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HomeMy WebLinkAboutHARMONY MARKET PUD, SAM'S CLUB EXPANSION - MAJOR AMENDMENT - 54-87AH - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 2/19/04 STAFF Ted Shepard — City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Sam's Club Expansion, Major Amendment, #54-87-AH APPLICANT: Sam's Club 18-6633 and Wal-Mart Stores, Inc. C/o Kimley — Horn and Associates, Inc. 950 Seventeenth Street, Suite 1050 Denver, CO 80202 OWNER: Benenson Boardwalk Ft. Collins CO., LLC C/o Wal-Mart Stores, Inc. 1301 SE 10th Street Bentonville, AR 72716 Fort Collins Warehouse Liquors 4700 Boardwalk Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to expand the existing 99,810 square foot Sam's Club membership retail store by adding 30,573 square feet along the west side and a portion of the north side of the building. In addition, to accommodate the expansion, the parking lot on the west side of the building will be re -configured including shifting the north -south access drive and the curb cut on Oak Ridge Drive further west. Significant architectural changes are proposed for the north and west elevations. The primary purpose for the expansion is to add a tire mounting operation, consisting of four mechanical bays, along the west elevation. Finally, the separately -owned interior liquor store will be given a new individual exterior entrance. The site is 11.95 acres, located at the northeast corner of Boardwalk Drive and Oak Ridge Drive and zoned H- C, Harmony Corridor. RECOMMENDATION: Approval. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 2 EXECUTIVE SUMMARY: The parcel is Filing One of the Harmony Market regional shopping center which precedes the adoption of the Harmony Corridor Plan. The land use, large retail establishment, is permitted in the Harmony Corridor zone district. The Major Amendment satisfies the applicable General Development Standards to the maximum extent feasible. A neighborhood meeting was held on November 17, 2003. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: H-C; Existing Standard Restaurant (Red Robin) S: M-M-N; Existing Multi -Family (Oak Hill Apartments) E: H-C; Existing Large Retail Establishment (Kohl's Department Store) W: H-c; Existing Office Complex Key approvals are as follows: • The site was annexed as part of the larger Keenland Annexation in June of 1980. • The 271-acre Oak -Cottonwood Farm Master Plan was approved in October 1987. • The Master Plan was amended in April of 1989. • The Preliminary and Final P.U.D. for Harmony Market First Filing (Pace Warehouse) were approved in April of 1989. • City Council upheld an appeal of the Preliminary and Final P.U.D. in May of 1989. • Pace Warehouse converted to Sam's Club in the early-1990's. • Twelve filings have been approved in the Harmony Market shopping center since 1989. There are no remaining vacant sites within the center. • • Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 3 2. Summary of the Proposed Changes: The changes to the approved plan are as follows: • There will be a change in square footage from 99,810 to 130,383 for an increase of 30,573 square feet. • The west parking lot will be re -configured and re -constructed. • The north entrance will be shifted to the west closer to the corner and feature a prominent architectural feature. • A new entrance on the west elevation will be provided for the separately - owned liquor store. • The curb cut on Oak Ridge Drive will shift to the west. • The loading dock screen wall along Oakridge Drive will be extended. • There will be significant architectural changes on the north and west elevations. • The existing four automotive mechanical bays will deleted from the north elevation and shifted over to the west elevation. One of these bays will be oversized to accommodate high profile and recreational vehicles. • The north parking lot will receive a new two-inch asphalt overlay. • There will be a decrease in the number of parking spaces from 655 spaces to 557 for a net loss of 98 spaces. • Fifteen existing trees will be lost and replaced with 19 new trees. Sixty trees will be transplanted and temporarily placed in an off -site nursery during construction and then replaced back on -site. (See table under Section 3.2.1(F) - Tree Protection and Replacement.) • Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 4 3. Land Use: A. Harmony Corridor Plan The approval of the original plan preceded the adoption of the Harmony Corridor Plan it 1991. The Harmony Corridor Plan was amended in 1995 and designated the Harmony Market shopping center as a "Mixed Use Activity Center" and "Existing Regional Shopping Center." A regional shopping center is defined by the Plan as including retail, service, general merchandise, full -line department stores, discount department stores and warehouse clubs. (The 2003 Harmony Corridor Amendment for the Lifestyle Shopping Center did not affect the subject parcel.) B. Article Four — Harmony Corridor Zone District Regional shopping centers, as defined and described in the Harmony Corridor Plan, are permitted in the H-C zone, subject to review by the Planning and Zoning Board. C. Major Amendment The proposed changes to the approved plan represent a sufficient change of character to be considered a major amendment. As such, the Major Amendment is required to be processed in accordance with how the land use is categorized in Article Four. Since a regional shopping center is a Type Two permitted land use, the Major Amendment shall also be processed as a Type Two request. 4. Compliance with Applicable Harmony Corridor and Article Four Standards: The standards of the Harmony Corridor Plan are adopted by reference in Article Four of the Land Use Code. It is important to note that since the project was approved and developed prior to adoption of the Harmony Corridor Plan, the Major Amendment, only to the maximum extent feasible, shall comply with the applicable standards. Compliance with the applicable standards are as follows: A. With the proposed amendment, the shopping center continues to comply with the scale and character requirements for a regional shopping center. B. The proposed amendment does not effect the 80-foot landscaped setback and eight -foot wide meandering walk along Harmony Road. Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 5 C. The north and west elevations will be significantly enhanced. The rear elevation on the south is slightly enhanced but only to the extent that the articulation features along the west elevation wrap around the corner. D. There is a decrease in the number of parking spaces and the parking lot remains buffered from Harmony Road. E. The existing screen wall that blocks the service area along the south is extended by 50 feet to provide additional buffer along Oak Ridge Drive. 5. Compliance with Applicable Article Three General Development Standards: The Major Amendment complies with the applicable General Development standards as follows: A. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping There are no changes along Harmony Road. Along Boardwalk, there will be a net increase of two trees between the parking lot and sidewalk. B. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping After reconstruction of the west parking lot and a new two-inch asphalt overlay of the north parking lot, there will be in excess of 10% interior landscaping in the form of islands which exceed the required minimum for lots with more than 100 spaces. C. Section 3.2.1(E)(5)(d) — Walkways and Driveways There are presently three connecting walkways through the two parking fields. There will continue to be three walkways, but the walkway connecting to Boardwalk will be shifted south to directly align with the store entrances. Walkways and driveways are flanked by the appropriate number of shade trees. D. Section 3.2.1(E)(6) - Screening The loading zone is located on the east one-half of the south elevation. This area is presently partially obscured by an eight -foot high screen wall. This wall be will be extended east by 50 feet to improve the screening along Oak Ridge Drive. 0 Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 6 E. Section 3.2.1(F) — Tree Protection and Replacement The following table illustrates those trees that are to be removed, transplanted and new additions. Tree Schedule Removal Transplant & Replace New Deciduous 7 52 7 Evergreen 8 4 8 Ornamental 0 4 4 Total 15 60 19 As can be seen by the table, most of the trees will be temporarily stored off -site in a nursery while construction ensues. After construction, these trees will be brought back on -site thus preserving the maturing gained over the years. Fifteen new trees will replace the ones to be removed. These trees will be oversized in accordance with the standard as mitigation. In addition, four new ornamental trees will be planted. F. Section 3.2.2(B) — Access Circulation and Parking The sidewalk circulation system provides for a direct connection from Boardwalk and Oakridge to the north and west -facing entrances. As mentioned, there are three primary interior sidewalks that traverse the two parking fields. All three are eight feet wide to accommodate both bicycles and pedestrians. G. Section 3.2.2(C)(5)(a and b) — Walkways and Street Crossings The front parking field walkway is designed to connect Sam's Club to the pad buildings along Harmony Road. The west parking field walkway is designed to connect the public sidewalk on Boardwalk to the building entrances. The third walkway along the west elevation is designed to connect the residential area to the south to the building entrances. These walks provide connections between Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 7 logic points of origin and destination. Finally, the east -west walk in front of the main entrance ties directly to the entrance for Kohl's Department Store. H. Section 3.2.2(E)(6) — Parking Lot Size/Scale The parking lot is divided into seven modules. The largest module contains 126 parking spaces which is below the 200 allowable maximum. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces There is a decrease of 98 parking spaces. This results in a change from 6.56 to 4.27 spaces per 1,000 square feet which is below the 5.00 allowable maximum. J. Section 3.2.4 — Site Lighting Parking lot lighting is designed to match the existing center. All pole fixtures will feature down -directional and sharp cut-off fixtures. There are no foot-candles that exceed the maximum allowed. In particular, there is no lighting behind the store in the area of the stormwater detention pond. This eliminates the impact on Oak Hill Apartments. K. Section 3.5.4 — Large Retail Establishments It is important to note that the original building was approved prior to adoption of the standards and guidelines for large retail establishments. For the two elevations that are changing (north and west), there will be significant architectural upgrades to bring these two sides into compliance with the current big box standards. (The remaining two sides are not changing (south and east) and the total new square footage is less than 50% of total which is the threshold for bringing the entire structure into compliance.) The following improvements will be added to the building: A new entrance is added to the west elevation. The north fagade will feature a prominent entry feature that punctuates the existing flat roofline with a pitched roof. A column -supported metal trellis is added to both north and west elevations providing for a 12-foot deep pedestrian arcade. Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 8 • In addition to the new main entry feature, three additional projecting modules will be added to the north fagade. One of these modules will include a pitched roof to balance the new entry feature. • Two new wall -projecting modules are added to the west elevation. One of these includes a pitched roof to match the new main entrance. • Two colors are introduced to distinguish the base from the remaining building field. • There are no uninterrupted portions of the north and west facades that do not feature articulation and material and textural change for both horizontal and vertical relief. • Benches and bicycle racks are added. • The rear (south) elevation is being improved but only to the extent that the west elevation features are wrapped around the corner. • As mentioned, screening is improved by the extension of the screen wall. L. Section 3.6.4 — Transportation Level of Service Requirements The Major Amendment adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual for all modes. The Transportation Impact Study identifies the potential for improving both north and south legs of Boardwalk Drive at Harmony Road with double left turn lanes. This improvement is being facilitated by the City in conjunction with the pending development of a bank at the northeast corner of the intersection. In the short term, this improvement may be accomplished by striping. In the long term (2020), additional right-of-way may need to be acquired. This future potential improvement is due only to the growth in background traffic and not the new trip generation associated with the Sam's Club expansion. 6. Neighborhood Compatibility: A neighborhood information was held on November 17, 2003. Minutes to this meeting are attached. In general, there was a level of acceptance for the proposal. For the Sam's Club Expansion, Major Amendment - #54-87AH February 19, 2004 P&Z Meeting Page 9 business owners within the center, there was a concern about general upkeep of the property, sufficient irrigation of the remote landscape areas, and maintenance of overall landscaping. For residents of Miramont, there was a concern about the introduction of mechanical bays along Boardwalk Drive. In response, the business owners' association will take the lead in working with the Sam's Club store manager to improve maintenance and irrigation concerns. In response to residents of Miramont, the sound of the pneumatic lug nut wrenches will be mitigated by distance and landscaping. The nearest multi -family apartment is 205 feet and the nearest single family detached dwelling is 560 feet from the closest mechanical bay. 7. Findings of Fact/Conclusion: In evaluating the request for Sam's Club Expansion, Major Amendment, Staff makes the following findings of fact: A. The Major Amendment involves a series of changes to expand the building, re- configure the west parking field and add architectural features. As such, the request is considered a change in character. B. Since the original plan was approved prior to adoption of the Land Use Code and since the building and site improvements are existing, the full compliance with the standards of Articles Three and Four is required only to the maximum extent feasible. C. The land use, large retail establishment, is permitted as a component of a regional shopping center (Harmony Market) within the Harmony Corridor zone district. D. The Major Amendment complies with the applicable General Development Standards of Article Three to the maximum extent feasible. E. A neighborhood information meeting was held on November 17, 2003. RECOMMENDATION: Staff recommends approval of Sam's Club Major Amendment, #54-87AH. • • lip let k 1 �.. igx ' • A 40 +�-7/ra 9� s �a Proposed Expansion z- to j kIsK OAKRIDGE DR, r tit'OK fir _ p r.. xSEM ca0A ��� A � �'��``` a p !� �, .. � •„ � _ _� <,,% , BLUES w • �'' � r r � , � '�' n � a �,' �' #54-87AH Harmony Market PUD 2/3/04 N Sam's Club Expansion Major Amendment Jk Pon Y 1 �Y IW OAKRIDGE DR #54-87AH Harmony Market PUD Sam's Club Expansion Major Amendment ril 2/3/04 N #54-87AH Harmony Market PUD Sam's Club Expansion Major Amendment 2/3/04 i1 7 aan � .. ..... .....v:� ,..:.. --- t i... ! 2 ® 82 4, C) i -� K .. < .1 , ..... . .' wwAM W RMi i �'B I'! IlIIIIIII V I amp. re % ns � I' i ✓ 41L xu. 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CI � _ - e.rwa.b+a war e• oaiK psf k 4+ Iv:r s.dOWefose.�ya�uw,w fNrir •);+w u� .N+« _ wµw� q �w w.w Yr.R.�r�Pn eexra)a�su. ePre.ru )«I:w�im n0 y»sV"i`irea UY•4<w '. �� aw Mbwf i•If rotavllned ewFn+ '> Z pl=n s..w•s - FLAG NOTES: .. •t:e�(Ivut>.Iun Now '- �� YlRN1Y I Imu VC I HIL3: MWIM a fi � ,r 4,"7 ear wz oru � pi ` DEC PUCY+$ TFEb P6N1. RY+ � D3�• .^.4�RFIBJUB TFEE PL 4TIYi � "F>�.:h "n, Gi''ie ln� l a*aw �xa u*.r W!« YAfF.R nNYNAaa M.ar1 RR fvrr.a....«eeg In>.avaard wry Trxe+nTe To tw ram e41ae e[D: +rl. r W> GKRT`OY YRm a111ap lMmi A63aV RRRG:TED ttiLPi .NYC M'4� 6P� RF I vehg daub: pal Wampw2l PLANT SCHEDULE: --- ,. z y_ OTECTION NOTES: ca i+�Ia w+ara w e:.i. ~.roi.. r v�«sr b wawwy +w an x wrrw`_'o_s y 7 m _ �aM .u.ry�«on. rvwro Pur«M wn�cM1wi ++ .. :vA. oobc..w awr:rwn JlC arro eays«R of .. .. .�.�..��..`.•. ..�._�.•.�.��_ .... a u( N bLj L1.t V-3 C)AKRIDGEDRiVF, 7JO LA05CAF-E .0 LI.2 91H =103 SIN 1: ;,M; 12 Upgaz'-p 1� FRONT PERSPECTIVE FRONTELEVATION I b l%1ANGE PA MI. ERIS 'III Y ' E I r S PAMI' 1 i ` I,—, $fUTfACE.yM U.Pu47. Ell fAMT ,SrA4OHOffNi METH RDOF TIEI 113 ACK 0 Fort Collins, CO T3.17U 0 � �m SAMS CLUB PROPERTY OWNER'S INFORMATION Wal-Mart Stores Inc. 1301 SE I01h Street Bentonville, AR 72716-0555 Benenson Boardwalk Ft. Collins CO, LLC C/O Wal-Mart Stores, Inc. 1301 SE 10`h Street Bentonville, AR 72716-0555 Ft Collins Warehouse Liquors 4700 Boardwalk Drive Fort Collins, CO 80525 • 40 November 5, 2003 Mr. Ted Shepard City of Fort Collins Community Planning and Environmental Services Current Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522-0580 970 221-6750 RE: Sam's Club, Store Number 6633-01 SamsExp, Fort Collins, CO Mr. Shepard: On behalf of Wal-Mart Stores Inc., we are pleased to submit the Major Amendment for the above referenced store. As you are aware, Wal-Mart Stores Inc. is proposing an expansion to their current Sam's Club No. 6633-01 at the northeast corner of Boardwalk Drive and Oakridge Drive in the Harmony Market Shopping Center. The existing store was originally designed and constructed as a Pace Warehouse, which was later acquired by Wal-Mart Stores Inc. and is now operated as a Sam's Club. At the time of the acquisition, Wal-Mart made some minor alterations to the store such that it could function as they needed it to. The proposed expansion would consist of approximately 30,000 sf to the west side of the building and a complete renovation inside the store. The prominent entry and vestibule will be moved to the northwest corner of the store and the Tire Mounting Area (TMA) will be moved to the southwest corner. All of the interior coolers and freezers will be replaced. A snack bar and enhanced food preparation area will also be added. The entire interior sales area will be rearranged such that it looks and functions like all other Sam's Clubs. The exterior of the building will be enhanced and will be consistent with the City's current codes and requirements. The site improvements will be minimal and will only consist of improvements needed to support the expansion. The front parking area will largely remain unchanged. The improvements currently planned consist of Pavement overlay which will increase the total pavement section by 2 inches to better support the traffic loads it is currently experiencing. Several of the curbs in front of the store are cracked, primarily due to vehicles hitting them. All of the curbs will be removed and raised to accommodate the new asphalt elevation. There are also some areas where drainage has not worked as planned which will be replaced and regraded. On the west side of the store where the building expansion will take place, the parking lot will be reconfigured such that the drive aisles are parallel with the building instead of perpendicular. The landscape islands will also be rearranged. The expansion will take place over what is currently paved impervious area with the exception of the foundation planter which is also being relocated. Therefore, there will be no loss in the pervious area of the site. The parking lot lighting has also been evaluated and redesigned to be consist with Wal-Mart's criteria as well as the City of Fort Collins. The entrance drive onto Oakridge Drive is being moved to the west to accommodate the building expansion. A new water connection is being proposed to the watermain in Oakridge drive. On -site utilities are being relocated to serve the new building layout. The most intense of these relocations will be the gravity sanitary line which is currently located under the proposed building expansion. Off -site improvements will consist of improvements at the intersection of Harmony and Boardwalk and the northernmost entrance on Boardwalk. The southbound left turn lane to the northernmost driveway will be lengthened to accommodate more storage of vehicles. The improvements at the intersection will be coordinated with the City and two banks at the intersection. The Main Street bank which is proposed at the northeast corner of the intersection will be reconfiguring the lanes on the north side of the intersection to accommodate two left turn lanes. The same will occur on the south side of the intersection. DMW Civil Engineers, the engineers for the bank, will be designing the intersection improvements. The improvements will be submitted with their site plan which should be received in November. The improvements will be funded and constructed through an agreement between the City, Wal-Mart and the two banks. Sam's Club Expansion Fort Collins, Colorado • Owner: Wal-Mart Stores Inc. • Engineer: Kirnley-Horn and Associates, Inc., Kevin Roberson, P.E. 303-228-2300 • Architect: Theodore J. Schwink Phil Craddock, Designer • Sam's Club Expansion Fort Collins, Colorado • Existing floor area = 98,810 sf • • Proposed floor area = 130,383 sf • Expansion to west side of building • West parking lot area will be reconfigured. North parking area will receive asphalt overlay 0 • Landscaping will be preserved and/or relocated Sam's Club Expansion Fort Collins, Colorado • Will include exterior architectural enhancements • The interior will be enhanced to update check out aisles, sales area, food prep areas, etc., to provide a consistent layout with other Sam's Clubs • • 0 NEIGHBORHOOD MEETING MINUTES PROJECT: Sam's Club Expansion DATE: November 17, 2003 APPLICANT: Wal-Mart Stores Inc c/o Mr. Kevin Roberson, Kimley — Horn and Associates CONSULTANTS: Troy Kelts, Kimley — Horn and Associates Curtis Rowe, Kimley — Horn and Associates Phil Craddock, Theodore Schwink and Associates CITY PLANNER: Ted Shepard The meeting began with a description of the proposed project. The existing building contains 98,810 square feet, including the liquor store. The proposal would be to add square footage on west elevation to bring the new total up to 130,383 square feet. The west side of the building would feature the "tire mounting area" with four auto bays. In addition, the west parking lot area would be reconfigured. The curb cut on Oak Ridge Drive would shift to the west. The north parking lot would receive a new asphalt overlay. The exterior of the north and west elevations would be changed. All exteriors will be repainted. The interior would be re -designed to match other Sam's Clubs. There would be new wall signage. All responses are from the consulting team. QUESTIONS, CONCERNS, COMMENTS What are the hours for the tire mounting operation? A. The tire mounting and car battery sales and installation area will operate from 10:00 a.m. to 8:00 p.m. It is important to clarify that while the area will be open and operating until 8:00 p.m., no new care will be accepted for service after 6.45 p.m. 2. Does the tire mounting operation include oil and tube services like Jiffy Lube or Grease Monkey? A. No, there will be no oil and lube services. 3. Could you describe in detail the exterior changes to the building? A. The exterior building field presently consists of a combination of tilt -up concrete and (concrete block or brick). These areas will be painted a light brown. In addition, we will be constructing new fagade and articulation features to meet the City's big box standards. The new areas will be (split -face or textured) concrete block also painted light brown. 4. 1 noticed on the west elevation that the bay doors are white. Could these be painted light brown to match the primary building field? A. Yes, we can do this. 5. Light spillage is an important concern of the neighborhood. Will there be lighting changes made to the parking lot? A. Yes, the west parking lot will get new fixtures (poles and lamps) to replace what was lost with the building expansion and parking lot reconfiguration. The north parking lot will get new lamps only. We have submitted a photometric plan to the City for review as part of the proposed expansion. 6. We have noticed R.V.'s and campers parked in the west lot overnight. Will this continue? A. Overnight parking is not allowed per the City's Zoning Code. We will inform the store manager to enforce these regulations. 7. It looks like one auto bay is enlarged. Is this for R.V.'s? A. Yes, the southerly bay is designed for R.V.'s and other high profile vehicles. 8. What about along the south elevation? Will you be extending the screen wall to help hide the pallets and trailers? A. Yes, we have been asked by the City to extend the screen wall so it is more effective in screening this loading area from Oak Ridge Drive. 9. The west parking lot is attractively landscaped with the trees gaining some maturity. Will the reconfigured lot require the loss of these trees? A. We are going to try to remove and preserve the existing trees that need to be moved to allow the reconfigured parking lot. These trees will then be replanted in the new landscape islands in the west lot. This way, we do not lose any plant maturity. 2 10. What is your construction time frame? A. We would like to conclude the City's review process in March and begin work in March or April. It is critical that trees be moved while dormant. 11. Will the store remain open during construction? A. Yes. 12. How much parking will you lose during construction? A. About 100 spaces will be out of commission temporarily. 13. Did you mention that the entire parking lot would be re -surfaced with new asphalt? A. Yes, both the north and west lots will be re -surfaced. 14. 1 live in Miramont and am concerned about the noise from the pneumatic lug nut wrenches that may be going on and off all day long. This is a very high piercing sound and could travel a significant distance. This would be very disturbing to hear from my neighborhood. A. The City has a noise ordinance that that would regulate the amount of decibels as measured from the property line. We believe that the noise will be buffered by a combination of distance and the mass provided by the trees. We will check with the store managers about whether or not tire changing operations are conducted with the bay doors open or closed and get back to you. 15. If you are relying on trees as acoustic buffering, then you need to add more trees between the building and Boardwalk Drive. You should consider a dense hedge of evergreen trees for year-round screening. A. We will look at adding more evergreen trees in this area. 16. 1 am concerned about the level of maintenance of grounds and landscaping along the south elevation between the building and Oak Ridge Drive. This area has suffered from lack of proper irrigation, accumulated trash, excessive weed growth and an overall neglected general appearance. The store manager needs to be aware that this area is visible from the Miramont neighborhood and needs a higher level of care. A. We will pass this on to the store manager. 17. The business owners' association is concerned about the level of maintenance along the southwest perimeter of the Sam's Club site. We would like to have more control over this area so it receives the level of maintenance that we provide throughout the balance of the center that is not controlled by Sam's Club. We are concerned about the overall image of the shopping center and that Sam's Club is not holding up their end of the obligation. We would like to have Sam's Club participate in the owners' association so the overall maintenance and upkeep is consistent throughout the entire center. A. We acknowledge your concerns. These issues were brought to our attention at conceptual review so this is not new information. We will continue to have discussions with the store manager about these important issues. 18. Will the new paint color and new concrete block match the color of Kohl's? A. We have been in discussion with the City about this and we will try to find a closer match with Kohl's in a way that may not exactly be depicted on the renderings. 19. Will there be a separate liquor entrance? A. At this time, we are showing that there is no separate exterior entrance. Access to the liquor store is from the Sam's Club vestibule so liquor store customers do not have to actually enter the sales floor area and then find their way to the liquor store. This will be more direct than the access now. Having said this, we are still discussing a separate exterior entrance as an option. 20. Will there be outdoor seasonal sales like Wal-Mart? A. No, not to the extent of Wal-Mart but, upon occasion, there may be some merchandise displayed on the sidewalk such as plants and the like. 21. Will there be a separate liquor store wall sign? A. Yes. 22. 1 like the idea of providing double left turn lanes for both north and south Boardwalk traffic. This improvement is long overdue. I suggest that it be done as soon as possible and that it not necessarily wait until next Spring. .7 0 A. We agree. The project is being coordinated by the City and will likely proceed on a separate track. We are aware that the City would like to have the double left turn lanes operable prior to completion of the expansion. We know there are issues with obtaining the necessary right- of-way to accomplish adding the extra lane. 23. Will the interior parking lot circulation change? A. Yes, as you enter the parking lot off Boardwalk, the lanes are slightly reconfigured and turning radii is enlarged. This should make it easier to maneuver around the parking lot.