HomeMy WebLinkAboutFOSSIL CREEK DESIGN CENTER PUD - 94-88A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM No 16
PLANNING AND ZONING BOARD MEETING OF February 27. 1989
STAFF REPORT
PROJECT: Fossil Creek Design Center (formerly Carpet Exchange) P.U.D., Final,
#94-88A
APPLICANT Hunter Architectural Group, Ltd.
5378 Sterling Drive
Boulder, CO 80301
OWNER: Denny Odette
1133 South Platte River Dr.
Denver, CO 80223
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: This is a final request for 66,400 square feet of
retail on 3.4 acres located on the east side of South College Avenue south of
the Fred Schmid Appliance Center. The property is zoned B-L Limited Business
with a planned unit development condition.
RECOMMENDATION: Continance to March 27, 1989
EXECUTIVE SUMMARY: The applicant is requesting final approval for a
retail sales complex for home improvement merchandise. The proposed develop-
ment will include approximately 64,000 square feet of floor area. The purpose
of the project is to provide space for the sale of home improvement items to
the public at discount prices. The complex will include a 20,000 square foot
furniture store, an 18,000 square foot carpet store and other smaller stores
featuring paint, wallpaper, draperies and other home improvement merchandise.
The preliminary plan was approved by the Planning and Zoning Board Decem-
ber 19, 1988, with two conditions:
1. The applicant hold a second neighborhood meeting in order to address
neighborhood concerns.
2. Storm drainage issues be resolved to the satisfaction of city staff.
The storm drainage issue has yet to be resolved. There is also on -going
discussion regarding the extension of Snead Drive to Fossil Creek Parkway. The
recommendation is to continue this item until resolution of the street and
drainage issues.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins. Colorado 80522 • CJlu-i -=
SERVICES, PLANNING DEPARTMENT
Fossil Creek Design Center P.U.D., Final - #94-88A
P & Z Meeting - February 27, 1989
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: BL - retail; (Fred Schmid Appliance Center)
S: BP - undeveloped; (proposed retail/office in the West Fossil Creek Master
Plan)
E: BL - undeveloped
W: BP - Mill Brothers Landscape Nursery, Cameron Office Park
This property was annexed into the City as part of the Fossil Creek First
Annexation in June, 1984. The Planning and Zoning Board approved the preli-
minary plan December 19, 1988 with two conditions. These conditions were
that a second neighborhood meeting be held to address neighborhood concerns
and that storm drainage issues be resolved to the satisfaction of City staff.
2. Land Use:
The proposed final plan is not in substantial compliance with the approved
preliminary plan. A second neighborhood meeting has been held; however, the
condition of preliminary approval regarding storm drainage has yet to be
resolved. Furthermore, there is on -going discussion regarding the connection of
Snead Drive with Fossil Creek Parkway.
3. Neiphborhood Compatibility
A neighborhood meeting was held October 26, 1988. Issues raised included
truck traffic on Snead Drive, storm drainage concerns and signage. At the
request of the Planning and Zoning Board, a second neighborhood meeting was
held January 18, 1989. Issues raised at this meeting included architectural
design, the project's interface with Fossil Creek Parkway and storm drainage
concerns. Summary reports of both neighborhood meetings are attached.
4. Design
There is significant topography on the site ranging from elevation 4980 at the
northwest corner to elevation 4942 at the southeast corner of the site, resulting
in an average slope of 6% across the property. The building complex is a
combination of one and two-story spaces, stepped in two places to accommodate
the sloping site. Building materials are a combination of patterned and polished
concrete block, with a standing seam metal roof. Generous amounts of glass,
interesting architectural detail, a combination of sloped and flat roofs, and
canvas awnings combine to make the complex unique and visually interesting
on all sides. In response to the neighborhood's concern about the building
height on the south end, the applicant has redesigned the structure to reduce
the height by approximately six feet at the south end.
Fossil Creek Design Center P.U.D., Final - #94-88A
P & Z Meeting - February 27, 1989
Page 3
The project is proposed to be constructed in two phases. Phase one consists of
the northern -most half of the complex and the parking and landscaping areas
to support this portion of the site. A 6' cedar fence will be used as a
screening fence along the southern portion of the building to be constructed
with phase one. This will screen the service area from the residential areas to
the south. This fence would be removed when the remainder of the building
is constructed.
The landscape plan provides street trees along College Avenue, a well -
landscaped parking lot, foundation plantings and substantial screening of
loading dock areas. Several existing trees on -site will be removed and the
applicant is providing 3" caliper street trees to replace these existing trees.
The applicant proposes one free-standing project identity sign located along
College Avenue. All other signage will occur on the sign band portion of the
awnings.
5. Transportation
Access to the project is planned to be a "right in/right out" only at the north
end of the site. This access is temporary and would be removed at the time
of the re -alignment of Fossil Creek Parkway, as proposed in the South College
Access Control Plan. Future access to the project will be provided by a single
"right in/right out" shared with the property to the south. The only other
access to the property will be via Snead Drive. The applicants are now
proposing to extend Snead Drive to Fossil Creek Parkway with the first phase of
development. This extension was not included on the preliminary plan. Neither
staff or the abutting property owners have had adequate opportunity to review
the design and resulting impact of this extension. Therefore, staff is recom-
mending that the item be continued until March 27, 1989 to allow time for
staff review and public input.
The transportation issues have been reviewed by the city's traffic engineering
department and are in compliance with the South College Avenue Access Con-
trol Plan.
RECOMMENDATION:
The Fossil Creek Design Center (formerly The Carpet Exchange) final plan is
not in substantial compliance with the approved preliminary plan, since the
conditions of preliminary approval have not been met and there is still
on -going discussion regarding the extension of Snead Drive to Fossil Creek
Parkway. Therefore, staff recommends continuation of Fossil Creek Design
Center P.U.D., Final, #94-88A.
ITEM Fossil Creek Design Center
NUMBER 94-88A
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February 27, 1989
DAN HUNTER AIA
Architect / Planner
Laurie O'Dell
Chairperson of Planning & Zonning Board
City of Fort Collins
Fort Collins, CO
Dear Ms. O'Dell:
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Our project, Fossil Creek Design Center, is on the agenda For
Final review For tonight's meeting. Planning staff has
recommended that the project be continued until (larch. As the
representatives For the project, we are not pleased with the
staffs' recommendation. In our stating our position I would .Like
to review with you and your board the schedule of the project to
date.
In September of 1986 we met with Sherry Albertson -Clark to
discuss the project and the time required For approval. After
setting the target date of January we began the review process as
Follows:
October 3, 1966 - Conceptual review
October 5, 1968 - Preliminary submittal
October 26, 19BB - First Neighborhood fleeting
November 9, 1986 - Preliminary Review Comments received
November 23, 19BB - Revisions submitted
December 12, 1968 - FNT's colored prints & renderings
At this time, partially because of time allocated in the review
process and partially because of schedule revisions do to
holidays, it became obvious the January date was in jeopardy so
we asked For and were granted permission to enter the Final
process one week late and prior to the Final approval.
Final plan submitted - December 9, 1986
Preliminary Approval by P&Z - December 26, 198B
At this hearing P&Z asked that we meet again with the
neighborhood group and that we be scheduled to be heard at the
February meeting. After repeated requests we received comments
on January 2q, (nearly Li weeks late) additional requests
provided the engineering drawing redlines on February 10 (6
weeks late). Although, we were able to provide responses to the
Planning staffs' comments by the due date, February B, the
engineering people granted an extension based on their delay.
These drawings were returned within this allocated time.
5378 Sterling Drive • Boulder, Colorado 80301 0 (303) 443-3094
Laurie O'Dell
February 27, 1989
Page 2
Second Neighborhood meeting - January 18, 1969
As part of the final process we were to negotiate the easements
For drainage and sewer lines through the property to the south.
During these negotiations it bacame obvious that our neighbor to
the south showed a road alignment on his approved plat different
than what planning had shown us and as the preliminary approved plan
had indicated. Therefore, our final submittal showed a road
alignment curving to the east to allow Snead Drive to align with
the position on the approved plat to the south.
At this time, planning staff recommended the final review be
postponed until such time the road alignment, which was already
reviewed by the neighborhood in the platting process, be
presented once again to the neighborhood.
On February 13, we met with Tom Peterson where we agreed to
remove Snead Drive to the south in order to stay on the February
27th P&Z meeting.
On February 16, we were informed that if we met with the
neighborhood group prior to the February 27 hearing we could show
Snead Drive on our drawings.
February 21 - PMT & colored elevations submitted
February 22 - Third Neighborhood meeting held
February 22 - Planning indicated they did not want the road
even after the meeting, so, revised PMT and prints submitted.
February 2Lt - Final engineering document provided one day
late.
This brings us current, ie., with drawings that the staff wants
to continue. From our discussions with staff the concerns are
primarily three; 1. Final engineering of the Snead Drive and
Fossil Creek. connection. 2. Type of inlet to be used for the
drainage culvert under Fossil Creek and, 3. The easement
dedication for Snead and construction on the property to the
south. We also need to sign a developer's agreement, however, we
have not received the draft from planning as of yet.
As the sponsors of this project we feel all these issues do not
represent a major change and could be settled within a few days.
We also feel that the delays in the project have been caused bu
planning staff and not in our response. We have made changes
time after time to our drawings to respond to requests by
Laurie O'Dell
February 27, 1989
Page 3
planning or in coordinating promises to our neighbors made by the
city. We are, therefore, requesting that if our project cannot
be heard today, that it only be postponed For one week and that
it be heard at your meeting on Monday, March 6, 1969.
Thank you for your consideration in this matter.
Very truly yours,
HUNTER ARCHITECTURAL. GROUP, LTD.
Kenneth P. Goff
KPGlmbh