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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS PUD - MODIFICATIONS OF STANDARDS - 42-89J - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 9/5/0 STAFF_Ted_ She and City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony School Shops, Request for Modifications of Two Standards, #42-89J APPLICANT: Mr. Rob Beery — Miller Weingarten Realty, LLC c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Western Property Advisors 11859 Pecos Street, Suite 300 Westminster, CO 80234 PROJECT DESCRIPTION: This is a Request for two Modifications of a Standard. First, Section 4.21(E)(1) — Harmony Corridor Development Standards - requires that supermarkets not exceed 49,000 square feet of gross floor area if located within a Neighborhood Service Center. The size of the proposed supermarket is 3,443 square feet over the maximum allowable size. Second, Section 3.2.2(L)(1) — Parking Stall Dimensions - requires standard parking stalls be 9 x 19 feet. The size of 263 parking stalls is proposed to be 10 x 19.5 feet. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for two "stand-alone" Modifications as allowed by Section 2.8.2. The Modifications are accompanied by a preliminary plan for background and clarification purposes only. The applicant has provided a justification for each Modification. Staff has analyzed the requests and justifications and finds that the Modifications comply with the criteria for granting such a request. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT Harmony School Shops, Request for Modifications of Two Standards, #42-89J September 5, 2002 P&Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-L; Existing Single Family Neighborhood (Sunstone Village 8th Filing) S: H-C; Existing Medical Office Campus E: H-C; Vacant E: L-M-N; Existing Mobile Home Park W: H-C; Vacant (site of the former Harmony Store) W: U-E; Existing Large Lot Residential (Harmony Half Acres) The parcel is part of a larger tract that was annexed in 1977 as part of a series of annexations to bring in the Hewlett-Packard property. The P.D.P. is part of the Timberline Farm O.D.P. and Harmony School Shops Community Shopping Center. The following approvals have been granted: • The Timberline Farm O.D.P. was approved in 1989 and designated the site as a "Community Shopping Center." • The parcel was rezoned from R-L-P (with P.U.D. condition) to E-P (Employment Park) in 1992 in order to implement the original Harmony Corridor Plan. • The parcel was designated "Mixed -Use Activity Center" and "Potentially Neighborhood Service Center or Community Shopping Center" in 1995 as part of the Amended Harmony Corridor Plan. • A Preliminary P.U.D. for the entire 20-acre shopping center was approved in 1995 and has since expired. • Timberline Corner Store (Diamond Shamrock) P.U.D. was approved in 1996. • Harmony School Shops First Filing (Harmony School) P.U.D. was approved in March of 1997. • The parcel was again rezoned from E-P to H-C (Harmony Corridor) in March of 1997 to implement City Plan. • • Harmony School Shops, Request for Modifications of Two Standards, #42-89J September 5, 2002 P&Z Meeting Page 3 Harmony School Shops Second Filing (68,000 square foot retail store) was approved in May of 1997 and has since expired. Harmony School Shops Third Filing (child care center and two office buildings) was approved on July 20, 2001. 2. Applicant's Request: A. Preliminary Plan The Modifications are accompanied by a preliminary plan. As proposed, the project would be anchored by a 52,443 square foot supermarket (Albertsons). Other uses in the center include a bank with drive -through facilities, standard restaurant(s), gasoline fueling facility and retail shops. The retail would be divided among free-standing buildings and multi -tenant in -line shops. Total estimated square footage is estimated to be 107,000 square feet. For background information, there is an existing approval to develop the northeast corner of Timberline Road and Milestone Drive. This project consists of an 8,580 square foot child-care facility (Children's World) and two office buildings with a combined square footage of 16,000 square feet. This project is known as Harmony School Shops Third Filing and was approved on July 20, 2001. Construction has not yet begun on this project. B. Modification Request — Size of Supermarket The applicant is requesting a Modification to the following standard for development within the Harmony Corridor: "Section 4.21(E)(1) Development Standards. (1) Harmony Corridor Development Standards. All development in the H-C Harmony Corridor District shall also comply with the Harmony Corridor design standards as adopted by the city and the following specific standards to the extent that such standards apply to the property proposed for development. From the Harmony Corridor Design Standards: "No retail establishment occupying more than twenty-five thousand (25,000) square feet of gross floor area shall be permitted, except a supermarket shall be permitted which does not exceed 49,000 square feet of gross floor area." • 0 Harmony School Shops, Request for Modifications of Two Standards, #42-89J September 5, 2002 P&Z Meeting Page 4 The Modification Request seeks to allow a supermarket of 52,443 square feet which is 3,443 square feet over the maximum. C. Modification Request — Size of Parking Stalls The applicant is request a Modification to the following standard: "Section 3.2.2(L) Parking Stall Dimensions. Parking areas for automobiles shall meet the following standards for long — and short- term parking of standard and compact vehicles: Standard spaces. Parking spaces for standard vehicles shall conform with the standard car dimensions shown on Table A." The Table indicates that for 90-degree parking stalls, the stall shall be 9 feet width and 19 feet in length. 3. Applicant's Justification: The applicant has provided a written justification for each Modification which is attached. Briefly, the justifications are summarized as follows: A. Size of Supermarket The site is designated in the Harmony Corridor Plan as a Community Shopping Center (with the potential for a Neighborhood Center). In a Community -scaled center, a retail building up to 80,000 square feet would be allowed. The applicants have voluntarily selected the Neighborhood - scaled center which carries the size limit. The underlying entitlement on the land, however, would allow an 80,000 square foot building. Therefore, the Modification would result in a size of structure that would be less than what is otherwise permitted by 27,557 square feet, a 34% reduction. 2. The proposed size of 52,443 square feet is slightly larger than Safeway (48,326 sq. ft.) and significantly smaller than King Soopers (70,500 sq. ft.), two existing supermarkets on Harmony Road. Therefore, the Modification would result in a supermarket that is compatible with the scale of stores already located along Harmony Road. 0 Harmony School Shops, Request for Modifications of Two Standards, #42-89J September 5, 2002 P&Z Meeting Page 5 B. Size of Parking Stalls The larger stalls would provide increased depth for larger vehicles and increased width for maneuvering shopping carts, particularly when car doors are open for loading groceries. 2. The Modification would result in fewer parking spaces. A plan with the same percentage of interior landscaping but with the standard sized stall would result in approximately ten percent more parking stalls in the affected area. 4. Staff Analysis: A. Size of Supermarket The Harmony Corridor Plan clearly envisioned a Community -scaled shopping center at this location. Such a center would be allowed to include an 80,000 square foot building. A supermarket of 52,443 square feet is of such a size that is appropriate for this location. 2. The magnitude of the difference between the allowable maximum and the proposed size is only 3,443 square feet. This represents only a seven percent increase over the maximum. This difference may be barely perceptible in the field. 3. A neighborhood information was held on July 25, 2002. The issue of the size of the supermarket was thoroughly discussed. Minutes to this meeting are attached. For those attending the meeting, the increase of 3,443 square feet was acceptable. B. Size of Parking Stalls The Code specifies exactly the size of the parking stall dimension. The standard is not expressed as a minimum. This lack of flexibility does not recognize cases where there may be mitigating circumstances such as high -turnover spaces in front of grocery store. 2. The Modification would result in fewer parking spaces. Since parking requirements for shopping centers are expressed as a maximum allowable number, the fewer the number of spaces, the better the plan accomplishes the underlying purpose of the standard. Ll 0 Harmony School Shops, Request for Modifications of Two Standards, #42-89J September 5, 2002 P&Z Meeting Page 6 3. The magnitude of difference between the standard (9 x 19) and the proposed (10 x 19.5) is minimal. 4. For those attending the aforementioned neighborhood meeting, the increase in the size of the stalls in front of the grocery store was acceptable. 5. Findings of Fact and Specific Findings As Per Section 2.8.2(H)(3): In evaluating the request for the two Modifications, Staff makes the following findings of fact, and specific findings as per Section 2.8.2(H)(3) A. For both Modifications, the granting of the Modifications would not be detrimental to the public good. B. For the size of the supermarket, the preliminary plan would promote the general purpose of the standard (49,000 square foot maximum) equally well or better than would a plan which complies with the standard for which the Modification is requested. This is because the underlying zoning and designation under the Harmony Corridor Plan would allow a retail building up to 80,000 square feet which is 27,557 square feet larger than 52,443 square feet as proposed. C. For the size of the parking stalls, the preliminary plan would promote the general purpose of the standard (9 x 19 feet parking stalls) equally well or better than would a plan which complies with the standard for which the Modification is requested. This is because the enlarged parking stall (10 x 19.5) provides parking that is safe, efficient and convenient for a supermarket parking lot that experiences high -turnover. Further, the enlarged parking stall accommodates grocery cart maneuvering and grocery loading in an easier manner. Finally, the enlarged parking results in fewer spaces thus promoting the design objective that retail parking not exceed a specified maximum as opposed to a required minimum. Harmony School Shops, Request for Modifications of Two Standards, #42-89J September 5, 2002 P&Z Meeting Page 7 RECOMMENDATION Staff recommends approval of the following two Requests for Modification: A. Request for Modification of the Standard, Section 4.21(E)(1), that would allow the supermarket to achieve a maximum size of 52,443 square feet. B. Request for Modification of the Standard, Section 3.2.2(L) Table A, that would allow up to a maximum of 263 parking stalls to feature the dimensions of ten feet in width and 19.5 feet in length. #42-89J Harmony School Shops 718/02 N Modification of Standards Type 11 (LUC) 1 inch : 600 feet Cod � o 0 urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Request for Modification of Standard Building Size for a Supermarket within the Harmony Corridor District July 17, 2002 The applicant, Miller Weingarten, LLC, is requesting a Modification of Standards for the size of a supermarket in the HC (Harmony Corridor) zone. Specifically, the store is proposed within an Activity Center designated as a "Community Shopping Center," per the Harmony Corridor Plan, at the northeast comer of Harmony Road and Timberline Road. The Harmony Corridor Standards and Guidelines, Appendix B, states that a supermarket should "not exceed 49,000 square feet of gross floor area." The applicant is proposing a supermarket at 52,443 square feet - 3,443 square feet larger than standard. Based upon criteria provided in the Land Use Code (L.U.C.) Section 2.8.2(H), the applicant maintains that the proposed increase in size of the supermarket is not detrimental to the public good and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. When compared to a plan compliant with the Land Use Code standards: ■ The proposed plan is better than a plan compliant with the Land Use Code because the proposed uses are smaller than other allowed single building uses that could exist on the site. Per the Harmony Corridor Standards and Guidelines, a Community Shopping Center at this location would allow "Big Box" buildings up to 80,000 square feet in area. The proposed supermarket is 27,557 square feet - 34% smaller than an allowed Big Box retailer. ■ The proposed plan will provide a larger variety of goods to the surrounding service area and thus function better as a Community Shopping Center. Other Activity Centers located within the Harmony Corridor have the following sized supermarkets: Shopping Center Type Supermarket Location Store Size Regional King Soopers Harmony Rd and JFK Parkway 70,500 sq. ft Community Proposed Harmony Rd and Timberline Rd 52,443 sq. ft Neighborhood I Safeway Harmony Rd. and McMurray Ave. 48,326 sq. ft. * Current proposal ■ The proposed plan provides more than the minimum required interior parking lot landscaping. The code requires a minimum of 10% while this plan proposes 11.6% interior landscaping area. (See Exhibit A.) ■ The proposed plan orients the shopping center to both Harmony and Timberline Roads. The smaller, more broken -up fagade is planned to face Harmony, providing additional streetscape urban design, inc. interest. The larger fagade is oriented toward Timberline, almost 900 feet to the west. Significant landscape buffers are incorporated into the plan, as well as a buffer of smaller uses between the primary structure and the roads. This conforms to the newly adopted Big Box Standards for supermarkets. ■ The proposed plan locates all parking on the interior of the site and provides substantial buffering from Harmony and Timberline Roads. ■ The proposed plan creates strong pedestrian connections from the surrounding neighborhoods as well as connections throughout the interior of the shopping center. ■ The proposed plan provides four-sided architecture forthe supermarket and all otherstructures within the Community Shopping Center. ■ The proposed plan provides a supermarket only 7% larger than otherwise permitted by the L.U.C. and the Harmony Corridor Plan. The structure will not be noticeably larger than the 49,000 square foot standard. Please see the attached plans showing the proposed plan as well as a plan that is compliant with the Land Use Code standards. a yo , 6 . oe Carter Cityscape Urban Design • U Request for Modification of Standard Parking Stall Size July 17, 2002 COP@� urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com The applicant, Miller Weingarten, LLC, is requesting a Modification of Standards for the size of approximately 235 to 263 parking stalls within a proposed development located on the northeast corner of Harmony and Timberline Roads. Section 3.2.2 (L) of the Fort Collins Land Use Code states that "Parking spaces for standard vehicles shall conform to the standard car dimensions shown on Table A." The 90-degree standard parking stall is nine feet (9') wide by nineteen feet (19') deep. The applicant is requesting a portion of the required parking stalls to be larger than standard. The proposed stall would be ten feet (10') wide by nineteen and one half (19.5') deep. See Exhibit B. Based on the Land Use Code, Section 2.8.2 (H), the applicant maintains the proposed increase in size of parking stalls is not detrimental to the public good and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. When compared to a plan compliant with the Land Use Code standards, ■ The proposed plan would allow for larger parking stalls than the Land Use Code standard. This larger parking stall would provide for greater vehicular and shopping cart maneuverability, more room for door swing for convenience in loading groceries, and greater stall depth for oversized vehicles. ■ The proposed plan would result in fewer parking spaces. A plan with the same percentage of interior landscaping but smaller (standard) parking spaces results in approximately 10% more parking spaces in the affected area. Please see the attached plans showing the applicant's proposal and a plan that is compliant with the Land Use Code standards. an yo , aoe Carter Cityscape Urban Design No Text No Text