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HomeMy WebLinkAboutBUILDERS SQUARE AT HARMONY MARKET PUD, 2ND FILING - FINAL - 54-87D - REPORTS - RECOMMENDATION/REPORT (Th ITEM NO. other MEETING DATE 6/24/91 imosimil, 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 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. 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 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 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 Change 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 Signage: There are four areas of the L.D.G.S. that address signage issues: All Development Criteria Number 2: "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 Development Criteria Number 33: "Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration?" All development Criteria Number 46: "Are all signs in the project in compliance with the provisions of this chapter?" Section E (5) : "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 Foothills Fashion Mall in size and scale. The level of citizen participation was extremely high. For example, during March and April of 1989, two, at-large neighborhood meetings were held in addition to six separate meetings with individual neighborhood organizations. Over 80 letters were received by the Planning Department discussing citizen concerns and 27 citizens 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. " Administrative Change to Builders Square, Final P.U.D. , #54-87D 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 Corridor, 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 neighborhoods, Staff finds that the increased signage would have an adverse impact on the surrounding neighborhoods (Section E (5) L.D.G.S. , p. 38) . 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 signs were denied by the Board in order to promote neighborhood compatibility and to enhance the visual integrity of the P.U.D. (All Development Criteria Numbers 2 and 33) . 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 concern 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. In P.U.D. 's that are adjacent to neighborhoods or along important design corridors, the type, location, and square footage of signage is reviewed by the Planning and Zoning Board as a component of the P.U.D. It is typical for 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 Market Place, Saturn of Fort Collins, Amoco at Raintree, and Conoco at the Centre for Advanced Technology. Conformance with the Sign Code is considered by Staff to be a minimum standard and does not guarantee signage allotment. E. Comprehensive Review Versus 'After the Fact, Finally, Staff is concerned that the review of increased letter height did not get factored into the 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 final equation 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 feet be denied. Staff finds that the request does not satisfy All Development Criteria Numbers 2 , 33 , 46, and Section E (5) of the Land Development Guidance System. The currently approved P.U.D. that allows the present wall sign is of sufficient integrity and sets a level of expectation that respects and legitimizes the citizen participation process. 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. 1 • , rp . "� •�. -�. i- � � \ o.- tik.„.„\o � /4 11.4 fOSSiL llK \s'k_ - I +.':,.\-\' ,e11118:21444#*.*.;Per ' �y �TIIOUT MRM MRLLWY \•�\, I \,.' , " - , \ „.,, .__ . ' )) R� . i yam.__ W ri-- �/. RPM '_ ". rp \ .�" nt .m Fv..a=�, _ R =ur / —_��:7 .. . 3 ^ , 'r b' 1011 . ---1 •f_= 7_10( . i tue -- ! , _Ey,i N HARMONY Jr, hb ': w : u T ,�, Wb 11J 9i ��es TO � J J — 41 ,.:i411 �� p i / , . !y� \�47 (W � �„ FA`{ RWAY T 1 Y �. 71 IV6 51 1 y _ --1 �, b 7 ESJar•` •S y oz 4 r 1 \ M • �' I y !27\28�'" - - I i 5 rbp 7.2174 —:a ,,awA. aN a 50 51 rp • TRALT i ■0■. b - ir -,44,u,, co K w- ,.y 'f \w N ,. 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