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Harmony Safeway Marketplace, Lot 5 (Multi -Tenant Retail), Final P.U.D.,
#33-94C
July 15, 1999 P & Z Meeting
Page 5
B. The design of the multi -tenant retail building is compatible with the
architectural character of the center by the use of similar exterior materials
such as stone and concrete roof tiles.
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.
RECOMMENDATION:
Staff recommends approval of Harmony Safeway Marketplace, Lot 5 (Multi -
Tenant Retail Building), Final P.U.D., #33-94C.
Harmony Safeway Marketplace, Lot 5 (Multi -Tenant Retail), Final P.U.D.,
#33-94C
July 15, 1999 P & Z Meeting
Page 4
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 along
horizontal bands and do not interfere with the stone or the sloping roofs. Wall
signage is restricted to the north, south, and east elevations. Under the Sign
Code, each tenant gets one sign per exterior wall. Therefore, Blockbuster Video
will be restricted to one wall sign on the east and one on the south. They will not
be able to "double -up" their sign copy per elevation as is their national
prototypical practice.
4. Transportation:
Sidewalk extensions have been mentioned. For vehicles, the primary access is
gained from shopping center's drive aisle intersection with Harmony Road. This
intersection is restricted to right-in/right-out only. There are no new curb cuts
along Harmony Road.
The original traffic study was done in 1996 in conjunction with the Preliminary
P.U.D. This study assumed that Pad F would be a 5,400 retail building. The
construction of this pad site does not have a significant impact on the findings
and recommendations of the original study. All affected intersections will
continue to operate within acceptable Levels of Service with the development of
the proposed P.U.D.
5. Findings of Fact/Conclusion:
In evaluating the request for Harmony Safeway Marketplace, Lot 5, 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.
Harmony Safeway Marketplace, Lot 5 (Multi -Tenant Retail), Final P.U.D.,
#33-94C
July 15, 1999 P & Z Meeting
Page 3
Safeway grocery store and seven other developable lots. Of the total eight lots,
there are four approved pad sites along Harmony Road.
On December 7, 1996, the Final P.U.D. for Safeway was approved. The subject
P.U.D. for Centennial Bank on Lot 4 represents the first of the four allowable pad
sites to be developed within the center.
2. Land Use:
Lot 5 was originally shown on the approved Preliminary P.U.D. as Pad F, with a
5,400 square feet building footprint. The proposed Final P.U.D. calls for a 5,000
square foot building. 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 create an attractive multi -tenant building along Harmony
Road and 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 is a direct sidewalk connection between Harmony Road and the building
entrance with no drive aisle crossing. There is also a sidewalk connecting to the
adjacent pad site to the east, Lot 4 (Centennial Bank). A plaza is provided along
the north elevation to encourage east -west pedestrian travel among the four pad
sites along Harmony Road.
B. Architecture
The building will use stone on the base and concrete roof tiles to match the
existing Safeway and future anchor tenants. The north and east elevations
feature an overhanging roof. The entrance is highly visible with a pedestrian
plaza and a protective gabled roof supported by free-standing columns.
C. Landscaping
The eight -foot buffer area along Harmony Road is already landscaped by
Safeway. Within the pad site, the P.U.D. provides foundation landscaping.
Harmony Safeway Marketplace, Lot 5 (Multi -Tenant Retail), Final P.U.D.,
#33-94C
July 15, 1999 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows
N: H-C; Vacant (Lot 3 of Harmony Safeway Center — Retail Buildings)
S: H-C; Medical Office — Oak Ridge Business Park
E: H-C; Vacant (Lot 4 of Harmony Safeway Center — Bank)
W: H-C; Vacant (Lot 6 of Harmony Safeway Center — Retail Building)
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, 51h 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
I
ITEM NO. 5
MEETING DATE 7/15/99
STAFFTed Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Safeway Marketplace, Lot 5 (Multi -Tenant Retail),
Final P.U.D., #33-94C
APPLICANT: Barclay Development
C/o Wyatt and Associates
1865 South Pearl Street
Denver, CO 80210
OWNER: Barclay Development
C/o Mr. Larry C. Gilleland
2814 South Fig Street
Lakewood, CO 80228
PROJECT DESCRIPTION:
This is a request for a Final P.U.D. for 5,000 square foot, one-story multi -tenant
retail building on 1.47 acres located generally at the northwest corner of
Harmony Road and McMurry Avenue. The site is Lot 5, Pad F of the Harmony
Safeway Shopping Center. The parcel is zoned H-C, Harmony Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Lot 5 is pad site F 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 use of similar stone and concrete roof tiles as the Safeway grocery store
allow the building to blend in with the balance 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. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT