HomeMy WebLinkAboutMITSUBISHI @ 2712 S. COLLEGE AVE. - MJA - MJA120007 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTS2712 S. College— Mitsubishi Dealership
City Plan — Principles and Policies
Page 9 of 9
TRANSPORTATION
Principle T 7: Design standards, policies, and operational strategies will be flexible to
accommodate new and innovative transportation modes.
Policy T 7.1 — New Transportation Modes
As new and innovative transportation modes (e.g. neighborhood electric vehicles, electric assist bicycles,
and personal mobility devices) become available, design standards, policies, and operational strategies
should be reevaluated.
Mitsubishi's new i-miev car, which will be showcased at this dealership, is 100% electric. It is
hoped that high powered charging stations will be located for public use on site. This kiosk
dealership can set a precedent for future car sales. With a smaller footprint and energy efficient
vehicles Mitsubishi strives to tap a new market in Fort Collins.
Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility
option for all ages and abilities.
Policy T 12.4—ADA Compliance
Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards.
This project will provide a cub cut through an existing raised median to allow for accessible
access from the property to the north. With the addition of accessible pavement through this
project residents have access south to other retail and commercial establishments. This will
allow handicap residents using the public transportation access from the bus stop to a variety of
businesses and shops previously inaccessible.
Policy T 12.5— Safe and Secure
Develop safe and secure pedestrian settings by developing and maintaining a well -lit, inhabited
pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and
accessible, incorporating markings, signage, lighting, and paving materials.
The proposed sidewalk will create a safe environment for pedestrians where none existed
before. Rather than having to use the frontage road as a walking surface this project will create
a pedestrian route separate from vehicles.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
2712 S. College— Mitsubishi Deai..>nip
City Plan — Principles and Policies
Page 8 of 9
• Avoid superblocks, dead-end streets, and cul-desacs.
• Coordinate with impacted neighborhoods to find context -sensitive solutions to address connectivity
and neighborhood needs.
As mentioned above, this project will improve pedestrian connections to the north and south of
the property. Although the property line is located at the back of curb, there is a public sidewalk
proposed. A public access easement will be granted to the city to allow for an accessible public
pedestrian route to the businesses to the south. In addition, bicycle racks with designated
parking will be provided.
Policy LIV 30.4 - Reduce Visual Impacts of Parking
Reduce the visual impacts of parking lots from primary pedestrian streets, plazas, and public spaces and
promote a more pedestrian -friendly environment by:
• Locating lots behind buildings, in side yards, or in the interior of blocks.
• Softening and screening their visual impacts with a perimeter landscape buffer.
• Breaking large lots into smaller blocks of parking separated by landscaped islands.
• Allowing appropriate small businesses (e.g., carts, kiosks) to foster human activity.
All parking must provide for visibility, personal safety, and security.
It is anticipated that the employees utilize public transportation so the available parking spaces
will be minimized. Of the parking there is, landscape beds will provide bookends and screen the
cars from the public view. The designated parking area will be along the side of the building
rather than in front. Unlike previous car dealerships, the inventory cars will be located behind
the building screened from public view.
Policy LIV 30.6 - Reduce Land Devoted to Surface Parking Lots
To support transit use and a more pedestrian -friendly environment, reduce land devoted to surface
parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses
and reduce or eliminate minimum parking requirements for transit -supportive uses. Encourage
alternatives such as structured parking, angled or parallel on -street parking, shared parking, and others
as appropriate.
Opportunities exist on this site to possibly share parking and access with adjacent property. The
rear of the property, and those adjacent, is largely a solid uninterrupted mass of asphalt. This
project shall encourage on street parking along the existing frontage road.
SAFETY AND WELLNESS
Principle SW 1: The City will foster a safe community.
Policy SW 1.5 - Maintain Public Safety through Design
Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public
spaces, and streets through environmental design considerations, such as adequate lighting, visibility,
maintained landscaping, and location of facilities.
The front of the site is highly visible from College Ave. and therefore should be relatively safe for
the prevention of vandalism and theft of the display cars. The rear of the site is adjacent to a
public alley and currently is not lit. Through the addition of full cut-off security lights, it is hoped
that the site can remain open without fencing or walls. Proposed landscaping will remain low
thus preventing hidden areas.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
2712 S. College —Mitsubishi Dealck __.gyp
City Plan — Principles and Policies
Page 7 of 9
be achieved in both turf and non -turf planting areas, provided these areas are designed and installed to
minimize weeds, erosion and repairs.
Plant material will be selected based on water requirements, hardiness and ease of
maintenance. Plants will consist of trees that the City forester approves, evergreen and
deciduous shrubs and high performing grasses and perennials that require only seasonal
maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments,
mulches and efficient irrigation will be followed to ensure that the landscape is both attractive
and sustainable.
Principle LIV15: Commercial developments create a powerful impression of the City, both
individually and taken together as a whole. While corporate franchises and chain stores
will remain vital and recognizable, commercial developments shall be designed to
contribute to Fort Collins' distinct visual quality and uniqueness.
Policy LIV 15.1 — Modify Standardized Commercial Architecture
Provide site -specific design of commercial buildings to reflect local values, and modify standardized
architectural prototypes, if necessary, so that the city's appearance remains unique. Development will not
consist solely of repetitive design that may be found in other communities.
The developer insisted that the architecture and site reflect the regional and local context rather
than corporate standards. Using a neutral material pallet the architecture will be unique yet fit
into the surroundings. The only standardized item shall be Mitsubishi's logo.
Policy LIV 15.2 — Seek Compatibility with Surrounding Development
Design commercial buildings to contribute to the positive character of the area. Building materials,
architectural details, color range, building massing, and relationships to streets and sidewalks will
contribute to a distinctive local district, corridor, or neighborhood.
The exterior brick of the building shall remain so that the architecture reflects the neighborhood
character. Modern design with the traditional materials will update the building without making it
look out of place.
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 — Provide a Balanced Circulation System
Seek to create a balanced circulation system in Commercial Districts that supports pedestrian, bicycle,
and transit, as well as motor vehicle use. (Also see the Transportation chapter.)
With the frontage road adjacent to this site, bicyclists have a safe circulation route separated
from the vehicular traffic. With the proposed sidewalk, pedestrians will be able to access the
retail establishment from two bus routes. This provides access for vehicles, bicyclists,
pedestrians using mass transit, and pedestrians from the adjacent neighborhood.
Policy LIV 30.3 — Improve Pedestrian and Bicycle Access
Improve pedestrian and bicycle connections with in and to Commercial Districts as infill and
redevelopment occur over time. (Also see the Transportation chapter.)
• Provide direct access between commercial Districts and adjoining uses.
• Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through
parking areas, across streets, and along building frontages.
• Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 • Fort Collins, CO 80521 • tel. 970.224.5828 * fax 970.224.1662
www.ripleydesigninc.com
2712 S. College— Mitsubishi Deat_ .nip
City Plan — Principles and Policies
Page 6 of 9
Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and
other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade
trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree
canopy cover.
This area of College Ave. currently has a landscaped median separating the main lanes of the
arterial street from the frontage road. There are two mature trees directly in front of the property.
In addition to those large deciduous trees we propose adding four trees within the front yard of
the property. Due to the proximity to a street light at least one of the additional trees will have to
be ornamental.
Principle LIV12: Security and crime prevention will be important factors in urban design.
Policy LIV 12.2 - Utilize Security Lighting and Landscaping
Provide security lighting at low, even levels to create comfortable area -wide visibility and pedestrian
security, not highly contrasting bright spots and shadows. Design landscaping to avoid hidden areas,
particularly where such areas may be used at night, such as near building approaches and entrances,
transit stops and stations.
The front of the site is highly visible from College Ave. and therefore should be relatively safe for
the prevention of vandalism and theft of the display cars. The rear of the site is adjacent to a
public alley and currently is not lit. Through the addition of full cut-off security lights, it is hoped
that the site can remain open without fencing or walls. Proposed landscaping will remain low
thus preventing hidden areas.
Principle LIV 14: Require quality and ecologically sound landscape design practices for
all public and private development projects throughout the community.
Policy LIV 14.1 - Encourage Unique Landscape Features
In addition to protecting existing natural features, encourage integration of unique landscape features into
the design and architecture of development and capital projects. These unique features may range from
informal and naturalized to highly structured and maintained features. Some examples include tree
groves within a project, stormwater facilities that become naturalized over time, walls with vines,
drainageway enhancements, and other small, uniquely landscaped spaces.
The site design includes landscape beds which directly interact with the permeable pavers,
intertwining with each other. The pavement which the display cars will be showcased shall be
permeable possibly allowing plant material to grow between gaps.
Policy LIV 14.2 - Promote Functional Landscape
Incorporate practical solutions to ensure a landscape design is functional in providing such elements as
natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers,
safety, and enhancement of built environment. Consider and address practical details such as sight
distance requirements and long-term maintenance in landscape design.
Large shade trees are proposed along the frontage road and sidewalk. Permeable pavers will
maintain water infiltration. Turf is replaced with lower water use plant beds.
Policy LIV 14.3 - Design Low Maintenance Landscapes
Design new landscaping projects based on maintainability over the life cycle of the project using proper
soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements,
trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can
Thinking outside of the box for over two decades.
n Ave.. Suite 100 = Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662
www.ripleydesigninc.com
2712 S. College — Mitsubishi Dealer ap
City Plan — Principles and Policies
Page 5 of 9
highest priority area for public investment in streetscape and urban design improvements and other
infrastructure upgrades to support infill and redevelopment and to promote the corridor's transition to a
series of transit -supportive, mixeduse activity centers over time. Established residential neighborhoods
adjacent to College Avenue and the Mason Corridor will be served by improvements to the "community
spine" over time, but are not intended to be targeted for infill or redevelopment.
As mentioned above, this site is located along the community spine of College Ave. The building
facade will be heightened to 16'-6" and the site features will meet the standards of the transit -
oriented development zone.
Policy LIV 5.4 - Contribute to Public Amenities
Explore options for private development to help contribute to the additional public amenities needed in
areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas
into distinct places with identifiable character and more marketable frontage that promotes
redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas,
special walkways. and lighting; access improvements like new secondary streets, and landscaping and
signage for identity and wayfinding. Options for helping developers with these amenities include tax
increment financing, improvement districts, and context -sensitive design and engineering standards for
streets and development.
The intent is to enhance the pedestrian route across the property and provide one where there
isn't one. Although the property line is located at the back of curb, there is a public sidewalk
proposed. The front yard of the site will act as a small plaza with the edge of the public sidewalk
blending seamlessly into the pavement of the display area. Small seat walls will serve a dual
function as elevated display for a maximum of two vehicles. Plantings and trees will soften the
permeable paver plaza.
Principle LIV 10: The city's streetscapes will be designed with consideration to
the visual character and the experience of users and adjacent properties.
Together, the layout of the street network and the streets themselves will
contribute to the character, form, and scale of the city.
Policy LIV 10.1 - Design Safe, Functional, and Visually Appealing Streets
Ensure all new public streets are designed in accordance with the City street standards and design all
new streets to be functional, safe, and visually appealing, with flexibility to
serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and
direct, avoiding circuitous routes. Include elements such as shade
trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape.
Approve alternative street designs where they are needed to accommodate unique situations, such as
"green" stormwater functions, important landscape features, or
distinctive characteristics of a neighborhood or district, provided that they meet necessary safety,
accessibility, and maintenance requirements. (Also see the Transportation chapter.)
The streetscape along the existing public street adjacent to the project site is designed in
accordance with the City street standards, allowing for a parkway, street trees, lighting and a
public sidewalk. The layout is simple, interconnected, and direct. The spaces between the public
right-of-way and the buildings are integrated into the streetscape to create visually exciting and
functional urban spaces.
Policy LIV 10.2 - Incorporate Street Trees
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 * Fort Collins, CO 80521 * tel. 970.224.5828 7 fax 970.224.1662
www.ripleydesigninc.com
2712 S. College — Mitsubishi Deal...,nip
City Plan — Principles and Policies
Page 4 of 9
Design stormwater systems to minimize the introduction of human caused pollutants. