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HomeMy WebLinkAboutBANK ONE PUD - PRELIMINARY & FINAL - 54-87W - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7 MEETING DATE 8122194 STAFF _Ted Shapard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Bank One at Harmony Market Preliminary P.U.D, #54-87W APPLICANT: Bank One c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Oak Farm, Inc. c/o G.T. Land, Colorado, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for a 3,600 square foot bank, with drive -up windows, and a two-story, 11,000 square foot office building. The property is 2.14 acres in size and located at the southwest corner of Harmony Road and Boardwalk Drive. The parcel is zoned R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Although Parcel S of the Oak -Cottonwood Farm is subject to the moratorium within the Harmony Corridor, banks and offices were exempted from the list of prohibited land uses. The P.U.D. complies with land use designation of "Retail/Office" on Parcel S of the Oak -Cottonwood Farm Overall Development Plan. The P.U.D. satisfies both the All Development Criteria and the requirements of the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. With residential scale and character, and by using similar materials as Harmony Market Shopping Center, the P.U.D. is compatible with the surrounding area. The project is feasible from a traffic engineering standpoint and promotes transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 0 Bank One at Harmony Market PUD - Preliminary, #k54-87W August 22, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: R-L-P; Existing Convenience Store (7-Eleven) S: R-P; Vacant E: R-P; Vacant (Approved For Red Robin Standard Restaurant) W: R-L-P; Existing Church (Front Range Baptist Church) The site is Parcel S of the Oak -Cottonwood Farm Overall Development Plan, approved in 1987. The parcel is not a part of the Harmony Market Shopping Center P.U.D. 2. Harmony Corridor Moratorium: Unlike Harmony Market Shopping Center, Parcel S of the Oak - Cottonwood Farm was not exempted from the six-month moratorium on "retail and commercial" development within the Harmony Corridor. As land uses however, banks and offices were defined by City Council Ordinance Number 103-1994 as not being "retail or commercial" and, therefore, allowed to be processed as a P.U.D. during the moratorium. 3. Bank One P.U.D. - Phase Two: Phase Two of Bank One P.U.D. indicates an office/retail building. "Miscellaneous retail" is specifically prohibited from being processed by the Planning Department during the Harmony Corridor moratorium. The P.U.D., therefore, can only allow "Office" to be an allowable use that obtains Preliminary status. Since "Retail" falls under the moratorium, it is not allowed on the P.U.D. If "Retail" is desired as a land use, then the applicant must wait until the moratorium is lifted and process the request accordingly. This P.U.D. does not grant Preliminary status to "Retail" as an allowable land use on Phase Two. 4. Land Use• Parcel S of the Oak -Cottonwood Farm Overall Development Plan is designated as "Retail -Office." The request for a P.U.D. featuring a bank and retail building, is, therefore, in compliance with the Oak -Cottonwood Farm O.D.P. • • Bank One at Harmony Market PUD - Preliminary, #54-87W August 22, 1994 P & Z Meeting Page 3 The request was evaluated by the absolute and variable criteria of the Business Services Point Chart of the L.D.G.S. The P.U.D. satisfies the one absolute requirement by gaining primary access from a street other than South College Avenue. On the variable criteria, the P.U.D. achieves a score of 72% which exceeds the minimum required score of 50%. Points were earned for the following: b. Being located outside the "South College Avenue Corridor." d. Being located on at least two acres of land. e. Containing two significant uses. f. Having direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten spaces. h. Having at least one -sixth of its property boundary contiguous to existing urban development. The proposed land uses associated with Bank One P.U.D. are supported by the performance on the Business Services Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: A neighborhood information meeting was held on May 26, 1994, in conjunction with Golden Corral Restaurant and Outback Steakhouse. There were no major concerns raised by those attending the meeting. Since the proposed uses on the property conform to the Oak - Cottonwood Farm O.D.P., and the O.D.P. went through a rigorous review process, the P.U.D. is considered acceptable. A bank and office building are considered compatible with the surrounding neighborhood. 4. Design: The primary design feature of the P.U.D. is that the bank building will feature a pitched roof and red brick exterior to match the Harmony Market Shopping Center. The roof will be a dark gray, laminate asphalt/fiberglass shingle. These design features are residential in both scale and character and contribute to blending the large anchor tenants in Harmony Market with the residential neighborhoods to the north. C] • Bank One at Harmony Market PUD - Preliminary, #k54-87W August 22, 1994 P & Z Meeting Page 4 The office building will be two story and feature similar exterior materials. While the roof will not be as steep, it remains pitched and will use the same residential style shingles. The office building, like the bank building, contributes to the scaling down of the anchor tenants and helps blend the 50 acre commercial shopping center with the existing residential neighborhood to the west. In summary, Bank One P.U.D. is being planned as if it were part of Harmony Market Shopping Center. By using similar exterior materials, and by being residential in character and scale, the design is sensitive to the surrounding area. 5. Transportation: Parcel S gains access from Boardwalk Drive in direct alignment with the curb cut serving Harmony Market Shopping Center. There is no access onto Harmony Road. Future access is