HomeMy WebLinkAboutELIZABETH & CITY PARK CORNER REDEVELOPMENT - PDP - PDP120008 - SUBMITTAL DOCUMENTS - ROUND 1 - (3)notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and
location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process.
Acknowledged.
18. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
Acknowledged.
19. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm,
Acknowledged.
20. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
Acknowledged.
21. Please see the Submittal Requirements and Checklist at:
http://www.fcqov.com/developmentreview/applications.php,
Acknowledged.
22. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
Acknowledged.
23. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Acknowledged.
9. Minimum Wall Articulation -In order to add architectural interest and variety and avoid the effect of a single,
long or massive wall with no relation to human size, the following additional standards shall apply:
1. No wall that faces a street or connecting walkway shall have a blank, uninterrupted length exceeding
thirty (30) feet without including at least two (2) of the following: change in plane, change in texture or
masonry pattern, windows, treillage with vines, or an equivalent element that subdivides the wall into
human scale proportions.
Acknowledged.
10. The building should have facades with clearly defined base and top. On your plans, please provide a
detail as to your treatment (e.g. cornice) Please see LUC 3.5.3(D)(6). Also, please provide a cornice detail
(section) on your elevations.
Acknowledged.
11. Bicycle racks will be required per 3.2.2(C) and you will need to have a detail on your site plan ensuring
that the rack is designed according to 3.2.2(C)(4)(c). Please ensure the placement of the bike rack does
not block the sidewalk and/or located within a landscape area oer LUC Section 3.2.2(C)(4)(b).
Bike racks are shown on the site plan and will meet 3.2.2(C)(4)(c).
12. The location of the utility boxes should not be on the north or east side of the building (not visible from
street) and should be screened.
Acknowledged, located at south-west corner of building
13. A photometric plan is required. Your photometric plan should give better detail of the fixtures to be used
on the building. Site lighting should be concealed and fully shielded and feature sharp cut off capability so
as to minimize up light, spill light, glare and unnecessary diffusion on adjacent property.
A photometric plan is included with this submittal.
14. Per LUC 3.5.3(D) the elevations facing the roads should have no less than 50% glazing.
Acknowledged.
15. The location of the utility boxes should not be facing Elizabeth or City Park. They should be screened to
blend in and not be visually intrusive.
Acknowledged, RTU's screened on roof , meters and gear is located on the south-west corner of the building and
will be painted to match adjacent materials.
16. Will ther be outdoor vending (Redbox), ice machines, propane gas? Please note LUC Section 3.5.1(J)
regarding outdoor vending.
None.
17. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is
not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to
Department: Electric Engineering
Contact: Justin Fields, 970.224.6150, ifields anfcgov.com
1. System modification and capacity charges will apply. A new transformer will be required. Light and
Power Engineering (970) 221-6700 will need a completed C-1 form and a one line diagram. A C-1 form
can be downloaded at http://www.fcgov.com/utilities/img/site_specificluploads/c-1_form.pdf. The new
transformer and meter location will need to be coordinated with Light and Power Engineering.
Acknowledged. A new transformer location is shown on the plans.
Current Planning
Contact: Courtney Levingston, 970-416.2283, clevingstonofcgov.com
1. We will want to coordinate this project with the redevelopment of the near by Wendy's site in terms of
sidewalk treatments, street trees and overall pedestrian experience. A larger conversation with additional
stakeholders may be a collaborative approach to promoting a cohesive streetscape.
Acknowledged.
2. In terms of the Campus West Community Commercial District Planning Study Report, the consultants
asserted that the nature of the area may be shifting to a mixed use "urban living" model. Moreover, it also
mentioned the need for a more cohesive identity for the area and promoted creating a sense of place.
Acknowledged. This project is very similar to the project to the east of this site.
3. Your new building must have a minimum height of 20' per LUC 4.18(E)(d)
Acknowledged.
4. The primary entrance should be along City Park Avenue or West Elizabeth Street with a connecting walk
way from the parking lot to the primary entrance. This will meet the true intent of the standard 3.5.3
The primary entrances to the building face City Park Avenue via connecting walkways on either end of the
building.
5. The central feature or gathering place (LUC 4.18(E)(b)) standard should not apply.
Acknowledged.
6. Please ensure landscape plans provide a hydrozone and water budget table.
Acknowledged.
7. Variation in Massing. A single, large, dominant building mass shall be avoided in new buildings and
Horizontal masses shall not exceed a height:width ratio of 1:3 without substantial variation in massing that
includes a change in height and a projecting or recessed elements.
Building massing has been broken up with facade stepping in plan and elevation along with change in materials
8. Entrances. Primary building entrances shall be clearly defined and recessed or framed by a sheltering
element such as an awning, arcade or portico in order to provide shelter from the summer sun and winter
weather.
Primary building entrances have been marked with permanent awnings designed to provide each entrance with
adequate shelter from weather.
Department: Engineering Development Review
Contact: Marc Virata, 970-221.6567, mvirata(a)fcaov.com
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
A traffic study is provided with this submittal.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Acknowledged.
6. The "visioning" of the streetscape for the property is to mimic that of the Campus West Redevelopment
project with wider attached sidewalks on City Park Avenue (8 feet) and Elizabeth Street (12 feet). The
property immediately west of the Wendy's is being asked to provide this streetscape as well continuing
through the Wendy's frontage. Discussion to coordinate this with that redevelopment proposal should be
explored.
Basically due to the fact that we had to bring this building up out of the floodplain, the frontage along Elizabeth
Street is virtually all concrete, ramps and steps. (similar to the project east of this site.) The 8 and 12 foot
sidewalks are easily accommodated and are labeled on the site plan.
7. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Right-of-way dedication to accommodate the sidewalks for Elizabeth Street and City Park
Avenue would be required. Utility easements would typically be required (15' on Elizabeth Street and 9'
on City Park Avenue), however with the building now fronting Elizabeth Street, it seems a utility easement
along Elizabeth Street isn't practical. In general, if the utility providers are acceptable to lesser utility
easement widths or foregoing the easements outright, Engineering would then similarly have no
objection.
Acknowledged. We are proposing an additional three (3) feet of R.O.W. along W. Elizabeth an additional one and
a half (1.5) feet of R.O.W. along City Park Avenue. Seven (7) foot utility easements are proposed along W.
Elizabeth and City Park Avenue. All R.O.W. and easements are to be dedicated by separate document.
8. The access onto Elizabeth Street would not be preferred given access spacing requirements in LCUASS
with the separation from the Wendy's drive approach (perhaps there is an opportunity to look at shared
access with Wendy's?) A variance request would be required in this instance. Perhaps a traffic study
would analyze the impacts of this access point in conjunction with a variance request.
The access has been removed.
9. Construction plans will be required.
Acknowledged.
10. A Development Agreement will be required and recorded at Larimer County once the project is finalized
with recordation costs paid for by the developer.
Acknowledged.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Acknowledged.
The building will be equipped a fire sprinkler system.
4. 4. A fire lane (emergency access easement) is required around the building. It shall be a minimum of 20
feet wide, support 40 ton and be flat, level and a hard deck.
The plans show a 20' wide fire lane, which will be dedicated by separate document. It would be a good idea if the
applicant's design team met with Ron Gonzales to clarify Fire access.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224-6143, lex(@Jcgov.com
1. The applicant has made note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". If any trees on site have a DBH of greater than
six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to
determine the status of the existing trees and any mitigation requirements as the result of development
impacts.
The applicant has met with Tim Buchanan and it was determined that a large tree in the parking area between
Consuelo's and the liquor store was to be removed. There is one other significant Honeylocust tree along
Elizabeth Street that will have to be removed and mitigated and one at the entrance off of City Park Avenue. A
note has been added to the site and landscape plan. Mitigation will be determined.
2. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
http://www.fcqov.com/conservation/biz-idap.php.
Acknowledged.
3. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re -landscaping and reduce
bluegrass lawns as much as possible.
Acknowledged. We have added a Hydrozone table to the landscape plan and as the site is so small, there are no
irrigated lawns.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata(cDfcgov.com
Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
Acknowledged.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Acknowledged. Included with this submittal.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
Acknowledged.
Extended detention is the usual method selected for water quality tredtment; however the use of any of
the BMPs is encouraged. Landscape areas are potential places to incorporate water quality treatment.
A Porous Landscape Detention (PLD) area has been provided to capture the new parking lot and a portion of the
existing lot to the south which also currently has no water quality measures. A waiver of the required WQCV
standard is being requested due to site constraints.
11. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
by contacting Jean Pakech at 221- 6375. There is also an erosion control escrow required before the
Development Construction Permit is issued. The amount of the escrow is determined by the design
engineer and is based on the site disturbance area or a minimum amount in accordance with the Fort
Collins Stormwater Design Criteria.
Acknowledged.
12. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan
as well the City's Stormwater Criteria Manual.
The design of the site is in conformance with the referenced standards except as otherwise noted.
Department: Park Planning
Contact: Craig Foreman, 970-221.6618, cforemanOfcgov.com
1. 1.2/06/12: No comments
Department: Historical Preservation
Contact: Josh Weinberg, 970.221.6206, jweinbergna fcgov.com
1. Building not yet 50 years old, so there is no historic preservation review.
Department: Fire Authority
Contact: Ron Gonzales, 970.221.6635, rgonzales(a)poudre-fire.org
Department: Fire Authority
Contact: Ron Gonzales, 970.221.6635, rgonzalesa)poudre-fire.org
1. 1. The address numerals are required to be visible from the street fronting the property, with minimum of
6-inch numerals.
Acknowledged.
2. 2. The water supply required for this project is 1500 gpm @ 20 psi, with a hydrant within 300-feet of the
building(s) measured as the hose would lay.
Acknowledged.
3. 3. This builidng exceeds 5,000 ft2; therefore, to reconstruct it shall be either fire contained or fire
sprinklered.
obtained at http://fcgov.wm/utilities/what-we-do/stormwater/floodingiiurms-documents. Floodway work
requires an additional no -rise certification and supporting documentation prepared by a licensed
professional engineer.
Acknowledged.
3. A new non-residential structure must be elevated or floodproofed a minimum of 18-inches above the
Base Flood Elevation (BFE) for the property. An adjusted BFE may be used at this site based on the
2005 revised hydraulic analysis associated with completed City capital improvement projects by waiver,
as approved by the Utilities Executive Director.
The Finished Floor of the building will be set a minimum of 18-inches above the adjusted BFE.
4. A FEMA Elevation or Floodproofing Certificate certifying that building elevations or floodproofing
measures meet code is required before a certificate of occupancy can be issued for the new
non-residential structure.
An elevation certificate will be provided to verify the building has been set 18-inches above the adjusted BFE.
5. Development review checklists for floodplain requirements can be obtained at
http://fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these
documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master
Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development
review check list.
Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224.6065, gschlueter(a�fcgov.com
6. The Floodplain Administrator for the Canal Importation Floodplain is Brian Varrella; 970.416.2217,
bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com to
schedule a meeting at your convenience.
Acknowledged.
7. It is important to document the existing impervious area since drainage requirements and fees are based
on new impervious area. An exhibit showing the existing and proposed impervious areas is required.
Existing and Proposed Impervious Area exhibits are provided with the Drainage Letter.
8. A drainage and erosion control report and construction plans are required and must be prepared by a
Professional Engineer registered in Colorado. There is a new requirement that standard operating
procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer.
A Preliminary Drainage Letter Report is provided with this submittal. Further details shall be provided with
subsequent submittals of the Letter Report.
9. There is an existing storm sewer along Elizabeth St. that appears to be on the site but may be in the
street ROW. If it is on private property and there isn't an existing easement for it, one will need to be
dedicated with this project.
We have added three (3) feet of R.O.W. to encompass the existing storm pipe and a seven (7) foot utility
easement to the plans to be dedicated by separate document. The reduced utility easement is based on the
limited needs of the utility providers as all facilities are existing outside the property boundary.
10. Water quality treatment is required as described in the Urban Storm Drainage Criteria Manual, Volume 3 -
Best Management Practices (BMPs). (http://www.udfcd.org/downloads/down_critmanual_voll1l.htm)
1. Existing water mains ami sanitary sewers in this area include a 12-inun water main and an 8-inch sewer in
W Elizabeth (sewer is under sidewalk on south side of street) and a 10-inch water main in City Park.
Acknowledged.
2. The existing 1-inch water service to the site connects to the water main in City Park.
Acknowledged.
3. The existing 4-inch sewer service connects to the sewer manhole in the sidewalk near the northeast
corner of the site.
Acknowledged. We are tying into this line.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221.6854, rbuffington(a)fcgov.com
4. A grease interceptor will be required for any restaurant uses in the building.
We added a new grease interceptor in the parking lot
5. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
The landscape plan indicates Hydrozones.
6. If a larger water service is needed, development fees and water rights will be due at building permit.
Acknowledged.
Department: Transfort
Contact: Emma McArdle, 970-221.6197, emcardlePjcgov.com
There are existing stops in the vicinity of this site, one located on Elizabeth west of City Park (for east
bound service) and one next to Ram's Village west of the site (for west bound service). No additional
stops will be required on this site.
Acknowledged.
2. Currently 3 Transfort routes pass this site, 2, 3, and 11. They are 3 of Transfort's highest performing
routes. For your information this corridor was identified as an enhanced travel corridor in the City's
Transportation Master Plan. It is anticipated that someday the Elizabeth corridor will provide a strong
transit connection between the Mason Bus Rapid Transit Enhanced Travel Corridor, CSU, the Campus
West area and the CSU Research Campus. Special transit routing could be offered to Hughes Stadium
for special events.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(o)fcgov.com
1. This project is located in a City regulatory 100-year flood fringe and floodway in the Canal Importation
Floodplain, and must satisfy the standards of Chapter 10 of City Code.
Acknowledged.
2. Any and all construction activities in the flood fringe must be preceded by an approved floodplain use
permit, $25 fee, approved plans and itemized cost list for the work in the flood fringe. The permit can be
Fort Collins
Community Development and
Neighborhood services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
fcgov com
February 23, 2012
Cathy Mathis
The Birdsall Group
444 Mountain Avenue
Berthoud, CC 80530
Re: Commercial Building at 1401 West Elizabeth Street
Description of project: This is a request to demolish the existing building (Consuelo's) and construct a new
retail/mixed-use building at 1401 West Elizabeth Street. The site is located in the Community Commercial
(CC) District and the use is permitted subject to an administrative (type 1) review and public hearing (LUC
4.18 (13)(2)(c))•
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970.416.2338, glopezna}cgov.com
Zoning has no issue with any of the layouts proposed. However in addition to the trash enclosure walls
needing to match the building wall surface and color and accommodate recyclables such as used
cooking oil, it must be designed to permit walk-in access without having to open the enclosure gates.
Those gates must be of a solid material with finished surface. Compact parking spaces will need to be
labeled "compact employee only". Compact spaces can't be used for short-term customer parking.
The buildling must be a minimum 20' in height.
The trash enclosure walls will match the building materials, has walk-in access and room for recycling. We
decided not to do compact spaces. The building is min. 20' height.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffingtonnafcgov.com