Loading...
HomeMy WebLinkAboutSTEELE'S MARKET AT HARMONY MARKET PUD, 3RD FILING - FINAL - 54-87E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3) • • ITEM NO. 10 MEETING DATE 9/23/91 1,0 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Administrative Change to Nash Finch/Steele's Market at Harmony Market, Filing Three, Final P.U.D. , #54- 87E APPLICANT: Nash Finch Company and Steele's Market c/o Mr. Greg Fisher The Neenan Company 2290 East Prospect Road Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a referral of an administrative change to the Planning and Zoning Board. The request is to add signage to the north elevation of Nash Finch/Steele's Market over the allowable amount approved on the original P.U.D. Nash Finch/Steele's Market at Harmony Market is located on Filing Three of the 50 acre Harmony Market P.U.D. south of Harmony Road, and west of Lemay Avenue. The zoning is R- P, Planned Residential. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: Under Ordinance No. 77-90, 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, and by the approved plans of record. The Nash Finch/Steele's Market request is unique in that there will be five separately owned businesses within the building. Unlike Pace Warehouse and Builders Square, the Nash Finch building will be a multi-tenant retail center. As neighborhood serving uses within a single structure, the signage needs are different from Pace Warehouse and Builders Square. Citizen input during P.U.D. review indicated a positive response to Steele' s Market based on current stores which have similar signage. The proposed signage, with recommended modifications, does not have a negative impact on the surrounding areas and satisfies the pertinent All Development Criteria. DEVEWPMENT SERVICES 300 LaPorte Ave.P.O. Box 580 Fort Collins,CO 80522-0580(303)221-6750 PLANNING DEPARTMENT 410 • Steele's Market at Harmony Market, Administrative Change, #54-87E September 23 , 1991 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Single family (Whalers Cove) and church S: r-p; Vacant (Oak-Cottonwood Farm Master Plan) E: b-p; Vacant (Oak Ridge Business Park Master Plan) W: r-p; Existing Builders Square retail store 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 also approved in April of 1989 . Builders Square was approved in July of 1990, and Steele' s Market was approved in September of 1990. 2 . Administrative Change Request: Nash Finch and Steele's Market, via The Neenan Company, has applied to increase the amount of signage on the north elevation of Steele's Market. (Note: all signage referenced is individual letter, there are no cabinet signs approved or proposed for the north elevation. ) The following summarizes the request: Approved Signage "STEELE'S MARKET" 4 feet high on top fascia: Requested Signage "PHARMACY" 3 feet high on top fascia: "BAKERY & DELI" 3 feet high Requested Signage "MAIL BOXES ETC" 20 inches high on lower fascia: "TRAVEL" 20 inches high "CLEANERS" 20 inches high 1111 Steele's Market at Harmony Market, Administrative Change, #54-87E September 23 , 1991 P & Z Meeting Page 3 The approved sign and two requested signs on the top fascia would be illuminated individual letters with a bold white outline and softer interior color - reddish brown, not a solid color (more like Builders Square than Pace) . The three requested signs on the lower fascia would be individual letter, outlined, not solid, with one blue and two white. As justification, the applicant makes the following arguments: A. The request is unique in the fact that the building will house five separate and distinct businesses. Obviously, Steele' s Market is the major tenant. Of the other four tenants, the Pharmacy is the largest, with Mail Boxes Etc, Travel, and Cleaners occupying less square footage. These five, independent businesses are under separate ownership and are not departments within Steele's Market. As with all retailers in a retail center, there is a traditional need for separate identification. B. A recent trend in retailing is the large, no frills, discount store that offers bargain prices with very little attention paid to service. In order to remain competitive and to protect its market niche, the typical grocery store must continue to provide a wide array of services for the customer. For this reason, successful grocery stores are diversifying their service and product offerings. While some grocery stores choose to offer these services in-house, Steele' s has elected to remain primarily in the food business and let other individually owned firms supply non- food related goods and services. Again, the need for separate identification is critical to the success of these individual, non- food suppliers. C. The three non-food businesses within the building are equivalent to the in-line retail that would be typically found in the Harmony Market Center. If these firms leased floor space on an in-line basis, then it is very likely that individual signage would be allowed above the tenant space. All retail centers allow the non-grocery support retail and service firm to have signage on a scale that does not compete with the anchor tenant. The request accomplishes this hierarchy by allowing Steele's the largest sign followed in size by the Pharmacy and then the three smaller tenants. D. The three signs on the lower fascia are only 20 inches in height and will have minimal impact on the adjacent residential areas. These signs are not designed to impulsively capture the background traffic along Harmony Road but to take advantage of the average daily trip to the grocery store and direct the food customer to a variety of goods and services available within the retail building. ill IIO Steele's Market at Harmony Market, Administrative Change, #54-87E September 23 , 1991 P & Z Meeting Page 4 E. The other two Steele' s Markets in Fort Collins have "Pharmacy" and "Bakery & Deli" on their front elevations. These stores have gained market acceptance and the individual lettered signage is an important identifiable component of the business. These signs are tasteful, with the exterior portion of the letters being illuminated, white in color, and the interior being a muted red- brown. The proposed signs would be identical and appropriate for a center such as the Harmony Market. The three 20 inch signs are an attempt to keep Steele's Market at the forefront of a ever- changing, competitive retail environment. 3 . 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. " Note on Preliminary and Final P.U.D. : "At minimum, all signs must comply with the City of Fort Collins Sign Code. Final signage allowance and location shall be granted after P.U.D. review by the Planning and Zoning Board. Signage s w Steele's Market at Harmony Market, Administrative Change, #54-87E September 23 , 1991 P & Z Meeting Page 5 throughout the P.U.D. shall demonstrate sensitivity to surrounding properties, particularly, along Harmony Road. Individual tenant signage shall also demonstrate a graphic consistency within the center. The use of common design elements within the signage shall be encouraged. " 4 . For comparison purposes, the following table summarizes the approved height, bulk, and signage elements of the three approved filings within Harmony Market. Bldg. Bldg. Sq Letter Sign Width Height Ft. Height Sq. Ft Pace 295 ' 32 ' 100, 000 7 ' 337 Builders 400 ' 26 ' 88, 000 4 ' 198 Square Nash Finch 320 ' 24 . 5 ' 45, 000 4 ' 240 The table shows that the Nash Finch building is the smallest anchor with slightly more building frontage along Harmony Road than Pace Warehouse. The amount of approved square footage for Steele' s Market is 40 square feet greater than Builders Square. The administrative change request would increase the square footage from 240 to 484 square feet. It will be recalled that Builders Square's request for six departmental signs (Garden, Paint Lumber, Hardware, Plumbing, and Electrical) , which were proposed to be three feet in height, was denied by the Planning and Zoning Board. Again, it must be emphasized that the primary difference between the Nash Finch/Steele' s request and the Builders Square request is the nature of the occupancy. Builders Square is a single tenant. The Nash Finch building, however, will house five, separately owned businesses in one retail structure. 5. Findings of Staff: In reviewing the administrative change request, Staff has made the following findings: A. Of the three major anchor tenants within Harmony Market, Steele's is the smallest. With 45, 000 square feet, Steele' s is half the size of Pace Warehouse (100, 000 square feet) and almost half the size of Builders Square (88, 800 square feet) . It is S • Steele's Market at Harmony Market, Administrative Change, #54-87E September 23 , 1991 P & Z Meeting Page 6 obvious that Steele's is a typical supermarket grocery store, not a large, discount retailer. The needs of a neighborhood service use are arguably different from a community/regional use. B. As a typical grocery store that would normally be found in a Neighborhood Service Center, the building does not need the same degree of mitigation of the mass and bulk of the "warehouse look" as Pace and Builders Square. During the approval process for Pace and Builders Square, there was significant input from the surrounding affected property owners about the impact of large retail users on the neighborhoods (Fairway Estates, Mallards at the Landings, Whalers Cove, and Oak Ridge) . Many of the comments for the first two filings centered on the concern of the "warehouse look" of the large discounters. The citizen input for Steele's Market was gained primarily from the neighborhood information meeting held July 30, 1990 (minutes attached) . Most of this input was positive. Based on this input, it was concluded that there was a high degree of acceptance for Steele's Market for being a true neighborhood serving land use. It is Staff's belief that a large measure of this neighborhood acceptance was based on the neighborhood's positive experience with the two existing Steele's Markets which also feature "Pharmacy" and "Bakery & Deli" signage on the front elevations. Signage on the existing stores was never raised as an objectionable feature that should be prohibited from Harmony Market. C. The request for additional signage on Steele's Market is different in scale than the previous two requests for Builders Square. It will be recalled that Builders Square originally requested six additional wall signs and an increase in letter height for the "Builders Square" . The Steele' s request does not affect the primary wall sign but only secondary signage. D. Only Steele's Market will have a sign panel on the freestanding monument sign at the corner of Harmony and Lemay. The other four retailers will not have signage on these panels but must rely on traditional fascia wall signage. E. The requested signage satisfies the note on both the Preliminary and Final P.U.D. in that the signs remain sensitive to the surrounding area and are graphically consistent (individual letters) with the common design elements (blue letters) found on the other two anchors. F. Builders Square is a single tenant building. There is only one business occupying the building. Nash Finch/Steele' s, however, is a multi-tenant building. It would be inconsistent with other • Steele's Market at Harmony Market, Administrative Change, #54-87E September 23 , 1991 P & Z Meeting Page 7 retail centers to not allow individual tenants some degree of external identification. RECOMMENDATION Staff finds that the request for separate identification among individually owned retailers in a commercial center is legitimate. In addition, Staff finds that the request for additional signage on the north elevation of Nash Finch/Steele's Market contributes to the neighborhood serving function of the center and is of minimal impact on the surrounding neighborhood. Staff, however, remains concerned about the overall impact of the center after future in- line retail and pad sites are constructed. In order to further promote neighborhood compatibility, and graphic consistency within the center, Staff recommends the following modifications of the applicant's request: 1. "Pharmacy" and "Bakery & Deli" be reduced in height from three feet to two feet so it is obvious that these two signs represent secondary and subordinate signage. 2 . All signs on the top fascia be of the same letter style with "outline" white, and muted red-brown interior illumination for consistency. 3 . The three signs on the lower fascia be lowered off the fascia and be of blue color to carry the established signage theme across all three anchors and to promote consistency. Staff believes these modifications represent a reasonable solution that demonstrates sensitivity to the Harmony Corridor, the two neighborhoods to the north, the integrity of the Harmony Market P.U.D. , and the particular needs of individually owned neighborhood serving retailers located within a multi-tenant structure. Staff, therefore, finds that the request, modified by Staff' s recommendations, satisfies All Development Criteria Numbers 2 , 33 , and 46, Section E (5) , and remains within the character of the approved P.U.D. The request, with modifications, is compatible with the immediate environment relative to visual integrity, and the signage continues to contribute to the overall aesthetic quality of the site. In addition, all signs are in compliance with the Sign Code and the request is not considered excessive. 11" l µ 11,,ri/.4 `" 4 o—ro4 .. I b ---k° \ S�A o1��v . _.,..„6. ,_ ,. ?‘. pra-. .__ in — ---— -----------r----- - '73 i --- . 11 fin AK ' IDGE MKS/DbE DR. si p / 8US 1 ESS A ' PAR o `u 7 li PROJECT LOCATION v WS lii.i. 411IPIP 6.4. -- bp— Y �L% 7 — ru a 54. 31 ft S4 r rp INDaK CT i YI MO._ rp i•1 P.. M` S*,TO, OAK i erI.0- f �11� �!* F jw. rIr IA �h 0 �� . 1 •• A mil —nogik�1 1,.. 4 i �t 6 R 'it' fr4 JO 0.^ rr0.f WERNESo� �t _� ECM. � U ITEM MARKET, 3rd Filing_ HARMONY NIAA , STEELE'S MARKE NUMBER 54-87E -- `w in y. ■1I p - et RKWP E rp _.,', 4/ . a Ari lk \\\_till 113144Pz tlik . ' i)le forikiT6.3.74,. -'------ 151 EQvr 1111101 t, 40 04111144041r/i..2' _,-.4.074 P.00, Vitriiit lifillrova ..--- 1"* .....wah bk.'47‘7.1,- • '. 1:• 9'a billirlia11 ft1P11111:L . 3 V* --- :4 .40 kr4F4Aik40,-,40' 4,1' V4AvatraiiiiiI Oa 0 . CI * 44 {Ile b R s Rtoiro.o �-Ai HA.., s.tr�.c en . Ada". e. �...0 ,�, v �, x+�■. ..D MA ��0� 4 �1.110 �� o tt- ilr. 6.��oN . �„ �.;2: a�o�m11��•• . ( I a�8.1@�agile �1iwei 0- 1 IOW li■■■■■ ■11���� e iMMIPIPP."...."W'' 44'' 11P1- J .___ __- -__ r_p ii riunsaimulo.-doira — 'V% • p .A. OjVve;�r - 11.6I ♦ ,,,.t,, p,R. 1 a PRAM Wit_ b 1 to fa =�-`his•l aj 9 2111111- 14b-1.-- ;r ��. 1f, V 4o I II lr iigt‘01.1) t-84 a I g:.i..i.:Riv.w........s..oigs. siiea:iii.ifiiiiiin iilo!'i6 armony Roa/ OAK' IDGE .!1H0../ v e eR. 1-7A D � - bUST ESS p �� ••�f". •- ` PAR rA0t* © � L cationi �411 l a Project o lielES rArEs r: .2 IPPI Ley Ell NB iir 0 ' mg oo�e9e. � �r e� II '� trot oil ' sill( rp i I(r1z3)I o :n:� rp �s� UW %i$ 1 i'io I I l•pi i rNilfoIllka.-1-Ili-n g•r--gbw.eowp ,l ¢ 1/10ii1110- .ova 7 am'mD \• ■■.e L E =!jv\i w1 ♦ ♦M ter.. nodIr �. 4rc £L* . F O s s I L ., ` E L E M ©eam .�..C, Harmony Market PUD Filing 3 ITEM Steele's Market e6euBgs ie;o4 - s'ideouoo 'wow! - soigde�B - eJniaeuyaie - eouefleoxe u6 sep 8 - d,..Mi.60., ibci... -w.y� �w+ e�ccxac leocl xvd NI.L V I �.1 j z-;1-.=--z.:::::: ""`""""*It.‘,.,,In. -Ili , JA,1"1 711/4, i 0 0l�z(YOGI ,..............=1"ITZ" y1I HI 2 ill r- 'Iv HI , .. I Ill _0 ® r , liv-. „,, AL \ — ‘ 'A 11 I=NW k i ) 'i i (15) ri, \ 41,4- i ,r ,.,. I05 = i 11111 n nnnnn 5\ - , 1 i i i I gi 4 rfl Iwr r- N vg $1.5 1 1 1. it I.:�.p It ;? ap a Via; a L t F 0 Eli It I d I L - I- J 1. fi - 3 ' • • SENT BY: ; 9-20-91 ; 8:02AM ; 30367959514 3032216378:# 2 411 • September 19, 1991 Dear Planning and Zoning Board, I am writing in response to the proposed sign change for the Steele's Market at the Harmony Market PUD. I am a neighbor of the Harmony Market and I have been involved in the PACE Warehouse and Builder's Square developments at this site. I. wrote to the Planning and Zoning Board in support of the Planning staff's denial of the Builder's Square sign change. The neighborhood compatibility of the developments at the Harmony Market has always been a concern of mine. I believe that the applicant's proposal for 3 ft. letters indicating a Deli, Bakery and Pharmacy should be amended. Since the "Steele's Market" sign is to be 4 ft. tall, the additional 3 ft. signage would appear too obtrusive. I suggest the Board propose 2 ft. tall lettering for these smaller signs. I would argue that in today's market, a new, large grocery store is assumed to have a deli, bakery and pharmacy. The neighborhood center land use of a Steele's Market implies that most customers will be local area visitors, and will therefore know that the store includes these amenities. I would also encourage the Board to deny the further signage indi- cating "Mailboxes Etc. , Travel and Cleaners." Allowing signage for all tenants in the store will set a bad precedent throughout the PUD. Note that Warehouse Liquors does not have a sign on the PACE building. Advertisement for these tenants can be acheived through newspaper ads, radio spots, and direct mailings to the southeast neighborhoods. Again, the Steele's southside customers will soon learn about these conveniences. I therefore recommend that the Planning and Zoning Board require the Pharmacy, Deli and Bakery signage be reduced to 2 ft. lettering and the tenant signage be deleted from the plan. Thank you for your consideration on this matter. Sincerely, Are e Scott Mason 861 Sandy Cove Ln. Ft. Collins, CO 80525