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'� K a Tw Mi RFIi6I YBRD P%fBli GWi MIBYxr 10 'Si�41 i44�P CAs, tl I(�RCmSl I L CS BOAARDRD APPROVAL ROVOV AL xsmm m 1K nnlec NG rapp era R >ro mr R rzxr roue, mwm a iw wr a YSfiNR R RxeP' uG S[4 KKW Ih�tt o4 �� An➢ raa Ben, Xas - xrzs GaGuf row n m .aneuau eus•Arve s I i 0 9 Harmony Safeway Marketplace, Lot 4 (Centennial Bank), Final P.U.D., #33-94D July 15, 1999 P & Z Meeting Page 5 C. Bicyclists and pedestrians are provided safe, direct and convenient access from both areas external and internal to the shopping center. D. Vehicles, including those using the drive -through lane, are provided a logical circulation system with joint parking opportunities within the center. RECOMMENDATION: Staff recommends approval of Harmony Safeway Marketplace, Lot 4 (Centennial Bank), Final P.U.D., #33-94D. Harmony Safeway Marketplace, Lot 4 (Centennial Bank), Final P.U.D., #33-94D July 15, 1999 P & Z Meeting 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 perimeter landscaping to screen headlights in the drive -through lane. Foundation shrubs and shade trees are also provided. 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. 4. Transportation: Sidewalk extensions have been mentioned. For vehicles, the primary access is gained from shopping center's drive aisle intersection with McMurry. There are no 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 E would be a 4,600 square foot bank. The addition of 1,469 square feet 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 4, 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 bank is compatible with the architectural character of the center by the use of similar exterior materials such as stone and concrete roof tiles. Harmony Safeway Marketplace, Lot 4 (Centennial Bank), Final P.U.D., #33-94D 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 4 was originally shown on the approved Preliminary P.U.D. as Pad E, with a 4,560 square feet building footprint, with a drive -through lane. The proposed Final P.U.D. calls for a 6,069 square foot building, also with a drive -through lane for drive -up banking. There would be 3,678 square feet on the first floor and 2,491 square feet on the second floor. 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 prominent location and 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 is a direct sidewalk connection between Harmony Road and the building entrance. Where this walk crosses the drive -through lane, a patterned concrete crosswalk is provided. There is also a sidewalk connecting to the adjacent pad site to the west, Lot 5. The on -site sidewalks are also designed to connect back (north) to the anchor tenant on Lot 3. B. Architecture The building will use stone on the base and concrete roof tiles to match the existing Safeway and future anchor tenants. Each story features an overhanging roof. The entrance is highly visible with a pedestrian plaza and a protective gabled roof supported by two free-standing columns. The drive -through lane is also protected by a column supported roof. Harmony Safeway Marketplace, Lot 4 (Centennial Bank), Final P.U.D., #33-94D 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 Building) S: H-C; Medical Office — Oak Ridge Business Park E: H-C; Office —Golden Meadows Industrial Park W: H-C; Vacant (Lot 5 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, 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. 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 ITEM NO. 4 MEETING DATE 7/15/99 p STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Safeway Marketplace, Lot 4 (Centennial Bank), Final P.U.D., #33-94D APPLICANT: Centennial Bank Holding, Inc. 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 6,069 square foot, two-story bank on 1.35 acres located at the northwest corner of Harmony Road and McMurry Avenue. The site is Lot 4, Pad E of the Harmony Safeway Shopping Center. The parcel is zoned H-C, Harmony Corridor. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Lot 4 is pad site E 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 bank 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. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT