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HomeMy WebLinkAboutTIMBERLINE VILLAGE - HARMONY SCHOOL SHOPS, 4TH FILING - PDP - 10-03 - REPORTS - RECOMMENDATION/REPORTTimberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 14 8. Findings of Fact/Conclusion: In evaluating Timberline Village P.D.P., Staff makes the following findings of fact: A. The P.D.P. is in compliance with land use and development standards of the Harmony Corridor Plan. B. The P.D.P. is a permitted use and complies with the applicable land development standards of the Harmony Corridor zone district in accordance with Article Four. C. The P.D.P. complies with the applicable General Development Standards of Article Three. D. A neighborhood information meeting was held on July 25, 2002. E. Buildings One and Two are considered a large retail establishment meet the specific standards of Section 3.5.4. RECOMMENDATION: Staff recommends approval of Timberline Village Community Shopping Center, P.D.P., #10-03. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 13 A. Potential Cut -Through Traffic in Sunstone 7th Filing The only reason to use Milestone Drive (local street) would be to gain access to immediate neighborhood. Milestone Drive extends northeast from Timberline Road approximately 660 feet where it tees into Winterstone Drive (local street). Winterstone then extends 900 feet north to tee into Summerstone (local). All of these streets are curving and posted for 25 miles per hour and do not outlet onto a collector or arterial street that would be an attractive cut -through destination. B. Potential Traffic Calming for Sunstone 7th Filing The Traffic Operations Department has a standard procedure for working with neighborhoods that may benefit from traffic calming measures. As with any neighborhood in the City, Sunstone 7th is eligible to discuss these procedures with City officials. The case for installing traffic calming measures is evaluated based on empirical data and observation and not in anticipation of future traffic that may or may not be realized. C. Timberline — Milestone Intersection There will not be a traffic signal at the tee intersection of Timberline and Milestone as it is located too close to the Timberline/Harmony intersection. Instead, the intersection will be designed with a "channelized tee" to allow Milestone westbound left turns onto southbound Timberline (see appendix G of the T.I.S. for a schematic diagram). The turn movements will be controlled by a re -designed median in Timberline Road. D. Future Harmony — Snow Mesa Intersection Snow Mesa is a north -south collector street that will sere the future phases of the Poudre Valley Hospital South Campus. It will align with the present access to Harmony Mobile Home Park and is approved by the Access. Control Plan as signalized intersection that would allow all turn movements. Construction of this intersection is contingent upon future development and will complete the circulation system for the general area. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 12 • There will be three plazas featuring benches, bike racks, landscaping, trash receptacles and decorative pedestrian -scaled light fixtures. (Note: these are in addition to the larger plaza between Buildings Seven and Eight.) • Delivery and loading operations will be prohibited between 10:00 p.m. and 7:00 a.m. A sign stating prohibiting the idling of engines in the loading zone will be posted. M. Section 3.6.1(C) —Access Control Plan The P.D.P. complies with the Harmony Road Access Control Plan. The access off Harmony will be restricted to "three-quarter" turn movements. This means that right -in, right -out and left -in turns will be permitted but left - out turns and through movements will not be allowed. Future full -turning movements will be provided after the construction of the Harmony/Snow Mesa intersection located 500 feet east of the center at the entrance to the Harmony Mobile Home Park. N. Section 3.6.4 — Transportation Level of Service Requirements The Transportation Impact Study has been reviewed and evaluated by the Traffic Operations Transportation Planning Departments. The P.D.P. 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 the following modes of travel: motor vehicle, bicycle and pedestrian. 7. Neighborhood Compatibility —Traffic Issues: As discussed in explaining compliance with Section 3.5.1 — Building and Project Compatibility, a neighborhood meeting was held on July 25, 2002 and Staff has found that the buildings and the project are compatible with the neighborhood. Further, Staff has found that the P.D.P. meets the requirements for Section 3.6.4 — Transportation Level of Service Requirements. Staff has observed over the years, however, that the Planning and Zoning Board takes a keen interest in traffic issues as experienced by the citizens living neighborhoods adjacent to non-residential projects. The following summary of traffic issues, while not specifically required by the Land Use Code, is provided as background information. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 11 L. Section 3.5.4 — Large Retail Establishments Building One is Albertson's supermarket and is considered a "big box." Compliance with the big box standards is achieved by the following: • All four facades are articulated. The west and south elevations feature store -front details with windows, entrances, arcades and smaller individual retail stores. Mass is broken down by a repeating pattern of architectural bays not more than 30 feet in width for horizontal relief. There are material, color and textural elements for vertical relief. • There are two roof lines. First, on the west and south elevations, there are prominent parapet over the store fronts. This parapet features reveals with a stone accent. Second, where there are no store fronts, and on the east and north elevations, there is a smaller parapet featuring a well-defined cornice. • The predominant materials are brick and block and synthetic stucco. • Entrances on the west (Albertson's) and south (smaller retail stores) are highlighted by use of canopies, large display windows and projecting columns. • The west and south elevations feature prominent entrances. The east elevation is considered the back and is over 35 feet from the east property line. The buffer for the mobile home park includes a six foot berm featuring evergreen trees planted at 20- foot intervals. • There is a continuous eight -foot wide walkway connecting the entrance to Building Nine and Milestone Drive. The private drive off Harmony features detached eight -foot sidewalks on both sides which also provides a connection between the entrance and the future transit stop. An eight -foot wide asphalt walk will be built off - site to connect the Harmony Mobile Home Park to a pedestrian plaza. A ten -foot wide, tree -lined walk will traverse the parking lot and connect the entrance to Building Seven. Finally, a walkway will connect Milestone and the existing Harmony School. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 10 J. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and Parking As a Community Shopping Center bordered by two major arterials and one local street, there are unique factors that must be considered in evaluating compliance with the build -to line standards. • For the supermarket, there is an allowable exception to the build -to line since there is an internal connecting walkway system and outlying pad buildings that are closer to the public streets. • For Buildings Three, Four and Five, these buildings are required to be set back from Harmony Road at least 80 feet. • For Building Six along Timberline Road, the placement is governed by an existing 18-foot wide utility and access easement. The building is brought up to the edge of the easement. • For Building Eight along Milestone Drive, the placement is governed by an existing 20-foot wide storm sewer easement. The building is brought up to the edge of the easement. These building placements are all allowed by the standard and there is no established contextual setback in the vicinity. In summary, the shopping center is better served with an internal connecting walkway system, supplemented by four pedestrian plazas, rather than providing building orientation to two high-speed major arterial streets. K. Section 3.5.3(C)(D) — Variation in Massing and Character and Image For Buildings Two through Nine, there is sufficient architectural variety by the use of wall articulation, consistent use of quality materials, clearly defined building entrances, and generous use of windows, arcades and awnings. These eight buildings feature a recognizable base and top by use of different concrete block as a wainscot and a variety of roof lines. These buildings are slightly differentiated yet provide a sense of cohesiveness that helps unify the center. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 9 materials in order to achieve compatibility with the historic structure. The two nearest buildings (bank — 4,000 square feet and restaurant — 7,000 square feet) are smaller in size, scale and height than the school and gymnasium (16,000 square feet). Both new buildings carry forward the decorative tulip block (as does Diamond Shamrock) in order to establish a coherent theme and contribute to a unique sense of place. In summary historic compatibility is achieved with a combination of size, scale, mass, complementary design, materials and color. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility This section also requires compatibility but outside the historic context. As mentioned, all new buildings will carry forward the decorative "tulip block" as found on the original Harmony School. Its frequency is restrained, placement is at the human scale and is an appropriate technique that respects but does not mimic the historic Harmony School. The shopping center must also be designed in such a way as to not over- power the Sunstone Village and Harmony Mobile Home neighborhoods. A neighborhood information meeting was held on July 25, 2002 and the minutes to this meeting are attached. While many compatibility issues are addressed by compliance with standards pertaining to large retail establishments and traffic operations, and will not be repeated here, the following design features also contribute to achieving neighborhood compatibility: • The existing detention pond will act as a buffer yard for the benefit the Sunstone neighborhood. There is significant landscaping between the rear property lines of the Sunstone residents and Buildings One and Nine. Building Nine, the closest structure to Sunstone, is a one-story building. With the physical separation and low height, there will be no privacy encroachment onto the backyards. Building materials are of high quality with use of brick, decorative block and architectural detailing. Colors are muted earth -tones. • Operational characteristics (that are not covered in the big box standards) include screening utility meters, outdoor vending machines, screening roof -top mechanical equipment. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 8 Similarly, an eight -foot wide asphalt walkway will be constructed off -site from the P.D.P.'s east property to the entrance to the Harmony Mobile Home Park. This walk will cross one drive at the entrance to the service area and loading dock. The asphalt surface is in recognition that the walk is temporary until a street or drive connection is made to the future Snow Mesa intersection. Interior sidewalks are provided throughout the P.D.P. to facilitate movement among buildings and the three plazas. All sidewalks are a minimum of eight feet to provide for bicycle movement as well. F. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces Parking has been calculated for the overall Community Shopping Center, which cannot exceed 5.00 spaces per 1,000 square feet. The center consists of three previously approved phases, two of which have been built (Diamond Shamrock and Harmony School). Combining the approved -but -not -developed phase (child care and two office buildings) with the existing uses and the P.D.P., there is a gross square footage of 152,771 square feet. The overall parking for the entire Community Shopping Center is 764 spaces which equals 5.00 spaces per 1,000 square feet which meets the standard. G. Section 3.2.4 — Site Lighting Parking lot lighting will feature down -directional and sharp cut-off fixtures. There are no foot-candles that exceed the maximum allowable. Decorative pedestrian -scale light fixtures will be provided at the four plazas and along walks at the building entrances for Buildings One, Seven, Eight and Nine. These fixtures will be sharp cut-off as well. Wall - mounted fixtures will also be down -directional. H. Section 3.4.7(B)(E) — Historic and Cultural Resources The shopping center contains the existing Harmony School which is officially designated as a historic structure by the City of Fort Collins. The brick school is representative of the Depression Era (1931) early modernistic art deco style with its horizontal lines and streamlined appearance. The decorative "tulip block" is a floral geometric motif and the primary accent feature on an otherwise modest fagade. In keeping with Diamond Shamrock (1996) and Harmony School and Gymnasium (1997), the P.D.P. uses similar massing and masonry Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 7 6. Compliance with Applicable General Development Standards: A. Section 3.2.1(0)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking around the entire site. Street trees are provided along Harmony, Timberline and Milestone. Foundation shrubs are provided around all buildings. B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities The site is bordered by residential neighborhoods to the north and east. The buffering to the north consists of a combination of an existing stormwater detention pond, landscaping and architectural features on the two buildings (Buildings One and Nine). The separation between the commercial buildings and the rear property lines of the homes in Sunstone ranges from a low of 100 feet from Building Nine and a high of 195 feet from Building One. The buffering to the east is by a heavily landscaped berm consisting of a dense planting of evergreen trees that meets the requirements for large retail establishments. Overall, buffering is accomplished by a combination of landscaping techniques that mitigates the impacts potential conflicts reasonably anticipated to exist between residential and commercial land uses. C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping The primary screening is provided along Harmony Road as the other three sides of the parking lot are enclosed by buildings. There is no parking abutting the two residential neighborhoods. Parking along Harmony is screened by a combination of berms, trees and shrubs in compliance with the standard. D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 10% interior landscaping in the form of islands which exceed the required minimum for lots with more than 100 spaces. E. Section 3.2.2(B) —Access Circulation and Parking The sidewalk circulation system provides for a direct connection from Milestone Drive to the Building Nine and Albertson's entrances. This walk does not cross a parking lot drive. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 6 For the buildings not covered by the standards for large retail establishments: • the utility equipment, storage areas and service areas are screened from Harmony Road, • massing and configuration provide an aesthetically appealing appearance from all sides, • massing, height and rooflines are transitioned to the edges of the center by placing smaller buildings adjacent to the neighborhood, • sides and backs of buildings are attractive and feature similar materials as the fronts, • buildings have a three dimensional cornice treatment, • buildings are placed to have a clear orientation to the access drives and entrances are architecturally highlighted, • predominant exterior colors are earth -tone and muted, • architectural elements and detail features are consistent, particularly by repeating the decorative "tulip block" as found on the original Harmony School. The street access system is designed in such a way that there is no short cut created that attracts non -neighborhood traffic through local neighborhood streets. B. Section 4.21(E)(2) — Comprehensive Development Plan The P.D.P. satisfies this standard by entering cross -access agreements with the two existing developments within Community Center (Diamond Shamrock and Harmony School) so that there will be an integrated pattern of drives, outdoor spaces, building styles and land uses. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 5 The Community Shopping Center (including the P.D.P.) contains 13 separate buildings. Three of these buildings are anticipated to include multiple tenants. Therefore, the Center will contain at least 10 independent business establishments with separate public entrances. The square footage of the P.D.P. is 109,583 square feet and the total square footage of the entire Community Shopping Center (including the P.D.P.) 152,771 square feet. This total size is within the allowable range of 117,500 and 250,000 square feet. 3. Character The P.D.P. provides private drives and sidewalks that connect to the two adjacent neighborhoods (Sunstone and Harmony Mobile Home Park). Although there is no present transit service on Harmony Road, a future transit stop has been identified. 5. Compliance with Applicable Harmony Corridor Zone District Standards: The zone district standards include, by reference, the standards contained within the Harmony Corridor Standards and Guidelines as well as a standard addressing cross -access. (Note the Harmony Corridor Standards and Guidelines were enacted in 1995. Most of the applicable standards have been superceded by the Land Use Code which was enacted in 1997.) Compliance with the applicable standards are described as follows: A. Section 4.21(E)(1) — Harmony Corridor Standards and Guidelines The P.D.P. will be buffered along Harmony Road with an 80-foot wide setback as measured from future edge of pavement. The setback will feature a meandering 8-foot wide sidewalk and a series of undulating earthen berms. The berms intended to screen parking will be vary between three and four feet high. All parking areas will be screened from public streets by plant material and berms. No one section of the parking lot exceeds 200 stalls. The setback zone will feature a predominance of the oak palette with a combination of 15 Burr and English Oak trees. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 4 19.5 feet. (The Land Use Code has subsequently been amended to specifically state that the 9 x 19 feet standard is a minimum, not an absolute dimensional requirement.) 3. Overall Development Plan: Prior to the adoption of the City Plan, the parcel was included in the Timberline Farm O.D.P. and designated as a "Community Shopping Center." Based on subsequent Ordinances that governed the transition of pre -City Plan O.D.P.'s, Timberline Farm is now considered expired. The present P.D.P. request includes the entire balance of vacant property that was at one time designated as "Community Shopping Center" on the expired O.D.P. 4. Harmony Corridor Plan: A. Land Use The northeast corner of Harmony and Timberline Roads has been designated as a "Mixed -Use Activity Center — Potential Neighborhood Service Center or Community Shopping Center." The proposed land use, therefore, is in compliance with and indeed implements the vision of the Harmony Corridor Plan. B. Community Shopping Center Both the Harmony Corridor Plan and Article Four of the Land Use Code require that Community Shopping Centers comply with standards and guidelines pertaining permitted uses, scale and character. 1. Permitted Uses All of the proposed uses, supermarket, retail, personal and business services, banks and standard restaurants are permitted within the Community Shopping Center. 2. Scale The size of the P.D.P. is 15.87 acres and the size of Community Shopping Center is 21.20 acres. This size is between the allowable range of 13 to 30 acres. Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 3 • A Preliminary P.U.D. for the entire 20-acre shopping center was approved in 1995 and has since expired. • Timberline Corner Store (Diamond Shamrock) P.U.D. was approved in 1996. • Harmony School Shops First Filing (Harmony School and Gymnasium) P.U.D. was approved in March of 1997. • The parcel was again rezoned from E-P to H-C (Harmony Corridor) in March of 1997 to implement City Plan. • Harmony School Shops Second Filing (68,000 square foot furniture store) was approved in May of 1997 and has since expired. • Harmony School Shops Third Filing (child care center and two office buildings) was approved on July 20, 2001 but is not constructed. Two Modifications of Standard were approved for Timberline Village Shopping Center on September 5, 2002. 2. Modifications of Standard: The two Modifications of Standard for this P.D.P. that were approved as "stand- alone" items in September of 2002 are summarized as follows: A. Size of Supermarket The first Modification of a Standard was to Section 4.21(E)(1) — Harmony Corridor Development Standards — which required that supermarkets not exceed 49,000 square feet of gross floor area if located within a Neighborhood Service Center or Community Shopping Center. The size of the proposed supermarket is 3,443 square feet over the maximum allowable size for a total of 52,443 square feet. B. Size of Standard Parking Stall The second Modification of Standard was to Section 3.2.2(L)(1) — Parking Stall Dimensions - which required standard parking stalls be 9 x 19 feet. The size of 263 parking stalls was allowed to be slightly enlarged to 10 x Timberline Village Community Shopping Center, P.D.P., #10-03 August 21, 2003 P & Z Hearing Page 2 EXECUTIVE SUMMARY: The P.D.P. is in compliance with land use and development standards of the Harmony Corridor Plan. The P.D.P. is a permitted use and complies with the applicable land development standards of the Harmony Corridor zone district in accordance with Article Four. The P.D.P. complies with the applicable General Development Standards of Article Three. A neighborhood information meeting was held on July 25, 2002. Buildings One and Two combine to form one large retail establishment which meets the specific standards of Section 3.5.4. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-L; Single Family Detached Homes (Sunstone 7ch Filing) S: H-C; Medical Office (Phase One of Poudre Valley Hospital Harmony Campus) E: L-M-N; Mobile Home Park (Harmony Mobile Home Park) W:H-C; Vacant Building (former site of Harmony Store) W: U-E; Rural Residential (Harmony Half Acres Subdivision) The parcel is part of a larger tract that was annexed in 1977 as part of a series of annexations to bring in the Hewlett-Packard property. The P.D.P. is part of the Timberline Farm O.D.P. and Harmony School Shops Community Shopping Center. The following approvals have been granted: • The Timberline Farm O.D.P. was approved in 1989 and designated the site as a "Community Shopping Center." • The parcel was rezoned from R-L-P (with P.U.D. condition) to E-P (Employment Park) in 1992 in order to implement the original Harmony Corridor Plan. • The parcel was designated "Mixed -Use Activity Center" and "Potentially Neighborhood Service Center or Community Shopping Center" in 1995 as part of the Amended Harmony Corridor Plan. ITEM NO. 4 MEETING DATE 8/21/03 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Timberline Village Community Shopping Center, P.D.P., #10-03 (Formerly known as Harmony School Shops P.U.D.) APPLICANT: Mr. Rob Beery Miller -Weingarten Realty, LLC 850 Englewood Parkway, Suite 200 Englewood, CO 80110 OWNER: Western VII Investment, LLC C/o Western Property Advisors 11859 Pecos Street, Suite 300 Westminster, CO 80234 PROJECT DESCRIPTION: This is a request for the final and largest phase of a community shopping center in the Harmony Corridor. The proposed project is 15.87 acres in size and contains 109,583 square feet divided among nine buildings. The anchor is an Albertson's Supermarket with 52,443 square feet. The P.D.P. represents the "neighborhood service center" component and third phase of a planned mixed - use activity center originally referred to as Harmony School Shops. The site is located at the northeast corner of Harmony and Timberline Roads and located within the H-C, Harmony Corridor, zone district. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT