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Home My WebLink AboutHARMONY SAFEWAY MARKETPLACE PUD - FINAL - 33-94B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTATE OF COLORADO DEPARTMENT OF TRANSPORTATION OT 1420 2nd Street Greeley, Colorado 80631 August 30, 1996 (970)353-1232 Mr. Ron Phillips Director of Transportation Services City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Ron: Since our meeting on August 1, CDOT has been trying to identify a way to justify the granting of a right -in right -out access point on Harmony Road that would serve the proposed new Safeway store. Our goal has been to identify a plan of action that would grant the access, while at the same time, mitigate any degradation of the corridor caused by the additional access. Yesterday I made a proposal to a representative of the developer that seems to achieve this goal, and today I received word that the proposal may be acceptable to the developer. Since CDOT and the City of Fort Collins have an agreement in place that controls new accesses in this corridor, it is necessary that the City concur in this proposal as well. The terms of the proposal, for the City's consideration, are as follows: A. CDOT will concur in a right -in right -out only access and, B. Developer will construct a westbound right turn lane into the Harmony Road Mobile Home Park. The details of the agreement remain to be worked out. CDOT will insist that the process to apply for an access and to buy an opening in the access line be followed closely. CDOT will not pursue this further without an indication from the City that it concurs. Thank you for your consideration. Very truly yours, /, `�>' �1: ugla Rames Regio Transportation Director cc: Kathleen Krager W. Reisbeck T. Jones P. Demosthenes *V' o Two (2) "Chokers" at Monte Carlo and Wheaton (east side) o An eight (8) foot bike lane on north and south side of Monte Carlo Dr. o Speed Humps/Raised Crosswalks to be determined r-.7J-ff*TM I REMER a 51311 A. The General Information via Memo on the PUD B. Codify in the Development Agreement C. The designed/engineered items on the Utility Plan Set Distribution: Golden Meadows Homeowners' Association Ted Shepard - Planning Eric Bracke - Traffic Engineering Katy Press - Safeway R-9/13/96-per EB TO: Ted Shepard - Planning FROM: Golden Meadows Homeowners' Association (Al Koppel) DATE: 11 September 1996 SUBJECT: AGREEMENT WITH SAFEWAY FOR OFF -SITE IMPROVEMENTS The following mitigation devices and improvements will be paid by Safeway and need to be memorialized in some way to seal these agreements. The City of Fort Collims - Engineering will engineer and design these items. Safeway will pay the City for building the mitigation devices: attachedI SPEED FRIMPS (UNDULATIONS) and RAISED CROSSWALKS (As shown in plan) o Seven (7) Speed Humps o Two (2) Raised Crosswalks o Located on intersection of Ticonderoga Dr. and New Bedford Dr. o Located at entrance of Ticonderoga Dr. at Lemay Ave. o At entrance of Ticonderoga Dr. at Lemay Ave. 5. MITIGATION AND RAPROVEMENTS ADJACENT TO SUR (on and around Monte Carlo o These are to be part of the PUD o Four (4) "Chokers" at Monte Carlo and McMurry * based on agreement by a preponderance of Golden Meadows residents via petition signatures. :7rI p/i�ir STREET GRO55 5EGTION ` . NTE G. 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[DYJ' uv yyrgmy qeE nn y,W.•. w,� dl4Ruld d M x.W fMis M WRp1i1i1�lIM T®£ w5 E f 49Y![O.N4H ✓m6 vWYb: [INKL CA NI�FY NYMI'¢rYP4 6BMxi51Wi Y[ YM6Yp uD lOup .N'HfOE d M a/YYIG M mtla mlm Lu W Q VICINITY MAP 07/02/96 #33-94B N Harmony Safeway Marketplace Final 1„=300' Im In Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B October 7, 1996 P & Z Meeting Page 7 or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also, as necessary, extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final Decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B October 7, 1996 P & Z Meeting Page 6 The P.U.D. remains accessible to pedestrians and bicyclists with the two connections to Monte Carlo Drive. The central plaza acts as a logical entrance point that is safe from cars. The curb cuts off McMurry and Wheaton act as the primary access points for cars. 9. Findings of Fact/Conclusions A. The Final P.U.D. is in substantial conformance with the Preliminary P.U.D. B. The condition of Preliminary approval regarding landscaping within the 80 foot buffer along Harmony Road has been satisfied by the Final. C. The condition of Preliminary approval regarding obtaining CDOT's permission for the right-in/right-out along Harmony Road has been satisfied by the Final. D. The Final P.U.D. contains offsite traffic mitigation measures to promote safety and neighborhood compatibility. E. The Final P.U.D. satisfies the All Development Criteria of the L.D.G.S. F. The Final P.U.D. satisfies the City's transportation policies and is feasible from a traffic engineering standpoint. RECOMMENDATION: Staff recommends approval of Harmony Safeway Marketplace, Phase One and Two, Final P.U.D., #33-94B, subject to the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D. plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (November 25, 1996) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer or the City staff, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and unique hardship upon the owner Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B October 7, 1996 P & Z Meeting Page 5 6. Design: There are no major design changes since the Preliminary. The P.U.D. remains well - buffered with generous landscaping along Monte Carlo and Harmony Road. A central plaza will provide a pedestrian/bicycle amenity linking the center to the neighborhood. Loading, delivery, and trash areas are located on the east side of the supermarket and screened by a garage door. The buildings continue to feature pitched roofs, covered entries, and individualized store fronts. The predominant exterior material is split -faced concrete block with stone accent columns supporting an arcade. The roof will be concrete tiles. 7. Design of Future Development: The Final P.U.D. represents Phases One and Two (Buildings A, B, C, and D on Lots 1, 2, and 3) of the P.U.D. This consists of 89,147 square feet. This leaves a balance of 26,633 square feet divided among the five remaining lots. Future development will have to go through the Final P.U.D. process for consideration by the Planning and Zoning Board. The remaining pad sites are shown for illustrative purposes. The Final P.U.D. will obligate these undeveloped parcels to conform the design standards established with Safeway and the two retail buildings. Among other requirements, the future buildings must conform to the architectural intent as stated on the P.U.D.: "All buildings on these pad sites shall be complementary to the design features of the main anchor buildings in the shopping center. Individual building expression is allowed, but national "corporate identification" features of the pad buildings shall not be the dominant feature. Materials, colors, and architectural forms and shapes shall be replicated on the pad buildings to the greatest extent possible. Such features shall include, but not limited to, covered entries, sloping roof lines, decorative fencing and screening, windows, chimney or other architectural elements that are reviewed and found acceptable by the Planning and Zoning Board." 8. Transportation: The Final P.U.D. is in substantial conformance with the Preliminary P.U.D. The right- in/right-out access on Harmony Road has been approved by CDOT. This will require a similar action by the City Council in order to amend the jointly adopted Harmony Road Access Control Plan. The City's Transportation Department will take this amendment through the City Council approval process. Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B October 7, 1996 P & Z Meeting Page 4 D. Entrance island at Lemay and Ticonderoga. E. Additional plantings at Lemay and Ticonderoga. F. Four curb bulges (chokers) at McMurry and Monte Carlo. G. Two curb bulges at Wheaton and Monte Carlos (east side). H. Eight foot bike lanes on both sides of Monte Carlo.* * At Preliminary, this design was anticipated to include a reconstruction of Monte Carlo to narrow the street width from 36 feet to 24 feet with an eight foot wide detached walk on the north side. Upon further analysis, such reconstruction would involve major relocation of an existing water line and conflicts with proper separation of underground utilities. Staff has worked with the developer, neighborhood group, and utilities to design a street cross-section that promotes safety for school children by narrowing the road width to 32 feet, removing parking along the street, and restriping to add a six foot bike lane on both sides of the street. In addition, an eight foot wide detached sidewalk will be added on the south side of the street versus the normal four foot wide attached walk. This design allows for both on -street and off-street pedestrian and bicycle safety for elementary students of all ages. These off -site traffic mitigation measures represent the outcome of a negotiation process among the neighborhood representatives, Safeway, and the City. As a cautionary note, the Planning and Zoning Board is advised that these traffic mitigation measures have not been submitted in final design form yet due to the length of the negotiations. It is likely that the design review will take at least two rounds of review. The final design will be made a part of the Utility Plans. Reference to these measures will be made part of both the P.U.D. Site Plan and the Development Agreement. The obligation to complete final design in a timely manner is contained in the recommended condition of approval which calls for completion of Utility Plans prior to recording of the P.U.D. documents. 5. Neighborhood Compatibility: A neighborhood information meeting was held on September 19, 1996 for the purpose of discussing the offsite traffic mitigation measures. Since Staff Reports are printed and delivered prior to September 19, 1996, minutes to this meeting will be provided under separate cover. Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B October 7, 1996 P & Z Meeting Page 3 A. "At the time of Final P.U.D., additional landscaping shall be provided within the 80 foot buffer area along Harmony Road." The area along Harmony Road will feature both a drainage swale and berms. Landscaping is precluded from being planted in the low flow channel of the swale. Therefore, the landscaping can only be planted on the berms. Under the Preliminary, there were 16 conifers and 18 deciduous trees planted within the 80 foot buffer area for a total of 34 trees. Under the Final P.U.D., there will be 20 conifers and 51 deciduous trees for a total of 71 trees. Staff, therefore, finds that with the increase in 37 trees in the 80 foot buffer area, the condition of approval has been satisfied. B. "At the time of submittal for a Final P.U.D., the applicant shall have obtained a State Highway Access Permit from the Colorado Department of Transportation in order to allow the access from Harmony Road. If a permit is not granted, then the access must be deleted and the Site Plan amended accordingly." The Colorado Department of Transportation has approved a right-in/right-out curb cut along Harmony Road. This approval has been granted by CDOT's Region Transportation Director whose letter is attached to this memo. In exchange for this access, Safeway has agreed to construct a west bound right turn lane into the Harmony Road Mobile Home Park, located east of the Safeway P.U.D., between Timberline Road and County Road #9. Based on this approval by CDOT, Staff finds that this condition of approval has been satisfied. 4. Off -Site Traffic Mitigation Measures In response to neighborhood concerns regarding traffic impacts, Safeway has agreed to construct offsite traffic mitigation devices in the Golden Meadows neighborhood. These measures have been designed in accordance with the specifications of the City's Transportation Department. Based on experience in other neighborhoods, installation of the speed humps is subject to the Transportation Department receiving a petition of support from at least 70% of the affected property owners. The off -site mitigation measures include: A. Speed humps on McMurry, Ticonderoga, and New Bedford. B. Raised crosswalks on McMurry and Ticonderoga. C. Traffic circle at Ticonderoga and New Bedford. Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B October 7, 1996 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Single Family and Patio Homes (Golden Meadows) S: I-P; Hotel, Medical Office, General Office (OakRidge Business Park) E: I-P; Office, Elementary School (Kruse), Industrial (Golden Meadows) W: R-M-P; Condominiums (Rock Bridge) The Golden Meadows area was annexed in 1977 as part of a 234 acre parcel known as the Harmony Annexation. The shopping center site was platted as Tract B, Golden Meadows, 5th Filing in 1980. The Preliminary P.U.D. for Harmony Safeway Marketplace consists of a total of 115,780 square feet, divided among eight lots, on 17 acres. This Preliminary was approved on April 22, 1996. The Final P.U.D. represents a partial build -out of the Preliminary P.U.D. Subsequent phases will have to obtain approval from the Planning and Zoning Board. This shopping center represents the last phase of the Golden Meadows Master Plan. This master plan, originally approved in the late 1970's, included a mix of single family, patio homes, apartments, office, industrial, and neighborhood park. An elementary school was added to the mix in 1991. This mixed -use master plan represented one of the first large-scale planning efforts in the City of Fort Collins. 2. PreliminaU P.U.D. Approval - Summary On April 22, 1996, the P.U.D. gained Preliminary approval. The P.U.D. was found to be in compliance with Golden Meadows Master Plan, Amended Harmony Corridor Plan, Air Quality Plan, Congestion Management Plan, and the All Development Criteria and Point Chart of the Land Development Guidance System. Two at -large neighborhood meetings were held in conjunction with the Preliminary as well as numerous smaller meetings with neighborhood representatives. 3. Conditions of Approval: There were two conditions of approval granted with the Preliminary. These conditions, and their resolution, are summarized below: ITEM NO. 14 MEETING DATE 10/07/96 STAFF Ted Shepard PLANNING AND ZONING BOARD J STAFF REPORT PROJECT: Harmony Safeway Marketplace, Phases One and Two, Final P.U.D., #33-94B APPLICANT: Safeway Incorporated c/o Mr. Dennis Wyatt Wyatt and Associates 1865 South Pearl Street Denver, CO 80210 OWNER: Collindale South II, Colorado General Partnership c/o Mr. K. Bill Tiley 2839 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Final P.U.D. for a 48,326 square foot supermarket and two retail buildings containing 40, 821 square feet for a total of 89,147 square feet. These three buildings are on 10.42 acres and represent Phases One and Two of a 17 acre shopping center (Harmony Safeway Marketplace) located at the northwest corner of Harmony Road and McMurry Drive. The site is located within the Harmony Corridor and zoned B-P, Planned Business. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The Final P.U.D. for Phases One and Two (Building A, B, C, and D on Lots 1, 2, and 3) is in substantial compliance with the Preliminary P.U.D. and the Golden Meadows Master Plan. The supermarket and retail buildings comply with the Amended Harmony Corridor Plan. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. With strategic design, access, setbacks and buffering, the P.U.D. is found to be compatible with the surrounding neighborhood. Offsite traffic mitigation measures will help reduce the traffic impacts on Monte Carlo and surrounding streets. The project is feasible from a traffic engineering standpoint. One condition of approval is recommended regarding the timely filing of Utility Plans and Development Agreement. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT