HomeMy WebLinkAboutHARMONY NEIGHBORHOOD CENTRE P.U.D. - PRELIMINARY - 33-94 - CORRESPONDENCE - RESPONSE TO APPLICANTof providing an effective land use transition from the adjacent residential
neighborhood. (+)
The scale of a neighborhood service center should be compatible with its
immediate and surrounding neighborhood. The placement of secondary
uses should create an effective land use transition between the more
intensive retail uses in the neighborhood service center and adjacent
residential neighborhoods. (o)
• No retail establishment occupying more than twenty-five thousand (25,000)
square feet of gross floor area shall be permitted, except a supermarket shall
be permitted which does not exceed 49,000 square feet of gross floor area.
(+)
Character:
• Neighborhood streets, or sidewalks and bike paths shall lead into and throush
the neighborhood service center, so that people who live or work nearby can
conveniently use the neighborhood service center. The neighborhood service
center shall contain a transit stop with convenient and comfortable access to
the uses in the neighborhood service center. (+)
The appearance and function of the neighborhood service center shall be
effectively integrated with the surrounding neighborhoods, not segregated
from them. (+)
A neighborhood service center should look and function as a "social and
identity" center for the neighborhood. Its buildings should create
pleasant and readily identifiable outdoor spaces, such as a plaza and/or
major walkway, where people can meet, rest, or wait. (o)
Careful design and placement of buildings and uses in Neighborhood
Service Center can create an effective transition from the rest of the
neighborhood. The negative effects of large buildings, noise, traffic, and
exhaust should be contained within the Neighborhood Service Center.
(o)
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neighborhoods. Typically, a neighborhood service center will contain a grocery
store or supermarket.
Permitted Uses:
• The principal uses shall be limited to grocery stores, supermarkets, personal
services, business services, gasoline service stations, drug stores, standard or
fast food restaurants, liquor and wine sales, clothing and accessory shops,
equipment rental (not including outdoor storage), hardware stores, video
stores, and uses of similar character as determined by the Planning and Zoning
Board. Secondary uses shall be limited to professional offices, banks and
financial institutions, multi -family dwellings, small animal veterinary clinics,
libraries, youth centers, child care centers, health services, and uses of similar
character as determined by the Planning and Zoning Board. (+)
The hours of operation of a neighborhood shopping center shall be between
5:00 a.m. and 12:00 a.m. Extended hours may be permitted by the Planning
and Zoning Board if evidence is submitted by the applicant to demonstrate
that the extended hours will not create an unreasonable disruption of, or
intrusion upon, the adjacent residential neighborhood due to exterior lighting,
noise and automobile traffic. (+).
Scale:
A neighborhood service center shall be situated on seven (7) to twenty (20)
acres. (+)
Generally, a neighborhood service center should occur on 10 - 15 acres.
A center may be larger than 15 acres if necessary to allow for the siting
of secondary uses which would help to create an effective transition from
the adjacent residential neighborhood. (o)
• A neighborhood service center shall contain at least six (6) independent
business establishments with separate public entrances. (+)
• A neighborhood service center continues the City's tradition of having
small neighborhood shops supplementing a grocery store or supermarket.
One building offering several different services or goods is not
considered a neighborhood service center. (o)
• A neighborhood service center shall contain 50,600 to 120,000 square feet of
gross floor area. A neighborhood service center may contain an additional
10,000 square feet of gross floor area of secondary uses (for a total of not
more than 130,000 square feet of gross floor area) if necessary for the purpose
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Locate a broader range of land uses in the areas of the Harmony corridor known as Mixed -
Use Activity Centers as shown on the Land Use Map. The Mixed -Use Activity Center
provides, in addition to the uses listed in the Basic Industrial and Non -Retail Employment
Activity Center, a variety of retail and commercial uses in shopping centers. If single
family housing is provided, at least a generally equivalent number of multi -family dwelling
units must also be provided. "Multi -family" shall mean attached single family, 2-family or
multi -family dwellings. All housing must be integrated with and function with an office (or
business) park and/or shopping center. Neighborhood service centers, community shopping
centers and regional shopping centers shall be limited to those locations shown on the Land
Use Map. (+)
The Plan provides for a range of retail, non -retail and residential uses to occur in the Mixed -Use
Activity Centers including shopping centers which satisfy the consumer demands of residents and
employees who live and work in adjacent and surrounding neighborhoods as well as from the
community or region.
All retail and commercial land uses, except those permitted as secondary uses in the Basic
Industrial and Non -Retail Employment Activity Center, shall be located in shopping centers.
All shopping centers except neighborhood convenience shopping centers shall be limited to
locations shown on the Land Use Map. Neighborhood convenience shopping centers shall
also be permitted in the Basic Industrial and Non -Retail Employment Activity Center. The
general definition, scale, use and character of neighborhood service centers, community
shopping centers and regional shopping centers shall be as described in Appendix B. (+)
Coordinated planning of a "shopping center" rather than isolated retail uses is the most effective
means of avoiding "strip" commercial development.
Section 10. That the Harmony Corridor Standards and Guidelines document shall be,
and the same hereby is, amended by the addition of a new Appendix "B" to be entitled
"Standards and Guidelines for Shopping Center Definitions" to read as .follows:
The following standards and guidelines are intended to be used in the definition
of proposed shopping centers and shall substitute for and otherwise replace and
supersede any conflicting definitions contained in the City Code. These
definitions apply only to shopping centers located in the Harmony corridor.
HARMONY CORRIDOR NEIGHBORHOOD SERVICE
CENTER
General Definition:
A shopping center located in a complex which is planned and developed as a unit,
and located within and intended to primarily serve the consumer demands of
residents and employees who live and work in adjacent and surrounding
4
Mr. James Sullivan
February 27, 1995
Page 8
As always, please call our office to set up a meeting to discuss
any of the issues raised by Staff.
Sincerely:
7
Ted Shepard
Senior Planner
Encl.
Mr. James Sullivan
February 27, 1995
Page 7
25. The shopping center should feature a focal point such as a
clock tower, fountain, art, sculpture, central plaza, etc.
that unifies the center and creates a sense of place.
Similarly, spaces should be reserved for street vendors,
sidewalk sales, seasonal activities, and booths for charitable
organizations.
26. The shopping center should feature uniform design in that
benches, light fixtures, trash containers, bicycle racks,
newspaper stands, kiosks, directional signage, etc. should all
match or complement each other in terms of color, material,
graphics, etc. This could be done by notation at the
Preliminary stage.
This concludes Staff comments at this time. In summary, Staff is
concerned about the Preliminary P.U.D. submittal in that the
minimum requirements of the Stormwater Utility have not met. Also,
the size of the anchor tenant and the proposed hours of operation
do not comply with the Amended Harmony Corridor Plan. The issues
of mitigating the size, bulk, mass, and scale of the commercial
center due to the proximity of the residential neighborhood remain
critical areas of concern. Finally, Staff is concerned that there
is no professional land development consultant to coordinate
resolution of issues and to facilitate further planning efforts.
It is the Planning Department's understanding that your attorney
and the City Attorney's office have agreed that the City should not
to continue processing this application until resolution of the
existing litigation. It would be helpful if you could confirm that
understanding in writing, so that we can avoid expending additional
Staff resources in continuing to process this application at the
present time. .
When court action has been resolved, if it is your intention to
pursue the existing application, then it is suggested that
representatives of Sullivan Hayes Brokerage meet with the City to
resolve logistical issues with the submittal. The Planning
Department policy is to not process land development requests that
do not meet minimum submittal requirements. The lack of Storm
Drainage documentation is the key missing ingredient in taking this
P.U.D. forward to the Planning and Zoning Board. However, as
mentioned above, even if the Storm Drainage submittal requirements
were met, the size of the proposed shopping center and the King
Soopers Grocery Store would result in a recommendation of denial
under the Amended Harmony Corridor Plan. Therefore, if these
criteria are determined by the court to be applicable to your
proposal, you may want to consider submitting a revised proposal.
Mr. James Sullivan
February 27, 1995
Page 6
20. The site plan should indicate the location of the trash
dumpster, trash compactor, palette rack storage, and other
areas of. low visual interest. It is suggested that these.
elements be placed in areas where visual and acoustic
buffering can be accomplished to minimize impact on
surrounding residential, office and school uses.
21. The Preliminary Landscape Plan should indicate that foundation
shrubs will be featured along store entrances as well as side
and rear walls. Exterior walls must be mitigated by shrub
beds and/or other suitable landscape materials.
22. Staff remains concerned about the mass, bulk, and scale of the
commercial center, particularly with the proximity to existing
residential uses. Under All Development Criterion A-2.7, the
L.D.G.S. states:
"When land uses with significantly different visual
character are proposed adjacent to each other, every
effort should be made to create architectural
compatibility through careful consideration of scale,
form, materials, and colors."
Building A is a large structure. It bears the burden of
mitigating its impact on the neighborhood. The north side
facing Monte Carlo is 340 feet long, not counting Buildings B
and C. This mass and scale could overpower the residential
area unless reduced in size or further broken up with
architectural elements of a residential character. In its
present form, it is Staff's belief that Building A does not
satisfy All Development Criterion A-2.7.
23. There is no architectural information for pad site
development. Pad sites should develop in a cohesive unified
style that complements the design theme established by the
anchor tenant. Staff recommends that a series of "notes" on
the Preliminary P.U.D. be added to the architectural sheet
that describes the intent of architectural compatibility for
the pad sites.
24. The shopping center should feature a strong sense of entry for
pedestrians, bicyclists, and transit users. As mentioned,
public spaces for providing these amenities should be featured
prominently. Pavers should be used for crosswalks to
differentiate pedestrian areas from auto areas. Walking,
biking, or riding a bus should be encouraged, not a challenge.
Mr. James Sullivan
February 27, 1995
Page 5
As mentioned at conceptual review, Transfort, the City's
bus service, should be consulted so transit service to
the site can be accommodated. A transit stop should be
designed, space should be reserved for a shelter, and a
sidewalk should connect the transit stop to the
pedestrian walk system for the center. At minimum, a
sidewalk, eight feet in width, should be provided from
Harmony Road to the front door of the grocery store, not
just the pad sites.. Such walk should be landscaped and
properly. illuminated for safety. (one large retailer in
Fort Collins uses such a sidewalk as an amenity by
placing picnic tables in the landscaped area for
employees.)
E. "The appearance and function of the neighborhood service
center shall be effectively integrated with the
surrounding neighborhoods, not segregated from them."
The Preliminary P.U.D. indicates a dual solution to the
interface to the residential area to the north: sidewalk
connections and berming/screening to shield the loading
docks. While the integrating elements. on the west end of
the north edge of the project are workable, the sidewalk
connections from Monte Carlo to Building D and E appear
to be an afterthought. This connection should lead to a
viable, inviting, well-defined public space, not through
a loading area. This connection is an important element
in satisfying the criterion of integration and should be
strengthened by adding pedestrian -friendly amenities.
18. The P.U.D. lacks the provision of public spaces. As evidenced
by the usage at other neighborhood centers, customers will
often purchase ready -to -eat items (coffee, deli sandwiches,
etc.) and seek an attractive location onsite to enjoy a meal,
drink or snack. The site plan should provide more courtyards,
patios, benches, or otherwise public spaces, with the.
appropriate amenities (lighting, shading, trash containers,
etc.) to provide this service. Such features will attract
pedestrians and minimize the auto -centered design of the
center.
19. The site plan should indicate the location of bicycle racks.
Racks should be permanently anchored to concrete and not
interfere with pedestrian walkways. Racks should also be of
uniform design throughout the center and placed under
protective coverings wherever possible. Racks should also be
placed..at employee entrances.
Mr. James Sullivan
February 27, 1995
Page 4
following comments apply to the Harmony Neighborhood Center
Preliminary P.U.D.:
A. "The hours of operation of a neighborhood service center
shall be between 5:00 a.m. and 12:00 a.m. Extended hours
may be permitted by the Planning and Zoning Board if
evidence is submitted by the applicant to demonstrate
that the extended hours will not create an unreasonable
disruption of, or intrusion upon, the adjacent
residential neighborhood due to exterior lighting, noise,
and automobile traffic."
Information presented at the conceptual review meeting
and the neighborhood information meeting indicated that
the proposed anchor tenant, King Soopers Grocery Store,
would be open on a 24-hour basis. This being the case,
the Preliminary P.U.D. should include additional evidence
to evaluate the impacts on the adjacent residential
neighborhood.
B. "A neighborhood service center shall contain 50,000 to
120,000 square feet of gross floor area. A neighborhood
service center may contain an additional 10,000 square
feet of gross floor area of secondary uses (for a total
of not more than 130,000 square feet of gross floor area)
if necessary for the purpose of providing an effective
land use transition from the adjacent residential
neighborhood."
The Preliminary P.U.D. indicates 154,342 square feet as
the total gross. This exceeds the parameters of the
Amended Harmony Corridor Plan.
C. "No retail establishment occupying more than 25,000
square feet of gross floor area shall be permitted except
a supermarket shall be permitted which does not exceed
49,000 square feet of gross floor area."
The Preliminary P.U.D. indicates that the King Soopers
Grocery Store would total 66,692 gross square feet which
exceeds the parameters of the Amended Harmony Corridor
Plan.
D. "Neighborhood streets, or sidewalks and bike paths shall
lead into and through the neighborhood. service center, so
that people who live and work nearby can conveniently use
the neighborhood service center. The center shall
contain a transit stop with convenient and comfortable.
access to the uses in the center."
Mr. James Sullivan
February 27, 1995
Page 3
City's Stormwater Utility. It is recommended that the
consulting engineer meet with representatives of the
Stormwater Utility to determine the scope of work necessary to
meet the submittal requirements. It has been Planning
Department policy that a Preliminary P.U.D. will not be
scheduled for consideration by the Planning and Zoning Board
until submittal requirements are met.
12. A current Soils Report is needed. The Report submitted is 14
years old and is considered obsolete.
13. Since the site is adjacent to Colorado State Highway 68, a
state highway access permit must be obtained. The City's
Engineering Department will process this application on behalf
of the applicant based on receiving the necessary application
and supporting documentation. Please contact Kerrie Ashbeck,
221-6750, for further details.
14. The Site Plan and Site Access Study indicate the addition of
a right-in/right-out access along Harmony Road as well as the
change of an existing limited access at Wheaton Drive to a
full movement access with a traffic signal. Both of these
proposals are changes from the approved Harmony Road Access
Control Plan. The State of Colorado Department of
Transportation is uncertain that such changes can be supported
based upon the information provided in the Site Access Study.
It is recommended that discussions take place with the
applicant, City Staff, and CDOT regarding the proposed
recommendations and the need for further documentation.
15. Traffic on Monte Carlo is a primary concern. It is suggested
that the traffic consultant meet with Staff to discuss traffic
calming techniques to mitigate any potential increase in
traffic volumes on Monte Carlo.
16. The City Forester recommends that the Red Oak not be used
since it is not well adapted to local soil conditions.
Similarly, the Newport Plum should not be used since, in our
climate, the survival rate is less than 50%.
Part Two:
17. The site is located on a parcel designated as "Neighborhood
Service Center" by the Amended Harmony Corridor Plan as
adopted by City Council and effective on January 13, 1995.
The Harmony Corridor Plan defines such a center, addresses
permitted uses,. and describes the scale and character of a
Neighborhood Service Center.. (See attached excerpts from the
Plan.) Based on the Amended Harmony Corridor Plan, the.
