HomeMy WebLinkAboutMULBERRY AND LEMAY CROSSINGS, 2ND FILING, HOME DEPOT - MAJOR AMENDMENT - 36-96I/L - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS12. So where will the overflow parking to during the 5% seasonal peak times?
A. Response from the City: It is our observation that overflow parking will find
its way to local and collector streets. This seems to be a basic behavior
pattern for drivers since local streets are public even though they may be
designated with "No Parking" signs. The adjacent local and collector
streets are Magnolia and 12t' which serve a commercial and industrial
area. Since we are reluctant to design parking lots and shopping centers
for the 5% peak, overflow parking on a few occasions in the commercial
and industrial districts is considered acceptable for an urban condition.
13. What about the size of the parking spaces? The parking at the south
store seems a little tight.
A. Most all spaces will be the standard 9' x 19'. We have provided several
"contractor" spaces near the loading canopy which will be 10' x 19'. All
drive aisles near the building are 25 feet wide which exceeds the standard
of 24 feet. The outer drive aisles, west of the north -south drive that serves
K.F.C./Taco Bell and Retail Buildings I and J, will be the standard 24 feet
wide.
14. What about parking lot lighting? Will the lights be shut down after closing?
A. We will power down the parking lot lights about one hour after closing.
,This allows our employees to get to their cars with the standard
illumination.
al
8. Even with the construction of the public improvements on the surrounding
streets, won't Home Depot still have to pay the normal building permit
fees?
A. Yes, that is correct.
(Editors note: while the issue of building permit fees for Wal-Mart was not
specifically raised at this meeting, it may be of particular interest to the Planning
and Zoning Board to know the amount of fees paid by Wal-Mart. The total
building permit fee for Wal-Mart was $1,593,922.22. Of this total, the Street
Oversizing Fee, by itself, was $1,236,433.90. The building permit was issued on
November 20, 2000 and the Temporary Certificate of Occupancy was issued on
October 17, 2001.)
9. What will be the hours of operation? I personally do not mind that Wal-
Mart is open on a 24-hour basis but I would be opposed to Home Depot
operating on a similar basis.
A. We do not plan on a 24-hour operation. We plan on being open during
our normal business hours. This is not say that there may be a decision at
some point in the future to expand the hours but, at this time, we plan on
normal business hours.
10. What about parking? During Christmas, parking for Wal-Mart spilled over
into the vacant field south of Magnolia. Will there be adequate parking for
Home Depot?
A. The parking for Wal-Mart is provided at a ratio of about 5.00 spaces per
1,000 square feet of gross floor area. The southern portion of the
shopping center, including Home Depot, K.F.C./Taco Bell and the two
existing retail buildings will provide parking at a ratio of about 4.5 spaces
per 1,000 square feet. Keep in mind that Wal-Mart sells groceries and
general merchandise whereas the Home Depot product line is little more
specialized. These parking ratios are within the accepted ranges for the
retail industry and satisfy the parking needs about 95% of the time. This
means that for about 5% of the time, there will be seasonal peaks where
parking will spillover.
11. It is my understanding that the City now regulates parking on a maximum
allowable basis versus a required minimum basis?
A. Response from the City: That is correct. The maximum allowable parking
for a shopping center is 5.00 spaces per 1,000 square feet.
3
3. 1 think it's a sharp looking project. I think the developer has done a good
job so far and that the new Home Depot will be a positive addition to the
East Mulberry area.
4. 1 live in one of the adjacent neighborhoods and I am concerned about the
increase in traffic on Lemay, particularly between Lincoln and Vine. The
City has long discussed the Lemay Avenue Bypass where the Lemay
would be re-routed around the east side of Andersonville and then either
over or under the railroad tracks and Vine Drive. Traffic on Lemay is
difficult for the homeowners and the Bypass project should be
implemented so the traffic in front of our homes is local traffic only, not
arterial city-wide traffic.
A. We are aware of the long term bypass plan for Lemay Avenue. It is our
understanding that this future project is not funded at this time and that
there is no definite time table for its implementation.
5. 1 have a question for the City. What is the status of the Lemay Avenue
Bypass project?
A. Response from City: The Lemay Bypass is part of the adopted Master
Street Plan. The City has been accepting right-of-way dedications for the
future Bypass alignment as development projects come through the
review process but there has been no active right-of-way acquisition or
engineering design. The Advance Planning Department has begun the
Northeast Neighborhoods Sub -Area Plan. This planning process will take
a good hard look at all the funding and design issues and options about
overall traffic in the northeast area.
6. About how many jobs will the new store generate?
A. We expect to generate approximately 130 to 150 jobs. Of this total, about
60% will be full time and 40% will be seasonal part time.
7. 1 would like to get back to the traffic issues. I know with the Wal-Mart
project, the developer and the City constructed much of the public
improvements to the perimeter streets. With Home Depot, will there be
any further public improvements?
A. At this time, we do not anticipate any further improvements to the
surrounding public streets. But, having said that, keep in mind that the
Home Depot lies within the jurisdiction of the Downtown Development
Authority. This allows an increment of the sales tax generated by Home
Depot to be directed to the D.D.A. which has the authority to construct
public improvements within its defined boundary.
2
NEIGHBORHOOD MEETING MINUTES
PROJECT: Mulberry and Lemay Crossings, Filing Two, Lot Two
Major Amendment for Home Depot and Mulberry and
Lemay Crossings, Filing Two, Portion of Lot Six
P.D.P.
DATE: January 21, 2004
APPLICANT: Mr. Tom Thoreson, Home Depot
Mr. Mark Goldberg, Fort Collins Partners I, LLC
CONSULTANTS: Blair Wareheim, Galloway, Romero & Associates
Paul Batista, Galloway, Romero & Associates
CITY PLANNER: Ted Shepard
The meeting began with a description of the proposed project. The project is for
a new Home Depot retail store and garden center. It involves amending a
portion of the Mulberry and Lemay Crossings Filing Two, Lot Two, Final P.U.D.
as well as a portion of Lot Six. The store would be 121,619 square feet on 9.42
acres. The site is located at the northeast corner of East Mulberry Street and
Lemay Avenue and zoned C, Commercial. Since the building exceeds 25,000
square feet, it is considered a big box and subject to specific design standards.
Unless otherwise specified, all responses are from the applicant.
QUESTIONS, CONCERNS AND COMMENTS
What is your timeline? When would you like to open?
A. We are aiming for opening in March or April of 2005.
2. What about traffic? What is the impact on the intersection of Mulberry
Street and Lemay Avenue?
A. For the long term projection, which the City's Traffic Engineer has
determined to be year 2020, the estimated number of trips at this
intersection is approximately 16,000 vehicles per day. This is actually a
decrease from the projection used for Wal-Mart which was 18,000 trips
per day.
m
Variation in Massing and Roof Forms: Combinations of architectural elements have been
utilized to create a visually interesting and articulated structure. Changes in massing relate
to entrances, pedestrian features, visual orientation features, landmarks and functional
aspects of the building. The varieties of components utilized in creating a visually
interesting building will be apparent from afar and the multiple layers and levels of detail in
the building will reveal themselves as one approaches the project. Multiple roof forms have
been incorporated into the design including parapets with detailed cornice treatments, sloped
shed roofs over the covered pedestrian walkways and intersecting gabled roofs with exposed
trusses over the towers. An open steel framework suggesting a domed structure has been
designed over the "rotunda" feature.
Materials and Colors: The Home Depot has been designed using a palette of medium to
deep reddish -brown earth tones with minor accents of blonde brick and "Colorado Rust"
colored roof forms. Stone is utilized as an accent material at the bases of pilasters, columns
and on the entry tower columns. The building fagade is predominantly composed of brick
masonry with E.I.F.S. accents. The design elements and the color/material palette are in
direct response to the architecture of the surrounding development and the Cities design
guidelines.
We have attached copies of the plans for the above mention Major amendment, PDP and
Modification of Parking Standard. We have also included the applications and submittal fees for
the three different submittals. We have combined the Major Amendment and the Modification of
Parking Standard and $200 fee with the Major Amendment fee. We would like to be considered
for the following, for that portion of the site that lies within Mulberry/Lemay Crossings, Filing
Two, Lot Two, Final PUD as a Major Amendment with a Type Two review. And for that portion
of Mulberry/Lemay Crossings Filing Two Lot Six we are asking for a review as a PDP. It is our
understanding that this review will take approximately 12 weeks and could be heard by the
Planning and Zoning Board in the month of February, 2004. If you need additional information or
I have not fulfilled the submittal requirements, please let me know as soon as possible. We would
be glad to furnish any missing items immediately.
Sincerely,
Blair B Warehime
Site Development Coordinator
Page 5 of 5
v
Neighborhood Meetings: No neighborhood meetings have been completed as of this
date. Meetings are being scheduled for the first two weeks of December, 2003. Our
preliminary inquiry has led us to believe that we have the support of the local
neighborhood and they would like to see the development completed. Minutes of
neighborhood meetings will be provided to City planning staff for their review.
Architecture:
Character and Image: The building has been designed using features, colors,
materials and activity areas consistent with and complimentary to the adjacent and
surrounding development. The prototype has been significantly and substantially
modified towards this goal. The character and image is one of warm earth tones and
hues with careful attention to the detail and scale of the building as a whole and as it
relates to the macro and micro scale of its surroundings. The image is one of a site -
specific, community specific nature.
Fagade Treatment and Details: The building has a distinct base, middle and top as
expressed by horizontal banding of materials interrupted by rhythmic vertical elements
such as pilasters, steps in the fagade and special entry features. Pilasters are utilized to
break up the body of the fagade at approximately thirty-foot intervals. The various
functional components and the architectural treatments thereof, serve to endow the
building with multiple levels of transparency, layers, shade and shadow. A finer level of
detail in the form of reveals, brick accents, decorative brackets, wall sconces, lintels,
faux windows and cornice treatments further serve to add layers of interest such that the
building, whether viewed from afar or up close, creates a sense of place. The garden
center is defined and contained by architectural stone and masonry columns and
decorative wrought iron fencing which is capped by a continuous architectural
entablature on the front elevation that grows into the "rotunda" feature on the northwest
corner of the garden center.
Entrances: The entry features are clearly delineated and are joined by a covered
pedestrian walkway, which serves to bring a pedestrian scale to the front fagade. A
"rotunda" feature has been designed on the northwest corner of the garden center in
order to serve as a visual landmark to orient and gather people for the progression into
the side entry of the building. Two "tower" features have been incorporated on opposite
corners of the building fagade to indicate points of entry into the covered pedestrian
walkway and entry vestibules. A breezeway is planned between the south side of the
building and the future pad to the south. A "portal' feature similar in design to the
"rotunda" feature identifies entry to this breezeway. Multiple entry components offer
inviting entry experiences into the facility whether arriving by car, bike or on foot.
Page 4 of 5
a different pattern dimension than that of the pedestrian crosswalks area that connects
to the front field pedestrian accesses. This helps to differentiate a potential pedestrian -
auto conflict area to the walking public. We believe that we have been very pedestrian
friendly in our site design and provided a pedestrian scale that is augmented by the
architecture of the store. We have reduced the "sea of parking" feeling to a reduced
scaled and reduced pedestrian impact both on site and off. We have made access more
direct and the site is easily maneuvered from multiple directions.
Landscaping: We have provided multiple areas for landscaping within the parking
areas. These individual havens of landscaping are not geometrically placed and
provide a sense of non -repetitive nature. The islands within the front parking lot are of
different sizes and shapes thus reducing the monotony of the site.
The area of landscaping within the front parking area exceeds the City's 10%
requirements by approximately 5%. The trees and bushes for the Home Depot site
exceed the caliper and size requirements by the City. Ornamental trees have been
specified at 2.0 inches and Canopy Shade trees are specified at 2.5 inches. Both of
these trees have been oversize to permote a more mature landscaping of the site. All
evergreen trees have been size and specified to be 8 feet in height.
Landscaping has been proposed for the site that provides visual integration of all wall
and fencing for the site. Shade and Orimental trees have been used within tree grates
to add to the visual depth to the store frontage and to give the front drive aisle more
scalability and provides a more pedestrian friendly atmosphere within the confines of
the plaza area in the front of the store. The pedestrian breeze way between the Home
Depot and the proposed retail on the South is lined with sidewalk planters to provide
a blend of architecture and landscaping thus providing a more friendly space to the
individual.
The landscaping of the site and the selection of the landscaping elements have been
used to prevent erosion and meet the functional and visual purposes of defining
spaces, direction of circulation within the site. The landscaping as designed manages
visibility while attracting attention to the building entrances and other major focal
points on the site. The site is completely visually integrated; both with the building
and its pedestrian use areas as well as to each other.
Wetlands: No wetlands exist onsite except for those that have been established due to
the large site detention facility on the South end of the parcel. No work is planned for
this area due to the completed, functioning stone system that is presently installed for
this development.
Page 3 of 5
accessible by a pedestrian walkway system that provides for pedestrian respite and
protection. Each pedestrian area is fully landscaped to promote a sense of security
with a feel of Mini Park like setting. These pedestrian areas provide to the individual
the ability to seek safety from surrounding automobile traffic as well as a place to rest.
The landscaping serves also to break up the large surrounding areas into more
scalable area that are more pedestrian friendly. The major parking field is broken up
into individual areas of 30 spaces to up to 114 spaces. This larger parking is in the
more remote portion of the front fields. All parking areas within the main parking
field are within 250 L.F. of a main building entrance. These small localize parking
areas with localize pedestrian areas and provide scale to the main parking field as well
as to the building frontage. It is this intimate character that we endeavored to hold to
in our design layout.
The main access points off Magnolia Street serve to load the regionalized parking area
and reduce the distance a car should travel to a parking space. With three entrances off
this street it will permote better parking access and help reduce parking lot cruising.
By reducing continuous parking circulation and providing a more direct route to
parking the potential conflicts between automobile and pedestrian are reduced. Truck
traffic will be routed directly to the rear of the store where loading and unloading will
take place. Truck traffic will not be allowed along the front of the store drive aisle.
Building service areas have been screened from all major street right of ways by the
use of landscaping and 8 foot screen walls. The truck loading dock has been
internalized into the site and an additional 12 foot screen wall has been proposed to
screen the truck loading well and the trash compactor. This additional, multi -layer
wall screening of the service area will serve to reduce sound from an area that is a
high use area. This screening serves also to isolate the service area of the store from
normal pedestrian impacts. We have screened seasonal sales areas that may be
cluttered, i.e. the area at the rear of the garden center where large bulk items will be
stored, displayed or sold. This area will be fenced during use and operation of the
seasonal area. When not in use the fencing will be removed and parking will be
allowed within that area of the site.
Pedestrian Scale and Impacts: The site has been separated into mini areas that have
landscaping and pedestrian refuge. The three sidewalks that divide the front parking
areas are a full 8 ft. in width and provide for easy access from multiple directions to
the stores main entries. A full plaza area is also provided along the front of the store to
provide for pedestrian and retail activity. The main drive aisle has been decreased to
25 ft to allow for a more perspective and protective environment to the pedestrian. At
this reduced width the crossing at the main store entrance does not appear as a large
chasm to be cross by shopper but, provides easy connection access to all pedestrian
walkways. The concrete within the plaza area in front of the store has been scored at
Page 2 of 5
Galloway, Romero & Associates
Design Engineering Planning
5350 DTC Parkway
Greenwood Village, Colorado 80111
(303) 770-8884
(303) 770-3636 fax
E-mail: blair_warehime@graa.com
November 26, 2003
Mr. Ted Shepard
Chief Planner
281 North College Avenue
Fort Collins, CO 80522-0580
(970)221-6750
RE: Planning Objectives -Filing 2 Lot 2 Major Amendment, a PPD -Filing 2
Portion Lot 6 and Modification of Standard for Parking Distribution
Dear Mr. Shepard,
I am writing to you in response of the City's requirements for a statement'of planning goals and
objectives for our proposed development. The Home Depot proposed at the Mulberry/Lemay
Crossings is a 102,540 S.F. of home improvement retail sales with a 19,079 S.F. Garden Center
and two seasonal sale areas. The site is bounded by Magnolia Street on the North, Mulberry
Street on the South, Lemay Avenue on the West and 12`h Street on the East. The project is zoned
Commercial which permits this use. The Home Depot, when completed will employ
approximately 150 to 200 people and will operate 24 hours, seven days a week. We have
completed our design plans and submit to you the following
A. City Plan Principles and Policies Achieved by the Proposed Development:
Site Planning: The site is laid out in a design that achieves a well defined circulation
route for all vehicles, bicycles and pedestrians. Traffic control devices have been used
to direct traffic where necessary within the site. They provide for a safe atmosphere
for the all forms of transportation. The front, main parking field has been divided, by
landscape island and diagonal pedestrian walkways into small intimate parking fields
that reduce the scale of the development. Each of the five smaller fields is readily
Page 1 of 5
Rocky Mountain Counts, LLC.
1106 Cherry Ct.
Ft. Lupton, CO 80621
Phone (303) 641-0445 Fax (303) 857-9191
r:mtim Printer[- I In hffh d
File Name : mullemam
Site Code : 00o00000
Start Date : 10/07/2003
Page No : 1
LEMAY AVE
MULBERRY ST
LEMAY AVE
MULBERRY ST
Southbound
Westbound
Northbound
Eastbound
Start
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1.0
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1.01
1.01
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22
88
13
1
124
25
139
14
0
178
0
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54
2
96
12
112
5
4
134
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07:15 AM
25
111
22
0
159
57
217
13
0
287
0
84
92
0
176
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167
1
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32
143
22
0
197
70
263
29
1
363
3
73
82
1
159
17
159
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1
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901
07.45 AM
56
149
19
2
226
89
245
43
0
377
2
108
94
1
205
22
168
7
2
199
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136
491
76
3
706
241
864
99
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5
305
322
4
6361
63
606
19
9
697
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08:00 AM
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131
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79
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19
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107
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69
186
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08.30 AM
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120
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68
198
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294
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0
136
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08:45 AM
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1
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Rocky Mountain Counts, LLC.
1106 Cherry Ct.
Ft. Lupton, CO 80621
Phone (303) 641-0445 Fax (303) 857-9191
File Name : LEMULPM
Site Code : 00000000
Start Date : 10/07/2003
Page No : 2
LEMAY AVE
MULBERRY ST
LEMAY AVE
MULBERRY ST
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I Westbound
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180
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05:15 PM
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05:00 PM
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101
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32
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Rocky Mountain Counts, LLC.
1106 Cherry Ct
Ft. Lupton, CO 80621
Phone (303) 641-0445 Fax (303) 857-9191
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File Name : LEMULPM
Site Code : 00000000
Start Date : 10/07/2003
Page No .: 1
LEMAY AVE
MULBERRYST
LEMAY AVE
MULBERRYST
Southbound
Westbound
No fhbound
Eastbound
StartTune'
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Thru
fight
Total
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04:00 PM
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161
37
247
84
196
25
305
3
168
143
314
52
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3
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04:15 PM
38
132
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29
304
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101
259
52
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2
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0430 PM
38
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04:45 PM
44
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Rocky Mountain Counts, LLC.
1106 Cherry Ct
Ft. Lupton, CO 80621
Phone (303) 641-0445 Fax (303) 857-9191
File Name : mullemam
Site Code : 00000000
Start Date : 10/07/2003
Page No :2
LE]MAY AVE
MULBERRY ST
LEMAY AVE
MULBERRY ST
Southbound
I Westbound
Northbound
Eastbound
Start Left
I Thr IIIJ
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Total
u
ht
s
Total
u
ht
s
Total
u
M s
Tamil
reaK pour rrom ui.uu ~ to uc � wvr - re
Intersecti
.07:15 AM
on
Volume
136 534
85
4
759
Percent
17. 70.
11.
0.5
9 4
2
07:45
56 149
19
2
228
Volume
Peak
Factor
High trtL
07:45 AM
Volume
56 149
19
2
226
Peak
0.84
Factor
0
eaiar1
283 907 114 1 1305
21. 69' 8.7 0.1
7 5
89 245 43 0 377'
07:45 AM
89 245 43 0 377
0.86
5
10
3"
357
3
714
50.
1.4
2
0.4
2
108
94
1
205
07.45 AM
2 108 94 1 205
0.87
1
70 634 19 5 7281
9.8 � 2-6 0.7
22 168 7 2 199
07.45 AM ,
22 1687 2 199
0.91
5
LEMAY AVE
as in Tod
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a5l 5341 13611 4
Right iY Le
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oa 9:000AMMm�
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3506
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0.870
J
ROCKY MOUNTAIN COUNTS, LLC.
1106 CHERRY COURT
FT. LUPTON, CO 80621
PHONE (303) 641-0445
FAX (303) 857-9191
NORTH °
M uI,A ¢CJ
�o f aE�ie3
V� 1 bl c=(C y �-- Q m Cn y.
Q
N
Not to Scale
ry Street
Figure 3
PROJECTED TOTAL TRAFFIC (Revised proposal)
Year2003
PM Peak Hour
Q
N
Nat to Scale
to 7
O N I�
CO (p T
T \ \
i 114/135
I
CO to T
f— 907 / 840
41 1 4
r 283 / 405 Mulberry Street
70/19741T[0-
634 / 702 —► to tr
19/6 ;9
a\\
Figure 2
EXISTING TRAFFIC
Year2003
AM 1 PM Peak Hour
N
Not to Scale
rry Street
Figure 1
PREVIOUSLY PROJECTED TRAFFIC
Year2004
PM Peak Hour
Mr. Eric Brake, City of Fort CoUiru — 4 —
October 24, 2003
We therefore respectfully submit that the traffic impacts identified in the existing traffic
study are more conservative than the impacts associated with the revised site uses.
Given the reduction in total traffic, our conclusions and recommendations with the 1999
traffic impact study would remain valid.
Please feel free to contact me should further information or clarification be needed.
Since
Karl P. Packer, P.E.
Transportation Engineer
Attachments
W. Eric Brake, City of Fort Collins — 3 — October 24, 2003
A comparison of the previous trip generation table to the revised trip generation table
indicates a decrease in average daily (24-hour) traffic of 4,499 trips, or 22 percent. The
AM peak hour trip generation decreases by 196 trips, or 22 percent, and the critical
design PM peak hour trip generation decreases by 493 trips, or 28 percent.
COMPARISION OF EXISTING, PREVIOUSLY PROJECTED AND PROPOSED
TRAFFIC AT MULBERRY / LEMAY
Traffic counts were recently taken at the intersection of Mulberry and Lemay to compare
to the traffic volumes predicted for Mulberry and Lemay by the 1999 TIS. The traffic
counts are attached at the end of this letter. The attached Figure 1 is'the proiected total
traffic for 2004 taken from the 1999 traffic impact study. Figure 2 depicts the existing
traffic based on the recent counts (2003). The existing counts were then added to the
revised trip generation in Figure 3 utilizing distribution from the 1999 study. A tabled
comparison of the PM peak hour approach volumes for 2004 is depicted below:
Mulberry Street at Lemay Avenue
Approach Volume Comparison: PM Peak Hour
Lane Group
Existing Counts
Projected 2004 total
Projected total using
revised trip generation
(2003)
From 1999 TIS
2004
Eastbound
905
1176
953
Approach
Westbound
1380
1660
1408
Approach
Northbound
1181
1146
1229
Approach
Southbound
979
1009
-1087
Approach
TOTAL
4,445
4,991
4,677
This comparison shows that the revised uses are projected to result in six percent less
total traffic at this intersection than that projected in the 1999 study.
Mn Eric Brake, City of Fort Collins - 2 -
October 24, 2003
Since 1999, a 194.5-thousand-square-foot (194.5 KSF) Wal-Mart (free-standing discount
superstore) and a fast food restaurant have been constructed. Now, the development
proposal for the vacant portions of this site include a .Home Depot Store, and three retail
pad sites. This revised trip generation is depicted in the following table, and includes a
correction for the size of the constructed Wal-Mart:
TABLE 2
REVISED USE TRIP GENERATION SUMMARY
TRIP GENERATION RATES
24
AM PEAK HOUR
PM PEAK
HOUR
ITE
ENTER
EXIT 'TOTAL
ENTER
EXIT
TOTAL
CODE LAND USE UNIT
HOUR
813
Wal-Mart KSF
46.96
0.9384
0.9016 1.84
1.8718
1.9482
3.82
814
Specialty Retail KSF
40.67
1.1137
1.4763
2.59
834
Fast Food with Drive KSF
496.12
25.4286
24.4314 49.86
17.4096
16.0704
33.48
Through
862
Home Depot KSF
35.05
0.7992
0.6808 1.48
1.3489
1.5211
2.87
TOTAL TRIPS GENERATED
24
AM PEAK HOUR
PM PEAK HOUR
ITE
ENTER
EXIT TOTAL
ENTER
EXIT
TOTAL
CODE LAND USE SIZE
HOUR
EXISTING LAND -USES
813
Wal-Mart 194.5 KSF
9,134
183-
175 358
364
379
743
834
Fast Food with Drive 3.5 KSF
1,736
89
86 175
61
56
117
Through
Existing Subtotal:
10,870
272.
261 533
425
435
660
PROPOSED ADDED LAND USES
814
Specialty Retail 8 KSF
325
9
12
21
814
Specialty Retail 8 KSF
325
`
9
12
21
814
Specialty Retail 8.5 KSF
346
9
13
22
862
Home Depot 121.5 KSF
4,259
97
83 180
164
185
349
Proposed Subtotal:
5,255
97
83 180
191
222
413
Existing and Proposed Total:
16,125
369
344 713
616
657
1,273
Key: KSF = Thousand Square Feet Gross Floor Area
' = Negligable generation in AM peak hour due to nature of business as described in ITE 6th Ed.
15ower5 & . Krager, Inc.
24 October 2003
Mr. Eric Bracke, Traffic Engineer
City of Fort Collins
626 Linden Street
Fort Collins, Colorado 80524
970 221 6630 fax 221 6282
RE: Mulberry and Lemay Crossings —Traffic Impact Analysis Addendum
Z.Oreports 2001367 Letter report. doc
Dear Eric:
The purpose of this letter is to provide information and analysis that will demonstrate that
the Mulberry and Lemay Crossings Traffic Impact Study, dated October of 1999, is still
valid.
TRIP GENERATION
The Mulberry and Lemay Crossings Traffic Impact Study was most recently revised in
October of 1999 and depicted the following uses and traffic generation;
TABLE 1
PREVIOUS TRIP GENERATION - TIS October 1999
ITE
AM PEAK HOUR
PM PEAK HOUR
IN OUT TOTAL
IN OUT
TOTAL
LAND USE SIZE CODE ADT
Free -Standing Discount
272 KSF
813
12,752
254 245 499
508 528
1,036
Superstore
Specialty Retail Center
62 KSF
814
2,534
0 0 0
175 133
308
Free -Standing Discount
26 KSF
'832
5,338
205 205 410
228 194
422
Store
TOTALS
20,624
459 450 909
911 855
1,766
10 PERCENT REDUCTION
18,562
413 405 818
820 770
1,589
C
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PART OF SOUTHWEST 1/4 OF SECTION ). T. T N.. R. AS W.. OF THE BTH PM.
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MULBERRY AND LEMAY CROSSINGS PUD, FI!
THE HOME DEPOT
MULBERRY AND LEMAY CROSBWOS FLWO W. 2
PART OF ST Vq OF SECTION T. T. T N. R. SS W. OF THE STH PAL
GTY OF T CONKS, LARGER COUNTY. STATE OF COLORADO
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MULBERRY AND LEMAY CROSSING HOMEDD� FILING NO. 2, MAJOR AMENDMENT
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PORTION OF LOT ], MULSERRY AND LEMAY CROSSINGS FLING NO, Y,
PMT OF SOUTHWEST 1/4 OF SECTION ]. T. T N., R. SS W.. OF THE 9TH P.M.,
CITY OF FORT CCLLINS. LARPAER COUNTY. STATE OF COLORADO
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FRONT FIELD
425 SPACES
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143 SPACES
HEW FIELD
46 SPACES
PARWNG 101ALS
659 SPICES
661/50% • 331 SPACES (ALLOWED)
425 SPACES (PROADED)
94 SPACES (RESIDUAL
IN FRONT FIELD)
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CITY OF FORT COLLINS. LORIMER COLMTY.
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FILING NO. 2, MAJOR AMENDMENT THE HOME DEPOT
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SHEET INDEX
SHEET NO.
DESCRIPTION
1 OF 9
COVER SHEET AND NOTES
2 OF 9
SITE PLAIN
3 OF 9
PARKING COUNT AND
CIRCULATION PLAN
A OF 9
LANDSCAPE PLAN
5 OF 9
PHOTOMETRIC PUN AND DETAILS
6 OF 9
EXTERIOR BUILDING ELEVATIONS
7 OF 9
EXTERIOR BUILDING ELEVATIONS
8 OF 9
EXTERIOR BUILDING ELEVATIONS
9 OF 9
SITE DETAILS
PLANNING AND ZONING APPROVAL:
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NCLLAUREL EE ENTARY
#36-961 Mulberry & Lemay Crossings 12/5/03 N
2nd Filing, Home Depot Major Amendment
Type 11 (LUC) 1 inch : 600 feet
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 13
D. The Major Amendment complies with the applicable General Development
Standards of Article Three with one exception.
E. The Request for Modification of Standard to Section 3.5.4(C)(3)(b) — Parking
Lot Location, has been reviewed and evaluated.
F. In accordance with Section 2.8.2(H)(3), Staff makes the specific findings that
demonstrate how the Major Amendment, with the Modification, promotes the
general purpose of the parking lot location standard and is equal to or better
than a plan that would have met the standard.
The granting of the Modification would not be detrimental to the public
good.
2. The plan as submitted is equal to or better than a plan that would
otherwise meet the standard by providing a strong relationship between
Magnolia Street and the building. There is no intervening drive between
Magnolia Street and the north entrance. The front parking field is
mitigated by the existing K.F.C./Taco Bell and Retail Buildings I and J.
3. The design upgrades to the parking lot, including pedestrian amenities
and extra landscaping, contribute to the overall quality of the center so
as to mitigate the number of spaces in the front parking field.
4. The design upgrades to the building's architecture, especially the north
elevation along Magnolia Street, contributes to the overall quality of the
center that enhances the experience of the center.
5. The plaza area along Magnolia Street goes above and beyond standard
design and provides a fine grain level of detail that promotes the
pedestrian scale and breaks down the mass of the structure.
G. A neighborhood information meeting was held on January 21, 2004.
RECOMMENDATION:
Staff recommends approval of the Request for Modification of Standard to Section
3.5.4(C)(3)(b).
Staff recommends approval of Mulberry and Lemay Crossings, Filing Two, Lot Two, Home
Depot, Major Amendment, #36-961.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 12
M. Section 3.6.4 — Transportation Level of Service Requirements
The Transportation Impact Study has been reviewed and evaluated by the Traffic
Operations and Transportation Planning Departments. The Major Amendment
adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain
the adopted transportation Level of Service standards contained in Part 11 of the City of
Fort Collins Multi -modal Transportation Level of Service Manual for the following
modes of travel: motor vehicle, bicycle and pedestrian.
The T.I.S. compares the projected trip generation of the total shopping center as
amended by the proposed Home Depot with the Mulberry/Lemay Crossings Amended
T.I.S. of 1999. With the changes to the shopping center based on Home Depot, there
is a slight reduction in projected trip generation during the P.M. peak at Mulberry
Street and Lemay Avenue. The City's Traffic Engineer has reviewed these findings
and agrees with the conclusion.
7. Neighborhood Compatibility:
A neighborhood information was held on January 21, 2004. Minutes to this meeting are
attached. Response to the project was positive. A few residents of the adjacent
neighborhoods expressed a concern about the increase in traffic on Lemay Avenue,
especially between Lincoln and Vine. With regard to this issue, there was consensus that the
ongoing Northeast Neighborhoods Sub -Area is the best forum by which to analyze the
broader traffic impacts in the region.
8. Findings of Fact/Conclusion:
In evaluating the Major Amendment, Staff makes the following findings of fact:
A. The Major Amendment represents a slight increase in overall square footage for
the shopping center, an increase in the amount of square footage within one
building and the elimination of one pad site on Lemay Avenue. In addition,
there is a slight increase in the total number of parking spaces but a slight
decrease in the ratio of number of spaces per 1,000 square feet of gross floor
area.
B. The Major Amendment is being considered in conjunction with the Mulberry and
Lemay Crossings, Filing Two, Portion of Lot Six P.D.P. Combined, the two
submittals form a single cohesive development project for Home Depot.
C. The Major Amendment complies with the applicable land development
standards of the Commercial zone district in accordance with Article Four.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 11
• Unlike most retail buildings, there are five sides to this structure. All facades are
articulated. The west elevation features store -front details with windows, entrances,
column -supported arcade and two towers.
• Mass is broken down by a repeating pattern of architectural bays that project at least
3% of the length of each facade for at least 20% of the total length. There is no
uninterrupted facade segment that exceeds 100 feet for horizontal relief. There are
material, color and textural elements for vertical relief. All pilasters project 20 inches.
There are two roof forms and two roof accents. The primary roof line is flat featuring a
three -step 18-inch projecting cornice. Each facade includes a three dimensional
projecting module that punctuates the primary roof line. (The east elevation features
two of these projecting modules.) The two accent roofs are found on the towers and
rounded pergola.
The detail features are carried over from Wal-Mart to unify the shopping center. The
faux windows (arched and square) are each highlighted by the wall -mounted
gooseneck light fixture. The metal eyebrow canopies over the exit doors include the
weld plate and turnbuckle. These details replicate Wal-Mart and promote the early
industrial character that was typical of the various structures associated with the sugar
beet plant.
• The predominant materials are brick, concrete block and synthetic stucco. Accent
materials are cultured stone and metal roofing.
• Entrances on the west and north are highlighted by use of canopies, display windows,
arcades with projecting columns.
The west and north elevations feature prominent entrances.
• The east elevation is considered the back and is over 35 feet from the east property
line. This side of the building faces an industrial district.
• There are three continuous eight -foot wide walkways connecting the entrances to the
public sidewalks and perimeter pad buildings. The private drive off Lemay features
detached eight -foot sidewalks on both sides.
There will be two plazas featuring benches, bike racks, landscaping, trash receptacles
and decorative pedestrian -scaled light fixtures.
• Delivery and loading operations will be prohibited between 10:00 p.m. and 7:00 a.m.
A sign stating prohibiting the idling of engines in the loading zone will be posted.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 10
H. Section 3.2.2(E)(6) — Parking Lot Size/Scale
The parking lot is segmented into eight modules. The largest module contains 111
parking spaces.
Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
Parking has been calculated for the overall southern component of the shopping
center, surrounded by four public streets, which cannot exceed 5.00 spaces per 1,000
square feet of gross floor area. At build -out, this area will contain 153,080 square feet
on 15.54 acres. There are 695 parking spaces for a ratio of 4.53 spaces per 1,000
square feet which is below the allowable maximum.
J. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures. There are
no foot-candles that exceed the maximum allowed. Decorative pedestrian -scale light
fixtures will be provided at the plazas at the two entrances and along parking lot
sidewalks. These fixtures will be sharp cut-off as well. Wall -mounted fixtures will also
be down -directional. All fixtures are specified to match existing fixtures found in the
shopping center.
K. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and
Parking
As mentioned, both the north and west entrances open onto a connecting walkway
that leads directly to the public sidewalk on Magnolia Street without requiring
pedestrians to walk across the parking lot drive aisle.
With regard to the building's orientation to the build -to line, large retail establishments
that face internal connecting walkways with pedestrian frontage, in a development that
includes additional outlying buildings adjacent to the streets, are exempted from the
standard.
L. Section 3.5.4 — Large Retail Establishments
Compliance with the big box standards is achieved by the following:
• The building is located in a group of more than four retail establishments located in a
complex which is planned, developed, owned or managed as a single unit with off-
street parking provided on the property.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 9
outside the right-of-way along the garden center and the parking lots along Lemay and
Magnolia creating a double row of trees.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
In addition to the aforementioned trees, shrub beds will be placed along the parking
lots facing Lemay and Magnolia. The loading zone screen wall will hide parking along
12th Street.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 10% interior landscaping in the form of islands which exceed
the required minimum for lots with more than 100 spaces.
D. Section 3.2. 1 (E) (5)(d) — Walkways and Driveways
Three connecting walkways are provided through the front parking field. Walkways
and driveways are flanked by the appropriate number of shade trees.
E. Section 3.2.1(E)(6) - Screening
The area along 12th Street is devoted to the truck docks, lumber loading doors, trash
enclosure, electrical transformer and miscellaneous staging of inventory. Accordingly,
this area is screened from view by a combination of landscaping and an eight -foot high
masonry screen wall.
F. Section 3.2.2(B) — Access Circulation and Parking
The sidewalk circulation system provides for a direct connection from Lemay and
Magnolia to the north and west -facing entrances. The sidewalk connection to
Magnolia does not cross a parking lot drive.
There are three primary interior sidewalks that traverse the front parking field. All
three are eight feet wide to accommodate bicycles as well.
G. Section 3.2.2(C)(5)(a and b) — Walkways and Street Crossings
The interior walkways are aligned to directly and continuously connect areas or points
of pedestrian origin and destination. These walks will facilitate movement among the
three existing buildings and the future Building F to the south. Sidewalks continue to
the public right-of-way to connect to the City's on -street bicycle system. The sidewalk
in front of the west entrance is flush with the grade to facilitate pedestrian and bicycle
movement.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 8
5. Compliance with Applicable Commercial Zone Standards:
The two applicable standards in the Commercial zone are as follows
Section 4.17(E)(2)(a) and (b) - Site Design
A. Pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate
the users (such as street corners, shops, stores, offices, day care and dwellings).
Because liveliness created by the presence of people is the main key to the
attractiveness of such spaces, to the maximum extent feasible, the development shall
link outdoor spaces to, and make them visible from, streets and sidewalks. Sculpture,
kiosks or shelters are encouraged to be prominently placed in outdoor spaces.
The Major Amendment provides pedestrian -oriented outdoor spaces in front of both
entrances and along Magnolia Street. These two areas feature benches, planters with
seat walls and decorative lighting. These two plazas are connected with internal
sidewalks that traverse the parking lot and connect to the public street and the pad
buildings. The rounded pergola is prominently placed to accentuate these areas. The
north entrance is highlighted by a tower feature.
B. In multiple -building developments, outdoor spaces and landscaped areas shall be
integral to an open space system in conjunction with streets and connections, and not
merely residual areas left over after buildings and parking lots are sited.
As mentioned, the Home Depot plaza is located along portions of the north and west
elevations. The K.F.C./Taco Bell plaza is located in front of the building along
Magnolia. Retail Buildings I and J feature a plaza between the two buildings directly
under the tower. All three areas are connected by sidewalks and drives and are not
residual spaces.
The Magnolia frontage is also the location of the outdoor seasonal sales area. This
area will be defined with temporary four -foot high metal picket fencing so it does not
spill out onto the public sidewalk, parking lot or landscaped areas. For certain times of
the year, this area will be lively and active and help animate the public streetscape.
This solution to the outdoor seasonal sales area is similar to the Wal-Mart outdoor
sales area but has the added benefit of being along Magnolia Street.
6. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The Major Amendment provides full tree stocking around the entire site. Street trees
are provided along Lemay, Magnolia and 12th Street. Along the south elevation, trees
will be placed in grates. In addition to street trees, trees in grates will be provided
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 7
Parking areas should provide safe, convenient, and efficient access. They
should be distributed around large buildings in order to shorten the distance to
other buildings and public sidewalks and to reduce the overall scale of the
paved surface. If buildings are located closer to streets, the scale of the
complex is reduced, pedestrian traffic is encouraged, and architectural details
take on added importance.
Staff supports the Modification for the following reasons:
The granting of the Modification would not be detrimental to the public good.
The plan as submitted will promote the general purpose of the standard equally well or
better than would a plan which complies with the standard.
The overall general purpose of the standard is to break down the objectionable
characteristics of the big box retail by bringing the structure closer to the street and
minimizing the "sea of asphalt" between the front door and street. The plan as
submitted accomplishes this overall purpose.
The site is designed to provide a strong relationship between Magnolia Street and the
building. There is no intervening drive between Magnolia Street and the north
entrance. The front parking field is mitigated by the existing K.F.C./Taco Bell and
Retail Buildings I and J.
The parking lot design is upgraded beyond standard. The pedestrian amenities and
extra landscaping contribute to the overall quality of the center so as to mitigate the
number of spaces in the front parking field.
The building's architecture is enhanced beyond standard. The pergola and plaza
features along the north elevation contribute to the overall quality of the center that
enhances the experience of the center.
The plaza area along Magnolia Street goes above and beyond standard design and
provides a fine grain level of detail that promotes the pedestrian scale and breaks
down the mass of the structure.
Staff, therefore, recommends approval of the request for modification for the parking
distribution standard.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 6
• The interior parking lot is landscaped in excess of the required 10%.
• The total number of spaces is below the maximum allowable for a shopping center of 5
spaces per 1,000 square feet and below the previous approved plans (Lot Two Final
and Lot Six Preliminary). The previous approved plans indicated a parking ratio of
4.71 spaces per 1,000 square feet. The proposed Major Amendment (and Lot 6
P.D.P.) indicates a ratio of 4.53 spaces per 1,000 square feet.
The north entrance of the building is connected to the public sidewalk on Magnolia
Street by a pedestrian walk and plaza that does not cross an intervening street or drive
aisle. While this is a standard requirement for most commercial buildings, it is not a
requirement for anchor tenants in shopping centers.
• Strict compliance with the standard would likely result in parking on the north side of
the building along Magnolia. By not putting any parking on the north side, this area
can now be devoted to an enhanced pedestrian plaza featuring planters, seat walls,
trees in grates, decorative light fixtures, and other pedestrian amenities. The result is
that there will be a double row of street trees along Magnolia. This area also features
the temporary enclosure for outdoor seasonal sales. Outdoor seasonal sales,
therefore, will not be permitted to spill over into the parking lot.
A significant architectural feature also enhances the streetscape along Magnolia. The
rounded pergola feature will act as a focal point for the north facade and direct
attention to the north -facing entrance. By not having parking on the north side of the
building, this feature can be brought up closer to the street edge thus providing
building articulation that is at the pedestrian scale. In addition, the pergola creates an
attractive relationship between the street and building.
C. Evaluation of the Applicant's Request
Section 2.8.2(H) states:
The Planning and Zoning Board may grant a modification of standards only if it finds
that the granting of the modification would not be detrimental to the public good; and
that the plan as submitted will promote the general purpose of the standard for which
the modification is requested equally well or better than would a plan which complies
with the standard for which a modification is requested.
For the general purpose of the standard, we turn to the guideline for this standard
found in the Design Standards and Guidelines for Large Retail Establishments which
states:
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 5
4. Parking Distribution — Modification of Standard:
A. Description of the Modification
Section 3.5.4(C)(3)(b) requires that:
Parking lot location. No more than fifty (50) percent of the off-street parking area for the lot,
tract or area of land devoted to the large retail establishment shall be located between the
front facade of the large retail establishment and the abutting streets (the "Front Parking
Area ").
Two specific measurement areas must be defined. These measurement are consistent with
how Filing One (Wal-Mart) was evaluated.
1. The entire off-street parking area is defined as all the parking enclosed by the four
surrounding public streets. This area is platted as Lots 2 and 6 (and Tract A —
detention ponds) of Mulberry and Lemay Crossings Filing Two and contains 15.54
acres. This includes all the parking devoted to the proposed Home Depot, existing
Retail Buildings I and J, future Building F, and existing K.F.C./Taco Bell restaurant.
This area represents all of the parking fields of the southern component of the
shopping center. Existing and proposed buildings are not allowed to block out
existing or future spaces. This area contains 659 parking spaces.
2. The front parking area is defined as the area located between the front door of
Home Depot and Lemay Avenue. The limits of this area are determined by a
drawing a line between the two front corners of the building and the two opposite
property corners. This area includes all the parking devoted to K.F.C./Taco Bell
and a portion of the parking devoted to Retail Buildings I and J. This area includes
424 parking spaces.
The number of spaces in the front parking area (424) represents 64% of the entire off-street
parking area (659) thus exceeding the 50% maximum by 95 spaces.
B. Applicant's Justification
The applicant contends that the Home Depot site and parking lot are designed in such a way
as to exceed the design standards. For example:
• The front parking area is designed in such a way as to exceed the fundamental design
requirements for parking lots. There are two pedestrian respite areas, one each on
the two diagonal sidewalks that connect the two store entrances. These areas feature
trees and benches. In addition, the perpendicular east -west sidewalk is centered
within a 24-foot wide landscaped area. These design features go beyond simply
providing eight -foot walks.
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 4
Mulberry and Lemay Crossings, Filing One, Lot 3, Beantrees P.D.P. was approved on
January 15, 2004. Final compliance review is pending.
2. Major Amendment:
In comparison with the approved previous plans, the Home Depot request results in an
increase in the amount of square footage within one structure, eliminates one pad building
along Lemay Avenue, adds an outdoor seasonal sales component and an outdoor enclosed
garden center. The request therefore is considered a change in character which requires a
Major Amendment. (Please refer to the comparison table for the exact differences between
previous approved plans and the proposed Major Amendment and Portion of Lot Six P.D.P.)
3. One Project But Two Separate Submittals:
A. Portion of Lot Six P.D.P.
For the portion of the site that lies within Mulberry/Lemay Crossings, Filing Two, Lot Six, (the
elimination of the Lemay pad site in favor of 110 parking spaces on 1.29 acres), this area
only had Preliminary P.U.D. approval as per the voter initiative on April 7, 1999. A
Preliminary P.U.D. is not a site specific development plan and not eligible for a Major or Minor
Amendment. Further, the right to develop this parcel under the P.U.D. system expired on
October 7, 1999.
Therefore, the request for a parking lot on this parcel must be processed as a Project
Development Plan under the jurisdiction of the Land Use Code. Such a P.D.P. is being
processed in conjunction with the Major Amendment. Combined, the Major Amendment and
the P.D.P. represent a single cohesive development project for Home Depot on the southern
component of the shopping center.
B. Portion of Lot Two
The balance of the site, 8.22 acres, is located on a portion of Mulberry/Lemay Crossings,
Filing Two, Lot Two, which received final approval on December 7, 2000. This P.U.D. was
granted vested rights under the Land Use Code. The vested rights have been exercised by
the permitting of Buildings I and J so there is no expiration. Thus, this portion of Lot Two is
eligible for the Major Amendment.
COMPARISION TABLE
Existing Approved Proposed Major Amendment to Mulberry/Lemay Crossings,
Mulberry/Lemay Crossings, Filing 2, Lot 2 and Lot 6 Final (KFC/Taco Bell) and
Filing 2, Lot 2 and Lot 6 PUD Proposed Lot 6 PDP
Building
Size
Building
Size
Size Change
Building C, D, & E
95,550
Home Depot
1219619
+26,069 square fey,.
square feet
square feet
Building F
169900
Building F
85500
-8,400 square feet
s are feet
square feet
Buildings I & J
15,600
Ex. Buildings I & J
199300
+3,700 square feet
square feet
square feet
Building G (Lot 6)
9,000
Ex. KFC/Taco Bell
39661
-5,339 square feet
square feet
square feet
Building H (Lot 6)
8,000
Building H
0
-8,000 square feet
square feet
TOTAL SIZE
1455050
TOTAL SIZE
153,080
OVERALL CHANGL
square feet
square feet
+8,030 s uare feet
Parking Spaces
683
694
+11
Parking Ratio
4.71 spaces /
4.53 spaces /
-0.18 spaces / 1,000 square feet
1,000 square
1,000 square
feet
feet
Mulberry/Lemay Crossings, Filing Two, Lot Two, Home Depot Major Amendment
February 19, 2004 P&Z Meeting
Page 2
COMMENTS:
Background:
A. Surrounding Land Uses
N: C; Existing Community/Regional Shopping Center (Wal-Mart)
S: C; Future Retail Building F, Mulberry Lemay Crossings P.U.D., Filing Two
E: C; (County); Existing Retail
E: I; (County); Existing Auto Salvage and Miscellaneous Industrial Uses
W: C-C-R; Existing Golf Course
B. Annexation
Historically the site was an irrigated agricultural field. The property was annexed in two
phases. The southerly 12 acres were annexed in 1984. The northerly 39 acres (part of
which became Buffalo Run Apartments and Mulberry and Lemay Crossings Filing One — Wal-
Mart) were annexed in 1995.
C. Previous Approvals
• The Mulberry and Lemay Crossings Overall Development Plan was approved on
March 24, 1997.
• Buffalo Run Apartments Final P.U.D. was approved on October 2, 1997.
The Preliminary P.U.D. for the 42.98-acre community/regional shopping center was
denied by the Planning and Zoning Board on November 5, 1998. The Preliminary
P.U.D. was considered on appeal to City Council which upheld the denial on
December 15, 1998. The project was then the subject of a voter initiative and a vote
by the general electorate. On April 7, 1999, the electorate voted to overturn the City
Council denial and approve the Preliminary P.U.D., as conditioned by Staff.
• Mulberry and Lemay Crossings, Filing One, Final P.U.D. (Wal-Mart) was approved by
City Council on March 28, 2000. Wal-Mart opened in October of 2001.
• Mulberry and Lemay Crossings Filing Two, Final P.U.D. was approved on December
7, 2000. Retail Buildings I and J are the only two buildings that have been
constructed. Various tenants began occupancy in April of 2003.
• Mulberry and Lemay Crossings, Filing Two, Portion of Lot Six, K.F.C./Taco Bell P.D.P.
was approved on January 17, 2002. The building opened in January of 2003.
ITEM NO. 8
MEETING DATE 2/19/04
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Mulberry and Lemay Crossings Filing Two, Lot Two, Home Depot, Major
Amendment, #36-961
APPLICANT: The Home Depot, Inc.
C/o Mr. Blair Wareheim
Galloway, Romero and Associates
5350 DTC Parkway
Greenwood Village, CO. 80111
OWNER: Fort Collins Partners I, LLC
C/o Goldberg Property Associates, Inc.
1120 Lincoln Street, Suite 7101
Denver, CO 80203
PROJECT DESCRIPTION:
This is a request to amend a portion of the Mulberry and Lemay Crossings Filing Two, Lot
Two, Final P.U.D. The project consists of a 121,619 square foot large retail establishment on
9.42 acres. The site is located at the northeast corner of East Mulberry Street and Lemay
Avenue and zoned C, Commercial.
The major amendment is submitted and evaluated in conjunction with Mulberry and Lemay
Crossings, Portion of Lot Six, P.D.P. as both projects are combined to form a single cohesive
development project within the southern component of the shopping center.
RECOMMENDATION: Approval of the Request for Modification
Approval of the Major Amendment
EXECUTIVE SUMMARY:
The Major Amendment represents a slight increase in overall square footage for the shopping
center, an increase in the amount of square footage within one building and the elimination of
one pad site on Lemay Avenue. In addition, there is a slight increase in the total number of
parking spaces but a slight decrease in the ratio of number of spaces per 1,000 square feet
of gross floor area. The Major Amendment complies with the applicable land development
standards of the Commercial zone district in accordance with Article Four. The Major
Amendment complies with the applicable General Development Standards of Article Three
with one exception. The Request for Modification of Standard to Section 3.5.4(C)(3)(b) —
Parking Lot Location, has been reviewed and evaluated.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT