HomeMy WebLinkAboutHARMONY MARKET PUD, 11TH FILING - FINAL - 54-87AF - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT
PROJECT: Harmony Market 11th Filing, Final P.U.D., #54-87AF
APPLICANT: Harmony Market Investors
c/o Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Harmony Market Investors
5008 Bluestein Court
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Final P.U.D. for a 22,000 square feet retail building on 3.3 acres located in
the Harmony Market Shopping Center between Steele's Market and Builders Square. The
Harmony Market Shopping Center is located south of Harmony Road, between Lemay Avenue
and Boardwalk Drive with Oak Ridge Drive forming the southern boundary. The property is
zoned R-P, Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
A retail building contributes to the variety of goods and services expected for a
community/regional shopping center. The P.U.D. complies with the Oak -Cottonwood Farm
Overall Development Plan and the Harmony Market Preliminary P.U.D. The request satisfies
the All Development Criteria and the Business Service Uses Point Chart of the L.D.G.S. The use
of similar building materials and colors as found in the center promotes compatibility with the
surrounding area. The P.U.D. 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, 1 lth filing, Final P.U.D., #54-87AF
August 21, 1995 P & Z Meeting
Page 2
COMMENTS
1. Back rg ound:
The surrounding zoning and land uses are as follows:
N: R-P; Existing Restaurant and Retail (Golden Corral and Lee's/Outpost)
S: R-P; Existing Church and Private School
E: R-P; Existing Grocery Store (Steele's Market)
W: R-P; Existing Retail (Builders Square)
The Harmony Market Shopping Center was approved in 1989 as a 50 acre community/regional
shopping center. This shopping center is part of the 272 acre Oak -Cottonwood Farm Overall
Development Plan.
Recent approvals within Harmony Market include Lee's Cyclery/Outpost Sunsport (retail),
Outback Steakhouse (restaurant), Golden Corral (restaurant), Red Robin (restaurant), and Tyco
Oil (gas and convenience). After the 11th filing, the only remaining vacant ground is a pad site
between Red Robin and Outback Steakhouse.
The 11 th filing is the last remaining "in -line" retail space within the center. Located between
Builders Square and Steele's, this site will complete the section of the center devoted to the
larger retail buildings.
2. Land Use:
As a community/regional shopping center, Harmony Market is expected to serve consumer
demands from the community as a whole or larger areas. According to the L.D.G.S., such a
center includes department stores and associated support shops which provide a variety of
services. The request for a 22,000 square foot retail building is considered to be in conformance
with the community/regional shopping center.
The P.U.D. was evaluated by the absolute and variable criteria of the Business Service Uses
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 72% which exceeds the required
minimum score of 50%. Points were awarded for the following:
b. Being located outside the "South College Avenue Corridor."
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Harmony Market, llth filing, Final P.U.D., #54-87AF
August 21, 1995 P & Z Meeting
Page 3
C. Being part of a planned center.
d. Being located on more than two acres of land.
f. Having direct vehicular and pedestrian access between on -site parking areas and
adjacent existing offsite 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 building within a shopping center, Harmony Market 11 th Filing, is supported by the
performance on the Business Service Uses Point Chart of the L.D.G.S.
3. Neighborhood Compatibility.
No neighborhood meeting was held for this P.U.D. An additional 22,000 square feet of retail in
a community/regional shopping center is considered an appropriate land use that is compatible
with the surrounding area. The nearest neighborhoods are Miramont, Oak Ridge, and Fairway
Estates which are separated from the P.U.D. by intervening commercial land uses.
4. Design:
The building will use compatible materials and color as found on Builders Square and Steele's
Market. The base will be a split -face concrete block which supports a series of brick columns.
The metal canopy over the arcade will be a deep -red to match the center. Synthetic stucco, beige
in color, will be the material above the metal canopy. The building will be 26 feet in maximum
height with a varied roof line for added interest. The triangular gable features are repeated to
match the balance of the center.
5. Transportation:
An updated traffic study was submitted in conjunction with this P.U.D. A total of 28,500 square
feet was used to calculate trip generation due to the potential for future expansion. The traffic
study concludes that the proposed P.U.D., with potential expansion, is within the specifications
of the original P.U.D. traffic study. The P.U.D. is feasible from a transportation standpoint and
meets the transportation policies.
6. Findings of Fact/Conclusions:
In evaluating the request for Harmony Market 11 th Filing, Final P.U.D., (retail building), Staff
makes the following findings of fact:
Harmony Market, 1 lth fling, Final P.U.D., #54-87AF
August 21, 1995 P & Z Meeting
Page 4
A. The proposed retail building complies with the Oak -Cottonwood Farm Overall
Development Plan and Harmony Market Preliminary P.U.D.
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 the City's
transportation policies.
