HomeMy WebLinkAbout1ST BANK AT HARMONY MARKET PUD, 4TH FILING - PRELIMINARY & FINAL - 54-87F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS 4
ITEM NO. 11
MEETING DATE 10/19/92
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 1ST Bank at Harmony Market Preliminary and Final
P.U.D. , Fourth Filing, #54-87F
APPLICANT: 1ST Bank
c/o Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Oak Farm, Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Preliminary and Final P.U.D. for a bank, with
drive-thru service, located on 2 .93 acres on Pad Six of Harmony
Market P.U.D. The parcel is located at the southwest corner of
Harmony Road and Lemay Avenue. The P.U.D. is a two stage
development. Phase One includes a 3, 000 square foot temporary,
modular building and Phase Two is a 7, 700 square foot permanent
building. The site is zoned r-p, Planned Residential.
RECOMMENDATION: Approval with Conditions
EXECUTIVE SUMMARY:
This P.U.D. represents the first of a potential of six pad sites
along Harmony Road within the Harmony Market Shopping Center. As
a bank with drive-thru facilities, the land use is defined as a
"service establishment" which is one of the approved uses on
Harmony Market Preliminary P.U.D. The P.U.D. exceeds the minimum
required score on the Business Services Point Chart and satisfies
the All Development Criteria of the L.D.G.S. The site will develop
as two distinct phases with Phase One being a temporary modular
building. The P.U.D. is conditioned such that the permanent
building is constructed no later than five years (with a 60 day
grace period) from the anniversary of the execution of the
Development Agreement. The project is feasible from a traffic
engineering standpoint. There is another condition of approval
regarding execution of the development agreement.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750
PLANNING DEPARTMENT
411 •
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19, 1992 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Existing church and single family homes (Whalers Cove)
S: r-p; Existing shopping center (Steele's Market)
E: b-p; Vacant (OakRidge Business Park)
W: r-p; Vacant (future pad sites in Harmony Market P.U.D. )
Harmony Market (50 acres) was included as part of the Oak-
Cottonwood Farm Master Plan (271 acres) originally approved in
1987. In April of 1989, Oak-Cottonwood Farm Master Plan was
amended to designate the Harmony Market as a Community Regional
Shopping Center. The following three filings have been approved
within Harmony Market P.U.D. :
Pace Warehouse at Harmony Market - April 24, 1989
Builders Square at Harmony Market - July 23, 1990
Steele's Market at Harmony Market - September 24, 1990
1ST Bank P.U.D. represents the first pad site to develop along
Harmony Road, and is the Fourth Filing within the Harmony Market
P.U.D.
2 . Land Use:
The Harmony Market P.U.D. is designated as a "Community/Regional
Shopping Center" within the Amended Oak-Cottonwood Farm O.D.P.
Included in this designation is the expectation that there will be
a cluster of retail and service establishments serving both the
consumer demands of the community and the Colorado/Wyoming/Nebraska
region. As a bank, the proposed P.U.D. is considered a "service
establishment" and, therefore, conforms to the expectation for a
Community/Regional Shopping Center.
Pad Six of Harmony Market Preliminary P.U.D. is designated as
"Future Pad Site" . With respect to pad site development, the
Preliminary P.U.D. states:
"Harmony Market proposes 335, 000 square feet of retail
accommodation, and approximately 35, 000 square feet in six pad
sites around the periphery of the site. "
. III
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19, 1992 P & Z Meeting
Page 3
1ST Bank, with ultimate development of 7 , 700 square feet, will be
the first of six potential pad sites to develop under the 35, 000
square feet allowed by the Preliminary P.U.D. (Three pads are
anticipated on each side of the access drive that intersects with
Harmony Road. ) As a financial institution, the proposed use
complies with the Harmony Market Preliminary P.U. D.
The project scores 72% on the Business Service Uses Point Chart of
the L. D.G.S . which exceeds the required minimum score of 50%.
Points are earned for being located outside the South College
Avenue Corridor, being part of a planned center, consisting of two
acres or more, providing joint parking, and being contiguous to
existing urban development.
The proposed P.U.D. , therefore, complies with the Harmony Market
Community/Regional Shopping Center Preliminary P.U.D. , as well as
exceeding the required minimum score on the Business Service Uses
Point Chart of the L. D.G.S.
3 . Neighborhood Compatibility:
A neighborhood information meeting was held on August 26, 1992 .
The minutes to this meeting are attached. In general, there were
no serious compatibility issues raised at the meeting regarding the
proposed use.
As a pad site development within a community/regional shopping
center, Staff finds that a financial institution is compatible with
the function of the center. More importantly, the one story
structure, with a maximum of only 7 , 700 square feet, accomplishes
the objective of transitioning the mass, scale and bulk of the
three large anchor tenants in relation to the streetscape along
Harmony Road and the adjacent residential neighborhood.
4 . Design:
There are two stages of development for the proposed project.
Phase One is the use of a 3 , 000 square foot modular structure for
a period of three to five years. Phase Two is the construction of
a 7, 700 square foot permanent building.
Pad site development within Harmony Market P.U.D. is reviewed by
the criteria of "Design Guidelines" as stated on the Preliminary
P.U. D. These criteria address building height, setbacks,
materials, walkways, signage, landscaping, screening, loading,
lighting, parking and circulation.
e •
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19 , 1992 P & Z Meeting
Page 4
A. Phase One: Modular Structure
The temporary modular structure is 12 feet in height and is located
outside and south of the 80 foot setback area along Harmony Road.
The location of the modular, on the northern edge of the pad site,
is designed to expedite the construction of the permanent facility
without detriment to daily operations. The front of the building
will face south.
The exterior material is cedar siding mounted either vertically or
diagonally. This wood siding will be stained, or painted warm gray
or a similar earth-tone color.
The placement of the modular is designed so that sidewalks,
parking, and circulation drives will be minimally modified during
construction of the permanent facility. A perimeter sidewalk
system will connect to future pad site development. A drive-thru
A.T.M. will be accessed from the internal parking lot.
The modular building will be fully landscaped with foundation
shrubs and entry features. Those areas of the parking lot to be
left undisturbed by the new construction will be fully landscaped.
The median in the entry drive off Lemay Avenue will also be
landscaped with the first stage. The three large, mature trees on
the site will be pruned to the specifications of the City Forester
and preserved. Site lighting will conform to the Preliminary
P.U. D.
B. Phase Two: Permanent Building
The permanent building will be 22 feet in height and located more
central to the site. The exterior material will be standard brick
with the color to be red, earth tone, or tan. Contrasting accent
colors will also be used. The structure will have a flat roof.
The front of the building will face west.
With the removal of the modular structure, a drive-thru lane with
three A.T.M. stations will be installed. Headlight glare will be
blocked by the existing berming and landscaping along Harmony Road.
The perimeter sidewalk will remain with a connection to the Harmony
Road sidewalk. An additional parking bay will be placed to serve
the front entry on the west elevation.
The permanent building will also be fully landscaped with
foundation and entry shrubs. The parking drive aisles will feature
landscape islands. Again, the placement of the structure has been
designed to preserve the three large trees. Site lighting will
conform to the Preliminary P.U.D.
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19 , 1992 P & Z Meeting
Page 5
5. Time Limit for Temporary Modular Building
The applicants are requesting the ability to operate out of the
temporary modular building for a period of five years. After no
later than five years, as dated from the time of execution of the
Development Agreement, the operation is expected to move into the
permanent building. In order to account for unanticipated delays
during construction, the five year time limit has a grace period of
(pp days before the temporary modular structure must be removed from
the site. In order to make this arrangement part of the P.U. D. ,
the Site Plan and Development Agreement contain the following note:
',The approval of the temporary modular building, temporary
foundation, and other appurtenant structures associated with
the modular facility, is conditioned upon its removal no later
than 60 days from the anniversary of five years from the
execution of the Development Agreement for this development by
the Developer and the City."
For purposes of a building permit, such modular building shall
comply with the City Building Codes.
Occupancy of the temporary modular structure shall be
permitted through a Temporary/Conditional Certificate of
Occupancy to be issued by the City of Fort Collins.
The approval of this development is expressly conditioned upon
the requirement that the permanent bank building at Harmony
Market P.U.D. Fourth Filing be completed not later than five
years from the date of execution of the Development Agreement
and that the temporary modular structure be removed from the
subject property within 60 days on the issuance of a
certificate of occupancy for said permanent bank building.
Any occupation of the modular structure beyond the time frame
as described above, or after occupation of the permanent bank
building, shall be considered to be in violation of the
condition of approval of the 1ST Bank at Harmony Market
P.U.D. , Fourth Filing.
Failure to remove the modular structure after the said time
period shall be considered a violation of Chapter 29 of the
Code of the City, and upon conviction, shall be punishable by
fine or imprisonment, all as set forth in Section 1-15 of the
City Code.”
s •
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19 , 1992 P & Z Meeting
Page 6
6. Transportation:
The original traffic impact analysis, Harmony Market Site Access
Study (Delich, 1989) , assumed that Harmony Market P.U. D. would be
a retail shopping center in the range of 400, 000 to 500, 000 square
feet. A shopping center is further assumed to contain a mix of
drive-in restaurants, service stations, convenience markets and
support services such as banks. These uses often generate the
pass-by trip, or the linked trip from existing background traffic
versus the destination trip associated with the anchor tenants.
At full development, Harmony Market is expected to contain 332 , 550
square feet. Of this total, the six pad sites are estimated to
contain 35, 000 square feet. The trip generation attributed to the
7 , 700 square foot bank falls within the parameters of the original
traffic study. The affected intersections will continue to operate
acceptably during most of the day. There are no specific traffic
mitigation measures required by the development of Pad Six. The
1ST Bank P.U.D. , therefore, is feasible from a traffic engineering
standpoint.
RECOMMENDATION:
Staff finds that the request for 1ST Bank at Harmony Market P.U. D. ,
with drive-thru service, to be developed in two distinct phases, is
in conformance with the expectation and function of Harmony Market
P.U.D. as a Community and Regional Shopping Center. The project
scores 72% on the Business Service Uses Point Chart and satisfies
the All Development Criteria of the Land Development Guidance
System. The project is found to be compatible with the surrounding
residential neighborhood. Staff, therefore, recommends approval of
1ST Bank at Harmony Market, Preliminary and Final P.U.D. , Fourth
Filing, #54-87F, subject to the following conditions:
1. The approval of the temporary modular building, temporary
foundation, and other appurtenant structures associated with
the modular facility, is conditioned upon its removal no later
than 60 days from the anniversary of five years from the
execution of the Development Agreement for this Development by
the Developer and the City.
In the event that circumstances beyond the control of the
Developer should result in the strict enforcement of this
conditional approval causing a hardship to the owner of
Harmony Market P.U.D. , Fourth Filing, said owner may seek a
time extension through an amended P.U.D. plan subject to
approval by the Planning and Zoning Board.
• •
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19, 1992 P & Z Meeting
Page 7
For purposes of a building permit, such modular building shall
comply with City Building Codes.
Occupancy of the temporary modular structure shall be
permitted through a Temporary/Conditional Certificate of
Occupancy to be issued by the City of Fort Collins.
The approval of this Development is expressly conditioned upon
the requirement that the permanent bank building at Harmony
Market P.U.D. Fourth Filing be completed not later than five
years from the date of execution of the Development Agreement
and that the temporary modular structure be removed from the
subject property within 60 days of the issuance of a
certificate of occupancy for said permanent bank building.
Any occupation of the modular structure beyond the time frame
as described above, or after occupation of the permanent bank
building, shall be considered to be in violation of the
conditional approval of the 1ST Bank at Harmony Market P.U.D. ,
Fourth Filing.
Failure to remove the modular structure after the said time
period shall be considered a violation of Chapter 29 of the
Code of the City, and upon conviction, shall be punishable by
fine or imprisonment, all as set forth in Section 1-15 of the
City Code.
This condition shall be placed on the P.U.D. Site Plan and in
the Development Agreement.
2 . The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the development
agreement, final utility plans, and final P.U.D. , plans for
the planned unit development be negotiated between the
developer and City staff and executed by the developer prior
to the second monthly meeting (December 17, 1992) of the
Planning and Zoning Board following the meeting at which this
planned unit development final plan was conditionally
approved; or, if not so executed, that the developer, at said
subsequent monthly meeting, apply to the Board for an
extension of time. The Board shall not grant any such
extension of time unless it shall first find that there exists
with respect to said planned unit development final plan
certain specific unique and extraordinary circumstances which
require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner of developer of
such property and provided that such extension can be granted
without substantial detriment to the public good.
r
• •
Harmony Market PUD, 1ST Bank - Preliminary & Final, #54-87F
October 19, 1992 P & Z Meeting
Page 8
If the staff and the developer disagree over the provisions to
be included in the development agreement, the developer may
present such dispute to the Board for resolution if such
presentation is made at the next succeeding or second
succeeding monthly meeting of the Board. The Board may table
any such decision, until both the staff and the developer have
had reasonable time to present sufficient information to the
Board to enable it to make its decision. (If the Board elects
to table the decision, it shall also extend the term of this
condition until the date such decision is made) .
If this condition is not met within the time established
herein (or as extended, as applicable) , then the final
approval of this planned unit development shall become null
and void and of no effect. The date of final approval for
this planned unit development shall be deemed to be the date
that the condition is met, for purposes of determining the
vesting of rights. For purposes of calculating the running of
time for the filing of an appeal pursuant to Chapter 2,
Article II, Division 3, of the City Code, the ',final decision,'
of the Board shall be deemed to have been made at the time of
dispute is presented to the Board for resolution regarding
provisions to be included in the development agreement, the
running of time for the filing of an appeal of such "final
decision resolving such dispute.
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HARMONY MARKET PUDITEM:
I st Bank - Preliminary & Final
1
NUMBER: 54-87F
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1ST BANK at HARMONY MARKET, PHASE 1
LAND USE BREAKDOWN
August 31 , 1992
Area
Gross 127,551 sq.ft. 2.93 acres
Net 108,557 sq. ft. 2.49 acres
Breakdown of Net Area
Lot 1 65,636sq. ft. 1.51 acres
Tract'A' 11,792sq.ft. 0.27 acres
Tract 'B' 11,817sq.ft. 0.27 acres
Tract 'C' 19,312sq.ft. 0.44 acres
Coverage
Buildings 3,000 sq. ft. 2.35%
Street R.O.W. 18,9945q. ft. 14.89°k
Parking& Drives 34,288 sq. ft. 26.88%
Landscaping 71,269sq.ft. 55.87%
Floor Area 3,000 sq. ft.
Parking Provided
Standard 365paces
Handicapped 2spaces
Subtotal 38 spaces
Motorcycle 3 spaces
Bicycles 5spaces
Total Vehicles 46 spaces 15.30/ 1000 sq.ft.
Max. Building Height 24ft.