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Home My WebLink AboutHANSEN ANNEXATION & ZONING - ANX120007 - REPORTS - MEMO / P & Z BOARDGrocery Stores and Residential Development city of Fort Collins in Proximity to Hansen Farm Annexation �s - a -- -'` ' ••`•. , E HORSETTOOTH L / ♦��♦ W z ♦ /i.� ,r to W 4i �, Target W /•, , C�Kin Soo ers' '•�.,, •y„_„H,_, Walmart 9 p Safeway Sprouts H. NON*IRD�. c J W ♦, Wal�rnart Sam's Club i i W G : ECHTE0. _1 VIA L i� WIIi; � 1 Q U=. i i Q f z - tiI ♦, z - �♦ W c - �•�?�iiC.: - J� . �' - � •�iiinj ��•�„emu _. 00 �daft N—CARPENTER-RD STATE�HIGH,WAY E—COUNTY—ROAD-3 0 0.25 0.5 Legend Under Construction Under Review MAnnexation Site Provincetowne - 442 units Kechter Farm - 406 units 911011011 ■ 2 Mile Radius - McClelland - 138 units - One Boardwalk Place - 24 units yEllmllIffs City Limits -Observatory Village - 61 units -Kechter Crossing - 75 units GMA Existing Grocery Crowne - 300 units 1 i Miles Grocery Stores and Commercial Zoning Focftryt couins in Proximity to Hansen Farm Annexation �s I_ _ 2 o -- rn Q DC � E,,HORSETOOTH R Z rt Ta IrgetL Walmart King Soopeers --� Safeway QSprouts N .._.._.._. E HARMONY WaI LU am's ClubCA W M V o Pi eKECHTER RD ♦ O i �U QO %..0", ...,�., ♦. z .� .� W N STATE,,HIGHWA�Y 39. Q CARPENTER RD `-�/111�11�11�11�11�11 11� j1 2 � co `E COUNTY ROAD 30 A(/i 0 0.25 0.5 1 M a rt Miles Legend M Annexation Site GMA Commercial Zoning ® Service Commercial (CS) '��Il�llr 2 Mile Radius � City Limits ZONE -Employment (E) — Railroad General Commercial (CG) - Harmony Corridor (HC) Existing Grocery Limited Commercial (CL) -Neighborhood Commercial (NC) Hansen Farm Annexation — Policy Background December 18, 2012 Page 3 other outdoor gathering spaces, and other supporting uses. Neighborhood Commercial Districts may include locations for some limited auto -related uses. Policy LIV 36.2 — Location Locate Neighborhood Commercial Districts near Low Density and Medium Density Mixed -Use Neighborhoods. Access for pedestrians and bicyclists should be a priority. Policy LIV 36.3 — Scale and Design The scale and design of a Neighborhood Commercial District should reinforce the positive identity, character, comfort, and convenience of the surrounding Low Density Mixed -Use Neighborhood. Encourage two- to three-story buildings to establish the District as a focal point of activity and increase the potential for a vertical mix of uses, such as locating dwellings or offices over shops. Also permit one-story buildings. Neighborhood Commercial Districts are limited to seven (7) acres in size; however, existing Districts in established neighborhoods may be as small as a half an acre. Note: Staff has confirmed the highlighted statement above is incorrect in City Plan. Hansen Farm Annexation — Policy Background December 18, 2012 Page 2 neighborhood. In addition to retail and services, the center may include small civic facilities, day care, and dwellings. 2.3.4. Neighborhood Commercial Center Policies. FC-LUF-9 Designated space for a neighborhood commercial center approximately 10 acres in size will be located on the west side of Timberline Road approximately 1'/z miles south of Harmony Road. FC-LUF-10 A grocery store or supermarket will be encouraged as the anchor for this center, and the center may also include shops, offices and clinics, services, civic uses, residential (such as lofts or apartments) and some limited auto -related services. FC-LUF-11 Buildings will be limited to 2'/z stories in height. 2. City Plan — Land Use Policy for NC Policy LIV 6.3 — Encourage Introduction of Neighborhood -Related, Non -Residential Development Encourage the addition of new services, conveniences, and/or gathering places in existing neighborhoods that lack such facilities, provided they meet performance and architectural standards respecting the neighborhood's positive characteristics, level of activity, and parking and traffic conditions. NEIGHBORHOOD COMMERCIAL DISTRICTS Purpose: Neighborhood Commercial Districts are intended to serve as a focal point for one or more neighborhoods and are characterized by small-scale retail and service uses that may include mixed -use or attached housing opportunities. Neighborhood Commercial Districts are characterized by a compact scale, pedestrian and bicycle friendly design, and clear linkages to the surrounding neighborhood(s). Neighborhood Commercial Districts are unique to Low Density Mixed -Use. Neighborhoods, although they may be accessible to adjoining Medium Density Mixed -Use Neighborhoods. Examples of Neighborhood Commercial Districts include the supermarket centers at Taft Hill Road and Drake Road, and Timberline Road and Drake Road. Principle LIV 36: Neighborhood Commercial Districts will provide everyday goods and services for nearby residents, and will be pedestrian oriented places that serve as focal points for the surrounding neighborhoods. Policy LIV 