HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPS FINAL - 60 91M - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 21
MEETING DATE 6/5/95
STAFF Ted Shepard
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Tower Shoppes at Pinecone, Final P.U.D., #60-91M
APPLICANT: W.W. Reynolds Companies
c/o Cityscape Urban Design
3555 Stanford Road, Suite #105
Fort Collins, CO 80525
OWNER: Timberline Partnership
4875 Pearl East Circle
Boulder, CO 80301
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for a neighborhood shopping
center featuring a total of 99,000 square feet of commercial/retail
floor area. The center is anchored by a grocery store of 73,000
square feet. There are 22,000 square feet of support retail. Of
the three pad sites approved at Preliminary, only Pad B is being
considered for Final. Pad B is 4,000 square foot drive-thru
restaurant, with an indoor recreational component as an accessory
use. The site is 11.74 acres and is zoned b-p, Planned Business.
RECOMMENDATION: Approval with Conditions
EXECUTIVE SUMMARY:
The Final P.U.D. is in substantial compliance with the Pine Cone
O.D.P. and the Preliminary P.U.D. The P.U.D. continues to meet the
land use and locational criteria for a neighborhood service center.
Transportation issues are mitigated by offsite improvements
constructed in conjunction with the new high school. The condition
of Preliminary regarding verification of the capacity of the
stormwater detention pond has been satisfied. There are two
conditions recommended pertaining to signage and glare reduction.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
TbLJ" .PNwOore L�1-1s. _,r
Activity A: ALL DEVELOPMENT CRITERIA.
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the cntenan
applicable?
-
4 3
Will the cnterio
be satisfied?
If no, please explain
a
Yes No
Al.
COMMUNITY -WIDE CRITERIA
1.1
Solar Orientation
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I
12
Comorehensive Plan
1
1.3
Wildlife Habitat
1
1.4
Mineral Depcsit
I I I ✓
I
1..5
E-cclocically Sensitive Areas
reserved
reserved
Te Lands or Acricultural Imoertance
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1.7
Enerav Conservation
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i '✓
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1.8
Air Qualitv
1 I I
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1.9
Water Quality
.1 C
Sewace and Vvastes
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1.11
Water Conservation(
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1.12
Residential Densitv
1 1 1✓
j
1
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A 2.
NEIGHBORHOOD COMPATIBILITY CRITERIAI
1
1
2.1
Vehicular. Pedestrian. Bike Transooration
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2.2
°uiidinc P!acarnent and Orientation
I ✓ (
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I
1
2.3
Natural Features
2.4
Vehicular Circulation and Parking
2.5
Emergency Access _
I ✓ I I
✓ _�
2.6
Pedestrian Circulation
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1 I
2.7
Architecture
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✓ 1
22.8
Su iding Helcnt and Views
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1
2.9
Shading
2.10
_Solar Access
2.11
Historic Resources
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2.12
Setbacks
(V/
2.13
L_ndscace
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2.14
Sicns
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✓
[cakyoirldej
2.15
Site Lighting
1
2.16
Noise and Vibration
✓.
2.17
Glare or Heat
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Ec a a
2.18
Hazardous Materials
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
3.2
Design Standards
3.3
Water Hazards
3.4
Geologic Hazards
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Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised 1994
U5�
-61-
The Tower Shoppes at Pinecone P.U.D. -.Final, #60-91M
June 5, 1995 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: R-P; New Fort Collins High School
S: R-M-P; Vacant (Fox Meadows Business Park O.D.P.)
S: R-L-P; Single Family (Fox Meadows)
E: R-P; New Fort Collins High School (parking lot)
W: I-P; Office (Platte River Power Authority)
The parcel was included in the Timberline Second Annexation
approved in 1979. The parcel is also a part of Pine Cone O.D.P.
(170 acres) approved in April of 1992. As a reminder, the 68 acre
Fort Collins High School campus is adjacent to and surrounded by
Pine Cone O.D.P. but not technically a part of the O.D.P. Other
uses within the Pine Cone O.D.P. include single family, multi-
family, and convenience store.
Pine Cone Overall Development Plan was approved in 1992. Tower
Shoppes Preliminary P.U.D. was approved July 25, 1994.
2. Land Use•
Overall Development Plan
The northeast corner of Timberline Road and Horsetooth Road has
been identified as a neighborhood shopping center on two O.D.P.'s
since 1979. First, the Greenfield Village Master Plan (1979)
-specf-ied—a 15—acre commercial parcel. Second, the Pine—Cone—
O.D.P. (1992) designated an 11.7 acre commercial parcel. Both
plans anticipated a neighborhood service center as the appropriate
scale of commercial and retail activity at this location. The
request, therefore, complies with the approved Overall Development
Plan.
Neighborhood Service Center
It will be recalled from Preliminary that Tower Shoppes P.U.D.
satisfied both the absolute and variable .requirements of the
Neighborhood Service Center Point Chart of the L.D.G.S. for the
grocery store/support retail activity. The P.U.D. also satisfied
the absolute and variable criteria of the Auto Related and Roadside
Commercial Point Chart for the drive-thru restaurant. The uses,
therefore, comply with current.City plans and policies.
The Tower Shoppes at Pinecone P.U.D. - Final, #60-91M
June 5, 1995 P & Z Meeting
Page 3
3. Neighborhood Compatibility:
At the consideration of the Preliminary P.U.D., there was public.
testimony regarding traffic and land use concerns.
Traffic concerns were addressed by reviewing both the onsite and
offsite mitigation measures required of both .the high school and
shopping center developer. The City is presently coordinating
improvements to Timberline Road in conjunction with the new high
school and in anticipation of the shopping center. There will be
medians in both Timberline and Horsetooth Roads that will control
left turn movements. The Horsetooth Road/Arctic Fox intersection
will not be signalized causing left turn movements during peak
times to experience some delay. Fox Meadows residents, however,
will retain the ability to gain access to the arterial system via
Caribou, Arctic Fox, and Bighorn Drives.
The concern over land use was primarily aimed, at the inclusion of
fast food/drive-thru restaurants as allowable pad site development.
Testimony was given expressing concerns regarding such land uses
becoming hang-outs and the overall quality of national franchise
development.
Land use concerns were addressed by reviewing the assumptions of
the Pine Cone O.D.P. which specifically included fast food/drive-
thru restaurants in the Tower Shoppes Center. These restaurants
are appropriate to serve both the surrounding neighborhood and also
to capture the student/staff lunch crowd given Poudre R-1's open
campus philosophy. Since the nearest fast food/drive-thru
restaurant is on College Avenue two miles away (one-way), a
facility within walking distance could reduce a potential four mile
tr-ip .---- - -
The Planning and Zoning Board found that the Tower Shoppes
Preliminary . P.U.D. was compatible with the surrounding
neighborhood.
4. Design:
There are two aspects to the review of the design components of the
Tower Shoppes P.U.D. The characteristics of the grocery
store/support retail and the drive-thru restaurant are addressed
below:
A. Grocery Store Anchor/Support Retail
The anchor tenant/support retail will be combined in one building.
The building will total 95,000 square feet. As a grocery store,
The Tower Shoppes at Pinecone P.U.D. - Final, #60-91M
June 5, 1995 P & Z Meeting.
Page 4
and with less than 25,000 square feet of support retail, the
building is exempt from the standards and guidelines for large
retail establishments.
The building will feature a darker -tone brick than the high school.
This brick will be a deep reddish -brown color in order to provide
a subtle contrast to the massiveness (285,000 square feet) of the
school building. The contrast will not be dramatic. The darker
brick will allow the high school and shopping center to be within
the same color scheme and yet be distinct from each other. The
cream -colored synthetic stucco will complement the high school's
light brick.
The anchor tenant/support retail building will be one-story in
height. There will be a covered arcade, columns to match the high
school, and a tower feature. There are multiple covered entries
which feature pitched roofs and glass areas. The walks are ten
feet wide at the narrowest point to promote pedestrian travel. The
building contains varied planes and articulation that add interest
to a relatively large structure.
B. Drive-thru Restaurant
The drive-thru restaurant is a modified version of a nationally
distributed prototype. The materials and colors match the anchor
tenant/support retail building. Stylelized entries, support
columns, and sloping metal roof match the balance of the center.
The drive-thru restaurant features an indoor play area as an
accessory use. The total size of the building is 4,000 square
feet. The size of the indoor play area is approximately 1,200
square —feet. The height of the indoor play area component_is_24
feet compared to the height of the restaurant at 17 feet.
The indoor play area is dominated by three sides of two rows of
glass windows. These windows face west, north and south. Signage
is proposed on these three elevations above the second row of
windows just below the roof line. Staff is concerned about signage
and lighting on the indoor play area component.
(1.) Signage
Staff is concerned about the signage elements on the three sides of
the indoor play area component. With a prominent location along
two arterials, and with an overall height of 24 feet, Staff finds
that the signage elements are an excessive element and negatively
impact the architectural character of the structure. Tower Shoppes
P.U.D. is located within the Residential Neighborhood Sign
District. Consequently, All Development Criterion A-2.14 asks:
The Tower Shoppes at Pinecone P.U.D. - Final, #60-91M
June 5, 1995 P & Z Meeting
Page 5
"Are flushwall signs positioned to harmonize with the architectural
character of the building(s) to which they are attached, including
but not limited to any projection, relief, cornice, column, change
of building material, window or door opening? Do .flush wall signs
align with other such signs on the same building?"
Staff finds that, as proposed, the three flush wall signs on the
indoor play area component bring an unnecessary dominance to the
height of the structure. Since the indoor play area, at 24 feet,
is already prominent in relationship to the balance of the
restaurant, three flush wall signs unnecessarily accentuate this
prominence. In addition, the,relationship among the glass, wall,
and roof is abruptly marred by the introduction of flush wall
signs. The result is that the indoor play area itself is
improperly used as a signage element.
