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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS PUD - PRELIMINARY - 42-89D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 12/18/95 STAFF Ted Shepard 11memomw - -, City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony School Shops Preliminary P.U.D., #46-95 APPLICANT: G.T. Land/Oak Farm, Inc. c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: G.T. Land/Oak Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. for a community shopping center. The parcel is 20.62 acres in size and features 195,000 square feet of commercial floor area. The center consists of "big box" retail as well as smaller shops and pad development. The site is located at the northeast corner of Harmony Road and Timberline Road. The zoning is E-P, Employment Park. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: A "community -scaled" shopping center at this location conforms to both the Timberline Farm Overall Development Plan and the Amended Harmony Corridor Plan. The land use supports the "activity center" policy of the Congestion Management Plan. The P.U.D. satisfies the All Development Criteria of the Land Development Guidance System. The land uses are supported by the performance on the Community/Regional, Auto Related and Roadside Commercial, and Business Service Uses point charts of the L.D.G.S. The historic school house will be preserved. The P.U.D. satisfies the Design Standards and Guidelines for Large Retail Establishments. Neighborhood compatibility is achieved and promoted by two conditions of approval recommended by Staff relating to landscaping and truck mitigation. The project is feasible from a traffic engineering standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: R-L-P; Single Family Residential (Sunstone Village 7th Filing) S: E-P; Vacant (Stromberger O.D.P., Poudre Valley Hospital Property) E: M-M; Existing Mobile Home Park W: R-E; Existing Single Family Residential (Harmony Half Acres) The parcel was annexed in 1977 as part of a series of annexations to bring in the Hewlett-Packard property. In 1989, the parcel was included in the Timberline Farm Master Plan and designated as "Parcel E, Community Shopping Center." The parcel is also included in the Harmony Corridor study area. The parcel was rezoned from R-L-P to E-P, Employment Park, in 1992 to implement the findings of the Harmony Corridor Plan. Diamond Shamrock Preliminary P.U.D., located at the southeast comer of Timberline and Milestone, received Preliminary approval on November 13, 1995. 2. Land Use: A. Overall Development Plan As mentioned, the parcel is designated on the Timberline Farm Master Plan as "Community Shopping Center," approved in 1989. This is a 77 acre O.D.P. that contains a mix of land uses. The request for Harmony School Shops complies with the Overall Development Plan. B. Harmony Corridor Plan The Harmony Corridor Plan was adopted in 1991 and amended in 1995. The Amended Plan designates this site as a community -scaled shopping center. This type of shopping center is specified by the plan to be a "medium" center between 13 and 31 acres and not to exceed 250,000 square feet of floor area. (A community -scaled center is smaller than a "regional" and larger than a "neighborhood" center.) In addition, there shall be at least ten independent business establishments with separate public entrances. Finally, the gross square footage of each principal tenant(s) shall not exceed 80,000 square feet. The Harmony School Shops is located on 20.62 acres with 195,000 square feet of floor area. The Site Plan indicates two potential anchors, five potential pad sites, six on-line shops, one Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 3 office/retail building, and one daycare facility. All tenants have the ability to have separate entrances. Anchor A is the largest tenant at 80,000 square feet. The Preliminary P.U.D., therefore, is in compliance with the Amended Harmony Corridor Plan. C. Congestion Management Plan The Congestion Management Plan identified land use policies that the City might employ to bring land use, transportation, and air quality into better balance. One potential strategy is the concept of compact, mixed -use "activity centers" which would contain commercial and multi- family housing. The transportation benefits associated with concentrating commercial development with multi -family housing include: 1. Providing opportunities for higher levels of transit service. 2. Reducing average lengths of vehicular trips and promoting pedestrian and bicycle modes of travel. 3. Placing commercial land uses near employment sites increases the efficiency of "trip -chaining" (multi -purpose auto trips connecting a variety of destinations as part of the commute to work). While Harmony School Shops does not contain a multi -family element, the site is adjacent to two significant, existing residential developments: Sunstone Village and Harmony Village Mobile Home Park. The center is being planned so that non -vehicular modes can be used to gain access to the site from these two neighborhoods. The site is also located less than one mile (4,000 feet) of Hewlett-Packard which allows opportunities for "trip -chaining" during the work trip. Staff believes with close proximity to residential and employment land uses, and multi - modal connections, the P.U.D. is in compliance with the Congestion Management Plan. D. Point Charts The Preliminary P.U.D. was reviewed by the criteria of the Community/Regional Shopping Center, Auto Related and Roadside Commercial, and Business Services point charts of the L.D.G.S. The results are detailed below: Community/Regional Shopping Center A Community/Regional Shopping Center is defined as a cluster of retail and service establishments designed to serve consumer demands from the community as a whole or larger area. The P.U.D. satisfies the absolute requirements that primary vehicular access Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 4 be gained from a street other than South College Avenue and that there are no repair, painting or auto body work planned for the center. The project earns a score of 56% which exceeds the required minimum score of 50%. Points were awarded as follows: b. By being contiguous to an arterial street. e. Primary (full -turning) vehicular access is gained from an non -arterial street (Milestone Drive is a collector that transitions down to a local street.) f. Providing direct vehicular and pedestrian access to adjacent existing or future off - site parking areas which contain more than ten spaces. h. Having at least one -sixth of its property boundary contiguous to existing urban development. I. Preserving a building (Harmony School) which has special public value because of notable architecture and cultural significance, assuring that new structures and uses will be in keeping with the character of the building, and proposing adaptive use of the building that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. 2. Auto Related and Roadside Commercial This point chart is used to evaluate those retail and wholesale commercial activities which are generally considered and typically found along highways and arterial streets. The P.U.D. satisfies the absolute criteria that primary access is not gained form South College Avenue and that there are no repair, painting, or auto body work proposed for the center. No adult amusement or entertainment uses are proposed. The P.U.D. scores 69% on the Auto Related and Roadside Commercial point chart which exceeds the required minimum score of 50%. Points were awarded as follows: C. Taking primary access (full -turning) from a non -arterial street (Milestone). d. Being located on at least two acres of land. e. Containing two or more significant uses (retail and office and daycare). f. Providing direct vehicular access to adjacent existing or future off -site parking areas which contain more than ten spaces. Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 5 h. Having at least one -sixth of its property boundary contiguous to existing urban development. i. Providing historic preservation and adaptive use of the Harmony School. 3. Business Service Uses Business Service Uses include those activities which are predominantly retail, office, and services uses which would not qualify as a neighborhood service, neighborhood convenience, or community/regional shopping center. The P.U.D. satisfies the absolute criterion by gaining primary vehicular access from a street other than South College Avenue. The project earns a score of 69% on the point chart which exceeds the required minimum of 50%. Points were awarded as follows: Gaining primary (full -turning) access from a non -arterial street (Milestone). d. Being located on at least two acres of land. Containing two or more significant uses (retail and office and daycare). f. Providing direct vehicular access to adjacent existing or future off -site parking areas which contain more than ten spaces. h. Having at least one -sixth of its property boundary contiguous to existing urban development. Providing historic preservation and adaptive use of the Harmony School. According to the performance on the three point charts, the proposed land uses are appropriate for the location. 4. Neighborhood Compatibility Two neighborhood meetings were held, September 14, 1995 and October 19, 1995. (Both meetings were considered introductory. The second meeting was held due to a conflict with "Back -to -School Night" at the first meeting.) Minutes to both meetings are attached. A brief summary of the neighborhood compatibility issues are described below: A. Buffer Yard One of the primary concerns is the design of the buffer yard between the shopping center and Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 6 single family homes. This area is actually a dedicated stormwater detention pond and drainage channel that varies in width. The bottom of the pond is 8 to 10 feet below the level of the single family lots and the two anchor tenants. As a drainage area, it is part of the Fox Meadows Drainage Basin and serves both Sunstone Village P.U.D. and Harmony School Shops. Design of the buffer yard must account for the stormwater detention function of this drainage area. The residents are concerned about the effectiveness of the buffer yard, long term maintenance and timing of the landscaping installation. In response, the buffer yard details are illustrated on the P.U.D. For the eight single family lots that are east of Milestone Drive, the buffer yard ranges in width from 50 feet to 175 feet. Building A is set back 95 feet from the nearest Sunstone rear property line. A six foot high masonry fence is provided along the P.U.D.'s northern property line which separates the buffer yard from the circulation drives and parking stalls. The primary design feature of the buffer yard is a dense grove of evergreen trees adjacent to the six foot high masonry fence. The design objective is to create sufficient massing of coniferous plant material and solid fencing to create an attractive visual and acoustic screen. This material is located up on the slope of the detention pond in order to not impact drainage capacity. The long term maintenance of the buffer yard would be by the merchant's association. The landscaping would be installed by the first anchor tenant. Staff is concerned about the design of the buffer yard in that the land form (detention pond) reduces the amount of land area available for plant material. Also, there is significant variety in the distance between the homes and the P.U.D. Consequently, Staff recommends the following condition of approval: At the time of Final P.U.D., the landscape plan for the buffer yard shall include oversized evergreen, deciduous, and ornamental trees adjacent to Anchor A. Such trees shall be a minimum of 8 to 10 feet in height for evergreens, 3 to 4 inches in caliper for deciduous trees, and 2 to 3 inches for ornamental trees. The exact quantity and location and mix of plant material on the Final landscape plan will be evaluated by Article II., No. 3 of the Design Standards and Guidelines for Large Retail Establishments and All Development Criterion A-2.13 of the Land Development Guidance System. Staff believes the over -sizing of plant material adjacent to Anchor A will create an effective visual and acoustic buffer that will promote neighborhood compatibility. Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 7 B. Traffic The primary concern about traffic was the potential intrusion of unnecessary trips through the neighborhood via Milestone Drive. In response, the applicant has relied upon the approved Timberline Farm Overall Development Plan which indicates that Milestone Drive will intersect with Timberline Road to provide access to both the Sunstone Village neighborhood and the 20 acre community shopping center. Milestone Drive will taper down from a collector street width to a local street width as it enters the residential area. If Milestone Drive did not connect to the neighborhood, then residents of Sunstone Village would have to rely on Timberline Road (major arterial) to gain access to a commercial area located within the same square mile section. By connecting Sunstone Village to Timberline Road via Milestone Drive, trips to the center do not impact the arterial street system and a left turn off Timberline Road is avoided. Staff believes that the Milestone connection will not invite unnecessary trips but, rather, serve the existing residents of the neighborhood. C. Truck Loading/Screening The concern is that trucks will be routed to the center via Milestone Drive which acts as a entry point to the Sunstone Village neighborhood. This will put the residential traffic in conflict with truck traffic. Also, the truck dock must be adequately screened from the neighborhood. In response, the applicant has indicated that trucks will be routed in the most sensitive manner possible. Also, the truck dock is well screened from the residential area by being located between the two anchors approximately 300 from the nearest house. Staff is concerned about the potential truck traffic and the impact on Milestone Drive and the local traffic entering and exiting Sunstone Village neighborhood. Consequently, Staff recommends the following condition of approval: At the time of Final P.U.D. for either Anchor A or B, the applicant shall submit a Truck Access Mitigation Plan that addresses truck routes, hours of operation, pavement condition on Milestone Drive, and other pertinent information that contributes to minimizing the impact of truck traffic on Milestone Drive. Such Truck Access Mitigation Plan shall be reviewed by Article II., Number 7 Design Standards and Guidelines for Large Retail Establishments and All Development Criteria A-2.1 and A-2.4 of the Land Development Guidance System. Staff believes that Harmony School Shops, as conditioned by Staff, is sensitive to and maintains the character of the existing neighborhoods. Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 8 4. "Big Box" Standards and Guidelines City Council adopted the Design Standards and Guidelines for Large Retail Establishments in January of 1995. The intent was to not prohibit "big box" retail but to mitigate their impacts with superior design that promotes local values, not national corporate values. Anchor A, Anchor B and the on-line retail shops combine to form a building that exceeds 25,000 square feet and thus must comply with the "big box" standards and guidelines. The P.U.D. meets the design guidelines. The following design features indicate how the P.U.D. complies with the design standards: Article I. Facades and Exterior Walls The architectural elevations indicate that facades greater than 100 feet in length, measured horizontally, incorporate recesses and that no uninterrupted length of any facade exceeds 100 horizontal feet. The P.U.D. exceeds this standard. Ground floor facades that face Harmony and Timberline Roads have arcades, display windows, entry features, and awnings along no less than 60% of the horizontal length. The P.U.D. exceeds this standard. 2. Smaller Retail Stores The street level facade of the on-line shops (between the two anchors) is transparent between the height of three feet and eight feet above the walkway grade for no less than 60% of the horizontal length of the building facade of such additional stores. The P.U.D. exceeds this standard. 3. Detail Features The building facade includes a repeating pattern that includes a change in color and materials. Columns repeat horizontally. The repeating pattern of change in color and materials occurs at intervals of no more than 30 feet. 4. Roofs Roofs feature overhanging eaves and sloping roofs that do not exceed the average height of the supporting wall. In addition, there are three roof planes, (pitched, gabled end at the entries and corners, and flat. Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 9 5. Materials and Colors The predominant materials include brick, synthetic stucco, textured/colored concrete block. High intensity colors and neon are not used on the facade or as accent trim. 6. EntZLwa s The large building that contains the two anchor tenants and on-line shops have clearly defined, highly visible customer entries. Entry features include canopies, overhangs, peaked roof forms, and display windows. 7. Back and Side Facades The back side of the large building faces north and the Sunstone Village neighborhood. This facade is broken up by two horizontal planes, one for each anchor and separated by a depth of 145 feet. Anchor A's north facade is broken up by recesses and projections and three roof planes. Anchor B's north facade features a customer entry and contains two roof planes. The standard calls for a six foot earthen berm where back facades face a residential area. The P.U.D. shows a berm of three to four feet in height adjacent to a six foot high masonry wall. The berm has been reduced down from six feet due to available capacity in the drainage channel. The three to four foot high berm will feature a slope of 4:1 which allows for irrigation and maintenance. In contrast, a six foot berm would have required a 3:1 slope which is difficult to irrigate and maintain. (The City's Stormwater Utility does not allow 3:1 slopes in detention ponds that are to be maintained by City crews.) Staff considers the reduced berm, with masonry wall, with 4:1 slopes to satisfy this standard. Article II. 1. Entrances The large building has multiple entrances facing both Harmony and Timberline Roads. 2. Parking Lot Orientation The large building features a parking lot that distributes its parking so that no more than 50% of the parking lot is located between the building and Harmony Road. Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 10 Back Sides The large building is setback by more than the required 35 feet from the nearest property line. The east elevation of Anchor B faces Harmony Mobile Home Park but is not considered a "back side" due to the entry feature. The north facades of Anchors A and B face Sunstone Village. This facade is mitigated by an earthen berm, three to four feet in height, containing a minimum of evergreen trees planted at intervals of 20 feet or in clusters. A six foot masonry fence is also provided adjacent to the berm. 4. Outdoor Storage. Trash Collection, and Loading Areas The truck parking and loading zone is located between Anchors A and B and is recessed so as to not be visible from any abutting public street. This area is not within 20 feet of any public street, public sidewalk, or internal pedestrian way. The visual and acoustic impacts of the loading zone and trash area is fully contained onsite by a combination of distance, fencing, berming and landscaping. Pedestrian Flows The P.U.D. includes a pedestrian circulation plan which includes an eight foot wide sidewalk along Harmony and Timberline Roads. Internal pedestrian walks are provided from the public perimeter walk to the store entries and pedestrian plazas. Sidewalks are provided along the lengths of buildings featuring customer entries and are separated by an average width of six feet for foundation shrubs. A covered arcade protects the sidewalks within 30 feet of main entries. A note on the P.U.D. indicates that pedestrian paths will feature distinct paving treatment where they cross drives. 6. Central Features and Community Spaces The center provides pedestrian plazas with benches, designated transit stop, window shopping walkway, and kiosk space all of which are tied to the public sidewalk network. 7. Delivery/Loading Operations A note on the P.U.D. indicates delivery, loading and trash removal or compaction will not be permitted between the hours of 10:00 p.m. and 7:00 a.m. unless the Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 11 applicant, at the time of Final, submits evidence that sound barriers between all areas for such operations effectively reduce noise emissions to a level of 45 db. as measured at the lot line of any adjoining property. The P.U.D. is found to comply with the Design Standards and Guidelines for Large Retail Establishments. Historic Preservation: The old Harmony School will be preserved and adapted to a new use which is undetermined at this time. 6. Transportation: Full turning access to the shopping center will be gained via Milestone Drive. Milestone Drive intersects with Timberline Road 650 feet north of Harmony Road. In the short range future, with partial build -out, the intersection of Timberline and Milestone will be controlled by a stop sign. With stop sign control, left turn exits from Milestone to southbound Timberline will experience some delays during the afternoon peak. With full development, a signal will be warranted at the Timberline/Milestone intersection. It is estimated that this condition will be met after the year 2000. The Harmony Road access is termed a "three-quarter" intersection which allows right-in/right- out and left -in turn movements. Left -out exits will not be allowed. This type of intersection was designated by the 1989 Harmony Road Access Control Plan and approved by the Colorado Department of Transportation. The P.U.D. indicates an internal drive stubbed to the easterly property line. This stub can provide access to the mobile home park future development area. When this access is extended to the east to serve adjacent development, mobile home park residents would have alternative access to the general street system. Conversely, this access would also provide an alternative route for patrons of the Harmony School Shops to go to the east. This may be particularly attractive if a signal is installed at the Harmony Road/Mobile Home Park Access as shown in the Harmony Road Access Control Plan. (Such a signal would also provide primary access to the land on the south side of Harmony Road.) A right-in/right-out access is also planned south of the Diamond Shamrock site. This access will relieve traffic on Milestone Drive. Harmony School Shops P.U.D. - Preliminary, #42-89D December 18, 1995 P & Z Meeting Page 12 The traffic impact analysis has been reviewed by the Transportation Department. The project is considered feasible from a traffic engineering standpoint. 7. Findings of Fact/Conclusions A. A community -scaled shopping center complies with the Timberline Farm Overall Development Plan (1989) and the Amended Harmony Corridor Plan (1995). B. The proximity to two residential neighborhoods, with opportunities for non -vehicular connections, promotes the policy steering commercial land uses into "activity centers" as per the Congestion Management Plan. C. The P.U.D. satisfies the All Development Criteria of the Land Development Guidance System. D. The P.U.D. exceeds the required minimum score on the Community/Regional, Auto Related and Roadside Commercial, and Business Service Uses point charts of the L.D.G.S. E. The P.U.D., with the two conditions recommended by Staff, achieves neighborhood compatibility. F. The P.U.D. satisfies the Design Standards and Guidelines for Large Retail Establishments. G. The P.U.D. is feasible from a traffic engineering standpoint. RECOMMENDATION: Staff recommends approval of Harmony School Shops, Preliminary P.U.D., #42-89D, subject to the following conditions. 1. At the time of Final P.U.D., the Landscape Plan for the buffer yard shall include oversized evergreen, deciduous, and ornamental trees adjacent to Anchor A. Such trees shall be a minimum of 8 -10 feet in height for evergreens, 3 - 4 inches in caliper for deciduous trees, and 2 - 3 inches in caliper for ornamental trees. The exact quantity, location, and mix of plant material on the Final Landscape Plan will be evaluated by Article II., Number 3 of Design Standards and Guidelines for Large Retail Establishments and All Development Criterion A-2.13 of the Land Development Guidance System. Harmony School Shops P.U.D. - Preliminary, #42-891) December 18, 1995 P & Z Meeting Page 13 2. At the time of Final P.U.D., for either Anchor A or B, the applicant shall submit a Truck Access Mitigation Plan that addresses truck routes, hours of operation and pavement conditions, on Milestone Drive, and other pertinent information that contributes to minimizing the impact of truck traffic on Milestone Drive. Such Truck Access Mitigation Plan shall be reviewed by Article II., Number 7 of Design Standards and Guidelines for Large Retail Establishments and All Development Criteria A-2.1 and A-2.4 of the Land Development Guidance System. m FA 101 kyl rel► j&,*Gi:[•I•]I.y:[•l!;-'91I1! VICINITY MAP 10/17/95 42-89D HARMONY SCHOOL SHOPS PUD Preliminary �jR13 iH !ji '41. mm Jill. isEppc i :I co -C z z 0 0 LU LU i, I 1i co w w VNI I I I I 1: an ir w > O MMURMB. z ---------------------------- Wn N • - f I On S � d o o NJd a UJ = ba qrQwC tlagy6 CC O 9 33i dC FdLL O ® cQ ZP ` A.. W w aw p ww k' p qyqy dNIk Y P � 9 91, O 2 O a Z O > W W° < > w W 9 > W A W s > LU J 6 W = Q z o CO w 0 w k coS W 3 November 29, 1995 Harmony Road Mobile Home Park LLC 6240 N. Federal Blvd. Denver, CO 80221 Dear Property Owner; urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 FAX (970) 226-4196 Oak Farm, Inc. is in the process of preliminarily planning the Harmony School Shops, a proposed community shopping center at the corner of Timberline Road and Harmony Road in Fort Collins. The site plan has been prepared in conformance with the City of Fort Collins' policy of allowing opportunities for pedestrian