planned to the west in cooperation with Front Range Baptist Church. The Church has agreed to work with the developer on joint future access and shared parking. Traffic generated by Bank One P.U.D. has been accounted for in previous traffic studies conducted for the Oak -Cottonwood Farm area. In fact, the traffic study assumed the office building would be retail which has a higher trip generation rate. This traffic can be accommodated on the existing street system at no loss in the Level of Service at the Harmony/Boardwalk and the Boardwalk/access drive intersections. The traffic studies done for the 1994 proposals in Harmony Market Shopping Center (Red Robin, Tyco Oil, Golden Corral, Outback Steakhouse, Steele's Expansion, Outpost/ Sunsport/Lee 's Cyclery) indicate that there is a need to lengthen time for the green left turn arrow for northbound Boardwalk to westbound Harmony. This left turn phase needs more time on Saturday only, particularly at the noon peak. The studies indicate that this turn movement is at Level of Service F although the balance of intersection remains at Level of Service C. The City's Transportation Department has been advised of this Saturday condition and is taking action accordingly. For Bank One P.U.D., the project is feasible from a traffic engineering standpoint. With sidewalk improvements along both streets, and bicycle parking for customers and employees, the P.U.D. promotes multi -modal transportation policies. 0 • Bank One at Harmony Market PUD - Preliminary, #54-87W August 22, 1994 P & Z Meeting Page 5 6. Findings of Fact/Conclusion In evaluating the request for Bank One Preliminary P.U.D., Staff makes the following findings of fact: 1. As land uses, banks and offices are allowed to be processed for Preliminary status during the Harmony Corridor moratorium on retail/commercial development. 2. The request for banking services and offices conforms to the Oak -Cottonwood Farm Overall Development Plan. 3. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. 4. The P.U.D. is supported by the performance on the Business Services Uses Point Chart of the L.D.G.S. 5. With residential scale and character, and similar materials as found in Harmony Market Shopping Center, the P.U.D. is compatible with the surrounding area. 6. The P.U.D. is feasible from a traffic engineering standpoint and meets the City's transportation policies. RECOMMENDATION: Staff recommends approval of Bank One at Harmony Market P.U.D., Preliminary, #54-87W. ITEM: BANK ONE (CO HARMONY 410 MARKET PUDGqi1Kih21�j°"h NUMBER.* 5 a -sew � THE PIER '7-11' MULTI -FAMILY RESIDENTIAL ZONED RLP ZONED: RLP HARMON-Y—ROAD PPROV ROVED II PHASE .HE RESTAURANT RED ROBIN' A T RAN ZONED: RP LOT I > 2 FRONT RANGE BAPTIST CHURCH 'ww. �� I / \ (I ZONED: RLP -j 0 PHASE ACANT RP/ 'SAMS' ZONED: RP SIGNATURE BLOCK atn"" FORT COLLINS BRANCH TA / Wff 000 9 P.U.D. AT HARmoivr MARKET PRELIMINARY & FINAL SITE PLAN PF� �j L) wa 30 6o vex 1 OF 3 PROPERTY DESCRIP1142IN VICINITY MAP GENERAL NOTES LAND USE BREAKDOWN 0 0 HARMONY ROAD L 0 m< ao F0,?r COUNS BRANCH /wAoffma/z/W P.U.0. AT HARMONY MARKET PRELIMINARY & FINAL 77, LANDSCAPE PLAN 2 3 . ........ PLANTING NOTES • 0 � SAW ONE MEMO MEMA U` YONS EA57 ELEVATION WEST ELEVATION — yr=r•-v 0 AWT COLL/NS SPAM Q AMY 61AW P.U.D. AT HARMONY MARKET ELEVATIONS NORM EUVAT/ON scut r =r Mom E%AO, LOGA,IOMS OF WALL MO Tl D SIG1 MAT WITH In DGNSTRUDTION RAMS.. - G,Y SIfJI GODS SHALL APPLT TO ALL SIfI15. PHASE TWO O(>=RCEAVCMAM BURDSM GQG MA'"MYS / ron,un,ss. w. SOUTN ELEVATION — r =r NORTN ELEVATION SOUTN ELEVATION SlN/UR =, WEST £LEVA77ON EAST E EEVA77ON SIMILAR is urban design, inc. BANK ONE at HARMONY MARKET Statement of Planning Objectives June 6, 1994 This proposal comprises a Bank facility and a multi -tenant retail/office building on approximately 2.14 acres at the southwest corner of Harmony Road and Boardwalk Drive; and is designed to complement the adjacent Harmony Market PUD. Construction will be phased, with extensive perimeter landscaping, the proposed bank building, and much of the permanent parking lot completed with Phase I. The retail/office building is expected to be completed after Phase I is occupied. Employment at this site is estimated at up to 50 t upon completion of the retail/office building. As established with earlier filings at Harmony Market, a Business Service use such as Bank One is appropriate at this location, and is consistent with the applicable Land Use Policies of the City of Fort Collins, including those policies promoting maximum utilization of land within the city; discouraging commercial development from gaining primary access from College Avenue; giving preferential consideration to urban development proposals with are contiguous to existing development within the city limits; and locational criteria for commercial/business types of uses. The proposed plan is also compatible with the goals and design guidelines outlined for the pad sites at Harmony Market. The scale of the proposed buildings forms a transition between the larger anchor users at Harmony Market and the residential uses to the north and west. Extensive perimeter landscaping along Boardwalk and Harmony is planned in character with the landscape improvements made with Sams (Pace), Builders Square, and Steele's. Development of the site is scheduled to begin in late 1994, with completion of the full site development targeted between 1996 and 1998. E • I.4 1:� ,61�NI< ONE Pe-EI-i1"71N�qAy f.O.O. BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned ixll Maximum Applicable Points a. Transit Route )( X 2 0 2 -- — b. South College Corridor 0 IX © 0 4 g 8 c. Part of Center X X 2 3 Q 6 d. Two Acres or More X X U2 0 3 (� b e. Mixed -Use 1 X 2 0 3 (b 6 f. Joint Parking 1110 0 3 (o g. Energy Conservation X 1 213 0) 2 Q 8 h. Contiguity X X o2 0 5 (p 10 i. Historic Preservation y, 1 2 0 2 _ J. 1 2 0 k• 1 2 0 i 1 2 0 Totals 3 6 50 v vi Percentage Earned of Maximum Applicable Points V/VI = VII 'r%eii % vll Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 - 73 -