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HomeMy WebLinkAboutHARMONY MARKET PUD, 5TH FILING - PRELIMINARY & FINAL - 54-87G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 a MEETING DATE 4/ 26/ 93 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Market P.U.D., Fifth Filing, Preliminary and Final, #54-87G APPLICANT: Mr. John White c/o Cityscape 3555 Stanford Fort Collins, OWNER: Oak Farm, Inc. 3555 Stanford Fort Collins, PROJECT DESCRIPTION: Urban Design Road, Suite 105 CO 80525 Road, Suite 100 CO 80525 This is a request for Preliminary and Final P.U.D. for a three -bay auto lubrication shop and a four -bay self -serve carwash divided between two buildings. The two buildings total 4,150 square feet and the site is 1.4 acres. The property is located at the northwest corner of South Lemay Avenue and Oak Ridge Drive, between Steele's Market and Lemay Avenue. The zoning is R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for auto related uses in Harmony Market P.U.D. are appropriate service uses anticipated to locate in this Community/ Regional Shopping Center. The request satisfies the All Development Criteria of the L.D.G.S. The location is supported by the performance on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The design of the P.U.D. is compatible with the character established within the center. The project is feasible from a traffic engineering standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Harmony Market PUD, 5th Filing - Preliminary and Final, 454-87G April 26, 1993 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Vacant (Harmony S: R-P; Existing Church E: B-P; Existing Medical W: R-P; Steele's Market Market O.D.P. - Office) Offices Harmony Market P.U.D. (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 P.U.D. as a Community/ Regional Shopping Center. The following four filings have been approved within Harmony Market P.U.D.: Pace Warehouse - April 24, 1989 Builders Square - July 23, 1990 Steele's Market - September 24, 1990 1ST Bank - October 19, 1992 2. Land Use: Harmony Market P.U.D. is designated as a "Community/Regional Shopping Center" within the Oak -Cottonwood Farm Overall Development Plan. 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 an auto related use, the proposed P.U.D. is considered a "service establishment", and therefore, conforms to the expectation for a Community/Regional Shopping Center. The 50 acre Preliminary P.U.D. for Harmony Market (April, 1989) designates the area between Steele's Market and Lemay Avenue as a pad site for a 24,000 square foot, two-story office building. The P.U.D. request converts this parcel into two pads. The uses proposed will complement the retail emphasis found in Harmony Market P.U.D. by providing a diverse range of services. Further, the proposed uses will serve the neighborhood as well as regional customers and lessen the need to travel to College Avenue to obtain these auto related services. The request for two buildings containing auto related uses was reviewed by the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The project scores 63% which exceeds the required 7' 0 Harmony Market PUD, 5th Filing - Preliminary and Final, 454-87G April 26, 1993 P & Z Meeting Page 3 minimum of 50%. Points were awarded for not being at two arterials, being part of a planned center, taking primary access off a non -arterial street, having joint parking, and for being contiguous to existing urban development. Harmony Market Fifth Filing P.U.D. is supported by the score of 63% on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: A neighborhood information meeting was held on February 17, 1993. The primary concern of those attending the neighborhood meeting was the appropriateness of the land use and the amount of landscaping along the two street frontages. (see attached minutes.) The placement of auto related uses at this location was questioned given the high level of quality development along Lemay Avenue. Staff response to this concern is based on the score of 63% on the Auto Related and Roadside Commercial Point Chart. This score indicates that the proposed use at this location satisfies a sufficient number of locational policies as established by the L.D.G.S. In terms of location, this land use is considered appropriate. The amount of landscaping also relates to the concern about the existing high level of quality along Lemay Avenue, and the relationship with the existing church to the south. Since the neighborhood meeting, the applicant has added berming along both street frontages and increased the amount of conifer trees. These landscape upgrades contribute to the quality of project. Staff finds that the request is appropriate at this location and that the level of quality is similar to that found in Harmony Market P.U.D. Therefore, Staff finds that the P.U.D. is compatible with the surrounding property. 4. Design: The primary design objective for Harmony Fifth P.U.D. is to minimize the impact along the Lemay Avenue frontage. This is accomplished by placing the carwash internal to the site with the narrow profile of the building facing Lemay. The lubrication shop, while facing Lemay, will have doors to screen the automotive bays as well as berming and conifers (total of eight) planted along the Lemay frontage. Oak Ridge Drive is also screened by berms which will shield the seven parking spaces at the southwest corner of the site. There are two clumps of conifers (total of six) as well as other landscape material to mitigate the impact on the church. Harmony Market PUD, 5th Filing - Preliminary and Final, W54-87G April 26, 1993 P & Z Meeting Page 4 Both buildings will be compatible with the existing architectural character firmly established by the three anchor tenants. Both structures will feature a predominant gable on the front and rear along the long axis. This pitched roof will reach a maximum height of 30 feet at the peak. The roof material will be a standing seam metal colored dark bronze. The exterior materials will be synthetic stucco with an earth tone/tan color to match the exteriors found elsewhere in the center. There will be two accent bands, colored deep tone red which will match the accents at Steele's Market. The lower three feet of each building's exterior will be matching wainscot of similar deep tone red. There will be only one free-standing monument sign for both uses. This sign will match the existing monument signs in Harmony Market. Overall height will be six feet with 48 square feet of sign copy per face. Wall mounted signs will be 24 inch high individual letters, not cabinets. These signs will be restricted to the east and west building elevations only. Temporary advertising (for lotto and brand name oil products) will be allowed on a limited basis on the west elevation of the lube shop only, confined to an area of not more than one-third of the window area. 5. Transportation: There will be no direct access off Lemay Avenue. All access will be gained from the shared internal drive aisle that intersects with Oak Ridge Drive. As mentioned previously, Harmony Fifth P.U.D. represents 1.4 acres of a pad site that was originally approved in 1989 as a 24,000 square foot, two-story office building. In the Harmony Market Site Access Study, (Delich, March 1989), the average daily trip generation rate for a 24,000 square foot office was assumed to be 650. In an updated memo to the above referenced study (attached), the average daily trip generation rate for a three -bay lube shop and four -bay carwash is assumed to be 530. Comparing the trip generation, it is concluded that the original traffic impact analysis accurately reflects the trips generated by the proposed P.U.D. The P.U.D. has been reviewed by the City's Transportation Department and is found to be feasible from a traffic engineering standpoint. 0 Harmony Market PUD, 5th Filing - Preliminary and Final, #54-87G April 26, 1993 P & Z Meeting Page 5 RECOMMENDATION: Staff finds that the request for Preliminary and Final P.U.D. for a lube shop and self -serve carwash represents the types of service uses anticipated to be found within Harmony Market P.U.D. The location is supported by the performance on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The P.U.D. also satisfies the All Development Criteria of the L.D.G.S. Staff, therefore, recommends approval of Harmony Market Fifth Filing, Preliminary and Final P.U.D., #54-87G, subject to the following condition: 1. 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 (June 28, 1993) 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 or developer of such property and provided that such extension can be granted without substantial detriment to the public good. 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 0 Harmony Market PUD, 5th Filing - Preliminary and Final, #54-87G April 26, 1993 P & Z Meeting Page 6 time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision's of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a 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 Iffinal decision" shall be counted from the date of the Board's decision resolving such dispute. FB18DAADV4 WEa- ■_ P ■ 1 ---_O►"' i V q " F � CAPE CoD CrR, n L" � I 0 � W tea, 0QPbj -� 31 HARMONY 6, 6 OAK I DG E 'Dc bp GAKR/DGE DR. BUSI ESS SPAR avaa.�aucw.. R -0fGn4.W T GNurdGyl 3rd UL E rP 19� s "^ ■ 4N ITEM: HARMONY MARKET PUD, 5th Fig '' Preliminary & Final Nctth NUMBER: 54-87G MARKET STEELE'S MARKET ZONED rp FUTURE DEVELOPMENT I ZONED rp I 7tgI 1ST BANK 1 creL DESCRIPTION AT RMONY MARKET ....r...+--,+....». T. FILING ZONED rp I .�......,...._,. ti........... .v+.. ems, .. I I LANDUSE BREAKDOWN I VACANT ZONED rp OAKRIDGE BUSINESS PARK (VACANT) ZONED by I I —b� .,A LEGEND ■ ■ ■ O\\ � ■ MEN BEENE" OAKRIDGE DRIVE FAITH EVANGELICAL CHURCH ZONED rp II OAKRIDGE BU PARK SINESS I I 13TH II FILING I ZONED by I S STA—D PARKING SPACE HANDICAPPED PARKING SPACE D BIKE PARKING T TRASH ENCLOSURE R HANDICAPPED ACCESS RAMP ID IDENTITY SIGN atyp@p* urban eesign, in HARMONY MARKET SIGNATURE BLOCK 5TH FILING PRELIMINARY AND FINAL ++, SITE ,PLL/A.�Np�N 0 30 60 .. A .. m.. PET, - l s 4 0 PLANT LIST �¢ ree�uers m rein • 0 D HARMONY MARKET 5TH FILING PRELIMINARY AND FINAL LANDSCAPE PLAN wvc 110 I II I II oII •m xo.2 ar 4 STANDING SEMI METAL ROOF; DARK BRONZE OR SIMILAR COLOR EARTH TONE/TM BASE COLOR TONE RED aaQ i/ v DEEP ACCENT COLOR TO BUILDING MATERIALS TO BE CONCRETE BLOCK O LOWER 4 Qa Qa Q MATCH EXISTING ETIC WAINSCOT, & SYNTHBUILDINGS d Q AT iNRMONY MARKET STUCCO ABOVE IQ Q a p aD� a LE- Y }E'* HIGHJ —H tNCLVwnG AVENUE BERMING AS PER TO MATCH BUILDING GRADING PLANS LUBE SHOP CAR WASH MATERIALS A cOLogs EAST T TYPICAL END ELEVATION FROM OR REAR ELEVATION WEST i NORTH ELEVATION SCALE: ids"=r-O" WALL MOUNTED I.D. SIGNS ON EAST Q MAXIMUM BUILDING WEST ELEVATIONS EARTH TONE/TAN HEIGHT 00' STANDING SEAM METAL ONLY. SIGNS TO BASE COLOR ROOF; DARK BRONZE COMPRISE MAX. 24" ^0 OR SIMILAR COLOR HIGH, INDIVIDUALLY DEEP TONE RED `V APPLIED LETTERS FOR ACCENT COLOR TO a PRIMARY TEXT. MATCH EXISTING BUILDING MATERIALS TO BE SECONDARY TEXT MAY BUILDINGS AT Q BE INCLUDED ON HARMONY MARKET CONCRETE BLOCK O MOWER 4 Q Q Q 4 p v m APPuouSYNTHETIC Es sn cco TABOVE Qa V4� 4 0 4 Q Q p CANVAS AWNINGS;ATED 'IN a V CANVAS AWNINGS: �aQ Q a a p D a V Q GREEN OR BLUE 4 0 o r----- L---- T aoa� a Q 1 r' L ____J L_____J o e o o Q V \TRASH ENCLOSURE TEMPORARY ADVERTISING—� ` OVERHEAD DOORS TO BE BERMING AS PER TO MATCH BUILDING (LOTTO. PgODUCi INFO., DARK BRONZE OR EARTH OAKRIDGE 'TER MLS &COLORS SPECIAL PROMOTIONS. ETC TONE MULLIONS W/ GLASS GRADING PINTS DINE TO BE LIMITED TO AN MEA AND/OR PAINTED PANELS NORHR CAR WASH LURE SHOP THEN NWINDOW SPACE O HEOT MORE THAN 1/3 F MAT RMLMATS OTHER BUILDING SOUTH It TYPICAL END ELEVATION FRONT OR REAR ELEVATION LURE SHOP. - YY'FST ELEVATLON ONLY. WEST ELEVATION SCALE: 1/e"-1-0" ANX. 24' HIGH -DUALLY APPLIED LETTERS FOR PRIMARY TENT: SECDNOAR, TEXT 1MY BE INLtUOED ON Vlm MPUOU6 1118E SHDP Lp. GR WA9M I.D. SrxMLenc SILICOD r---------1 r--- -- -----1 I I I RR- � E%KG SAxa I I I I L___________J L___________J GROUND SIGN SCALE: 1 /2" =1 '—O" 0601 HARMONY MARKET 5TH FILING BUILDING ELEVATIONS k SIGN DETAILS 5C1l- xDYr"'a .Aaron. oa-ol-» --3 - 4 U 0 BUILDING MATERIALS TO BE CONCRETE BLOCK O LOWER STANDING SEAM METAL WAINSCOT, B SYNTHETIC EARTHCTgNE/TAN ROOF; DARK BRONZE D STUCCO ABOVE HAS LOR OR SIMILAR COLOR D�D a a DEEP TONE RED Q ��II ACCENT COLOR TO DP� D� a Qa a� a va a Qa MATCH IXISTING D NON -ILLUMINATED. v a a Q BUILDINGS AT p CANVAS AWNINGS; v D p v D Q Va Q Q V Q a v a Q HARMDN/ MARKET D Dp GREEN OR BLUE TRASH ENCLOSURE LEMAY IA TO MATCH BUILDING mr. HIGH AVENUE 36" TO 4Yt HIGH BERu MATERS k COLORS BERMING AS PER AT S.W. CORNER OF SITE CAR WASH LUBE SHOP GRADING PUNS 'rvEST `2 FRONT OR REAR ELEVATION TYPICAL END ELEVATION EAST Q SOUTH ELEVATION (VIEW FROM OAKRIDGE DRIVE) SCALE: 1/8"=1-0" MAXIMUM BUILDING WALL MOUNTED I.O. HEIGHT 30' EARTH TONE/TAN SIGNS ON EAST @ BASE COLOR WEST ELEVATIONS BUILDING MATERIALS TO BE ONLY. SIGNS TO CONCRETE BLOCK O LOWER COMPRISE MAX. 24' STANDING SEAM METAL NON -ILLUMINATED HIGH, INDIVIDUALLY ROOF; DARK BRONZE CANVAS AWNINGS; WAINSCOT, & SYNTHETIC DEEP TONE RED APPLIED LETTERS OR SIMILAR COLOR STUCC ABDVE ACCENT COLOR TO D DVP GREEN OR BLUE D pSD HMATCH EMSTINC ARMONY MARKET FOR PRIMARY TEXT; D D D D SECONDARY TEXT MAY VI INCLUDED ON Q D p D Dp Hm APP roues. v p O P Q D D �pD p Dvp° °o o paDvp o o pvo�° p�oa V o Vv� Poo Qo D o -" BERMING AS PER OMRIOGE GRADING PLANS - DRIVE }5'} HIGH BERM SOUTH R LUBE SHOP CAR WASH NORTH R FRONT OR REAR ELEVATION TYPICAL END ELEVATION EAST ELEVATION (VIEW FROM LEMAY AVENUE) SCALE: 1/8"=1-0" a.My". IM HARMONY MARKET 5TH FILING BUILDING ELEVATIONS oML v r°eM oa-m-oa xiT�4 °�4 • HARMONY MARKET 5TH FILING LAND USE BREAKDOWN April 19, 1993 Area Gross 61,029sq. ft. 1.40acres Net 42,108 sq. ft. 0.97 acres Coverage Buildings Car Wash 2,300sq. ft. 3.77% Lube Shop 1,850sq. ft. 3.03% Total Building Area 4,150 sq. ft. 6.80 % Street R.O.W. 18,921 sq. ft. 31.00% Parking & Drives 21,121 sq. ft. 34.61 % Landscaping 16,837 sq. ft. 27.59 % Floor Area 4,150 sq. ft. Parking Provided Standard 10spaces Handicapped 1 spaces Subtotal 11 spaces Bicycles 4spaces Total Vehicles 15spaces 3.60/ 1000 sq. ft. Max. Building Height 30ft. 0 ( nn Ll@@Po urban design, inc. HARMONY MARKET 5TH FILING Statement of Planning Objectives March 1, 1993 As a part of an emerging, successful mixed use development area in this part of the Harmony Corridor, Harmony Market 5th Filing is proposed to include minor automotive care facilities on a site of just under one acre at Lemay Avenue and OakRidge Drive. A variety of housing types, employment centers, shopping opportunities, and business services are now available in this area. Groceries, miscellaneous dry goods and home improvement items are available at Harmony Market; convenience goods and gasoline may be purchased at the corner of Harmony and Boardwalk; and banking, food service, and additional personal service uses are anticipated in the near future. However, for minor auto service and car care, residents are currently forced to go at least to College Avenue. The proposed uses will make the mixed use development concept in this area more complete. The Land Development Guidance System and adopted Land Use Policies support the proposed uses at this location. And, although the proposed site is not immediately adjacent to residential uses, the proposed design strives to meet the "neighborhood compatibility" criteria currently being developed by the City of Fort Collins: "Edge Conditions" such as setbacks, perimeter landscaping, architectural treatment, signs, and lighting, are consistent with the established character at Harmony Market. The project will be extensively landscaped - in conformance with previous filings at Harmony Market. The landscape will define and help screen auto circulation areas, and limit views onto the site. Architectural form, finish colors, and materials are designed to match or complement the rest of Harmony Market; while the height and mass provide a transition in scale between the large "on line" buildings and the perimeter of the site. Signage will be consistent with the established format at Harmony Market. One ground sign along Lemay Avenue will combine the brick and synthetic stucco used on the existing monument signs; and wall mounted signs will be similar to those on the "on line" buildings. Lighting used will match the other low, cut-off fixtures used at Harmony Market. - Views of the mountains will not be significantly affected by this project; although development of this site will help to baffle views of the existing service areas along OakRidge Drive. urban design, inc. While this development provides convenient access to services that neighborhood residents will use; it does not draw extraneous traffic through local residential streets. Development of the site is scheduled to be completed in 1993. ftNARMnMV I&V7P r-MLT VTT TATO ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crllorlon appltaablo7 WIII the Criterion bo sotls(lod9 If no, please explain ``° Y��� e,,� F,� � � Y©s No NEIGHBORHOOD COMPATABILITY 1. Social Compalability X "w< X 2. Neighborhood Character X X 3. land Use Conflicts X 4. Adverse Traffic impact PLANS AND POLICIES 5. Comprehensive Plan I X I I I X PUBLIC FACILITIES & SAFETY 6. Street Capacity X X 7. Utility Capacity X X 8. Design Standards X 9. Emergency Access 10. Security Lighting X X 11. Water Hazards X RESOURCE PROTECTION 12. Soils & Slope Hazard X x' 13. Significant Vegetation X 14. Wildlife Habitat 15. Historical Landmark X 16. Mineral Deposit X 17. Eco-Sensitive Areas X 18. Agricultural Lands X ENVIRONMENTAL STANDARDS 19. Air Quality X v X 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations X 24. Exterior Lighting 25. Sewages & Wastes X X SITE DESIGN 26. Community Organization X rx X X 27. Site Organization 28. Natural Features 29. Energy Conservation X ;. >` ` X 30. Shadows Xtb X X 31. Solar Access 32. Privacy X 33. Open Space Arrangement X 34. Building Height X 35. Vehicular Movements 36. Vehicular Design:. 37. Parking X X 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience X X 41. Pedestrian Conflicts X X 42. Landscaping/Open Areas X X 43. Landscaping/Buildings X 44. Landscaping/Screening X 45. Public Access L 46. Signs -12- • AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion is the Crtterlon1 Appkabie Yea No I II III IV CVCle ttie Correct Score Multipller Prints Ecrnea Ixll Maximum Apo+ICOMe Porrs a. Not at Two Arterials X X 2 0 2 Ll 4 b. Part of Planned Center X I X a, 0 3 (0 6 c. On Non -Arterial X I X 2 0 4 $ 8 d. Two Acres or More X 1X_ 2 3 6 e. Mixed -Use X IX 2 0 3 Q 6 f. Joint Parking 1 2 0 3 6 6 g. Energy Conservation X 112131400 2 0 8 h. Contiguity X X 102 0 5 p 10 i. Historic Preservation 1 2 0 2 - - 1. 1 2 0 k. 1 2 0 i• 1- 2 0 Totals 31Y S y V V1 Percentage Earned of Maximum Applicable Points V/VI = VII 63 % Vu 90 u.i a W H Q To: Eldon Ward o Fort Collins CD 01 10 From: Matt Delich 0 Date: February 26, MEMORANDUM Staff 1993 Subject: Harmony Market Quick Lube/Car Wash (File: 9310MEM1) A quick lube/car wash is proposed in the Harmony Market retail center in Fort Collins. The parcel is located in the northwest quadrant of the Lemay/Oakridge intersection. All access is proposed from a north/south driveway on the east side of Steele's Market. The southern driveway is designated for two way traffic and the northern driveway is designated as an exit only. These access will operate acceptably. In the "Harmony Market Site Access Study," March 1989, the land use assumed for Harmony Market was a shopping center. The quick lube/car wash site is half of a larger parcel that contained a 24,000 square foot building. Assuming that 12,000 square feet of building can be allocated to the quick lube/car wash site, this would result in the trip generation indicated in Table 1, using the rates from the site access study. Table 2 shows the expected trip generation from the quick lube/car wash uses proposed on this site. Comparing the trip generation, it is concluded that the "Harmony Market Site Access Study" reflects the trips generated by the proposed quick lube/car wash use. cc z W City staff raised a concern about the amount of stacking z space for the car wash and the quick lube. A queuing analysis Z was performed for both uses. The highest peak hour trip J generation shown in Table 2 was used as the demand in these > analyses. These queuing analyses indicated the following: z Quick Lube o Average service time - 20 minutes < Average wait time - 16 minutes o Average number of vehicles waiting in each � bay stack - 0.5 z a Car Wash Average wash time - 15 minutes U- Average wait time - 45 minutes Average number of vehicles waiting in each bay stack - 2.1 Review of the site plan indicates that there is adequate stacking space at each service and wash bay. Table 1 Trip Generation for the Site Using the Rates from the Site Access Study Land Use 12 KSF Building Land Use Quick Lube - 3 bays Car Wash - 4 bays Total Daily Trips G�ii7 A.M. Peak Trips Trips in out 11 6 Table 2 Trip Generation for the Quick Lube/Car Wash Daily Trips 100 430 530 A.M. Peak Trips Trips in out 4 4 8 8 12 12 P.M. Peak Trips Trips in out 24 27 P.M. Peak Trips Trips in out 6 6 16 16 22 22 4, - 0 7 City of Fort Collins f d Project Name• Oak/Cottonwood Farm Amended Overall Dev. Plan Project Location (Street Address): SW of Harmony Rd. & Lemay Ave. Project Description: Amended Overall Development Plan Allik oday's Date: March 1 , 1993 PLANNING DEPARTMENT APPLICATION FORM Land Use Informati n• Gross Acreage/Square Footage: 271.1 acres Existing Zoning: rp - Planned Residential Proposed Use: Mixed Use Total Number of Dwelling Units: 848 Total Commercial Floor Area: 770,000 +/- sq.ft. GENERAL INFORMATION: Applicant's Name: G.T. Land Colorado Inc. Consultant's Name: Cityscape Urban Design, Inc. Oak Farm Inc. and c3 ?5%tXRFaFd Hr an B Owner's Name: Cottonwcxx3 Farm Inc. Street Address: o oa uies�9n 105Street Address: 3555 Stanford Road, Suite 105 Street Address: 3555 Stanford Road, Suite 100 City, State, Zip: Fort Collins, CO 80525 City, State, Zip: Fort Collins, CO 80525 City, State, Zip: Fort Collins, CO 80525 Telephone: 226-4074 Telephone: 226-4074 TYPE OF REQUEST Please indicate the type of application submitted by checking the box preceding appropriate request(s). Combined requests require the combined individual fees. Make checks payable to the City of Fort Collins. Starred requests (') also require additional payment to Larimer County Clerk and Recorder in the amount noted. Additional handouts are available explaining information requirements for each of the following review processes. 0 Annexation with Initial Zoning; - Fee: S50.00 + S 10.00 per sheet of annexation lat + $5 00 ' per sheet of annexation petition Requested Zone.—� Rezoningg Requested Zone: Fee: 550.00 + S5.00 ' per sheet of rezoning petition ` X Planned Unit Development - Overall Development Plan Fee: S60.00 Planned Unit Development- Preliminary Plan. Fee: S50.00 Planned Unit Development - Final Plan (includin final subdivision) Fee: S 1 10.00 + S 10.00 per sheet of subdivision plat Minor Subdivision Fee: S 150.00 Preliminary Subdivision Fee: S50.00 Final Subdivision - I to 4 lots Fee: S75.00 Final Subdivision - more than 4 lots Fee: S 110.00 + S 10.00 per sheet of plat PUD Administrative Change Fee: S5.00 Extension of Final Approval Fee: S50.00 Multipple-Family Use Requests in the R-M and R-H Zoning District Fee: 585.00 Non -Residential Use Requests in the R-H Zoning District Fee: S85.00 Non -Conforming Use Requests Fee: S110.00 Group Horne Review Fee: S85.00 IUIP Site Plan Review Fee: S 110.00 Other Special Site Plan Review (RC, RF, etc.) Fee: S 100 Vacation of ROW or Easement Fee: S5.00 ' per sheet of filing document Street Name Chance Fee: S5.00 ' per sheet of filing; document 0 VICINITY MAP • 0 March 1, 1993 Planning & Zoning Board c/o Ted Shepard City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 Dear Board Members; urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (303) 226-4074 FAX (303) 226-4196 This letter represents a request to amend the Oak/Cottonwood Farm Overall Development Plan in conjunction with the proposed Harmony Market 5th Filing proposal. The existing ODP contains a note listing nonresidential uses anticipated to be developed on the subject property. This list includes "Auto Related and Roadside Commercial Uses" with the qualification that these uses are "To be considered in Parcels R and S only." The proposed amendment would change that qualification to read "Allowed in Parcels R and S only; subject to the Planning and Zoning Board's review and approval of the specific uses proposed." This language will be more consistent with the basic intent of the Land Development Guidance System to not preclude any given type of use from a property, without implying blanket P&Z acceptance of Auto Related uses at this location. Thank you for your consideration of this request. We will be looking forward to your favorable review. Sincerely, Eldon Ward, President Cityscape Urban Design, Inc. cc: Peter Kast, G.T. Land Colorado Inc. Kent Goodman Rick Troxel Jay Warburton John White 0 E NEIGHBORHOOD MEETING MINUTES PROJECT: Auto Lube and Carwash, Harmony Market 5th Filing DATE: February 17, 1993 REPRESENTATIVE: Eldon Ward, Cityscape Urban Design PROJECT PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. The proposal occupies only the southern half of the pad site. What is planned on the northern half? RESPONSE: We do not know at this time. 2. What are the hours of operation for the two users? RESPONSE: The lube facility will be open six, and possibly seven, days per week. The hours of operation will be normal working hours, probably 8:00 a.m. to 6:00 p.m. The carwash is self serve and has the potential to be open seven days per week, 24-hours per day. 3. Where does the carwash effluent go? RESPONSE: The effluent goes into a sand and grease trap which pre - treats the discharge before entering the sanitary sewer. The effluent does not go into the storm sewer system. 4. Is the carwash automatic or self serve? RESPONSE: The carwash is self serve with hand-held wands, not an automatic drive-thru with large brushes and machines. 5. Why was this particular site selected? Wouldn't it make more sense to put these uses out on Harmony Road for better exposure to drive -by traffic? RESPONSE: These uses are considered support service and are designed to capture the customers of Harmony Market in a combined trip. These uses do not particularly depend on impulsive drive -by traffic from the arterial street. The customer base is the neighborhood. The operators consider the site advantageous. 6. As a nearby resident, I am concerned about the hours of operation. a 0 7. Lemay Avenue, from Elizabeth on down, has an attractive residential character. The proposed uses are not compatible with this character. 8. I used to live near the carwash at Drake and Taft (Drake Crossing) and I found this facility to attract litter and not benefit the residential character of the neighborhood. These uses would be better placed next to Builders Square, internal to the center, not on the edge. RESPONSE: This carwash will have an attendant during normal working hours. The attendant will help keep the site clean. Locating next to Builders Square would introduce traffic patterns into the center than can more easily be accommodated at the corner of Oak Ridge and the Steele's Market access drive. Mixing auto related traffic with pedestrians using the retail stores would not be a good idea. 9. Where is the storm water detention area for Harmony Market? RESPONSE: Basically, the storm water detention ponds for the Pace, Builders Square, and Steele's are located between the rear of the buildings and Oak Ridge Drive. 