Mr. James Sullivan
February 27, 1995
Page 2
meanders outside the typical right-of-way width, an access
easement should be indicated on the plat to allow public use.
4. The City of Fort Collins Light and Power Utility cautions that
the relocation of an underground electrical vault on Wheaton
Drive at the entrance to the parking lot will be at the
developer's expense. Please contact Light and Power
Distribution Engineering (221-6700) for an estimate.
5. The Preliminary landscape plan indicates that some perimeter
street trees may not be 40 feet from existing streetlights as
required. (See enclosed map.) Adjustments should be made.
Keep in mind that ornamental trees may be placed within 20
feet of streetlights.
6. The parking area along Wheaton,north of the entry drive,
should be buffered with any combination of greater setback,
increased plant material, or berms. As shown, the parking lot
facing the street without buffering is unacceptable.
7. The berms along Harmony Road should continue so that all
parking spaces that face south and Building G is buffered.
8. At the Preliminary stage, the P.U.D. should note that
electrical transformers, utility meters, and other appurtenant
structures are to be screened with landscape materials or
enclosed within decorative fencing meeting the clearance
specifications of the utility provider.
9. As mentioned at conceptual review (November 1, 1993), the
City's Water and Wastewater Utility is scheduling the
installation of a 36 inch diameter water transmission line.on
the north side of Harmony Road in 1996. This line will likely
be placed within the 80 foot buffer area along Harmony Road
and should be located within an exclusive easement no less
than 15 feet wide. No large trees should be planted within
this easement.
10. In general, trees should be kept at least 10 feet and shrubs
should be kept four feet from water mains and sanitary sewer
lines.
11. The Drainage Report, Drainage and Grading Plan, and Erosion
Control Plan do not satisfy the minimum submittal requirements
for a Preliminary P.U.D. The letter from TST Consulting
Engineers references the "Golden Meadows Fifth Filing Storm
Drainage .Report". dated December 22, 1980 as meeting the
Stormwater Utility's submittal requirements. This Report is
inadequate and outdated and predates the formation of the
February 27, 1995
Mr. James M. Sullivan
Mr. John Lyda
Sullivan Hayes Brokerage
1001 Lincoln Street
Denver, CO 80203
Dear Mr. Sullivan:
As you are aware, the six-month moratorium on processing land
development requests for commercial and retail development within
the Harmony Corridor (Ordinance No. 103, 1994) expired on January
13, 1995. Consequently, Staff has revived the plan review for the
request for Harmony Neighborhood Center Preliminary P.U.D. located
on Tract "B" Golden Meadows Fifth Filing. This round of
preliminary comments are being sent directly to your office since
Staff, at this time, is unaware of any professional land
development consultant that is working on this project. The
following comments are offered in two parts. Part one consists of
comments from City Staff and outside utility providers. Part two
addresses compliance with the Amended Harmony Corridor Plan and
neighborhood compatibility.
Part One:
1. The Public Service Company will require a nine foot wide
(minimum) utility easement along the south right-of-way line
of Monte Carlo Drive. In addition, an eight foot wide
(minimum) utility easement must be preserved along the east
right-of-way line of Wheaton Drive. Street trees should be
kept at least four feet away from underground gas lines.
2. U.S. West cautions that review of these plans should not be
construed as a commitment that telephone facilities sufficient
to serve this project are presently available. The owner is
responsible for provision of all conduit, ditch, and street
crossings for telephone facilities within the project, and the
owner shall provide terminal room space and power for the main
terminal at one building on each separately owned property.
The owner's vendor provides all facilities beyond the main
terminal.
3. It appears that the sidewalk along McMurry Avenue may conflict
with existing telephone pedestals. U.S. West would relocate
its facilities at the developer's expense. However, due to
the high cost, it is recommended that the sidewalk plan be
revised to curve around these pedestals. If the sidewalk
281 North College Avenue - P.O. Box 580 Fort Collins, CO 80522-0380 - (303) 221-6780
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