HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 08/12/2008 - NORTH COLLEGE MARKETPLACE - PRE-APPLICATION HEARIN ITEM NUMBER:
AGENDA ITEM SUMMARY DATE: August 12, 2008
FORT COLLINS CITY COUNCIL STAFF: Steve Olt
SUBJECT
North College Marketplace—Pre-Application Hearing with City Council.
EXECUTIVE SUMMARY
The applicant, 1908 North College, LLC, will present a conceptual plan showing its intent to
develop a supermarket-anchored shopping center on a site located at the northeast corner of North
College Avenue and East Willox Lane. The development may contain a 123,000 square foot
supermarket, attached in-line shops, and several outlying pad sites for a fueling station, bank, fast
food restaurants, and retail shops.
APPLICANT: 1908 North College, LLC
c/o Eric Holsapple
1043 Eagle Drive
Loveland, CO 80537
OWNER: Same As Applicant
BACKGROUND
The subject properties are located within the Fort Collins Growth Management Area and within the
City of Fort Collins limits. Cumulatively, the site is approximately 29 acres in size and is located
at the northeast corner of the intersection of North College Avenue and East Willox Lane. The
properties are largely undeveloped, with the exception of an auto dealership at the corner of the
intersection and a restaurant directly to the north of the auto dealership. There are existing
residential units on the north and south sides of Grape Street near the northwest corner of the site.
There is a major irrigation ditch along the north side of the properties and existing wetlands on the
north and east portions of the properties. The properties are zoned CCN, Community Commercial
North College.
The surrounding zoning and land uses are:
N: Multi-Family and Commercial in Larimer County; existing residential
E: Multi-Family and Commercial in Larimer County; existing residential
S: Commercial North College in the City; existing shopping center
W: Commercial North College in the City; existing commercial
August 12, 2008 -2- Item No. 3
PROPOSED USES:
The applicant's conceptual plan shows the intent to develop a supermarket-anchored shopping center
on the site. The development may contain a 123,000 square foot supermarket, attached in-line
shops, and several outlying pad sites for a fueling station, bank, fast food restaurants and retail
shops. There may be a total of 175,000 square feet of leasable floor area in the overall shopping
center. The properties containing the auto dealership and restaurant will not be a part of the future
development on the site. The existing residential units on the south side of Grape Street will be
purchased and their properties included in the development; while existing residential units on the
north side of Grape Street will be excluded. City staff is currently working with the applicant to
develop a plan that will preserve most of the existing wetlands, and provide on-site wetland
enhancements and mitigation.
CITY PROCESS/DECISION POINTS:
The City's development review process is outlined and defined on the Development Review At-A-
Glance line diagram that is available in the Development Review Center and online. Since the
subject property is already annexed into the City, the diagram identifies a timeline beginning with
the Conceptual Review or Preliminary Design Review options. The next step in the process is a
Neighborhood Information Meeting, typically held before a formal submittal of an Overall
Development Plan or Project Development Plan to the City. From this point on, the process is as
follows:
• Project Development Plan application submittal.
This phase of development review results in a public hearing, with a decision being given
by either a Hearing Officer or the Planning and Zoning Board. Any decision given at this
point is appealable to City Council and can be upheld, overturned, or remanded to the
original decision-maker for more information and decision.
• Final Compliance Plan application submittal.
There is no public hearing associated with this phase of development review. The Final
Plans are reviewed by City staff and ultimately approved administratively, with the plans
being approved and signed by the City Engineer,Current Planning Director,and appropriate
City departments.
• Building Permit application process.
ATTACHMENTS
I. Application.
2. Applicant's narrative, with Questions for City Council.
3. North College Marketplace Property Inclusion Map.
4. Bird's eye aerial photos of the site.
5. Loveland Commercial, LLC—Experience, History, Values, Vision.
6. North College Marketplace— Site Plan, Alternative S.
August 12, 2008 -3- Item No. 3
7. Vicinity Map.
8. City Zoning Map.
9. City Structure Plan Map.
10. Development Review At-A-Glance line diagram(Development Review Center).
11. Notes from a City Council,City Manager's office,City Attorney's office,and City staff site
visit on July 22, 2008 (with map).
12. North College Marketplace—Wetlands (with map).
North College Marketplace
Pre-Application Hearing Before City Council
Order of Presentation
August 12, 2008
1. City Attorney explains the Pre-Application Hearing process and the rules for the
City Council hearing
* Importance of criteria
* Focus on big picture issues and potential concerns
2. City staff introduction (approximately 5 minutes)
* Site/scope of request
* Proposed uses
* City development review process /decision points
3. Applicant / Developer presentation and explanation of the overall development
proposal, identifying specific questions being posed to City Council
* The Applicant/Developer's vision of the project
* The Applicant/Developer has the opportunity to share the advantages and
opportunities of the proposal
* Recognition of potentially controversial issues associated with the project
4. Citizen input
5. City Council questions of City staff, the Applicant / Developer, and possibly the
public
6. City Council comments
7. Applicant/Developer's response to City Council
8. City Attorney closing
ATTACHMENT
PREAPPLICATION HEARING
•
Qnvof Fort Collins Date of Meeting: Project Planner:
Submittal Date: Fee Paid:
Project Name: North College Marketplace
Location: N.E. Corner of N. College & Willox Lane
Property Details
Current Zoning: CCN Gross Acreage/Square Footage: 26.30
Proposed Use:
❑ Single-Family Residential ❑ Multi-Family Residential 25 Commercial
❑ Mixed-Use ❑ Industrial ❑ Other:
Number of Dwelling Units (if applicable):
Project Description (Please attach a brief descriptive narrative of the project)
• • Describe the site circulation, parking and design, drainage, architecture, and proposed
land use(s).
• What improvements and uses currently exist on the property?
• Explain how your proposal is compatible with the surrounding area.
• Are there any unusual factors and/or characteristics that may restrict or affect your
development?
„ 5 Applicant Information
s Eric Holsapple 970-443-5153
Contact: Phone:
S Lv
�z
Company. 1908 North College, LLC
Address: 1043 Eagle Drive, Loveland, CD 80537
E-mail: eholsapple@lovelandcamlercial.com
Owner Information
Contact: Eric Holsapple Phone: 970-443-5153
Company: 1908 North College, LLc
Address: 1043 Eagle Drive, Loveland, Co 80537
E-mail: eholsapple@lovelandcammercial.com
Please complete reverse side
•
ATTACHMENT 2
• Loveland Commercial, LLC
1908 North College, LLC
1043 Eagle Drive
Loveland, CO 80537
Phone: (970) 667-7000 Fax: (970) 635-2514
Memorandum
TO: Fort Collins City Council/North College Urban Renewal Authority
City Planners & Staff
FROM: 1908 North College, LLC ("Applicant")
DATE: July 30, 2008
SUBJECT: Proposed North College Marketplace Project at NEC of North College
Avenue and East Willox Lane
Enclosed please find copies of the Site Plan, Area Map/Property Inclusions, List of
proposed Public Improvements to be funded by the URA, Summary of Tax Increment
created by the project,the Memorandum of Understanding between City staff and the
applicant, and some information about the applicant.
Executive Summary
The following summary describes a plan to develop and redevelop the area generally
located at the northeast corner of North College Avenue and Willox Lane in north Ft.
Collins into a significant retail destination shopping center. Under this scenario,
approximately$8 Million in Tax Increment Revenue bonds would be issued in the early
stages of the project to fund Public Improvements including demolition and cleanup of
blighted properties, off-site street improvements, wetlands mitigation and enhancements,
gateway features and landscaping, and utility infrastructure.
Under Resolution 2004-152 adopted by the Ft. Collins City Council on December 21,
2004 and the Urban Renewal Plan for the North College Avenue Corridor; Council has
outlined the terms and conditions under which they will consider the use of Tax
Increment Financing by the Urban Renewal Authority to facilitate the redevelopment of
critical properties located along the corridor. In March 2008, the Applicant, City and
URA staff executed a Memorandum of Understanding prior to the Applicant's first
property acquisition detailing the general roles and responsibilities of the parties as it
relates to the development project. This memo is intended to further describe an
opportunity to partner with Loveland Commercial, LLC to redevelop approximately 26
acres of commercial land located within City Limits and the Urban Renewal Plan
boundary.
•
• Site History. Approximately 23 acres of the project area was owned by local investor
Jim Smith since 1981 with several development proposals along the way. Most recently,
Bill Neal and Wheeler Commercial tried to put together a high density mixed use
development to no avail and Jim Sullivan had the property under contract for over two
years in pursuit of a smaller scale King Soopers grocery anchored development. The
applicant, having been a part of the redevelopment of Chipper's Lanes on North College
and with strong ties to Fort Collins and CSU,has been watching the area for several
years. The creation of the Urban Renewal Authority in 2004, the removal of the Dry
Creek Flood Plain completed in June 2008, and the renewed availability of the property
at the end of 2007 resulted in the applicant contracting for an ultimately purchasing the
Smith properties in April 2008. The applicant has been diligently working along with
City staff and its consultant team to design a retail destination development which will
overcome the challenges of the project site and serve north Ft. Collins for years to come.
What is the nature of the project? The current project is planned for a significant retail
center anchored by a large supermarket and/or retailers which will be significant draw for
North College Avenue in Ft. Collins. Accessory uses will include approximately 30K+
s.f. of small retail shop space in several small buildings, a gas pad, and additional pads to
accommodate restaurants,banks, or other retail end users. The Applicant has purchased
approximately 23 acres in three parcels at the time of this application and is currently
under contract to purchase 4 additional parcels as part of the assemblage/development.
Additionally, the current plan is not to incorporate the existing Pobre Pancho's Mexican
• restaurant and North College Motors auto dealership into the project on the hard comer of
the site. A copy of the latest site plan is included with this application.
Why is TIF assistance needed; how will the funds be used? The development site;
while the largest and most attractive assemblage of land available for significant retail
development along this corridor; has not previously developed due to significant and cost
prohibitive issues including off-site infrastructure, wetlands/soft soils and high
groundwater, costs associated with land assemblage, as well as demolition and cleanup
costs of blighted properties. This proposal is to use TIF assistance to bridge the
development gap and bring cost feasibility to the project by funding improvements
including off-site street improvements to North College Avenue and East Willox Lane
(along with the City of Ft. Collins Street Oversizing Fund), assisting in protecting and
enhancing the wetland on-site while facilitating the needs of the development,
demolishing and removing existing residential structures as well as any necessary
environmental cleanup related to asbestos abatement, installation of stormwater and other
utility improvements, and constructing public entry improvements and"Gateway"style
features and landscaping at the entries to the project. A detailed list of proposed public
improvements and cost estimates are attached to this application.
How will the project help improve/upgrade public infrastructure (streets, utilities,
drainage,etc.)? In its current state,North College Avenue lacks curb & gutter,
sidewalks, and streetscape along both the east and west sides of the street as well as the
operational capacity to accommodate the traffic generated by the development of the
• area. This project will install the ultimate improvements along College Avenue and
• Willox Lane as well as the intersection of these two streets. Additionally, this project
will replace an inadequate waterline across the site, create a stormwater detention pond
with excess capacity for future regional use, and create a north/south street connection
through the site in conjunction with the North College Street Access Plan.
How will the project enhance the property tax base (and sales tax base,if
applicable) of the area? Because the majority of the site is currently undeveloped and
because the existing development is aging and in disrepair; the existing tax base is
minimal and generates only$10,300/year in annual property tax. This project proposes
to construct approximately 175K s.f. of Class A retail space which will generate
approximately$750K/year in property tax revenue and$1.4 Million/year in sales tax
revenue upon project buildout. Total projected tax increment of all types exceeds $40
Million thru year 2029.
How will the project help achieve the goals of North College Urban Renewal Plan?
This project will be a catalyst project that will anchor the North College corridor and will
become a significant retail destination. Among other things the project will demolish
dilapidated structures,update, upgrade, and install necessary infrastructure improvements
to the area,place several underutilized properties into productive use, and generate
significant TIF Revenue for use within the project area as well as for other URA target
projects. The project will create an attractive gateway to the North College Avenue and
North Ft. Collins business corridor and generate significant property and sales tax within
the area. The project,when complete, will accomplish several objectives of the Plan
which include,but are not limited to,utilizing undeveloped and underdeveloped land,
improvement of pedestrian, bicycle, and vehicular circulation and safety, contribute to
increased revenues for all taxing entities, facilitate the enforcement of laws and
regulations applicable to the Renewal Area, eliminate blight, and develop the property in
accordance with the Comprehensive Plan in a manner compatible with the project area.
How will the project help eliminate slum and blight conditions? A series of photos of
the existing properties are included in this submittal. The assemblage of properties
included in this development project includes a small mobile home park with aging and
dilapidated structures, an abandoned residential structure, as well as foundations of
several small structures. The current condition of the property is an attractive nuissance
to area homeless people who frequently leave trash, etc. upon the property. This project
will demolish and remove all of the existing structures in the project area, improve utility
and street infrastructure, and bring a significant destination shopping center to the north
Ft. Collins area.
What is the proposed project timetable (what is the estimated time frame for major
steps including the City's planning decision, completion of financial commitments,
start of construction, and issuance of Certificate of Occupancy(CO)? The current
project schedule is to complete all project entitlements by end of year 2008, begin
earthwork IQ 2009 and begin construction of the grocery store by 2Q 2009. Vertical
construction will take approximately 10-12 months with anticipated CO by 1Q/2Q 2010.
In order to meet this schedule, the applicant will need financial commitment from the
URA by 3Q2008.
What is the financial capacity of the developer to complete the project? The
applicant has over 25 years of experience developing projects of similar scope and
financial commitment including an 80 acre mixed-use development in Loveland anchored
by King Soopers (Thompson Valley Towne Center). Adequate financial resources are in
place to complete this project.
Why a Memorandum of Understanding? The applicant had a short window under
which to identify the significant barriers to development and purchase the main portion of
the development property. The MOU was used as a tool for addressing with City staff
significant site development concepts which have prevented previous development
proposals from moving forward including the wetlands, off-site street improvements,
utility and other infrastructure needs, property assemblage issues, and the North College
gateway, among others.
Issues for City Council Discussion.
1. Is this the type of development desired on North College Avenue.
2. Is pledging property tax increment appropriate to facilitate
development/redevelopment in this area.
3. Is the Roundabout at the entry to the project on Willox Lane desirable.
4. The North College Access Control Plan shows a future street connection through
this project to Spaulding Lane to the north. There are two options: construct the
eventual connection in Access Control Plan even if it impacts the wetlands; or
have the connection terminate at the ditch, with no impact to the wetlands.
North College Marketplace Property Inclusion Map -Ft . Collins , Colorado ATTACHMENT 3
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o „p• Ownership Key : S1
p I , . A: 1908 North College, LLC 4. 84 ac.
B : 1908 North College, LLC 17.31 ac.
N C: 1908 North College, LLC 1 . 17 ac.
D : Janet Haas (Not a part) 0.44 ac.
t
I „ - 1 -� .' E: Frank Perez (Not apart) 0.38 ac.
F : Frank Perez—U/C 0.46 ac.
_ T _ * G: Floyd & Ruth Barber—U/C 0.55 ac.
M K •1 � H: Floyd & Ruth Barber—U/C 0.40 ac.
' I : Richard & Paul Jones—U/C 0.75 ac.
J: Beulah Adamich (Not a part) 1 .00 ac.
6• I K: Ray & Norma Mayes (Not a part) 0.30 ac.
G L: Ray & Norma Mayes (Not a part) 0. 12 ac.
M: Robert Breckenridge (Not a part) 0.88 ac.
N: Robert Breckenridge (Not a part) 0.41 ac.
O : Jerry & Helen Davis (Not a part) 4.00 ac.
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u' Total Project Area: 25 .48 Acres
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MEMBERSHIPS EXPERIENCE
CCIM Chapter 17 Real estate development
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LoopNet Acquisition and liquidation consulting t e
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Northern Colorado Commercial
Retail/office/industrial leasing and sales
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Northern Colorado Economic
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OUR HISTORY AND VALUES _ OUR VISION
Don Marostica and Eric Holsapple founded Loveland Commercial in 1996 as a real Thevisionof Loveland Commercial is one of imaginationand innovation.
estate development and brokerage company with the vision to improve the quality of The imagination comes from our desire to create new ways to help
developed Northern Colorado and continue to make it an excellent place to live and our customers achieve their goals while benefiting the community. The
do business. Today, we are a hands-on company, specializing in: innovation comes from making those a reality. For example:
• Real estate brokerage SITUATION: Local governments often require entitlements for properties
Land development and area redevelopment that are changing from one use to another or may require special
• Real estate investments use permits.
• Property management LC SOLUTION: We use our expertise in entitlements and relationships
Tenant representation - with local governments to ensure our customers can use the property
�•s - -� as desired before completing their purchase.
The economic vitality of our region is critical to the success of our customers, which
makes it critical to our success as well. That's why we continually invest in and develop SITUATION: New developments on vacant land on the outer edges
projects and organizations such as the Northern Colorado Economic Development of communities frequently draw businesses and residents away from a
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Corporation (NCEDC) and the Loveland Commercial Endowed Chair of Real Estate at community core.
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Colorado State University that will keep our community growing. r LC SOLUTION: Loveland Commercial invests in or encourages the reuse
now of existing structures for redevelopment to revitalize and enhance older
OUR PARTNERS ORR
areas instead of always building new.
SITUATION: Members of larger brokerage firms often rely only on their
The partners of Loveland Commercial all wear different hats - and even share them fellow brokers in-house to develop leads.
if necessary - which gives us a dynamic breadth not normally found in companies of LC SOLUTION: We subscribe to multiple national marketing databases,
our size. Our capabilities combined with our high level of customer service make us the including LoopNet, CCIM Online, and Costar, as well as regional
brokerage and developer of choice across Northern Colorado. ones to maximize exposure to our clients' properties. We also network
DON MAROSTICA Don'sspecialty is expediting the platting, approval, and development k with our local contacts and references on a regular basis to get the
processes through local governments. As a former member of the Loveland City word out about properties we are listing and keep our ears open to
Council and current member of the Colorado State House of Representatives, he listen for information on available properties for our clients. And we
"hit the streets" to talk to business owners in person about their real
has an excellent working rapport with city departments, planning commissions, and -
councils. His experience of more than 30 years in commercial real estate has given him estate needs.
an excellent understanding of all aspects of real estate, which makes him a valuable
asset to Loveland Commercial customers.
USTER
ERIC HOLSAPPLE, CCIM Eric is our financial expert. He has a doctoral degree in I
economics and vast experience in real estate investment, corporate management, OUR • TO YOU
and development project management. He is an adjunct professor at Colorado State
University, teaching courses in real estate principles, finance, and market analysis, and With • _ than 60 _ • years in real estate, _
has published several articles on real estate finance. He was a founder of the Everitt
Real Estate Center at Colorado State University, twice serving as its interim director, and professionals at Loveland Commercial have the experience
is actively involved with the Northern Colorado Economic Development Corporation.
and expertise — and the dedication . our customers — to
BLAINE RAPPE, CCIM Blaine is our expert in property management and overseeing make yourproject or real estate transaction successful .
the entitlement process of our properties under development. He has more than 10
Give us a call to find out what we can do for you .
years of experience in construction and real estate accounting, purchase and sale
contract negotiations, construction finance, real estate tax planning, and property
management. He currently manages all of Loveland Commercial's properties, which
................................................................................................................................................................................................................................................................................................................................
include a 130,000 sf retail shopping center, a 380 unit self storage complex, and several r•r•r•r•r•r
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other commercial properties in Northern Colorado. •r�r�r�r•j•j
NATHAN KLEIN Nathan specializes in commercial real estate brokerage and roeLoveland 1043 Eagle Drive P: 970-667-7000 www.lovelandcommercial.com
redevelopment projects to help revitalize older areas of the Northern Colorado Loveland , CO 80537 F: 970-635-2514
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community. His ability to analyze property values and market conditions, as well as
identify market opportunities, provides an exceptional service to our customers. Nathan Rene ,
also works to maximize the use of technologyto improve the brokering ex erience. B ;'ti'ti' ' •' •- •- •- •- •- • - •- •- •- • - •- •- •- •-
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LOVELAND COMMERCIAL, LLC
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PH:
LOVELAND, CO 80537
PH: 970-667-7000 SCALE: 1 :80
THE LA L STREET,
GROUP, LTD. NORTH COLLEGE AVENUE AND EAST WILLOX LANE ALTERNATIVE 8
COLLINSJuly 25 2008
D R,CE STREET, SUITE 435 FORT IIVS CO.
DENVER, CO 80202
PH: 303-297-3334
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A Pre-Application Hearing August 6, 2008
ATTACHMENT 8
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A Pre-Application Hearing August6, 2008
ATTACHMENT
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A Pre-Application Hearing August6, 2008
ATTACHMENT 10
x Development Review
Sign Up for Submit Attend Staff Present at a
Submit Final Attend Staff Sign At A G I a n ce
Conceptual Application Review Public Hearin Plans Review Development � � �
Review You submit either Staff meets to discuss Type I(Administrative) You submit either Steff meets to discuss Agreement City of F� o
You meet with our new or revised: their comments at Safi or Type 1I(Planning& new final or revised their comments at Staff Su signed DA to
•application(new projects) Review.You are Ln' Hoard final: Review.You are ACRONYMS
StefftOreviewyour _ ens ) DRC for DA-Develo mentA moment
W welcome and public hearing application on(new p ojads) encouraged
end DD g
proposal.Weil help -other documents encouraged ro attend detemhtthes whether -P� encouraged to attend '�� DCP-Development Constmction Permit
you prepare your .preliminary review fees this review. the project is: 'other documents this review. Attorney. DRC-Development Review Center
formal development to the DRC.Your _approved
-final review fees..
Jump lnWith review submittal. plans are reviewed rxv wnrbWk*approved to the DRC.Your final rn.t
Your Eyes by city departments ^S '. -denied, plans are reviewed i
O nl and outside .ue..yv.n Once you get by City departments .ve..gwm Record
FromaapPllcetions to agencies. ^"'�^ preliminary approval, and outside. rwe""
zoning,introduce Sign Up for zwo".. go to the next step. agencies. D nN.. Final Mylars
yourself to how our Goal:Get your You submit mylars
corriplaled owner
development review Preliminary proposal ready for Make Goal:Get your Wake ceerd'fi ;
taff
works. Design Review hearingl proposal ready for
Pay$5Oo and provide Revisions recording! Revisions collects city>
Goal:Make sum your preliminary plans& You revise your project You revise your project and signatures and
development idea is civil drawings.Our to address comments to address comments City records
mytars with
feasible. Staff collaborates with from Staff Review.Go from Staff Review.Go
back to S 3 and back lo 6.OnceCongratulations!
and C;ounty�
you tr discuss SeP ledisoe
constraints 8 submit revisions.Once Staff determines its Your project is done with
opportunities, Staff determines it's ready,Proceed to the Development Review! Schedule
PPo ready,proceed to the next step.
resulting in a list of next step. Below-Grade
critcal issues. Building
This new step Construct Inspections -
exposesanyfetal DRC EVnaer gets a Public Foundation &
flaws early on. draft of theDA. Footing (F&F)
Improvements i Yourstructu engineer
Submit &Allow inspects footings and Schedule
A lication Develo moot foundation work(incl. Final Building
A neighborhood pp p :damp-proofing,soils,
submit:meeting may be You ..... lnSpBCe perimeterdrein,etc.) Inspections
-application Schedule
required at this point A Development
nt Once construction is
-plans Submit DCP Inspector from City Schedule building Above-Grade substantial) complete,
-other documents Pe ty 9 ui P
-review fees You submit a DCP Engineering,inspects inspector from City Buildin schedule building a
to the DRC. application(provided construction of Neighborhood& g building inspector from
Complete�aeps,uNess the DRC Engineer)for underground utilities, Building Services to Inspections City Neighborhood&
YOU are just doing Tenant a permit to proceed curb& utters, Receive check water,sewer and Schedule building Building Services
marked withsteps are Plan Review with grading and utility sideways,roadways Building electrical connections, inspector from City reviews approved plans
Your plans are work. Refer to the and storm facilities as they are completed. Neighborhood& and inspects work as
Submit application to reviewed by City chapter for list of items (anything the City will Permit Building Services to built.
Poudre Fire Authority departments and in this application. inherit).Once work is Go to the DRC and Schedule with outside check rough-ins
Sign U for and it food service, outside agencies,we approved,you receive pay full development agencies to inspect gas including walls,roofs, Schedule outside
9 p Larimer County need 4 weeks lt required,also attend an Initial Letter of fees based on and other utility interiors and floors,as agencies to perform
Pre-Submittal Health Dept. maximum. a DCP meeting. Acceptance. valuation of work. connections. they are constructed. final inspections.
ATTACHMENT 11
• North College Marketplace Pre-Application Hearing
City Council Site Visit — July 22, 2008
In Attendance:
Doug Hutchinson -Mayor
Ben Manvel—District 1 Council Member
Wade Troxell—District 4 Council Member
Kelly Olson—District 5 Council Member
Darin Atteberry— City Manager
Diane Jones—Deputy City Manager
Steve Roy—City Attorney
Mark Jackson—Transportation Group Director
Cameron Gloss—Current Planning Director
Steve Olt—City Planner (Project Planner)
Wes Lamarque—Stormwater Engineer
Christina Vincent—Advance Planning
Tim Buchanan—City Forester
Shelby Sommer—City Planner
• Summary Notes:
On the bus ride to the site Council Member Olson requested a summary of recent
Planning and Zoning Board action related to the rezoning of the property for the North
College Marketplace.
Cameron Gloss and Steve Roy explained that the Planning and Zoning Board
recommended denial of the rezoning proposal, and advised the applicant to pursue the
addition of a permitted use to the zone district instead. They stated that the rezoning
proposal may be tabled if the addition of a permitted use route is pursued.
Council Member Olson questioned why the Planning and Zoning Board recommended
denial, when either scenario would result in the same outcome (a grocery store).
Cameron Gloss explained that adding a permitted use to the existing zone would result in
a smaller, better tailored list of uses appropriate for the site, specific to a development
plan, rather than a rezoning that would open the property up to a number of uses that may
not be considered as appropriate for the site.
TOUR STOP 1 —Blue Spruce Dr./Willox Lane Intersection (located near the eastern
edge of the proposed shopping center)
. Eric Holsapple with Loveland Commercial, LLC (the potential developer)joined the
group to listen to the discussion.
I
• Steve Olt described the alignment of the proposed driveways into the site for the loading
and service functions of the proposed supermarket. He explained that the supermarket's
entrance would face west, and the loading and service area would be located behind the
store, adjacent to the existing wetlands, and roughly in-line with the portion where
Willox Lane curves. He said that no formal Project Development Plan (PDP) had been
submitted yet, though preliminary site plans show approximately 8 to 10 pad sites around
the supermarket, and liner retail shops would be located on the south side between Willox
Lane and the grocery store.
Council Member Olson asked about the existing trees on the site and if those would be
preserved.
Tim Buchanan responded that some of the cottonwoods (darker green) would be
impacted and would need to be mitigated. He also mentioned that the Russian Olives
(light green) are an invasive species.
Council Member Olson noted that the loading dock and retaining wall will be adjacent to
the wetland area. He questioned how the close proximity of impervious surfaces and the
retaining wall would enhance and impact the quality of the wetlands.
Cameron Gloss explained that the plantings in the wetlands would be enhanced
• (appropriate species would be added) and there would not be a net loss in plant quantities.
The invasive species will be thinned and the overall quality of the wetland (now
considered low to moderate in quality) will be enhanced with the addition of species and
removal of undesirable species.
Council Member Manvel noted that the enhancement of wetlands would involve the
improving the overall quality and diversity of the wetlands, not necessarily increasing the
quantity or depth of the wetlands.
Mayor Hutchinson and Tim Buchanan said that the removal of the invasive species
(primarily Russian Olive trees) would be a benefit to the City.
Council Member Olson explained that he will be asking questions about the specifics of
the proposed wetland enhancements at the Pre-Application Hearing and would like staff
to be prepared to give specific answers.
Council Member Troxell asked what the boring pipes on the property were for.
Nobody was able to respond why the pipes were there.
TOUR STOP 2 —Willox Lane (near the proposed roundabout)
• Steve Olt and Mark Jackson explained the alignment of access points into the site and the
potential for a roundabout along Willox Lane.
2
• Mark Jackson explained that improvements at the College Avenue/Willow Lane
intersection will be dependent upon the location of the access points into the site, and
median control may be necessary. The North College Access Control Plans calls for a
circulator road parallel to College Ave., and Transportation feels that it may be safest to
align the circulator with the existing driveway to the south and control the intersection
with a roundabout.
Council Member Olson stated that the old Wal-Mart traffic circulation was very poor but
in general City Council counts on staff members to look out for the public interest when
it comes to making recommendations about circulation, spacing, and transportation
layouts.
Steve Olt noted that the North College Access Control Plan calls for a street connection
from Willox Lane to Spaulding Lane, north of the irrigation ditch, and the Access Control
Plan may need to be amended if this connection is not proposed with the North College
Marketplace, PDP.
Mark Jackson explained that the Access Control Plan is a three-party agreement(City of
Fort Collins, CDOT, Latimer County) and an amendment may make sense depending on
the proposal. He said the priorities of the Transportation staff are safety, mobility and
access and there is some flexibility as long as those priorities are not compromised.
• Council Member Olson questioned if there may be more value to the site if there was not
a road through the wetlands.
TOUR STOP 3 —Grape Street (north edge of site)
Steve Olt noted that the automobile dealership and the Pobre Pancho's restaurant at the
corner of College Avenue and Willox Lane were not included in the development plans at
this time. The properties along the south side of Grape Street are included, and the
properties along the north side of Grape Street are not included in the development plans.
He mentioned that Grape Street is a dedicated public right-of-way and that the
development plan may include vacation of the right-of-way with retention of a private
access easement through the North College Marketplace, PDP for the homes that will
remain.
Council Member Olson questioned if access to the remaining residences would be a
controversial issue.
Steve Olt answered that as long as reasonable access is retained through the site to the
existing properties, it would probably not be too controversial.
Mayor Hutchinson commented that the condition of Grape Street and its access onto
College Avenue is currently substandard and the development proposal may present an
• opportunity for improved access and safety.
3
• Council Member Manvel questioned how many residences would need to be relocated
and if they were low income residences.
Christina Vincent explained that approximately 8 lower-income residences would need to
be relocated. These residences are primarily rentals, several of which are weekly rental
units.
Council Member Olson asked if the billboards along College Avenue,just north of Grape
Street would be removed with this proposal.
Cameron Gloss mentioned that the billboards are subject to permit by Colorado
Department of Transportation(CDOT) since College Avenue is a state highway. Local
regulations cannot prohibit these billboards because they are within CDOT's jurisdiction
so they will likely remain in their current location.
TOUR STOP 4—Along ditch road (overlooking the northern portion of the site at the
northerly wetland area)
Steve Olt explained the layout of the site from the ditch road and pointed out the wetland
area that would be enhanced with the proposal.
• Cameron Gloss said that the north wetland is not connected to the south wetland and a
connection between the two areas is not desired due to Federal regulations and the
different nature of each wetland area. The north wetland is of a relatively high quality
with a greater variety of species than the south wetland. He explained that 100 percent of
the northern wetland would be retained with enhancement around the perimeter. The
wetland is fed primarily by ditch leakage. The dogleg area of wetland that jets into the
site would need to be removed for the supermarket building, but the expansion and
enhancement of other wetlands would mitigate the loss.
Council Member Olson said that maintaining the existing trees on the site could be seen
as an amenity to the development and efforts should be made to preserve the trees. He
also questioned what the rows/swaths were through the wetland area since wetlands are
not supposed to be tampered with.
Cameron Gloss and Steve Olt indicated that they thought they were "people trails" but
were uncertain what their purpose was. It may have something to do with mosquito
control.
Council Member Olson asked who on City staff has wetland training and knowledge.
Cameron Gloss replied that Dana Leavitt is the Environmental Planner who is the lead
point of contact for wetland issues. Dana has wetland training and others in Natural
Resources are also knowledgeable about wetland issues. Cameron Gloss also mentioned
4
• that a professional Ecological Characterization Study and Wetland Delineations are
required as part of the Project Development Plan process.
Council Member Manvel asked if the properties on the north side of the irrigation ditch
were in the City.
Steve Olt responded that those properties are not in the City limits but are within the
City's Growth Management Area.
Council Member Olson questioned who would own the wetland and the ditch road.
Steve Olt answered that the developer would own the wetland in addition to the rest of
the site and the ditch road is owned and maintained by the ditch company.
TOUR STOP 5—Along ditch road(overlooking the northeastern portion of the site at
the southerly wetland area)
Council Member Olson reiterated that he would like more information(general but
accurate) about the wetland enhancement at the hearing.
Council Member Olson asked about water quality and how the runoff from the parking
lot and other impervious areas would impact the wetland quality.
Wes Lamarque responded that the wetlands will be considered US Waters and cannot be
used for water quality treatment. He said that the development plan will need to have an
area for water quality treatment before the water enters the wetlands.
5
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ATTACHMENT 12
• North College Marketplace - Wetlands
* Dana Leavitt, Environmental Planner
Two wetlands on the property
1. South Wetlands - 41
* 3.21 acres±located in southeast section of the property.
* Consists of two distinct types of wetlands:
First portion(#1-A) consists of rushes and water dependent plant
species, roughly rectangular in shape, edges formed by fill material
on three sides. This portion of the wetland is of moderate value—
on the plus side, with some evidence of seasonal water and the
abundance of wetlands plants providing habitat. Will be preserved
and enhanced with native wetland plants.
The second portion(#1-B)of the wetland extends westward into
the central part of the site, situated in a shallow depression.
Consists of few plant types such as Russian Olive, not very
diverse,of low value, doesn't support much wildlife. This area is
to be filled to allow the placement of the building, parking and
such to occur without impacting the other wetlands on site.
• 2. North Wetlands - #2
* 3.64 acres + located adjacent to the canal, separated from the southern
wetlands by a low ridge.
* There is no hydrologic connection between the two wetlands. They
function independently.
* This wetland has the most diversity, is of the highest value, supporting a
variety of wildlife.
* Entire wetland will be preserved.
* Wetland vegetation along the perimeter of the wetland will be enhanced
with additional native plant species.
Summary:
* The amount of wetlands to be impacted is under 1.5 acres, all occurring in
Wetlands area#1-A.
* Wetlands mitigation will occur, at a replacement rate of 1:1, along the
north and west of Wetland #1-A and along the southeast comer portion of
Wetlands Q.
* All of the invasive plant species, such as the Russian Olives, will be
removed, many of which are located along the edges of the wetlands.
* Wildlife habitat will be established between the two wetlands, increasing
the value of both wetlands, creating a wildlife corridor running from the
canal from the north edge of the property to the south edge of the property.
•
_ . ..
1 Steve Olt-wetlands map IsPage 1
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SITE DATA:
I I 111111 1 I I FIf�E PaD- 0 1
OVERALL SITE f 29.19 Ac
(After ROW Dedication) 23.13 Ac
ulnl Inl _-p _ seors -
,� uR - SUPER-MARKET 123K
` BANK 4.2K
FAST FOOD 3.2K
P POSED F L
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EAST FVIL O LAVE PAR PRO
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7 � RATIO 4.57/ 1000 SF
LOVELAND COMMERCIAL,LLC
I043EAGLE DRIVE LOVEtAND,C080ii7 NORTH COLLEGE MARKETPLACE � SCALE:: 1:80
PH:970-667.7000 ALTERNATIVE S
THE NRcLHERN GROUP,LTD. NORTH COLLEGE AVENUE AND EAST WILLOY LANE July 25 2003
17309l-MR STR£ET.SnrECe
mlliR.c080:0: FORT COLLINS CO.
Pti:103-:97-3134