The URL can be used to link to this page

Home My WebLink AboutHARMONY MARKET PUD, 2ND FILING, BUILDERS SQUARE EXPANSION - PRELIMINARY & FINAL - 54-87S - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 5/ 2 3/ 94 iiii STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Market Second Filing P.U.D., Builders Square Expansion, Preliminary and Final, #54-87S APPLICANT: Builders Square 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 a Preliminary and Final P.U.D. to enlarge the existing Builders Square home improvement store located at 813 East Harmony Road. The existing garden area will become a permanent building totalling 17,280 square feet. A new outdoor/covered garden area is proposed totalling 27,428 square feet. The store is located between Boardwalk Drive and Lemay Avenue, within the Harmony Market Shopping Center. With the proposed expansion, the site is 14.4 acres. The parcel is zoned R-P, Planned Residential. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The proposed land use, retail, is appropriate in a community regional shopping center. The proposed building expansion is in conformance with the approved Preliminary P.U.D. With the addition of new screen walls on the south, the expansion is compatible with the surrounding area. The use of similar building materials and architectural features will complement the existing center. A shifting of the access drive/Oak Ridge Drive intersection has been reviewed by the Transportation Department and found acceptable. A condition of approval regarding timely filing of utility plans and development agreement is recommended. 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 Second Filing P.U.D. - Builders Square Expansion, Preliminary and Final, #54-87S May 23, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: R-P: Vacant (Future Pad Sites for Harmony Market Center) S: R-P; Vacant (Miramont Tennis and Fitness Center P.U.D.) E: R-P; Steele's Market W: R-P; Sam's Warehouse Builders Square at Harmony Market, Second Filing, was approved in July of 1990., as a retail use within a Community/Regional Shopping Center. 2. Land Use• The expansion will be on the east side of the existing store. The present outdoor/covered garden area will become fully enclosed and be a part of the permanent building. This building enclosure will measure 17,280 square feet. A new outdoor/covered garden area will be placed east of the new building enclosure and measure 27,428 square feet. With expansion, the store will total 133,430 square feet. The area of expansion is noted as future retail on the Harmony Market Shopping Center Preliminary P.U.D. The request, therefore, is in conformance with the approved Preliminary Plan for the Harmony Market Shopping Center. In addition, the proposed use, retail, is an allowed use within a Community Regional Shopping Center, therefore, no point chart analysis was repeated. The expansion, therefore, is considered an appropriate land use at this location. 3. Neighborhood Compatibility: The Planning Department has kept in close contact with representatives of Fairway Estates regarding Builders Square. For example, since the store opened, staff and the neighbors have successfully worked with Builders Square in modification of exterior, building -mounted light fixtures. One issue that remained, however, was the visibility of stored materials in the present outdoor/enclosed garden area. Since the present garden area is enclosed by only a vinyl -clad chainlink fence, inventory was visible to the south. The proposed expansion will reduce the amount of visible storage by providing a ten foot high screen wall on the south side of the new outdoor/enclosed garden area. In addition, three, six feet tall • Harmony Market Second Filing P.U.D. - Builders Square Expansion, Preliminary and Final, #54-87S May 23, 1994 P & Z Meeting Page 3 screen walls be added on the north side of the detention pond which will help screen the area from Oak Ridge Drive. Because of the similar land use and the new screening materials, the expansion is considered compatible with the surrounding area. 4. Design• There will be 80 feet of modified building frontage along the north elevation plus 95 feet of new building frontage. To mitigate this additional frontage, the brick and trellis treatment will be continued along the facade. Also, a new gable feature over the garden area will add articulation for relief. All new exterior materials will match the existing building. The new features will tie the expansion to the existing store and promote architectural cohesion throughout the center. As mentioned, screening along the south will be enhanced by the construction of a 10 foot screen wall for the new garden enclosure and three, six foot high screen walls on the north side of the detention pond. This will improve the streetscape along Oak Ridge Drive. 5. Transportation: The existing access drive on the south side that intersects with Oak Ridge Drive will be shifted to the east to accommodate the need for maintaining fire access around the building. This new location has been coordinated with the two developments on the south side of Oak Ridge Drive - Evangelical Covenant Church and Miramont Tennis and Fitness Center. The new circulation system has been reviewed by the Transportation Department and found acceptable. RECOMMENDATION: In reviewing the request for Builders Square Expansion, Staff finds the following facts to be true: 1. The proposed land use, retail, is appropriate in a community regional shopping center. 2. The proposed building expansion conforms to the Preliminary P.U.D. for Harmony Market Shopping Center. 3. The expansion is compatible with the surrounding area. 4. The design complements the architectural unity within the center and enhances screening to the south. • Harmony Market Second Filing P.U.D. - Builders Square Expansion, Preliminary and Final, #54-87S May 23, 1994 P & Z Meeting Page 4 Staff, therefore, recommends approval of Harmony Market Filing Two, Builders Square Expansion, #54-87S, 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 (July 25, 1994) 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 time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decisionve of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the 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,' shall be counted from the date of the Board's decision resolving such dispute. 11 Li 1V1: nhRi-mil-A I1 rvv, It. IIu 'w Builder's Square Expansion - P/F North NUMBER: 54-87S ExISTIN, 5UILDER'5 5OUARE EXISTING SAM'$ CLUB Tnrs rnu ro ec v4osurm rfm nrnRc -rw onuavuc-nr .. „" I I I I I I I I I I I I I I 1131 PARKING SPACE t i I (FUTU E) I I CT I I 1 I I I I I I I I I I I I i I I � I � T 1 I S> Irk= III I p ��II EU2SJVD STEELEIS MARKET 1 III I III s � III (FUTURE) � SHADE TREES oFa�anENrAL rREEe 1 Ili III CONFERJUS TREES R HMIDICAP RAMP 5TANDARp PAFKRG SPACE EXISTING T 5 TO M RELOCATED ______J IIL RELOCATED TREES � ANDICAP PARCRG — yi I I SFEET 2 FOR ALL NOTES, DESCRIPTIONS, PLANT LISTS. ETC. �� i I�tIJIDI�IIDIEI�3°� S��I�TA�IRIE AIr J.f11Li11I41VL O Jl®1V1J1i11NMPd T PG3C dIIf 10( IGaG3�(F I�IIGIAd ," WECT o. °8171A CHURCH / DATE OF f4t_ 4-4-94 ' nrt��emciel 3 iC�N. mrt AL -05ED e ER 1 m 50 IO® 60 SHm wq 1 SF 1 0 0 PROPERTY OFCCRIPTION GENERAL NOTES PLANT NOTES LAND USE BREAKDOWN ...� ��.^��.•...�,^^^,.°��^^".^`. SIGNATURE BLOCK PLANT LIST rnoE roof muuox Neu[ s¢E on �y�sffa P PG3C L�((IlffillU�IQGiSI i f�fl(�1G^Qd ," U W. °SI M BIE A LMDDOC &PIE PLANS s : ,•-W DACE O PREPNUTION 4-"4 PfVISgN°: F SNEET N0.2 OF 3 0 • n• rxet s trW w -elrrir roA.utn 95' GARDEN SHOP EXPANSION so, tBLO EXPAIMMIN ..a..J .................wILLI� .....e�/Olir..Ll./x.Ll r.�.W�.L.... E %19TING BUILDING EXISTM BURDWO El NORTH BUILDING ELEVATION _-- WILL— .nx. WIJ........ x.%.. ". SOUTH BUILDING %ELEVATION - - - _ EULDOG EXPANOM GARDEN 9NOP ERPANOM nra a.slxn — MLLM1n IxIwIL�MM rARt.a Lrlva uu..ev nMrluJ I tlLLY - •O I.I.tott�t WALL TO rAOtt nTx rAMxns term un _._ . / - -0 GUR EEN WALL .T.A....x E9"Aev �-vuxe, rv.. EAST BUILDING ELEVATION �LZ7 TYPICAL SCREEN WALL ve.-.-1 4 D o urbaannopdesign, nc ��\f (\mil ((`lj ICI( .g1ar[a�(.na�Izu_ap Jf E�M�P 1JM\�jOOlfi['D.{'R�BDO AU HARMONY MAIMU I II I}V II IIOIbyM" ACJD FlL£: 8.11.51 LSISL� V (N ll Il Il VCl PROTECT M. 1-=50'-sa, SCAIE: DATE OF PREPARATION 4-4-94 RIMS— o Bo Imm sm sHEci ND. 3 OE 3 � 0 • 0 BUILDER'S SQUARE EXPANSION LAND USE BREAKDOWN APRIL 1, 1994 Area Gross 543,092 sq.ft. 14.40 acres Net 523,304 sq.ft. 12.01 acres Coverage Building 106,002 sq.ft. 19.52% Garden Shop 27,428 sq.ft. 5.05% Total Building Area 133,430 sq.ft. 24.57% Street R.O.W. 19,788 sq.ft. 3.64% Parking & Drives 273,997 sq.ft. 50.45% Landscaping 115,877 sq.ft. 21.34% Floor Area 106,002 sq.ft. Parking Demand: Standard 598 spaces Handicapped 7 spaces Subtotal 605 spaces Bicycle 10 spaces +! TOTAL VEHICLES 615 spaces 5.80 / 1,000 sq.ft. Maximum Building Height 40 ft. BuilderrS.Square Expansion - PreliOnarp& Final PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain r a o LL Z a Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I x 1.2 Comprehensive Plan x x 1.3 Wildlife Habitat X 1.4 Mineral Deposit "X 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Enercv Conservation Ix I x.- 1.8 Air Qualitv x x 1.9 Water Qualitv x x 1.10 Sewage and Wastes I Ix I x A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular. Pedestrian, Bike Transportation I x x 2.2 Buildina Placement and Orientation ix x 2.3 Natural Features X 2.4 Vehicular Circulation and Parking x x 2.5 Emergency Access x . x 2.6 Pedestrian Circulation X x 2.7 Architecture X x 2.8 Building Height and Views x x 2.9 Shading x x 2.10 Solar Access x X 2.11 Historic Resources X 2.12 Setbacks x x 2.13 Landscape x x 2.14 Sians X 2.15 Site Lighting x x 2.16 Noise and Vibration Ix 2.17 Glare or Heat x 2.18 Hazardous Materials X A 3. ENGINEERING CRITERIA 3.1 Utility Capacity X1 X 3.2 Design Standards x x 3.3 Water Hazards Ix 3.4 Geologic Hazards I x . 54 Builder's Square Expansion Preliminary & Final PUD COMMUNITY/REGIONAL SHOPPING CENTER POINT CHART C For All Criteria Applicable Criteria Only the I II III IV Criterion Crtte6on Applicoble Circle Me MuttlPuer Points Earned Maximum ADoliccble Yes No Correct Score Ixll Points a. "North" Fort Collins X j X 2 0 1 2 0 b. Arterial Street X IX 1 2 0 2 4 4 c. Transit Route X 1 2 0 2 4 0 d. Part of Regional Center. X X 2 0 3 6 6 e. Non -Arterial Access X X 2 0 2 4 4 f. Joint Parking 1 2 0 2 4 4 g. Energy Conservation X 112131410 2 o 8 h. Configuity X X 2 0 5 i o 10 i. Historic Preservation 1 2 0 2 0 j. 1 2 0 k. 1 2 0 1 2 0 Totals 2 8 42 V VI Percentage Earned of Maximum Applicable Points V/VI = VII 67 % Vii