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Home My WebLink AboutMULBERRY / LEMAY CROSSINGS PUD, LOT 2, FILING 2 - FINAL PUD - 36-96E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSr u �,•. Oi r 0 Lm7i ANCHOR MONUMENT SIGN �\ N ro ec.ue % SITE BENIGN B Nm*oe aE SHOE RACK i1 .Ex TO etas V PLANTER U/ RAISED CURB �1 Ncr .o xn�E F mmm W� F+ �vew � wwe RETAHNHVG WALL G NvrmrrE TRASH ENCLOSURE H ror.o.c... N U Z N F- 0 V W �z aO DZ Q _ Z J O W C] � ►C TRASH RECEPTACLE C PLANTER U/ SEAT WALL �\ NM :O xYE NOf i0 BC4LE O OF HANDICAP RAkIP DETAIL (TYPE W) HANDICAP R P DETAIL lTTPE'B'1 .P' •a HANDICAP RAMP DETAIL (TYPE 'C'1 HANDICAP RAMP DETAIL !TYPE 'D"1 aMW MTeD ® �w rn�+m amvrw.n wnnmu• �� ' •�r.oa.rt w.maur..m�c mwuw+ PEDESTRIAN RAMP A . 109 u LIGHTED BOLLARDI TO E ..�..e. �.�,.. rl [STOP era.m DIRECTIONAL 51GNAGE %1 NOT To Ec ff H.G. 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III LM�L. Y.IXV Y�«N/TIIK M.i fLKT! IIR MLL MIl4C.1. xil'.R. WI. �T WI K 01i� WLMKbYi�• fBO. xN WVY.rYfAi� CLL111m C(�IW .!®e x M11xK EAST ELEVATION RETAIL C,D,E, AND F mx:oo:u i '— O>'R NTIM YO 6dM MCq® xYW SOUTH ELEVATION RETAIL F .1\I On -�1 fa «uW uW1.UxMY ro ORC1mM ¢ILPw.tl•.[ NR'!m w.e rwr �.ion.cua o ne eanw mmsnn ro rr rwaaw.ao+u+�w«rz «. ranee Yu.. ry nuu wu.�al is re« x aaa.L « TR IYC.iL71 E®1®M OVCiKL 1!L<rciMl. ro ria r.c.oa xw «xL.w •«LL.m: «.am w rr rMo wamrtwm iu�m�is rurfi'L.�um�v Cm.w fQ! «O Y! «nYl®m.w�nPW TT�e. n� UD1KL lTtOi@1At. 11111Y � l�tllL LC.MO YD n.ow.n O reM WOxa ca I M m m Jir «." • • . ,dam .ur eav«nw TLL cna «D. NfK LNMI1MMItl . w xe+scrwxw � eeaa®• nr. n . y tlll. BJVtlCM 1RLL iPK LMMiI .W . OL' OIr.R MT.B ntl.4T .r y M6NYa xpl.. ly NyLOY MR'\1 bpD«) NiCOit) M nlaWlp� ICOIW.® ¢N�.I.OLV[ roe�e'ans W Lglq ►7 �W TY YOxrWGO xLe...y WOE YO YI. u6irt fAGi. T4.YfJ. tlUO xI Li. �. Id AC®IIW YVY NOf pfQMin6 W41. RWi® Lbrt Af1Yd.fACR OMCPIOI xg Dsnw�mY.� TYPICAL EYEBROW CANOPY CYa vY. v wI. M W.ry.Y fl4r dAPiNiO��wM GaCFRiYDcitr 6._.DG D• ,�•'�D ro MO Kx �tnwtio rm,�m WEST ELEVATION RETAIL G,D,E, AND F NORTH ELEVATION RETAIL G ��=�- 1( MIA .'wY1111WW1.®CMmlIl3 .1iY' �,xtlilx� IIYI. Y.0 YgYf �Ol YIA..b ffIOA title WA fALR WIN WOY.Yi AYW tlY. AT eeee dill DxlWxlh Mi axl>•WF Nl ww W41 WWIYW • W1YT iw uWWln.me n..wW ro v,Wa.xWr m rc+nc»a a M WIaoWW mn.nr ro ne . wWr� x A'MLIM YYi. M 1V W WlL WW 1? IIPI M104 M TY lG'J11Lx 0eW'� Y dO41 Ylum d fY �G• YUIL.P YGia Illf IICMICTYL IfaR ti1YWW1 Yd Y ILtlIO! roWxx YOxrO'.Y 41 WY.DrfQtll. Y11,T. Imwrv°L"o. •c.Ie.m,a®nDwwltr reenW ri.Wm dw.ai snmf`�"v�xi wiwim..s�+ new .oro"�iro"°"°a�n°.ro owY°°a°im wv �r WLLLa. D • r� Wu. Ww.nd �+u COW. YO D iT4 LNMLT f1OW. DY ti^IOfD lldll® OP. MCIO®l OMYxIeCi• WJCp ANCd . Y LNY[IQi oWru.W.ausW rumor o r mania Mrt.MFYGY0IX1lC YDN11YilYLaM R YMf1aWil1D 1111LD �� A i1pY rm DIm .M6D ►7 OF ■ Elm.,l�� T RETAIL D �0p 53.900 SF F.F..W.50 •`�` RETAIL 39.950 SF F.r.-M.93 �01 �ororolololororolorolplo.�l�roi PLAN' LIST n a WOv.M.YOD . .... M.u. ws.r LECaEND m... LANDSCAPE CA1ETCWr:S ru..0 e m m yl-'11- �a ��I mni,lnul�„ a ` Was ►, i ,.. RETAIL F �DO I �f -35 63 , of r.. T i I ............. le F!♦= 1� t14 el Lb illy ,1 �1e bl Lt � � '' 1. yG ■l 7 �,� �1. all, 02 91 I ?�CI`j'I •�' E %iurii I. �r P • - Mrs 11111/11/ -� GIs �1 min Qi `F•� ,aw+m xw m x ,. •,r m� ro�a Ci —_--L mawrmtm FINAL PLANNED UNIT DEVELOPMENT MULBERRY AND LEMAY CROSSINGS PUD, FILING 2 LOT 2 PART OF SOUTHWEST 1/4 OF SECTION 7, T. 7 N., R. 68 W., OF THE 6TH P.M., CITY OF FORT COLLINS, LARIMER COUNTY, STATE OF COLORADO SHEET INDEX LEGAL DESCRIPTION (POTENTIAL LAID USES I I w.. •..P. w.a..o e... m w �.. � e..w uwc,.. II II ----- JAI I FUTURE LAND USE PLAN - ADJACENT PROPERTIES .. •ePP-P,n.r. SITE DATA LOT 2 P4 EL 913E 9V361 1316 IQAa i w FLD A A MTA1L c 12$ is 2m RETAIL D 530" 124 33L IQTALL E m9 69 pT RETAIL P 16.9p0 39 1Tc WTAIL 1d A ux A A1L j 1pQm .b uw TarAL osm PqR PMCPGIDRIKWAYp 11 uA 2W33 CPCN MAGI. 56.U3 p.9 f LNVDCCAP! PAA pT41DARD AIMMG M� P$T A 6d P CF puIL ] 433% pEl'IAlAINM(a AIEA 34l M3. ,IANDICAP PARCIKa 9PACE8 21 TMAL pPdCpp .2. PMC IWT'D !I MAC2pli6lY 9F. 61CY PA lC pP s 76 GENERAL NOTEM4� e��p •••••.rn.m.e.