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HomeMy WebLinkAboutTIMBERLINE FARMS PUD, DIAMOND SHAMROCK CORNERSTORE - PRELIMINARY - 42-89C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (2)ITEM NO. 22 MEETING DATE 6 / 5 / 9 5 City of Fort Collins PLANNING AND ZONING BOARD 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 future 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 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 or better than an P.U.D. that would normally obtain the necessary points. The project is well -designed and is compatible with the surrounding area. A condition of approval is recommended regarding the status of the "right -in only" curb cut off Timberline Road. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • C-] Diamond Shamrock at Timberline Farms PUD - Preliminary, W42-89C June 5, 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 Farms 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. • • Diamond Shamrock at Timberline Farms PUD - Preliminary, #42-89C June 5, 1995 P & Z Meeting Page 3 On the variable criteria, 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. C. 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 for the following reasons: (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 PUD - Preliminary, #42-89C June 5, 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." C. "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, Harmony Mobile Home Court). With the development of residential projects south of Harmony Road (Harmony Crossing, Willow Springs, Timber Creek and Stetson Creek) Timberline Farm is no longer considered a fringe development as it was in 1989. 0 • Diamond Shamrock at Timberline Farms PUD - Preliminary, #42-89C June 5, 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. 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. Staff recognizes that the real test for neighborhood compatibility must be met in consideration of the entire 19 acre shopping center. As an individual user on a one -acre perimeter pad site, the Diamond Shamrock Convenience Store is separated from the Sunstone neighborhood and across an arterial street from Harmony Half Acres subdivision. Consequently, the P.U.D. has a minimal impact on the surrounding area. Based on design, landscaping and separation, the land use is found to be sensitive to and maintains the character of the existing neighborhoods. 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. 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. The canopy fascia will be "buckskin" in color with a small red accent stripe at the bottom. This is similar to the Oak Ridge Diamond Shamrock Cornerstore. 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. Diamond Shamrock at Timberline Farms PUD - Preliminary, #42-89C June 5, 1995 P & Z Meeting Page 6 C. Building Placement The convenience store and canopy are angled toward Timberline Road, not perpendicular. This adds variety to the streetscape. 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. 5. Transportation: Primary access to the site is gained from Milestone Drive, which is not yet built. 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. Staff is concerned about the length of the deceleration auxiliary lane needed for this curb cut. The City normally requires that the deceleration lane be 370 feet long. The traffic study recommends that this lane be reduced to 300 feet. At the Preliminary stage, this discrepancy in the length of the decel lane remains unresolved. In order to further evaluate the difference between standard and proposed specifications, and to not grant an expression of layout and density at the Preliminary stage, Staff recommends the following condition of approval: Timberline Farm Cornerstore P.O.D. is approved, without granting an expression of layout and density so that further analysis can be performed to evaluate the proper design specifications so that northbound thru traffic is not impacted by right -turning traffic. At the time of Final P.O.D., the curb cut and deceleration lane must comply with City standards or obtain a proper variance. 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. • Diamond Shamrock at Timberline Farms PUD - Preliminary, #42-89C June 5, 1995 P & Z Meeting Page 7 B. 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. C. A variance from meeting the required minimum score is justified based on the P.U.D. being part of a future shopping center and potentially being contiguous to urban development. The P.U.D. is found to equal to or better than a P.U.D. that would normally meet or exceed the required minimum score. D. The P.U.D. is well -designed and is sensitive to and maintains the character of the surrounding area. E. The "right -in only" curb cut off Timberline Road has not yet been designed to meet City standards and has not yet obtained a proper variance. Therefore, a condition of approval is recommended so that this curb cut is not granted an expression of layout and density at the Preliminary P.U.D. stage. RECOMMENDATION: Staff recommends approval of Timberline Farm Cornerstore Preliminary P.U.D., #42-89C, subject to the following condition: 1. Timberline Cornerstore Preliminary P.U.D. is approved, without granting layout and density so that further analysis can be performed to evaluate the proper design and specifications so that northbound thru traffic is not impacted by right -turning traffic. At the time of Final P.U.D., the curb cut and deceleration lane must comply with City standards or a proper variance must be obtained. 0 0 VICINITY MAP 05/16/95 42-89C TIMBERLINE FARMS PUD Diamond Shamrock Cornerstore Preliminary ppc 10 i YY ■ pypy9����' `$5'�k �B�C�'�y].. b �Fy , �FQ 2b� U ik � 3 yeY ,��'S�b��Q.�'bp:ex � 6 1 >;p p �p �G �e k p� � p p � � gd w -i 1gg k 1 q k 5q . @ tgp i tl i i y S S 7g 'y"§ y p ®p 9 g `�gp �7 i k# A b==".i5..,.'sf aA :,&Y ..:95p&apIIaf@C 9 ^ s-b�F o7H is .. .ep.. v �o 0 0 0 000 oom o®aoa©©®®®®® ®®m m®®mm®mmm mmmmmmmmmmmm©m z . ........ . w O 2 w o W O'zo > �'O�8 j U ova ow oW= z U-��< LE N z 0 z mE5--. � z :3 F o w CE ------ - - - - -1 1 1 1 I I I I I I V08 3Nf1839WLL R� sxinoz min3ai�a o Z1'Ro---------------------------------k -- —— E 0 iv�� tl ea ag¢ � � d�e �9 ' p3$ � ag !["�C�"F g°Ys E • 1s $�s Oe 1p�� .b> ggY �� �g Red 1� g@ I. 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