10. Why not locate south of Oak Ridge Drive? RESPONSE: The L.D.G.S. encourages these uses to be part of a planned center, and not free-standing uses. 11. I am very disappointed to see auto lube and carwash located on Lemay Avenue. These uses are difficult to buffer and are not a sensitive transition from the larger structures in Harmony Market over to Lemay Avenue and the uses further east. 12. It is agreed that the use is probably needed to serve the neighborhood but the location right on Lemay Avenue is a problem. With these two uses, there will be open bays for autos. These are not typical buildings. These types of buildings are open, and are considered to be an unattractive visual element which detract from the entire area. 13. These uses will need special attention to architecture. Good architecture can make a difference in mitigating the auto uses. 14. What controls are there to make sure the site will be maintained and not become an unattended area that collects litter? RESPONSE: Both operators will become part of the Harmony Market Association and subject to the same covenants as the three existing anchor tenants. These covenants require that the site be maintained and that the landscaping be kept alive. Similarly, the developers are required to sign a Site and Landscape Covenant with the filing of the P.U.D. and Subdivision Plat and which is recorded with the City and Larimer County Clerk and Recorder. 0 • 15. Have you considered angling the lube building so that it is not perpendicular to Lemay? This may create more interest and landscaped area. RESPONSE: This was considered and found to create an exposure of the bays to Lemay Avenue that would be more visible to the driving public than a perpendicular orientation. 16. Are landscaped berms proposed for along Lemay Avenue. RESPONSE: Not at this time. Presently, there is a drainage swale parallel to Lemay along the entire easterly property line. This swale carries drainage from areas of Harmony Market to the north. Berms would interfere with the swale. Landscaping would be located on the sides of this swale. 17. Conifers will have to be sizable if they are to be planted within the sides and the top of a drainage swale. 18. Have you considered placing the swale in a pipe and covering the area with fill material to create a landscaped berm? RESPONSE: Yes, this was considered and there would be an impact on the stormwater detention requirements on the parcels to the north, or upstream of this site. 19. If there is going to be a swale, then there will need to be more than 25 feet setback along Lemay Avenue. 20. Where will the signage be? RESPONSE: There will be one free-standing monument sign on the northeast corner of the site along Lemay Avenue. To the best of our knowledge at this time, the carwash will have a flush wall sign on the east elevation, and the lube will have flush wall signs on the east and west elevations. 21. Will any waste oil be stored underground in tanks? RESPONSE: No, waste oil is stored above ground in barrels and is picked up on a regular basis. 22. Will the lube shop use hoists or pits? RESPONSE: Pits. 23. Will there be any translucent, illuminated awnings? RESPONSE: No, the only awnings will be traditional canvas and not be illuminated like a sign. 0 • 24. Will any of the bays in either facility be enlarged in height to accommodate trucks? RESPONSE: No. 25. Is there any recourse if the site is not maintained, or if the site is littered and not kept up? RESPONSE: Yes, please call us or the City of Fort Collins if the site is not maintained. 26. What is the time frame for development? RESPONSE: The operators would like to be open by Fall. 27. I think it is important to emphasize that there is a special need to landscape the facility along Lemay Avenue. With the swale, this may be a problem. The 25 foot setback area should be studied with a cross-section analysis to study the effectiveness of the landscaping. RESPONSE: We agree and intend to concentrate the landscaping along the Lemay Avenue frontage.