HomeMy WebLinkAboutTHE OVERLOOK/SENECA CENTER AT ARAPAHOE FARM PUD - FINAL - 55-87P - CORRESPONDENCE - RESPONSE TO APPLICANT Mar 30 OO 17 :45 . P. 01
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Mr. Steve Schrader JJ
Schrader Oil Company
P.O. Box 495
Fort Collins, CO 80522
Dear Steve:
As you are well aware, Wheeler Commercial Development and the City of Fort
Collins are very close on wrapping up the Overlook Convenience Center Final
P,U.D. (Seneca Center). in fact, we are tentatively scheduled for the May 4.
2000 Planning and Zoning Board hearing.
This is an exciting project. From the City's perspective, this P.U,D, represents a
mixed-use multi-family residential and commercial project in a predominant
single family residential neighborhood. These last few acres are the final build-
out of the 160-acre Arapaho Farm Master Plan that was first planned back in
1987. By introducing commercial services into this,quarter-section. the long-
standing policies of developing a neighborhpodvyith opportunities for a variety - -
of land uses will be realized. ���
One of the key ingredients that made this project a reality was the change to the
City's Zoning Code (Land Development Guidance System) back in 1988. I have
enclosed the Neighborhood Convenience Shopping Center— Design Guidelines,
Policies and Criteria for your reference. (As an aside, the Preliminary P.U.D. did
not meet the required number of points on the Point Chart but a variance was
recommended by Staff and approved by the Planning and Zoning Board because
of the strategic location of the site within the larger neighborhood.)
Basically, the code change allowed neighborhood convenience stores, with fuel
sales, to locate within residential neighborhoods, as long as the design,
architecture, landscaping, and other improvements were held up to a standard
that would complement the residentiai character of the area. In addition, once a
neighborhood convenience store was approved, another one would no: be
approved within a three-quarter mile radius.
Please note that the property owner at the southwest corner of Harmony and
Shields recently inquired of the City as to the feasibility of a convenience store
with fuel sales. This owner was told that such a request would be denied
because the property is within three-quarters of a mile of your subject site, even
though Seneca Center has only Preliminary P.U.D approval, This particular
owner will be allowed to have offices, financial services and clinics only. The
property will be prohibited from featuring retail or fuel sales.
Mar-30-O0 17 :45411 • P_02
Having allowed the land use within a residential neighborhood. the test for a
P.U.D. is to then demonstrate superior design to the satisfaction of the Planning
and Zoning Board. Seneca Center has indeed demonstrated this with one
exception.
The use of an illuminated red band along the lower edge of the fuel island
canopy is more typical of a facility located along a heavily traveled commercial
arterial street rather than Seneca Center that is located at the intersection of an
arterial and a neighborhood collector street. Seneca Center will be the only non-
residential land use between Shields Street and Taft Hill Road, a distance of one
mile. In addition, between Shields and the Burlington Northern Railroad, a
distance of .8 mile, there is virtually no opportunity for a competing use In other
words, there is less of a need for Seneca Center to project a strong commercial
image since there is no other commercial development that competes for the
customer's attention in the entire neighborhood.
It is Staff's position that the Seneca Center location calls for an image package
that is more residential in character than the standard outlined in the Conoco
Improvement Program. Since Seneca Center is literally surrounded by existing
and future residential, the image must slight) aadjust to be found compatible
/ with the neighborhood. We have carefully reviewed propose Schrader'S
6-GciO L fir -�+-nrP nd find th la In ev ry wa_y with ,p_xceptior the
Wired canopy band, «tAd e- FF'ica f"te 'NPeer-V i ),E. u7„li apprc A-Cc'✓oCO
fVIAk Z r 12clas r {9 s rS �tiul, " 2_ton�.�Rr d K cic -
We are confident th t Seneca Center will be a successful location. The Sign
Code—Will allow for canepy signage and monument signage, The fact that the site
is slightly elevated above the roadway enhances visibility. It is our desire that
Seneca Center fulfill the economic goals of Schrader Oil Company and Conoco
as well as the aesthetic and livability goals of a high-quality residential
neighborhood. These goals are not mutually exclusive.
t,J Or
P ads 'OILS Therefore, it is cur sincere hope that Schrader Oil and Conoco strongly
reconsider the need for standard imaging at such a unique location as Seneca
7 Center. As always, we are available to meet and discuss these issues at your
spx.-r'Pflo€1. • convenience.
d Sincerely:
eN ode? Ted Shepard
Chief Planner