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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS PUD - PRELIMINARY - 42-89D - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD 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. CJ • 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. 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. 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? CJ • 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? 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 Spmg 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. 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. VkUJLl:1: ff,4f-md1vymrcjf6,J1 Or TYPE OF MEETING: - AiEtG DATE: r c' 19917- NAME INDOlt ESS S -7� L4 Z 19 S Ft // rrt,r L.CVN 'op ,k cz. l DID You RE CCIVE W11ITTEN NOTIFICATION o� i1AC YOU �..i you YES/NU ? OWNERitEN7