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HomeMy WebLinkAboutPARK SOUTH PUD - MASTER PLAN - 46-88 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW• 0 CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES. PLANNING DEPARTMENT April 25. 1988 Frank Vaught c/o Vaught/Frye Architects 2900 South College Ave. Fort Collins, CO 80525 Dear Sir, For your information, attached is a copy of the Staff's comments concerning Park South PUD Master Plan, which was presented before the Conceptual Review Team on April 25, 1988. r The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, Sherry Albson-Clark Senior Pla4der Attachment SAC/bh xc: Tom Peterson, Director of Planning Mike Herzig, Development Coordinator Jim Faulhaber, Civil Engineer 1 Project Planner File OFFICE OF DEVELOPMENT ' 300 LaPorte Ave. • P O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING CONCEPTUAL REVIEW STAFF COMMENTS INIEETING DATE: April 25, 1988 PROJECT: Park South PUD Master Plan APPLICANT: Frank Vaught, Vaught -Frye Architects, 2900 S. College Ave., Fort Collins, CO 80525 LAND USE DATA: Request for 31 acres, consisting of 19 acres of commercial uses and 12 acres of single family residential uses., Located at the southwest corner of Horsetooth Road and Manhattan Drive. COMMENTS: 1. There is a repay on an existing water line in Horsetooth. Sewer is existing to the SE corner of the site. 2. Existing Light and Power system is in Manhattan and along the eastern- most cul-de-sac shown on the preliminary phase plan for the SFD area. Any relocation will be at the developer's expense. 3. Storm drainage staff will work with the developer on storm drainage spe- cifics at the time of the preliminary for the first phase. 4. Manhattan is constructed and has been accepted by the City. Interior streets must be designed to city standards. if variances to street design standards are requested, such variances should be submitted as soon as possible. 5. A traffic study must be done with the project. The design of new streets must be done in a manner that allows for the existing streets to be compa- tible with new design (ie. curb cuts and returns. sidewalks). Critical points Conceptual Review Comments Page 2 to address in the traffic study are: signalization at Horsctooth and Manhat- tan; capacity of Manhattan and relationship of proposed Manhattan access points with the property to the cast side of Manhattan. The traffic study needs to address an appropriate design of interior streets to accommodate both residential and commercial streets. 6. Street tree planting design should be provided along both Manhattan and Horsctooth and should coordinate with existing utilities that may be located within this area. 7. Planning staff expressed a concerti regarding the potential impact on the area street system (specifically those streets that serve a predominantly residential area), given the magnitude of commercial uses proposed on this master plan. S. A neighborhood meeting is scheduled for this project on Wednesday, May 4, 1988 at 7:00 p.m. at Lopez School. 9. Consideration should be given to increasing the size of the single family lots that front on the collector street in phase 1. 10. Intent to buffer this project from the existing development to the west should be shown on the Master Plan. 11. The intent of maintenance of landscaping along streets needs to be clari- fied. PARK SOUTH P.U.D. - MASTER PLAN Recommendations: 1) One entry Horsetooth (right in - right out). 2) Two entries Manhattan. 3) No entries Dennison (if necessary for emergency vehicles - chained, locked). 4) Dennison not a through street. 5) Coleridge Court be extended north a minimum of 300' more (contiguous with the existing 6' fence). 6) If item 5 cannot be done, that there be a height restriction of single story in Parcel "C" also Parcels "B" and "E". 7) Parcel "F" be designated as Single Family Housing. 8) Parcel "D", present Master Plan, be designated Community/Regional Retail Center. 9) That the Master Plan NOTES be adjusted as noted on Exhibit "A". 10) Parcel "F" Why the delayed date if it is platted, utilities in, etc: 11) Adjust the Planning Objectives accordingly. 12) Specify roof style and pitch on office buildings. PARK SOUTH PARCEL "A" P.U.D. Recommendations: 1) Note 6: 2 story - (40' max). 2 story offices are stated at 30' max. 2) Dennison Avenue not be a through street. 3) Extend Coleridge as stated on Master Plan recommendation. 4) Parcel "F" be designated as Single Family lots. 5) Adjust the Planning Objectives. I. RT.IN RT.OUT INTERSECTION 2. 3. ,7 NOTES' Maximum building height is 40 f t . *xcept where shown otherwise All public streets are to meet City Standards, uninss specific vatiances are granted ptlbr to development- Commom open space areas are to be maintained by an owner's association or other appropriate vehicle determined at time of approval of adjacent development. Land Use catagories indicated may include the following specific uses! of e! Professional offices Research & Development Offices Medical, Chiropractic, Dental offices �eA Art, photo- Galleries And other similar small-scale, neighborhood compatible uaes. etel c Reta >;hbQs: � • •peraogal 5'er'rlete bhops �':,• , standard Rdataa.tant♦ Retail laundry, 11r?-ClserfjPg outlevil Hos+• fuYnishing, tiles, carpet, showreow. go"" � ,M,br oeparin�rA etorrj WOMAN Antique Sales, Household appliances, sales, Banks, Savings f: Loan, Credit Unions The proposed land uses and desitles shown An this plan are estimates of development potentlml. Approval of this master plan by the City does not constitute final Approval of these land rises, design or densities. Rather, any future land uses must be approved according to the procedures, processes and criteria of the planned unit development regulations and other relevant City policies and standards. All signs to be to City of Fort Collins sign.Code. 0. Anticipated Phasing Schedule Phase One Parcel A - 1989 t y' — Phase Two Parcel F _ 19A1 --�-� Phase Three Parcel F, r O 19A 90 o hi .e Tour PAFCel C n - 199A on ` P� zoKed r-po original/Master Plan consisted of 211 condos, 49 patio hdmes, 352 apartments and 194,500 square feet of office/commercial/theatre uses on 13.9 acres. overall site is 56 acres. phase plan consisted of 10,000 square foot bank, 16,000 sq' ft. theatre, 62,000 sq. ft. of office, 12,000 sq. ft. of retail, 8,500 sq. ft. health club and 13,000 sq. ft. of restaurant use (total sq. ft. of 124,000 sq. ft.). Master Plan was then amended to change apartments to single family and to delete theatre for a day care cen- ter. a limit of 10,000 sq. ft. of retail could be located west of Meadowlark. totak of non-residential sq. ft. was 150,000 sq. ft. on MiUMCyo_Busines _PDQ- zoned H-B. 249,000 sq. ft. of office and retail uses and 3,400 sq. ft. restaurant on 16.5 acres. HB zone per- mits single-family and multi -family residential, banks, saving and loan and finance companies, standard and fast-food restaurants, indoor theaters, membership clubs, offices and clinics, personal service shops, retail stores, laundry and dry-cleaning outlets, limited indoor recreation uses, small veterinary clinics, aquarium shops, child-care centers and churches. other shopping centers: Scotch Pines - zoned b-p. 10,000 sq. of office and 85,000 sq. ft. of retail uses on 10.7 acres. QQg_QgggiDg - zoned B-P. 82,000 sq. ft. retail, 7,000 sq. ft. bank, 7,000 sq. ft. restaurant and 56,000 sq. ft. office (total of 152,000 sq. ft.) on 19 acres. Fggntoiahgwd - zoned h-b. 104,000 sq. ft. office, 23,700 sq. ft. retail and 4,400 sq. ft. restaurant (total of 132,000 sq. ft.) on 9.8 acres' A 1-2 Country Club Corners, in Colorado Springs, is an innovative neighborhood shopping center with 43,350 square feet of GLA, including 14,100 square feet of office space. A series of interconnected buildings, designed for compatibility with an adjacent residential area, are oriented toward an open courtyard with a clock tower. The neighborhood center provides for the sale of convenience goods (food, drugs, and sundries) and personal services, those which meet the daily needs of an immediate neighborhood trade area. A supermarket is the principal tenant in the neighborhood center. Consumer shopping patterns show that geographical convenience is the most important factor in the shopper's choice of super- markets. The customer usually chooses such stores from among those most conveniently located, usually those nearest the shopper's home. Only as a secondary consideration does wide selection of merchandise or service come into play. The neighborhood center has a typical gross leasable area of about 50,000 square feet but may range from 30,000 to 100,000 square feet. For its site area, the neighborhood center needs from 3 to 10 acres. It normally serves a trade area population of 2,500 to 40,000 people within a 6-minute drive. 4 The neighborhood center, sometimes called a con- venience center, is the smallest type of shopping center. The community center is built around a junior department store or variety store as the major tenant, in addition to the supermarket. Such a center does not have a full -line department store, although it may have a strong specialty or discount store as an anchor tenant. The community center offers shoppers greater depth and range of merchandise —assortments in clothing sizes, styles, colors, and prices —than does a neighborhood or convenience center. The community center has a typical gross leas- able area of about 150,000 square feet but may range from 100,000 to 300,000 square feet. For its site area, the community center needs from 10 to 30 acres. It normally serves a trade area population of 40,000 to 150,000 people. 0 1-3 Pomerado Village shopping center in Rancho Bernardo, the new community near San Diego, California. The Spanish- st�-le center accommodates a variety of community -scale shopping needs and includes a bank, a grocery, beauty shops, barber shops, a furniture store, and many other retail shops. If population increases in the trade area can be predicted reliably, the prudent developer of a com- munity center will plan to have adequate land available for expansion. When the growth in sales volume warrants and the drawing power justifies, the community center can often be increased in status to that of a small regional by the introduc- tion of a full -line department store and additional shops, offices, and services. In the metropolitan area, a community center is vulnerable to competition. It is too big to thrive from its immediate neighborhood trade area and too weak to make a strong impact on the whole community, except in smaller cities, those with Populations of 50,000 to 100,000. The development of a strong regional center, with the pulling power of one or more department stores, may impinge on a community center's trade area. But in a normally strong market area, both can succeed, even if they are within several miles of one another, because of the difference in the types of merchandise offered and because of the community center's conveni- ence to the shopper, particularly the convenient vehicle travel distance. In cities with populations of 50,000 to 100,000, the community center may actually take on the stature of a regional center because of the center's local dominance and pulling power, even though the array of tenants does not include a full -line department store. A popular price or discount store may substitute locally in customer acceptance and in function as the leading tenant. A community shopping center is the type whose size and pulling power are the most difficult to estimate. Because some shopping goods are made available, shoppers are less predictable in their shopping habits for clothes and appliances but will customarily go to their favorite supermarket for their household's daily needs. 'f 1-6 CHARACTERISTICS OF SHOPPING CENTERS CENTER TYPE LEADING TENANT (BASIS FOR CLASSIFICATION) TYPICAL GLA GENERAL RANGE IN GLA USUAL MINIMUM SITE AREA MINIMUM SUPPORT REQUIRED NEIGHBORHOOD Supermarket or 50,000 sq. ft. 30,000-100,000 3 acres 2,500-40,000 CENTER drugstore sq. ft. people COMMUNITY Variety, discount, 150,000 sq. ft. 100,000-300,000 10 acres or more 40,000-150,000 CENTER or junior depart- sq. ft. people ment store REGIONAL One or more full- 400,000 sq. ft. 300,000-1,000,000 30-50 acres or 150,000 or more CENTER line department sq. ft. or more* more people stores of at least 100,000 sq. ft. of GLA* *Centers with more than 750,000 sq. ft. GLA usually include three or more department stores and hence are super- regionals. The community center is the in-between or inter- mediate type of shopping center. The regional center provides shopping goods, general merchandise, apparel, furniture, and home furnishings in full depth and variety. It is built around the full -line department store, with a mini- mum GLA of 100,000 square feet, as the major drawing power. For even greater comparative shop- ping, two department stores —even three or more — are being included among the tenantry. The normal design uses the pedestrian mall, either open or en- closed, as a connector between the major anchor stores. The mall also establishes a basic pattern for directing customer flow past supplementary tenant stores which are placed between the purposely separated majors. The regional center has a typical gross leasable area of 400,000 square feet. Regional centers range from 300,000 to more than 1,000,000 square feet. When the regional center exceeds 750,000 square feet in GLA and includes three or more depart- ment stores, it becomes a super -regional center. Regional and super -regional centers establish their customer drawing power from their ability to offer full ranges of shopping facilities and goods. This attraction extends their trade areas by 10 to 15 miles or more, modified by such factors as com- petitive facilities and travel time over access high- ways. There is no difference in function between regionals and super -regionals —only strength and range in their customer drawing power. The regional and super -regional are the largest types of shopping center. They are also the glamour centers. They come closest to reproducing shopping facilities and customer attraction once available only in central business districts. Figure 1-6 compares the characteristics of the three major types of shopping centers. Numbers shown in the table must be regarded only as con- venient indicators for defining the various types of centers; the basic elements of any center may change because of the need to adapt to the char- acteristics of the trade area, including the nature of the competition, population density, and income levels. The number of people needed to support a shopping center of any type, for example, cannot be fixed, because income level, disposable income, dilution by competition, and changing methods of merchandising and changing store sizes all enter into the calculations. Obviously, no rigid standard for size would be realistic. Local conditions within a trade area (number of households, income levels, existing retail outlets) are more important than any standard population figure in estimating purchas- ing power needed to support a center. Once more, it is emphasized that tenant compo- sition and the characteristics of the leading tenant define a shopping center type. Building area, site size, and population do not. Variations of the Major Types The seventies has begun an era of consumer and citizen awareness, energy and environmental con- trols, and heightened levels of public taste and sophistication. Established behavioral patterns are