HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE, LOT 7, VILLAGE INN - FINAL ..... 9/16/1999 P & Z BOARD HEARING - 33-94E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSMr. Dennis Wyatt
Wyatt & Associates, t
Page 2
-ebruary 23, 1999
Land Use
Units
GroceryStore 48 KSF
Retail
40.3 KSF
Restaurant
12 KSF
Fast Food
3.8 KSF
Bank
4.6 KSF
Daycare
6.6 KSF
TOTAL
TABLE 2
TRIP GENERATION
FROM APPROVED TRAFFIC
STUDY
ITE
AM
Peak
Hour
Code
ADT
in
out
Total
850
4,960
67
29
96
814
1,639
124
134
258
832
2,134
91
87
178
834
2,698
108
104
212
912
1,220
29
22
51
565
523
46
40
86
PM
in
253
113
87
72
96
42
137174 465 416 881 663
If you have any questions please contact me.
Sincerely,
Kathleen L. Krager E.
Transportation Engineer
Peak
Hour
out
Total
243
496
86
199
68
155
67
139
105
201
48
90
617 1,280
Krager and Associates, Inc.
1390 Stuart Street. Carriage House
Denver. Colorado 80204-1243
(303) 446-2626 FAX (303) 446-0270
February 23, 1999
Mr. Dennis Wyatt
Wyatt & Associates, P.C.
1865 S Pearl St
Denver, CO 80210
RE: Harmony Center Marketplace
5901dw1.wps
Dear Dennis:
Per your request I have analyzed the Trip Generation potential of the revised land
uses for the Harmony Safeway Center. The revised project Trip Generation is shown in
Table 1. Table 2 iAustrates the Trip Generation projections that were approved in the
Traffic Impact Study for this site. As you can see from the two tables the project
specific users will generate less traffic than the land uses assumed in the Traffic Impact
Study.
Grocery
48.3 KSF
Retail
56.1 KSF
Bank W.D.T. 6.0 KSF
Restaurant
5.0 KSF
Day Care
6.0 KSF
TOTAL
TABLE 1
REVISED TRIP GENERATION
ITE CODE
ADT
IN
OUT
TOTAL
850
5,386
284
272
556
814
2,282
62
83
145
912
1,591
42
34
76
832
652
33
21
54
565
476
37
42
79
10,387
458
452
910
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HARMONY ROAD
_--_------------
n VIL tSE INN - SITE t LANDSCAPE PLAN
0
Harmony Safeway Marketplace, Lot 7 (Village Inn), Final P.U.D., # 33-94E
September 2, 1999 P & Z Hearing
Page 5
RECOMMENDATION:
Staff recommends approval of Harmony Safeway Marketplace, Lot 7 (Village Inn), Final
P.U.D., #33-94E subject to the condition that the color "mulberry" be eliminated from their
approved color scheme.
Harmony Safeway Marketplace, Lot 7 (Village Inn), Final P.U.D., # 33-94E
September 2, 1999 P & Z Hearing
Page 4
C. Landscaping
The eighty -foot buffer area along Harmony Road is already landscaped by Safeway.
Within the pad site, the P.U.D. Provides foundation shrubs and shade trees. The sidewalk
leading from Harmony Road to the front door is framed with ornamental trees.
D. Signage
The site is located within the Neighborhood Sign District. Within this district, the L.D.G.S.
can determine the location of flush wall signs so that the allowable signage is positioned to
harmonize with the architectural character of the building. The locations of the potential
flush wall signs are logically located create a horizontal fagade element integrated into the
bay spacing and fenestration patterns, and do not interfere with the architectural elements
of the building.
4. Transportation:
Sidewalk extensions have been mentioned. For vehicles, the primary access is gained
from the shopping center's drive aisle intersection with Wheaton Drive. There is a
secondary vehicular access point provided with a right -in / right -out curb cut on Harmony
Road between lots 5 and 6.
5. Findings of Fact/Conclusion:
In evaluating the request for Harmony Safeway Marketplace, Lot 7, Final P.U.D. Staff
makes the following findings of fact:
A. The land use and layout of the Final P.U.D. is in substantial compliance with the
original Preliminary P.U.D.
B. The design of the restaurant is compatible with the architectural character of the
center by use of split face concrete block, accent stone work, and off-white
columns, yet provides a signature architectural image in the use of non -similar
accent color schemes.
C. Bicyclists and pedestrians are provided safe, direct and convenient access from
both areas external and internal to the shopping center.
D. Vehicles are provided a logical circulation system with joint parking opportunities
within the center.
Harmony Safeway Marketplace, Lot 7 (Village Inn), Final P.U.D., # 33-94E
September 2, 1999 P & Z Hearing
Page 3
2. Land Use:
Lot 7 was originally shown on the Preliminary P.U.D. as Pad H, with a 3,812 square feet
building footprint. The proposed Final P.U.D. calls for a 4,997 square foot building, an
additional 1,185 square feet above what was approved at preliminary. The Harmony
Corridor Plan requires that a "neighborhood service center," such as this Harmony
Safeway Marketplace, shall have between 50,000 and 120,000 square feet of gross floor
area. The additional 1,185 square feet provided in the proposed design over the square
footage approved in the preliminary P.U.D. does not affect the overall "neighborhood
service center's" ability to stay between 50,000 and 120,000 square feet. Staff, therefore,
finds that the land use and layout of the Final P.U.D. is in substantial compliance with the
Preliminary P.U.D.
3. Design:
The design objective is to create a signature image at a predominant location yet blend in
with the overall design scheme of the center. To this end, the following design elements
are incorporated in the Final P.U.D.
A. Sidewalk Connections
There are direct sidewalk connections made from the site to the street sidewalks along
Harmony Road and Wheaton Drive. There is also a sidewalk connecting directly to the
adjacent pad site to the north, Lot 8, which in turn connects to the pedestrian spine that
runs in front of the Safeway store.
B. Architecture
The primary material of split face concrete block allows the building to blend into the other
pad sites of the center. The stone highlights, and off-white columns allow it to blend into
the Safeway building. Highlight coloring schemes allow the building to also have a unique
identity within the Harmony Safeway Marketplace shopping center. The building is
oriented to the corner, with the primary entrance facing Harmony Road.
The applicant proposes a highlight color "mulberry" that staff feels is not appropriate to be
included within the Harmony Market Center design scheme. Staff recommends that a
condition be placed on the approval that the color "mulberry" be eliminated from
their approved color scheme.
Harmony Safeway Marketplace, Lot 7 (Village Inn), Final P.U.D., # 33-94E
September 2, 1999 P & Z Hearing
Page 2
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: HC- Vacant (Lot 8 of Harmony Safeway Center)
W: MMN- Wheaton Drive, Rockbridge Garden Apartment Complex PUD
S: HC- Harmony Road, Vacant Area within Oakridge Business Park
E: HC- Vacant (Lot 6 of Harmony Safeway Center)
This property was annexed into the City as part of the Evergreen Park Annexation,
December 20, 1973.
The Golden Meadows area was annexed in 1977 as part of a 234 acre parcel known as
the Harmony Annexation. The shopping center was originally platted as Tract B, Golden
Meadows, 5" Filing, approved in 1980.
Originally master planned in the late 1970's, Golden Meadows was one of the first large
scale neighborhoods in the City to propose a mixed -use development in accordance with
the Land Use Policies Plan. The objective was to create a neighborhood with housing,
shopping, employment and recreational opportunities. All of these uses have been
constructed. In addition, and not originally anticipated, an elementary school (Kruse) was
later incorporated into the Golden Meadows Industrial Park.
In 1984. A Preliminary P.U.D. for a neighborhood shopping center, anchored by a grocery
store, was approved on the 17 acre parcel. This P.U.D. ultimately expired.
In 1994, a Preliminary P.U.D. was again submitted for a grocery store — based center
(King Soopers). On July 5, 1994, City Council adopted Ordinance No. 103, 1994 which
established a six month moratorium on the processing of retail and commercial P.U.D.'s
within the Harmony Corridor. On September 15, 1994 the developer for King Soopers filed
a lawsuit against the City for adopting the six-month moratorium.
On January 3, 1995, City Council adopted the Amended Harmony Corridor Plan. The six-
month moratorium expired on January 13, 1995. A lawsuit filed by the King Soopers'
developer against the City was eventually settled out of court.
On April 22- 1996, the Harmony Safeway Marketplace Preliminary P.U.D. was adopted.
This P.U.D. complied with the new restrictions on commercial development in the Harmony
Corridor and allowed for a 48,000 square foot Safeway grocery store and seven other
developable lots. Of the total eight lots, there are six approved pad sites.
ITEM NO. 2
7::N MEETING DATE
STAFF Ted Shepard A -199
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Safeway Marketplace, Lot 7 (Village Inn), Final P.U.D., #33-
94 E
APPLICANT: Michael Davison
Wyatt and Associates
1865 South Pearl Street
Denver, CO 80210
OWNER: Gulley Brothers
201 W. Lake Way #700
Gillette, WY 82716
PROJECT DESCRIPTION: This is a request for a Final P.U.D for a 5,000 square foot sit-
down restaurant on 1.24 acres; located northeast corner of Harmony Road and Wheaton
Drive. The site is Lot 7 & of Pad H of the Harmony Safeway Shopping Center. The parcel
is zoned H-C, Harmony Corridor.
RECOMMENDATION: Approval with one condition
EXECUTIVE SUMMARY: Lot 7 is pad site H of the existing Harmony Safeway
Marketplace shopping center currently anchored by a Safeway grocery store. The land
use and layout of the Final P.U.D are in substantial compliance with the approved
Preliminary P.U.D. The building creates a signature image at a predominant location yet
blends in with the overall design scheme of the center. Bicyclists and pedestrians are
accommodated with sidewalk extensions externally to the perimeter street system and
internally to the shopping center. The P.U.D. is feasible from a traffic operations
standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT