HomeMy WebLinkAboutELIZABETH & CITY PARK CORNER REDEVELOPMENT - PDP - PDP120008 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES (3)Elizabeth 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
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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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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