HomeMy WebLinkAboutELIZABETH & CITY PARK CORNER REDEVELOPMENT - PDP - PDP120008 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESElizabeth and City Park Redevelopment Owner's Names:
Elizabeth and City Park Corner LLC
1107 City Park Avenue
Fort Collins CO 80521
John Musa
970.481,6690
The Elizabeth and City Park Corner Redevelopment PDP project will have a
variance request for the LCUASS standard for parking space setbacks on
City Park Drive.
(vi) The applicant shall submit as evidence of successful completion of the
applicable criteria, the completed documents pursuant to these --------- -- --- -
regulations for each proposed use. The planning Director may require,
or the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria shall be
described.
The Elizabeth and City Park Corner Redevelopment PDP project will have a
variance request for the LCUASS standard for parking space setbacks on
City Park Drive.
(vii) Narrative description of how conflicts between land uses or
disturbances to wetlands, natural habitats and features and or wildlife
are being avoided to the maximum extent feasible or are mitigated.
There are not existing wetlands, natural habitats or features currently located
on site. There are some trees within the interior of the site which will be
removed with this proposed PDP. We will meet with Tim Buchanan, City
Forester to have an assessment of the existing trees completed.
(viii) Written narrative addressing each concern/issue raised at the
neighborhood meeting(s), if a meeting has been held.
There has not been a neighborhood meeting.
(ix) Name of the project as well as any previous name the project may have
had during Conceptual Review.
The project name is Elizabeth and City Park Corner Redevelopment PDP and
was called "Commercial Building at 1401 West Elizabeth Street' on the
Conceptual Review letter.
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Elizabeth and City Park Corner Redevelopment PDP meets almost all of the principles and
policies outlined in the Community Commercial District. The project will provide a compact
urban redevelopment project that is in an ideal location, is within walking distance to many
destinations and is within an targeted infill area. The project is designed to be
complimentary in style, character, and scale to the existing redevelopment within the C-C
District and in the.Campus West Community Commercial District Planning Study Report.
The report recommends that the design on West Elizabeth Street is consistent with flood
protection requirements, multiple transportation needs, and streetscape improvements that
will tie into 'people places' -- patios, plazas, walkways, etc.
This project also provides separation of walking areas from traffic on West Elizabeth Street
by the addition of a 12' sidewalk with landscape, patios and site furnishings.
Transportation
Principle T 9: Enhanced Travel Corridors will contain amenities and designs that
specifically promote walking, the use of mass transit, and bicycling.
West Elizabeth Street is proposed to eventually become an enhanced travel corridor,
providing a strong connection between CSU, the Mason Street Corridor and the CSU
Research Campus. There are Transfort stops to the west of the project as well as bike
lanes in both City Park Drive and West Elizabeth.
This building will promote and support the idea of their customers utilizing alternative modes
of transportation (walking/biking) or public transportation.
(ii) Description of proposed open space, wetlands, natural habitats and
features, landscaping, circulation, transition areas, and associated
buffering on site and in the general vicinity of the project.
There are no wetlands or significant natural habitats within the boundaries of
the site. There is an existing tree on the site that will have to be removed and
mitigated. The team will meet with the City Forester to assess the existing
trees and landscaping.
(iii) Statement of proposed ownership and maintenance of public and
private open space areas; applicant's intentions with regard to future
ownership of all or portions of the project development plan.
The building will be owned by the building developer/owner and will be leased
to individual tenants.
(iv) Estimate of number of employees for business, commercial, and
industrial uses.
5-7
(v) Description of rationale behind the assumptions and choices made by
the applicant.
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on the north side of the building. There will be a 12' walk on Elizabeth Street and an 8' walk
on City Park Avenue.
Statement of appropriate City Plan Principles and Policies achieved by the proposed
plan:
Economic Health
Principle EH 4: The City will encourage the redevelopment of strategic areas within
the community as defined in the Community and Neighborhood Livability
and Neighborhood Principles and Policies.
Policy EH 4.1 —Prioritize Targeted Redevelopment Areas
The Elizabeth and City Park Corner Redevelopment PDP is located within the C-C zoning
district and in the Campus West Community Commercial District Planning Study Report.
The Campus West area has been identified as a targeted infill and redevelopment area.
Environmental Health
Principle ENV 18: The City will minimize potentially hazardous conditions associated
with flooding, recognize and manage for the preservation of floodplain values, adhere
to all City mandated codes, policies, and goals, and comply with all State and
Federally mandated laws and regulations related to the management of activities in
floodprone areas.
Elizabeth and City Park Corner Redevelopment PDP is located in the City's 100-year flood
fringe and floodway and will satisfy the City's floodplain requirements. The Finished Floor of
the building will be set a minimum of 18-inches above the adjusted BFE.
Community and Neighborhood Livibility
Principle LIV 30: Commercial Districts will be designed to accommodate all modes of
travel — pedestrian, bicycle, transit, and motor vehicle — in a compact setting.
Policy LIV 30.1, 30.2, 30.3, 30.4
Principle LIV 31: Each commercial District should feature a mix of uses and an
attractive and inviting public realm that encourages pedestrian activity, reinforces the
unique identity of the District, and complements the scale and character of
surrounding neighborhoods.
Policy 31.2, 31.4
Principle LIV 35: Community Commercial Districts will be communitywide
destinations and hubs for a high -frequency transit system. They will be quality mixed -
use urban activity centers that offer retail, offices, services, small civic uses, and
higher density housing, in an environment that promotes walking, bicycling, transit
and ridesharing.
Policy LIV 35.1, 35.2, 35.3, 35.4, 35.5
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Elizabeth and City Park Corner Redevelopment PDP
Statement of Planning Objectives
March 14, 2012
The Elizabeth and City Park Corner Redevelopment PDP is located at 1401 West Elizabeth
Street. The site currently consists of a vacant building that formerly housed Consuelo's
Mexican restaurant. The existing structure will be taken down and replaced with a new
7,375 s.f. one-story building.
The site is within the C-C zoning district and in the Campus West Community Commercial
District Planning Study Report. According to the Purpose Statement contained within Article
4 of the Land Use Code, "The Community Commercial District provides a combination of
retail, offices, services, cultural facilities, civic uses and higher density housing..."
The area surrounding Elizabeth and City Park Corner Redevelopment PDP will contain a
mix of restaurants, retail, and personal service uses. A growing trend in the Campus West
area is the redevelopment of older properties as the market becomes stronger for
revitalization. The recent Campus West Redevelopment, just to the east of this property is a
good example of the type of infill redevelopment that is occurring. The proposed project is
located within walking and biking distance from the CSU campus and the surrounding
neighborhoods, thus representing a reduction in the amount of cars on the streets. There
are existing transit stops just to the west of the site.
The building is proposed to have all main entrances face West Elizabeth Street with
secondary entrances on the south side of the building for patrons parking in the provided lot.
A Fire sprinkler system will be installed throughout for each tenant to modify as needed.
The Architecture style is based on the owner's adjacent building to blend the two sites. A
masonry wainscot wraps the building to ground the base of the building and provide a
human scale. Variation in massing and materials have been obtained on all each elevations
with stepping in height and depths using various materials such as masonry veneer,
architectural panels, and hard coat stucco. Suite entrances are marked with permanent steel
canopies for visual identity and weather protection. All utility meters and gear are located on
the west elevation at the south end and will be painted to match the adjacent materials to
minimize visibility. Exterior lighting has been located over each entry and low step lighting
has been used around the perimeter to light all walking surfaces properly. The project will
have a new paved parking lot containing 28 spaces at the backside of the lot, thus
consolidating parking in rear of building. In addition, the project will eliminate several curb
cuts, creating a safer pedestrian experience.
The building is placed as far north as possible. Unfortunately there is an existing storm pipe
and sanitary sewer line paralleling the right-of-way, thus preventing street trees in tree
grates. Additional right-of-way and utility easements are provided on both street frontages.
As in the other recent development in Campus West, this project will also be constructed to
have its finished floor elevation 18" out of the floodplain and thus will have floodproofing
terrace features such as walls, steps, ramps, and railings located on the north side of the
building. This provides opportunities for tenants to have outdoor seating areas and patios
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