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HomeMy WebLinkAboutTHE PLAZA @ PAVILION LANE - PDP - 37-07 - CORRESPONDENCE - (6)from the property boundaries. Please contact Steve Olt, at 221-6341, to assist you in setting a date, time, and location for the meeting if one is requested or necessary. 13. The City's Planning & Zoning Department will coordinate the development review process. The required submittal package will be submitted to the Development Review Center, at 281 North College Avenue, and distributed accordingly to other City departments and outside reviewing agencies involved in development review. The following development review process documents are attached to this comment letter: City of Fort Collins Development Review Process flow chart Development Review Fee Schedule Development Review Application Transportation Development Review Fee Rates for 2006 and 2007 Transportation Development Review Fee application Division 2.8 Modifications of Standards of the LUC (if any modifications are needed) Section 3.5.1(G) Building Height Review of the LUC (if the hotel building is to exceed 40' in height) Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings of the LUC relating to the relation of buildings to streets, "build -to" lines, and building character and image 9 (ROW) line and a distance of 0 — 15' from the Pavilion Lane ROW line. Technically, Section 3.5.3(13)(2)(a) requires that a building be placed on the corner of the property at the intersection of the 2 streets that meets the "build -to" line for both streets. The conceptual plan shows a detention area in this location. d. There is a minimum parking requirement for the hotel use, being 1 space per unit (guest room); and, a maximum parking allowance for the restaurant use, being 10 spaces per 1,000 square feet of floor area in the buildings. e. Is the hotel building going to be more than 40' in height? If so, the PDP submittal must include information satisfying the Building Height Review requirements set forth in Section 3.5.1(G) of the LUC. Please contact Steve, at 221-6341, if you have questions about these comments. 9. This development request will be subject to the Development Review Fee Schedule that is available in the Planning & Zoning Department office. The fees are due at the time of submittal of the required documents for the appropriate development review process (overall development plan, project development plan, final compliance, etc.) by City staff and affected outside reviewing agencies. 10. The required Transportation Development Review Fees must be paid at time of submittals and the fees are paid directly to the Engineering Department. 11. This development proposal is subject to the requirements as set forth in the City's LUC, most specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Division 4.26 — Harmony Corridor District. Copies of Article 3 and Division 4.26 are available in the Planning & Zoning Department or on the City of Fort Collins website @ www.fcgov.com. Go to City Services A-Z, then Departments, then Planning & Zoning. 12. The proposed land uses (hotel and restaurant) will be subject to a Planning and Zoning Board (Type 2) review, as set forth in Section 4.26(B)(3)(c) of the LUC. The developer/applicant is required to hold a neighborhood meeting prior to formal submittal of the project. This is set forth in Section 2.2.2 of the LUC. The required notification area, depending on the land uses, is set forth in Section 2.2.6 of the LUC. In this case (if there is more than 25,000 square feet of new non-residential uses), the notification area would be a minimum of 1,000' in all directions K d. Components of green building could be integrated into the project. The following City -supported programs include: Deconstruction/Construction Debris — Natural Resources, John Armstrong (416-2230). Integrated Design Assistance Program — Utilities, Gary Schroeder (221-6395). Electric Efficiency Program — Utilities, John Phelan (416- 2539). Please contact Dana, at 224-6143, if you have questions about these comments. 8. Steve Olt of the Planning & Zoning Department offers the following comments: a. The development proposal will be subject to the standards and guidelines set forth in the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines. These documents are available on the City's website at: www.fcgov.com/cityplanning/documents.php b. Both the proposed hotel and standard restaurant uses are defined as Secondary Uses in the HC District, per Section 4.26(D)(2) of the LUC. Secondary uses can occupy no more than 25% of the total gross area of the development plan. However, as Lot 1 of the recorded Goodwill Industries of Denver subdivision plat this property / site is part of a larger overall development plan in the form of a Harmony Corridor Regional Shopping Center as defined in the Harmony Corridor Standards and Guidelines. This center is bounded by South College Avenue to the west, Troutman Parkway to the north, Boardwalk Drive and Landings Park to the east, and East Harmony Road to the south. The total area of this regional shopping center is approximately 110 acres. The restaurant use is a permitted use in a Harmony Corridor Regional Shopping Center but a hotel (lodging establishment) is not. Therefore; it may be necessary to request a modification of the standard that limits the amount of secondary uses; being Section 4.26(D)(2) of the LUC. C. JFK Parkway is an arterial street and Pavilion Lane is a commercial local street. The buildings must satisfy the "build -to" line standards set forth in Section 3.5.3(B)(2) of the LUC or a modification of the applicable standard may be requested by the applicant for review and decision by the Planning & Zoning Board. Buildings must be located a distance of 10' — 25' from the JFK Parkway right-of-way b. Address Numerals - Address numerals shall be visible from the street fronting the property and posted with a minimum six-inch (6) numerals on a contrasting background (bronze numerals on brown brick, for example, are not acceptable). 