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Home My WebLink AboutHARMONY SAFEWAY MARKETPLACE, LOT 8 - PDP ..... MAY 1, 2003 P & Z BOARD HEARING (CONTINUED FROM APRIL 10TH) - 33-94G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS(d) Visual integration of fences or walls: providing plant material in conjunction with a screen panel, arbor, garden wall, privacy fence or security fence to avoid the visual effect created by unattractive screening or security fences; (e) Landform shaping: utilizing berming or other grade changes to alter views, subdue sound, change the sense of proximity and channel pedestrian movement. Lot 8 Harmony Safeway Marketplace 1996 Prelim. P.U.D. Total Sq. Ft. 115,780 Bldg. Sq. Ft. 6,600 Parking 31 Ratio 4.7/1,000 sq. ft. 2003 P.D.P. 122,074 9,900 49 4.9/1,000 sq. ft. H.C.P. 130,000 From the Harmony Safeway Marketplace, Preliminary P.U.D., #33-94A, Staff Report of April 22, 1996: "The Safeway will be setback from Monte Carlo by 60 feet. The berming behind the other retail buildings will be less substantial due to the smaller building forms resulting in less mass." Applicable Landscape Standard Section 3.2.1 (E): (E) Landscape Standards. All development applications shall include landscape plans that meet the following minimum standards: (1) Buffering Between Incompatible Uses and Activities. In situations where the Director determines that the arrangement of uses or design of buildings does not adequately mitigate conflicts reasonably anticipated to exist between dissimilar uses or building designs, one (1) or more of the following landscape buffering techniques shall be used to mitigate the conflicts. (a) Separation and screening with plant material: planting dense stands of evergreen trees, canopy shade trees, ornamental trees or shrubs; (b) Integration with plantings: incorporating trees, vines, planters or other plantings into the architectural theme of buildings and their outdoor spaces to subdue differences in architecture and bulk and avoid harsh edges; (c) Establishing privacy: establishing vertical landscape elements to screen views into or between windows and defined outdoor spaces where privacy is important, such as where larger buildings are proposed next to side or rear yards of smaller buildings; tally constrained areas, the FAR should be adjusted ac- cordingly. MAXIMUM FLoOIZ AREA pol- ^ / F. A . 2 . OF o. 2 = 8 ,712 Se. FT. e. FLOO(L A2EA aT10 F::-A. FZ- _ TOTAL FSUIL01pjr FLpp AREA TOTAL Figure 39 FLORICULTURE L of 8 FLOWMETER Lda� - /i 166 es the rate FLUE GAS L a r AX" = S $� 3 -x ! stion that FLUME 9,900 _ FLY ASH SS, 3 �' � 0 107 g d in a gas FLY-LN DEVELOPMENT -ated with creational .., ... FOOD PROCESSING An establishment in which food is processed or otherwise ESTABLISHMENT prepared for eventual human consumption but not con- sumed on the premises. 120 FO PROJECT COMMENT SHEET City of Fort Collins OM Current Plannine J DATE: October 22, 2002 TO: Traffic Ops PROJECT: #33-94G Harmony Safeway Marketplace, Pad 8 PDP — Type I (LUC) All comments must be received by Ted Shepard no later than the staff review meeting: November 20, 2002 Note - PLEASE identify your redlines for future reference RF c or" �q 2g ^ O 9FNTA� �✓�� N��NG Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape of Fort colons No Text No Text Naw Tran Cwcrwm 1.102* RIV COBBLEl (3)Aci;r— z ..;(72)Rupo plat Oam".01".s— hag.&2 ;1 (12)EUN LOT 8 HARMONY SAFEWAY MARKS LOCATED IN THE SOUTHWEST QUARTER OF SECTI NORTH, RANGE 68 WEST OF THE STH PRINCIP,61 kAEF COLLINS, COUNTY OF LARIMER, STc F xkotn W�qfy — lm lovmal (6)JUMP CmrWdtDE3dst4' wAlh --licaring DOW100:1 & amadmor Junipers 10 Remain. Extwmg Transtomor to Ramon. %I- Fi ngcunRorft :mmin, r'j b mm at (73)Rupe ' S'.in aarvics snail be hi & ------- (2)Acgr Mortar Pt sw t1Z , ftm buildov. Ex" 2.1/r Hon►- _—.r : che=1"'ha"' i!\SnreinFklkem r Rn I0. Fx" Turto Remn AMMS mx1adnV10Awsmn (E) SAEFWAY \FXI V AWb%%n Ww Woram.ExROWgTufIJrm(Fair Condftn) SUILZMG �w M W Removed ASPEN MULCH .�cryp) Exlg-g3ft RilnAwtun Ah(E Co ltiv.LsbngI.rVhal w w Remmm A21 (002d) W.be Rsmwsd (3)Jm 'V (3)EuxI Exiobng 3* While Exfftng 3.12- White Annuals Asn,(FiwCqndon) Ash (Fair Condition) X 0il !,\ ..