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HomeMy WebLinkAboutMULBERRY AND LEMAY CROSSINGS, 2ND FILING, PORTION OF LOT SIX, HOME DEPOT - PDP - 36-96J - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes February 19, 2004 Page 20 to go with what is given and they can't just do whatever they want. Having said that she knows that Ms. Aragon is a champion when it comes to causes and she thought the cause that she should take up now is the bypass. We have the Building Community Choices coming to vote in 2005 for a new package of capital improvements. She thought that if she put her energy trying to get that bypass on the next capital improvement package and sell it to the voters, you will get your neighborhood back. At this point she believes that will be the only way. The motion was approved 7-0. The wall that Member Lingle suggested be added was discussed and it was determined that the Board would leave it as a suggestion. There was concurrence from the applicant that they were willing to look at that and it would be up to the applicant to work with staff on the Final Compliance Plan and if agreed they could proceed. Member Gavaldon moved for approval for Mulberry Lemay Crossing, Filing 2, Portion of Lot 6, Home Depot PDP, #36-96J with the facts and findings on page 5 of the Staff Report, Section 5, A, B, C, D and E. Adding that staff work with the applicant to look at some degree of architectural barrier along with the landscape and to keep it as safe as possible, using staffs discretion working with the applicant. Member Lingle seconded the motion. Member Meyer thanked the applicant, Home Depot; she thought it was a nicely designed building. The motion was approved 7-0. Project: Recommendation to City Council regarding a continued item from the Fall 2003 Land Use Code revision process. The proposed code changes are summarized: • Add Small Scale Reception Centers as a Type Two permitted use within the Urban Estate zone district (Article 4). • Add Performance Standards for Small Scale Reception Centers as a supplemental regulation (Article 3). Planning and Zoning Board Minutes February 19, 2004 Page 19 approved through all the various stages it went through and so at this point we are just looking at the modifications that are being presented. She thought of the idea of having one large store such as a Home Depot whereas on the original plan there were three others approved and there will be less traffic with one store instead of three. It may make things better in the future and hopefully more focus will be on the northeast neighborhoods. Member Gavaldon moved for approval of the Mulberry Lemay Crossing, Filing 2, Lot 2, Home Depot Modification of Standard to Section 3.5.4(C)(3)(b), citing Page 13 of the Staff Report, Section F (1) and (2) for the modification. Member Meyer seconded the motion. Member Lingle stated that he agreed with the staff review of this in terms of it making sense for the site plan and the way the enhanced pedestrian facilities that can be accommodated by this modification. The motion was approved 7-0. Member Gavaldon moved for approval of the Mulberry Lemay Crossing, Filing 2, Lot 2, Home Depot Major Amendment citing the staff report on Page 13, Section 8, A through F and sub -paragraphs (3), (4) and (5). Member Meyer seconded the motion. Member Gavaldon thanked the representatives from Buckingham, Alta Vista and Andersonville for raising their concerns. As they can tell the Board does still have issues with Lemay and Vine and he emphasized with them on that one. With our criteria and processes, they are at a juncture on that one. He does want them to know that he will be asking the traffic personnel to come and speak to them about the intersection, helping to understand the issues of the train. He does believe with the train the intersection is failing. He thought that the neighborhoods should stay involved and work with the current subcommittee and continue to let the Board know how they feel. He encouraged them to call Councilmember Bertschy and Mayor Martinez and ask that this be put on the table you cannot forward it anymore. Member Craig commented that she hopes that the neighborhoods know that the Board is also frustrated with that area and she is sure when you live and drive in that area, it is very hard to believe when they tell us that it is a level of service C, there is just no way it can possibly be that. Unfortunately as a Board, they have Planning and Zoning Board Minutes February 19, 2004 Page 18 Member Craig asked why staff was not looking at it that way or if staff feels that because of the LOS they can't look at it that way. Planner Shepard referred back to Mr. Bracke's memo in the second paragraph and that the level of service is talked about at the intersection. Based on his judgment, the level of service at the intersection is C and it operates at an acceptable level. What makes the intersection very difficult is the train and we don't have the ability to mitigate the impact of the train. Member Craig asked if it was Mr. Bracke's expert advice that Home Depot is not going to cause an adequate public facility requirement at that intersection. Planner Shepard replied that was correct. Member Craig asked about the original TIS and a left turn signal was put in as part of that report, which made traffic worse and was removed. Ms. Kreiger responded that the original project did provide for a left turn arrow that was something Mr. Bracke felt might relieve some of the congestion that occurs with the train. Obviously, it was his decision that the signal was not providing the function that it needed to. Ms. Kreiger also clarified that the overall TIS done for this area did not assume a bypass being constructed since it was not funded at the time. Member Schmidt commented that in trying to look back on this somewhat objectively because she was on the other side of the fence at that time and was one of the people who worked very diligently and their group was called "citizens against a Regional Superstore" it was not anything personal against Wal-Mart even though everyone referred to it as a Wal-Mart. Possibly that is what confused the neighborhood into believing that all they were dealing with was the Wal-Mart, but the whole concept was always about the scope of this entire shopping center and that this entire shopping center would create the amount of traffic that would create problems for these neighborhoods. At that time Ms. Aragon was a strong supporter of the Wal-Mart and everyone in the neighborhood wanted this shopping center to come no matter what the consequences were. She hoped they were enjoying the benefits for the neighborhood. With that comes the drawback that everyone expected that there would be a limitation in the facilities there and at this point in time, as other Board members have pointed out, that there is not much we can do about it. That project was Planning and Zoning Board Minutes February 19, 2004 Page 17 we talked about during the original approval, that was one of the key issues. How far out do you go in the northeast quadrant of the city that has a lot of existing deficiencies and how much off site infrastructure improvement do you attach to one specific development proposal. That is a call we make on every project in Fort Collins. Based on impact, on proximity to the deficiency and based on the trip generation. That is done for all utilities, if the infrastructure is not there to serve, how do we get it there? What percentage of that deficiency is attributed to the overall city as an existing deficiency and what is attributed to the impact generated by the project? Member Craig remembers under the LDGS (which the preliminary came in under), it had a more interpretive section because she used it at that time to deny the project because it did not have the infrastructure back at the preliminary. It concerns her that under the LDGS she could come up with criteria, but under the Land Use Code she could not. Planner Shepard responded that he did not think the Code's differ greatly. He did not see the city being hamstrung by the Land Use Code. When we attach off site improvements to a project, we do it based on the Colorado case law and how we are advised by the City Attorney. We have been doing that consistently under both LDGS and Land Use Code. He has not seen any of our utilities back off because we went to LDGS to Land Use Code. Member Craig asked again about any criteria she could use tonight to say that she feels that the Major Amendment does not meet the criteria, therefore she could vote no. Planner Shepard responded that what staff was saying was that we have looked at the off site deficiencies, we have looked at the project and we have calculated the amount of the deficiency that is attributed to the city and that which is attributed to the project and we have asked for the maximum contribution that the law allows. Member Craig's concern is when the TIS is made it is always assumed that the bypass will go around these neighborhoods so Lemay that is in front of these neighborhoods will go back to being a neighborhood street. Having just seen at worksession the new list of Capital Improvements, she didn't see that at the top of the list, which concerns her because then we are talking another eight years of more traffic in front of these neighborhoods when this bypass will not be made. It goes back to adequate public facilities of Lemay and Vine because we do not have a project in place that says that this will be improved in the future because it will require a capital improvement project. Planning and Zoning Board Minutes February 19, 2004 Page 16 Member Gavaldon asked to see a slide of the original Preliminary PUD. Planner Shepard replied he had that, but noted it has since expired. Planner Shepard reviewed the Preliminary PUD noting that retail H is going away, which is the parking area being reviewed tonight. Member Gavaldon wanted the citizens to see what was originally approved and where we are today. It was important for them to know that changes are made. Member Gavaldon asked Ms. Aragon about her concerns about how the neighborhood meeting was held and could she highlight some key points so he could better understand what the issues were. Ms. Aragon replied that her concerns were that a flyer was asked to be passed out by Lucia Liley's office. She knows that because she passed them out in her neighborhood. She did that because she felt it was important for people to be informed about what is happening in their neighborhood. She also knows that Esmeralda Chacon passed out flyers in Andersonville and Donna Dees for Villa Lopez and San Cristo. She did not see anything in the paper that this meeting was going to be held and she would also like to know what other neighborhoods were invited because to her knowledge it was just Buckingham, Andersonville, Alta Vista, Villa Lopez and San Cristo. Member Gavaldon asked Ms. Aragon what were their concerns at the neighborhood meeting and did they feel that their concerns were adequately addressed by staff or the applicant. Ms. Aragon replied that the main thing that was a factor for her was she didn't feel as thought they were addressing the impact of traffic and how it was going to impact Lemay and Vine, and the impacts on the Andersonville neighborhood, which is already impacted by traffic. She is not supporting the Home Depot because she firmly believes that until the whole issue of traffic on Lemay is addressed and they do something with that street before putting more traffic on that street. Member Craig cited Land Use Code 3.6.3 and from reading it she did not get the feeling that we can, under the Land Use Code, address off -site infrastructure problems and that is what Andersonville is. As a Board is there any criteria they could be looking at. Planner Shepard replied that that call is usually made by the utility that has the off -site deficiency. In this case it would be the Transportation Department. As Planning and Zoning Board Minutes February 19, 2004 Page 15 Member Lingle stated he was not suggesting that they replace the landscaping with walls, but supplement the landscaping with it. Mr. Wareheim stated that they would be willing to work with staff to try and accomplish that. Member Schmidt asked about the pedestrian walkway and were cars required to stop for pedestrians. Mr. Wareheim explained that all their walkways are stamped concrete and are signed. Member Schmidt replied that they might want to consider that for the center walkway that goes to the other parking area. Mr. Wareheim replied that was a very good point and they should have done that and will. Chairperson Torgerson stated that he did not see any collection points in the parking area for carts. Were there any? Mr. Wareheim replied there will be collection points. What they do is let their retailers try and place those carts. It will be done. Chairperson Torgerson asked about the number of parking spaces. Mr. Wareheim replied that for the whole center (not just Home Depot) will have 659 spaces and that parks at about 4.92. Wal-Mart is parked at about 4.8 and Home Depot is parked at about 4.5 per 1,000 s.f. Chairperson Torgerson asked about trucks and the unloading of the trucks and the hours that would occur. Mr. Wareheim replied that there is a service area behind that is fully screened with an 8 foot screen wall with entryways. There is a three bay loading dock and a lumber slab. Operating hours are restricted by the zoning code from 7 a.m. to 10:00 P.M. Planner Shepard replied that there is a standard that they will have to comply with and a sign will be posted. Mr. Wareheim added that all of their trucks will come to their service area. Planning and Zoning Board Minutes February 19, 2004 Page 14 Member Schmidt asked if he felt that the parking that they are requesting down closer to Lemay would be Home Depot customers, because there does not seem to be much connectivity with that parking lot. Mr. Wareheim replied that they do believe that some customers will park there. They believe that they have tried to make it a customer parking area. Member Gavaldon asked about customers using large carts and having to push them to the parking area next to Lemay. How were they going to do that with the weak connectivity? Mr. Wareheim replied they have tried to answer connectivity a lot of different ways. They have tried to give the customer a lot of different alternatives to get to their location within the parking lot. Yes, they know that they are going to be coming down drive isles; they could also come down the 8 foot walk. He feels that they have a fairly strong connectivity. Member Gavaldon asked if they had considered a 30 degree angle parking configuration. Mr. Wareheim replied that this is their standard for their retail method is a 90 degree parking. They believe in making it a 9 x 19 parking stall. If Home Depot could figure out a way to get product from their store and their customer to their car so they could load it without having it go down a drive isle, they would have already employed it. They have looked at the parking and believe this is the best way to approach the parking and maximize parking count. Member Gavaldon asked how the cards and four-wheel carts are recovered from the parking area. Mr. Wareheim replied that they do employ people who retrieve the carts from the parking area. Member Lingle asked if they would be open to a more architectural edge to their parking lot along Lemay, possibly some intermittent stone walls or something that might meet some of the aesthetic concerns that they have not having a building there to block the parking lot. Mr. Wareheim replied that they are not opposed to that but are very cautious about building something that will be a rigid perimeter to the site. He thought that if you use landscaping, row hedges, trees and berming, you get a softer architectural edge than if you just have a wall. Planning and Zoning Board Minutes February 19, 2004 Page 13 streets are less than what they predicted in the original traffic study, therefore the assumptions of the traffic study and all the improvements that were completed as part of the original development still are appropriate and needed for this area. In conclusion, she found and Eric agreed that no additional traffic work was required as part of the improvements that were done originally. Chairperson Torgerson asked about the Andersonville access and the fact that it is difficult for those that live in Andersonville to get onto Lemay. Ms. Kreiger replied that unfortunately it is not an issue that comes from a development such as the Home Depot. That specific access issue is more of an issue of how that development was built originally and what access was planned for it and what controls are there. It needs to be looked at individually to help that neighborhood. She felt that was something that Eric should address but would say that the problem that you have in a situation like this is that you don't want to put in unwarranted signalization, but yet you have stop sign control that the delays become longer during peak hours. The fortunate thing is that Home Depot does not have strong retail peak hours; they are the same time as the adjacent street traffic. The trend of a home improvement center is that they get traffic throughout the day, their peak really occurs about 11:00 a.m. They don't have the late afternoon 4:30 peak and they also don't have the morning peak at the same time. As a user they are not really contributing a major problem when people in a residential neighborhood are trying to get out. What is more contributing to that problem is ongoing, increased residential development because everyone has a tendency to leave their house to leave for work at the same time in the morning. Chairperson Torgerson asked about the parking for the Home Depot and how will it differ from the parking at Wal-Mart. Mr. Wareheim replied that they have addressed the drive isles and the parking situation. All of their drive isles and the parking lot adjacent to the store, the drive isles are 25 foot wide. The Wal-Mart drive isles are 24 foot wide. Their parking stalls are 9 x 19 and by the lumber canopy is contractor parking which are 10 x 19 to accommodate larger vehicles. There is a seasonal area that has been moved to the rear of the store, customers can come in and out with an easy access. He felt they have tried to address those major facets with wider drive isles and larger parking stalls. Planning and Zoning Board Minutes February 19, 2004 Page 12 Thursday meeting. The city facilitated the Wednesday, January 21s' meeting. The notice exceeded the notification area and staff was surprised that the turnout was as light as it was. He thought it was perhaps because so much information was conveyed during the Wal-Mart process and this is the second phase of the shopping center. There was neighborhood meeting minutes and staff believes they followed the process. Chairperson Torgerson asked about the memo from Eric Bracke regarding the Traffic Impact Analysis and it did indicate that the traffic from this project was predicted in the Overall Development Plan and that the intersections were still within acceptable ranges. He asked the applicants traffic engineer to address that since Eric is not available tonight. Kathleen Kreiger, Transportation Engineer with Kreiger and Associates, 899 Logan Street, Denver addressed the question. She stated that when Wal-Mart was originally developed, the entire site was considered. Although a specific user had not been identified as a major anchor with Wal-Mart, it was assumed that some large retailer would be there. In the traffic study that was originally done, it was assumed to be a free standing discount store similar to Wal-Mart. What they did when Home Depot came to this site was to take a look at the trip generation compared to what was assumed in the original traffic study. We looked at what uses are in place today, what use Home Depot would be replacing and what additional out pads could be built on this site and projected that traffic using the standard ITE trip generation rates. What they found was basically that there was about a 10% reduction in trip generation for all the critical periods a.m. and p.m. peak hours with the development being a Home Depot rather than what was assumed in the original traffic study. They also took a look at existing traffic conditions so they could see if their traffic projections in the Wal-Mart study were holding true to what was really happening in the city, or were there spikes in traffic that they had not accommodated. They took existing traffic counts of October 2003 and they then added to those traffic counts, the amount of development that has not been built on the site yet, Home Depot and other pad sites and added that to the 2003 traffic counts and compared them to the 2005 traffic projections that were in the Wal-Mart report. What they found is that they are under the projections used in the Wal-Mart traffic study. Whenever they try and do a major traffic study as this one was, they try and use very conservative numbers and that gives them a level of comfort that some things can change, but they were still making sure that they have analyzed intersections properly. Both trip generation and the background traffic on the Planning and Zoning Board Minutes February 19, 2004 Page 11 Beverly Weiss, 1924 East Vine Drive hoped that there wasn't going to be another nightmare like they have at Wal-Mart right now. There are so many people at Wal-Mart, she did not care if you back up from each side, the cars are almost hitting each other, people are driving through, we have too wide of an isle and there are trees in there that should not even be there. It looks like we are going to have the same mess here with wide trees that we don't need. We need little trees not great big trees. It is a mess to the railroad tracks at Lemay and Vine and the timing of the traffic light is too fast and very dangerous. She wondered how any trucks would be