97UFC 901.4.4. C. Water Supply - Fire hydrants, where required, must be of a type approved by the water district having jurisdiction and Poudre Fire Authority. Hydrant spacing and water flow must meet the minimum requirements based on the type of occupancy. Minimum flow and spacing requirements include: Commercial - 1,500 gallons per minute @ 20 pounds per square inch, spaced not further than 300 feet to the building on 600 foot centers thereafter. These requirements may be modified if the building is equipped with an automatic fire sprinkler system. 97UFC 901.2.2.2. d. Turning Radius - Minimum turning radius for fire apparatus on all roadways is 25 feet inside and 50 feet outside. e. Knox Box Required - Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4; PFA Bureau Policy 88-20. Please contact Carie, at 416-2869, if you have questions about these comments. 7. Dana Leavitt, the City's Environmental Planner, offered the following comments: a. A 50 foot buffer, serving as a wildlife corridor, is required along the Larimer County Canal No. 2 to the west, per Section 3.4.1(E) of the LUC. This buffer was established with the PDP and Final Plan approvals for the Goodwill Industries of Denver project to the south of Pavilion Lane. Please refer to those plans for the buffer location. b. The former tree wind -row on this site was removed during the Goodwill Industries of Denver project. With that observation, there will be no adverse impact to this project. C. Any trash enclosures proposed for the project shall comply with Section 3.2.5 of the LUC, ri f. In the McClelland's drainage basin on -site detention is required with a 0.2 cfs/acre release rate for the 10-year storm and a 0.5 cfs/acre release rate for the 100-year storm. Also, upstream of Boardwalk Drive the release rate is 0,23 cfs/acre. g. The Larimer County Canal No. 2 ditch company will need to sign off on the construction plans since there will be grading operations adjacent to their ditch. The applicant's engineer indicated that he has already contacted the ditch company. Please contact Glen, at 224-6065, if you have questions about these comments. 5. Rob Irish of the Light & Power Department offered the following comments: a. The City has existing power on the south side of Pavilion Lane. There is conduit to this site for 3-phase power. b. Any modifications to the existing electric system in the area associated with new development on this property will be at the property owner/developer's expense. C. A C-1 Commercial Form must be completed by the developer to help determine the electric needs for this development. d. The developer must coordinate the transformer location(s) with Light & Power. e. The normal electric development charges will apply to new development on this property. Please contact Rob, at 224-6167, if you have questions about these comments. . 6. Carle Dann of the Poudre Fire Authority offered the following comments: a. Building Area - If the proposed building exceeds 5,000 square feet for Type V construction it shall be fire contained or fire sprinklered. (H4 > 3,000 square feet = AS) 97UBC, Table 9-B (City of Fort Collins Amendment). If the existing structure has automatic fire sprinklers then the addition shall have fire sprinklers and the entire building shall be tied into one system. b. There is an existing 10" sanitary sewer main in JFK Parkway and an existing 8" sanitary sewer main in Pavilion Lane (this sewer main from JFK Parkway goes west only to the existing drive cut). C. Plant investment (development) fees and water rights will apply to this development request. They will be collected at the time of issuance of building permits. d. The City's water conservation standards for landscaping and irrigation systems will apply to this development request. e. Grease interceptors will be required for any restaurants included on the Site Plan. f. A repay for the Warren Lake trunk sewer will be due prior to issuance of any building permits for this development. Please contact Roger, at 221-6854, if you have questions about these comments. 4. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site in on Stormwater Inventory Map #8P. A copy of the map can be obtained from the Utility Service Center at 700 Wood Street. b. The design of this site must conform to the drainage basin design of the McClelland's Creek Master Drainageway Plan, as well as the City's Design Criteria and Construction Standards. C. The City-wide development fee is $3,070 per acre ($0.0705 / sq. ft.) for new impervious area over 350 square feet. No fee is charged for existing impervious area on the site. This fee is to be paid at the time of issuance of building permits. d. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. e. There is an existing pipe and channel on the property that would need to be piped to accommodate the site layout as proposed. Since the swale is the outfall for properties to the west it would minimize the detention on this site if the pipe bypassed the on -site detention as shown for this proposal. 4 e. This development proposal will be subject to the requirements set forth in the Larimer County Urban Area Street Standards (LCUASS). Any public improvements associated with this development must be built according to LCUASS. A sidewalk along the property line along Pavilion Lane must be constructed as part of this development. f. Any needed street cuts will be subject to the City's street cut penalty. g. A repay for the construction of Pavilion Lane may be due with development of this site. h. This development will be responsible for the repair or replacement of any damaged curb, gutter, and sidewalk around the site. i. A Development Agreement and a Development Construction Permit will be required for this development. j. The property was platted as Lot 1 of the Goodwill Industries of Denver subdivision. All new utility and emergency access easements on -site associated with this development may be dedicated through separate documents. A replat of Lot 1 would also be an option to dedicate the easements. k. Based on the conceptual plans, the required internal emergency access may be of concern. The ditch company for the Larimer County Canal No. 2, along the west side of the property, will have to approve and sign the utility plans. M. The required Transportation Development Review Fee must be paid at time of submittals of the PDP and Final Plans. The fees are paid directly to the Engineering Department. Please contact Marc Virata, at 221-6605, for the exact amounts of these fees. Please contact Marc, at 221-6605, if you have questions about these comments. 3. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There is an existing 8" water main in JFK Parkway and an existing 8" water main in Pavilion Lane. 3 d. Both the proposed hotel and standard restaurant uses are defined as Secondary Uses in the HC district, per Section 4.26(D)(2) of the LUC. Secondary uses can occupy no more than 25% of the total gross area of the development plan. However, as Lot 1 of the recorded Goodwill Industries of Denver subdivision plat this property / site is part of a larger overall development plan in the form of a regional shopping center as defined in the Harmony Corridor Standards and Guidelines. This center is bounded by South College Avenue to the west, Troutman Parkway to the north, Boardwalk Drive and Landings Park to the east, and East Harmony Road to the south. The total area of this regional shopping center is approximately 110 acres. e. JFK Parkway is an arterial street and Pavilion Lane is a commercial local street. The buildings must satisfy the "build -to" line standards set forth in Section 3.5.3(B)(2) of the LUC or a modification of the applicable standard may be requested for review and decision by the Planning & Zoning Board. Please contact Peter, at 416-2355, if you have questions about these comments. 2. Marc Virata of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. b. Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land use in the development plan. Please contact Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. C. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Ward Stanford of the Traffic Operations Department, at 221-6820, to determine what information will be needed in the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. d. The Larimer County Road Impact Fees will apply to development on this property. 2 MEETING DATE: September 17, 2007 ITEM: Candlewood Suites Hotel — Northwest Corner of JFK Parkway and Pavilion Lane APPLICANT: Brian Shear Shear Engineering Corporation 4836 South College Avenue, Suite 12 Fort Collins, CO. 80525 LAND USE DATA: Request for an 84-unit extended stay hotel and two 6,000 square foot restaurants, with 157 — 166 parking spaces on -site, on a property located at the northwest corner of JFK Parkway and Pavilion Lane, just east of South College Avenue. The property is in the HC — Harmony Corridor District. COMMENTS: U Gary Lopez of the Zoning Department offered the following comments: a. This property is in the HC — Harmony Corridor District. The proposed hotel (lodging establishment) and standard restaurants are permitted in the HC District, subject to a Planning & Zoning Board (Type 2) review and public hearing, as set forth in Section 4.26(B)(3)(c) of the City's Land Use Code (LUC). b. The development proposal will be subject to the standards and guidelines set forth in the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines. These documents are available on the City's website at: www.fc-gov.com/citypianning/documents.php C. There is a minimum parking requirement for the hotel use, being 1 space per unit (guest room); and, a maximum parking allowance for the restaurant use, being 10 spaces per 1,000 square feet of floor area in the buildings.