and vehicular connections between adjoining properties. We wanted to give you, as the owner of the adjacent property to the east of the Harmony School Shops, the opportunity to review our preliminary plans. If you have questions or comments regarding the potential access between the properties, please feel free to call me at (970) 226-4074, or Ted Shepard at the City of Fort Collins (970) 221-6750. Sincerely, 2 � � At � EldonWard, d a d, President Cityscape Urban Design, Inc. Encl. cc: Stan Whitaker, G. T. Land Ted Shepard, City of Fort Collins 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. ARMONY SCHOOL SHOS, PRELIMINARY PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Pre- nary nary Final Not Ap- pli- ` biele Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation X 1.2 Comprehensive Plan X X 1.3 Wildlife Habitat X 1.4 Mineral Deposit X 1.5 Ecologically Sensitive Areas reserved 1.6 Lands of Agricultural Importance reserved 1.7 Energy Conservation X X 1.8 Air Quality X X 1.9 Water Quality X X 1.10 Sewage and Wastes X X 1 .1 1 Water Conservation X X 1.12 Residential Density X A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation X X qjfE CC 0IT116eJ ovnL 2.2 Building Placement and Orientation X X 2.3 Natural Features X X 2.4 Vehicular Circulation and Parking X X F' ;vfoeo y Ai- 2.5 Emergency Access X X 2.6 Pedestrian Circulation X X 2.7 Architecture X X 2.8 Building Height and Views X 2.9 Shading X X 2.10 Solar Access X X 2.11 Historic Resources X X 2.12 Setbacks X X 2.13 Landscape X X Ee' C41VDf a ov L 2.14 Signs X X 2.15 Site Lighting X X 2.16 Noise and Vibration X X 2.17 Glare or Heat X 2.18 Hazardous Materials X A3. ENGINEERING CRITERIA 3.1 Utility Capacity X X 3.2 Design Standards X X 3.3 Water Hazards X X 3.4 Geologic Hazards X Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 -et- I • HARMONY SCHOOL SHOPS PRELIMINARY PUD COMMUNITY/REGIONAL SHOPPING CENTER For All Criteria Is the Criterion Applicable Criterion Yes No a. "North" Fort Collins X b. Arterial Street X c. Transit Route X d. Part of Regional Center X e. Non -Arterial Access X f. Joint Parking X g. Energy Conservation X h. Contiguity X i. Historic Preservation X Percentage Earned of Maximum Applicable Points POINT CHART C Applicable Criteria Only 1 II III IV Circle the Correct Score Multiplier Points Earned IXII Maximum Applicable Points X 2 O 1 0 2 X 02 0 2 4 4 X 2 2 0 4 X 2 3 0 6 X 0 2 4 4 1 0 2 4 4 12 3 4 0 2 0 8 X 20 0 5 10 10 1 0 2 4 4 1 2 0 1 2 0 1 2 0 Totals 26 46 V VI V/VI=V11 VII Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -67- • • f-IARMoN y sc%looL shoP.s AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I If III IV Circle the Correct Score Mutiplier Points Earned Ixll Maximum Applicable Points a. Not at Two Arterials X 2 CO 2 Q 4 b. Part of Planned Center X X 2 3 Q 6 c. On Non -Arterial © X 0 4 S 8 d. Two Acres or More X 02 0 3 6 e. Mixed -Use Q X 2 0 3 6 f. Joint Parking x 110 0 3 G g. Energy Conservation OX 1 213�ZICQ 1 2 1 0 8 h. Contiguity X X 2 0 5 / 0 10 i. Historic Preservation X 1 2 0 2 y y j. 1 2 0 k. 1 2 0 1 2 0 Totals do S8 v vi Percentage Earned of Maximum Applicable Points V/VI = VII 9 vii Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -70- 0 s �1A,e/�oN y scMool. sHors PoeEG/MIA)AAY P v. BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. Transit Route X 2(912 Q b. South College Corridor X X 2 0 4 8 8 c. Part of Center X X 1 2 0 3 Q 6 d, Two Acres or More X X 0 0 3 (0 6 e. Mixed -Use 0 X 0 3 (0 6 f. Joint Parking )G 1 0 3 (, g, Energy Conservation © 1 1 2 3 2 8 8 h. Contiguity X X 0 5 to 10 L Historic Preservation 1 U2 0 2 LJ q j, 1 2 0 k, 1 2 0 1 2 0 Totals L16 ET8 v vi Percentage Earned of Maximum Applicable Points V/VI = VII 6 9 % vii Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- NEIGHBORHOOD MEETING MINUTES PROJECT: Harmony School Shops Preliminary P.U.D. DATE: October 19, 1995 APPLICANTS: Russ Whitaker, G.T. Land Colorado, Inc. Rick Gipson, Diamond Shamrock, Inc. CONSULTANT: Eldon Ward, Cityscape Urban Design STAFF: Ted Shepard, Senior City Planner This meeting is a repeat of the first neighborhood meeting held on September 14, 1995. The reason for this second neighborhood meeting is due to a "Back -to -School Night" conflict with the last neighborhood meeting. The information presented is the basically the same as at the last meeting. The one exception is that the Diamond Shamrock representative was available due to the impending P & Z hearing. The meeting began with a description of the proposed project. It is estimated that there will be a total of 194,000 square feet of commercial floor area divided among anchor tenants, in -line tenants, and pad site tenants. The site is 20.6 acres in size. Diamond Shamrock convenience store, with car wash, is being processed separately as a Preliminary P.U.D. scheduled for consideration by the Planning and Zoning Board on November 13, 1995. The Harmony School will be preserved. The P.U.D. is being processed and reviewed by the criteria of the Amended Harmony Corridor Plan and the Design Standards and Guidelines for Large Retail Establishments. The Preliminary P.U.D. for Harmony School Shops will be considered by the Board on December 18, 1995. (All responses are from the applicants unless otherwise noted.) QUESTIONS, CONCERNS, COMMENTS 1. Regarding Diamond Shamrock, the new store at Lemay and Oak Ridge is a good looking store. The canopy color there is a tan/brown. The store here (Harmony School Shops) has a white canopy which is not as attractive. We prefer the tanibrown because it fits into our residential area better than white. A. The color is referred to as "buckskin." We are seeking input on the white color because it better reflects our corporate identification. Our company is concerned that a buckskin canopy looks too much like our competition, Conoco. • • 2. Please consider our input to be that we prefer buckskin because it looks more attractive. A. Thank you for this input. We will make a decision on the canopy color prior to the P & Z meeting on November 13, 1995. 3. Won't this Diamond Shamrock be too close to the one at Lemay and Oak Ridge? A. No, each store will serve different traffic patterns. We don't think they will compete with each other. 4. Will a traffic signal be installed at Timberline and Milestone? A. Not initially. In the long term, as conditions warrant, a signal will be installed. 