�o,a..r.aen®. w.varcR ��.�u....�.�....P...�.e6. o�. P.P.. r.....«>,w MIPOPrt s.w wrmwe cm'rw �,own�wu� .�m..o m4vya.n'�or�w xuu � PPse ... pc �� vuu Aa rau VICINITY MAP Io ENGINEER/PLANNER/SURVEYOR LANDSCAPE ARCWTECT SOILS ENGINEER TRAFFIC ENGINEERS OUNER/DEVELOPER en �e..oem...ec.c PLANNING AND ZONING APPROVAL OILNER'S CERTIFICATION VICINITY MAP 11/09/00 #36-96E Mulberry Lemay Crossing PUD Second Filing M Final 1"=600' Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 8 E. Improvements to Existing Magnolia As part of Filing One, existing Magnolia Street, between 12th Street and Link Lane, will be improved. These improvements include adding a six foot wide attached sidewalk, roll-over curb and gutter within the existing right-of-way. F. Improvements to LemayNine Intersection As part of Filing One, the developer is obligated to improve the LemayNine intersection This includes modifying the signal phasing at LemayNine intersection so it will be split allowing north and southbound traffic to make protected left turns. 5. Findings of Fact/Conclusion: A. The Final P.U.D. is in substantial conformance with the Preliminary P.U.D. B. Of the six conditions of Preliminary approval, three are applicable to Filing Two. These three conditions of approval have been satisfied. C. The cash -in -lieu contribution of $200,000 to the City for the design and construction of the bike/pedestrian bridge over the Poudre River is an acceptable form of meeting the requirement to provide an alternative mode connection to the East Side/Old Town Neighborhood. D. The Final P.U.D. continues to satisfy the All Development Criteria and the variable and absolute criteria of the Community/Regional Shopping Center point chart of the Land Development Guidance System. E. The Final P.U.D. continues to satisfy the design criteria of the Stormwater Department of the Fort Collins Utilities. F. The off -site public improvements that mitigate the impacts of Filing Two are tied to Filing One. RECOMMENDATION: Staff recommends approval of Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E. Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 7 In addition to the new Poudre River bike/ped bridge, all public streets will feature on -street bike lanes, sidewalks and cross -walks. The round -about will be designed with pedestrian safety measures. 4. Transportation — Traffic: A. Improvements to Mulberry Street The City has obtained permission from CDOT to construct a modern round -about at the intersection of Mulberry Street and Lemay Avenue. The developer will participate in this project to the extent of the required improvements for a typical intersection. This obligation has been tied to Filing One. B. Improvements to Lemay Avenue As with Mulberry, improvements to Lemay between Mulberry and Lincoln have been finalized with Filing One. Improvements to Lemay will bring the roadway up to the standard arterial level. C. Construction of Two New Public Streets As with Mulberry and Lemay, the developer's obligation to construct two new public streets are tied to Filing One. Magnolia, classified as a collector, will be built from Lemay to 12th Street. This will provide an east -west connection from Link Lane to Lemay Avenue. 12th Street, classified as a commercial -local, will be constructed from Lincoln to Mulberry providing a north -south connection. These two streets will act as re -circulator streets designed to provide access to the shopping center and relieve traffic on the adjacent arterials. D. Re -alignment of the Existing Highway 14 Frontage Road Again, the developer's obligation to re -align the east -west frontage road on the north side of Mulberry is tied to Filing One. This road will be re -aligned so that it is pulled away from the Mulberry/12t Street intersection. Instead of intersecting 12th Street in its present alignment, it will swing north approximately 260 feet. The frontage road will be restricted to one-way westbound traffic only for a limited distance and then resume to two-way traffic. However, access from 12th Street will still be allowed to Supermarket Liquors. Access to Link Lane is still available by two-way traffic on Magnolia. Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 6 C. Other Architectural Details As with Filing One, eyebrow canopies with gooseneck light fixtures have been added over all emergency exit doors. Additional faux windows have been added with each highlighted by a wall -mounted gooseneck light fixture to help break up building mass. 3. Transportation — Bicycles, Pedestrians and Transit: A. Onsite Improvements The Final P.U.D. continues to provide the same level of onsite bike and pedestrian facilities as on the Preliminary. Eight -foot wide sidewalks are provided on the perimeter of the site along the public streets. There continues to be two eight -foot wide sidewalks that connect the front of Buildings D and E to the future pad sites and Mulberry Street. Sidewalks connect the back of the stores to 12th Street. Bicycle racks are provided, one per west -facing entry as well as in front of pads I and J. Each rack can accommodate seven bikes for a total capacity of 42 bikes. Transit stops are provided along Lemay in accordance with the specifications of Transfort as a condition of Filing One. A bus turnout lane will allow buses to stop without blocking traffic. A bus turnout lane is also provided in the parking lot drive aisle in front of Buildings D and E for private shuttles. B. Offsite Improvements: The primary offsite bicycle and pedestrian improvement consists of a cash -in -lieu contribution to the City in the amount of $200,000 for the purpose of designing and constructing a bridge over the Poudre River and a connecting sidewalk. This was a condition of Filing One. It is anticipated that this bridge and additional sidewalk will be on the north side of Mulberry Street. The walk will be constructed along the Link 'N Greens golf course, over the Poudre River and continue west along City -owned property, to the intersection of Mulberry and Riverside. The purpose is to connect the shopping center to the East Side/Old Town Neighborhood. This cash -in -lieu contribution has been reviewed by the Transportation Department and found acceptable. The City's goal is to have this bridge and sidewalk constructed by the time the store opens for business. Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 5 automatic teller machines, reverse vending machines, recycle facilities (bins, dumpsters, containers), charitable depositories and the like is minimized so that the features called for in the Design Standards and Guidelines for Large Retail Establishments are in no way diluted, marginalized, or negatively impacted in any way." As with Filing One, the condition requires that any potential outdoor vending equipment be screened and yet accessible. In order to enforce this restriction on the placement of outdoor merchandising, Note Number 19 on the Cover/Data Sheet (Sheet 1 of 11) states: "Any outdoor food or beverage machine or other self-service devices including but not limited to automatic teller machines, reverse vending machines, recycling facilities (such as bins, dumpsters or containers) charitable depositories and the like or any other coin or card operated service device shall be screened by a solid screen wall from view from public and private streets. " The Building Inspection and Zoning Division is empowered to enforce this restriction. Staff, therefore, finds that this condition of approval has been satisfied. 2. Design: The design of the shopping center is basically identical to the approved Preliminary. There is one change associated with the round -about project. A. Shape of Detention Pond Because the round -about requires more land area than a typical intersection, the shape of the detention pond becomes more elongated. The volume of the pond is not affected. The landscaping and decorative retaining wall are not affected. B. Plaza Areas The plaza areas in front of Buildings D and E will feature raised planters with seat walls, benches and bike racks. There will be pedestrian -scaled bollard lighting as well as the pole -mounted gooseneck light fixtures. Shade trees and ornamental trees will be placed on the west elevation along Buildings C,D,E and F to help break up the mass of the buildings. Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 4 With regard to providing data to demonstrate compliance with the water conservation standards, this information has been shown on the Landscape Plan (Sheet 3 of 11). The data indicate that there will be three distinct landscape categories: high water use (46.9%), low to moderate water use (40.77%) and low water use (12.23%). This breakdown complies with the Water Conservation Standards. Based on the information provided on the Lighting Plan and Landscape Plan, Staff finds this condition to be satisfied. B. Plaza Details for Retail Buildings C,D,E, and F "At the time of Final P.U.D. for any or all of Buildings C,D,E and F, the plaza areas on the north and south of Building D,E shall be designed with a high degree of plaza details in order to provide attractive, inviting pedestrian -scale features, spaces, and amenities. Pedestrian ways shall not become mere passageways but shall include special design features including but not limited to any combination of the following: towers, arcades, porticos, courtyards, patios, display windows, pedestrian light fixtures, permanent or movable furniture, seat walls, benches, planter walls and other architectural elements that define circulation ways and outdoor spaces." These two plazas now include: • Planters with seat walls/benches Landscaping including trees Storefronts with large glass areas Decorative light fixtures • Arched entryways Staff finds that the design of these two plazas contain sufficient detail and pedestrian amenities to provide a human scale that effectively mitigates the impacts of the large retail establishment. C. Mitigation of Outdoor Merchandising "At the time of submittal for First Filing Final P.U.D., and all subsequent Final P.U.D.'s, the applicant shall demonstrate how the visual impact of outdoor retailing, outdoor self-service machines or devices, or the use of such exterior machines such as food and beverage vending machines, Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 3 Conditions of Preliminary Approval: There were six conditions of approval attached to the Preliminary P.U.D. Three of these conditions apply to Filing Two. These conditions, and their resolution, are summarized below: A. Lighting Plan and Water Conservation Standards "At the time of submittal for Final P.U.D., the applicant shall submit a Lighting Plan that includes a foot-candle analysis that measures lighting levels throughout the site, and include on the Landscape Plan the required documentation to demonstrate compliance with water conservation standards." A Lighting Plan was received with submittal of the Final P.U.D. The lighting levels and fixtures are identical to Filing One. In addition, manufacturer's specification sheets for each fixture were also included as supporting documentation. Lighting details are specified on Sheet 11 of 11. There are three kinds of exterior light fixtures: pole -mounted, building -mounted and bollard. All fixtures feature high pressure sodium as the light source. (High pressure sodium is more energy efficient and creates a softer color than metal halide.) This will match adjacent public street lighting thereby reducing contrast. The pole and building mounted fixtures are down -directional featuring sharp