Loading...
HomeMy WebLinkAboutGARTH COMMERCIAL PLAZA - PDP - 20-02B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWUtility Plans, a Development Agreement and a Development Construction Permit will be necessary. 4. Water & Wastewater Utility: Location: 403/409 S Mason Street (0-7) Proposal: Retail/commercial building Ex. Mains: 8-inch water and 8-inch sewer in Mason Comments: If there are existing water/sewer services extending onto the site, the services must be used or abandoned at the main. A repay will be due for the Warren Lake Trunk sewer. The water conservation standards for landscape and irrigation will apply to the site, and PIF's, water rights and development review fees will be due at time of building permit. 5. Natural Resources: a. Wetland issue not big, but need wetland delineation, b. Need adequate space in dumpster enclosure for recyling. C. Use native plants and grasses where appropriate. Reduce the use if bluegrasses as much as possible. 6. Fire Department: a. A hydrant is required with 300 feet of the building at 1500 gpm at 20 psi. b. The address for the building must be visible from Mason Street. c. Afire lane is required. The building must be sprinklered. 7. Light and Power: a. Power is available on both ends of the site along Mason Street. Transformer locations will need to be coordinated and must be located no further than 10 feet from a paved surface. 8. Transportation: a. TIS will most likely be needed. Contact Eric Bracke for vehicular scope, and Kathleen Reavis for the alternative modes scope. b. Mason Street Transportation Corridor is immediately adjacent to the site to the west. c. This appears to be a very auto -oriented design. d. Look at the supplement to City Plan for information on the enhanced travel corridor. e. Bike parking will be required near the building entrances. f. Good cross access between lots is desirable. The building entrance must be connected to a public sidewalk. 9. Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4.17 (Commercial Zoning District) in the Land Use Code for the standards that apply to your proposed development. The Land Use Code is available to view on the internet at www.fcgov.com/cityclerk/codes.oho. b. If there is a subdivision plat as part of this development request, you will be required to provide a copy of "Certificate of Taxes Due" with the mylar of the subdivision plat when it is brought to the City's Current Planning Department for recording. The certificate may be obtained from the Larimer County Treasurer's Office and must reflect a zero (0) balance before the City will accept the mylar. Larimer County is requiring this document, showing no outstanding property taxes, before they will record subdivision plats. i_Y10) —c. Vehicular areas are not permitted between the building and the street. C11CL — d. A build -to line of 15 feet is required along Mason Street. MEETING DATE: March 4, 2002 ITEM: Garth Commercial Plaza Lots 3 & 4 APPLICANT: Terrance Hoaglund, Vignette Studios LAND USE DATA: The request is to develop a one-story, two -tenant retail building. DEPARTMENTAL CONTACTS: Current Planning - Zoning Department - Engineering Department - Street Oversizing Coordinator- Poudre Fire Authority- Stormwater Utility - Water & Sewer Utilities - Natural Resources Development Planner Light and Power Transportation Services (ped. & transit) Transportation Services (traffic) Transfort (local bus service) Park Planning COMMENTS: 1. Zoning Department: a. C - Commercial Zone District. Troy Jones Peter Barnes Katie Moore Matt Baker Ron Gonzales 221-6750 221-6760 221-6605 221-6605 221-6570 Glen Schlueter 224-6065 Roger Buffington 221-6854 Doug Moore 221-6750 Bruce Vogel 221-6700 Tom Reiff 416-2040 Eric Bracke 224-6062 Gaylene Rossiter 224-6195 Jeff Lakey 416-2260 b. Type 1 review, retail. c. Contextual setbacks - good question. d. Article 3 limits parking for non-residential uses. Building Department information sheet given. 2. Stormwater Utility Department: a. McClelland Basin is $3717 per acre subject to run-off coeficient reduction. b. SID 17 has a repay due. c. Release rate is 0.5 cfs. d. Water quality required. e. Standard drainage and erosion control report is required. 3. Engineering Department: a. Street Oversizing fees will apply and are $7.07/square foot for commercial. b. Possible repays will be due. c. Larimer County Road Impact Fee will apply. d. Eventually, 84 feet of right-of-way width is needed for Mason Street. If Mason is currently 60 feet wide, we may ask for additional right-of-way._ e. If there is no sidewa k along Mason, it will need to built in accordance with LCUASS standards. Cho � o 0 urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 GARTH COMMERCIAL PLAZA, LOTS 3 & 4 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Response to Conceptual Review Comments Conceptual Meeting Date: March 4, 200$�2. Any issues not directly addressed in this response have been incorporated into the plans with no comment deemed necessary by the applicant. More detailed or site -specific issues are addressed below. Zoning: c. The issue of Contextual Setbacks has been determined by Modifications of Land Use Standards approved by the Planning and Zoning board in 2002. Engineering: d. Existing right-of-way on Mason Street — for the entire length from Horsetooth to Harmony — appears to be 60 feet. It seems unnecessary, at this time, to request additional right-of-way from a single property owner in light of the current situation along Mason Street. While we understand the city's desire for the ultimate minor arterial cross-section, it seems that the addition of the Mason Street Corridor to the immediate west will accommodate bike traffic, making additional bike lanes on Mason Street itself relatively unnecessary. Without two 6 foot bike lanes on each side, and a smaller parkway, the additional 12 feet from each property owner is not necessary. e. An existing sidewalk is constructed in front of this site. Natural Resources: a. We met with Natural resources on -site and confirmed that there is no evidence of any wetlands on or immediately adjacent to this site. c. We will limit the use of bluegrass turf to the extent possible to avoid excess water demands. Transportation: b. We are aware of the Mason Street Corridor and have added architectural and landscape 1 enhancements to the west side of the site to better interface with that future corridor. c. & f. The site has received modifications of standards to ensure a more unified and cohesive development pattern along Mason Street. These modifications have permitted the applicant to place the building in alignment with the existing development to the south, provide parking in front of the building, and increase the connectivity with the lots to the north and south of the subject parcel. Current Planning: c. & d. The -site has received modifications of standards to ensure a more unified and cohesive development pattern along Mason Street. These modifications have permitted the applicant to place the building in alignment with the existing development to the south, provide parking in front of the building, and increase the connectivity with the lots to the north and south of the subject parcel.