%"I Annuals to Rmwecl to be Romwoo Existi (12) Mlxed Perenroats 1.1,21 RIVE '0'88'L.E P.) ExIffUng 40 WhIa Aar (Faw Condmon)l 'M " L III) be RMWed % Exwwg WWII Rhow Rwk (5)EW11 1) MIN Cobble 01 I'musle man X ID Remain.(5)JUMP i. (3)C4wB STEEL- E (a Milled EDGING S= TIN nroAfs (ryp.) to R@=IrL MULL (6)JuvaB (ryp) )(7)Co"s 1-12'RIVER ROCK 0 to Remin. COBBLE (rYP.) Zz. (3)E"l (16 1 B (S umP,- TURF Fx (3 u 1 C7 Cry-P,)OCIICONCrp [I)Fm 1-Irr RIVER ROCK V-PAW" COBBLE (TYP.) 7) 111 m Ram 4)Rhor \ (5)JMhA (24) MIXed —ExhatIN (6)JIMS peni Dog� & smori Monumm (s)JLTnvP rnap imparsw a go (I)Fm (3)Ma ROMMM Rmv . . �A B)CICI (4)Rhor STEEL (3)MmW 1.1f., RIVER to Remirt W)A6E (4)Fapop )JuchA (Il W19 EDG11 0 ROCK ASPEN MULCH COBBLE (Mid cryp.) 7) cryp) =Tud (2)Fm zin 14r R R am S.. R Bl. 183 IV I.. A I.. , .) A I, Rernallm.. 1. 71 ail= r, R L; C2)Fm ExIsift Tuft (6)jusmS Eximill -to Romin jury &54j Hai jo Ro=k Remove EX r G.V. lnfftml r Pop &T.B.orEX. TEE. Ex= �"=dldawt0shubPR.Blr1 0 ff ohk " . I kWh I-ANDSCAPE PLAN G'w LOT 8 HARMONY SAFEWAY MARKETPLACE LOCATED IN THE SOUTHWEST QUARTER OF SECTION 31, TOWN NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY I Nla TRAMOKPMR COLLINS, COUNTY OF LARIMER, STATE OF COLORADO. W C04CMM PAD cvMmc?1 T FlGLN: "T WLLK cowmll ZONED rWe a' WOW nAaawr / crr '� ac,vaN WELL To nAfeN'' [ [o wo O� / / • 010ft"rq'LAC7 rU 9NIM0 I VIA*MaN TIO Mae ro R gvV mm \ O /rA) WALL SAD( qp JUKE R a aTAL LWNTi am I I I` r[, aANnnRr aeu+a tacATlom o•urRrcr /\f / �' � i - � •� 6 `• oRAwAw IrtUIr [Aaan[NT / / - ' [AaRTerl I I 1 •u✓ \ 9.E00 aq fl \ ` RETAIL LY I _ ?E .SPRINCLED I IX Maim 902WAX Y10 —OT 43 1P q, aNRTIN; ,a ---. v. I ZONED Nc k` � � \\ - \au SC ►: ' V en AS T ,o `1 I-ANC04CMTI rALLer _ \oowLylO" ..if 1 t r •m %Qf1acTNJ11 10 r4L•LIC \ .. 1 a �-d '• �` L.T W ` \� ' X 1 a /' LANpaCMMI ilea \ \ / n.AaN aNctoww �� lI1LOari nAi[RIALI r 1 A r[1 To uIL y• •m \ I Q a mn \ Is r II � LANDaG.MfIG ,�, LA/DaCAAb ' , � 1 I — J L— Nu COLo cVrLITTNTuso _ _ �T[ASPUALT, [AaQ1aNT �' — rAVaa\ ACc[w r I_ • ` rTLIIT w �r[1 abaWax �uTtinr S �� I [Aa@YNT \♦ PROMMT LOG / \ I _ i qnw i NroRArlr i a I 1 1 LOT 1 / I ZONEDWC 01 ENLAWiED SITE 1°LAN aCAL[. r'.]r.P NORM 1 � I VILLA" YN q A 1,••I' I PAWM 40 1 • LOT '1 fONlD MC 0 mm OL KND R TDTAL 00 It µp.• LOT , a.D 60RUAT WIT 4006 IOhD Mc HARMONY SAFEWAY MARKETPLACE LOCATED IN THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO. •I o: • I - ' • �OTIL 1•Y PARKING CALCULATIONS TOTAL SITE BUILDING AREA a 122,074 SO FT VAX, ALLOWABLE PAWAG STALLS CARs TOTAL PARKING STAALLS ALL LOTSs/IOOD So) 10 • 6608 CAR* EXCEPT (LOT 8) ALLOWABLE LOT 8 PAM* STALLS . 102 CAR* PROPOSED PARKING STALLS LOT 8 . +g CAR* TOTAL STALLS AFTER LOT 8 DEVELOP ENT - 668 CAR* ) � I TOTAL Na R z#A *, LOT 3 I I I I I I I I I I T •� I•• I SArN4r OM PAD •a IT l,N* • w4 •a FT f)U 1 y I PAIYCNG • i PAWD 1I* PAJW.M N 1 Oa rr �,ccb 1 • LOT LOT - ------ - LOT I Awcw x I �-------- 1 wo a I L O' rrr•rrn ir.'r.�T.si -frr � � � .�_� i•�7i� HARMONY ROAD d �I d RA 00-0 VP p , iY•Yp J � 1 ,+�•��rr �y�`�q�j�' ` B •... _ ~af\i�.I-. ::vim - w'\'.• `. Y.i// � �ti t�E ��`\ I • � .. .. � .may - -� - _ - -- - _ - _ _ o. �(�q � .- T.+n.....; - �o d�::::. 'o.oa' o ofpl r. _ - . •^ . _- \ u \ u IAYAi nrNt .y . 1.) 1y-�_.__. it J i va r� • - '� ;i CL W Q . � 9 ,. r i i t - •._..-..... ........Y...... _...-_ - - - OiA • MAVOWRw rnt uu•w � _ �� 6 MV 2LL �Yr1oY •. V +.t...+.... KMWOW--- SAFBUY HARKl1PL ZE �-� �. I p 2 of 5 a nw.u,a OR/G/NAG Ile P(/.D A/PAsvEo AP,c14 a.t, /94G �♦aa C Cahen Architectural Group P.C. LOT 8 — HARMONY MARKETPLACE Southeast Corner of Monte Carlo Drive and Wheaton Drive Fort Collins, Colorado STATEMENT OF PLANNING OBJECTIVES This project consists of the development of Lot 8 of the Harmony Marketplace. The 9900 square foot retail building shall house multiple tenants providing convenience services for the surrounding neighborhood. The allowable building area and parking stalls provided comply with the overall design guidelines for the entire shopping center. The buildings are designed to compliment the existing shopping center, both the main tenants as well as the out -parcels. Similar building materials and