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HomeMy WebLinkAboutHARMONY MARKET PUD, 1ST FILING - FINAL - 54-87C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSr 4 ITEM NO. 9 PLANNING AND ZONING BOARD MEETING OF April 24, 1989 STAFF REPORT PROJECT: Harmony Market P.U.D., First Filing, Final (Pace) #54-87C APPLICANT: Fiest-Meager and Company c/o Vaught-Frye Architects and Planners 2900 South College Avenue Fort Collins, CO. 80525 OWNER: G.T. Land Colorado, Inc. 3555 Stanford Road Fort Collins, CO. 80525 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request for a Final P.U.D. for the Harmony Market, First Filing. The project is a Pace Membership Warehouse consisting of 100,000 square feet of floor area. The site is 16.12 acres and is located on the southeast corner of Harmony Road and Boardwalk Drive. The zoning is R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed retail warehouse use is in general conformance with the preliminary plan known as Harmony Market P.U.D. A series of neighborhood meetings have been conducted. The building's architecture includes tilt-up concrete with brick treatments and darker tones on the lower 14 feet. In addition, the west and south elevations feature three dimensional canopies with brick columns to break up the large facade and screen the emergency exit doors. The site is well landscaped on the perimeter, in the parking lot, and along the foundation of the building. A Traffic Impact Analysis has determined that a signal is required at Harmony and Boardwalk. Oak Ridge Drive and Boardwalk Drive will be constructed to the Phase One property line. The project is feasible from a traffic engineering standpoint. The Final P.U.D. is in substantial conformance with the Preliminary. DEVELOPMENT 300 LaPorte Ave. • P 0 Box 580 • Fort Collins, Colorado 80522 • (3C3) 22' e7 C SEHvlCES. PLANNING DEPARTMENT r • Harmony Market (PACE) , First Filing — Final #54-87C 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 (The Mallards and Whalers Cove) S: r-p; Church and Vacant (Oak-Cottonwood Farm Master Plan - Parcel 1-C, proposed Office Park) E: r-p; Vacant (Harmony Market Preliminary Plan Phase 2, proposed shopping center) W: r-p; Vacant (Oak-Cottonwood Farm Master Plan - Parcel 1-A, proposed Retail/Office and Parcel 1-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 Harmony Market First Filing is part of Parcel 1-B of the Oak-Cottonwood Farm Master Plan approved in October of 1987. At the time of the annexation ordinance, two conditions were placed on the property: 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. Residential 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 Pace Membership Warehouse is defined as a "free standing department store" within a community/regional shopping center. The Harmony Market Shopping Center, Preliminary P.U.D., has been reviewed as a community/regional shopping center under the Land Development Guidance System. As a component of Harmony Market P.U.D., the First filing is found to be in substantial conformance with the preliminary. 3. Neighborhood Compatibility: Two public neighborhood meetings were held to discuss the Pace Membership Warehouse and the Harmony Market P.U.D. A considerable amount of public input was generated by these meetings. The complete minutes of both meetings are attached to the memo packet of the Preliminary P.U.D. request. A variety of issues were raised in response to the entire 50 acre Master Plan Amendment, the Preliminary P.U.D., and the Pace store. The majority of these issues are documented in the Staff Report for the Harmony Market Preliminary P.U.D. The concerns that are specifically related to the First Filing (Pace) are addressed below. • • Harmony Market (PACE) , First Filing - Final #54-87C P & Z Meeting - April 24, 1989 Page 3 A. Architecture A primary neighborhood concern was the mass, scale and bulk of a building that measures 32 feet in height and 100,000 square feet in floor area would be an intrusion into the surrounding area. The building elevations call for the first 14 feet of the exterior walls to feature a 4 foot high brick base, followed by 6 feet of ribbed concrete panel to be painted a similar tone as the brick, followed by another 4 foot brick band. The remaining 18 feet will be smooth concrete painted in a light earth tone. At the top of the elevation, there will be another 12 inch painted band, topped off with a 12 ribbed concrete band. In addition, there will be a prominent entry feature on the north elevation. The north elevation also features a three dimensional, open roofed canopy supported by brick columns at the west corner. The west and south elevations will also feature the three dimensional canopy, with brick beams. The canopy will be partially open to allow landscaping and partially enclosed with painted metal roofing. The canopy and brick column feature also helps screen emergency exit doors. B. Landscaping There was a concern that a Pace Membership Warehouse would need a large quantity of landscape materials with large caliper sizes to help screen and buffer the building. The landscape plan indicates that 3 inch caliper deciduous trees and 12 foot evergreen trees are mixed in the total amount of trees planned for the site. Specifically, the landscape plan provides street trees along the frontages of Boardwalk and Oak Ridge. Trees along Harmony are placed in a sodded berm within an 80 foot buffer area. The west and south building elevations are landscaped with both trees and foundation shrub beds. All parking lot islands are landscaped with trees and shrubs. C. Traffic As stated in the Preliminary P.U.D., the First Filing represents a trip generation of 3,000. A signal at Boardwalk will be warranted with this request. The Harmony/Boardwalk and Harmony/Lemay intersections will operate at level of service B or better. Oak Ridge Drive is not scheduled to be constructed to Lemay Avenue with Phase One. It was found that not constructing Oak Ridge Drive to Lemay will have no significant impact on Boardwalk Drive north of Harmony Road, or on Whalers Way between Boardwalk and Lemay. Development of Phase Two will trigger the construction of Oak Ridge Drive to Lemay Avenue. • • Harmony Market (PACE) , First Filing — Final #54-87C P & Z Meeting — April 24, 1989 Page 4 Pace anticipates 18 trucks per day. Loading docks are located on the east side of the building and will be screened to the east with a tilt-up concrete wall. The design of the wall will match the building exterior. D. Lighting Interior parking lot lighting will be similar to the standards used at the Foothills Fashion Mall. Fixtures will be 30 feet high. Perimeter lighting will be on 15 foot fixtures. This is similar to the typical street light used on local public streets. 3. Design: The design of the First Filing is in conformance with the site plan submitted for the Preliminary P.U.D. The building is setback 740 feet from Harmony Road. The setback on the south features street trees and berms along Oak Ridge Drive and a stormwater detention area. Similarly, Boardwalk Drive is generously landscaped with street trees and berms. The parking lot contains 664 spaces for a ratio of 6.6 spaces per 1,000 square feet of floor area. The parking lot circulation provides two pedestrian walks from north to south and one from east to west. The parking lot drive aisles are designed to encourage the use of the outer east-west drive to minimize the potential pedestrian-vehicular conflict immediately in front of the store. 4. Signage: A combination Pace sign and project identification sign is proposed at the corner of Harmony and Boardwalk. The Pace sign would be installed first with the project i.d. sign to follow with Phase Two. The angled sign consists of a masonry pedestal, varying in height, in a color to match the Pace building. The maximum height is 10 feet above a graded berm and 14 feet above the street elevation. For comparison purposes, the project i.d. sign at Raintree Center achieves a height of 24 feet above the street elevation. The north elevation of the store would feature "PACE" in 7 foot blue lettering, and "Membership Warehouse" in 3.5 foot capitals and 2.5 foot lower case. This wall signage would be illuminated and projected 8 inches from the wall. 5. Transportation: A Traffic Impact Analysis was prepared which examined the impacts of the First Filing Final P.U.D. The study concluded that the Pace Membership Warehouse was feasible from a traffic engineering standpoint. The primary mitigation requirement is the signalization of the Harmony/Boardwalk intersection. Harmony Market (PACE) , First Filing — Final #54-87C P & Z Meeting — April 24, 1989 Page 5 It is anticipated that both the Harmony/Boardwalk and Harmony/Lemay intersections will operate at level of service B in the short range. Level of service B represents a stable situation. There are no signal cycles that are over loaded. An occasional approach phase is fully utilized and a substantial number are approaching full use. RECOMMENDATION: Staff finds the Harmony Market First Filing, Final P.U.D. to be in substantial conformance with the Preliminary P.U.D. The Final P.U.D. also satisfies all other applicable criteria of the Land Development Guidance System. Staff, therefore recommends approval. 11, . 4' 'iS�y.:iriuiaLLt�1 i p" J ~} L• 21-..r1_T.. ^T IR1,' r.. 1 II r'r tu Wig d N+ rpt© 2 \ /x �i• 1Cf,_� ,totial44 .,fie • r^,T %so I9.v _ RLP i Ilki '4 , „ ',� -E"17� r • ..�, I. • e•le 3 - . lit ilk N ____. ,...,. ii........i ...,. mow - jq q"w ;„ O '.. 'r,.0* . `�_ -. ._i�..�._ �Ij�:��fast ; 800.0011,V M■ 1( i Ad op ,,,,.r by21/," .'...;,::•...;..11,4.,' / _ � � :.1 ��;_ p .7W�� b• ,`fte� by t".;J HAR ONY RD. _..__ . ( 4K UO ti . W,:. ....'s' :,i1,t/i,0 3t 4. --..1' 1 \ : pro :ctrLocation ''r 11901 ,. -1 4 IIMRIOJf" vl T .!5,'! Q N EUSI ESS ry .p7 rr� ' L• w OAKRID(iE DRIVEc' 1 r• AWI A 1� I 1 s:r s.. ' ,r... y bp V ..1 1:1,- .. ( ITEM HARMONY MARKET — 'FtNAi,. 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A T=e -fir '� �.' 1e _-r $ ^ oe^ s z OOYtl0100•SM1100 LA 0 J Z O esnoyeieM dWuaquwy zj°'IMI tS aby Z ¢ w 0 d J z w c� I '.: n LT_ I w II�. i CC 1, a z - t. o z° m g w 1 1 w > a cc W JLL, w 2 w _ I— I 2 I— W cn < li D W (I) 2 z O cn 1. m mmia I C LIP, - El ss itt I. !luI ,o /OM Ira. Ism Ior r"t ln IN: ... 1 I ilk : l'itl '1' 11 i iai_... IL 1 4 �` i r I go 'll"u M NI am .ti P I mil Ofl 11 !i` ur i OM 1 iill \ ilf of_ mil II l\ im ,u's P 3 1a o a2t§a0g6 - ° N .< o W jg-'UOg 9 €, 6 �a'#�52 x € g2°: 'z i $ Z i - € ��I F -ym 2 o • • . • f-fgIL /3, Mr) A vi ivor2fiIrrs (a tFtios) MEMORANDUM To: Eric Bracke , Fort Collins Transport . Planner o 7, Ted Shepard , Fort Collins Planner o oQc Fete Ins.a.na , Pace O Tony Fie=_ t , Fiest , Meager & Co. L �r Ou ° Frank Vaught , Vaught*Frye ----=-- • Ii M From: Matt Del ith APR T Date : April 13 , 1989 }ti i -- , O Subject : Harmony Market Traffic Analyses This memorandum addresses two specific concerns : ( 1 ) impact on Boardwalk if Oakridge Drive is. completed } from the Phase 1 line to Lemay ; and ( 2) utilizing Whalers Way as a short-cut to the Face store from southbound Lemay . M 1 . Fort Collins Staff expressed concern about the impacts on Boardwalk , particularly north of Harmony , if Oakridge Drive is completed from Lemay Avenue to the Phase 1 line ( service access for Face ) . Completion of Oakridge Drive in the Phase 1 development (Pace only) wi l l have no affect on the amount of traffic that wi l l utilize Boardwalk north of Harmony . There will , however , be a modest reduction of traffic that wi l l utilize Boardwalk south of Harmony . If the Oakridge Drive connection is made to Lemay Avenue , 10% of the generated trips from Lemay , south of Harmony , will likely utilize this portion of Oakridge Drive since it will significantly shorten their trip . It also eliminates, their having to use Harmony Road. A small portion of the trip=_. from/to Lemay north of Harmony and from/to Harmony east of Lemay may also u t i l i ze Oakridge LLi w Drive to access the Pace store . However , I believe that this will be an extremely small portion of these patrons , and, in fact , they will likely find that utilizing Oakridge Drive actually increases their travel = o distance and time to the Pace store . La i= J w In my judgment , completion of Oakridge Drive from e a Lemay Avenue to Boardwalk wi11 not have a significant impact on 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 this link = a will not change the expected level of service categories . Completion of Oakridge Drive would be more appropriate when stores to the east of the Face store 2E are opened. 2 . Concern was expressed by the Landings Neighborhood group that patrons destined for the Pace store from north of Warren Lake utilizing Lemay Avenue will use Whalers Way as a short-cut to get to Boardwalk . This will not likely occur because utilizing Lemay to Harmony to Boardwalk ( vice versa for the exiting trip) wi l l be considerably faster . The entering trips wi l l approach Harmony on Lemay making a right turn . If the Lemay approach has a red signal , that vehicle has the ability to make a right-turn-on-red. This is enhanced because of the location of a right-turn acceleration lane on Harmony . The vehicle wi l l proceed on Harmony to Boardwalk to make the left turn to enter Boardwalk . The Harmony/Boardwalk intersection wi l l be signalized and this left turn will be controlled by either a left-turn arrow ( i f warranted) and/or a green bal l . Since Harmony Road is an arterial street , it will have significantly more green time allocated to it compared to Boardwalk . Therefore , delays for the trip described above should be minimal . On the other hand, if the same trips were to utilize Whalers Way as a perceived short-cut , they would be confronted with a left turn at a stop sign controlled intersection at Boardwalk . The left-turn maneuver from a stop sign controlled intersection is considered to be the most time consuming movement , since the vehicle is totally at the mercy of the traffic volumes on the major street , which in this case is Boardwalk . Once entering Boardwalk , the vehicle wi l l proceed to Harmony Road which will be signalized. It is l i ke l y that the vehicle will be confronted with a red signal since most of the green time for this signal must be allocated to Harmony Road due to its classification , traffic volumes , and the need to establish a good progression pattern on Harmony Road. The reverse trip (exiting the Face store) will also be confronted with the same route choices. The driver will find that utilizing Harmony Road will be faster for all of the same reasons. It is my conclusion that there wi l l be no time savings using Whalers Way rather than Harmony Road. Further , there will be no time savings using Lemay to Oakridge to Boardwalk ( if Oakridge were completed) rather than Harmony Road as described above . co MEMORANDUM U) ao 0 To: Eric Bracke , Fort Collins Transport . Planner 0 o Ted Shepard, Fort Collins Planner oc Pete Insana , Pace �� \` o Tony Fiest , Fiest , Meager & Co. L U o Frank Vaught , Vaught*Frye I; / < APR 7 • gFrom: Matt Delich p Date : April 13, 1989 Subject : Amendment to the Harmony Market Site Access z Study Q On April 6, 1989, I was informed that the Harmony Market project was reduced in size from 425 ,000 square feet to 332,550 square feet . In addition to this, information supplied by Pace Membership Warehouse (from M Denver area stores) indicated that the typical weekday trip generation for a store was on the order of 3000 vehicle trips per day . Typically , in traffic impact studies, I take the conservative approach . The logic being that if traffic impacts can be handled acceptably with the higher values, then the impacts will be less severe with the lower values . Table 1 shows the trip generation of the revised Harmony Market site . Also indicated is the lower trip generation for the Pace store as documented by data from typical stores . z I conducted additional traffic assignments using the trip generation information shown in Table 1 . In the original study, I used a pass by factor of 20X for the non-Pace trips. In the assignment for this �u J amendment , I used a pass by factor of 40% which is a. > documented in the ITE Trip Generation Manual . All other background traffic remained as indicated in the Harmony = Z Market Site Access Study. ✓ o Using the new traffic assignments, all the 0 o signalized intersections operate acceptably. The stop sign controlled intersections will operate at the same - Q levels. of service indicated in the Site Access Study , 2 even with the reduction in traffic . Rather than prepare t •; formal figures for this memorandum, I have attached my W LL '...work sheets for these analyses in Appendix A . The g conclusions from the Site Access Study do not change ~ ~ significantly . The total trip generation for the new F-- Q site plan will be almost 15,700 vehicle trips per day. 2E This is 75i. of the trips generated in the original Site Access Study . The Executive Summary from the Harmony Market Site Access Study is provided in Appendix B for your information . Table 1 Trip Generation Daily A .M. Peak P .M Peak Land Use Trips Trips Trips Trip=_. Trips in out in out Pace - 100 k=_.f 3000 18 12 114 114 Remaininu 232.55 k=.f 1 2670 70 47 441 50 Total 15670 88 5^= 575 634 EXECUTIVE SUMMARY Harmony Market is a proposed commercial use development located south of Harmony Road and west of Lemay Avenue in Fort Collins, Colorado. This traffic impact study involved the steps of trip generation , trip distribution , trip assignment , capacity analysis, traffic signal warrant analysis , traffic signal progression analysis, and accident analysis. This study assessed the impacts of Harmony Market on the existing ( short range - 1990) and future ( long range - 2010) street system in the vicinity of the proposed development . As a result of this analysis, the following is concluded: - The development of Harmony Market is feasible from a traffic engineering standpoint . At full development as proposed, approximately 21 ,000 trip ends will be generated at this ssi to . Some of these wi l l 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. - Using the existing peak hour traffic volumes , a signal is warranted at the Harmony/Boardwalk intersection . - By 1990 , given the existing traffic and proposed development of the Pace Warehouse store on the Harmony Market parcel , a traffic signal will be warranted at the Harmony/ Boardwalk intersection , reenforc i ng the above stated need for this signal . This signalized intersection , as well as, the Harmony/Lemay signalized intersection , will operate acceptably in the short range condition . - At full development of Harmony Market and consider- able other development (Oak/Cottonwood Farm, Oak Ridge PUD , etc . ) in this part of Fort Collins, traffic signals will likely be warranted at Lemay/Oakridge . - Signals at all the above new locations can fit into signal progression schemes along both Harmony and Lemay. - With the recommended control and geometrics, intersections will operate acceptably during most of the day. Some stop sign controlled left turns wi l l operate at unacceptable level of service conditions during one peak hour , but this condition does not warrant improvement . - With proper traffic control and geometrics., the accident rate should be minimal for an urban condition . - This traffic study does not address the specific access requirements for other parcels in the Oak/Cottonwood Farm Master Plan area or intermediate development of Harmony Market . As specific parcels are developed, a short technical memorandum should be prepared analyzing these specific access requirements and hove the proposed use fits into the overall development scheme of Harmony Market . AP' PEN1C> I :< i . _ 1,_,„..,1- ie,._,..7___ /VFW I ,____ _____. 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DAILY -TizAFFIC. 3(D00 (89)-7Z 5700 ��9)-71� 45o CP) - 97, 9o0 (P) - I I% 95o (0) - 197. t400 Co) - !e% 5000 CT-) 8000 CT) - !7, roo(89)-8Z, 18,Zoo(89 -887 «< 00C0)- 4sv(PI - Z7 gao zS00(a) -14z ZI5060 - IO% 150O(T) Z0, 800(r) 000 HA►2M0N -? to 2 4.9o0 (89) - 6o' O ($9) - pGo 300 ( P') - 4 3000 C P') -10O% 2900 (°) -367 3000 (1-) 81 oo CT) T LEGEND C89) - Cvrzee�r TieAFF,C CP) - PACE yeAFF,c_ CO) - 0-re-le TKAFr!C (T) t- Tie A FP I C_ LONG RANGE CHAfZMDN' MAgKET SuitoovT') DAILY TQAFFlc_ A 36) 00 (89 — 6'I % 570o(89)-3I l i 0o (1M - I(o% z 700 atM)- I S% 2300 (0) - 33% 1 0,100 (o) - Ss2 7000 (T) 18,5oo(T) «< 17, 700 (89)- 51 70 18,200(89) - 47 1zt' 2. l oo(t.'r('- (oho 60004rt)- 4 I S,Z0O(03- 43T • 16,7ooCO)-4970 6, 000 38,5-00CTO --f.- gARMOAJV fit A, o o Ca9)- 070 4-9Oo (e9)-z470 4400(HM) - 44' 70 3(00064m)- I8% 4Soo ( z000(o) -.8% 8900 Cr) 200SooCr) 1 L...EGE&VD p139) - CCIRREtiuT TRAFFIC- M) - I-1ARMOM MJ4iCKET ThrFIC. Lo� _ OTNE2 TRAFFIC. 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