Loading...
HomeMy WebLinkAboutHARMONY VILLAGE PUD - PRELIMINARY ..... NOVEMBER 19 1998 P & Z BOARD HEARING - 65 93C - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes November 19, 1998 Page 19 Member Weitkunat commented that parking is never going to be a one size fits all. Her concern with parking in the rear was strictly with safety and security. Chairperson Colton would be supporting the project. He liked the pedestrian connections into the neighborhood and he felt the parking design is much better than putting it all in front. The motion was approved 7-0. There was no other business. The meeting was adjourned at 11:30 p.m. Planning and Zoning Board Minutes November 19, 1998 Page 18 Member Craig asked about transit to this site. She also asked when there might be service on Timberline Road. Ms. Ripley replied that this project has its own shuttle bus. Planner Shepard added that he has confirmed with Transfort that the South Side Shuttle does service this area. Member Gavaldon moved for approval of the variance for the assisted living facility be attached to the Harmony Village PUD, Preliminary, #65-93C. Member Carpenter seconded the motion. Member Weitkunat added that it is equal to the plan featuring multi -family housing and it is without substantial detriment to the public good. Member Gavaldon accepted the addition. The motion was approved 7-0. Member Gavaldon moved for approval of Harmony Village PUD, #65-93C with the conditions as stated in the staff report. Member Weitkunat seconded the motion. Member Carpenter commented that she thought that this is a very nice project and she appreciated all the visuals they provided tonight. Member Gavaldon also like the visuals and complimented the traffic study that was done. Member Craig would be supporting the motion. She complimented the applicant on saving the existing trees. Member Davidson commented that overall it is a nice design and nice product and an asset to the community. He does however, have grave concerns about the size of theatres and how large they are getting and how that affects pedestrians. Member Meyer supported the project. She does think that back of the building is long and a little scary, but with enough lighting, it should be o.k. Planning and Zoning Board Minutes November 19, 1998 Page 17 made mistakes and he has seen what works and what does not work. He knows for a fact that what they are doing here will work fine and function properly. Chairperson Colton asked what determined that this is not a big box retail. Planner Shepard replied that it came from the Big Box Advisory Committee that was set up by the City Council during the moratorium period of 1994. The committee determined that grocery stores and theatres were not the problem. The problem was large discount stores and big box retail that was springing up all over the prairie. There is a definition in the Big Box Standards and Guidelines that talks about grocery stores being exempt and how this applies to retail stores. We do not consider a theatre to be a retail store, it is considered an entertainment facility. Chairperson Colton asked about the improvements to the intersection of Timberline and Harmony. Was there funding and will they be completed by the projected 2002. Mr. Bracke replied that the improvements would be made by the developer and the street oversizing fund. He stated that Poudre Valley Hospital will also have some obligation for improvements. Chairperson Colton asked about the Harmony bikelane project. Mr. Bracke replied that the bikelane will go from College Avenue to 1-25, and a number of pieces have already been constructed. The section from College to Lemay has been completed. Most of the funding is from federal sources and comes in small chunks. The plans for this development would include their portion of the bikelane. Member Weitkunat wanted to discuss the requested variance to the definition of multi- family for the assisted living facility. She believed that it does function in the same way as a multi -family housing unit does. The positioning of it in the transitional area between the neighborhood and the center accomplishes part of the purpose of what the multi -family housing would have done. Member Carpenter concurred with Member Weitkunat and commented that the assisted living piece serves as a real nice transition to the single family housing unit. Member Craig agreed but was concerned, as were the neighbors directly behind the facility, about screening and fencing. Ms. Ripley replied that all the homes are fenced and what they have done is add as many evergreens and trees as they could. Planning and Zoning Board Minutes November 19, 1998 Page 16 Mr. Bear stated that they may locate security cameras in the rear of the building that are monitored from inside the theatre. They will also have personnel, if necessary, that will supervise those areas. Member Davidson asked what the total occupancy of the theatre would be. Mr. Bear replied that it would be 3,604 seats in 14 auditoriums. Member Davidson asked about the floorplan of the theatre. Mr. Bear reviewed the floorplan for the Board. Member Davidson was concerned with the amount of distance someone will have to walk to get to the theatre from the north. Mr. Bear replied that in designing projects, they do not gauge the appropriateness of a walk by the distance, what is looked at is the quality of the experience when you walk. He felt the landscape architect had done a good job of providing plazas and breezeways that makes it quality. Member Davidson felt the back parking lot was not pedestrian friendly because of the distance people will have to traverse. Member Davidson voiced his concerns with the distance people will have to travel from the back lot. He would like to see some other alternatives before he believes that a front entrance only is the only way this will work. He does not think that this is a pedestrian friendly project nor does it meet the needs and desires of this community. Member Meyer commented that she disagreed with Member Davidson in that she does not think that a movie theatre should have a back entrance. Most people know that if you want to go see a certain movie on a certain day, you will have to park in the back. Member Davidson argued that he believed that there are other ways to design a theatre and he thought there are alternatives to this layout. Mr. Bear responded that a number of theatres on the east coast were designed with entrances in the front and back, and they did not work. Mr. Bear rather relates to the old historic main street theatres that take you through the experience of the grand facade and the concession stand. He believed that the people who park in the back are really going to gain a great convenience by doing that. He also disagreed with Member Davidsons analysis of whether it works or doesn't work. He has planned over 150 theatres and built 40. He has been to all the theatres and seen where he has Planning and Zoning Board Minutes November 19, 1998 Page 15 Public Input Tracey Perkins, resident of the area had concerns about the access to the site not being adequate for the proposed level of development. Ms. Perkins spoke on traffic in the area, and the lack of access adding additional traffic to the neighborhood streets in the area. She asked the Board to consider the long-term impact of the development and felt that this site would be better served by focusing on neighborhood or community shopping opportunities rather than a 14-plex theatre. Public Input Closed Member Carpenter asked Planner Shepard to review the things the applicant has done to address the unique traffic problems that occur with a multi-plex theatre complex. Eric Bracke, Transportation Department replied that the peak times of the theatre complex do not correspond with the work trip peak times. He stated that there may be some impact to the neighborhood sometime in the future, but that would be contingent on when Keenland Drive is crossed over the railroad tracks. The developer is providing sufficient geometrics to provide for a very heavy northbound left turn movement at the intersection that will accommodate double lefts. He stated that they had met all the level of service standards. Member Weitkunat had concerns about the backside of the building, with the length of the buildings -- the backside and the northside. There are well over 120 parking spaces and she was concerned with health and safety after dark being next to an industrial area and railroad tracks. She asked about safety lighting and access. Ms. Ripley replied that the cut-throughs were one thing that helped with that issue. She stated that the backside of the building was going to be treated with the same respect as the front side of the building. The parking lots were going to be well landscaped and well lite. There are two exits from the theatre, so they anticipate that many people will exit from the back. Franseco Bear, Architect for the project added that one of the most important things for a theatre is to provide safety to its patrons. Their firm has been doing theatres for Mann Theatres for over 11 years and they have done at least 20 theatres that have parking in the rear and side of the building. Mann has tremendous experience in providing measures providing security and proper lighting. In terms of designing the landscape, that it is safe, visible and that there are not a lot of hiding places. Anything that deters someone from creating a crime or doing something that would hurt the reputation of the theatre. Safety is the theatres number one concern and it is in their best interest to provide maximum security throughout the area surrounding the theatre. Planning and Zoning Board Minutes November 19, 1998 Page 14 Hearing Testimony Written Comments and Other Evidence: Ted Shepard, Chief Planner, gave the staff report recommending approval with the following conditions: 1. At the time of submittal for Final P.U.D., Buildings G and H shall feature a predominant residential character through careful use scale, form, materials and color. 2. At the time of Final P.U.D. for Buildings C, D, E, F (carwash) and G, there shall be architectural features along the east elevation that provide an attractive facade that may include but not be limited to entries, windows, pitched roofs, gables, dormers, patios or other articulating features that enhance the streetscape along Timberline Road. 3. At the time of Final P.U.D., the two plazas shall be designed with sufficient detail and shall include features that promote pedestrian safety. In addition, such plazas shall include, but not be limited to, store entrances, display windows, outdoor dining, patios, benches, planters, seat walls, moveable furniture, pedestrian light fixtures, fountains or other elements that add vitality, interest and amenities for the pedestrian. Planner Shepard stated that there was also a variance to the definition of multi -family that the Board will need to vote on separately. Linda Ripley, VF Ripley Associates gave the applicant's presentation. Ms. Ripley gave a background of the project. She gave a slide presentation reviewing the site plan, the approved overall development plan, compliance with the Harmony Corridor Plan, evaluation of existing trees, neighborhood concerns from the neighborhood meeting, access to the site, interior circulation and detention. Ruth Rollins, developed and presented the traffic impact study. Ms. Rollins showed slides and spoke about the overall site circulation, the access off of Harmony Road, the deceleration lane off of Harmony Road into the right turn, Timberline and Harmony intersection, geometrics showing current and future improvements that will be needed at the intersection and for Timberline Road and Harmony Road, level of service analysis and working with the neighborhood to make connections. Ms. Ripley reviewed the pedestrian connections on the site plan, bike lanes, transit, the Assisted Living location to the existing single family residential, the elevations for the theatre, architecture, materials, color of the center and landscaping. Planning and Zoning Board Minutes November 19, 1998 Page 13 actually gain and we might actually loose in terms of interest for those projects that are already being planned. What she can't do is guess how many new projects will be created by this change. Chairperson Colton asked that she do a range of in the future with a percentage of 10 or 20 that would decide to do this and what the cost would be. Member Meyer suggested calling the builders and asking their opinion on the 10%. Member Weitkunat commented that the Affordable Housing Board has looked at this and it's their direction to look at the affordable housing needs in the community and asses them. She does not have a problem with the 10% theory, if it works great, if not staff will be back with a new change to the code. Member Weitkunat moved that the Planning and Zoning Board recommend to the Council the Changes to the Land Use Code regarding the Affordable Housing Projects as presented, #55-95S. Member Meyer seconded the motion. Chairperson Colton felt it would be good to see some analysis or market survey that would be helpful to Council. Member Gavaldon recommended that in the future that the analysis come to the Board to make a concrete recommendation to Council. He stated that he was willing to support the motion with the expectation that an analysis be sent along to Council. The motion was approved 7-0. Project: Harmony Village Preliminary, #65-93C Project Description: Request for a theater -based shopping center with an assisted living center. There would be 168,000 square feet of gross leasable commercial floor space, including the multi -screen theater. The assisted living center would be about 35,000 s.f. for a total of 203,000 s.f. The parcel is 33.55 acres in size and located at the southwest corner of Harmony Road and Timberline Road. The parcel is zoned HC, Harmony Corridor. Recommendation: Approval with conditions PLANNING AND ZONING BOARD MINUTES November 19, 1998 6:30 p.m. Council Liaison: Scott Mason I Staff Liaison: Bob Blanchard Chairperson: Glen Colton Phone: (H) 225-2760 (W) 679-3201 Vice -Chair: Sally Craig Phone: (H) 484-9417 The meeting was called to order at 6:30 p.m. by Chairperson Glen Colton. Roll Call: Carpenter, Gavaldon, Craig, Davidson, Meyer, Weitkunat and Colton. Staff Present: Blanchard, Eckman, Ludwig, Bracke, Schlueter, Wamhoff, Blandford, McCallum, Shepard, Watts and Macklin. Agenda Review: Director of Current Planning Blanchard reviewed the Consent and Discussion Agendas: 1. Minutes of the September 17, October 1, and October 15, 1998 Planning and Zoning Board Hearings. (Continued) 2. Resolution PZ98-30 Easement Vacation. 3. Resolution PZ98-31 Easement Vacation. 4. Modifications of Conditions of Final Approval. 5. #59-98 Salvation Army Church - Project Development Plan, Special Review. 6. #23-98 Fort Collins Loveland Water District - Project Development Plan 7. #56-98 Rigden Farm/Spring Creek Farm Rezone (Moved to Discussion Agenda) 8. #56-98A Rigden Farm/Spring Creek Farm Request for Rezone and Amendment to the Structure Plan Map (Moved to Discussion Agenda) 9. #55-95R East Prospect Rezonings (Continued) Discussion Agenda: 10. #65-93C Harmony Village P.U.D. - Preliminary 11. #55-95S Recommendation to City Council for Changes to the Land Use Code for Affordable Housing Projects. Director Blanchard stated that Items 7 and 8 would be moved to the discussion agenda. Member Gavaldon moved to approve consent agenda items 2, 3, 4, 5 and 6. Member Craig seconded the motion. The motion was approved 7-0.