Further, such prominence would be out of sync with the limited role
of commercial development planned for the Timberline Road corridor.
With a lively mix of office (Platte River), industrial (N.C.R. and
Value Plastics), multi -family (Pine Cone Apartments), convenience
store (Schrader Oil) combined with the new high school, commercial
development is master planned to be limited to planned, compact
centers as opposed to developing in a narrow band along a linear
strip. It is Staffs interpretation that All Development Criterion
A-2.14 asks that signage be placed within. the framework of
buildings, allowing the street's mix of architecture and land uses
to dominate the streetscape, not individual advertising placed on
the upper portion of buildings.
Staff therefore, finds that the three flush wall signs on the
indoor play area do not harmonize with the architectural character
—of—the-building-in. relationship to height, windows, and roofline,._____.
Consequently, Staff recommends the following condition be attached
to the P.U.D.:
The Tourer Shoppes Final P.U.D. is approved subject to removal
of three flush wall signs from the indoor play area component
of the fast food/drive-thru restaurant on Pad B.
(2.) Lighting
Staff is concerned about the potential for glare emanating from the
double row of windows on the three glass walls of the indoor play
area. There is a potential that this glare, particularly from the
south and west facing windows, may cause a harsh, uncomfortably
bright light on pedestrians and motorists using Horsetooth and
Timberline Roads. All Development Criterion A-2.17 asks:
The Tower Shoppes at Pinecone P.U.D. -.Final, #60-91M
June 5, 1995 P & Z Meeting
Page 6
"If the proposed activity produces intense glare or heat,
whether direct or reflected, is the operation conducted within
an enclosed building or with other effective screening in such
a manner as to make such glare or heat imperceptible from any
point along the site's property lines?"
Staff finds that the potential for direct or reflected glare has
not been mitigated so that it is imperceptible from any point along
the site's property lines. Staff, therefore, recommends the
following condition be attached to the P.U.D.:
The Tower Shoppes P.U.D. is approved subject to the glass,
panels on the north, west, and south elevations of the
restaurant's play area component being tinted or treated in
such a way so as to not cause direct or reflected glare that
is perceptible beyond the pad site's property lines.
5. Transportation:
As indicated at Preliminary, there is a significant pedestrian/bike
path network that serves the shopping center. A diagonal path
connects the high school plaza with the drive-thru restaurant. An
east -west path connects the anchor tenant with Timberline Road. An
existing path, built with the high school, connects Tower Shoppes
to Red Mountain Drive in the Dakota Ridge subdivision.
The onsite and offsite traffic mitigation measures conform.,to
Preliminary P.U.D. and agreements with the Poudre R-1.
transportation elements are in substantial compliance with
Tower Shoppes Preliminary P.U.D. and Pine Cone O.D.P.
6. Storm Drainage - Condition of Approval:
the
The
the
At Preliminary, a condition of approval was attached regarding
verification of the capacity of the regional detention pond and the
ability to accommodate stormwater runoff from Tower Shoppes P.U.D.
This pond, built for the high school, has been found to have
sufficient capacity. By approval of the Stormwater Utility, this
condition has been found to be satisfied.
7. Findings of Fact/Conclusions:
A. The Final P.U.D. is in substantial compliance with the Pine
Cone O.D.P. and Tower Shoppes Preliminary P.U.D.
The Tower Shoppes at Pinecone P.U.D. - Final, #60-91M
June 5, 1995 P & Z Meeting
Page 7
B. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S. with the exception of A-2.14 and A-2.17.
C. All Development Criteria A-2.14 and A-2.17 can be satisfied by
the actions recommended in the two conditions of approval.
D. The condition of approval attached to the Preliminary P.U.D.
regarding verification of the regional detention pond has been
satisfied.
E. The P.U.D. is in conformance with transportation policies.
F. The proximity of the high school, multi -family apartments,
employment opportunities, single family homes, in conjunction
with Tower Shoppes P.U.D., will create a critical mass of
activities in southeast Fort Collins that promotes the
policies of the Congestion Management Plan.
RECOMMENDATION:
Staff recommends approval of Tower Shoppes Final P.U.D., #60-91M,
subject to the following conditions:
1. The Tower Shoppes Final P.D.D. is approved subject to removal
of the three flush wall signs from the indoor play area
component of the fast food/drive-thru restaurant on Pad B.
2.
The Tower Shoppes Final P.O.D. is approved subject to the
glass panels on the north, west, and south elevations of the
restaurant play area component be tinted or treated in such a
way so as- to not cause direct or reflected .glare that is
perceptible beyond the pad site's property lines.
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.O.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 24, 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
The Tower Shoppes at Pinecone P.U.D. - Final, #60-91M
June 5, 1995 P & Z Meeting
Page 8 .
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
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 decisiones
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 91final
decisions shall be counted from the date of the Boardo's
decision resolving such dispute.
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