HomeMy WebLinkAboutHARMONY MARKET PUD, 10TH FILING, LEE'S CYCLERY - PRELIMINARY & FINAL - 54-87AC - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
MEETING DATE 10-24-94
STAFF Ted '1lepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Market loth Filing, Preliminary and Final
P.U.D. (Lee's Cyclery & Outpost/Sunsport) #54-87AC
APPLICANT: Lee's Cyclery & Outpost/Sunsport
c/o Vaught -Frye Architects
1113 Stoney Hill Drive
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 and Final P.U.D. for a 14,622
square foot retail building located on 1.65 acre pad site in
Harmony Market Shopping Center. The site is located just west of
1ST Bank. The zoning is R-P, Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
A single building containing multiple retail shops on a pad site
contributes to the variety of goods and services expected for a
Community/Regional Shopping Center. The P.U.D., therefore,
complies with the Oak -Cottonwood Farm O.D.P. The P.U.D. satisfies
both the All Development Criteria and the Business Service Uses
Point Chart of the L.D.G.S. The use of complementary materials
and reduced scale of the structure is compatible with both the
center and surrounding area. The project is feasible from a
transportation 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, loth Filing, Lee's Cyclery - Preliminary and
Final, #54-87AC
October 24, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: R-L-P; Existing Residential (Whalers Cove at the Landings)
S: R-P; Existing Retail (Builders Square and Steele's)
E: R-P; Existing Bank (1ST Bank)
W: R-P; Approved Restaurant (Golden Corral)
The P.U.D. is a pad site within the 50 acre Harmony Market
Community/Regional Shopping Center being a part of the 272 acre
Oak -Cottonwood Farm Overall Development Plan, both approved in
1989. Recent pad site approvals in the immediate vicinity include
Golden Corral restaurant, Tyco Oil gas and convenience store,
Outback Steakhouse restaurant, and Red Robin restaurant.
Commercial and retail development within Harmony Market P.U.D. has
been exempted from the six month moratorium on commercial
development within the Harmony Corridor.
2. Land Use•
As mentioned, the Harmony Market P.U.D. was approved as a
Community/Regional Shopping Center within the Oak -Cottonwood Farm
O.D.P. A Community/Regional Shopping Center is anticipated to
include a cluster of retail and service establishments designed to
serve consumer demands from the community as a whole or larger
areas. Such a center includes department stores and associated
support shops which provide a variety of shopping goods as well as
a variety of services. A free-standing retail shop is considered
to be in conformance with the Community/Regional Shopping Center
within Oak -Cottonwood Farm O.D.P.
The P.U.D. 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 absolute criterion by gaining primary vehicular
access from a street other than South College Avenue.
On the variable criteria, the P.U.D. achieves a score of 60% which
exceeds the required minimum score of 50%. Points were awarded for
the following:
b. Being located outside the "South College Avenue
Corridor."
C. Being part of a planned center.
Harmony Market PUD, loth Filing, Lee's Cyclery - Preliminary and
Final, #54-87AC
October 24, 1994 P & Z Meeting
Page 3
f. Having direct vehicular and pedestrian access between on -
site parking areas and adjacent existing or future off -
site parking areas which contain ten or more spaces.
h. Having at least one -sixth of its property boundary
contiguous to existing urban development.
As a retail shop on a pad site in a shopping center, Harmony Market
loth Filing P.U.D. is supported by the performance on the Business
Services Point Chart of the L.D.G.S.
3. Neighborhood Compatibility:
A neighborhood meeting was held on May 26, 1994 in conjunction with
other pad site development within Harmony Market P.U.D. The
proposed P.U.D., along with the other pad sites, are considered to
fulfill the anticipated role of reducing the scale of the three
large anchor tenants and helping to blend the commercial center
with the residential neighborhoods to the north. Further, the pad
sites are expected to cater more to neighborhood needs than to the
needs of the larger community. Staff, therefore, finds the P.U.D.
to be compatible with the surrounding area.
4. Design:
The building will be constructed out of a combination of brick and
split -face concrete block. The roof will feature gable accents to
continue the established architectural theme for the center. All
four elevations will feature a standing seam metal canopy below the
roof line. Both the gables and roof canopies will be forest green
in color to complement the accent color at Outback Steakhouse,
located two pads to the west.
Other design elements include a pedestrian plaza by the south
entrances and a bike path connection from the parking to the
perimeter sidewalk located within the 80 foot setback along Harmony
Road.
5. Transportation:
An updated traffic study was completed in July of 1994 which
analyzed the various pad sites as well as the Steele's expansion.
These included Golden Corral, Tyco Oil, Outback Steakhouse, and Red
Robin. The traffic generated by these uses is found to be in
conformance with the original assumptions of the earlier traffic
studies for Harmony Market Shopping Center.
•
Harmony Market PUD, loth Filing, Lee's Cyclery - Preliminary and
Final, #54-87AC
October 24, 1994 P & Z Meeting
Page 4
6. Findings of Fact/Conclusions:
In evaluating the request for Harmony Market loth Filing,
Preliminary and Final P.U.D. (Lee's Cyclery & Outpost/Sunsport),
Staff makes the following findings of fact:
A. The proposed retail shops comply with the Oak -Cottonwood Farm
Overall Development Plan.
B. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S.
C. The P.U.D. is supported by the performance on the Business
Service Uses Point Chart of the L.D.G.S.
D. The P.U.D. is feasible from a traffic engineering standpoint
and complies with transportation policies.
RECOMMENDATION:
Staff recommends approval of Harmony Market loth Filing,
Preliminary and Final P.U.D., (Lee 's Cyclery and Outpost/ Sunsport),
#54-87AC, 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 (December 12, 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
Harmony Market PUD, 10th Filing, Lee's Cyclery - Preliminary and
Final, #54-87AC
October 24, 1994 P & Z Meeting
Page 5
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
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.
Vicini Ma �
HARMONY MARKET PUD, 10th Filing 4�
Preliminary &Final- North
Project Number: 54-87AC
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PLANNM AND ZONM
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GENERAL NOTES
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P.U.D. 10th Filing
PROJ.•VARY•
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SOUTH ELEVATION
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EAST ELEVATION
NORTH ELEVATION
WEST ELEVATION
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P.U.D. 10th Filing ELEVATIONS
FORT COLLINS COLORADO
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Harmony Market P.U.D. 10th Filing
Planning Objectives
The 10th Filing for the Harmony Market development consists of a building containing a
mix of uses. The larger retail portions will be shared by Lee's Cyclery and Outpost
Sunsport sporting goods. Two smaller spaces will be leased to either another retail user
or a potential restaurant.
The building contains a total of 20,000 sq. ft., including a shared common area and
basement.
The architectural features include synthetic stucco walls with a masonry base, accent
roofing, and a cantilevered canopy. A courtyard area at the front includes bicycle
parking, pedestrian space, and landscape planters.
Pedestrian connections are provided throughout the site, including an 8' extension of the
existing Harmony Corridor path.
Overall, this pad site is compatible with surrounding development in architectural
character, design, and landscaping.
I r KT. IgP LCE '_C' /'_We i_r& V t- n r/ -fin o's- / P /, wl [• /iiT P. .
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the chterio
be satisfied?
If no, please explain
E a
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
✓
1.3 Wildlife Habitat
/
1.4 Mineral Deposit
I
/
1.5 Ecologically Sensitive Areas
reserved
reserved
Te Lands of Aericulturai Importance
1.7 Enerav Conservation
✓ ✓
I
1.8 Air Qualitv
✓ ✓ I
✓
1.9 Water Quality
I ✓ I ✓
1.10 Sewace and Wastes
✓ I ✓ I
✓
1.11 Water Conservation✓
(�I
✓
1.12 Residential Densit
✓
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI
2. 1 Vehicular, Pedestrian, Bike Transportation
✓ ✓
I
✓
2.2 Buildino Placement and Orientation
✓I
I ✓
2.3 Natural Features
I I
✓
2.4 Vehicular Circulation and Parking
J
2.5 Emergency Access _
I ✓ I
✓
2.e Pedestrian Circulation
Iv I
r I
I✓
I
2.7 Architecture I
✓
,/
2.8 Building Height and Views I
I
I
✓
2.9 Shading
✓ I
I
I
✓
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
✓
2.13 Landscape
2.14 Sicns
,/ I
✓ I
✓
2.15 Site Lighting
2.1 e Noise and Vibration
I
✓
2.17 Glare or Heat
I
✓
2.18 Hazardous Materials
✓
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
✓ ✓
`/
3.2 Design Standards
3.3 Water Hazards
J
3.4 Geologic Hazards
I
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised ch 1994
-61- /�"U2�_
•
•
H,411`e M ON Y MAetE T /6
LCZ,S � OVTPos r/jVrVSPOAT
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
�]Xj
2
0
2
—
—
b. South College Corridor
Ix
2Q
0
4
$
8
c. Part of Center
O
X
0
3
6
6
d. Two Acres or More
X
2
a
3
Q
6
e. Mixed -Use
X
X
2
0
3
Q
6
f. Joint Parking
1
2
0
3
(0
(0
g. Energy Conservation
()X
1
1
1 2
3
4
0
2
8
h. Contiguity
X
1XIP
0
5
10
i. Historic Preservation
1
2
0
2
_
_
J.
1
2
0
k.
1
2
0
l
1
2
0
Totals 3 C) SO
v v
Percentage Earned of Maximum Applicable Points V/VI = VII GC) %
vi;
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-