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HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE PUD - PRELIMINARY - 33-94A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESRipley Associates ' Planning Objectives - Harmony Safev.-y Marketplace Page 3 CITY POLICIES The project scores 69% on the Point Chart B - Neighborhood Service Center gaining points for being located at the intersection of a collector and arterial street, for being more than 1 and 1/2 miles from an existing or approved neighborhood service center, for being located outside of the "South College Avenue Corridor", for gaining its primary vehicular access from a non -arterial street, for including a grocery store, and for being contiguous to existing urban development. In addition, the proposed project is supported by the following City Land use Policies: 63. Neighborhood service centers should locate within walking distance of existing or planned residential areas. 64. Alternative transportation modes such as pedestrian and bicycle access shall be planned for as primary modes of transportation to neighborhood services centers from adjoining residential areas. 65. Neighborhood services centers shall locate in areas served by existing water or sewer facilities... 66. Neighborhood service centers should locate at the intersection of a collector and an arterial. 67. Only neighborhood scale service centers will be allowed in residential neighborhoods. We believe the Harmony Safeway Marketplace will be an outstanding neighborhood center that not only provides convenient services but also creates an architectural neighborhood focus, providing residents of the Golden Meadows residential area with their own "village center". Thank you for your consideration and we look forward to your comments. Sincerely, WYATT AND ASSOCIATES with RIPLEY ASSOCIATES �C Linda Ripley Principal Ripley Associates Planning Objectives - Harmony Safe.. _y Marketplace Page 2 PROJECT DESCRIPTION Harmony Safeway Marketplace is a neighborhood shopping center which includes the following: ■ 48,000 square foot Safeway grocery store ■ 40,820 square foot of "in -line" retail shops ■ 26,960 square feet of buildings located on perimeter pad sites that may include, a daycare facility, restaurants, a bank, retail stores and/or offices. Vehicular access to the center is proposed from Wheaton Drive on the west side, from McMurray Drive on the east and a "right in -right out only" access is planned along Harmony Road. No vehicular access is planned along Monte Carlo Drive. Pedestrian circulation is accommodated in a variety of ways. A detached perimeter sidewalk is provided along Wheaton Drive, Monte Carlo Drive and McMurray Drive, while a bicycle/pedestrian trail meanders through the setback area along Harmony Road. This perimeter pedestrian system is connected to the center at key points to provide convenient and safe access, thereby encouraging neighborhood residents to walk or bicycle to the center. In response to the neighborhood's concerns regarding school children using Mont Carlo Drive, the applicant is proposing to narrow Monte Carlo to 24 feet, widen the existing four foot sidewalk on the north side to eight feet and separate it from vehicular traffic with an eight foot wide tree -lined parkway. Initial reaction to this solution by neighborhood residents has been enthusiastic. The Safeway grocery store is centrally located on the site facing south to maximize the positive aspects of solar orientation. The loading dock area is completely enclosed and positioned along the west side of the building to eliminate service functions on the north side of the building. This orientation allows for generous setbacks along the northern edge of the center as well as opportunities for berming and planting. The result being that the neighborhood faces a tree -lined street with park -like green spaces along the north side of retail buildings. A pedestrian plaza with special paving, benches, etc.. is planned at the main pedestrian access point along Monte Carlo Drive. Pedestrian walks and crosswalks through out the center will be constructed in patterned concrete providing functional, safe, and attractive pedestrian connections. The architecture for the center is designed to create a comfortable image compatible with the neighborhood. Building facades will have sloped canopies with concrete "shake" shingles and most of the retail stores will feature arcaded entrances at the storefronts. Building materials will include split face, smooth and ribbed concrete block with accents of tile. The canopy columns will have stone accent elements which will be replicated in the plaza area. The sign facade around the retail buildings will utilize warm tone stucco. All rooftop mechanical equipment will be screened from view by extended parapet walls or continuous roof screens. The rear of buildings adjacent to Monte Carlo Drive will feature the same materials as the front and utility entrances will be clustered where possible. A partial canopy will wrap shops in the plaza area. Buildings on perimeter pad sites will be required to comply with the general architectural intent of the overall shopping center. Street trees will be provided along Wheaton Drive, Monte Carlo Drive and McMurray Drive while a combination of evergreen trees and oak trees are planned along Harmony Road in keeping with the Harmony Road Design Guidelines. Formal plantings of ornamental trees embellish project entrances, while a variety of plant material is used to provide shade, enhance the architecture and create a "sense of place" or neighborhood identity. It is anticipated that pad sites will be sold to other developers, however, common open space areas within the center will be maintained by the Safeway store management and the quality of maintenance throughout the center will be governed by an easements, covenants and restrictions document. January 22, 1996 Planning and Zoning Board Members c/o Ted Shepard Project Planner Planning Department RMLEY ASSOCIATES City of Fort Collins Landscape Architecture Urban Design Re: Planning Objectives - Harmony Safeway Marketplace Planning 223 Jefferson Street Suite A BACKGROUND Fort Collins, Colorado 805bi PHONE. (970) 224-5828 F k X (9-u7 -124.2956 In June of 1984, the Planning and Zoning Board approved the Golden Meadows Master Plan for 59.45 acres located north of Harmony Road and east of Lemay Avenue. The existing Courtney Park Apartments and residential development north of Monte Carlo Drive are part of this original master plan area. Rockbridge condominiums located east of Courtney Park and west of Wheaton Drive is currently under construction. The last remaining tract in the master plan area is 17.08 acres east of Wheaton Drive and south of Monte Carlo Drive which was originally designated on the Golden Meadows Master Plan as a neighborhood shopping center. Harmony Safeway Marketplace is a grocery store based shopping center being proposed for the site. DESIGN PROCESS The site plan evolved during an intensive neighborhood involvement process. The applicant initially met with City staff and a core neighborhood group in order to thoroughly understand neighborhood issues and concerns that surfaced during the development review process for the King-Soopers shopping center proposed for the same site approximately one year ago. After gaining insight from these early discussions, the applicant prepared three alternative site plans and presented them at a formal neighborhood meeting on November 14, 1995. While there was not a clear consensus on which plan the neighborhood preferred, there was a lot of agreement on what were critical issues for the neighborhood, namely: ■ safety issues regarding children going to Kruse Elementary School via Monte Carlo Drive ■ neighborhood center users driving through the neighborhood to access the center ■ safe and convenient pedestrian access ■ neighborhood identity and image ■ land uses that serve the neighborhood After the formal neighborhood meeting the applicant had further discussions with City staff and with a core group of neighborhood residents in order to produce a site plan that addresses the above concerns in unique and creative ways.