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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS PUD - PRELIMINARY - 42-89D - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (2)• 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. E • 3. I live at the corner of Milestone and Wintestone. What will it look like behind my house? How deep is the buffering in this location? A. The distance between the office/daycare parking lot and your property line is about 30 feet. The distance between the actual building and the property line is about 40 feet at the nearest point. 4. What about the increase in traffic? How will the traffic be handled? A. At this point, the traffic impact analysis is in progress. The traffic consultant will estimate the number of trips generated by a shopping center with retail/services/restaurant pads, etc.and perform a traffic impact analysis that meets the City's submittal criteria. The traffic plan also must comply with the City/State Harmony Road Access Control Plan. This means that the access on Harmony Road will be limited to right-in/right-out only and that this access will not be signalized. All new proposed intersections will be evaluated, as well as the impact on the "Level of Service" at the Harmony/Timberline intersection. When the traffic impact analysis is complete, it is public information. 5. What about "cut -through" traffic into Sunstone? I am concerned that drivers will use Milestone to cut -through Sunstone to gain access to Caribou Drive which then leads into both Fox Meadows and English Ranch. A. The local street system in Sunstone was specifically designed to discourage cut -through. The streets are very curvy and the route to Caribou is circuitous. Drivers wanting to get into Fox Meadows or English Ranch will probably stay on Timberline (northbound) and turn right at Caribou Drive, which will soon become a signalized intersection. Access to English Ranch will also be available from County Road #9 with the future extension Kingsley Drive. It appears that the traffic on Milestone will be those who live in the immediate neighborhood. The traffic impact analysis can look at this cut -through traffic and make an evaluation.. 6. So there will be a traffic signal at Timberline and Caribou? RESPONSE FROM CITY: Yes, the City has plans on installing a traffic signal within the next six months. 7. What about plans for a traffic signal at Timberline and Milestone? A. The traffic study will help us determine the need for a signal at Timberline and Milestone. The intersection probably would not meet traffic "warrants" in the near future. (Traffic warrants are a measure of delay, volume and safety that must be met or exceeded before a traffic signal is installed at any intersection in Fort Collins.) It is likely, however, that in the long term, a signal may be warranted and installation justified. 2 8. Is there a comparable shopping center in Fort Collins that we can compare this to? A. It is difficult to find a comparable center due to the classification of the size of the center being determined by the recently amended (January 1995) Harmony Corridor Plan. This center is about 20 acres and is classified as a "community" center. The Plan defines the scale of a community center as:: "A community shopping center shall be situated on on thirteen (13) to thirty (30) acres." "A community shopping center shall contain at least ten (10) independent business establishments with separate public entrances." "A community shopping center shall contain 117,500 square feet to 250,000 square feet of gross floor area devoted to retail, service and commercial uses, of which the gross floor area of each principal tenant(s), if any, shall not exceed 80,000 square feet." In addition, this is one of the first centers that must comply with the newly adopted (January 1995) Design Standards and Guidelines for Large Retail Establishments. Consequently, we think this will be a retail center that will look a little different from any others in town. Keep in mind that we are at the sketch plan stage and that retailers have not yet bought into this site plan. 9. Will the service trucks impact the neighborhood? A. The buildings are clustered in such a way as to consolidate the service and loading areas. This area is between the buildings and the loading docks should not be visible from the neighborhood. The trucks will either use the Harmony or Milestone access to gain access to the loading area. 10. The loading area is screened but the trucks using Milestone will be have an impact on our neighborhood. We have lots of kids in Sunstone and the trucks will cause a hazard. A. We will look at finding ways to minimize the impact of truck traffic. 11. It will be difficult to make a left turn off Milestone to go south on Timberline. During rush hour, the stacking back from the Harmony/Timberline intersection is such that it could block Milestone. A. Keep in mind that we don't have a fully improved intersection at Harmony/Timberline yet. This improved intersection will feature a left turn bay and two through lanes. This should help with stacking. An alternative to turning left during peak times would be to go up to Caribou and turn left with the benefit of the future signal. • • 12. Does Milestone have to connect to Timberline? Does Sunstone really need a connection to the shopping center? A. Milestone has been planned to intersect with Timberline since the adoption of the Timberline Farm Master Plan in 1989. Connecting Sunstone to the shopping center is considered desirable in that it provides convenient access to retail and services without loading up Timberline Road (arterial street) with traffic that should be handled by Milestone Drive (local street). Please note that Milestone Drive tapers down in width as it enters Sunstone. This will help give notice that drivers are entering a residential area. 13. Will. our property values be lowered by this shopping center? RESPONSE FROM CITY: There are many variables that make up a property's value. It is difficult to statistically isolate and control these variables and assign flucuations in property value to one particular variable. An example would be Fairway Estates (County Subdivision). There was a fear that property values would be lowered with the development of Harmony Market Shopping Center (Sam's Club, Builders Square, Steele's). The center has been up and running for about six years and we have not heard about any lowering of property values. You are encouraged to research the County Assessor's records to see if existing residential properties near newly developed shopping centers have lost value since the opening of the center. There are many examples of residential properties near shopping centers. From casual observation, it appears that these properties have not suffered any loss in value. 14. What about lighting? A shopping center will have lots of lighting that may be offensive. A. The City requires developers to pay close attention to building and pole -mounted lighting. There is a need to provide security for customers as well as not have light spill onto neighboring properties. Generally, the City requires that all light fixtures feature down - directional, sharp -cutoff fixtures that do not throw light in all directions. Pole height can range from about 15 to 30 feet in height depending on location. The lower the pole, however, the more fixtures are required. Please take a look at Harmony Market. Light fixtures were designed to be sensitive to the neighborhoods. Lighting on public streets tends to be brighter than the shopping center lighting. 15. What about landscaping? What size trees will be planted? A. The City requires that deciduous trees be no less than two inches in caliper and evergreens be no less than six to eight feet in height. Ornamental trees must be a minimum of 1 `/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 trees is in the 80 foot wide buffer along Harmony Road and will be preserved. The other tree is a "maybe" depending on its health and potential conflicts with site improvements. 18. What about timing? What is the schedule for development? A. The plan before you tonight is a sketch plan. We have not yet submitted for Preliminary P.U.D. review. There are no major retailers signed up for this center. The timing will be dependent on the interest the owner gets from the retail community. The one exception is Diamond Shamrock gas and convenience store at the Timberline/Milestone intersection. This project is scheduled for the October 23, 1995 Planning and Zoning Board meeting as a Preliminary P.U.D. If all approvals are obtained, Diamond Shamrock would hope to break ground in the Spring of 1996. 19. The area that separates Sunstone from the shopping center is a drainage easement. So far, Geneva Homes has not maintained this area very well. Will the shopping center ultimately own this area? What can we expect in terms of maintenance from the shopping center? A. The drainage area is part of the Fox Meadows Drainage Basin. The shopping center will own everything south of the property line which splits the drainage area. All common areas in the center will be owned and maintained by an association of the merchants. This area will be maintained at a higher service level than what Geneva Homes has been providing. 20. Who is the shopping center owner? A. The center is owned by G.T. Land Colorado, Inc., and a subsidiary called Oak Farm, Inc. 21. Who will be the anchor tenants? A. The likely anchor tenant will be a large retailer. It is possible, however, that one of the anchors may be a grocery store. 22. Will the grocery store, or any other business be open on a 24-hour basis? I do not want a 24-hour business next to my neighborhood. A. Since we do not have any tenants yet, it is difficult to guess if there will be a 24-hour business. We are sensitive to your concerns and will continue to work with the neighborhood as the tenant mix becomes more definate. 23. Will the architecture blend in with the old school? A. Yes, we are trying to incorporate the architectural style of the old school. Diamond Shamrock has agreed to use a red brick to complement the school's exterior. 24. What kind of business do you anticipate for the old school? A. We get many phone calls inquiring about the old school. We have had calls from representatives of a variety of businesses including banks, arts and crafts, restaurant, dance studio, gymnastics, and retail. We anticipate that the building will have to be added on to in order to accommodate a new business. In addition, asbestos needs to be removed and the building must be made handicap accessible. In other words, the building will require a substantial investment. The building will not be torn down. 25. Is the large Lilac hedge still there? A. The hedge was removed by the ditch company. 26. Will the ditch be covered? A. Yes, the ditch will be covered as it enters the property but will re -surface once it enters the 80 foot buffer area along Harmony Road. 27. Will any of the anticipated users be granted a liquor license? A. We expect that a restaurant would apply for and receive a liquor license from the Liquor Licensing Authority of the City of Fort Collins. RESPONSE FROM CITY: Obtaining a liquor license is a separate application process made through the City Clerk's Office. Liquor licenses are granted (or denied) by the Authority based on established review criteria and meeting certain distance requirements from schools. If an application is made, the property is posted with a sign. The public has an opportunity to comment. For further information, please contact the City Clerk's Office at 221-6515. Applications are usually made after the development review process. 28. I would be opposed to a large dance -hall "saloon" like in Denver. These establishments are enormous and feature live music, have late hours, and generally have rowdy patrons. This use would be very objectionable. r 1 • • 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 neigbhorhood. 37. What about height? How tall would the buildings be? A. We are estimating that the buildings would be one to 1 '/z 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 builidings would feature retail on the first floor and professional office on the second floor. 39. I would like to suggest that the 2.5 acre parcel north of Milestone Drive be deleted from the commercial development. A. This land is too valuable to delete from the project. Keep in mind that office users go home at night during the week and are usually not occupied on weekends. Sometimes offices can be good neighbors. Meeting adjourned. There will additional neighborhood information meetings as the project progresses. 8 ► ►; v J L �ft�r►aN y )A) CE�y�e TYPE OF MEETING: /V E1611001,c ttido UATE: NAME AUUItESS Z)AV6 JoNES- C��IU,Uc:lAY Ros4ego * AeScoc /426z FF. E ve s A Ur--7 Ao4o, f]L�r '/ (T I -z's DID you f%Eaflvi W IIITTEN NOTIFICATION o� nAc r:v �N ,e� YES/NU ? OWNEfi FIEOT yes, /e yes yes xez yew y � G�%