RECOMMENDATION:
Staff recommends approval of Harmony Market 1 lth Filing, Final P.U.D., (retail building) #54-
87-AF, 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
(October 23, 1995) 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 or the City staff, 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. 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,
as necessary, extend the term of this condition until the date such decision is made).
If this condition is not met within the time established herin (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
Harmony Market, 1 lth filing, Final P.U.D., #54-87AF
August 21, 1995 P & Z Meeting
Page 5
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 Il, 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 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 "final decision"
shall be counted from the date of the Board's decision resolving such dispute.
Q-71IF: HARMONY MARKET PUG
VICINITY MAP
54-87AF
11th Filing
HARMONY MARKET PU D
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OWNER'S CERTIFICATION
LEGAL DESCRIPTION VICINITY MAP
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GENERAL NOTES
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PLANTING NOTES
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HARMONY MARKET P.U.D.,
11 TH FILING
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ACTIVITY:
Business Service Uses
DEFINITION:
/ 1 71 PL 6. �'iNAL
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health
clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA:
Each of the following applicable criteria must be answered "yes" and implemented within the
development plan.
Yet/ No N/A
1. Does the project gain its primary vehicular access from a street other than V ❑
South College Avenue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF l ❑
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,0001 square feet GLA or
with less than twenty-five [25] employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c. Is the project contiguous to and functionally a part of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
R
Business Service Uses (continued)
h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing
urban development?
i. If the site contains a building or place in which a historic event occurred, has special public value
because of notable architecture, or is of cultural significance, does the project fulfill the following
criteria?
1. Prevent creation of influences adverse to its preservation;
2. Assure that new structures and uses will be in keeping with the character of the building or
place. Imitation of period styles should be avoided; and
3. Propose adaptive use of the building or place that will lead to its continuance, conservation,
and improvement in an appropriate manner while respecting the integrity of the
neighborhood.
Land Development Guidance System for Planned Unit ueveiopments
The City of Fort Collins, Colorado, Revised March 1994
-72-
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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
0)(
X
2
0
2
_
-
b. South College Corridor
X
X
2
0
4
8
c. Part of Center
X
(�)
0
3
6
d. Two Acres or More
X
X
2
0
3
(0
6
e. Mixed -Use
X
X
2
0
3
,(j
6
f. Joint Parking
1
2
0
3
n
;fi1"
g. Energy Conservation
0
1
1 2
3
4
2
8
h. Contiguity
X
X
2
0
5
10
i. Historic Preservation
1
2
0
2
`-
j.
1
2
0
k.
1
2
0
I.
1
2
0
Totals"
v vi
Percentage Earned of Maximum Applicable Points V/VI = VII ;c %
vil
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
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MEMORANDUM
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To: Frank Vaught, Vaught*Frye Architects
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Eric Bracke, Fort Collins Transportation Division
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Fort Collins Planning Department
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From: Matt Delich
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Date: June 19, 1995
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Subject: Harmony Market, llth Filing traffic study
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(File: 9567MEM1)
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The Harmony Market, llth Filing is a proposed retail
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on the west side of the Steele's Market store in the
Harmony Market Shopping Center in Fort Collins, Colorado.
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Figure 1 shows the site plan of the area. The proposed
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building is expected to be comprised of one or more retail
users that are typical in retail centers such as Harmony
Market. The proposed building will be 21,000 square feet with
a further potential expansion of 7,500 square feet. The
"footprint" of the building is within the approved building
area included in the "Harmony Market Site Access Study," March
1989, and various traffic study updates over the past few
years.
Table 1 shows the trip generation for a 28,500 square
foot retail store using Trip Generation, 5th Edition, ITE,
Code 820. Table 2 shows the trip generation for this building
as depicted in the original plan, using Trip Generation, 5th
and 4th Editions. The 4th Edition was used in the original
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study. The trip generation for this building changes based
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on size and the source reference for trip generation.
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However, the absolute difference between the various tables
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for this use is negligible.
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It is concluded that the proposed retail store in the
Harmony Market, lith Filing is in substantial compliance with
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the 1989 site access study and subsequent amendments to that
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study.
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Table 1
Trip Generation
Harmony Market, 11th Filing
Daily A.M.
Peak
P.M.
Peak
Land Use Trips Trips
Trips
Trips
Trips
in
out
in
out
Retail Store - 28.5 KSF 1335 19
11
63
63
Table 2
Trip Generation
Original Harmony Market Plan
Daily A.M. Peak P.M. Peak
Land Use Trips Trips Trips Trips Trips
in out in out
Trip Generation, 5th Edition
Retail Store - 30 KSF 1400 20 11 66 66
Trip Generation, 4th Edition
Retail Store - 30 KSF 1490 9 6 57 57