36.1— Mix of Uses Neighborhood Commercial Districts may include a mix of neighborhood serving uses, as follows: Principal uses: Grocery store, supermarket, or other type of anchor, such as a drugstore. Anchor uses will generally be smaller than those found in a General or Community Commercial District, in keeping with the lower -intensity character of their Low Density Mixed -Use Neighborhood location. Supporting uses: Retail, professional office, day care (adult and child), and other neighborhood services, along with live -work and residential units, civic/institutional uses, pocket parks and of City Collins Community Development & Neighborhood Services Long Range Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.6111- fax Hansen Farm Annexation Neighborhood Commercial Center Policy Background 1. Fossil Creek Reservoir Area Plan Neighborhood Commercial Center Policy Background At the time of adoption of the Fossil Creek Reservoir Area Plan (plan) in 1998 the land use framework map identified a neighborhood commercial center (NC) and medium density mixed -use neighborhoods (MMN) land use designations on a portion of the Hansen property. The intent of this NC designation was to locate a smaller commercial center in the plan area, than what is typically considered throughout the City of about 15-20 acres in size including a grocery anchor. As part of the public,input process during plan development, staff received comments or concerns not supporting a larger NC footprint due to traffic impacts and intensity of use in the area. The framework map described an NC area of about 8-10 acres in size. The plan policy encouraged a smaller grocery anchor, but also identified other neighborhood oriented, non-residential uses. Typically grocery stores locate on intersections of two larger arterial street intersections and have a market area of about four square miles. This is why all of the existing grocery anchored shopping centers have located along Harmony Road including King Soopers, Safeway, Sam's Club, Sprouts, Target, and Walmart, all serving the greater southeast part of the City (see map). In review of the proposed NC and adjoining MMN as part of the Hansen Farm Annexation, staff determined the smaller size NC area (approximately 6 acres) still is consistent with the plan in providing neighborhood oriented retail, office and other uses, acknowledging the market more than likely will not support a grocery store at this location as a result of number of stores existing along Harmony Road. The intersection at this location includes Timberline Road (future 4-lane arterial), and Zephyr Drive (collector). , As such, staff concluded that the proposed size and location of both the NC and MMN zoning is consistent with existing policy direction, and did not warrant an amendment to either the Fossil Creek Reservoir Area Plan or the City Structure Plan maps. Fossil Creek Reservoir Area Plan — Land Use Policy for NC 2.2.4. Neighborhood Commercial Center. The neighborhood Commercial Center is intended to be a mixed -use commercial core area anchored by a grocery store or supermarket and a primary transit stop. The main purpose of this center is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding neighborhoods including a medium density mixed -use City of Fort Collins Current Planning MEMORANDUM To: Planning and Zoning Board Thru: Laurie Ka 'ch, Director of Community Development and Neighborhood Services /�� Sherry Albertson -Clark, im Planning Managerrf�� From: Seth Lorson, City Planner !�./� Pete Wray, Senior Planne At the December 14 work session, Planning and Zoning Board requested further information regarding the proposal to reduce the size of the Neighborhood Commercial District (NC) from 8.4 acres as shown in the Structure Plan to 6.33 acres as requested by the applicant in the Hansen Farm Annexation and Zoning. It was discussed that the reduction in size may preclude the possibility of a grocery store in this location. The information requested by the board are maps showing existing grocery stores in southeast Fort Collins (Harmony Road corridor south and east of College Avenue) and current residential development activity, and policy background for the Neighborhood Commercial District in this area. Additionally, the applicant is prepared to discuss the market study they conducted that led to the proposal of a smaller NC District. Some additional information regarding existing neighborhood centers with grocery stores: Drake Crossings (Drake and Taft Hill): 13.86 acres; 54,574 S.F. Safeway Cedarwood Plaza (Elizabeth and Taft Hill): 8.62 acres; 64,448 S.F. King Soopers Scotch Pines (Drake and Lemay): 10.47 acre; 49,087 S.F. Sprouts Attachments: 1 — Map: Grocery Stores and Commercial Zoning in Southeast Fort Collins 2 — Map: Grocery Stores and Residential Development in Southeast Fort Collins 3 — Neighborhood Commercial Center Policy Background