5. Is the access point on Harmony Road approved by the State? A. Yes, it conforms to the Access Control Plan adopted jointly by the State and City. 6. Is there direct access to the mobile home court? A. Not at this time. We are planning for a connection by extending our parking lot access drive to the easterly property line. When the vacant parcel in front of the mobile home park develops, we will be able to provide a connection that will ultimately lead to the Harmony Road/mobile home park drive intersection. 7. So until the vacant parcel in front of the mobile home park develops, there will not be a connection? A. Yes, that is correct. 8. Will any development within the center precede the construction of the access drive onto Harmony Road? A. Only Diamond Shamrock since it is already in the plan review process. 9. Who will be the tenants? A. With the exception of Diamond Shamrock, we do not know yet. We anticipate that there will be some large retail users, banks, restaurants and smaller retail shops. By way of example, if this center were developed, we would have attempted to land REI and Barnes and Noble which ended up on South College Avenue. 2 • 10. How many parking spaces are you planning to build? Will there be enough so that there won't be any spillover into Sunstone Village? A. At this time, we are showing 963 spaces to serve 194,000 square feet. This works out to be 4.9 parking spaces per 1,000 square feet of floor area. This is fairly standard for shopping centers in Colorado. 11. Will the Diamond Shamrock be open on a 24-hour basis? A. Possibly. We will try it on a trial basis for a period of three to six months and then decide if the traffic supports the 24-hour operation. If the traffic is not there, we will probably close between 11:00 p.m. and midnight. 12. Lighting will be a big deal. We live in Sunstone and are concerned about excessive lighting. A. We generally work with the Planning Department to provide an appropriate level of lighting for safety but minimize spillage offsite. This can be accomplished by using fixtures that are not too high, usually about 20 to 25 feet. Fixtures also are required to be down -directional and not broadcast light in all directions. In the area closest to Sunstone, we can go with a shorter pole. By using high pressure sodium, the light source will appear to be a softer, yellowish light versus the harsh blueish light from mercury vapor or metal halide. Wattage can be adjusted for the fixtures near the homes. 13. Since you have no anchor tenant, what is you motivation for seeking Preliminary P.U.D. approval? A. Over the past year, there has been a lot of planning work in the Harmony Corridor. For G.T. Land to market this center, we must be able to demonstrate to potential tenants that we have complied with all the new rules and guidelines. The Preliminary P.U.D. is a good mechanism to take to the marketplace in a pro -active manner rather than having a primary tenant drive the design of the center. This way, we control the overall vision for the center and the City has the ability to review without the pressure of a large tenant working under a deadline. 14. What about the market? Is there really a demand for more retail on Harmony Road? A. Yes, the retail community is telling us that Harmony Road is an ideal location due to direct access to I-25 and proximity to Loveland, Windsor, and Greeley. 15. Will this center compete with the shopping center proposed for the Pioneer mobile home site? 3 A. Yes, we will compete for tenants but keep in mind that the Pioneer site is allowed to be a "regional" sized center which is larger than a "community" sized center. So, they will likely have larger anchor tenants. By way of example, anchor "A" will be smaller than Sam's Club or Builders Square, and anchor `B" will be about the size of Steele's. 16. Who are the likely tenants north of Milestone? A. These tenants will be smaller retailers, office, and daycare. The larger building could be two stories with retail on the first floor and office on the second floor. 17. What about Parcel D of the Timberline Farm Master Plan? A. This parcel is located at the southeast corner of Timberline Road and Caribou Drive. It is 6.8 acres in size. It is master planned for "Business Service." At this time, we think it might develop as multi -family rather than business service but nothing has been decided yet. 18. What will the 80 foot buffer along Harmony look like? A. This area will feature undulating berms, a meandering sidewalk that is detached from the road and eight feet wide. We haven't decided yet whether to put the Spring Canyon ditch underground or not. The Harmony Corridor Plan requires us to plant a certain amout of Oak trees to create a coordinated design scheme for the corridor. 19. At what point in the build -out does the berm go in? A. It is likely that one large anchor tenant will be the first user to trigger the berm. Depending on how much else comes on-line with the first large anchor, the berm could be built in two phases. 20. Are you planning on a Super Wal-Mart or Super K-Mart? A. The Harmony Corridor Plan states that the largest anchor in a community center cannot exceed 80,000 square feet. This would be too small for these types of stores. 21. When will the Diamond Shamrock be constructed? A. Depending on the action of the P & Z Board, we would like to go in next Spring. 22. As I stated at the last meeting, I do not want to see a large country and western saloon go in to the center. Places like Cactus Moon or Grizzley Rose would be totally unacceptable due to the hours of operation and noise. 4 A. We are not talking to these types of tenants. These "saloons" are not part of a good tenant mix for a successful shopping center. 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 1. 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. 3. I live at the corner of Milestone and Winterstone. 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 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. 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 fluctuations 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 '/Z 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 tree 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 definite. 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. rel 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 7 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 neighborhood. 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 '/2 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 buildings 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. 8 ARTICLE I. AESTHETIC CHARACTER 1. Facades and Exterior Walls: GUIDELINE: Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity, character and scale. The intent is to encourage a more human scale that Fort Collins residents will be able to identify with their community. (o) STANDARD: (+) a. Facades greater than 100 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least 31.' ,�', of the length of the facade and extending at least 20 percent of the length of the facade. No uninterrupted length of any facade shall exceed 100 horizontal feet. b. Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings, or other such features along no less than 60 percent of their horizontal length. ,1 , prolect�o � recess � th of facade exceeds '100 FE>` otak leng projections / recesses shall comprise at least 20% of facade length with a minimum depth of 3% of facade length ANCHOR A WEST ELEVATION SCALE 1/8' . P-O' 2. Smaller Retail Stores GUIDELINE: The presence of smaller retail stores gives a center a "friendlier" appearance by creating variety, breaking up large expanses, and expanding the range of the site's activities. Windows and window displays of such stores should be used to contribute to the visual interest of exterior facades. The standards presented in this section are directed toward those situations where additional, smaller stores, with separate, exterior customer entrances are located in principal buildings. (o) STANDARD: (+) Where principal buildings contain additional, separately owned stores which occupy less than twenty five thousand (25,000) square feet of gross floor area, with separate, exterior customer entrances: a. The street level facade of such stores shall be transparent between the height of three feet and eight feet above the walkway grade for no less than 60 percent of the horizontal length of the building facade of such additional stores. b. Windows shall be recessed and should include visually prominent sills, shutters, or other such forms of framing. e-nPI1Jr MAT==AI C AMM '--I II Ia- -ev ON-LINE RETAIL SHOPS %IrdvTtf �G4VA7764 2 3. Detail Features: GUIDELINE: Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. The elements in the following standard should be integral parts of he building fabric, and not superficially applied trim or graphics, or paint. (o) STANDARD: (+) Building facades must include a repeating pattern that shall include no less than three of the elements listed below. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than thirty (30) feet, either horizontally or vertically. • Color change. • Texture change. • Material module change. Expression of architectural or structural bay through a change in plane no less than 12 inches in width, such as an offset, reveal, or projecting rib. uv A'Vv1"La1 Vl—IiNLuLal uay. 3 /1­11�\ 4. Roofs: GUIDELINE; Variations in roof lines should be used to add interest to, and reduce the massive scale of, large buildings. Roof features should complement the character of adjoining neighborhoods. (o) STANDARD: (+) Roofs shall have no less than two of the following features: a. Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view. The average height of such parapets shall not exceed 15% of the height of the supporting wall and such parapets shall not at any point exceed one-third of the height of the supporting wall. Such parapets shall feature three dimensional cornice treatment. b. Overhanging eaves, extending no less than 3 feet past the supporting walls. c. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to 1 foot of vertical rise for every 3 feet of horizontal run and less than or equal' to 1 foot of vertical rise for every 1 foot of horizontal run. d. Three or more roof slope planes. v average r' parapet height shall not exceed 15% of supporting wall height .4, parapet heights shall not exceed 1/3 of supporting wall height / -- SECOND STORY ELEMENTS ELEVATION Parapet Standards, ADD INTEREST TO THE ANCHOR A IYi"ST 'EavA 4 5. Materials and Colors: GUIDELINE: Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods. (o) STANDARD: (+) a. Predominant exterior building materials shall be high quality materials. These include, without limitation: • brick • wood • sandstone • other native stone • tinted, textured, concrete masonry units b. Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited. c. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas. d. Predominant exterior building materials should not include the following: • smooth -faced concrete block • tilt -up concrete panels • pre -fabricated steel panels /Vo7Fs raoM P. U. D. NOTES: I. THESE ELEVATIONS ARE TYPICAL CHARACTER SKETCHES INTENDED TO ILLUSTRATE HOW THE ARCHITECTURAL ELEVATIONS MAY COMPLY WITH THE LARGE RETAIL STORE STANDARDS. FINAL ELEVATIONS, MATERIALS, AND DETAILS MAY VARY FROM THOSE SHOWN HERE. 2. COMPATIBILITY OF ELEVATIONS WILL BE CREATED THROUGH THE USE OF MATERIALS AND COLORS. CONSIDERATION WILL ALSO BE GIVEN TO EXISTING BUILDINGS, MATERIALS, AND COLORS WITHIN AND SURROUNDING THE SITE. 3. POTENTIAL MATERIAL LIST: ROOFING - HEAVY DIMENSIONAL ASPHALT SHINGLES TILE, OR STANDING SEAM METAL SIDING - BRICK, TEXTURED AND COLORED CONCRETE BLOCK, SYNTHETIC STUCCO, OR SIMULATED WOOD SIDING OTHER MATERIALS MAY BE SUBMITTED WITH FINAL AND CONSIDERED ON A CASE BY CASE BASIS. 4. PAD SITE ARCHITECTURE IS EXPECTED TO DEMONSTRATE ARCHITECTURAL COMPATIBILITY TO THE ANCHOR TENANTS AND ON-LINE RETAIL SPACES. PAD SITE ARCHITECTURE WILL BE EVALUATED ON ITS RELATION TO OTHER DOMINATE FORMS, MATERIALS ,QND COLORS OF BUILDINGS IN THE SURROUNDING ENVIRONMENT. 5 6. Entryways: GUIDELINES: Er :v design elements and variations should give orientation and aesthetically pleasing character Building. The standards identify desirable entryway design features. (o) STANDARD: (+) Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following: a. canopies or porticos ✓ b. overhangs ✓ c. recesses/projections ✓ d. arcades ✓ e. raised corniced parapets over the door ✓ f peaked roof forms ✓ g. arches h. outdoor patios ✓ i. display windows j. architectural details such as tile work and moldings which are integrated into the building structure and design k. integral planters or wing walls that incorporate landscaped areas and/or places for sitting Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall conform to the above requirements. 6 7. Back and Side Facades: GUIDELINE: All facades of a building which are visible from adjoining properties and/or public streets should contribute to the pleasing scale features of the building and encourage community integration by featuring similar characteristics as the front facade. (o) STANDARD: (+) All building facades which are visible from adjoining properties and/or public streets shall comply with the requirements of Article I, 1. of these Design Standards and Guidelines. ANCHOR A Not Tf1 E-1-EI/A Ti on1 7 !'1 Article II. SITE DESIGN AND RELATIONSHIP TO THE SURROUNDING COMMUNITY 1. Entrances: GUIDELINE: Large retail buildings should feature multiple entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks. and provide convenience where certain entrances offer access to individual stores. or identified departments of a store. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses. (o ) STANDARD: (+) All sides of a principal building that directly face an abutting public street shall feature at least one customer entrance. Where a principal building directly faces more than two abutting public streets, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a second street. _ SMALLER RETAIL J STORES WITH CUSTOMER ENTRANCES Customer!W Entrance - \"''� ' ANCHOR RETAIL y STORES Customer Entrance Customer w Entrance Example of a development with customer entrances on all sides which face a public street. 9 No Text ,l—� I Back Sides: GUIDELINE: The rear or sides of buildings often present an unattractive view of blank walls, loading areas, storage areas, HVAC units, garbage receptacles, and other such features. Architectural and landscaping features should mitigate these impacts. (o) STANDARD: (+) The minimum setback for any building facade shall be thirty five (35) feet from the nearest property line. Where the facade faces adjacent residential uses, an earthen berm, no less than 6 feet in height, containing at a minimum evergreen trees planted at intervals of 20 feet on center, or in clusters or clumps shall be provided. EXISTING WNSTONE VILLAGE PYD. 4. Outdoor Storal;e, Trash Collection, and Loading Areas: GUIDELINE: Loading areas and outdoor storage areas exert visual and noise impacts on surrounding r:: ighborhoods. These areas, when visible from adjoining properties and/or public streets, should be screened, recessed or enclosed. While screens and recesses can effectively mitigate these impacts, the selection of inappropriate screening materials can exacerbate the problem. Appropriate locations for loading and outdoor storage area:- include areas be,- m buildings, where more than one building is located on a site and such buildings are not more than 40 feet apart, or on those sides of buildings that do not have customer entrances. (o) STANDARD: (+) a. Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such uses shall not be visible from abutting streets. b. No areas for outdoor storage, trash collection or cor paction, loading, or other such uses shall be located within 20 feet of any public street, public sidewalk, internal pedestrian way. Loading docks, truck parking, outdoor storage, utility meters, i-i VAC equipment, trash collection, trash compaction, and oth�;- service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, and no atte ; pion is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape. d. Non -enclosed areas for the storage am, _�Ie of seasonal inventory shall be permanently defined and screened with walls and/or fences. Materials, colors, and design of screening walls and/or fences and the cover shall conform to those used as predominant materials and colors on the building. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the building. 1 I /.l Y\ 1 _-n...� REW,H:D L.ORO/N 4 Sav le C AREA 5. Pedestrian Flows: GUIDELINE: Pedestrian accessibility opens auto -oriented developments to the neighborhood. reducing traffic impacts and enabling the development to project a friendlier, more inviting image. This section sets forth standards for public sidewalks and internal pedestrian circulation systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and convenience within the center grounds. (o) STANDARD: (+) a. Sidewalks at least 8 feet in width shall be provided along all sides of the lot that abut a public street. b. Continuous internal pedestrian walkways, no less than 8 feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as but not limited to transit stops, street crossings, building and store entry points, and shall feature adjoining landscaped areas that includes trees, shrubs, benches, flower beds, ground covers, or other such materials for no less than 50 percent of its length. c. Sidewalks, no less than 8 feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six (6) feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade. d. Internal pedestrian walkways provided in conformance with part (b) above shall provide weather protection features such as awnings or arcades within 30 feet of all customer entrances. e. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the wakways. OV 0 JFS Fit or a u. D, : 15. All bike rgeks shall be pormanontly mountod to concrete, and shall not interfere with pedestrian access. 16. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, brick, or scored concrete to enhance pedestrian safety and comfort, as wall as the attractiveness of the walkways. 13 6. Central Features and Community Spaces: GUIDELINE: Buildings should offer attractive and inviting pedestrian scale features, spaces, and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should be considered as integral parts of the configuration. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. Examples of outdoor spaces are plazas, patios, courtyards, and window shopping areas. The features and spaces should enhance the building and the center as integral parts of the community fabric . (o ) STANDARD: (+) Each retail establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing at least two of the followi outdoor playground area, kiosk area, water feature, clock tower, or other such deliberately shaped area and/or a focal feature or amenity that, in the judgement of the Planning and Zoning Board, adequately enhances of such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. (+), ✓67 44J70 /LAZA BV NiJ764eis J'CMd$1 '#.r Poe-*[. Po.Nr. 14 7. Delivery / Loading Operations GUIDELINE: Delivery and loading operations should not disturb adjoining neighborhoods, or other uses. (o) STANDARD: (+) No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 PM. and 7:00 AM. unless the applicant submits evidence that sound barriers between all areas for such operations effectively reduce noise emissions to a level of 45 db, as measured at the lot line of any adjoining property. /Va7 -s PAom A u.a. 17. No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 P.M. and 7:00 A.M. unless the applicant submits evidence that sound barriers between all areas for such operations effectively reduce noise emissions to a level of 45 db, as measured at the lot lino of any adjoining property. is. "Truck Routing" plans are to be provided with final PUD plans for the "Anchor" stores on lots 7 and 8. 1Z'