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Home My WebLink AboutTHE MARKET PLACE PUD - PRELIMINARY - 21-89 - REPORTS - RECOMMENDATION/REPORTITEM .N(1. 10 PLANNING AND ZONING BOARD MEETING OF May 22, 1989 STAFF REPORT PROJECT: The Market Place PUD, Preliminary - #21-89 APPLICANT: Rosenbaum -Dean Corp. c/o Yergenson, Obering & Whittaker 115 S. Weber Colorado Springs, CO 80903 OWNER: Cascade Management Corp./Bill Strickfaden, President James Peterson c/o Miscio and Stroud, Inc. 300 S. Howes Fort Collins, CO 80524 PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: A request for preliminary approval for a 94,121 square foot regional/community shopping center on 8.1 acres. The site is located on the east side of College Avenue, north of Troutman Parkway. The site is zoned h-b, Highway Business and r-m-p, Medium Density Planned Residential. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The applicant proposes a 94,121 square foot shopping center. The anchor tenant is Phar-Mor, which is a 55,000 square foot drugstore. Other uses include four retail spaces and two free-standing pads. The project scores 57% on Point Chart C "Community/Regional Shopping Center" and is in conformance with the approved South College Properties Superblock #3 Master Plan. Conditions regarding the landscape easement, signage, building elevations, access easements and dedication of Troutman Parkway have been placed on the preliminary approval. DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221.6750 SEHVICES. PLANNING DEPARTMENT The Market Place P & Z Meeting - Page 2 COMMENTS 1. Background: PUD, Preliminary, #21-89 May 22, 1989 The surrounding zoning and land uses are as follows: N: h-b; vacant S: h-b, r-p; Pavilion Retail Center, National Car Rental E: r-m-p; vacant W: h-b; Best, Pic'n Save, Sea Galley The site is zoned h-b, Highway Business and r-m-p, Medium Density Planned Residential with a PUD condition. The property currently contains a residence and several out buildings. The site is part of the South College Properties Superblock #3 Master Plan, approved in 1982. The approved master plan consists of two phases. The first phase was the Fountainhead PUD. Phase two consists of the remainder of the 21-acre master plan. Uses proposed on the master plan included retail shopping, drive-thru facilities, motels/hotels, offices, clinics, automobile sales, service stations, restaurants, theaters and residential uses. Integrated pedestrian and vehicular circulation was intended to be encouraged throughout the master plan area. 2. Land Use: The proposed uses consist of a 55,000 square foot drug store (Phar-Mor), four retail spaces encompassing 30,900 square feet and two free-standing pads. The land uses proposed on this preliminary site plan were evaluated under the criteria of the Community/Regional Shopping Center Point Chart. Using Point Chart C, the project achieves 57%. Points were awarded for being contiguous to a collector and/or arterial street (College is arterial, Troutman Parkway is collector); being contiguous to a transit route; providing for future direct vehicular/parking access with adjacent properties; having primary access from a non -arterial street (primary access is from Troutman Parkway); and contiguity to existing urban development. The proposed land uses are consistent with those uses proposed on the South College Properties Superblock #3 Master Plan. 3. Design: The buildings planned for this project consist of the anchor tenant, Phar-Mor, four attached retail spaces and two free-standing pads, for a total of 94,121 square feet. The anchor tenant and retail spaces are linked through a series of pedestrian plazas. Parking is centrally located and meets City guidelines for the proposed uses. The Phar-Mor structure is proposed at 30' in height, with other structures on the site between 20' and 26' in height. The Market Place PUD, Preliminary, #21-89 P & Z Meeting - May 22, 1989 Page 3 Building setbacks along the site's College Avenue and Troutman Parkway frontage have been increased to be consistent with setbacks on the Pavilion Shopping Center, ranging from 36' - 58' from the right-of-way of these streets. Setbacks along JFK Parkway have also been increased to provide buffering for the service and loading areas along the backs of buildings. Extensive plant material has been provided around the site's perimeter and berming has been incorporated along the three street frontages. Several existing trees on the site are being retained. Six foot high screen walls, berming and landscaping are also planned to provide screening of service areas at the backs of the buildings. A combination of landscaping and screen fencing has been provided for buffering between the service area and the outparcel to the southeast. Foundation plantings have been provided for all but the free-standing pads, which would be addressed at final review, when specific tenants are known. Planters are proposed along the building fronts, to provide visual interest and shade for pedestrians and landscape islands throughout the parking area define traffic aisles and break-up asphalt areas. A 15 foot off -site landscape easement will be obtained as an interim solution for providing landscape screening along the north property line of the Phar-Mor facility. It is anticipated that the property to the north will develop in a similar fashion; however, until this occurs, the north elevation of Phar-Mor would be visible from College Avenue, with no space available on -site for plant material to provide screening for this elevation. Staff is recommending a condition that a 15 foot landscape easement be provided on the adjacent property to the north with the final plans. Signage has been indicated on the building elevations and would consist of interior lit channel letters. Monument signs are also proposed for the site and are designed using materials that match those used in the center. Staff is recommending a condition that a unified signage design for all signage on -site be provided with the final plans. The proposed building materials consist of painted and ribbed concrete block and synthetic stucco. Ribbed metal canopies are planned for the store entries and on the north and east elevations of Phar-Mor. The materials and colors proposed are intended to match those used at Fountainhead to the north; however, the colors represented on the rendered elevations are not compatible with those used on Fountainhead. While staff does not believe this center needs to match Fountainhead, the colors used should be compatible. Of concern, is the blue banding color, which appears to provide too extreme of a contrast. Staff would also encourage greater usage of the stucco material, as an alternative to standard block. Staff is recommending a condition that further information be provided on the proposed building elevations, addressing the color scheme and materials, with final plans. The Market Place PUD, Preliminary, #21-89 P & Z Meeting - May 22, 1989 Page 4 4. Neighborhood Compatibility: No neighborhood meeting was held on this proposal. The proposed land uses are deemed compatible with existing uses in the area. 5. Transportation: Access to the site is from Troutman Parkway (a collector street) and a shared right-in/right-out on College Avenue. The College access requires a joint access easement with the property owner to the north and would also function as access to this adjacent property when it is developed. A conceptual plan has indicated how the two properties may be linked, in terms of access and site orientation. The applicant would be required to provide an access easement dedication at the time of final plan review for The Market Place PUD for this joint access. A decel lane is required along the site's College Avenue frontage. Additional access is provided from JFK Parkway (an arterial street) which functions as a re -circulation road, providing alternatives to College Avenue. This access serves the loading/service areas of the shopping center. Staff has encouraged the applicant to include the outparcel in this development plan so that access and development potential could be evaluated concurrently; however, this outparcel is under separate ownership and as of this time, is not included in the preliminary plan. Access to this outparcel has been provided, through two future access points along the service drive. A potential shared access on Troutman Parkway has also been shown on the preliminary plan; however, the location of this access does not line-up with the existing drive to the south and therefore, is not desirable from a traffic standpoint. The north half of Troutman Parkway (34') along this site has never been dedicated as public right-of-way. The current property owner has agreed to providing this dedication. Staff is recommending a condition that prior to final approval, a signed deed of dedication for the north half of Troutman Parkway be provided. RECOMMENDATION Staff finds that The Market Place PUD Preliminary meets the criteria of the Community/Regional Shopping Center Point Chart and the All Development Chart of the Land Development Guidance System. There are several concerns that must be addressed prior to final PUD review. Therefore, staff is recommending approval with the following conditions: 1. A 15' landscape easement be provided on the adjacent property to the north with final plans. 2. A unified signage design for all signage on -site be provided with final plans. The Market Place PUD, Preliminary, #21-89 P & Z Meeting - May 22, 1989 Page 5 3. Additional information be provided on the proposed building elevations, addressing the color scheme and materials, with final plans. 4. Easements for the outparcel access be provided with final plans. 5. A signed deed of dedication for the north half of Troutman Parkway be provided prior to final approval. ITEM THE MARKET PLACE NUMBER 21-89 Nv318 C3 r+3soe ' 9 dO13n3Q 04 I .vw+wna r+rrunolu a 3nHNr no�nm s Y � � � In and 3ovid 13>(&VM 3Ha ' F�eiS= e �< �FK l qqpp y Waa 1 yypp i i 1 Ed ~ A:R 1� �� y;$ W� W z � ��• I - _ -_ toga 32 qT 94 uj- i af � olI I log.# ; �R' I y�N '{y�Rpi��ia;. 4 q= pp li 'x <N I I. a� y ' O -- LaN I iiiiil I I I jf •�` � � it � i e ,}.+I, � r � t- � � I ..�-. i S - -- -- -- - - -- -- gY n � 311N31r 303i1oo woos ru avw-ao-iww rwuaw xnanc miorur .c � � � V 3037700 Hinos °pJ a ■46%' r j& `? ,I I` VI I ll1,\1 DNI21110 N INN 1')�I -- ---------- fin NMI H - ------ ire I aw 101 PW 0 Mira NMI I win] mmm son RON ME RU A 0 AMR-= M Q MU. ---- -- VHHH --- 7 ME "OSA Ems msss ME rA :II - r: � = - r � All - .� -F -s _4 `+SI)r.-�.r.Yl .�n„dQ fl:5:-4!G - U{)i'i�10�'titiin,rls np4•iOln`J i.q"%1 S Sll ADIVL1IHM N DNIMIOO MSNIDMI 1 , HUM _-_ ■ }'�k� -4- FEWM HAI f � N - EMS I II MUUMUU ' +{ -------------- - i =-:__ a ,- — III 11------------- « , N , 1 ■ sue- ;�ME WE J _ E I) HIRE mmii rd{ Ed ! lop om «. • r MIN Him HEM OF ME IFL �a E N O B E R I N G WHITTAKER P C A R C H I T E C T S 115 SOUTH WEBER SUITE 200 • COLORADO SPRINGS • CO 80903 •719/475-8133 • DENVER • 303/892-9056 STATEMENT OF PLANNING OBJECTIVES PRELIMINARY PLAN SUBMITTAL Proposed Shopping Center S. College Avenue & Troutman Parkway Ft. Collins, Colorado CONFORMANCE TO CITY LAND USE POLICIES This project is in conformance with the applicable policies, goals, and objectives as defined by the City of Fort Collins, and the approved Super Block #3 Master Plan of South College Properties. The project site is located at the northeast corner of South College Avenue and Troutman Parkway. The ground is presently vacant. The property is surrounded by the Fountainhead development to the north, the Best/Pic 'n Save Center to the west, the Pavilion development to the south, and vacant land to the east. The site is totally within the existing Ft. Collins city limits, and would be serviced from existing utility mains. The major points of access to the site will be from existing curb cuts on Troutman Parkway, and from South College Avenue and JFK Parkway as specified by the approved Super Block #3 Master Plan of South College properties, providing convenient, direct access from surrounding commercial and residential areas. The site is adjacent to existing public transportations routes as well. Planning for the center has taken into account the surrounding projects, and provisions have been incorporated to allow for easy cross -access with each. Building materials and colors will be chosen to compliment the Fountainhead development, adjacent to the north. Side and rear elevations of the buildings fronting on major roads will be screened with a combination of walls and landscape materials. It is the desire of the applicant that this center be a viable asset for the citizens of Ft. Collins. PROPOSED OWNERSHIP The property owner will maintain ownership of all parking, landscaping, and circulation areas on the site. The property owner(s) will maintain such areas at all times. It is possible that one or more of the pad sites will be sold to individual tenants. In such cases, the tenant would be responsible for maintenance of all improvements through a common area association. 0 • ESTIMATED EMPLOYMENT It is estimated that approximately 150 persons would be employed by the tenants of this project. ASSUMPTIONS AND CHOICES Access - Vehicular access points to the site are located so as to minimize any possible disruption on surrounding streets. One right-in/right-out access point on South College Avenue is located so that it may serve as a convenient point of access for future development (see Mater Plan SP-1). The Master Plan also provides a shared access on JFK Parkway that allows for a tie-in for users of the Fountainhead project to the north. Two access points on Troutman Parkway are directly opposite existing driveways to the Pavilion project. All access points conform to the Super Block #3 Master Plan of South College properties. Building Orientation - Given the size and shape of the site, retail buildings were logically oriented so that the major focus of the center is from College Avenue. When combined with future development and surrounding projects, a total unified theme is established with provisions for easy and efficient transitions, both between and within each individual project. Parking - Parking areas have been oriented to provide for efficient vehicular ingress and egress, and for pedestrian access to the project tenant spaces. Parking rows have a landscaped island at each end to help define major circulation corridors, and to break up large expanses of asphalt. In addition, several full length landscape islands have been designed in order to further divide the parking area into "sub -lots", which relate to various elements of the project. Design - Many elements of the general design themes from the Fountainhead project, such as building colors and landscape elements, have been incorporated into this project to help unify the commercial area of which this project is a part. 0 CONFORMANCE TO CRITERIA 1. The project is contiguous to an arterial street - S. College Avenue. 2. The project is contiguous to an existing transit route. 3. The project is adjacent to two existing community/regional scale projects, with planned access between each, and becomes a part of a larger unified community/regional center. 4. The project gains its primary vehicular access from Troutman Parkway. 5. The project is planned to allow for easy pedestrian and vehicular access to existing and future development of this and adjacent projects. 6. The project has more than 1/6 contiguity with existing urban development. 7. The project conforms to the approved Super Block #3 Master Plan of South College properties. LAND USE CONFLICTS The project has no areas of land use conflicts, as the site is bounded on three sides by arterial or collector streets (S. College Avenue, Troutman Parkway, and JFK Parkway), and on the fourth side by an existing commercial center (The Fountainhead). To further aid in overall area planning, this project provides for logical circulation patterns between existing projects both to the north and the south, and limited access points on S. College Avenue and JFK Parkway - intended for common usage by all properties. In addition, side and rear elevations which face either JFK or Troutman Parkways will be screened with a combination of walls and/or landscaping. • • ENERGY CONSERVATION Major areas of storefront glass are oriented towards the north and west with 5'-4" wide overhangs, thereby minimizing as much as possible daytime soiar heating loads on the buildings. In addition, all storefront glass will be insulated. Walls will be constructed of concrete block, and will be insulated. Roofs will have R-20 insulation. High efficiency lighting and heating, ventilating, and air conditioning units will be utilized. DEVELOPMENT SCHEDULE Construction is expected City approval, and take complete. Construction improvements will be with the construction project schedule. to begin immediately upon approximately 6 months to of any required public accomplished concurrently process. See attached