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HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE, LOT 6, FUEL FACILITY - PDP - 33-94F - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESThe trash enclosure is located unobtrusively at the rear of the site. The enclosure consists of materials and color to match the proposed kiosk and existing center. Screening of rooftop mechanical equipment is provided by stucco panels to match the building on the kiosk, and screened by the parapet on the convenience store. The conduit, meters, vents and other equipment attached to the buildings will be painted to match surrounding building surfaces. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings: Consideration was given to the relationship of the building, canopy and fueling area to the streets, private drives, walkways and parking areas. The entrance of the convenience store faces directly onto a connecting walkway that leads to the public pedestrian system along E. Harmony Road. The building facade includes wall articulation by patterns of stucco, stone veneer and window planes. The entrance is clearly defined by the same pitched roof element characteristic of the existing center. A freestanding tower feature is located at the northeast comer of the site to mirror the tower element used on the building east of the entrance driveway off E. Harmony Road. Pursuant to Planning Department's request, we have provided a picnic table under the tower for an amenity to the center. Signs: The proposed site is located within the Non -Residential Uses in the Residential Neighborhood Sign District and will comply with City Code Section 3..8 (E). According to discussions with Peter Bames in the Zoning Department, there is one "secondary" ground sign available for the Harmony frontage, which the proposed project will utilize. The proposed secondary ground sign will be installed on a stone veneer base to match the store. The secondary sign is 28 square feet per face and measures six foot high. There will be one canopy logo sign located on the Harmony Road frontage not to exceed 12 square feet. Wall signage for the Phase II convenience store consists of one s_iign per. elevation, within the allowable area. Np 1 SUMMARY STATEMENT: The Safeway Fueling Facility will provide a quality project to further gnhance the existing Harmony Safeway Marketplace retail center development. We respectfully request approval of the Project Development Plan (PDP) upon design and plans meeting and exceeding the codified development standards and design guidelines for the Harmony Corridor project. 6 with Phase II. The sidewalk will connect the internal walk along the north property line with the detached sidewalk system along the E. Harmony corridor. A bicycle rack is located west of the western access drive. Two points of access are provided to promote efficient circulation at the fueling activity area. Striped parking spaces will be provided for Phase II, with the convenience store addition. The parking will be located directly in front of the store, to eliminate any conflict between the fueling area and convenience users. The paved areas for fueling and parking are setback approximately 85 feet from the E. Harmony right-of-way. Parking requirements utilized for this development are 4 spaces per 1,000 square feet of retail space. A total of nine spaces is provided with Phase II construction, one of which will be handicap accessible. Site Lighting 3.2.4: LTV % .44 `. Sight lighting is designed with safety provisions for the users and sensitivity to V �`b VP surrounding uses within the center. The existing light standards are 400 watt high pressure sodium luminaries, with down cast fixtures, not to exceed 0.10 foot candles on E. Harmony Road. The poles will match the overall center light poles and be constructed 23' high to match the existing lighting. Site lights will match the existing center. Light sources will be shielded. A photometric light analysis is provided to demonstrate compliance with the Land Use Code requirements. Engineering Standards: Utilities: All utilities are stubbed to the site. A 4" sanitary line will be extended from the existing line located at the northeast corner of the site. A 1" waterline will be extended from the existing main located at the northeast corner of the site. Electric and gas will be serviced from existing lines located in the existing drive along the north property line. Drainage: The site complies with the approved drainage for the overall center as well as current drainage criteria adopted by the City. Public Improvements: There are no public improvements associated with development of this site. All public improvements were constructed with the initial development phase for the Harmony -Safeway Marketplace PUD. Building Standards: Measures were taken to provide architectural compatibility with the established architectural character a overall center. The same colors and materials are incorporated into the esi f the structures, which include stone veneer, stucco to match Retail Buildin "D", orrice/cap flashing to match the Safeway grocery store, and concrete roof tile to atch a existing buildings. 5 • Lighting — Internal site lights will match the existing center light standards. Pedestrian lighting and private drive lighting currently exist along the east property frontage. Canopy lighting is restricted to recessed light fixtures with flat lens that G e o D will be mounted flush to the canopy ceiling deck. This light design will 'prevent any onsite and offsite glare commonly associated with fuel canopies. • Setbacks — Generous setbacks are observed in the proposed site layout. • Architectural Design — High quality design has been upheld for this project. The kiosk and convenience store will be constructed with similar exterior finishes as the retail shops, incorporating stucco, concrete roof tile, stone wainscot and canopy columns, and metal framework accents to match the retail buildings. Development of the pad will complete the Harmony frontage with a cohesive presentation. A tower will be added at the northeast corner of the site to component the tower entry feature on the VD� of the shopping center entry drive. The structures will match Retail Buildicolor. IJNMr'� 'p � L' AParkinvice Areas — The parking spaces will be striped with Phase II construction of the convenience store. The parking area and fueling activity area will be screened from E. Harmony with a combination of berming and plantings including deciduous and evergreen trees and shrubs in the 83' landscaped buffer. Compliance with General Development Standards Open Space/Landscaping: The proposed landscaping supports functional purposes by creating spatial definition of the site as well as creates a buffer between the fuel activity area and the public street. Perimeter landscaping exists along both the Harmony frontage and along the private drive into the center, located immediately east of the site. Combinations of evergreen and deciduous trees and shrubs provide buffering along the perimeter of the pad. The selection of planting materials and landscape design is from the landscape palette approved for the PUD. 46% of the site is provided in landscaping, which meets and exceeds the standards of Division 3.2.1 of the Fort Collins Land Use Code. Additional plant materials added to the existing perimeter plantings exceed minimum planting requirements. The placement and interrelationship of required landscape elements enhances visual continuity within and between adjacent pad developments, and provides visual interest year round. Placement of the shrub beds along the internal fueling area provides additional screening and frames the monument price sign. Access Circulation and Parking 3.2.2: The proposed development is designed with safety, efficiency and convenience in mind for vehicles, bicycles and pedestrians, both within the development and to and from surrounding areas. Phase I of the project is strictly a vehicular use, with no attraction for pedestrian services. The pedestrian sidewalk connection through the site is proposed 4 • This use does not directly abut a residential neighborhood. It is surrounded by commercial development on the north, east and west. The land use area directly south of E. Harmony consists of undeveloped Oakridge Park Business Center and an historic cemetery site. The proposed structures will match the existing retail anchor and center with regard to building materials, color and architectural design components. • There will be no outdoor storage or sales of items except as otherwise authorized through the Zoning Code and Harmony Marketplace PUD Declarations of Covenants, Conditions and Restrictions. • The Safeway -Harmony PUD is included as the context diagram. This demonstrates compatibility between the proposed project and developed sites within the retail center. Existing development within the center consists of a variety of unrelated mixed -use retail uses and a restaurant. The design offers vehicular access through the existing public street system and pedestrian links through a combination of public and private walkways and pedestrian paths. Building Design: • The proposal is a two-phase construction project. Phase I is strictly a fuel facility for vehicular use. Phase H introduces the convenience store, which is oriented with an entrance that faces and opens directly onto an adjacent sidewalk that, has direct linkage to the street sidewalk without requiring pedestrians to cross any intervening driveways or parking lots. The proposed sidewalk will also link the development to the retail center's existing connective paths for pedestrian circulation among the businesses. ? e • The scale and height of the�ronose�doffices are com li entary to surrounding developments within the center in both mass and hei t. Compliance with Harmony Corridor Design Standards and Guidelines • Harmony Road Setback — The setback zone along the E. Harmony Road frontage was established with approval of the Harmony - Safeway Marketplace Final PUD Site Plan. There is an 83' landscaped setback from the edge of street pavement. The setback also includes berms and a drainage swale. Proposed buildings are located over 80' from E. Harmony Road, exceeding the zoning setback requirements. • A detached, meandering 8' sidewalk/bikepath was installed with the original perimeter and infrastructure construction along the Harmony frontage. In addition, a concrete pad for the planned ansit stop wasalso_constructed with the original =rJ TN infrastructure connecting to the direct sidewalk path established to the main retail W F at, 6 shops. `rbe • Grading — The site grades have been established through previously approved plans for the overall center. This pad will be developed in conformance with the established grades for this site. • Plant Palette — Proposed plantings will be selected from the same palette used for other developments in the center. 3 Compliance with Intent of Zone District The proposed Safeway Fuel at Harmony Marketplace is located within the Harmony Corridor Zone District (HC). The site is further located within the Neighborhood Service Center area. The purpose of the Neighborhood Service Center is to provide a shopping center located in a complex which is planned and developed as a unit, and located within and intended to primarily serve the consumer demands of residents and employees who live and work in adjacent and surrounding neighborhoods. A gasoline service station is one of the limited permitted uses within this zone district. The proposed fuel facility is compatible with the character of a Neighborhood Service Center as outlined in the zone district in the following ways: • Development of this site will further link the pedestrian system. A sidewalk will be constructed with Phase II leading from the Harmony pedestrian system, to the store and connecting -to the existing center. A transit pad was constructed with the original direct sidewalk connection from E. Harmony. Development of Lot 6 will add the required bus shelter for this pad and activate the Transfort route to this center. • The Safeway Marketplace "identity" has been created with the previously approved PUD, which established architectural themes, colors and materials. This development will be compatible with the existing commercial structures. The facility will incorporate the same building materials, color, and architectural elements as the anchor and retail stores. • Additional outdoor space is created through construction of a freestanding tower structure and the installation of a picnic area on site. • Additional landscaping will provide year-round screening of the vehicular activity area from the public street and internal drives. Compliance with Land Use Harmony Corridor Development Standards The proposed fueling/convenience facility meets the Land Use Development Standards of the Harmony Corridor Zone District as follows: Site Design: • Site development is subject to the Site and Landscape Covenants for Harmony Safeway Marketplace PUD, and the Declaration of Easements with Covenants and Restrictions Affecting Land in addition to the Harmony Corridor Development and Design Standards as outlined in the Land Use Code. Pursuant to the real estate contract on the property, Safeway commits to enter into cooperative agreements with adjacent property owners within the center to create a site design in compliance with a comprehensive development plan establishing an integrated pattern of internal drives and pedestrian links, outdoor space, building style and land use. The Harmony Marketplace Declarations of Covenants, Conditions and Restrictions require approvals through an architectural control committee to insure a standard of quality development contextually complimentary to other developments within the center. 2 STATEMENT OF PLANNING OBJECTIVES SAFEWAY FUEL AT HARMONY MARKETPLACE 1426 E. HARMONY ROAD FORT COLLINS, CO Project Description: The Safeway Fuel at Harmony Marketplace project is a proposed fueling and convenience development located with the Harmony Safeway Center at the northwest corner of E. Harmony Road and McMurry The 1.3-acre lot is described as Lot 6, Harmony Safeway Marketplace P.U.D. The proposed development will be a two -phased development as follows: Phase I Construction • Construct an 86' x 43' canopy (3698 sf). • Install five multi -product fuel dispensers • Construct a 22' x 12' kiosk (268 sf) • Install perimeter landscaping and paved area • Install freestanding tower feature • Sod Phase II area until construction of the convenience store • Install the trash enclosure and bicycle rack • Install the secondary ground sign Phase II Construction • Remove kiosk and replace with sixth multi -product fuel dispenser • Construct 46.5' x 60' convenience store (2790 sf) • Stripe parking spaces • Add Phase I1 landscaping Forty-six percent of the site will be landscaped, including an existing landscape buffer, drainage swale and detached sidewalk along E. Harmony Road. Vehicular access to the site is by two curb cuts off the internal private drive of the retail center. Pedestrian access to the site is by a public sidewalk network along E. Harmony Road as well as an internal sidewalk system within the center. There is a bus pad that was installed with the original Safeway center improvements at the southeast corner of the site to provide the option of alternate transportation via Transfort. The subject site is currently owned by SB Properties 22, in care of Wessex, PO Box 44033, Phoenix, AZ 85064. Developer and Contract Purchaser is Safeway, Inc., 1850 Mount Diablo Boulevard, #250, Walnut Creek, CA 94596. Galloway, Romero & Associates will represent the owner and developer for all correspondence and matters related to the development review process for the Project Development Plan approvals.