coming through there in addition to the ones that go to Wal-Mart. She questioned the number of parking spaces and would it be another Wal-Mart mess with parking? It is almost a joke, how wide would the parking spaces be? Something is going to have to be done. There are going to be construction trucks coming in and out of there while it is being built which will put additional traffic on the roads. She was concerned with the trucks and their speed on Vine Drive. If a policeman would sit out there at 5:00 a.m. she bets they could write 100 tickets. Ms. Weiss agreed with the concerns of the three neighborhoods. She thought it was nice that we were going to get a Home Depot, but the parking needs to be addressed. She also thought that Home Depot should pay mighty good for their portion of the road expansion if they are going to come in here. They are going to create so much traffic that the railroad crossing and the traffic signal at Vine and Lemay need to be addressed. She didn't care whether it is an overpass or an underpass, every housing development and everybody that wants to develop out there needs to contribute to fixing those intersections. Margaret Goosman lives in Alta Vista and when Wal-Mart was started it was told that it would improve the city and the streets. She was also concerned about the traffic and the traffic at Vine and Lemay. She stated that some of the neighborhood takes their children to school because the school bus is late because of the traffic. She felt that the city should improve the street and stop working in the south and forgetting about them. Public Input Closed Chairperson Torgerson asked about the neighborhood meeting that was mentioned and the notification area being large enough. Planner Shepard replied that they had a January 21" neighborhood meeting that was city sponsored. It also coincided, intentionally, with a flyer that the developer and the applicant put out into the neighborhood. We combined forces and they also continued it to the following evening. The city did not participate in the Planning and Zoning Board Minutes February 19, 2004 Page 10 overload and it would be suicide to put the Home Depot in at this time and have Lemay, Lincoln and Vine remain the way it is. It cannot hold anymore traffic. She has been told that this car count was included with the Wal-Mart, so obviously what they were told was that this project was created long before they ever knew about it. If the car count was included back with the Wal-Mart, she did not believe that the count was the same today as to when Wal-Mart went in. It is not. For anyone who has traveled on Lemay at 5:00 p.m. and in the morning when people are community to work, it is gridlock. Imagine the people of Andersonville trying to get out of their neighborhood to get to where they need to be. They can't because of the gridlock. They have asked for signs to ask that people allow space for people to get out. These signs are posted on Lemay and they do not work. There needs to be more consideration and that does not happen. She has been down there to her neighbors homes and cannot get out of their driveway because of the traffic. She felt that the traffic issues need to be addressed before anything else goes in adjacent to Wal-Mart. There has been much talk about the realignment of Lemay and she would like to see that happen. Until that does happen, she will not support Home Depot, she will not support any other project at this time to go into this location. They have a lot of growth coming in around these neighborhoods and she asked that the issue of Lemay be addressed. Do not put it into suicide and there will be a lot of accidents on that street. Ms. Aragon closed by saying that these three Hispanic neighborhoods are some of the oldest neighborhoods in Fort Collins and they have been neglected for a very long time. As you can see, there is not much of a voice that is coming out of these neighborhoods. She wanted to share with the Board why. She has talked to people in these neighborhoods and their response is "why should we bother?" They don't listen to us anyway; we have been forgotten for a very long time. Hispanics have not had a voice in the development of Fort Collins. It is a "done deal" they are not going to care what they have to say. She would like to believe differently. She will come to every single meeting she has to and continue to tell them there is a problem. Please hear their voice; they are part of this community. Frank (inaudible) 225 Second Street (Buckingham) agreed that there is too much traffic and they have problems getting out to go to work in the morning. Lincoln is getting too packed like Lemay and they don't know what to do about it but stay there until the traffic moves. Sometimes they are late to work because they cannot get out of their neighborhood. He also mentioned the train and how the traffic gets worse with the trains. They suffer and was hoping that there would be something done about it. Planning and Zoning Board Minutes February 19, 2004 Page 9 segmented areas. They have tried to take the parking lot and not make it feel like a large expanse. They have taken the effects of diagonal sidewalks and a main parkway sidewalk through the middle of the parking lot and segmented the major front field in front of the store. No segment exceeds 80 spaces. The out parking area includes 107 spaces. By not having parking on the north side they could accomplish what staff had asked and that was to move the building closer to the street to better interact with the street itself. Mr. Wareheim spoke about the tree placement and that it created a nice parkway feel. It also served as a screening effect for the parking lots from both Magnolia and Lemay Street. In addressing the Board's concerns from Friday's worksession regarding exposure from Lemay Street to the parking lot, they readjusted and increased the space behind the sidewalk by 7 feet and made more that just a berm with hedge, they increased the width of it, put a 2 foot high berm on it, a double row hedge and added additional trees and increased the width of the interior landscape islands to try to give a better layer, filter and look to screen the parking from Lemay. They feel that that would serve as the same function as if you had a small retail building with parking there. Mr. Wareheim reviewed the access to the site, the interior landscaping and pedestrian sidewalks and pedestrian access to the buildings and plaza areas. Paul Batista, architect with Galloway and Romero Associates reviewed the architectural elevations and building materials. He explained the entryway features, the plaza areas, and design features. Public Input Betty Aragon, 140 Second Street (Buckingham Neighborhood) stated she was here tonight because of her many concerns with how this Home Depot is going to impact the three Hispanic neighborhoods, Buckingham, Andersonville and Alta Vista. They were invited to an informal meeting by Home Depot, Lucia Liley and Mark Goldberg on Wednesday, January 21st and Thursday, January 22"d to get an idea about this project for Home Depot. She felt very disappointed that if this was a public meeting, informal, it was a meeting to inform the community about this project. Why were neighbors not also invited to this meeting, she was talking about the people who live on Vine Drive, the people who live on Conifer and in the Linden Lake area. They were not invited to this meeting and she felt very disappointed about that. This project will impact many people. She has great concern about how this project will impact the traffic on Lemay; from Lincoln and Lemay to Lemay and Vine Drive. That street is already on Planning and Zoning Board Minutes February 19, 2004 Page 8 Member Carpenter moved for approval the Prospect/1-25 Overall Development Plan, #20-03 according to the findings of facts and conclusions in the staff report. Member Gavaldon seconded the motion. Member Gavaldon stated that this area is of great concern to him and he has not supported the last two projects for the reasons tonight. He was going to vote to approve this project, but he wanted the record to show his concerns and that if there is any piece mealing or any opportunity seeking here to go small and play under the accumulation, all we are doing is making it worse than it is today. His view is that Prospect Street has to be done right. The motion was approved 7-0. Project: Mulberry Lemay Crossings Filing Two, Portion of Lot Six, Home Depot, PDP, #36-96J Project Description: Request to construct a parking lot for Home Depot on the southerly portion of Lot Six of Mulberry and Lemay Crossings Filing Two. The site is located at the northeast corner of Mulberry Street and Lemay Avenue. The parcel is 1.29 acres and zoned C, Commercial. Hearing Testimony, Written Comments and Other Evidence: Ted Shepard, City Planner, gave the staff presentation recommending approval. The request also includes a modification to the parking distribution standard that no more than 50% of the parking be located between the front door and Lemay Avenue. There is an analysis of that in the staff report as well as a graphic. Staff is also recommending approval of the modification. He stated that the Board also received an email from Eric Bracke of the Transportation Department in regards to a question that was raised. Blair Wareheim consultant for the Home Depot through Galloway and Romero, 5350 DTC Parkway, Greenwood Village Colorado spoke to the Board. Mr. Wareheim explained to the board through a visual of the site and parking plan that not having parking on the north side of the building that would enhance the effects of the pedestrian plaza along the northern side of the building that abuts Magnolia Street. The front parking lot has been broken up into 5 smaller Council Liaison: Karen Weitkunat Staff Liaison: Cameron Gloss Chairperson: Mikal Torgerson Phone: (W) 416-7435 Vice Chair: Judy Meyer Phone: (W) 490-2172 Chairperson Torgerson called the meeting to order at 6:04 p.m. Roll Call: Carpenter, Lingle, Craig, Meyer, Schmidt, Gavaldon and Torgerson. Staff Present: Gloss, Eckman, Olt, Barkeen, Shepard, Wamhoff, Virata, Stringer and Deines. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the January 17, 2002, June 5, August 21, October 16, and November 20, 2003 Planning and Zoning Board Hearings. 2. Resolution PZ04-04 — Easement Vacation. 3. Resolution PZ04-05 — Easement Dedication. 4. Resolution PZ04-06 — Easement Dedication. 5. #54-87AH Harmony Market PUD — Sam's Club Expansion — Major Amendment. 6. #1-04 Harmony Farm — Second Annexation & Zoning. Discussion Agenda: 7. #20-03 Prospect/1-25 — Overall Development Plan. 8. #36-961 Mulberry/Lemay Crossings, Home Depot — Major Amendment. 9. #36-96J Mulberry/Lemay Crossings, Home Depot — Project Development Plan. 10. Fall 2003 Land Use Code — Remanded Item from City Council. 11.#43-02 Trailhead — Annexation and Zoning. 12.#42-03 Adrian — Annexation and Zoning. Marion Jeffrey, 4620 Player Drive Pulled Item 5, Sam's Club Expansion for discussion.