HomeMy WebLinkAboutBUILDERS SQUARE AT HARMONY MARKET PUD, 2ND FILING - FINAL - 54-87D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • •
(Th ITEM NO. R
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MEETING DATE 7/23/90
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Builders Square at Harmony Market, Filing Two, Final, #54-87D
APPLICANT: Fiest-Meager and Company
c/o The Neenan Company
2290 East Prospect Road
Fort Collins, CO. 80524
OWNER: Fiest-Meager and Company
1200 17th Street
1 Tabor Center, Suite 2727
Denver, CO. 80202
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for Builders Square at Harmony Market,
Third Filing. The project consists of one retail store of 88,800 square feet of
floor area. The site is 12.83 acres and is located on the southeast corner of
Harmony Road and Boardwalk Drive. The zoning is R-P, Planned Residential.
RECOMMENDATION: Approval with one condition
EXECUTIVE SUMMARY:
The proposed P.U.D. is in compliance with the Oak-Cottonwood Farm Master
Plan, and is in conformance with the Harmony Market Preliminary P.U.D. The
design of the building will match the existing Pace Warehouse with painted
concrete panels, brick trim, parapet entry, and brick/steel trellis features on the
north elevation. The east elevation will feature a protected outdoor garden
shop for seasonal sales. The parking lot landscaping will match the existing
PACE parking lot. The 80 foot landscaped buffer along Harmony will
observed. Existing trees within this buffer area will be preserved and pruned.
The existing farm house and out buildings will be removed. The number of
traffic trips falls within the parameters of the original Harmony Market Site
Access Study, and the impacts can be handled by the existing street capacity.
A new, right-in/right-out curb cut will be located along Harmony Road.
A condition of approval has been recommended that would delete excess
signage from the north building elevation.
DEVELOPMENT SERVICES 300 LaPorte Ave.P.O. Box 580 Fort Collins,CO 80522-0580(303)221-6750
PLANNING DEPARTMENT
F
Builders Square at Harmony Market, Filing Two, Final, •4-87D
July 23, 1990 P & Z Meeting
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; Vacant, (Oak-Cottonwood Farm Master Plan - proposed office park)
E: r-p; Vacant, (Harmony Market P.U.D., proposed retail and grocery)
W: r-p; Existing Pace Membership Warehouse
The Harmony Market P.U.D. was annexed in 1980 as part of a larger
annexation known as the Keenland Annexation. The Oak-Cottonwood Farm
Master Plan was approved in October of 1987, and amended in April of 1989.
The Harmony Market Preliminary P.U.D. (50 acres) and First Filing (Pace
Warehouse) were approved in April of 1989. 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:
Builders Square is located on Parcel 1B of the Oak-Cottonwood Farm Master
Plan. This Parcel contains 50 acres and is designated as a Community/Regional
Shopping Center with an estimated floor area of 332,500 square feet. As a
retail store, Builders Square is an allowable land use within the Master Plan.
The overall preliminary P.U.D. (50 acres) was evaluated under the
Community/Regional Shopping Center point chart of the L.D.G.S. The project
met the two absolute criteria and achieved a score of 58% on the variable
criteria. 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).
Finally, points were awarded for the site having at least 1/6th of its property
boundary contiguous to existing urban development.
As a retail store in Oak-Cottonwood Farm Master Plan and the Harmony
Market P.U.D., the Final P.U.D. is in compliance with existing plans and
policies.
3. Neighborhood Compatibility:
A neighborhood meeting was held on May 31, 1990. The minutes of the
meeting are attached. The primary concerns pertain to the following issues:
110
Builders Square at Harmony Market, Filing Two, Final, I4-87D
July 23, 1990 P & Z Meeting
Page 3
A. Extension of Oak Ridge Drive
The neighborhood's concern was that if Oak Ridge Drive did not extend to
Lemay, there would be an incentive to use Whalers Way from Lemay to
Boardwalk thus disrupting the neighborhood. The final utility plans indicate
that Oak Ridge Drive will be extended to Lemay Avenue.
B. Residential Design and Neighborhood Services
The neighborhood's concern was that both Pace and Builders Square are neither
neighborhood in scale or in product services. As such, the design is insensitive
1 to the surrounding area due to the mass and bulk of the buildings. It is
acknowledged that these two anchors are more community/regional serving than
neighborhood serving. However, the third anchor will be a grocery store and
the future retail stores and pad sites are much smaller in size and scale.
C. Wall Signage
The neighborhood's concern was that the extensive signage across the front of
the building (Paint, Lumber, Hardware, etc.) is inappropriate given the
residential setting of the surrounding area. The signs represent the corporate
specification and will be submitted to the Planning staff and Planning and
Zoning Board for consideration. (See condition of approval)
D. Pedestrian Connection
The neighborhood's concern is that there be a pedestrian connection from Oak
Ridge Drive into the center. The pedestrian connection is already indicated on
the approved Preliminary P.U.D. and will be shown on Filing Two as an
improvement to be constructed with the adjacent phase.
E. East and South Elevations
The neighborhood's concern was that the east and south elevations look weak
in comparison with Pace. These elevations will be improved by moving the 10
foot wood fence from the east side of Pace to the east side of Builders Square,
by planting a shrub bed and adding columns to mitigate the vinyl-clad
chainlink fence, and by adding conifer trees along the service drive to Oak
Ridge.
F. Height of Light Poles
The neighborhood's concern was that the 30 foot high parking lot light fixture
not be used on the north side of the site as this side is higher in elevation
and closer to the homes north of Harmony Road. The 15 foot high pole will
be used along the Harmony Road access drive. The first row of the 30 foot
high poles will be setback from Harmony Road 290 feet.
4. Design:
There are several important issues related to the design of Builders Square at
Harmony Market, Filing Two P.U.D. that are discussed below:
Builders Square at Harmony Market, Filing Two, Final, 104-87D
July 23, 1990 P & Z Meeting
Page 4
A. Architecture
Builders Square will be 27 feet in height except at the parapet entry which
will be 30 feet. This contrasts with Pace Warehouse which is 32 feet in
height.
The building will be constructed of similar materials as that of Pace
Warehouse. The concrete panels will be cast on site and be painted light tan
and beige to match Pace. There will be four feet of dark red brick along the
base of the north elevation, and four feet of dark red painted concrete along
the base of the south elevation. There will be no brick or painted concrete
along the east and west elevations due to the shielding by other buildings.
On the north elevation, there will be three, brick-supported trellis features with
open steel roof framing. The front entry will be accented with a sloped
parapet. These treatments are designed to compliment the style established by
Pace Warehouse.
The east elevation will be devoted to the garden shop and outdoor seasonal
sales. This area will be defined by a 10 foot high, vinyl-clad chainlink fence
1 that will be broken up by painted concrete columns every 85 feet. A shrub
bed along the length of this fence will help soften this section. This outdoor
area will be protected by a combination of a flat roof and shallow pitched
canopy. The 10 foot high cedar fence currently on the east side of Pace will
be relocated to the east side of the access drive that connects to Oak Ridge
Drive to provide screening until the next phase is built.
The south elevation will feature the four foot band of painted concrete at the
base and the tan/beige concrete panel. This elevation will feature a screen
wall for the trash compactor, electrical transformer, and utility meters.
The west elevation will feature a 40 foot length of the four foot brick band
with the balance remaining in concrete. This elevation receives minimal
treatment due to the lack of visibility and shielding by Pace Warehouse.
B. Landscaping
The parking lot will be landscaped in a similar fashion as Pace. There will be
landscaped islands with ground cover, shrub beds, and deciduous trees. A
sidewalk will run north-south to provide safe access to the building entry as
well as serve the future pad sites.
The 80 foot landscaped setback along Harmony Road will be preserved. This
area presently supports a variety of both deciduous and coniferous mature
trees. These existing trees have been inspected by the City Forester and the
healthiest trees will be preserved. The existing trees to remain are indicated
on the landscape plan and will be pruned to standards of the City Forester.
Because of the existing trees, the berms in front of Pace will not be continued
along Harmony Road. Rather, the stand of trees will act as a visual buffer.
The streetscape along Oak Ridge Drive will feature a landscaped detention
pond. The area east of the service drive will be treated with a cluster of nine
conifer trees to help buffer the views to the garden shop and lumber staging
area.
Builders Square at Harmony Market, Filing Two, Final, 4-87D
July 23, 1990 P & Z Meeting
Page 5
The north elevation will feature plantings in shrub beds similar to Pace.
C. Signage
The project identification sign will be located at the entry drive along
HarmonyRoad and will be similar in size and scale as the existingsign at
Boardwalk and Harmony Road.
The north elevation indicates a band of signage advertising the various
departments located within the store. These individual letters are two feet in
height, non-illuminated, and colored red/orange. Staff is concerned that these
letters add to the visual clutter of the site and detract from the overall quality
established by Pace Warehouse. This proliferation of wall signage is insensitive
to the surrounding neighborhood. In order to promote a quality shopping
district with a high level of aesthetics, Staff recommends these signs be
removed. Consequently, Staff recommends the following condition:
The individual letter signs that advertise "Garden, Paint, Lumber, Hardware,
Plumbing, and Electrical", etc. shall be removed in order to promote
a compatible development that is sensitive to the neighborhood character and
enhances the visual integrity of the Harmony Market P.U.D.
The "Builders Square" sign at the front entry will be three feet in height,
colored blue, and internally illuminated. The "B" logo will be seven feet
square, colored blue, and internally illuminated. The blue color and the letter
height will match the wall signage at Pace Warehouse.
D. Lighting
There will be two types of parking lot light fixtures. The 30 foot high light
fixture will be used to illuminate the internal areas of the parking lot. The
first row of the 30 foot poles will be setback from Harmony Road 290 feet.
The 15 foot high light fixture will be used on the north entry drive in order
to lessen the impact on the residential neighborhoods to the north across
Harmony Road. The internal north-south sidewalk through the parking lot will
feature four of the 30 foot high light fixtures for pedestrian safety.
5. Transportation:
A. Pedestrian Circulation
The sidewalk along Harmony will meander and be eight feet in width to match
the existing walk. This design is in accordance with the proposed Harmony
Corridor Plan. The sidewalk along Oak Ridge Drive will be detached from the
curb to allow a safe separation from vehicles on a collector street. A future
pedestrian connection is indicated to be constructed with a future phase. This
connection will link the future office uses to the south to the center. The
parking lot features a north-south sidewalk to link the anchor tenants to the
pad sites.
Builders Square at Irmony Market, Filing Two, Final, 4-87D
July 23, 1.990 P & Z Meeting
Page 6
B. Parking
There will be 444 parking spaces constructed with Filing Two. This calculates
to be five spaces per 1,000 square feet of gross floor area. It is anticipated
that the future pad sites will share this parking area. The City of Fort
Collins "Parking Lot Development Guide" recommends a range of parking ratios
to be from 3.5 to 5.0 spaces per 1,000 square feet for general retail.
Therefore, the proposed ratio, allowing for the pad sites, meets City guidelines.
C. Vehicular
In 1989, the Harmony Market Site Access Study (Delich, 1989) evaluated the
entire 50 acre shopping center based on a total of 332,550 square feet of gross
floor area. In that study, the number of trips generated was based on data
from the specific user (Pace Warehouse) for 100,000 square feet, and from the
I.T.E. Trip Generation Manual, 4th Edition. With the proposed Builders Square
as a specific user, the trip generation data has been further refined.
It has been determined that Builders Square is not an impulsive, or pass-by
type of trip, but rather a destination trip. Further, the number of trips is
greater in the morning than in the afternoon due to the likelihood of
contractor sales. Therefore, the number of trips in the morning is greater than
for a typical retail shopping center, but less in the afternoon. This is
significant due to the fact that there is more street capacity in the A.M. than
in the P.M. Consequently, Builders Square may reduce the number of trips at
the time when volumes on the public street are at their highest.
Access to Builders Square will be from the existing Boardwalk access for Pace,
and from a new right-in/right-out curb cut on Harmony Road. This new curb
cut on Harmony was included in the Harmony Market Site Access Study. Both
the Harmony Road/Boardwalk Drive and the right-in/right-out curb cut were
evaluated for peak hour operation. The Study concludes that these
intersections will operate at levels of service A and B for both the A.M. and
P.M. peaks. Therefore, the existing and proposed intersections can adequately
handle the traffic generated from the existing Pace Warehouse store and the
proposed Builders Square store.
Recommendation:
Staff finds that the request for Builders Square at Harmony Market, Filing
Two, Final P.U.D. is in compliance with the Oak-Cottonwood Farm Master Plan.
In addition, the request is in substantial conformance with the Harmony
Market Preliminary P.U.D. Staff remains concerned about visual integrity of
the north building elevation and, therefore, recommends approval of the P.U.D.
subject to the following condition:
The individual letter signs that advertise "Garden, Paint, Lumber, Hardware,
Plumbing, and Electrical" etc. shall be removed in order to promote a
compatible development that is sensitive to the neighborhood character and
enhances the visual integrity of the Harmony Market P.U.D.
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HARMONY MARKET PUD, 2nd Filing
ITEM . BUILDERS SQUARE
NUMBER 54-87D
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NEIGHBORHOOD MEETING MINUTES
PROJECT: Builders Square at Harmony Market P.U.D.
APPLICANT: Mr. Tony Feist, Feist-Meagher Company
ARCHITECT: Mr. Frank Vaught, Vaught-Frye Architects
PROJECT PLANNER: Ted Shepard
DATE: May 31, 1990
QUESTIONS, CONCERNS COMMENTS
1. Will Oak Ridge Drive be constructed all the way through to Lemay
Avenue? It would be desirable to make this connection to allow another
entrance to the project. It would also help relieve traffic off Boardwalk
Drive.
RESPONSE: This issue is not fully resolved at this time. The Traffic Impact
Analysis indicates that a southerly access off Oak Ridge Drive is not needed
to serve the anticipated traffic for Builders Square. The proposed
right-in/right-out at Harmony Road and the existing access off Boardwalk are
sufficient. When the grocery tenant comes in, then Oak Ridge will be required
to be connected to Lemay Avenue.
2. What happens to the fence around the Pace loading and service area?
RESPONSE: The fence will be removed and landscaping installed.
3. What happens to the existing farm house along Harmony Road?
RESPONSE: The farm house and sheds and all other improvements will be
removed to accommodate the new access off Harmony Road. The large mature
trees will be preserved to best extent possible.
4. What are the hours of operation?
RESPONSE: 7:00 a.m. to 9:00 p.m. weekdays and Saturdays, 9:00 a.m. to 6:00
p.m. Sundays. The peak hours during the week will be 7:00 a.m. to 9:00 a.m.
to serve the wholesale accounts and contractors. The peak hours on weekends
will be in the afternoon.
5. Why not extend the wainscoating or brick around the east and south
elevations? Pace has this treatment on all four sides.
RESPONSE: Pace has this treatment on all four sides due to the proximity to
Oak Ridge Drive. Since Builders Square will be setback further from Oak
Ridge, and since the garden shop is on the east, it is believed that this
treatment will not be necessary.
• •
6. What fence materials will be used for the garden shop enclosure?
RESPONSE: This will be a vinyl-clad chain link fence.
7. What is the roof material over the garden shop area?
RESPONSE: This will be a combination of open trellis and flat roof.
8. There needs to be a strong pedestrian connection to the Harmony Market
shopping Center from Oak Ridge Drive on the south. It is likely that
there will be employment uses located south of Oak Ridge Drive and it
will be important to bring pedestrians into the center, especially to the
pad sites if they develop as restaurants.
RESPONSE: It may work best to connect Oak Ridge with a sidewalk to retail
pads C and D (just east of Builders Square) so there will not be a conflict
with the southerly access drive for Builders Square. Certainly a pedestrian
connection is warranted but it may depend on the next retail phase.
9. The sidewalk on Oak Ridge Drive is a concern. It would be a more
pleasant and safe walking experience if the sidewalk were detached from
the curb.
RESPONSE: Oak Ridge Drive is a collector street. The City is currently
evaluating the street standard for collector streets to accommodate sidewalks,
landscaping, and underground utilities. Please keep in mind that a detached
sidewalk creates a "parkway strip" that requires irrigation and maintenance.
The developer is sensitive to the need for safe sidewalks and is willing to look
at solutions that will work for all the affected parties.
10. The design treatment of the east and south elevations remains a strong
concern. The lack of brick or wainscoating treatment, the chain link
fence, all seem to indicate that the area will look like Wal-Mart, which is
extremely unattractive. Surely there are design treatments that can be
done to upgrade these areas. The Harmony Market is supposed to be a
classy center, not just another Wal-Mart development. How about a solid
wood fence, wrought iron, or at least a fence with brick columns? Chain
link looks temporary, not permanent. How about paint or brick around
the entire south wall? Even though it will be setback from Oak Ridge
Drive, it will still be visible and need sensitive treatment.
RESPONSE: These are good comments. The vinyl clad chain link is the
corporate standard because it is necessary to see through the fence. The
developer and architect will consider these suggestions.
11. Oak Ridge Drive should be extended to Lemay to relieve traffic on
Whalers Way.
12. Will the parking lot lighting and exterior building lighting be similar to
Pace? Speaking for myself, the parking lot lighting at Pace is less
objectionable than the street lighting on Boardwalk Drive and the
building security lighting on Pace's south and west walls. This building
security lighting is mounted very high on the wall and appears to much
too bright for security purposes. Is it necessary to have security lighting
mounted so high? Builders Square should be aware of these concerns and
lower their security lighting.
Also, the lower parking lot lighting standard (15 feet) is preferable to the
taller pole.
RESPONSE: Again, thank you for these comments. The developer is pleased
to hear that the westerly parking lot lights are not objectionable since these
were intentionally reduced in height to 15 feet to accommodate the residents.
The comments about Pace's building lights will be passed onto the Pace store
manager. Builders Square will look closely at the building security lighting to
see if can not be lowered.
13. The northerly row of parking lot lights for Pace are 33 feet high and are
annoying for people living north of Harmony Road. Also, these lights are
located on ground that is of a higher elevation than the rest of the
center.
RESPONSE: The developer will look at the parking lot lighting for Builders
Square and evaluate the security needs. Please be reminded that the lower
pole requires more fixtures to cover the area with illumination. Also, the
Builders Square site is of lower elevation than Pace so that should help.
14. The landscaping for Pace came out real well and looks great. Will there
be comparable landscaping for Builders Square?
RESPONSE: Yes, there will be the same dollars per square foot invested in
Builders Square as with Pace. Also, the landscape architect and contractor will
be the same as on the Pace job.
15. Boardwalk Drive is impacted by Harmony Market. There are inadequate
left turn lanes at Boardwalk and Breakwater and the entrance to High
Point. Also, the improvements to Harmony and College intersection have
not been constructed. Saturday traffic is already heavy on Boardwalk due
to activity at Landings Park.
RESPONSE: The improvements to the Harmony and College intersection will
not occur this year due to a decision by City Council. The section on College
Avenue between Horsetooth Road and Troutman Parkway will be improved
with a median some time this year. The concerns about Boardwalk Drive and
the need for left turn bays onto the local streets will be passed onto the
Transportation Department.
16. Builders Square does not appear to demonstrate any residential design
components. With Pace being a big, blocky building, and Builders Square
being a big, blocky building, the Harmony Market will resemble .a
warehouse district. This is not what was represented to the neighborhood
last year during the approval process. Where are the sloped roofs, where
is the residential character, and what is being done to mitigate these large
blocky buildings?
RESPONSE: It is difficult to construct a pitched roof on a large building
such as Builders Square. The promises made last year about pitched roofs
particularly referred to the pad sites. It is anticipated that the grocery anchor
building will be less blocky since it will consist of less square footage. The
smaller retail tenant spaces will provide an opportunity to create more
residential looking architecture. Please be aware that there will not be any
wood shake shingle roofs.
17. Why do there have to be all those signs advertising the individual
departments along the front of the store? These look unattractive. The
center would look classier without these extra signs.
RESPONSE: The developer feels that these signs would be more uniform than
if there were a variety of multiple tenants with the same amount of retail
floor area and all their individual signs. These signs will not be illuminated.
The parent corporation, K-Mart, specifies these signs as part of the national
standard.
18. Please pass along to the K-Mart corporation that the residents in the
surrounding neighborhoods do not care about K-Mart's national corporate
standards and that the signs ought to be deleted to promote neighborhood
sensitivity.
19. There is a concern that the center will never attract the smaller retail
tenant that will truly serve the neighborhood. Pace is not a neighborhood
store. Builders Square will not serve the neighborhood. We need personal
service shops, small retail, that will be neighborhood in scope, not large
warehouse retail that serves the entire region. If there is no small,
neighborhood serving retail, then the design character of the center will
suffer.
RESPONSE: The developer will not build small retail space on a speculative
basis. This has happened all over Fort Collins and the result is empty retail
centers. Again, it is anticipated that the third major anchor will be grocery
store which should help lend a neighborhood feel to the center. A grocery
anchor should attract the smaller personal service and retail shops.
20. Who will own and develop the site?
RESPONSE: Feist-Meager will own and develop the site. The Neenan
Company will build the building. As you know, Pace built their own building.
The Pace site has been sold to an insurance company in Washington D.C.
M
411
MEMORANDUM
0
o To : Tony Fiest, Fiest, Meager & Co.
oRick Ensdorff, Fort Collins Traffic Engineer
u o Fort Collins Planning Staff
• M
From: Matt De l i ch
Date: Hay 25, 1990
O
•
Subject: Builders ' Square Traffic Study Update
z
w
Fiest, Meager & Co . has proposed to locate a Builders '
Square retail store in the Harmony Market Shopping Center
in Fort Collins , Colorado. Builders ' Square is a building
materials store specializing in home improvement supplies
to professional builders and the general public . The store
will be 88 , 800 square feet on 9 . 5 acres . It will be
located east of the Pace Membership Warehouse . Additional
parking will be provided (444 parking spaces) with this
building.
In the Harmony Market Site Access Study, March 1989, the
land use assumed for Harmony Market was a shopping center
with a gross leasable area of 332, 550 square feet. The
Pace Warehouse store was 100, 000 square feet. Trip
generation for the Pace store was developed using data
supplied by Pace . The trip generation for the remainder of
the site was estimated using Trip Generation, 4th Edition,
ITE as a shopping center of greater than 200, 000 square
feet . Since a specific use has been determined as a
wbuilding materials and lumber store, which is also included
in Trip Generation, 4th Edition, the generated trips were
2 compared. Table 1 shows the trip generation from the
W J 88, 800 square foot store using the generalized shopping
center rate and the specific building materials and lumber
store . The daily trips using the specific use is 56
• percent of the shopping center trip generation. The
c=a morning peak hour trips increase by 72 trips (57%) while
J a the afternoon peak hour trips decrease by 125 trips (33%) .
W The increase in the morning traffic is expected at a
c buildingmaterials store . Conversely,
y, shopping centers are
• ccgenerally not very active during the morning peak hour .
W u
_ g
F— F-
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2E
41/
•
Table 1
Trip Generation
Daily A.M. Peak P.M. Peak
Land Use Trips Trips Trips Trips Trips
in out in out
Shopping Center 4840 79 47 176 198
88 . 8 KSF
Building Materials 2715 123 75 127 122'
& Lumber Store
88 . 8 KSF
It is significant that the proposed Builders ' Square will
cause a reduction in trips at the time when volumes on the
public street are at their highest. During the morning
peak hour, there will be some excess capacity on the public
street system. Therefore, this proposed use causes traffic
to increase somewhat during the time when an increase can
be accommodated and causes traffic to decrease during the
time when the street system can least accommodate an
increase in traffic . While traffic volumes will change
with the proposed Builders ' Square, the changes are not
significant enough to cause a complete revision to the
Harmony Market Site Access Study.
Access to the Pace Warehouse is via Boardwalk. Access
to the site with the proposed Builders ' Square is proposed
to be via Boardwalk (as exists now) and via a right-in/
right-out access to Harmony Road. This right-in/right-out
access was included in the Harmony Market Site Access
Study. Peak hour traffic counts were obtained in May 1990 .
These counts are shown in Figure 1 along with daily traffic
volumes supplied by the City of Fort Collins . The daily
traffic counts were obtained in April 1990 . Raw traffic
data is presented in Appendix A.
Using the traffic volumes shown in Figure 1 and the
existing geometrics, the Harmony/Boardwalk intersection
operates acceptably as shown in Table 2 . Calculation forms
are provided in Appendix B. The 1985 Highway Capacity
Manual software was used for these analyses since they are
short range .
s s
Table 2
Current Operation
Intersection AM (delay) PM (delay)
Harmony/Boardwalk B (9 . 9 sec/veh) B ( 10 . 0 sec/veh)
(signal )
The generated trips from the proposed Builders ' Square
were assigned to the Harmony/Boardwalk and right-in/right-
out access . This assignment was added to the existing
traffic, factored by 102 percent to determine the year 1991
traffic projection for the key intersections . The trip
distribution was similar to that used for the short range
assignment in the Harmony Market Site Access Study, except
as it was adjusted based upon the counted traffic obtained
in May 1990 . Figure 2 shows the trip distribution used for
this traffic assignment. Figure 3 shows the 1991 peak hour
traffic . The traffic assignment in the site access study
assumed a passby factor of 40 percent for the shopping
center use as documented in Trip Generation, 4th Edition.
Since a building materials store is more a destination use,
the passby factor was reduced to 10 percent. This is
reflected in the traffic volumes shown in Figure 3 . Table
3 shows the peak hour operation at the key intersections .
Calculation forms are provided in Appendix C. The
operation at the Harmony/Boardwalk signalized intersection
and the right-in/right-out access is acceptable . There is
no significant increase in delay at the Harmony/Boardwalk
intersection.
Table 3
1991 Operation
Intersection AM (delay) PM (delay)
Harmony/Boardwalk B (10. 3 sec/veh) B ( 10. 5 sec/veh)
(signal )
HarmonyRight-in/
g /
Right-out
NB RT A A
It is concluded that the existing access via Boardwalk
and the proposed right-in/right-out access to Harmony Road
can adequately handle the traffic generated from the
existing Pace Warehouse store and the proposed Builders '
Square store . Additional alternative access is not
required at this level of development . When additional
• •
proposals are put forth at Harmony Market, similar traffic
study updates should be prepared to examine the operation
at existing intersections to determine when additional
roadway facilities are required.
The proposed right-in/right-out access to Harmony Road
requires acceleration and deceleration lanes according to
the State Highway Access Code . Using the posted 45 mph
speed limit in this area of Harmony Road, the acceleration
lane should be 550 feet long with a taper of 15 : 1 (180 feet
for a 12 ' lane) . The deceleration lane should be 350 feet
long with a taper of 15 : 1 ( 180 feet for a 12 ' lane) . The
deceleration lane shown above assumes that the turning
vehicles are executing a 15 mph turn (radius of 40 feet or
greater) . The deceleration lane should be 375 feet plus
180 feet of taper if less than a 40 foot radius is used at
this entrance . Storage length adjustment is not required
on this deceleration lane. From observation, it is assumed
that the acceleration and deceleration lanes can be painted
on the existing shoulder. This assumption should be
verified using the survey of the existing conditions .
•
N
Q
0
CC
a
0
N m
OLc
—II7/190
94B0 (DAILY I I �_ Z/8a93a
10 253 Y� -71/qq �, t
( HARMONY
912/(,0(0—�
1/45
AM/PM
EXISTING TRAFFIC Figure 1
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J
Q
el
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a LU
N p w
m
5�-5-� HARMONY
4:110
TRIP DISTRIBUTION Figure 2
• Q
N
Y
J
0
0
O ,0N co
t 0 - I19/194
---498/45?
A)
1 3(p/64 HARMONY
�2/ioi —� /IL'S —� re
qrZ/ 71 — re 52/53
221 to 2— N N
Right-in / Right-out
SITE
AM/PM
1 99 1 PEAK HOUR TRAFFIC Figure 3
r • • ITEM NO. other
MEETING DATE 6/24/91
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Administrative Change to Builders Square at Harmony
Market, Filing Two, Final P.U.D. , #54-87D
APPLICANT: Builders Square
c/o Walton Signage
140 Heimer Road, Suite 350
San Antonio, Texas 78232
PROJECT DESCRIPTION:
This is a referral of an administrative change to the Planning and
Zoning Board. The request is to increase the size of the Builders
Square wall sign on the north elevation from three foot (3 ' ) high
letters to four (4 ' ) foot. Builders Square at Harmony Market is
located on Filing Two of the 50 acre Harmony Market P.U.D. south of
Harmony Road between Lemay Avenue and Boardwalk Drive. The zoning
is R-P, Planned Residential.
RECOMMENDATION: Denial . ,1 n-
.19,n"uG`c_ —
EXECUTIVE SUMMARY:
Under Ordinance No. 77-1990, minor changes to an approved P.U.D.
may be referred to the Planning and Zoning Board. If so referred,
the Board shall have final authority, subject only to appeal to
City Council. This request to amend the final P.U.D. is reviewed
by All Development Criteria Numbers 2, 33, and 46 and Section E (5)
of the Land Development Guidance System.
The request for additional signage does not meet these criteria.
Staff is concerned about maintaining the integrity of the entire
P.U.D. and not fine tuning the plans on an individual tenant basis.
The additional signage is considered to have an impact on the
surrounding residential neighborhoods. There is sufficient signage
under the approved plans. The precedent of adding sign area may
weaken the design objectives of the overall 50 acre P.U.D. ,
particularly when the pad sites along Harmony Road come up for
review. Harmony Market was approved after exhaustive review and
citizen participation which created a legitimate level of
expectation that deserves to be upheld.
9
B
DEVELOPMENT SERVICES 300 LaPorte Ave.P.O. Box 580 Fort Collins.CO 80522-0580(303)221-6750
PLANNING DEPARTMENT
Administrative Change to Builders Square, Final P.U.D. , #54-87D
June 24, 1991 P & Z Meeting
Page 2
COMMENTS
1. Background:
N: b-p, R-L-P; Vacant and single family (The Mallards and Whalers
Cove)
S: r-p; Vacant (Oak-Cottonwood Farm Master Plan - proposed
office park)
E: r-p; Under Construction (Steele's Market at Harmony
Market P.U.D. )
W: r-p; Existing Pace M :rubership Warehouse
The Harmony Market P.U.D. , was annexed in 1980 as part of a larger
annexation known as the Keenland Annexation. The Oak-Cottonwood
Farm Master Plan was approved in October of 1987, and amended in
April of 1989 to include a community regional shopping center. The
Harmony Market Preliminary P.U.D. (50 acres) and First Filing (Pace
Warehouse) were approved in April of 1989. Builders Square was
approved in July of 1990 as the Second Filing.
2. Administrative Chancre Request:
Builders Square, via Walton Signage, has applied to increase the
letter height of the existing wall signage from three foot high
letters to four foot high letters for a total increase of 86 square
feet. As justification, the applicant states the following:
A. Pace Membership Warehouse has the word "PACE" in seven foot
high letters.
B. The proposed "BUILDERS SQUARE" sign will still be contained in
the recessed front fascia of the building's north elevation.
C. An increase in letter height would be in compliance with the
Fort Collins Sign Code.
D. The letter size change would result in an increase of only 86
square feet for a total of 197.67 square feet which represents only
4% of the total square footage of the allowed area on the building
fascia on which the sign is placed.
A copy of the applicant's letter is attached.
3 . Amendment to a Final Development Plan:
Section 29-526 (F) (5) (a) of the L.D.G.S. states:
• •
Administrative Change to Builders Square, Final P.U.D. , #54-87D
June 24, 1991 P & Z Meeting
Page 3
"Minor changes to a planned unit development may be approved
administratively, by the Director of Planning, whereupon a permit
may be issued. Such changes may be authorized without additional
public hearings, at the discretion of the Director of Planning.
Notwithstanding the foregoing, the Director of Planning may refer
the decision to the Planning and Zoning Board, and if so referred,
the decision of the Planning and Zoning Board shall constitute a
final decision, subject only to appeal to the City Council as
provided in Section 2-47 (Appeals) of the Code. "
It is the finding of the Director of Planning that this
administrative change, while minor in scope, represents a
sufficient impact on the character of the approved P.U.D. as to
warrant referral to the Planning and Zoning Board.
4 . L. D.G.S. Criteria that Pertain to Sianaae:
There are four areas of the L.D.G.S. that address signage issues:
4`,-Development Criteria Number 214
"Is the development compatible with and sensitive to the immediate
environment of the site and neighborhood relative to architectural
design; scale, bulk, and building height, identity and historical
character; disposition and orientation of buildings on the lot; and
visual integrity?"
All. D b t Cfiteria dumber 33:s
"Does the design and arrangement of buildings and open space areas
contribute to the overall aesthetic quality of the site
configuration?"
All development Criteria 46: ;
"Are all signs in the project in compliance with the provisions of
this chapter?"
section 451:
"All signs must conform to the provisions of this chapter. The
Planning Director has the power to approve signs conforming to this
chapter but, where extensive signage is proposed or the signage
would have an adverse impact on the surrounding neighborhoods, the
Planning Director may submit the proposed signs for approval by the
Planning and Zoning Board. "
These three criteria, along with Section E (5) , are the basis for
Administrative Change to Builders Square, Final P.U.D. , #54-87D
June 24, 1991 P & Z Meeting
Page 4
reviewing and approving signs that are located in planned unit
developments under the jurisdiction of the Land Development
Guidance System. The Harmony Market P.U.D. , Harmony Corridor, The
Mallards P.U.D. and Whalers Cove at the Landings P.U.D. are
considered the immediate environment. Signage is considered to be
an element in assessing visual integrity. Wherever signage has
been determined to have an impact on visual integrity, or the
aesthetic quality of a site, Staff has made recommendations to the
Planning and Zoning Board regarding type, quantity, location, and
size of signage.
5. Findings of Staff:
In reviewing the administrative change request, Staff has made the
following findings:
A. Expectations Created By Legitimate Citizen Input Process
Harmony Market P.U.D is the most significant retail center to be
constructed off College Avenue in the City's history. With 50
acres and 332,550 square feet. of approved floor area, the center is
second only to the F. • • -ashion Mall in size and scale. The
level of 4itiZe 7 .. � � a �� w For example,
during March and April of 198• ,. �" " • , , neighborhood meetings
were held in addition to a� . 0 'i '� with individual
neighborhood organizations. • +e "COMA received by the
Planning Department discussing c izen concerns an. `;, t" eh
spoke at the public hearing on April 24, 1989.
The Planning and Zoning Board decision of April 24, 1989 was
appealed to City Council which upheld the Board's decision on May
30, 1989.
Besides the Harmony Market Preliminary P.U.D. , Builders Square,
Filing Two P.U.D. was also reviewed and evaluated with the benefit
of a neighborhood meeting (May 31, 1990) .
It is evident by the record of public review and citizen
participation that development of Harmony Market was of great
interest to the surrounding property owners. The developer made
substantial amendments in site design, architecture, lighting,
landscaping, and setbacks in response to neighborhood concerns.
For example, the approved Harmony Market Preliminary P.U.D. states:
". . . Signage throughout the entire P.U.D. shall demonstrate
sensitivity to surrounding properties, particularly along
Harmony Road. "
i •
Administrative Change to Builders Square, Final P.U.D. #54-
87 D
June 24, 1991 P & Z Meeting
Page 5
Because of the high level of citizen participation in the review
and approval of Harmony Market, an expectation has been created for
the quality' of the center. It is this expectation, based on the
validity of the approval process, that is the basis for Staff's
primary concern over increasing the amount of Builders Square's
signage. By increasing the front elevation signage, the
expectation that was derived by the legitimate review and approval
process is damaged, thus casting doubt over the credibility of the
citizen participation process.
B. Impact on Neighborhoods and Harmony Corridor
The front elevation of Builders Square faces two residential
neighborhoods: Whalers Cove at the Landings and The Mallards.. The
proximity to these neighborhoods was the basis for providing
landscaped berms on Harmony Road and upgrading the architecture
mitigate the "warehouse look"! In addition, parking lot light
fixtures at the perimeter were reduced from 33 to 16 feet in height
to diminish the illumination spill offsite.
Harmony Market also falls within the jurisdiction of the` Harmony /
Corridor4 an element of the City's Comprehensive Plan. The purpose
of the Harmony Corridor Plan is to try to achieve an attractive
southern gateway to the City from I-25 by establishing an urban
design framework that protects community values.
Being within the Harmony Corridor and with proximity to two
residential nei hborhoods, Staff finds that the increased signage
would have an dine. . neighborhoods/
(Section E (5) . ,
C. Neighborhood Compatibility and Visual Integrity
During the Planning and Zoning Board review of Builders Square
P.U.D. , the applicant requested six additional signs on the front
elevation. These signs were: "Garden, Paint, Lumber, Hardware,
Plumbing, and Electrical". These six si• s were denied by the
Board in order to . x . • ° `m 3:: ce
the vis int ,' ; .+: _ . ' (A • -ve opment eria
Numbers -rand and 33)I. Staff believes that the precedent established
by the Board of promoting neighborhood compatibility by carefully
reviewing signage is still valid. Staff finds, therefore, that a
change to increase the letter height on the front elevation remains
a legitimate public concerr and recommends denial.
Administrative Change to Builders Square, Final P.U.D. , #54-87D
June 24, 1991 P & Z Meeting
Page 6
D. Sign Code Conformance: Minimum Standard in a P.U.D.
The applicant has stated that the request for additional signage is
within the size allowance per the Fort Collins Sign Code and,
therefore, should be allowed. As mentioned previously, there are
four specific criteria in the L.D.G.S. that allow the Planning and
Zoning Board to consider the extent and location of signage within
planned unit developments. r 'S ttha't, dy; re aU gent to
g
nei hborhoods or alongim o ,' a f C ':rfdb'rS�`, tie type
location, and s are, footage of"signage $.'s zeviewed by the Plannir•:.
and Zoning Board as a component of"the P.U.D. It is typical fc .
signage elements to be reviewed by the criteria of the L.D.G.S ,
Recent examples include Pizza Hut at Arbor Plaza, Soundtrack at
Arbor Plaza, Backyard Burgers at Arbor Plaza, McDonald's at Gateway
at Harmony Road, Amoco at Gateway at Harmony Road, Burger King at
nd a , i� �.r Conoco
Market Place, Saturn of Fort Collins, Amo o t Raintree and
at the Centre for Advanced Techno o nde' with the Sign
Code is considered by;Staf "' ' .��, s4 itt 3 R arc ,,arc d riot oes"
guarantee signage allotment."
E. Comprehensive Review Versus "After the Fact"
Finally, Staff is concerned that the review of increased letter
height did' riot' get*fadtored^ in1 o` ' he review of the entire Builders
Square P.U.D. Building elevations, landscaping, and lighting were
all designed based on the impact of the three foot letter height.
The comprehensive nature of the P.U.D. review and approval process
considered the overall impacts of the signage, and other aspects,
and the result was the final approved plan. Had four foot high
letters been on the original plans, the r atLO of other
site design elements may have been adjusted accordingly.
RECOMMENDATION:
Staff recommends that the request for administrative change to
allow an increase of letter height from three feet to, four feet,
and an increase in square footage of 86 square feett I derr ed:
Staff finds that the request does not satisfy All Dee elopment
Criteria Numbers 2, 33, 46, and Section E (5) of the Land
Development Guidance System. The currently approved P.U.D. that
allows th,epresent,wall si.n is of sufficient inte•rit T " s
level:., f� ,expect � r � ,....- ° , 4r- s
' r c. rr
anon Apr• e
If it is the pleasure of the Board, Staff would agree to reconsider
the request if there is pad site development along Harmony Road of
sufficient height that blocks the,'view' of the sign from the two
residential neighborhoods. Until such 'development occurs, the
request for larger sign letters is found to have a negative impact
on the surrounding neighborhoods.
IIIF • WALTON •
•
/ y
S6 „ ,7 • ,t
June 10, 1991 -AAi,,,
Mr. Ted Shepard
City of Ft. Collins ,d .A°
Planning Department
P.O. Box 580
Ft. Collins, CO 80522
Re: Builders Square #1580, Harmony Market, Ft. Collins, CO
Dear Ted,
Enclosed you will find ten (10) copies of our drawing #BS-1580
showing the proposed signage for which we are requesting Planning
and Zoning Board Review.
On behalf of Builders Square, Inc. we propose to replace the
existing three (3 ' ) building letters on the front elevation of
Builders Square with four (4 ' ) building letters for the grounds
hereinafter set forth.
1. Other commercial businesses at Harmony Market, i. e. Pace
Membership Warehouse with 7 ' letters, have been granted
more square footage than that now allowed Builders Square
and more than is now being requested.
2 . The BUILDERS SQUARE sign will still be contained in the
recessed front facia of the building and appear in
harmony with the storefront.
3 . Increase in building letter size is not in disagreement
with the Ft. Collins sign code as it pertains to other
business districts, commercial, industrial and planned
unit development alike, pp. 2021 - 2022 Sec. 29-593
a.b.c.d.
4 . The letter size change will result in an increase of only
86 square feet for a total of 197. 67 s. f. which
represents only 4% of the total square footage of the
allowed area of the building fascia on which the sign is
placed per the Ft. Collins Sign Code, Sec. 29-593 , p.
2022 (6) .
HOME OFFICE 1a0 HEIMER ROAD.SUITE 350 - SAN ANTONIO.TEXAS 78232 (512)494-7794 • FAX(512)494-'887
DIVIS O'.OFFICE 7135 W.TIDWELL,SUITE M-117 • HOUSTON.TEXAS 77092 • (713)460-4417 • FAX(713)460.9006
ti.
5. The general welfare of the public and the adjacent
properties involved will no: be adversely affected or
impaired by the granting of this square footage increase.
Respectfully submitted,
01- -(C-41lt_0>OZe
Patricia Brown
Customer Service Representative
enclosure
cc: Phil Phillips, Builders Square
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