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HomeMy WebLinkAboutHARMONY MARKET PUD - PRELIMINARY - 54-87B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS ITEM NO. 8 PLANNING AND ZONING BOARD MEETING OF April 24, 1989 STAFF REPORT PROJECT: Harmony Market P.U.D., Preliminary, #54-87B APPLICANT: Feist-Meager and Company c/o Vaught-Frye Architects and Planners 2900 South College Avenue Fort Collins, CO. 80525 OWNER: G-T Land Company, Inc. 3555 Stanford Road Fort Collins, CO. 80525 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. for a Community/Regional Shopping Center on 50.90 acres. The total leasable floor area is 332,550 square feet divided between three retail anchor tenants, five retail spaces, future additional pad sites, and one office pad. The project would be constructed in two phases. The site is located south of Harmony Road, east of Lemay Avenue, west of Boardwalk Drive (extended) and north of Oak Ridge Drive (extended). The zoning is R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for Harmony Market P.U.D., Preliminary, exceeds the minimum required score on the Community/Regional Shopping Center point chart of the L.D.G.S. The proposed use is consistent with the Oak-Cottonwood Farm Master Plan. A number of mitigation measures have been implemented to make the project compatible with the surrounding neighborhood. The design of the project demonstrates a high level of quality. Design guidelines have been established to promote a unified theme as the individual pad sites develop over the long term. An air pollution study and noise analysis was conducted and demonstrates the project lies within established norms for development in general. With mitigation measures, the project is feasible from a traffic standpoint. DEVELOPMENT 300 LaPorte Ave. • P 0 Sox 580 • Fort Collins, Colorado 80522 • (3C3) 22' 6?5J SE-od'CES. PL:`:NING DEPARTMENT Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: b-p, R-L-P; Vacant and Single Family (Mallards and Whalers Cove) S: r-p; Church and vacant (Oak-Cottonwood Farm Master Plan - Parcel 1-C, proposed Office Park) E: b-p; Vacant (Oak Ridge Master Plan - Area A, proposed Business Services/Hotel and Conference Facility) W: r-p; Vacant (Oak-Cottonwood Farm Master Plan - Parcel I-A Retail/Office and Parcel I-H proposed Patio Homes. The Harmony Market P.U.D. was annexed in 1980 as part of a larger annexation known as the Keenland Annexation. The site is identified as Parcel I-B of the Oak-Cottonwood Master Plan approved in October of 1987. When the Oak-Cottonwood Farm was annexed and zoned in 1980, Ordinance #112-80 stipulated the following conditions: A. The zoning is conditioned that development occur under a master plan in accordance with the zoning ordinance of the City relating to master planning in effect at the time of such development. B. Development in the R-P, Planned Residential District, be limited to a maximum of eight (8) dwelling units per acre. 2. Land Use: The proposed land use is a shopping center consisting of a discount membership warehouse, grocery store, drug store, clothing store as the primary anchor tenants with accompanying support retail, and one office pad. The request for a Preliminary P.U.D. for a shopping center was evaluated against the criteria of the Community/Regional Shopping Center point chart of the Land Development Guidance System. This category contains three absolute criteria which must be satisfied: First, the project must gain its primary vehicular access from a street other than South College Avenue. The primary access for Phase One is Boardwalk Drive. The primary access for Phase Two will be shared between Boardwalk Drive and Lemay Avenue. Secondly, all repair, painting, and body work activities, including the storage of refuse and vehicle parts, are planned to take place within an enclosed structure. The proposed tire shop in the Pace store will be totally enclosed. I Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 3 Thirdly, the project must score at least 50% on the Point Chart. The project scores 58% on the variable criteria of Community/Regional Shopping Center point chart. Points were awarded for being located contiguous to a collector and/or arterial street (Harmony, Boardwalk, Lemay), and for being contiguous to an existing transit route (Route 6). Points were also awarded for the project gaining primary vehicular access from a non-arterial street (Boardwalk Drive, a collector street, will be constructed in the first phase, have two access points, and serve the largest anchor tenant). Finally, points were awarded for the site having at least 1/6th of its property boundary contiguous to existing urban development. The Oak-Cottonwood Farm Master Plan designates Parcel 1-B as Business Services with a development potential of 420,000 square feet of floor area. Since the Harmony Market P.U.D., meets the definition of a Community/Regional Shopping Center, an application has been made to amend the Master Plan to allow the new use. The amended master plan is being reviewed as a separate agenda item. 3. Neighborhood Compatibility: Two public neighborhood meetings were held. The first was held on March 2, 1989, prior to the submittal date of March 6, 1989. A second neighborhood meeting was held on March 22, 1989, after the submittal date, to provide more detailed site plan information and receive additional public input. There were a variety of issues raised and a great amount of public input was generated. For detailed summaries of both these meetings, minutes are included in the memo packet. The following represents the major issues raised at both the meetings: A. Traffic The concern was raised about the amount of traffic generated by a Community/Regional Shopping Center and the impact on the surrounding street system. In particular, the impact on Boardwalk Drive and Lemay Avenue was viewed as critical as these streets are used by residents of the Landings and Golden Meadows neighborhoods. The Traffic Impact Analysis examined a short term (1990) impact of Phase One (Pace) and the long term (2010) impact based on full build-out of the entire shopping center. In the short term, Pace will generate 3,000 daily trips, including trucks. A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point of destination. The short term daily trips will be distributed in the following manner: • Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 4 1990 ok Street # of new trips total on street Pace Harmony, west of Boardwalk 900 21,500 4% Boardwalk, north of Harmony 450 5,000 9% Lemay, north of Harmony 900 8,000 11% Harmony, east of Lemay 450 20,800 2% Lemay, south of Harmony 300 8,100 4% Total 3,000 The long range impact (2010) assumes full build-out of the Harmony Market Shopping Center (332,550 square feet) and full development of both the Oak-Cottonwood Farms and Oak Ridge Master Plans. Total anticipated trip generation is calculated at 15,670 daily trips, including trucks. The long range trip generation assumes 40% of the trips will be linked trip or pass by traffic versus a destination trip (based on the I.T.E. Trip Generation Manual). 2010 ok Street # of new trips total on street Pace Harmony, west of Boardwalk 2,100 35,000 6% Boardwalk, north of Harmony 1,100 7,000 16% Lemay, north of Harmony 2,700 18,500 15% Harmony, east of Lemay 1,600 38,500 4% Lemay, south of Harmony 3,600 20,500 18% Boardwalk, south of Harmony 4,400 8,900 44% Total 15,500 As evidenced by the two tables, the impacts on the adjacent streets in the short term is fairly minimal. In the long term, the impacts are greater but should be mitigated by the improvements to the surrounding streets and intersections as specified in the Traffic Impact Analysis. Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 5 B. Air Pollution The concern was raised that the proposed shopping center would cause additional air pollution in the surrounding area. At the request of the City, the applicant has performed an air quality study similar to the one that was conducted for the expansion of the Foothills Fashion Mall. A summary of this study is described in a separate section, and the body of the study is attached to the memo. C. Architecture There was a concern that the Pace store in particular, and the Shopping Center in general, demonstrate a high standard of design. It was emphasized by the neighborhood residents that a Pace store constructed of brick would be preferred to tilt-up concrete. Since the neighborhood meetings, the applicant has upgraded the architecture to include two brick bands, each 4 feet in width separated by a 6 foot band of fluted concrete on the lower 14 feet of the building. The lower 14 feet will feature brick and tilt-up concrete in dark tones while the upper 18 feet will be tilt-up concrete in a light tone. Also, the north elevation will feature an open raftered portico at each of corners. The west and south elevations will also feature the portico to soften the effect of the building. The remaining buildings will be constructed of a combination of matching brick and concrete block, featuring canopies and covered entries. Exact details of these buildings will be reviewed at the time of final P.U.D. approval. D. Truck Traffic There was a concern about the increase of truck traffic in the area and the general noise level created by a shopping center. In particular, the truck traffic on Boardwalk Drive was perceived as an intrusion into the neighborhood. The applicant has performed a noise analysis. The details are attached to the staff memo. E. Lighting There was a concern about lighting and the possible spillover onto the residential areas. The Preliminary P.U.D. shows that the internal parking lot areas will be illuminated by 30 foot high light poles. This is similar to the standard street light used on arterial and collector streets. The external portions of the site will be illuminated by 15 high light poles. The 15 foot pole is similar to the standard street light on a Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 6 local street. This arrangement will concentrate the majority of the lighting towards the interior. The exterior lights will be similar to typical street lighting found on a local street. F. Oak Ridge Extension There was a concern that Oak Ridge Drive would not be extended east to Lemay Avenue with Phase One (Pace). By not extending this collector street to Lemay, more traffic is forced onto Boardwalk Drive, north of Harmony Road. As revealed by the trip generation and distribution tables, Boardwalk Drive, in the short term (1990) will have a total volume of 3,000 daily trips. Of this total, 450 daily trips, or 9%, are attributable to Pace. Staff finds a 9% increase in the short term to be within the carrying capacity of Boardwalk Drive - a collector street. G. Loading Dock Screening There was a concern that the east elevation of the Pace would not be screened until Phase Two developed. This elevation contains the loading docks and service areas. At the neighborhood's request, Preliminary P.U.D. now contains a screen wall of materials to match the building located east of the loading and service areas. H. Locate by Interstate There was a concern, by some neighborhood residents, that the shopping center be located out by the interstate to better attract customers from Cheyenne, Greeley, and Windsor. The developer has stated that the problems of locating out by the interstate are the lack of utility services and adequate access roads. The Traffic Impact Analysis indicates that a substantial majority of the customers will come from Fort Collins. In order to locate closer to their customer base, PACE and the Developer have chosen a site that is more urban in character, and closer to other existing shopping centers. There were other neighborhood concerns that were raised that are fully described in the minutes of the two neighborhood meetings. In addition to the two City sponsored meetings, the developer has met on numerous other occasions with individual homeowners' associations and with representatives of all the affected neighborhoods. As a result of these meetings, and revising the plans to satisfy the neighborhood objections, the Preliminary P.U.D. has evolved to higher degree of neighborhood compatibility. With the changes that have occurred since the project was submitted, Staff finds the P.U.D. is compatible with the surrounding area. Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 7 4. Design: There are several important issues related to the design of the Harmony Market P.U.D. that are discussed below. A. Pad Sites The six pad sites shown along Harmony Road have been deleted from consideration for Preliminary P.U.D. approval. Since these pad sites are conceptual, it is premature to review and evaluate an area that will be of critical importance in terms of design, compatibility, and impact. Therefore, the future development of the pad sites must perform to the level stated in the design guidelines of the Preliminary P.U.D. All pads will have to go through the full development review process including neighborhood meeting, preliminary and final P.U.D. approval by the Planning and Zoning Board. It is estimated that the pad sites will total approximately 30,000 to 40,000 square feet. Any shared parking arrangements must be approved by the anchor tenants. Land uses on the pad site will be restricted. Uses expressly not allowed by covenants include living quarters, traveling carnivals, fairs, auctions, sales by transient merchants utilizing vehicles or temporary booths, mortuaries, adult bookstores, youth oriented restaurants, skating rinks, bingo parlors, dance halls, and night clubs. A copy of the design guidelines are attached. B. Phasing The Preliminary P.U.D. has been defined into two distinct phases. Phase One consists of 16.11 acres on the west one-third of the site and would accommodate the Pace Membership Warehouse as the primary anchor tenant with 100,000 square feet of floor area. Phase Two consists of 34.79 acres on the east two-thirds of the site and would be reserved for two additional anchors, retail shops, and one office (Pad I) for a total of 197,550 square feet of floor area. C. Landscaping and Buffering There will be an 80 foot landscaped buffer, measured from the right-of-way, along the Harmony Road frontage from Boardwalk on the west to Lemay on the east. This area will feature sodded berms, trees, shrub beds, and a detached sidewalk. The 80 foot buffer area preserves the mature stand of spruce trees, one large elm, and one large honeylocust located in the area of the old farmhouse. Phase One landscaping would be installed along 600 feet of Harmony Road with the Pace store. The undeveloped pad sites would be seeded in a dryland grass mix while the Phase Two would be leased and cultivated in alfalfa. Landscaping along Boardwalk Drive includes a buffer ranging from 20 feet to 52 feet in width. This buffer will also feature sodded berms, and a mix of deciduous and evergreen trees. There will be shrub beds at the parking lot entries. Street trees are planted next to the sidewalk at intervals of approximately 40 feet. Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24 , 1989 Page 8 Landscaping on the south side of Phase Two, along Oak Ridge Drive, will consist of berms, street trees, and open landscaped areas. A pedestrian walk will be provided between Buildings D and E. Stormwater detention will be located behind Buildings C and D. D. Setbacks Building A (Pace) is setback 740 feet from Harmony Road and 227 feet from Boardwalk Drive. The setback along Oak Ridge Drive varies from 45 feet on the west to 160 feet on the east. The area between Oak Ridge Drive and Pace is a stormwater detention pond. Building G (Grocery), the second largest anchor, would be setback 520 feet from Harmony Road 257 feet, from Lemay Avenue 257 feet, and 104 feet from Oak Ridge Drive. Pad I, potential two story office, would be setback 43 feet from Lemay Avenue and 48 feet from Oak Ridge Drive. E. Parking Lot Design The layout of the parking lot is designed to provide safe, internal circulation as well as encourage pedestrian travel between the anchors and the pads. Vehicles encounter a "Y" intersection off either Boardwalk or Lemay which provides a choice of direction, divides traffic, and slows vehicle speeds. A loop road serves the north portion of the center to provide access to the future pads. An east-west road bisects the center to allow re-circulation for the parking lot drive aisles. A loop road serves the south portion of the center to provide access to Buildings A through E. There are 5 landscaped sidewalks running north-south to promote safe pedestrian circulation. Building A (Pace) would be served by two walks. One walk would be placed in the middle of the site paralleling the right-in/right-out access drive. Two walks would serve Buildings E and G. A promenade, featuring canopies and street furniture, would move pedestrians along the storefronts. A parking lot on the west side of Pace would be served by the southerly access drive on Boardwalk Drive. The total number of parking stalls is 2,012 for an overall parking ratio 6 spaces per 1,000 square feet of floor area. This ratio exceeds the range of 3.5 to 5.5 for shopping centers as recommended in City's Parking Lot Development Guide. F. Architecture/Design Pad Sites The Preliminary P.U.D. contains design guidelines for the future pad sites. These guidelines address the level of expectation for the approximate 35,000 square feet of floor area available for pad site development. The guidelines Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24 , 1989 Page 9 address building height, setbacks, materials, walls, roofing, colors, screening, storage/loading/service areas, site lighting, parking/circulation, walkways, signage, and landscaping. These guidelines are stated on the Preliminary P.U.D. site plan as well as in narrative form attached to the memo packet. The developer has indicated that Buildings D and G would be constructed of a block and brick combination. All buildings along the promenade would feature covered entries. 5. Air Pollution Study: The Air Pollution Study analyzed three aspects: total carbon monoxide emission analysis, carbon monoxide concentrations, and alternative location analysis. A. Total Carbon Monoxide Emission Analysis: This analysis calculated the total mass of carbon monoxide emissions from vehicles predicted to occur during the 8 consecutive highest-traffic hours. The 8 hour National Ambient Air Quality Standard specified by the Clean Air Act is 9 parts per million of carbon monoxide not to be exceeded more than once per year. The 8 hour standard was used versus the 1 hour standard because Fort Collins has never violated the 1 hour standard. The maximum 8 hour period occurs from 11:00 A.M. to 7:00 P.M. which contains 52.2 % of the average daily traffic. To predict the impact of the proposed development, total 8 hour carbon monoxide (CO) emissions were computed for the following cases: Case 1. Existing Conditions Case 2. Phase 1 of Harmony Market (Pace) in place by 1990 Case 3. 1990 conditions without Harmony Market Case 4. Phase 2 completed, year 2010 Case 5. Year 2010 conditions without Harmony Market. The following table summarizes the results of the total, 8 hour vehicle miles traveled (V.M.T.) and the 8 hour emissions measured in tons of CO. Case V.M.T. 1990 2010 CO Tons CO Tons 1. 10,451 0.401 2. 12,647 0.499 3. 11,771 0.455 4. 30,318 0.740 5. 27,293 0.648 • Harmony Market P.U.D. , Preliminary ##54-87B P & Z Meeting — April 24 , 1989 Page 10 The table indicates that a gradual increase in total emissions can be expected regardless of whether Harmony Market is built. The increase will be somewhat greater with Harmony Market in place. The results of this analysis is further described in the Air Quality Study on page 11 of the narrative and illustrated on page 15 in Figure 4. B. Carbon Monoxide Concentrations This aspect of the study compared the expected contribution of the traffic in the study area to the total expected CO concentrations. A worst case scenario was assumed for meteorological conditions i.e. low winds, stable atmosphere, and low mixing height. These conditions correspond to the inversion conditions which tend to occur in the winter along the front range. The results indicate that the area contributes approximately 0.5 to 0.6 ppm of CO during the worst case 8 hour period. This can be compared to the CO concentration levels which have been measured in Fort Collins in the years 1985 to 1987 which exceeded the standard (9 ppm, 8 hour average). There were 12 days during those years for which levels ranged from 9.7 to 13.8 ppm. This suggests that during an expected worst case ambient condition (13.8 ppm), the worst case contribution of the Harmony Market area will be approximately 4% of the total. This percentage does not change significantly under any of the five cases investigated. The details of this analysis are summarized in the text on page 19 and illustrated in the table on page 18 of the Air Quality Study. C. Alternative Location Analysis The Study analyzed the impacts to air quality of Fort Collins and the neighborhoods along Harmony Road under the scenario of Harmony Market locating in the vicinity of Harmony Road and I-25. The analysis consisted of a total emission count for the worst 8 consecutive hours. Both the 1990 and 2010 impacts were analyzed. Because of the increase in vehicle miles traveled for a large percentage of the anticipated trips, siting the Harmony Market at this alternative location would induce approximately 0.094 tons of additional carbon monoxide each weekday in 1990, and 0.225 tons in 2010. This represents an increase in CO emissions of 19% and 30% for 1990 and 2010, respectively. Refer to pages 20, 21, and 22 of the Air Quality Study for the details on these results. 6. Noise Study: The object of the noise analysis was to estimate the equivalent sound pressure levels (dBA) under conditions corresponding to the 5 cases described in the Air Quality Study. These estimated existing and future levels were compared to the design noise levels (67 dBA, exterior) for residential areas as specified by the Federal Highway Administration. Measurements for existing conditions were taken at 3 locations: at the northerly right-of-way line of Harmony Road, on Seaboard Lane in The Mallards, and at the corner of Oak Ridge • • Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 11 and Lemay. The results indicate that only the location adjacent to Harmony Road (72.7 dBA) exceeded the residential design noise level. Seaboard Lane (52.8 dBA) and Oak Ridge/Lemay (50.5 dBA) were below the design noise level. The 67 dBA noise contour is approximately 100 feet on either side of Harmony Road, the most important noise generator in the acoustic study area. The 1990 condition was modeled based on the assumptions of the Traffic Impact Analysis and the predicted effect on Harmony Road. The model indicated that there would be little or no change in the noise environment in the area as a result of the Phase 1 (Pace) development regardless of whether Phase 1 was built or not. The 2010 condition assumed that the traffic volumes on Harmony and the other major streets will increase significantly, and that the 67 dBA contour line will extend to approximately 250 feet from the edge of Harmony Road. This means without additional shielding, land uses within that distance will be subjected to noise levels above the permissible levels. Based on the modeling, the Noise Study concludes that the increase in noise levels in 2010 will not be due to the Harmony Market P.U.D. Rather, the model shows that there will be no significant difference in the noise environment in 2010 whether Harmony Market is built or not. The full description of the assumptions and the modeling technique are explained on pages 23 through 30 of the Air Quality and Noise Study. 7. Transportation A detailed Traffic Impact Analysis was prepared for the Harmony Market P.U.D. The pertinent sections of the Study are attached to the memo packet. Briefly, the highlights are summarized. A. Oak Ridge Drive Extension Phase One (Pace) would include the construction of Oak Ridge Drive to the Phase line only and not through to the intersection with Lemay Avenue. The Traffic Impact Analysis addressed the impact on Boardwalk Drive, north of Harmony Road, for additional impacts due to a partially constructed Oak Ridge Drive. The Traffic Study concluded that the completion of Oak Ridge Drive from Lemay to Boardwalk will not have a significant impact on the traffic accessing the Pace store. Both the Harmony/Lemay and Harmony/Boardwalk signalized intersections will operate at level of service B or better during the peak hours. Completion of Oak Ridge Drive would not change these level of service categories. The Traffic Impact Analysis also concludes that Oak Ridge Drive should be constructed to Lemay Avenue with development of Phase Two. B. Trucks It is estimated that the Pace Membership Warehouse and the grocery anchor would be served by approximate 18 trucks per day each. These trips have Harmony Market P.U.D. , Preliminary #54-87B P & Z Meeting — April 24, 1989 Page 12 been factored into the trip generation data. Truck traffic would be routed to the south portion of the site along the service drives. C. Harmony and Boardwalk Signal The Traffic Study reveals that a signal would be needed for Phase One of P.U.D. at the intersection of Harmony and Boardwalk. D. Levels of Service The traffic impact on the adjacent signalized intersections at full build-out (2010) has been calculated in terms of level of service. The level of service is a measure of the proportion of a signal cycle that is loaded. A loaded cycle is one that has a car ready to cross the intersection in all lanes, at all times during the green phase. The range is from A to F. Level A represents a condition where there are no loaded cycles, and Level F represents jammed, possibly gridlocked, conditions. For each intersection, both the A.M. and P.M. peaks were analyzed. The Saturday condition was not analyzed as the weekday P.M. peak is considered the worst case scenario. A.M. P.M. Harmony and Boardwalk C D Harmony and Lemay D D Lemay and Oak Ridge A C The Traffic Study indicates that in the year 2010, with full build-out, the worst level of service would be Level D. Level of service D is defined as encompassing a zone of increasing restriction. Delays to approaching vehicles may be substantial during short peaks within the peak period, but enough cycles with lower demand occur to permit periodic clearance of developing queues, thus preventing back-ups. RECOMMENDATION: Staff finds that the request for Preliminary P.U.D. exceeds the required minimum point score on the Community/Regional Shopping Center point chart of the Land Development Guidance System. With the provisions made for landscaping, buffering and screening, the project is found to be compatible with the surrounding area. In addition, the Preliminary P.U.D. satisfies the All Development criteria of the L.D.G.S. The recommended improvements in the transportation system will mitigate the traffic impacts. Staff, therefore, recommends approval of the Harmony Market P.U.D., Preliminary. Ta ii�i --- K - 2 — _ , , ., . 1 D �.� t `11.I l'I _ , •i 1 i S fS ,' Ir4t .. •^ • ''4' RLP L1^ I �4 rp „. '1„4711-13 .....;_'_firiiitk' ,,,. ..\----‘,, 4( , • • 11 ir-1111 47-MO . „.,,,-r. : ' . '.1----' :: ;1 -se — 7,------ ____ AIPA 1111H: ':‘ u A \ W 4 4, fir' 00 „de 4..1.,,,,,,,--a •;MI "r-,;,...----• - .. 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'VP .' > ' g, A,cmf, I E sl t 1 i 1* ,...-- 7c 8 g l' g , 0 i'• , + / , , I IP 3 11 * 0 i 1. — 4-4 1 ,'310, 5 i i •" ., i i 0, $ I .,, I 11 1 i,' <'' , q 8 I d :t S, Z 1 g 1 j 1r i -1 g . , 0 , 8 ... 1r i $ .... g,, n ! co — . : 4 5 n — > a a teke, --I . 2)33 m w.- o p 1— lh ,c ■F co— — I i . 7. 2 94 e. 1 33 >16 0-4 0:1 f, < " '<71 0 IP ,i> 5="4 111,10,74 gm y ,. , cm ..- b—I -< Utility *vices Stormwater • onhimi. ..-- City of Fort Collins MEMORANDUM DATE: April 18, 1989 TO: Planning and Zoning Board Members THRU: Bob Smith, Stormwater Utility Manager ti FROM: Susan Hayes , Civil Engineer II A/ - RE: Harmony Market - PACE Warehouse The Harmony Market site is located in the lower portion of the McClelland/Mail Creek Drainage Basin. The lower portion of this basin drains to the McClelland Channel , a drainage channel that runs in an easterly direction from approximately Lemay Avenue to the Fossil Creek Inlet Ditch. The Fossil Creek Inlet Ditch drains into Fossil Creek Reservoir. The Master Drainage Plan for this basin specifies that all developments must have on-site detention. An update to the master plan in 1986 gave specific detention pond release rates for the areas in the lower portion of the basin. These rates are: 0.2 cfs/acre for the 10-year storm and 0.5 cfs/acre for the 100-year storm. These rates approximate the historic release rates. The Harmony Market site is providing on-site detention in accordance with the master plan criteria. In fact, the majority of the site is using the more restrictive release rate of 0.2 cfs/acre rather than the staged release rates . A portion of the site, located on the east side, is not able to provide the entire detention required, however, the developed 100-year flows will be less than the 100-year historic flows, and downstream facilities are adequately sized to handle these flows . The drainage from the site will be carried in swales and pipe down to a culvert crossing of Lemay Avenue and into the Oakridge development. The drainage swales through the Oakridge site have been designed to carry off-site flows, and the detention pond has been designed to safely pass the off-site flows through it. The Stormwater Utility has recently completed improvements farther downstream (east of the Union Pacific Railroad) to mitigate impacts from development upstream. As development continues in this basin we will construct the final improvements proposed for the McClelland channel . The applicant has proposed facilities to aide in the enhancement of the stormwater runoff before it leaves the site. These are "water quality berms" made of filter fabric and gravel . The water is filtered as it passes through the berms. Maintenance will be required and will be provided by the property owner. These facilities are not required under the current criteria and are considered experimental . This site has met the storm drainage criteria. 235 Mathews • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6589 I 11i9 R Aim Y */9 , 7- PtezL/iviiNit y P (i. )0. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA I APPLICABLE CRITERIA ONLY Will the criterion Is the criterion applicable? be satisfied? CRITERION �'� ,0�' 0-4, ,��°°° Yes No If no, please explain NEIGHBORHOOD COMPATABILITY 1. Social Compatability Y 2. Neighborhood Character / V 3. Land Use Conflicts / f 4. Adverse Traffic Impact le" V/ PLANS AND POLICIES 5. Comprehensive Plan ✓ I V PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity Y i/ 8 Design Standards ij / 9. Emergency Access / 10. Security Lighting 1/ 11. Water Hazards _ RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation / 14. Wildlife Habitat %/ 15. Historical Landmark V 16. Mineral Deposit 17. Eco-Sensitive Areas ✓ 18. Agricultural Lands ✓ ENVIRONMENTAL STANDARDS 19. Air Quality / / 20. Water Quality ✓ o/, 21. Noise i 22. Glare & Heat j 23. Vibrations `p7 24. Exterior Lighting Y 25. Sewages & Wastes V !/ SITE DESIGN 26. Community Organization f 27. Site Organization / r 28. Natural Features 29. Energy Conservation 1/ _ 30. Shadows / V 31. Solar Access V/ 32. Privacy Y 33. Open Space Arrangement / / 34. Building Height �/ i/ 35. Vehicular Movement / pi 36. Vehicular Design / +/ 37. Parking / 38. Active Recreational Areas ✓ 39. Private Outdoor Areas / 40. Pedestrian Convenience ✓ �/ 41. Pedestrian Conflicts / 42. Landscaping/Open Areas / 43. Landscaping/Buildings / I 44. Landscaping/Screening ✓ / 45. Public Access / 46. Signs I _i)_ fl,Al hdr i ARgE7 g Y P u. D. Community/Regional C ACTIVITY: Sh000in(c Center w - DEFT\TQ\: Cluster of retail and service establishments designed to serve consumer demands from the community as a whole or a larger area. The primary func- w tional offering is at least one full -line department store. The center also includes associated support shops which provide a variety of shopping goods including general merchandise, apparel , home furnishings, as well as a variety of services , and perhaps entertainment and recreational facilities. 1 C R TERIA' Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No \A 1. Does the project gain its primary vehicular access from a street other than South College Avenue? 2. Are all repair, painting and body work activities , including the storage of El El and vehicle parts, planned o take place within an enclosed structure? 3. DOES THE PROJECT EARN AT LEAST 50% OF THE - MAXIMUM POINTS AS CALCULATED ON "POINT CHARTo C" FOR THE FOLLOWING CRITERIA: a. Is the project located within "north" Fort Collins? b". Is the project contiguous to a collector and/or arterial street? c. Is the project contiguous to an existing transit route? d. Is the project adjacent to and functionally a part of an existing - - community/regional shopping center? - - continued —16— contftede ABINELVM e. Does the project gain its primary vehicular access from a non- arterial street? f. Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i . If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- - tecture, or is of cultural significance, does the project fulfill the following criteria: i . Prevent creation of influences adverse to its preservation , ii . Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii .Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. J —17— f Mi'?aN y AAWET pgEL/,i /NA,e Y P 0.0. COMMUNITY/REGIONAL SHOPPING CENTER POINT CHART C For All Critera Applicable Criteria Only I II Ill IV CircleI • Is The The Maximum Criterion Criterion Correct Points Applicable .. Applicable Score Multiplier Earned Points Yes No Yes VW' No lx11 �, a. "North" Fort Collins X X 2 D 1 Q 2. b, Arterial street X X g 0 2 q 4 na - r c. Transit route X X g 0 2 14 ,� d. Part of regional center X X 26 3 0 6 I e. Non-arterial access X X 00 2 2/ 4 x f. Joint parking X 1 2 0 2 — — 1214 g. Energy conservation X 1 20 4 0 8 1 '• h. Contiguity X X2C0 5 /0 10 I. Historic preservation X 1 2 0 2 j. 1 2 0 k. 120 .i I. 1 2 0 _ "VW—Very Well Done Totals 0242 35 i V VI Percentage Earned of Maximum Applicable Points V/VI=VII 5 3 % VII - -18- 11/ • DESIGN GUIDELINES FOR PAD SITES ON HARMONY ROAD HARMONY MARKET P . U. D . 18-47 DESIGN OBJECTIVES To achieve consistency and quality and yet permit interest and variety in Architectural and Site Design , and to protect and enhance values in each pad site , and the whole Harmony Market P . U . D . LAND USE As shown on approved Oak / Cottonwood Farm Master Plan . BUILDING HEIGHT 25 ft . Maximum BUILDING SETBACK Minimum 80 feet from flowline of Harmony Road ; Minimum 40 feet from R. O . W . of Boardwalk Drive & Lemay Ave . , Minimum 20 feet from the private driveway running East -West . BUILDING MATERIALS A variety of architectural design & materials may be used . However it is intended that a basic harmony of architecture shall prevail , and that no building shall detract from the attractiveness of the Harmony Market Development . The number of materials used for the exteriors should be kept to a minimum , to achieve unity and simplicity . The following may be used : Walls Brick or customized architectural concrete masonry units , stone , stucco/ plaster or wood siding or similar . Roofing Buildings may have sloped or flat roofs ; sloped roofs may use the following materials : Wood Shakes / Shingles ; Concrete Tiles ; Ribbed Metal ; Natural Clay Tiles or similar . Colors Exterior Colors of building materials should be earth toned or pastels in the red , brown , sand , beige or similar range . SCREENING Pad mounted transformers , switch gear and similar above ground equipment shall be screened with suitable landscaping and screening walls , as described above . Mechanical equipment on building exteriors or parking areas to be screened from view from Harmony and adjoining development parcels . STORAGE/ LOADING/SERVICE AREAS At rear or side of buildings and hidden from adjoining streets . Trash containers concealed by landscaping and opaque screen walls . Fuels and other storage tanks to be underground or screened from public view and inconspicuously placed . SITE LIGHTING 15 feet high pole lights having single or double box heads , high cut- off luminaire down - lighting , bronze finish , at pads and associated parking lots and drives . PARKING & CIRCULATION Car parking to be set back minimum of 80 feet from flowline of Harmony Road , and Minimum of 20 feet from R. O . W . line of Boardwalk Drive and Lemay Avenue . Provide adequate parking spaces for the individual pad user . BICYCLE PARKING If required , to be provided near entry of building , but not encroach on walkways . To be screened or landscaped . 410 • WALKWAYS Provide walkways between pads and their associated parking areas . In addition between pads , on an East/ West Axis , with links to the 8 ft . Bike/ Walk Trail in the landscape buffer on Harmony , as shown on the plan . SIGNAGE To provide a compatible system of signage within each pad site , and graphically consistent with signage used throughout the Harmony Market P . U . D . The use of common design elements within the signage is strongly encouraged . Signs may be illuminated but not moving , flashing , blinking or fluctuating . Ground lit or internally lit signs are preferred . All signs to comply with City Sign Code . LANDSCAPING Objective To integrate individual structures through harmonious site and landscape treatment and create a pleasant and aesthetic environment for users . Density On each pad and its surroundings to be appropriate and to serve to integrate the various elements of the site . Materials Shall be long lived varieties and permanent in nature . Short lived material , i . e . annuals , may be used to accent or supplement the basic landscape plan . Buffers There will be an 80 feet wide landscaped buffer , from the flowline of Harmony Road to the building and parking lot line . This will be bermed and in a varying profile to a maximum height of 5 ft . , sodded with bluegrass , and planted with informally grouped Shade , Ornamental and Evergreen trees , of species and sizes approved by City Arborist . Existing Trees To be appraised by City Arborist , and preserved , wherever possible . • NEIGHBORHOOD MEETING MINUTES PROJECT: Oak Farm Plaza P.U.D. Preliminary; Pace Warehouse, Final LOCATION: South side of Harmony Road, between Lemay Avenue and Boardwalk Dr. APPLICANT: Pace Membership Warehouse c/o Vaught-Frye Architects and Planners DATE: March 2, 1989 PROJECT PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. The site is 48 acres. This will be large center. What kind of stores and businesses will in the center? Specifically, will this be a "warehouse" center that would be more compatible out by the interstate? RESPONSE: The Pace Membership Warehouse is a 100,000 store that serves a variety of customers. Typical Pace customers include small businesses, restaurants, professionals needing office supplies, as well as retail customers. Pace utilizes pallet racking to store overstock since there is no "back room". Pace is a leader in the new concept of large volume retailing. The store is not a "warehouse" typically associated with wholesale distribution located in industrial parks. Pace carries only name brand merchandise. There are no factory seconds or damaged goods. Inventory ranges from car leasing to tires to a full service jewelry counter. Most of the items are packaged in large quantities. Pace functions like a retail store. The typical customer spends about one hour in the store. The first two hours, from 9:00 to 11:00, are reserved for members only. At 11:00, the store is open the general public. The store closes at 9:00 p.m. There would be about 15 semi-trucks per day delivering the inventory. 2. How is membership defined? RESPONSE: There are a variety of memberships. First, any business with a tax license may become a member for a fee of $25 per year. Second, individuals can become "premier" members also for $25 per year. Third, the general public can shop and pay an extra 5% over the price at the register. Finally, there are group memberships available through major employers and credit unions. Pace does not advertise. Rather, marketing efforts are directed towards increasing memberships. • • • 3. How many members would the Fort Collins store have? RESPONSE: Pace anticipates about 8,200 to 8,500 customers per week. 4. Why doesn't Pace locate out by I-25? This would make it easier to draw from Cheyenne, Greeley, Windsor, and still attract from Fort Collins. RESPONSE: The primary reason for not locating out by I-25 is the availability of utility services and access roads. Extending water, sewer, natural gas, electricity, and road improvements is more expensive than locating where these services are in place. Also, Pace prefers to be part of existing urban development rather than out in the County. The 39 existing stores are all located in urban settings. Pace also feels there would be less business if located out by I-25. 5. How about up north? Why doesn't Pace locate in Evergreen Park? RESPONSE: Pace has looked at sites in Fort Collins for over one year. From a market feasibility standpoint, the company prefers to be located in south Fort Collins. 6. By locating on Harmony Road, traffic will increase due to customers from Cheyenne and Greeley. This will be a detriment to those now using Harmony Rd. RESPONSE: A Traffic Impact Analysis is being prepared to analyze the impacts and assess the mitigation necessary to accommodate the shopping center planned for the entire 48 acres. This Traffic Study will be part of the public record and reviewed by the City's Transportation Department. 7. What will be the exterior building materials? RESPONSE: The exterior will be tilt-up concrete with other masonry features, inlaid details, and appropriate use of colors. There would be a prominent entry feature. 8. Lighting is a very important concern. Excess lighting becomes "light pollution" and detracts from the quality of life. A poor example of excessive lighting is Tynan's Nissan on South College. What will be the lighting situation at Pace? RESPONSE: Please be aware that Tynan's was developed in the County. Pace will be reviewed through the P.U.D. process in the City of Fort Collins which has strict review criteria. As part of the P.U.D., the developer will provide details on the outdoor lighting, the number of fixtures, the locations, the height, and the type light diffusion. Pace does not have a car lot like Tynan's and, therefore, has no particular need to light up the sky. 9. The Pace store in Arvada is constructed of red brick. Why can't the Fort Collins store also be made of red brick rather than masonry? RESPONSE: The development of the Fort Collins site is different from the situation in Arvada. In order to make the project feasible in Fort Collins, the store must be constructed of masonry materials. —2— • ' a • • 10. It is likely that Pace will have a large number of employees. If these employees move in from other towns, then this will be a burden on the existing residents and tax payers, especially for public education. RESPONSE: It is likely that most employees will be from Fort Collins. Employees from outside of Fort Collins will likely commute from their existing homes in the area rather than move to Fort Collins. 11. The Hewlett-Packard plant on Harmony Road is a good example of lighting that is sensitive to the surrounding area. 12. The development of the entire 48 acres will have a traffic impact on Lemay Avenue. There are intersections on Lemay Avenue that serve the Golden Meadows subdivision. This will have a negative impact on these residences. RESPONSE: Again, the Traffic Impact Analysis will assess the impacts on the surrounding street system. This report will be reviewed by the City. 13. Where will the storm drainage runoff go? RESPONSE: Storm flows will be detained onsite towards the south side of the site in detention ponds designed to release at the two year historic rate. Flows will then continue south and east and enter a culvert under Lemay Ave. at Keenland Dr. From the east side of Lemay to the railroad tracks, flows will be conveyed in the open grass swale that parallels Keenland Dr. This swale was designed to accommodate upstream developed flows. Ultimately, flows will enter the Fossil Creek inlet ditch and spill into Fossil Creek reservoir. 14. Warehouses are not compatible with the adjacent residential uses. The 1979 Land Use Policies Plan did not anticipate these large, high volume type of uses. Warehouse retailing does not belong at this location. 15. The standard, 24-hour fast food restaurant would be a very obnoxious use to put in the center. Such a use would not be compatible with the existing neighborhoods. 16. If the project is developed in phases, will the undeveloped portions become an eyesore? RESPONSE: No. The undeveloped portions will continue to be farmed as it is now. Areas that are overlot graded must be treated with erosion control measures to meet City requirements. 17. Will the phases be identified on the Preliminary P.U.D.? RESPONSE: Yes. 18. Why is this neighborhood meeting even being held. The proposed uses are so incompatible that the proposal should be objected out of hand. 19. Berms along Harmony would help soften the impact of the building. —3— • • 20. How many parking spaces would the entire center have? RESPONSE: 1,750. (The Foothills Mall has 3,000). 21. Who would be the tenant for the furniture store pad? RESPONSE: Undecided. 22. The Pace people should be aware that there is currently a glut of retail space on the market in Fort Collins. Any market feasibility study should be carefully scrutinized to account for this existing slump. The addition of all this retail space seems contrary to existing conditions. RESPONSE: The developer will not begin construction of any phase until there is at least a 75% pre-lease rate. This is how the developer's other centers have been constructed. The center will not be a "speculative" center. 23. What are the projected sales for this Pace and did the Palm Springs store meet its projected sales? RESPONSE: First year projected sales are estimated to be $30 million plus or minus 10%. The Palm Springs store exceeded its projected annual sales. 24. There appears to be a danger to existing small businesses in Fort Collins due to the large discounts offered by Pace. How will Pace benefit the City? RESPONSE: First, Pace will help keep shoppers from going to Denver to shop at the existing large retailers. This will help prevent "retail leakage" and keep local dollars circulating in the local economy. Second, Pace will draw shoppers from other surrounding communities who will bring their dollars to Fort Collins. Out of town shoppers may patronize other businesses in Fort Collins as well. With the multiplier effect, out of town dollars will have additional benefits to the community. Finally, many small businesses will become Pace members because of the competitive prices and this will contribute to the efficiency and fiscal strength of the small business community. 25. When the Oak - Cottonwood Farms Master Plan was approved by the Planning and Zr-ing Board in late 1987, there was no indication that this 48 acre parcel would .:evelop as a community and regional shopping center. Therefore, it seems unfair to the neighborhoods that it is now being developed to such an intense use. RESPONSE: Parcel 1 B is designated on the Master Plan as Business Services. Note Number 6 on the Master Plan states that Business Services is identified to include: retail shops, offices, indoor theatres, restaurants, health clubs, hotels, medical clinics, and similar uses. 26. Amory Lovins, a nationally acclaimed energy conservation expert, has recently stated that there are a variety of technologies available to reduce energy consumption in large warehouses. Pace is strongly encouraged to investigate these technologies when designing the Fort Collins facility. —4— • • 27. Who would develop the buildings on Harmony Road? RESPONSE: The developer for the entire site is Feist - Meager Company. The company has done large centers in Colorado Springs and the Denver metro area. For instance, the company has completed 12 office buildings in the Denver area, and a 215,000 square foot center in Colorado Springs that is anchored by a Cub Foods and is 95% leased. Other projects include a 125,000 square foot center in Colorado Springs, and a 175,000 square foot center at Mineral and Broadway in suburban Denver that is anchored by a Cub Foods and Osco. 28. How many trees will be lost due to the right-in and right-out intersection along Harmony Road? RESPONSE: The developer will go to great lengths to save the mature blue spruce trees. Other trees, however, may be lost. In any event, the City Forester will be consulted before any trees are removed from the site. 29. What is the Pace setback from Harmony Road? RESPONSE: 750 feet. 30. If Pace is developed as the first phase, then it is unlikely that Oak Ridge Drive will be connected from Boardwalk to Lemay. This will make Boardwalk a very attractive alternative for residents who live north and east of the site to avoid the Harmony and College intersection. Boardwalk is a collector street and is not designed to carry traffic volumes associated with an arterial street. It is strongly encouraged that the first phase (Pace) be required to construct Oak Ridge Drive all the way from Boardwalk to Lemay to relieve pressure of Boardwalk. RESPONSE: The improvements required for the Pace phase will be detailed in the Traffic Impact Analysis which will be reviewed by the City. 31. There is a concern that the 80 foot wide greenbelt along Harmony will be phased and not completed with development of Pace. The complete 80 foot buffer should be built with Pace in order to establish the landscaping. 32. How will the project be submitted to the Planning and Zoning Board? RESPONSE: The entire 48 acres will be submitted as a Preliminary P.U.D and the individual Pace parcel will be submitted as a combined Preliminary and Final P.U.D. 33. There is nothing magical about an 80 foot buffer along Harmony Road. It may be that 80 feet is not sufficient for a 100,000 square foot building. RESPONSE: Keep in mind the buildings on Harmony will be limited to 25 feet in height. The buffer will feature berms, deciduous trees and evergreen trees. 34. Additional traffic on Harmony means additional traffic on Timberline Rd. Right now, Timberline is used heavily to get from Prospect to Harmony. RESPONSE: Again, the Traffic Impact Analysis will address these concerns. —5— • • 35. What is the anticipated tenant mix of the center? RESPONSE: The developer would like to attract one additional large anchor. This could conceivably be a Weberg's Furniture or a Cub Food Store. The latter use would be about 65,000 square. (A large King Soopers is about 60,000 square feet.) 36. There is a very strong concern about the lasting quality of tilt-up concrete. Over time, this exterior does not present a very warm feel. There are some poor examples of large retail architecture in Fort Collins such as the Target, Arbor Plaza, and Fred Schmid's. On the other hand, there are some good examples such as Scotch Pines Village and Drake Crossing. The emphasis should be on quality so the project becomes an asset to the neighborhood. This upgraded quality should be applied to all four sides so the center does not have a back side. 37. Upgrading the quality of Pace would go a long way to minimize the perception that Fort Collins is becoming "discount city". There are other communities in the country that have shabby discount centers. Fort Collins should be careful not to repeat the same mistakes. RESPONSE: The developer and Pace in no way intend for the center to be perceived as a shabby discount center. Pace sells first line quality merchandise and does not want the architecture to indicate otherwise. In all fairness, there are some qualities associated masonry and tilt-up concrete. Other buildings in Fort Collins that are tilt-up concrete include Hewlett-Packard in Golden Meadows, Fountainhead, Diamond Lumber, and Vineyard Fellowship on Riverside Drive. 38. How wide is the buffer treatment on Boardwalk Drive? RESPONSE: About 35 to 50 feet. 39. Mixed use development, with proper attention paid to aesthetics, is desirable. The well planned, attractive communities in the country promote mixed use development as an appropriate land use. 40. There is a fear that too much commercial development on vacant land will make Fort Collins look like a sprawled community (Aurora and L.A.). Commercial development should be encouraged to locate on vacant infill parcels. Vacant land on the fringe of the City should be purchased for permanent open space. Obsolete land uses should be converted or recycled into new uses. Pace should located on a parcel that will cause less impact to the environment. RESPONSE: It would be impossible for Pace to move into an existing structure and rehabilitate for the Pace inventory and sales system. Similarly, demolishing older structures to clear a site would be cost prohibitive. 41. With a phased development, Boardwalk would be the only access. This means there would be 15 semi-trucks per day and all the customers using Boardwalk which is only about 500 to 600 feet away from the homes in Fairway Estates. This is an unacceptable negative impact that existing residents should not have to tolerate. The proposed 35 to 50 feet of landscaping along Boardwalk is insufficient to mitigate the traffic, noise, and pollution. The homes —6— 4 • . along Fairway Estates will suffer a loss in property values much as the homes to the west suffered when Fred Schmid's was built. The Pace should be shifted further east out by I-25. 42. The developer should be aware that there is a subsurface water problem in the area and that the soils are not conducive to development. RESPONSE: A soils analysis is being prepared and all development will be engineered to compensate for the soils limitations. 43. The Oak - Cottonwood Farm Master Plan indicates single family west of Boardwalk Drive. This would be inconceivable so close to a 100,000 foot warehouse. The Pace, therefore, minimizes the intended buffer of transitional land uses to protect the integrity of Fairway Estates. This seems unfair. 44. The view to the mountains will be obscured by the shopping center. RESPONSE: The architect will provide cross-sections to illustrate the impact of the structure. 45. Recently, a developer in Denver agreed to financially participate in a public transportation project. Would Pace agree to the same in Fort Collins? RESPONSE: The Denver example does not apply to Fort Collins since it involved a monorail from the Denver Tech Center to Downtown. In Fort Collins, thankfully, adequate transportation systems are in place and there is no present need for such expensive facilities. As a corporate citizen, Pace would pay its fair assessment of any public transportation improvement project that would benefit the City. Pace, however, would be reluctant to individually fund a project that should properly be borne by all the citizens. 46. How many trucks would serve a typical Cub Foods? RESPONSE: The same as Pace, about 15 trucks per day. 47. It would be a mistake for the City if Pace were developed to a lesser standard of quality in order to beat Sam's Discount Warehouse being proposed in Loveland. Competition in the market place does not absolve Pace from providing the proper buffering, mitigation, and upgraded design that would be necessary to become compatible with the existing neighborhoods. 48. Pace is encouraged to consider good design as good economics in the long run. Doing a low level of design may be economic in the short range but it is really a false economy in the long range. While Pace may have its profit margins, the adjacent homeowners have their life savings invested in their homes. 49. It is important to remind the developer that ongoing maintenance and upkeep of the center is vital to preserving property values. RESPONSE: The developer will be responsible for the center but Pace will own its building. Pace is very conscious that upkeep and maintenance is important for not only property values but for keeping the customer base. —7— • 50. The developer is encouraged to look at the shopping center in Greeley that is anchored by Toddy's. This center is a good example of sensitive design that is compatible with adjacent residential uses. —8— • SECOND NEIGHBORHOOD MEETING PROJECT: Harmony Market P.U.D. Preliminary; Pace Warehouse, Final (Formerly the Oak Farm Plaza P.U.D.) LOCATION: Southside of Harmony Road, between Lemay Avenue and Boardwalk Drive. APPLICANT: Pace Membership Warehouse and Feist-Meager Co. c/o Vaught-Frye Architects and Planners DATE: March 22, 1989 PROJECT PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. The Traffic Impact Analysis should consider the trips that originate from outside of town and what this impact will be on our City streets. RESPONSE: The trip generation data were derived from the manuals of the Institute of Transportation Engineers (ITE). This data base is accepted by the industry as an acceptable guideline for projecting trip generation per given land use. The ITE data that were used actually exceeds the projected trip generation anticipated by Pace. Therefore, the trip generation represents a conservative assumption. 2. Will there be a signal at Boardwalk and Harmony? RESPONSE: Yes. The City's Transportation Department has indicated that with the Pace Warehouse, a traffic signal will be warranted. 3. What will be the impact at the intersection of Harmony and Lemay? RESPONSE: With the construction of just a Pace Warehouse, this intersection will continue to operate acceptably (levels of service A, B, and C). In the long range, assuming full build-out of the entire P.U.D., the intersection is recommended to include three through travel lanes on Harmony (east and west), and two through travel lanes on Lemay (north and south). There would be a separate right turn lane in all four directions. There would be a separate left turn lane in all four directions with the exception of northbound Lemay which would feature double left turn lanes. 4. The intersection of Lemay and Horsetooth is a "T" intersection. What would be the impact on this intersection? • • RESPONSE: The Traffic Study indicates the existing geometries at this intersection would accommodate the increased percentage of trips due from the Harmony Market P.U.D. 5. There are curves on Lemay Avenue between Harmony and Horsetooth. Would the increased trips cause a safety problem through the curves? RESPONSE: The curves on Lemay represent an existing condition to circumvent Warrcn Lake and Warren Park. It is doubtful that these curves will ever be straightened out. Therefore, speeds will have to held down to a safe situation. 6. There is a concern about increased traffic on Boardwalk, which is a collector, not an arterial street. Can Boardwalk handle the additional volumes? What about on Saturday mornings when cars are parked on both sides for youth soccer games? RESPONSE: It is anticipated that Boardwalk will continue to serve the collector function of moving traffic throughout the square mile section, and not escalate to the function of moving traffic across town. The primary reason for this is that the Harmony and College intersection will prioritize southbound College to eastbound Harmony with a double left turn cycle. This is designed to keep cross-town traffic on the arterials rather than on the collectors. The increase of traffic on Boardwalk should remain within its design capacity. Saturday morning soccer games are unusual events and are not factored into the analysis. 7. There is a concern that trucks will use Lemay. RESPONSE: It is likely that most all trucks will use Harmony Road from I-25 and not come up Lemay from Highway 287. 8. What about increased traffic and the effect on air quality? RESPONSE: One of the keys to reducing carbon monoxide emissions is to keep traffic flowing as smoothly and efficiently as possible. Idling engines at signals, drive-up banks, and fast food restaurants create additional emissions. Another way to reduce emissions is to reduce the number of vehicle miles traveled within the City. A third way is to encourage alternate forms of transportation. Finally, as older cars become replaced by cleaner models, emissions will be reduced. The City Transportation Department will begin a Multi-modal Transportation Plan that will look at the City as a whole. The process will encourage citizen participation. The entire process is expected to take about two years. The Department of Natural Resources will work in conjunction with the Transportation Department to implement the goals of cleaning up the air. It is difficult, at this time, to pin the problems of the City's air on one particular development proposal. Until the new Transportation Plan recommends design criteria, the development review system remains on a case by case basis. As a result, the City has asked the developer to submit an air quality analysis that would be similar in scope to the study done for the Foothills Fashion Mall —2— ! • expansion. This analysis will be reviewed by the Department of Natural Resources. 9. What about locating out by I-25? RESPONSE: As stated at the first meeting (March 2, 1989), Pace prefers to be located within an urbanized area. Also, there are not that many parcels available out by the interstate that have existing utilities and adequate access roads. 10. What about the additional trucks on Harmony and the current speed limit? RESPONSE: The City anticipates that the area within the Harmony corridor will become more urbanized over the long range. As a result, the City has petitioned the State Division of Highways to reduce the speed limit to 45 m.p.h. The State, thus far, has refused to do this. 11. With increased traffic on Harmony, something should be done with the diamond interchange at Harmony and 1-25. During the afternoon peak, the exit ramp is clogged and cars are stacked out to deceleration lane on I-25. The visibility at the top of the ramp is extremely dangerous with cross traffic traveling at high speeds. This is a problem that needs immediate attention. RESPONSE: The ramp and interchange are under the jurisdiction of the State Division of Highways. It is rumored that the State is considering a signal at the top of the ramp to solve some of the immediate problems. The Traffic Study indicates that only 15% of the trip generation will be derived from the east Harmony Road area. 12. Has adequate consideration been given to potential accidents? RESPONSE: The City reported that there were two accidents in 1988 at the intersection of Harmony and Lemay. These occurred in July and August during the daylight hours. The Traffic Impact Analysis states that: "The recommended control devices and geometries should minimize vehicular conflicts and maximize vehicle separation. Therefore, the accident rate should be at its minimum for a typical urban condition." 13. Does the Traffic Impact Analysis account for additional anchor tenants such as Cub Foods or a large furniture store? RESPONSE: Yes. The Study examined both the short range (1990) and the long range at full build-out (2010). The Study states: "At full development as proposed, approximately 21,000 trip ends will be generated at this site. Some of these will be from the background traffic already passing by this site. The Pace Membership Warehouse will generate approximately 5,000 of the total daily trip ends." 14. What about delays at the side streets intersecting with Lemay? —3— ` • • RESPONSE: The Traffic Impact Analysis did not analyze the intersections on Lcmay north of Harmony Road (Wheaton/Whalers Way, Ticonderoga/Harbor Walk). However, it is likely that as urbanization occurs, there will be increased delays for left turn movements during the A.M. and P.M. peaks. 15. Does the project have approval of the State Division of Highways? RESPONSE: Applications are being made to the State for the extension of Boardwalk Drive across Harmony and the right-in/right-out access on Harmony. The applications will be reviewed concurrently by the State during the plan review process. 16. The land uses represented by the center are concentrated. From the standpoint of promoting air quality, wouldn't it be better to disperse the land uses? RESPONSE: The problem with dispersion is that it would result in more vehicle miles traveled and, thus, more emissions. Concentrated mixed-use development is encouraged by the Land Development Guidance System to prevent urban sprawl. With concentrated land uses, however, local conditions may vary. For instance, the City's worst air pollution problem is along College Avenue. 17. What is the impact on air quality from trucks? Should trucks be directed away from existing residential areas to avoid air pollution problems? RESPONSE: While diesel trucks contribute to particulate emissions, and thus the regional brown cloud, they actually produce less carbon monoxide which is the primary pollutant by which our air is measured against federal and state sta ndards. 18. Do we need a change in policy in regard to evaluating traffic and air quality impacts of regional and community land uses? RESPONSE: The City's Transportation Dept. and Natural Resources Dept. arc aware of the need to coordinate transportation issues and air quality. This is why an air quality analysis was done for the Foothills Mall and why one has been required for this development. Formulating such a coherent policy will take time and must be linked to upcoming overall City Transportation Plan. 19. The planning process appears rushed. Is seven weeks an adequate time frame to review a development proposal of this magnitude? RESPONSE: The combined preliminary and final for the 15 acre Pace project was the avenue chosen by the applicant. The process offers a combined preliminary and final for applicants who have the ability to submit required documents and turn around revised plans in an expedient manner. There is always the risk that the applicant will not be able to complete the necessary plan revisions in a timely manner or that the Planning and Zoning Board may hear only the preliminary request and split the final for another month. 20. There is a concern about the appearance of the building pads along Harmony Road. This will be a sensitive area for existing residences to the north. —4— • • RESPONSE: The developer is aware of this sensitivity and the preliminary P.U.D. for these buildings will specify the design intent. 21. It must be emphasized that the overall appearance of the buildings in the center will impact the residential areas. All buildings must be of high quality and of a residential character. The Toddy's at Scotch Pines is a good example of a commercial use that is residential in character. The proposed center must not appear as a strip commercial center that is typical of South College. 22. Signage along Harmony must be controlled. There is a potential that a proliferation of ugly signage, advertising every shop or business, will negatively impact the surrounding neighborhoods. RESPONSE: Fort Collins has a very strict sign code. In addition, sign review is part of the P.U.D. process. It is likely that the only signage on Harmony will be an identification sign for the entire center. The Sign Code only allows one street sign per frontage per platted lot. Please realize, however, that retailers need visibility and there will be signage for the center. The exact number of signs and locations is undetermined at this time. 23. Why is the building tilt-up concrete and not brick? Brick would be more compatible with the surrounding residential neighborhoods. RESPONSE: Pace has 39 stores. Three are brick. Two are in Denver (Aurora and Arvada) where Pace does not own the buildings but leases the space. Pace prefers tilt-up concrete because it is the store prototype and is more flexible in terms of design. 24. Is Pace on such a tight profit margin that brick cannot be considered? Or, is Pace on a fast track to try and beat the proposed Sam's Discount Warehouse in Loveland? A "fast track" for Pace may not be in the best interest of the neighborhoods. 25. Could the sides of the building be softened to minimize the scale of the structure and to promote neighborhood compatibility? RESPONSE: Yes. The architect is exploring a variety of design treatments that will be presented to the leaders of the various neighborhood groups in subsequent meetings. 26. What kinds of activities go on in the "tire shop"? RESPONSE: The shop is for tire mounting and balancing only. There will be no oil changes or engine work. There will be mechanical hoists. 27. It appears the center will be phased. How will the architectural character be preserved over the life of the construction? There is a concern that a variety of architectural elements will result in another strip center. —5— •• r ' RESPONSE: Construction will not be on a speculative basis. Other than Pace, it is likely that the center will be 80% pre-leased before construction. The tenants will all be AAA tenants. The P.U.D. document will establish the intended character. A unifying design theme is the intent, not a variety of styles. It is not the intention to create another strip center. 28. What kinds of land uses are likely in a discount center? RESPONSE: The developer is talking to restaurants that would be like a "Bennigan's" and a bank is being considered. There would be no bingo or skating rinks. Fast food restaurants have not been eliminated. 29. Is there adequate parking? RESPONSE: Yes. The parking ratios are within established norms. 30. What about the storm drainage? There are basements in Fairway Estates that get flooded. There is high ground water table in the area (4 feet). The history of irrigation of the field is that it drains to the southwest towards Fairway Estates. There is a very strong concern that excess runoff will get into the ground water and cause subsidence or severe property damage. These are very important issues that must be addressed. RESPONSE: The soils report indicates that the groundwater depth is in the range of 10 to 12 feet. The site will be designed such that the stormwater runoff flows to the south and east and not to the southwest. Onsite detention, with controlled release rates, is required by the City's Stormwater Utility. Downstream drainage improvements have been sized to accommodate upstream developed conditions. Drainage will not enter Mail Creek but rather an existing ditch referred by two names as either McClelland's Creek or Mail Creek Ditch. 31. The southwest corner of the Pace has been treated differently since the first meeting (March 2nd). Oak Ridge Drive has been realigned and the detention pond has been reduced. This decreases the setback and buffering. This does not promote neighborhood compatibility. RESPONSE: It is true that Oak Ridge Drive has been realigned and the detention pond has been redesigned. There has been no change to the amount of water detained. 32. What are the opportunities for "sinking" the building to lower the profile? This has been successfully done in other communities. RESPONSE: There are no plans to sink the building. The building floor elevation is approximately 10 to 12 feet lower than the elevation for Harmony Rd. 33. How effective will the landscaping be in the winter? RESPONSE: There will be a mix of deciduous and coniferous trees for seasonal variety. However, the landscaping will not be as effective in the winter as in the summer. —6— T • 34. Has the developer considered planting trees on the west side of Boardwalk Drive? This would help establish a noise and sight buffer. RESPONSE: This will be considered. 35. If the project is built in phases, and the Pace loading area is not screened, would the developer consider temporary screening to the east? RESPONSE: Yes. This will also be considered. 36. The transitional land uses west of Boardwalk Drive will be very important to maintain the quality of life in Fairway Estates. Not only will these uses have to buffer the center but must be compatible with the existing homes as well. RESPONSE: This is a good comment and will be passed along to those who are the applicants for the amended Master Plan. —7—