cut- off luminaries so illumination does not spill offsite. The maximum pole height is 30 feet which is acceptable given the size of the parking lot. The maximum wattage is 250-watt which is not excessive. (For example, some parking lots are illuminated with 400-watt fixtures.) The average foot-candle is 2.3 with a low of 0.0 and a high of 10.0. The lighting design is enhanced by the use of a decorative light fixture intended to complement the "warehouse" design. This fixture is informally known as a "gooseneck" and is similar to the lighting in front of the new downtown parking garage and the north side transit center, both located on North Mason Street, with one significant exception. The fixtures on North Mason Street feature the bulb extending downward below the fixture housing whereas on the subject fixtures, the bulb is contained within the fixture housing which is more effective in controlling light spillage. These goosenecks are provided in both pole -mount (12 feet) and wall -mount. Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E December 7, 2000 P & Z Meeting Page 2 EXECUTIVE SUMMARY: The Final P.U.D. is in substantial compliance with the Preliminary P.U.D. Of the six conditions of Preliminary approval, three are applicable to Filing Two. These conditions of approval have been satisfied. The Final P.U.D. continues to satisfy the All Development Criteria and the absolute and variable criteria of the Community/Regional Shopping Center point chart of the L.D.G.S. Bicycle and pedestrian connectivity to the East Side Neighborhood is satisfied by a cash -in - lieu contribution to the City for design and construction of a bridge over the Poudre River. The Final P.U.D. satisfies the requirements of the Stormwater Department of the Fort Collins Utilities. The P.U.D. is feasible from a traffic operations standpoint. COMMENTS: Background: The surrounding zoning and land uses are as follows N: C; Filing One (Wal Mart Supercenter) S: C; Vacant E: I; (County — Industrial) Retail, Auto Salvage, Welding Shop, Light Industrial W: CCR; Link `N Greens Golf Course Historically, the site has been part of a 51 acre irrigated agricultural field. The First Filing was annexed in 1995 as part of a larger 39 acre annexation that also included Buffalo Run Apartments. The Mulberry-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 Lemay Crossings, Filing One, Final P.U.D. was approved by City Council on March 28, 2000. ITEM NO. 8 MEETING DATE 12 7 00 6iA STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Mulberry-Lemay Crossings, Filing Two, Final P.U.D., #36-96E APPLICANT: Fort Collins Partners I, LLC C/o Mark Goldberg, Goldberg Property Associates 1120 Lincoln Street, Suite 1101 Denver, CO 80203 C/o Mr. Kurt Prinslow CLC Associates, Inc. 8480 East Orchard Road, Suite 2000 Englewood, CO 80111 OWNER: Fort Collins Partners I C/o Mr. Mark Goldberg, Goldberg Property Associates 1120 Lincoln Street, Suite 1101 Denver, CO 80203 PROJECT DESCRIPTION: Request for a Final P.U.D. for the southern portion of the Mulberry Lemay Crossings community/regional shopping center. Filing Two consists of 15.54 acres which includes a 2.01 acre stormwater detention pond. The retail center will be on 13.26 acres and include 128,050 square feet of gross leasable area. Buildings D and E combine to form a large retail establishment consisting of 83,550 square feet. The parcel is located on the east side of Lemay Avenue, between new Magnolia Street and Mulberry Street. Filing Two, when combined with Filing One (Wal Mart Supercenter) forms a center with a total of 42.98 acres. The P.U.D. includes the construction of two new public streets; Magnolia Street (extended) and 12th Street. The P.U.D. is planned and designed in conjunction with the City's round -about project for the intersection of Mulberry Street and Lemay Avenue. The property is zoned "C" Commercial. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT