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HomeMy WebLinkAboutTIMBERLINE FARMS PUD, DIAMOND SHAMROCK CORNERSTORE - PRELIMINARY - 42-89C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 17 MEETING DATE 11 / 13 / 95 STAFF Ted Shepard STAFF REPORT PROJECT: Diamond Shamrock at Timberline Farm, Preliminary P.U.D., #42-89C APPLICANT: Diamond Shamrock c/o Galloway, Romero & Associates 14202 East Evans Avenue Denver, CO 80014 OWNER: Timberline Farm, Inc. 3555 Stanford Road, Suite #100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for a gasoline retail and convenience store operation, with one -bay, automatic carwash. The convenience store measures 1,909 square feet. The site is 1.09 acres in size and located at the southeast corner of Timberline Road and Milestone Drive. The parcel is zoned E-P, Employment Park. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The P.U.D. complies with the Timberline Farm Overall Development Plan (1989)and the Harmony Corridor Plan, as amended in 1995. The P.U.D. does not meet the minimum required score on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. A variance from the required score is recommended based on the P.U.D. being equal to a P.U.D. that would normally obtain the necessary points. The project is compatible with the surrounding area. A condition of approval is recommended in order to comply with All Development Criterion A-2.7, Architecture, regarding the color of the canopy fascia. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • • Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: E-P; Vacant (Timberline Farm O.D.P.) N: R-L-P; Single family (Sunstone Village) S: E-P; Vacant and historic schoolhouse (Timberline Farm O.D.P.) E: E-P; Vacant (Timberline Farm O.D.P.) W: R-E; Single family (Harmony Half Acres) The subject parcel is a portion of Timberline Farm O.D.P., approved in 1989. The Preliminary P.U.D. was originally submitted in June of 1994 but was delayed for six months due to the moratorium on commercial development within the Harmony Corridor. This moratorium expired in January of 1995. 2. Land Use: A. Harmony Corridor Amended Plan On January 3, 1995, the Harmony Corridor Plan was amended to re -analyze land use designations and adopt standards and guidelines for commercial development. As a result of this amendment, the commercial area at the northeast corner of Timberline and Harmony Roads was re -designated as a medium -scaled "community shopping center" with a maximum of 31 acres and 250,000 square feet of leasable floor area. B. Overall Development Plan As mentioned, the parcel is part of the Timberline Farm Overall Development Plan, Parcel E, designated as "Community Shopping Center". Parcel E is 19.1 acres in size and includes the old schoolhouse. This O.D.P. was approved on September 25, 1989. The proposed use, convenience store with gas sales, is considered an appropriate "support service" for a community shopping center. C. Auto Related and Roadside Commercial Point Chart The Preliminary P.U.D. was evaluated by the criteria of the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The project satisfies the absolute criteria in that there is no access off South College Avenue and there will be no repair, painting, body work or storage of refuse or vehicle parts on the site. E Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 3 On the variable criteria, however, the project earns 22 raw points for a score of 41%. This score is below the required minimum of 50%. Points were awarded for the following: a. Not being located at the intersection of two arterials. Primary access taken from a non -arterial. f. Having direct vehicular and pedestrian access between onsite parking areas and adjacent future off -site parking areas which contain more than 10 spaces. g. Reducing non-renewable energy usage through the application of energy conservation measures beyond those normally required by the Model Energy Code (worksheet attached). Since the P.U.D. does not meet the required minimum score, a variance must be granted by the P & Z Board. According to Section K of the L.D.G.S.: "The Planning and Zoning Board is empowered to grant variances to the provisions of this section. Variance requests may be granted if the Board determines that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of this section, and if the applicant demonstrates that: "K. (3) That the plan as submitted is equal to or better than such a plan incorporating the provision for which a variance is requested." Staff recommends approval of the variance request on the basis of being equal to a plan that would normally obtain the necessary amount of points. The following reasons for the variance are offered: (1.) The P.U.D. complies with the locational criteria for commercial uses such as convenience stores by being located within a planned shopping center. However, points were not awarded for variable criterion b: "b. being contiguous to and functionally part of an existing neighborhood or community/regional shopping center, office, or industrial park." Although clearly a part of the Timberline Farm O.D.P., Parcel E, Community Shopping Center, the operative concept is that the larger center be "existing". Since the center is not existing, points cannot be awarded. • • Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 4 It is Staff s finding, however, that the location is appropriate, although the timing is ahead of the balance of the center. The basis for making this recommendation is found in the locational policies of the Neighborhood Convenience Shopping Center: Design Guidelines, Policies, Criteria. While not technically a Neighborhood Convenience Shopping Center, the proposed use is identical to the common anchor tenant found in such centers. These policies support the proposed location and are summarized as follows: a. "Neighborhood Convenience Centers shall be encouraged to locate adjacent to, or made a functional part of Neighborhood Shopping Centers, Industrial Business Parks, Business Service Centers, or higher density residential projects." b. "Neighborhood Convenience Centers shall be encouraged to locate at the intersection of an arterial street and a neighborhood collector street with primary access taken off the collector." "Neighborhood Convenience Centers shall be developed within easy walking distance of existing or planned residential areas." d. "Neighborhood Convenience Centers are discouraged from locating within .75 mile of an existing or approved Neighborhood Convenience Center or convenience store. (2.) The P.U.D. complies with spirit of variable criterion that discourages leap frog development. Since the P.U.D. is first in the sequencing of the shopping center development, points were not awarded for variable criterion h: "h. Is the project located with at least one -sixth of its property boundary contiguous to existing urban development?" While points cannot be awarded, the corner of Timberline Road and Milestone Drive is not considered leap frog development. Rather, Parcel E of Timberline Farm O.D.P. is considered sequential development designed to provide services to the surrounding existing residential areas (Fox Meadows, Sunstone Village, Harmony Mobile Home Court, Harmony Half Acres). With the development of large residential projects south of Harmony Road, (Harmony Crossing, Willow Springs, Stetson Creek, and Timber Creek) Timberline Farm is no longer considered a fringe development as it was in 1989. An important consideration in evaluating the variance request is that the Preliminary P.U.D. for the shopping center, "Harmony School Shops," was submitted on October 16, 1995 for the December 18, 1995 Planning and Zoning Board hearing. Two neighborhood meetings have been held regarding this submittal. While the Diamond Shamrock is ahead of the shopping center in sequence, the planning and development of the center appears imminent. • Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 5 Staff supports the placing of a convenience store within a planned center in conjunction with established land use policies. The variance is one of timing rather than not meeting the locational attributes of the point chart. Further, Staff supports a variance from the requirement of meeting the minimum score on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. As justification, Staff finds that the granting of the variance request does not result in a detriment to the public good nor impair the intent and purpose of the L.D.G.S. and meets the test of being "equal to or better than such plan incorporating the provision for which a variance is requested." 3. Neighborhood Compatibility: A neighborhood information meeting was held April 28, 1994 prior to the submittal date of June 6, 1994. (As mentioned, the six-month moratorium on commercial development within the Harmony Corridor delayed the processing of the P.U.D. until January of 1995.) The primary concerns of those attending the meeting were sequencing of development, lighting, landscaping, access, potential truck traffic. Please refer to the minutes of this meeting for a full discussion of these issues. In addition, two neighborhood meetings have been held to discuss the balance of the 19 acre center. Referred to "Harmony School Shops," these meetings occurred on September 14, 1995 and October 19, 1995. Minutes to the first meeting are attached. The first meeting on Harmony School Shops revealed a general level of acceptance for the concept of the shopping center. The basis for this general acceptance is found in the adoption of the Amended Harmony Corridor Plan which classified this center to be a "community -scaled" center. (Such a center is smaller than a "regional" center (Donaldson/Pioneer) but larger than a "neighborhood" center (Golden Meadows). As an individual user on a one -acre perimeter pad site, the Diamond Shamrock Convenience Store is separated from the Sunstone neighborhood by future commercial development and across a major arterial street from Harmony Half Acres subdivision. Consequently, the P.U.D. does not have immediate adjacency with the surrounding area. As part of Harmony School Shops, the Diamond Shamrock P.U.D. fits in on the edge of the 19 acre parcel. The interior of the center will be large retail users while the perimeter will be for less intense support services. The Diamond Shamrock is in an appropriate location and is considered a valid land use within a community -scaled shopping center. Based on design, landscaping and separation, the land use is found to be sensitive to and maintains the character of the existing neighborhoods. Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 6 4. Design: A. Architecture The primary design feature is that the convenience store and carwash will use a red brick to match the existing schoolhouse. Matching the historic context of the area is a positive design attribute and will help tie the P.U.D. to the schoolhouse. The canopy columns will also be brick. Both buildings will have a pitched roof. The canopy is broken up which helps minimize the dominant flat, horizontal form typically associated with long canopies. B. Landscaping Berms and landscaping will be installed along both Timberline Road and Milestone Drive to mitigate the hard surface areas and headlight glare. The carwash is buffered by evergreen trees. There is a healthy mix of deciduous and coniferous materials. C. White Canopy Staff is concerned that, as of this writing, the canopy fascia will be painted white. Staff is concerned that this color does not satisfy All Development Criterion A-2.7, Architecture, which asks: "Is the architecture proposed for the project appropriate for the uses and activities that are planned and does it contribute to the neighborhood's appearance in a positive way?" Staff finds that a white canopy results in a very bright color on an architectural form that, by being close to the street, is difficult enough to mitigate. Staff advises that accent trim colors be subdued since the character of the Harmony School Shops Center has not yet been established. The use of white on the canopy does not contribute to the neighborhood's appearance in a positive way but, rather, adds an unnecessary attraction that, in essence, adds a commercial message to the architectural form. The L.D.G.S. states: "Color should be used as an extension of architectural style to facilitate blending into the neighborhood, as well as providing a way of unifying the development." Staff recommends that white not be the trim color on the canopy fascia and that a softer, deeper - toned color be brought back at the time of Final P.U.D. Therefore, the following condition of approval is recommended: Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 7 The Preliminary P.U.D. is approved subject to the condition that the color of the canopy fascia not be painted white, or any other bright color, and that a softer, more subdued, deeper -toned color be provided at the time of Final P.U.D. In summary, Staff finds that the design of the Diamond Shamrock Cornerstore is compatible with the existing schoolhouse and mitigates negative impacts on surrounding properties with the exception of the white canopy. 5. Transportation: Primary access to the site is gained from Milestone Drive. The traffic study indicates that at or near full development of Timberline Farm and Parcel E, the Timberline/Milestone intersection would be signalized. However, this intersection will have stop sign control for a number of years. The traffic study indicates that the Diamond Shamrock use is in general conformance with the trip generation expected for a retail/business park. Secondary access is gained from a proposed "right -in only" curb cut off northbound Timberline Road approximately 353 feet north of Harmony Road. This access will also serve the balance of the center. 6. Findings of Fact/Conclusions: In reviewing the request for Timberline Farm Cornerstore Preliminary P.U.D., Staff makes the following findings of fact: A The Preliminary P.U.D. complies with the Timberline Farm Overall Development Plan, and the Harmony Corridor Plan, as amended in 1995. B. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. with the exception of A- 2.7, Architecture, for which a condition of approval is recommended. C. The P.U.D. does not earn the minimum required score on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. D. A variance from meeting the required minimum score is justified based on the P.U.D. being equal to a P.U.D. that would normally meet or exceed the required minimum score. E. The P.U.D. is well -designed and is sensitive to and maintains the character of the surrounding area with the exception of the white canopy. Diamond Shamrock at Timberline Farms - Preliminary P.U.D., #42-89C November 13, 1995 P & Z Meeting Page 8 F. A condition of approval modifying the white canopy is recommended in order to comply with All Development Criterion A-2.7, Architecture, of the L.D.G.S. RECOMMENDATION: Staff recommends approval of Timberline Farm Cornerstore Preliminary P.U.D., #42-89C, subject to the following condition: 1. The Preliminary P.U.D. is approved subject to the condition that the color of the canopy fascia not be painted white, or any other bright color, and that a softer, more - subdued, deeper -toned color be provided at the time of Final P.U.D. Current City of Fort Collins Planning and Environmentices MEMORANDUM TO: Planning and Zoning Board FROM: Ted Shepard, Senior Planner RE: Diamond Shamrock, Preliminary P.U.D., Condition of Approval DATE: October 19, 1995 The Staff Memo and slides for Diamond Shamrock at Timberline Road and Milestone Drive indicate that the color of the canopy fascia will be white. Staff recommended a condition of approval substituting white for a softer, deeper tone. As of October 19, 1995, after the Staff Memo was written, Diamond Shamrock agreed to a color known as "Buckskin" brown. This is the same color used at their most recent store on South Lemay at Oak Ridge Drive. This color is acceptable to Staff. Consequently, the need for the condition of approval has been eliminated. Please delete the reference to a condition of approval regarding canopy color from the memo and from public deliberation during the hearing. A new colored rendering will available for the public hearing on November 13, 1995. 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002 i RE O i i rip M D I NO e Qt IP os► e'a" Qa'- c o II RE i Ll 1 C in Q-II I HARMONYROAD WI Z! EP Cr.I WI m �1 H VICINITY MAP 42-89C TIMBERLINE FARMS PUD Diamond Shamrock Cornerstore Preliminary 05/16/95 No Text e grP es p Fp�paPa�'�Ei4 lei d9 A �. i z e6? 11Vve1!:h��Y°dT�ef[�,ir$ g � !A i i t• �qe °Pe Q ri,e qqse�°vrfr���y9.pSCl;�A Op S � i�1i'� � T*I " 535zk gb{F� 9r°Se .si�.�li�Sy`pi- � � ep z E W BfP L e SrT aR�SPPP�Pef��@a°P1eaS•d;iT 5 i @grc a S'ic� rf e�� L l S r e�r o z� a rcp•p v ° v ! tge @ it� �..+r P•� _ � tS i � � ii�eETS � � � 1 �_ �� wt'r.55S4PP''t i� ,T,e�+ Tda ipp plgly @E@Sd�r3TiSSp& Ti PA��y 'aipyP ! T7gp° r�j W ee es • 1@ i} Se 6 t,_: ,. G P r Y F fi g@ P t P s° 5 F F i@ i•• e e f 6 0 70. 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Mr. Ted Shepard, Senior Planner City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522-0580 Dear Ted: June 2, 1995 Stanford Plaza 3555 Stanford Road Suite 100 Fort Collins, CO 80525 Fort Collins — 303-223-3933 Denver — 303-440-3433 Longmont — 303-651-6336 --Eacsimi_— 1_ e— 303-223-4671 I JUN 5 As you are aware, we have contracted to sell the site located at Timberline Road and Milestone to Diamond Shamrock. Diamond Shamrock is in the final stages of gaining approval to develop a convenience gas station on this site. We are supportive of their plans as submitted to the City. This includes the proposed right turn in only access driveway along the south property line of the Diamond Shamrock site. There is an additional 20 acre parcel located at the northeast corner of the intersection of Harmony Road and Timberline Road which we also own. This property is located south and east of the Diamond Shamrock site. This parcel was identified as a possible community shopping center site in the Harmony Corridor Plan. This is our intended use for this property. We have been working with Ron James of RMR Realty Partners who has experience in shopping center development. Ron has initiated preliminary planning for the 20 acre community shopping center development. We anticipate that Ron will submit a conceptual plan to the City of Fort Collins during the month of June. In conjunction with his planning, Ron has had the opportunity to review and give input to Diamond Shamrock regarding their site plan and access plans. Based on this review, Ron is incorporating the access drive way along the south side of the Diamond Shamrock site into the overall access plan for the shopping center. We believe that the planning for the two sites has been integrated together, to the extent possible at the present time. Accordingly, we encourage approval of the Diamond Shamrock plans to allow their development to move forward at this time. We appreciate your consideration. Please feel free to contact me if I can provide additional information or answer any questions you may have. Sincerely yours, Stanley E. Whitaker, Jr. Vice President �J • TIMBERLINE FARMS CORNERSTORE, P.U.D. STATEMENT OF PLANNING OBJECTIVES a) Statement of appropriate City Land Use Policies achieved by proposed plan. The proposed Timberline Cornerstore development is in substantial compliance with the adopted elements of the Comprehensive Land Use Policy Plan of the City of Ft. Collins. The proposal is within the Timberline Farm PUD which has already been approved by the City with mixed land uses. The project has been evaluated against the established project impact assessment and meets the overall intent of compatible land use. It meets all applicable development criteria outlined in Activity A and earns 70% of maximum applicable points on Activity D, Auto -Related and Roadside Commercial land use category. The following substantiates compliance to the specific land use policies: POLICY NO. 1 The City shall establish policies to guide and manage growth and maintain the quality of life in the community. The City also shall establish a population range of 140,000-160,000 to be utilized for the purposes of comprehensive planning, guiding, and managing growth and as a variable to be used in measuring the quality of life in the community. The proposal will comply with adopted city policies established to maintain quality of life in the community. This development will provide employment opportunities and shopping opportunities to the surrounding community and conform to approved development standards established in the overall Timberline Farm PUD. POLICY NO. 3 The City shall promote (d) the location of residential development which is close to employment, recreation, and shopping facilities. The Cornerstore proposal will serve the immediate residential area as well as those traveling through the area by offering employment opportunities as well as shopping facilities. POLICY NO. 19 The City shall establish a project impact assessment system as a growth management tool which would cover: a. Positive and negative environmental impacts; The project has been evaluated against the established project impact assessment and meets the overall intent of compatible land use. Criteria will be met to satisfy requirements for the auto -related and roadside commercial category of land use within the PUD standards. Any environmental impacts will be regulated by appropriate permitting through local and state agencies. Provision for site drainage will be addressed as a part of the existing storm water management system. Any negative environmental impacts as a result of this development proposal will be mitigated utilizing the best available methods. b. Positive and negative social impacts; Neighborhood compatibility will be achieved through compliance with adopted official plans, engineering and public service requirements, environmental standards, architecture and site design. The development will provide service to the adjacent planned employment park as well as surrounding neighborhoods resulting in a positive social impact to the community. C. Positive and negative economical/fiscal impacts; The development will produce positive economic/fiscal impacts by contributing revenue to the City's tax base. d. Positive and negative impacts on public services and facilities, including transportation. The proposed development is in conformance with the Master Street Plan and other adopted street and access policies. Proposed improvements to Timberline Road and future construction of Milestone Drive will provide a greater capacity for traffic flow in the area. The proposed uses for this site will draw upon the traffic volume generated by existing and future residential construction as well as the other mixed uses anticipated with the approved Timberline Farm plan. It is anticipated that this use will not generate any significant traffic volume on its own accord that will exceed the future roadway capacity. The proposed street and parking system design provides for the smooth, safe and convenient movement of vehicles both on and off the site. The street and parking system is designed to contribute to the overall aesthetic quality of the site configuration. Page 2 of 8 Proposed utilities will tie into existing service lines which have adequate capacity to serve the proposed development. The project will comply with all design standards, requirements and specifications for the following services: • water supply • sanitary sewer • fire protection • walks/bikeways • electricity • natural gas • storm drainage • streets/pedestrians The development will provide adequate access for emergency vehicles and for persons attempting to render emergency services. The site will effectively tie into existing and proposed public sidewalks and bike paths. All vehicular use areas, pedestrian circulation paths and exterior portions of buildings will be provided with adequate security lighting. Site drainage will conform to the approved storm management criteria. Requirements generated by this development for utilities, police and fire protection are within the existing levels of service provisions established in the City. POLICY NO. 20 Land use, site planning, and urban design criteria shall be developed to promote pleasant, functional and understandable inter -relationships through and between land uses. Site planning and urban design standards for this development are proposed to promote pleasant, functional and understandable inter -relationships through and between the land uses of the overall Timberline Farm development plan. The development will be sensitive to the immediate environment of the site and neighborhood and be demonstrated through architectural design, scale, bulk and building height. Appropriate buffers achieved by landscaping and site design will be established to accomplish a suitable transition between land uses. The proposed pedestrian circulation system is designed to assure that pedestrians can move safely and easily both on the site and between properties and activities within the neighborhood and site. Page 3 of 8 The landscape plan provides effective screening from parking areas, loading areas and other areas of low visual interest from roadways, pedestrian areas and public view. All signs in the project will be in compliance with the provisions of the adopted City codes and standards. POLICY NO. 27 Developments with requirements beyond existing levels of police and fire protection, parks, and utilities shall not be allowed to develop until such services can be adequately provided and maintained. Requirements generated by this development for utilities, police and fire protection are within the existing levels of service provisions. POLICY NO. 28 City provided services and facilities should be located in the city or in conformance with the phasing plan for the urban growth area. The development proposed tie into existing city development standards. POLICY NO. 43 is located within the City and will services in accordance with current The City shall prepare and utilize an environmental management plan which will include the following measures: f. Encouraging landscaping of open spaces with appropriate native or drought resistant varieties of vegetation along with attractively developed green areas to provide a balanced and pleasing city scape. The Timberline Farm Cornerstore is a part of the Harmony Corridor Plan. This site will conform to the approved design standards of said plan. POLICY NO. 46 Conservation of resources and energy shall be addressed by land use, site planning, and design criteria. The project will comply with the Model Energy Code as adopted by the State of Colorado. Page 4 of 8 • s POLICY NO. 49 The City's Land Use Policies Plan shall be directed toward minimizing the use of private automobiles and toward alleviating and mitigating the air quality impacts of concentrated use of automobiles. The development of this site will support uses that will provide service to local residents and passerby traffic. This should decrease destination trips for that type of service therefore minimize the impacts of traffic and positively contribute to improving regional air quality. The development is also located such that it provides a neighborhood service center that can be reached by foot or bicycle. The center is designed to encourage pedestrian circulation, and discourage multi -stop trips with private automobiles. POLICY NO. 63 Neighborhood service centers should locate within walking distance of existing or planned residential areas. This project is designed to meet service and consumer demands from the adjacent neighborhoods as well as passerby traffic. The site is located 400' from the neighborhood to the east. POLICY NO. 64 Alternative transportation modes such as pedestrian and bike access shall be planned for as primary modes of transportation to neighborhood service centers from adjoining residential areas. The proposed development will construct sidewalks and tie into any existing bikepaths and pedestrian systems to provide easy access and alternative transportation modes to the neighborhood. POLICY NO. 65 Neighborhood service centers shall locate in areas served by existing water or sewer facilities or consistent with the phasing plan for the urban growth area. The project will be located in an area currently served by existing water and sewer facilities. Approved design and construction standards will be met to connect to the existing system. Page 5 of 8 POLICY NO. 66 Neighborhood service centers should locate at the intersection of a collector and an arterial. The proposed development is a neighborhood service center and will locate at the intersection of Timberline Road and Milestone. POLICY NO. 67 Only neighborhood scale service centers will be allowed in residential neighborhoods. The proposed service center is within the approved Timberline Farm PUD and will provide a cohesive development of mixed uses appropriate for serving neighborhood consumer demands. POLICY NO. 74 Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mixture of land uses. The proposed development is compatible with the adjacent land uses and is a part of the overall approved Timberline Farm PUD. The site will provide a heavily landscaped buffer on both the east and west sides of the site and provide a good transition between commercial arterial land uses and existing and future planned residential development. POLICY NO. 87 The City will prohibit the conversion of designated open space to other uses. This proposal is not within a designation open space area. b) Statement of proposed ownership of public and private open space areas. Applicants intentions with regard to future ownership of all or portions of the P.U.D. All proposed open space except for areas proposed for right of way dedication will be owned by the owner of the site. The Applicant, Diamond Shamrock Refining & Marketing intends to purchase the entire P.U.D.(1.035 acres) upon approval by the City of Fort Collins of all necessary permits. Page 6 of 8 • c) Estimate of number of employees for business, commercial and industrial uses. The proposed Cornerstore will have approximately 6 employees working a variety of shifts. d) Description of rationale behind the assumptions and choices made by the applicant. The proposed P.U.D. represents a single lot of approximately 1 acre presently zoned commercial. The site is part of an 18 acre parcel under a single ownership. The applicant has assumed that this development will set the tone for the rest of the parcel. Based on this the applicant has chosen to provide the following: ■ All access proposed is joint access to limit the number of access points and maximize the safety potential. ■ The proposed buildings exhibit a style that allows the rest of the development flexibility yet provide the ability for a cohesive look. The blend of residential and commercial style will allow future designers the opportunity to create unique looks within the established framework of the Timberline Farms Commercial Area. This project utilizes residential shapes such as peaked roofs but also vertical fascias more germane to commercial styles. Common elements of medium charcoal slate roofs and fascias combined with stucco building bodies create an upscale feel seldom seen in facilities such as this. Subdued use of brighter accent colors such as green and red is proposed to allow for a more vibrant, exciting look which is appropriate for commercial businesses. ■ The applicant has elected to utilize a landscape design which builds upon the oak pallet contemplated in the Harmony Oaks Corridor Plan. The design provides all the functional elements described in the plan along with other techniques to provide for year round interest. Heavy use of evergreen trees and shrubs along the east and west boundaries of the site enhance the already strong scenery proposed. Page 7 of 8 e) The applicant shall submit as evidence of successful completion of the applicable criteria the completed documents pursuant to these regulations for each proposed use. Any variance from the criteria shall be described. See attached Numbered Criteria Chart A and Point Chart D. f) Detailed description of how conflicts between land uses are being avoided or mitigated. The site in question has commercial zoning along with the immediately adjacent land to the north, south and the east. Property several hundred feet east of the site is developed as single family residential as is the land immediately west of the site across Timberline Road. The conflict at the boundary of commercial and residential zoning cannot be avoided but it is mitigated by several things. 1. The proposed widening of Timberline and construction of Milestone will define this area as more commercial in nature. 2. The areas to both the east and west of the site are heavily landscaped. 3. Signage is directed away from nearby residential areas. 4. Recessed canopy lights and shielded, sharp cut off site lights are proposed to minimize the offsite impact of the lights. 5. A right in only access is requested from Timberline reducing the trips generated on the northern boundary of the site, thus reducing the activity in this area. g) Statement of design methods to reduce energy consumption including expected savings. The project will comply with the Model Energy Code as adopted by the State of Colorado. The store will utilize double pane windows, wall and ceiling insulation, an HVAC economizer to use "free cooling" air during early morning or late day operations, and other standard techniques. There are no special energy plans in place for this site. Page 8 of 8 :7 C 0 0 0 I Y I I it Im JI! it 11-Ptill, IOU Fit, RIM ILI It - co oil 'VA'ey QU.D. Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE Cg17SR111ONLY Is the cn, enon W1U the =en applicable' be satisfied CR1T ERION s .Pes I No if no, please explain Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I I I ✓ i 1.2 Comprehensive Plan 1.3 Wildlife Habitat 1.4 Mineral Deposit I I I ►/I 1..;, -solocically Sensitive Areas reserved Te Lands of Agricultural Imoortance I reserved 1.7 Enerov Conservation I ✓ I I ',/ 1.8 Air Qualitv I ✓ I I (✓ 1.9 Water Cuallty I V I I I✓ 0 5eW2ce arc Wastes ! I I ✓ 1 1 1 Wat6i-Consery.gtion 1.12 Residential Densitv A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI 2.1 Venicuiar. Pedestrian. Bike Transcoration I I I 2.2 Buiidinc P12cement and Orientation ,/ I I I ✓ 2.3 Natur2l FeStures I I I,/ I 2.4 Vehicular Circulation and Parking I ✓I 2.8 Emergency Access 2. Pecestrian Circulation 2.7 Architecture 2.8 Building Heicnt and Views I I I✓ I I 2.9 Shading I ✓ 2.10 Solar Access ► I I ✓ 2.11 Historic Resources 2.12 Setbacks ✓I 2.13 Landscape I I I ✓ 2.14 Sicns 2.15 Site Lighting 2.16 Ncise and Vibration ✓I I I ✓ 2.17 Glare or Heat 2.18 Hazardous Materials ✓I A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards I V1 I I I 3.3 Water Hazards 3.4 Gaclogic Hazards I I I Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised I994 61 A--g U�fi • 0 Auto -[?elated and ACTIVITY: Roadside Commercia DEFINTION: Those retail and wholesale commercial activities which are generally con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No NA 1. Does the project gain its primary Ed El vehicular access from a street other than South College Avenue? 2. Are all repair, painting and body work activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended ❑ ❑ to provide adult amusement or entertainment, does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? continued -- i -19- continued Yes No 4. DOES THE PROJECT EARN AT LEAST 50% OF THE / MAXIMUM POINTS AS CALCULATED ON "POINT CHART D" ❑ FOR THE FOLLOWING CRITERIA? u a. Is the activity located other than at the intersection of two arte- rial streets? b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, office or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two acres of land? e. Does the project contain two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. -20- • L-] • AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Mull plier Points Earned Ixll Maximum Applicable Points a. Not at Two Arterials X 01 2 L. f 4 b. Part of Planned Center X 12 10 3 6 c. On Non -Arterial X X 2 0 4 $ 8 d. Two Acres or More ( X 2 I 0 3 0 6 e. Mixed -Use X 12 0 3 Q 6 f. Joint Parking X 1 12 1 0 3 g. Energy Conservation X 1 2 3 4 0 2 8 h. Contiguity X I X 2 100 3 10 i, Historic Preservation 11 2 0 2 _ - j. 1 2 0 k. 1 2 0 l 1 12 0 '(S,re ATTACHEA tJd.tK.!'/!Et'T, METydo TWO Totals a2.1 Jr 1 V VI 01 Percentage Earned of Maximum Applicable Points V/VI = VII I °o Vii 0Land Development Guidance System for Planned unit Developments The Cite of Fort Collins. Colorado, Revised March 199" -70- • Timberline Farms Cornerstore, P.U.D. Energy Conservation Worksheet Method Two Point Points Method Two Energy Conservation Measures: Value Applicable 1. Long axis of building is east/west (building oriented to south, with majority of windows on south wall) 0.2 2. Ratio of exterior wall area to interior floor area is less than 1.5 0.3 0.3 3. Mass of exterior building walls greater than 30 lb/sq. ft. 0.2 0.2 4. Passive solar heating utilized by building heating system with a minimum of savings fraction of 0.4 (using orientation that maximizes solar gain and window coverings) 3.0 5. Natural daylighting utilized, with automatic insulated covers with maximum R-value of 2.5 0.3 6. Overall wall U-value is < 0.2 1.0 1.0 7. Overall roof U-value is < 0.6 0.3 0.3 8. Reflective glass or film used on all windows 0.2 9. Vestibules, air locks, or revolving doors used on all entrances 0.2 10. Automatic night/weekend temperature setback is provided 0.4 11. "Free Cooling" (using outside air) used for fan systems of less than 5000 CFM 0.2 0.2 12. Low leakage outside air and exhaust air dampers used; 1% leakage maximum at 5" W.C. 0.3 13. Variable air volume system used, with inlet vanes or variable speed drives 0.5 14. High efficiency motors (as labeled by manufacturer) used 0.1 15. Water-cooled condensers used for mechanical cooling systems 0.2 16. Evaporative cooling used in lieu of mechanical cooling 0.4 17. Boilers or furnaces used with firing efficiencies greater than 82% 0.2 -18. Automatic spark ignition used for gas fired boilers, furnaces, unit heaters, etc. 0.1 19. Automatic dampers used in combustion air intakes 0.1 20. Outside air reset used for boiler supply water temperature control (boiler water temp reset inversely from outside temp) 0.3 21. Exhaust or condenser heat recovery utilized 0.3 22. Waste water heat recovery utilized (car washes, laundries, etc.) 2.0 23. Ice or low temperature water storage system utilized for off-peak air conditioning and reduced air conditioning equipment sizes 1.0 24. Electric resistance heat not used 0.2 25. Night air used for pre -cooling space with building air handling system, automatically controlled 0.1 26. Fluorescent lamps and electronic ballasts are use throughout the building 0.2 27. Motion detector lighting control is used for all lighting 0.2 28. Lighting watt density less than 2W/sq.ft. 0.3 29. Building uses active solar, geothermal, wind, or other non -depleting energy source (capable of collecting, storing, and distributing) for space heating, with a minimum savings fraction of 0.4 3.0 0.2 0.2 • • 30. Radiant heating used in lieu of unit heaters 0.2 31. Roof automatically cooled with water spray 0.1 32. windows are shaded from summer sun (over -hangs, window coverings, deciduous trees) 0.2 33. Computerized energy management system used with capability to cycle equipment, automatic lights on/off, optimum start, night/weekend setback 1.0 34. Use of an existing structure that is in compliance with the adopted Model Energy Code (entire structure must be in compliance) 1.0 35. Other methods (to accommodate new technology). NA Total=2.5 2.5 applicable points yields 2 energy conservation points earned for use in point Chart D. • • NEIGHBORHOOD MEETING MINUTES PROJECT: Harmony Town Center/Harmony School Shops DATE: September 14, 1995 APPLICANT: Russ Whitaker, G.T. Land Colorado, Inc. CONSULTANT: Eldon Ward, Cityscape Urban Design STAFF: Ted Shepard, Senior City Planner The meeting began with a description of the proposed project. The site is 20.6 acres in size. As proposed, there would be a total of 194,000 square feet of gross leasable floor area. Proposed uses include major retail, possible grocery store, office, daycare, restaurants, gas station/convenience store (Diamond Shamrock), and other support services. The existing Harmony School would not be torn down but rehabilitated (asbestos removal and handicap access) and possibly added onto. The Harmony Corridor Plan, as amended, calls for this location to be a "community -scaled" shopping center. This scale falls between the larger "regional" center and the smaller "neighborhood" center. (All responses are from the consultant unless otherwise noted.) QUESTIONS, CONCERNS, COMMENTS What will be the height of the buildings? A. In a general sense, no building in the City can exceed 40 feet without a special review involving a height analysis. The exact height of these buildings has not been determined since we are in the early conceptual stages. Our best guess at this time is that the buildings will range in height from 28 to 36 feet. 2. Can you describe the proposed fence along the shopping center's north property line? A. This fence will be masonry at six feet in height. On the northside of the fence (the side facing Sunstone) there will be meandering berms which means at some point you will see all six feet of fence while at other locations you will see very little fence. Landscaping will be planted on the berms to gain additional height for screening. A masonry fence was selected for better acoustical buffering. • I live at the corner of Milestone and Wintestone. What will it look like behind my house? How deep is the buffering in this location? A. The distance between the office/daycare parking lot and your property line is about 30 feet. The distance between the actual building and the property line is about 40 feet at the nearest point. 4. What about the increase in traffic? How will the traffic be handled? A. At this point, the traffic impact analysis is in progress. The traffic consultant will estimate the number of trips generated by a shopping center with retail/services/restaurant pads, etc.and perform a traffic impact analysis that meets the City's submittal criteria. The traffic plan also must comply with the City/State Harmony Road Access Control Plan. This means that the access on Harmony Road will be limited to right-in/right-out only and that this access will not be signalized. All new proposed intersections will be evaluated, as well as the impact on the "Level of Service" at the Harmony/Timberline intersection. When the traffic impact analysis is complete, it is public information. 5. What about "cut -through" traffic into Sunstone? I am concerned that drivers will use Milestone to cut -through Sunstone to gain access to Caribou Drive which then leads into both Fox Meadows and English Ranch. A. The local street system in Sunstone was specifically designed to discourage cut -through. The streets are very curvy and the route to Caribou is circuitous. Drivers wanting to get into Fox Meadows or English Ranch will probably stay on Timberline (northbound) and turn right at Caribou Drive, which will soon become a signalized intersection. Access to English Ranch will also be available from County Road #9 with the future extension Kingsley Drive. It appears that the traffic on Milestone will be those who live in the immediate neighborhood. The traffic impact analysis can look at this cut -through traffic and make an evaluation.. 6. So there will be a traffic signal at Timberline and Caribou? RESPONSE FROM CITY: Yes, the City has plans on installing a traffic signal within the next six months. 7. What about plans for a traffic signal at Timberline and Milestone? A. The traffic study will help us determine the need for a signal at Timberline and Milestone. The intersection probably would not meet traffic "warrants" in the near future. (Traffic warrants are a measure of delay, volume and safety that must be met or exceeded before a traffic signal is installed at any intersection in Fort Collins.) It is likely, however, that in the long term, a signal may be warranted and installation justified. 2 • 8. Is there a comparable shopping center in Fort Collins that we can compare this to? A. It is difficult to find a comparable center due to the classification of the size of the center being determined by the recently amended (January 1995) Harmony Corridor Plan. This center is about 20 acres and is classified as a "community" center. The Plan defines the scale of a community center as:: "A community shopping center shall be situated on on thirteen (13) to thirty (30) acres." "A community shopping center shall contain at least ten (10) independent business establishments with separate public entrances." "A community shopping center shall contain 117,500 square feet to 250,000 square feet of gross floor area devoted to retail, service and commercial uses, of which the gross floor area of each principal tenant(s), if any, shall not exceed 80,000 square feet." In addition, this is one of the first centers that must comply with the newly adopted (January 1995) Design Standards and Guidelines for Large Retail Establishments. Consequently, we think this will be a retail center that will look a little different from any others in town. Keep in mind that we are at the sketch plan stage and that retailers have not yet bought into this site plan. 9. Will the service trucks impact the neighborhood? A. The buildings are clustered in such a way as to consolidate the service and loading areas. This area is between the buildings and the loading docks should not be visible from the neighborhood. The trucks will either use the Harmony or Milestone access to gain access to the loading area. 10. The loading area is screened but the trucks using Milestone will be have an impact on our neighborhood. We have lots of kids in Sunstone and the trucks will cause a hazard. A. We will look at finding ways to minimize the impact of truck traffic. 11. It will be difficult to make a left turn off Milestone to go south on Timberline. During rush hour, the stacking back from the Harmony/Timberline intersection is such that it could block Milestone. A. Keep in mind that we don't have a fully improved intersection at Harmony/Timberline yet. This improved intersection will feature a left turn bay and two through lanes. This should help with stacking. An alternative to turning left during peak times would be to go up to Caribou and turn left with the benefit of the future signal. 3 12. Does Milestone have to connect to Timberline? Does Sunstone really need a connection to the shopping center? A. Milestone has been planned to intersect with Timberline since the adoption of the Timberline Farm Master Plan in 1989. Connecting Sunstone to the shopping center is considered desirable in that it provides convenient access to retail and services without loading up Timberline Road (arterial street) with traffic that should be handled by Milestone Drive (local street). Please note that Milestone Drive tapers down in width as it enters Sunstone. This will help give notice that drivers are entering a residential area. 13. Will. our property values be lowered by this shopping center? RESPONSE FROM CITY: There are many variables that make up a property's value. It is difficult to statistically isolate and control these variables and assign flucuations in property value to one particular variable. An example would be Fairway Estates (County Subdivision). There was a fear that property values would be lowered with the development of Harmony Market Shopping Center (Sam's Club, Builders Square, Steele's). The center has been up and running for about six years and we have not heard about any lowering of property values. You are encouraged to research the County Assessor's records to see if existing residential properties near newly developed shopping centers have lost value since the opening of the center. There are many examples of residential properties near shopping centers. From casual observation, it appears that these properties have not suffered any loss in value. 14. What about lighting? A shopping center will have lots of lighting that may be offensive. A. The City requires developers to pay close attention to building and pole -mounted lighting. There is a need to provide security for customers as well as not have light spill onto neighboring properties. Generally, the City requires that all light fixtures feature down - directional, sharp -cutoff fixtures that do not throw light in all directions. Pole height can range from about 15 to 30 feet in height depending on location. The lower the pole, however, the more fixtures are required. Please take a look at Harmony Market. Light fixtures were designed to be sensitive to the neighborhoods. Lighting on public streets tends to be brighter than the shopping center lighting. 15. What about landscaping? What size trees will be planted? A. The City requires that deciduous trees be no less than two inches in caliper and evergreens be no less than six to eight feet in height. Ornamental trees must be a minimum of 1 inches in caliper. 16. What is the timing of the landscaping? Could there be some landscaping installed to buffer the neighborhood from the construction phase? 4 • • A. The timing of landscaping is that it usually goes in last so its not destroyed by construction activities. The construction phase is generally not a pleasant experience for neighborhoods. There is probably not much landscaping can do to buffer the construction disturbance. If its any consolation, the construction phase is temporary. 17. Will you preserve the large existing trees by the school? A. One trees is in the 80 foot wide buffer along Harmony Road and will be preserved. The other tree is a "maybe" depending on its health and potential conflicts with site improvements. 18. What about timing? What is the schedule for development? A. The plan before you tonight is a sketch plan. We have not yet submitted for Preliminary P.U.D. review. There are no major retailers signed up for this center. The timing will be dependent on the interest the owner gets from the retail community. The one exception is Diamond Shamrock gas and convenience store at the Timberline/Milestone intersection. This project is scheduled for the October 23, 1995 Planning and Zoning Board meeting as a Preliminary P.U.D. If all approvals are obtained, Diamond Shamrock would hope to break ground in the Spring of 1996. 19. The area that separates Sunstone from the shopping center is a drainage easement. So far, Geneva Homes has not maintained this area very well. Will the shopping center ultimately own this area? What can we expect in terms of maintenance from the shopping center? A. The drainage area is part of the Fox Meadows Drainage Basin. The shopping center will own everything south of the property line which splits the drainage area. All common areas in the center will be owned and maintained by an association of the merchants. This area will be maintained at a higher service level than what Geneva Homes has been providing. 20. Who is the shopping center owner? A. The center is owned by G.T. Land Colorado, Inc., and a subsidiary called Oak Farm, Inc. 21. Who will be the anchor tenants? A. The likely anchor tenant will be a large retailer. It is possible, however, that one of the anchors may be a grocery store. 22. Will the grocery store, or any other business be open on a 24-hour basis? I do not want a 24-hour business next to my neighborhood. A. Since we do not have any tenants yet, it is difficult to guess if there will be a 24-hour business. We are sensitive to your concerns and will continue to work with the neighborhood as the tenant mix becomes more definate. 23. Will the architecture blend in with the old school? A. Yes, we are trying to incorporate the architectural style of the old school. Diamond Shamrock has agreed to use a red brick to complement the school's exterior. 24. What kind of business do you anticipate for the old school? A. We get many phone calls inquiring about the old school. We have had calls from representatives of a variety of businesses including banks, arts and crafts, restaurant, dance studio, gymnastics, and retail. We anticipate that the building will have to be added on to in order to accommodate a new business. In addition, asbestos needs to be removed and the building must be made handicap accessible. In other words, the building will require a substantial investment. The building will not be torn down. 25. Is the large Lilac hedge still there? A. The hedge was removed by the ditch company. 26. Will the ditch be covered? A. Yes, the ditch will be covered as it enters the property but will re -surface once it enters the 80 foot buffer area along Harmony Road. 27. Will any of the anticipated users be granted a liquor license? A. We expect that a restaurant would apply for and receive a liquor license from the Liquor Licensing Authority of the City of Fort Collins. RESPONSE FROM CITY: Obtaining a liquor license is a separate application process made through the City Clerk's Office. Liquor licenses are granted (or denied) by the Authority based on established review criteria and meeting certain distance requirements from schools. If an application is made, the property is posted with a sign. The public has an opportunity to comment. For further information, please contact the City Clerk's Office at 221-6515. Applications are usually made after the development review process. 28. I would be opposed to a large dance -hall "saloon" like in Denver. These establishments are enormous and feature live music, have late hours, and generally have rowdy patrons. This use would be very objectionable. A. We do not anticipate having a tenant like this. 29. Why not put the loading docks and service bays on the east? A. The Design Standards and Guidelines call for multiple entries and distributed parking. In addition, the merchants on the east will have valuable exposure to Harmony Road. This exposure is far too valuable to dedicate to service and loading. Also, such a service area would directly face residents of the mobile home park. 30. It appears that primary access for service trucks is Milestone Drive. This will trigger a traffic signal on Timberline Road which is too close to Harmony Road. This will end up being a mess. A. As mentioned, the Timberline/Harmony intersection will be widened to include more lanes so that it won't be so jammed up. The traffic study can evaluate the route of the service trucks and determine the impact on the affected intersections. 31. You have an intersection with Harmony Road in the middle of the site. Will this allow turn movements in all directions? A. No, the Harmony Road Access Control Plan dictates that this intersection will be restricted to a right-in/right-out. We might be able to petition the State to allow left turns in from eastbound Harmony but we will likely never be allowed to have left turn exits. 32. It looks like the site would benefit from having a truck access from Harmony Road on the eastern edge of the property. This way, trucks could get to the service bays without having to rely on Milestone Drive. A. This has been considered and it remains a good idea. We will try to work with the State and the City to allow such a curb cut on Harmony Road. 33. How long will the construction phase last? A. This will depend on the economy. It could take up to five years for full build -out. 34. The construction phase concerns me. I don't want to be subject to five years of dust, noise debris, and the general nuisance of construction next to our neighborhood. RESPONSE FROM CITY: These are valid concerns. The City requires erosion control measures to minimize sediment running off onto streets, storm channels, etc. The State requires that airborne dust be kept under control. The City's Construction Inspector requires that certain noise levels not be exceeded during the hours that most folks are at home. If there is a problem on the construction site that impacts the neighborhood, please call Dave Stringer, Chief K • Construction Inspector, at 221-6605. Fortunately, Sunstone is somewhat upwind of the site so construction problems should not be as bad as if it were downwind. 35. We would appreciate the masonry fence being built as early as possible to help minimize the problems of living next to a large construction site. 36. I would oppose the use of neon lighting facing the neigbhorhood. 37. What about height? How tall would the buildings be? A. We are estimating that the buildings would be one to 1 '/2 stories in height. This means heights ranging from 28 to 38 feet. The purpose of the 1 '/z story element would be to provide a mezzanine for offices and for creating an exterior architectural feature along Harmony Road. This does not mean that there would be two-story retail inside the stores. 38. Would the buildings north of Milestone be two-story? A. Yes, we anticipate that these builidings would feature retail on the first floor and professional office on the second floor. 39. I would like to suggest that the 2.5 acre parcel north of Milestone Drive be deleted from the commercial development. A. This land is too valuable to delete from the project. Keep in mind that office users go home at night during the week and are usually not occupied on weekends. Sometimes offices can be good neighbors. Meeting adjourned. There will additional neighborhood information meetings as the project progresses. • L-1 NEIGHBORHOOD MEETING MINUTES PROJECT: Diamond Shamrock at Timberline Farm O.D.P. DATE: April 28, 1994 DIAMOND SHAMROCK: Scot Williamson Dan Lamb Jack McAlistor CONSULTANT: Dave Galloway, Galloway and Romero CITY PLANNER: Ted Shepard The meeting began with a description of the proposed project. The request includes a 1,650 square foot convenience store with four gas pump islands, gas canopy, and a 1,000 square foot, one -bay, automatic carwash. The site is about one acre is size and part of the Timberline Farm Overall Development Plan. QUESTIONS, CONCERNS COMMENTS 1. This appears to be a piecemeal development. What will the balance of the Timberline Farm O.D.P. look like? What is the big picture? Why is shopping center pad coming in first and not the whole center? RESPONSE: The shopping center is not ripe for development at this time. Please refer to the sketch plan for the center and how Diamond Shamrock will fit in. 2. It's hard to get the big picture. There seems to be a lot of development pressure on Harmony Road. RESPONSE: It is a typical sequence in development patterns that commercial services follow residential. There is a lot of residential building in southeast Fort Collins which generally indicates a need to provide retail services. It is difficult to predict the full build -out of the big picture at this time. 3. The system is too market -driven. There is little predictability as to the ultimate outcome. RESPONSE: The trade-off would be revert to prescriptive zoning where certain uses are allowed in certain zones. Under such system, only allowed uses would be permitted. There would then be little or no citizen input for permitted uses. Unlike prescriptive zoning, all land uses within a P.U.D. must be reviewed by the Planning and Zoning Board which allows citizen input. 0 4. What is the zoning on the property now? RESPONSE: "Employment Park" with the condition that properties develop as a Planned Unit Development. 5. When was the site rezoned? RESPONSE: The commercial portion of Timberline Farm was rezoned to implement the recommendations and findings of the Harmony Corridor Plan. 6. Will there be a buffer between the commercial and Sunstone? RESPONSE: Yes, there will be a buffer area combined with a drainage easement that will help separate the two land uses. 7. What is the timing of development of the center? RESPONSE: There is no specific timetable but development is based on what the market can support at any given time. 8. I live on the west side of Timberline Road in a previously unincorporated subdivision. Now we are in the City. My primary concern is lighting. I am concerned about over illumination that will impact the enjoyment of our property. What is proposed for lighting? RESPONSE: As developers, we have no control over street lighting. This is done by the City of Fort Collins on all public streets. Usually, intersections have the priority. On our site, we will be placing the under -canopy lights fully recessed into canopy ceiling so there won't be any drop lenses. Light poles will range from 16 feet to 20 feet and feature down directional lights to minimize offsite glare. 9. There will need to be lots of landscaping along Timberline to shield our subdivision from such an intense land use. Trees will help block the lighting. RESPONSE: The site will be landscaped along both public streets. The City will require that shade trees be 2 to 2 1/2 inch caliper in size and evergreens be a minimum of 6 to 8 feet in height. Ornamental trees will be added usually at 1 1/2 inch in caliper. You will have a chance to see the landscape plan as the plans get further along. 10. How did you arrive at this location? What was your site selection process? RESPONSE: Our intent is to capture traffic from the residential areas that lie to the north. We will rely on Timberline traffic, not necessarily on Harmony Road traffic. 11. Will you be selling diesel fuel for trucks? 0 RESPONSE: No. This facility is not designed for trucks. 