coloration shall be used to create a cohesive design. Warm earth tone colors, strong horizontal elements and pitched roof forms will create a smooth blending of the multi -family residential structures surrounding the site. The site is to be fully landscaped in and around the perimeter and a strong buffer of plant materials shall be installed between the rear of the structure and the neighborhood to the north. Plant species and character shall match the existing plant schemes found throughout the existing shopping center. No wetland areas on on -site and thus no negative effects exist. Pedestrian and bicycle traffic have direct access from the public way both from perimeter sidewalks and the internal walking path which is existing and lined with decorative light fixtures. It is anticipated that the building will house approximately four (4) tenants at its initial occupancy. Wall mounted signage shall be employed to identify each tenant on the stucco band facing south towards Harmony Road. One ground sign is planned with multiple tenant text to identify the buildings tenants from the adjacent traffic from the existing Safeway Store. It is anticipated that this development will employ approx. 16-20 people. As part of the existing Harmony Marketplace, the Owners shall maintain all common areas including all landscaped areas, traffic control, snow removal and other periodic maintenance. -TWO TAMARAC, 7535 EAST HAMPDEN AVENUE, SUITE 425, DENVER. COLORADO, 80231 . (303) 743-0002 • (303) 743-0005- No Text Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 8 A. The land use, retail and commercial services are permitted in the Harmony Corridor zone district as part of a Neighborhood Shopping Center, subject to Planning and Zoning Board Review. B. The P.D.P. complies with the Land Use and Development Standards of the Harmony Corridor zone district. C. The P.D.P. complies with the applicable General Development Standards. D. As a result of the P.D.P., the shopping center continues to comply with the standards for a Neighborhood Service Center as per the Harmony Corridor Plan. E. A neighborhood meeting has resulted in changes to the landscape plan that meets the approval of the affected property owners. RECOMMENDATION: Staff recommends approval of Lot 8 Harmony Safeway Marketplace P.D.P., #33- 94G. Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 7 The neighbors have agreed to these changes based on information provided by the City Forester. The applicant has agreed to make these changes and they are reflected on the latest plans. 5. Compliance with the Harmony Corridor Plan: In addition to the standards contained in the Land Use Code, the P.D.P. must also comply with the standards for a Neighborhood Service Center as stated in the Harmony Corridor Plan. A. Permitted Use The land use, retail and commercial services are permitted. B. Scale With the development of Lot 8, the shopping center remains in compliance with the range of acreage (7 — 20 acres), minimum number of business establishments with separate entrances (6), overall square footage (130,000 square feet), relationship with the neighborhood, limitation on the size of any one retail establishment (25,000 square feet) and the limitation on the size of the supermarket (49,000 square feet). C. Character Public streets surround the center. There are two connecting walkways on the north, and along the two access drives on the east and west. A transit stop, with connecting walkway has been constructed when and if transit service returns to Harmony Road. The center is integrated with the neighborhood. The plaza on the east side of Safeway provides a "social and identity" feature. Transitional land uses and building placement has mitigated the negative effects of noise, traffic and exhaust so that the neighborhood is not impacted. 6. Finding of Fact/Conclusion: In evaluating the request for Lot 8 Harmony Safeway Marketplace P.D.P., Staff makes the following findings of fact: Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 6 The entrance is connected to the sidewalk along Wheaton Drive and to the private connecting walkway next to Safeway. The build -to line standard is 15 feet. Wheaton Drive slightly curves and the building features an architectural arcade/roof projection for interest. The average setback is 15.5 feet along Wheaton Drive. Section 3.5.3(C)(D) — Variation in Massing and Character and Image The building provides architectural variety by the use of projecting elements, covered entrance and different materials. The roof is pitched. The facades feature two color of texture masonry. The north elevation is articulated projecting elements for horizontal relief. With a variety of masonry materials, windows and doors there is a recognizable base middle and top. 4. Neighborhood Compatibility: A neighborhood meeting was held on April 16, 2003 between representatives of The Enclave (Iva Court) and the City Forester and the Current Planner. As a result of this meeting, the applicant has made the following changes to the plan: The continuous sidewalk along the north elevation will be modified so that there will only be one stoop per door. This stoop will meet the exiting requirements of the Poudre Fire Authority. Where the sidewalk has been eliminated, foundation shrubs will be planted. These shrubs will be a broad -leaf evergreen to provide year-round color. Five deciduous shade trees will be replaced by upright evergreens. The species in the shrub bed between the back of the sidewalk and the building will be replaced with a spreading juniper for year-round color. The three Swamp Oak trees have been replaced with Skymaster English Oak which is better suited for the space provided. Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 5 D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands, which exceed the required minimum for lots with less than 100 spaces. E. Section 3.2.2(B) — Access Circulation and Parking Harmony Road is classified as a major arterial, Wheaton Drive is an existing collector street and Monte Carlo is an existing local street. There will be no vehicular access onto Monte Carlo in compliance with the original overall P.U.D. Similarly, there is no access onto Wheaton as such access would not have proper separation from existing access points between Harmony and Monte Carlo. Sole access if from the existing private drive that serves the shopping center. This is in compliance with the original P.U.D. Sidewalk connections are provided to the existing surrounding public sidewalks and the private connecting walkway between Safeway and Lot 8. This will provide excellent pedestrian access to and through the site for the surrounding residents of the neighborhood. F. Section 3.2.2(K) (2) — Parking Lots — Maximum Number of Spaces Parking has been calculated for both the site and the overall shopping center, both of which cannot exceed five spaces per 1,000 square feet. For the individual site, there will be 50 parking spaces for the 9,900 square foot building, which equals five spaces per 1,000 square feet. For the overall center, including Lot 8, there will be 562 spaces for 122,074 square feet, which equals 4.6 spaces per 1,000 square feet. G. Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility The new building will be similar to and complement the existing center. The primary materials are textured concrete masonry, concrete tile roof, with a brown color tone. Overall, the height, scale, roof form, building materials, and building color achieve a high level of quality that matches the level of quality of the various buildings within the shopping center. G. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and Parking Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 4 C. Development Standards (1.) Section 4.21(E)(1) — Harmony Corridor Development Standards The P.D.P. complies with development standards of the Harmony Corridor. It is important to note that the 80-buffer along Harmony Road is in place. (2.) Section 4.21(E)(2) — Site Design The P.D.P. is part of a shopping center with cross -access protected by platted easements. The outdoor space and connecting walkway between Lot 8 and Safeway will be preserved. These improvements contribute to an integrated pattern of streets and outdoor spaces. 3. Compliance with General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking and foundation shrubs around the entire site. Street trees are provided along both Wheaton and Monte Carlo Drives. B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities Monte Carlo separates the site from condos to the west by Wheaton Drive and from patio homes to the north. Overall, the setback and landscaping along these two edges combine to mitigate any conflicts reasonably anticipated to exist between the multi -tenant retail building and the two residential neighborhoods. C. Section 3.2. 1 (E) (4) (a) — Parking Lot Perimeter Landscaping The parking lot is screened from Wheaton Drive by combination of trees and shrubs. In addition, a row of shrubs is provided along the southern edge of the parking lot along the internal private street. Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 3 On January 3, 1995, City Council adopted the Amended Harmony Corridor Plan and Standards and Guidelines. The six-month moratorium expired on January 13, 1995. The lawsuit filed by the King Soopers' developer against the City was eventually settled. 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. On December 7, 1996, the Final P.U.D. for Lots 1, 2 and 3 (Safeway, Long's Drugs and multi -tenant retail) was approved. Since then, four pad sites have developed. These are: Lot 4 — Centennial Bank Lot 5 — Multi -tenant Retail (Blockbuster Video) Lot 6 — Safeway Fuel Facility and Convenience Store Lot 7 — Village Inn The shopping center was originally approved under the Land Development Guidance System. Lot 6 was the first pad to develop under the Land Use Code. 2. Compliance with the Harmony Corridor Zone District: A. Land Use The proposed land use, retail and commercial services, are permitted within a Neighborhood Shopping Center in the H-C zone, subject to Planning and Zoning Board review. B. Land Use Standards (1) Section 4.21(D)(1) — Harmony Corridor Land Use Standards The parcel is"located within a designated Neighborhood Service Center. The Harmony Corridor Plan describes "personal services" and "business services" as primary permitted uses in such centers. Lot 8, Harmony Safeway Marketplace PDP, # 33-94G May 1, 2003 P & Z Meeting Page 2 The land use, retail and commercial services are permitted in the Harmony Corridor zone district. Since the site is part of a neighborhood shopping center, the P.D.P. is subject to Planning and Zoning Board Review. The P.D.P. complies with the Land Use and Development Standards of the Harmony Corridor zone district and the applicable General Development Standards. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: M-M-N; Existing Patio Homes (The Enclave) S: H-C; Existing Neighborhood Shopping Center (Village Inn) E: H-C; Existing Neighborhood Shopping Center (Safeway) W: M-M-N; Existing Condos (Rock Bridge Condos) 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, 5th 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. ITEM NO. 3 MEETING DATE 5/1/03 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Lot 8, Harmony Safeway Marketplace P.D.P., #33-94G APPLICANT: Barclay Group C/o Mr. Craig Cahen Cahen Architectural Group 7535 E. Hampden Avenue Denver, CO 80237 OWNER: Barclay Group 8145 N. 86th Place Scottsdale, AZ PROJECT DESCRIPTION: This is a request for a 9,900 square foot; one-story multi -tenant retail building located at the southeast corner of Wheaton Drive and Monte Carlo Drive in the Harmony Safeway Marketplace. The site is the last vacant building pad in the only neighborhood -scale center on East Harmony Road located between Wheaton Drive and McMurry Avenue. The site is 1.27 acres in size. The parcel is bounded by Harmony Road on the south, McMurry Avenue on the east, Wheaton Drive on the west and Monte Carlo Drive on the north. The site is zoned H-C, Harmony Corridor. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This item was continued from April 10, 2003 to May 1, 2003 in order to meet with the neighbors regarding setback and landscaping concerns along Monte Carlo Drive. This meeting was held on April 16, 2003 and is summarized in Section Four of this report. The issues have been resolved. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT