Loading...
HomeMy WebLinkAboutTIMBERLINE FARMS PUD, DIAMOND SHAMROCK CORNERSTORE - FINAL - 42-89E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 11 MEETING DATE 3/25/96 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Diamond Shamrock at Timberline Farm, Final P.U.D., #42-89E APPLICANT: Diamond Shamrock c/o Galloway, Romero & Associates 14202 East Evans Avenue Denver, CO 80014 OWNER: Timberline Farm, Inc. 3555 Stanford Road, Suite #100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Final P.U.D. for a gasoline retail and convenience store operation, with one -bay, automatic carwash. The convenience store measures 1,808 square feet. The site is 1.14 acres in size and located at the southeast corner of Timberline Road and Milestone Drive. The parcel is zoned E-P, Employment Park. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The P.U.D. complies with the Timberline Farm Overall Development Plan (1989) and the Harmony Corridor Plan, as amended in 1995. The Final P.U.D. is in substantial conformance with the Preliminary. The project is compatible with the surrounding area. The P.U.D. is feasible from a transportation standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • Diamond Shamrock at Timberline Farm, Final PUD, #42-89D March 25, 1996 Page 2 COMMENTS: 1. Background: ound: The surrounding zoning and land uses are as follows: N: E-P; Vacant (Timberline Farm O.D.P.) N: R-L-P; Single family (Sunstone Village) S: E-P; Vacant and historic schoolhouse (Timberline Farm O.D.P.) E: E-P; Vacant (Timberline Farm O.D.P.) W: R-E; Single family (Harmony Half Acres) The subject parcel is a portion of Timberline Farm O.D.P., approved in 1989. The Preliminary P.U.D. was originally submitted in June of 1994 but was delayed for six months due to the moratorium on commercial development within the Harmony Corridor. This moratorium expired in January of 1995. The Preliminary P.U.D. was granted approval on November 13, 1995. 2. Land Use: A. Harmony Corridor Amended Plan On January 3, 1995, the Harmony Corridor Plan was amended to re -analyze land use designations and adopt standards and guidelines for commercial development. As a result of this amendment, the commercial area at the northeast corner of Timberline and Harmony Roads was re -designated as a medium -scaled "community shopping center" with a maximum of 31 acres and 250,000 square feet of leasable floor area. B. Overall Development Plan As mentioned, the parcel is part of the Timberline Farm Overall Development Plan, Parcel E, designated as "Community Shopping Center". Parcel E is 19.1 acres in size and includes the old schoolhouse. This O.D.P. was approved on September 25, 1989. The proposed use, convenience store with gas sales, is considered an appropriate "support service" for a community shopping center. C. Auto Related and Roadside Commercial Point Chart A variance from the requirement that the P.U.D. achieve a minimum score of 50% on the Auto Related and Roadside Commercial Point Chart was granted at the Preliminary stage. • C; Diamond Shamrock at Timberline Farm, Final PUD, #42-89D March 25, 1996 Page 3 Since the granting of variance, the Harmony School Shops Preliminary P.U.D. was approved (December 18, 1995). The Final P.U.D. is now officially a part of an approved, but not constructed, Community Shopping Center. 3. Neighborhood Compatibility: A neighborhood information meeting was held April 28, 1994 prior to the submittal date of June 6, 1994. (As mentioned, the six-month moratorium on commercial development within the Harmony Corridor delayed the processing of the P.U.D. until January of 1995.) The primary concerns of those attending the meeting were sequencing of development, lighting, landscaping, access, potential truck traffic. Please refer to the minutes of this meeting for a full discussion of these issues. In addition, two neighborhood meetings have been held to discuss the balance of the 19 acre center. Referred to "Harmony School Shops," these meetings occurred on September 14, 1995 and October 19, 1995. The architectural concerns expressed during Preliminary consideration have been addressed by Diamond Shamrock agreeing to a "buckskin" color for the canopy versus white. 4. Design: A. Architecture The primary design feature is that the convenience store and carwash will use a red brick to match the existing schoolhouse. Matching the historic context of the area is a positive design attribute and will help tie the P.U.D. to the schoolhouse. The canopy columns will also be brick. Both buildings will have a pitched roof. The canopy is broken up which helps minimize the dominant flat, horizontal form typically associated with long canopies. B. Landscaping Berms and landscaping will be installed along Timberline Road to mitigate the hard surface areas and headlight glare. Landscaping along Milestone is designed to provide street trees and block headlight glare. The carwash is buffered by evergreen trees. There is a healthy mix of deciduous and coniferous materials. • 0 Diamond Shamrock at Timberline Farm, Final PUD, #42-89D March 25, 1996 Page 4 5. Transportation: Primary access to the site is gained from Milestone Drive. The traffic study indicates that at or near full development of Timberline Farm and Parcel E, the Timberline/Milestone intersection would be signalized. However, this intersection will have stop sign control for a number of years. The traffic study indicates that the Diamond Shamrock use is in general conformance with the trip generation expected for a retail/business park. Secondary access is gained from a proposed "right-in/right-out only" curb cut off northbound Timberline Road approximately 353 feet north of Harmony Road. This access will also serve the balance of the center. 6. Findings of Fact/Conclusions- In reviewing the request for Timberline Farm Cornerstore Final P.U.D., Staff makes the following findings of fact: A. The Final P.U.D. complies with the Timberline Farm Overall Development Plan, and the Harmony Corridor Plan, as amended in 1995. B. The Final P.U.D. is in substantial conformance with the Preliminary. C. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. D. The P.U.D. is well -designed and is sensitive to and maintains the character of the surrounding area. E. The Final P.U.D. is feasible from a transportation standpoint. RECOMMENDATION: Staff recommends approval of Timberline Farm Cornerstore Final P.U.D., #42-89E, subject to the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D. plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (May 20, 1996) of the Planning and Zoning Board Diamond Shamrock at Timberline Farm, Final PUD, #42-89D March 25, 1996 Page 5 following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer or the City staff, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also, as necessary, extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final Decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. IN ■nI�\%: �C ��� soon[ a a • g o h 9 2 $ 4g_o�Yk=G o 44 22 � Spa z m zs 9, z yy a §G £LLa ky ,sa�.,� 03, �x¢o$e ,a�o z $ Fsa �x oaeka oz yk g N a kvYe N yes a ��gsag Ugb Z 5� z V5 Si os a G �a gm ' o e fa s a J 9u` D fr€ - gw g� 3�� z _ - - m - . v = a �:o a ao o Sag $ $ e g � 'N 'y q� 8 ;•' S g m m � f '' a o�; zogb§��s§�apA���osmEa�FB�SL€&WoRv4Q J JW 0 w UO f- w so I �l% � U oarn Z� MwV,^ W Wit= z WZug� Z Lo QZ>- Q� Z Z_ F O Iz y S — p 3 w z� N� N i �m O zZ fin' Z w _ � d o N - K 3 g„ 8 F- 2 F - s^ ON pQ g J Y u — _ — — _ _ — — — — — 1 — l Q Q s ya , I © II ® e e Zg Uw — — — e „ sx'oei 3.w.samx r ® a -�. --------- ------ -_ -------------- fM o e �nene .7 l OVOa 3NI12139W11 `ONUS1X3 o� R o--------------_ _ 0 9NINOZ lVLLN34153tl }3$ to &j S IT is d a s �€ gg 7 el I III,, FF i c g -qy gg Y ppB 4 baa - e i tl q # •A ig is Bp, 4.1-1 1 p P 3 3 3 � a �3 �.� tl��I, x5pa E 8y g§k 1 a e"�c;�u g8 a #'4 r �x ���g�q E& nQi �� # �° � �� � #a � Q� �� Lg6 g ys �e� ��' � $@i $�� g�� d 1g$ i p� 5Y Y pp4b„ W w� MY§ 5 E ugge $ a � e wg $a g # q • g8 h, - °�aa w 6a a 9 gee es We$ y gy i q a g3¢ g a 3 W 8 23�& kW e�bp 6°�° 9E qY �Ge,: 4�g 41tlp5i 5 6 0@tt Y �x 5 06S �? e!°g�.4 lIiea ° �x m a °v,����� g..� wx 33 x4�a ¢9b ��g pff G 4 $e 42 � �� £ ga� e � �� � S� e1 .. �� ,3 L L (J L d ' w ` z 0 z IL o a� EL w -1 U a: m� F EL O z w n a U 0 01100000000000010 liiiiiiiiillioll DOME Hp o'• g fln Sg . yd J Iy Z 6 z m pp, gg, 9 R Z, C a a i 2 m 7 W j Y � a a �MI i'/OW o N � E W i yI i LLTS i? z a W � v Q , , .-________- gt-- -M y,_-________ _ 9� —_______ L______M SI--� _____ _______________M.Y__ ___________.t , (M'0'tl G" .OUiI , avo8 3Nn83BW11 9NUSIM -'------------------------?-----------------'-� '-----------------------I---------- 3 _____________y_____-______________________________---------------- -------------------------------------------------- Z o - - - - ONIN02 1MtN301S3L 0 M � g W w M �z o A m, So Ui s U O Z O O� J W �W H 3 D „0-�Sl w II } W Q .s-.a L > o_ O z •a A-•l o _ a cr LL Cc Ow3 o; -- E❑ „9-.Z � Q Win o W PZp N � ZWFDCOCJO O pCY�o WU�-win � o¢m r j� � ❑ GS ux w g � F- O U i IFj W w � u aN °N x wo w Q�2OwU ¢ o IL (n��Q a ai z� -_- ❑ rc �5 cYix Mo z5"� U 0=f W 02� - ao - N oo mqo `9J] u> o sq0 �B7 mo m5 ��~o m II'�Ic- ❑ �> zN Yp -i dos m� W= 8� O�Z� F z u o W � �^ C Z -m o �z as Z <- Q � a m9 o n im W. °o. g `� is W 3� % i� o Q y rc Qpo tt -Z yU0 O O Y m _ ry b aOm �N Jo ate' vi m a \ W Uv O uu Z QO N K vN L� O = e �w C O• Z - sa a � F rc - z mrc o'o �] o zg pO 0 S<<" Um Cw U Zo O I o� NO 4 H W II "8 -S .€-.Z .,Z-d ,O-" o qq O ,6-.Z l uU z c� - in� ,0-.ST ❑ o � j� R vmm 5 Z e ns$ - 3 - + b _ ® 2 / _- z :5�111 o` . ■` Li LLJ ME will,« ) K O / > ox t ^ W \ S / i,) - | u 0zc § k} §� q§ 2 tea/ , \ }! @ §�z — M1010 Q- ih u = =_»)!- m F- <O § ƒ k\-�0 E $ § §zK ) < ± <z, _ ) J P \� kI ` oz �7 72 - o) �! � ;- «! t }� | � \ \I \ F�\\ \ \ \ >\ � f�� u \_% §\\ § }- E $ Z}- ` \ 12 � \ � k : 0 � � I VE = a 0 F a Z � O U�o<= QO ¢ Wm U OUao 0 z�WL o Lu z Q Q �Q 0- Z _ �� 1 , F I I I ,I f i 1 iy n\ C E m uLi ` 9 O E 4 ' h Adak Now is e g a @��sa� khwp$Y'a�'H 8 p��@�u�O @$yn' 11 $ y $npg akak g�k d€4 gs` �jbJ= -pg. •'gn'l$k�� € k U 51"Mill"i'We LiJ \\ ` oogy_t �iaC?jggq$ F' I asl gna�A lI �SarkY4 3 Q w� � I �^ Gc��u •�$st $�a§' ZV/ 00 I =M 0� U wHn i i N� - s _� ------------------------- W O ----- $ 5Z'OBl 3 H,90AON was —i 8 H 'tl lit ry a In CIV09 a�Nl�i 6VILL ~ W— — — — — — — — — — — ----- m 3pl ------ "" 5 G C g,ism N• - og^=r • tll �11 II�Mf� _ _____________________ �I �08'90Z M.44,40AOS •s_________ 6 F o. w a� w a k I . .. ......... IN I ei LLJ 6 1110 cc < wu < < u r W 20 Z z < (3 cc cc I < < > z cr R ig m m . . . . . . . . . .