12. How often will the transport truck make deliveries? RESPONSE: Usually twice per week during off hours. 13. Will you sell alternative fuels such as natural gas? RESPONSE: Yes, we are planning on being able to sell .natural gas but maybe not right at the start. 14. What is the height of the canopy? RESPONSE: 16 feet. 15. There are a lot of trucks using Timberline Road to bypass weigh station on I-25. What can be done about this? RESPONSE: Again, we will not be encouraging truck traffic. You should probably call the Fort Collins Police Department to monitor the situation. 16. How much frontage does the Timberline Farm commercial area have along Timberline Road? RESPONSE: About 820 feet. 40 17. The proposed right-in/right-out on Timberline, will this serve the whole center or just the Diamond Shamrock site? RESPONSE: This access will serve the whole center. 18. Will the site be fenced? RESPONSE: No, there will be no permanent fencing. There will be temporary fencing during construction for safety purposes. 19. A critical decision for the entire shopping center is being made by locating this use at this site at this time. It looks as if access drives are being locked in at a premature time without knowing future needs of the anchor tenant and other retail users. RESPONSE: This is a good comment. The owners, G.T. Land Colorado, Inc. is aware of future considerations based on the Diamond Shamrock site. The sketch plan for the balance of the center indicates that we have a workable plan for future development. 0 L0 0 00 0 0 ,c < o O o: J %0 O 1? V c Z 5 W 0 J W D Z W a z r z Q ao 2 M c1 Z M W W Z z Lu W J_ > U _v O J Q LU Q C o CL n Z a 3 W U_ = acc To: From: Date: MEMORANDUM Dave Galloway, Galloway, Romero & Associates Fort Collins Staff Matt Delich May 27, 1994 Subject: Diamond Shamrock at Timberline/Milestone intersection traffic study (File: 9455MEM1) This traffic study compares the trip generation of the proposed -Diamond Shamrock Convenience/Gas Store with the trip generation used in the "Timberline Farm Site Access Study," August 1989. The cited study evaluated the traffic impacts of various parcels comprising more than 75 acres. Land uses in that study were generalized, based upon information known at that time. At present time, Milestone Drive does not exist. The site plan indicates that the Diamond Shamrock will locate in the southeast quadrant of the Timberline/Milestone intersection. Primary access to this use will be at a full movement curb cut on Milestone Drive. This curb cut is located 310 feet (on center) east of Timberline Road. A secondary access is proposed at the south property line of the Diamond Shamrock. This access is proposed to be a right -in only from Timberline Road and will be designed to be shared with the property/user to the south of the Diamond Shamrock. This use has not be identified, but will likely be some type of commercial use. The site access study indicated that Parcel E would be a "retail/business park" use. The site access study indicates that at/near full development of Timberline Farm and Parcel E, in particular, the Timberline/ Milestone intersection will be signalized. However, this intersection will have stop sign control for a number of years. Table 1, line 1 shows the expected trip generation from the C-store/gas use. Table 1, line 2 shows the trip generation for all of Parcel E from the site access study. The trip generation for the Diamond Shamrock is less than that for the overall Parcel E. However, it does comprise a significant portion of the overall trip generation for Parcel E. This is due to the general nature of the uses on Parcel E in the site access study. In mixed use developments, such as that contemplated for Parcel E, the trip generation for individual uses is higher than the trip generation for the combined uses. According to Trip Generation, 5th Edition, ITE, the difference can be as high as 30% in the peak hours. It is concluded that the Diamond Shamrock use is in general W conformance with that expected in a "retail/business park" area. As Parcel E continues to develop, it is recommended that traffic studies be prepared when specific uses are proposed for this parcel. The site access study indicates that the Timberline/Milestone intersection (labelled as Intersection C in the site access study) will meet signal warrants in the long range future. The analysis in the site access study shows that the operation will be at levels of service A and B during the respective peak hours. This indicates that there will be much excess capacity at this intersection with the analyzed trip generation for Parcel E. Therefore, Parcel E can be developed to a higher density (from a trip generation perspective), and still operate acceptably. The proposed right -in access will remove some traffic from the Timberline/Milestone intersection, which will have the net effect of improving the operation at this intersection. The right -in access should be designed with a right -turn deceleration lane so that the turning traffic will not impact the through (northbound) traffic on Timberline Road. At the 40 mph posted speed, the right - turn deceleration lane should be 370 feet including taper, according to the "Fort Collins Design Criteria and Standards for Streets." However, the north side right-of-way for Harmony Road is 353 feet south of this proposed access. In light of this, it is recommended that this auxiliary lane be 300 feet long including taper. This will allow adequate length to comfortably decelerate from 40 mph to 5-10 mph approaching this right -in accessbased upon AASHTO criteria.. Typically, a 5-10 mph turn can be made in a 30 foot radius. This recommended modification will allow all of the turn lane to be built within future City right-of-way and not get into the CDOT right-of-way of Harmony Road. Table 1 Trip Generation Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out 1. C-store/gas - 1609 KSF 1800 52 52 60 60 2. Parcel E from Site 7655 229 67 285 369 Access Study - 190 KSF � oo� �M �Q urban design, inc. HARMONY SCHOOL SHOPS PRELIMINARY PUD Statement of Planning Objectives October 16, 1995 HARMONY SCHOOL SHOPS is planned as a Community Shopping Center as described in the current Harmony Corridor Plan, and is intended to serve consumer needs from several nearby neighborhoods and the greater community. The center comprises 'a central area for anchor tenants (which may include discount department stores, variety stores, a food superstore, and/or other large retail establishments) and additional "on-line" retail uses; and a series of "pad" sites - including the historic Harmony School building - that provide variety and help to screen large parking areas. This site is a prominent part of the important intersection of Harmony and Timberline. It has been planned in a cohesive manner to allow extensive landscaping, consistent signage, controlled architecture, and coordinated vehicular, bike, and pedestrian access. The site is designed in conformance with the Design standards and Guidelines for Large Retail Establishments. Key aspects of this design approach include: - Major building facades are planned to include articulated arcades, entry areas, display windows, and horizontal breaks, in order to provide visual interest and more pleasing 'scale'. - Roofs of major buildings will include parapets concealing rooftop equipment, overhanging eaves, and/or sloping elements to add interest and reduce the visual scale. - Predominant exterior materials will include brick (complementary to the existing Harmony School Building), textured block, and synthetic stucco or lap siding. - Principal building entries will include canopies, recesses/projections, peaked roof forms, or other architectural details to establish these areas as focal points. - Parking is distributed around the large buildings, broken up by landscape elements, and screened by pad sites and perimeter buffers. - Portions of the site abutting residential uses feature extensive landscape buffers including 6' masonry walls and berms, and masses of evergreen trees. - Service areas are planned to be screened from public view. - An extensive system of public walkways is integral to the site design. - Central features and community spaces have been included in the site design. Two "vendor plaza" areas have been designated which may allow space for a community service booth as well as an inviting environment for private vendors. The adaptive reuse of the Harmony School building, window shopping walkway opportunities, and locations for entry/identity features are also part of the proposed plan. Harmony School Shops is also consistent with adopted City Land Use Policies (including 20, 21, 22, 26, 69, 70, 72, 73, and 74), and the objectives of the Harmony Corridor Plan. Phased Construction is anticipated to begin in 1996. 500 to 750 people are projected to be employed in this mixed use activity center.