8' wide sidewalks along Harmony Road and bike lanes along southern and
western property boundaries. These elements will help to encourage alternative modes of
transportation.
Principle T-4: Bicycling will serve as a viable alternative to automobile use for all
trip purposes.
Policy T-4.1
Bike racks are included on the site to encourage bicycling.
Principle T-5: The City will acknowledge pedestrian travel as a viable
transportation mode and elevate it in importance to be in balance with all other
modes. Direct Pedestrian connections will be provided and encouraged from place
of residence to transit, schools, activity centers, work and public facilities.
Policy T-5.2 Connections
The project provides sidewalk connections along Harmony and McMurray to help
complete the pedestrian circulation around that intersection_
Principle CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces,
parks, and gateway landscapes should be designed to be functional, accessible,
attractive, safe and comfortable.
Policy CAD-2.3 Entryways
There will be a wide walkway all along the front of the building and a plaza on the west
side.
Principle CAD-6-. Artistic enrichment and cultural opportunity are vital to
community values, quality of life, and economic and social wellness. The City will
promote, encourage and stimulate the growth of cultural development and
participation.
Policy CAD-6.3 Acquisitions
The site architecture is inspired and designed after Frank Lloyd Wright's Prairie School
style.
Principle ENV-3: Drinking water provided by the City's Water Utility will meet or
exceed customer expectations for quality, quantity, and reliability. Water
conservation will be strongly encouraged.
Policy ENV-3.3 Water Demand Management Policy
The landscape plan for the project will utilize the following xeriscape principles:
Plant material with low to moderate water requirements
Limited turf areas
Effective use of soil amendments
An efficient irrigation system
Appropriate maintenance
Principle UGE-1: The City's development will be contained by well-defined
boundaries.
Policy UGE-1.1 Community Growth Management Area Boundary
The site is infill within the growth management area.
I North Star
'01w®., design, inc.
March 11, 2003
Mr. Marc Virata
City of Fort Collins Engineering
281 North College Avenue
PO Box 580
Fort Collins, Colorado 50522-0580
Re: Golden Meadows Business Park Filing 2 - Request for Variance #1 — Driveway Spacing
Proj: 186-01
Dear Marc:
The following is a request for variance from Section 9.4.3 — Access Requirements — Minimum
Space Between Openings in the "Latimer County Urban Area Street Standards, October 2002".
This variance is requested to allow the entry drive on this project to be a distance of 45' south of
the existing drive to the north rather than the 75' specified in Table 7-3 for a Major Collector
Sheet.
A variance is requested from the requirement for 75' edge -to -edge driveway spacing for the
following reasons:
• This site needs to gain access off of McMurray. Access from Harmony is prohibited.
Because of the stacking issues on southbound McMurray, it was decided to place the
drive as far north as feasible and ask for this variance. It is the opinion of the Traffic
Engineer that this is a better scenario than getting the 75' spacing and moving the drive
closer to Harmony.
• Eliminating this drive and using the existing drive to the north has been explored and
dismissed as an option. The property to the north is currently for sale. The owners of
this site will not agree to any cross access easements because that would be an additional
encumbrance on the property.
• The Traffic Impact Study does not identify this deficient spacing as a safety issue.
This variance from the above Standard will not be detrimental to the public health, safety and
welfare.
Please call me with any questions or additional information that you may need for the approval of
this variance.
Sincerely,
Michael Oberlander, PE, LSI
North Star Design, Inc.
700 Automation Drive, Unit I Windsor, Colorado BO55O
970-686-133939 Phone • 970-17386-1188 Fax
Interoffice Memorandum J p�
Date: 04/18/2003
To: Cam McNair, City Engineer "t
Thru: Dave Stringer, Development Review Manager`a`�_'
From: Marc'Virata, Development Review Engineer h\, �i
RE: Variance Request for Golden Meadows 2nd Filing
North Star Design Inc., on behalf of the developer for Golden Meadows 2nd Filing has submitted a variance
request to the Latimer County Urban Area Street Standards (LCUASS) for separation between driveway
edges. The proposed driveway for this development is separated by approximately 34' from the existing
driveway for the harmony Safeway Marketplace across the street and 45' from the existing driveway for
the unoccupied building directly north. There is perhaps some interpretation at to whether a variance is in
fact required in this situation; in any case, the design engineer has decided to process this as a vacation. 1
concur with the findings of the design engineer and support the granting of the variance request.
Table 7-3 requires that driveways are spaced a minimum of 75' apart on major collector streets. Using this
as the applicable standard in this case, the design engineer has decided to submit a variance request. A
major collector street is typically identified by a collector street (as shown on the City's Master Street Plan)
that does not have on -street parking. McMurry Avenue is identified as a collector street on the Master
Street Plan though has parking along most of the street in the general area, including where the driveway is
proposed. Therefore, it may be more appropriate to apply minor collector standards in this case, (30'
instead of 75') which would not require this variance request.
Ideally, the driveway would be eliminated and access shared with the property to the north. It is my
understanding in discussion with the land owner that this was at one time intended, however negotiations
broke down. Currently the property to the north is unoccupied and being sold, the design engineer notes
that a further attempt to secure cross access was unsuccessful due to the owners not wanting an additional
encumbrance on the property. The driveway could also be designed to meet driveway separation
requirements by moving the driveway further south to provide further separation. This however could
likely cause vehicular delays and conflicts with the intersection of Harmony and McMurry.
During the conceptual planning for this project, I had brought this issue of the driveway location to a
Transportation Coordination meeting. It was decided at the meeting (with Traffic Engineering present) that
the creation of a driveway in the proposed location is acceptable if cross access could not be secured to the
north. Conflicting turning movements with the driveway into Harmony Safeway Marketplace as well as
the driveway to the north weren't as great of a concern as moving the driveway further south to meet
standards but creating impacts on the Harmony/McMurry intersection. With the formal submittal of the
project, Traffic Engineering is satisfied with the new driveway, as evident by the comment sheet attached.
In summary, I agree with the justification provided by the design engineer and believe an effort has been
made to secure cross access to the north which was unsuccessful. With the approval of the driveway by
Traffic Engineering, the granting of this variance request does not appear to be a detriment to the health,
safety and welfare of the public. Let me know of any questions or additional information that would be of
benefit.
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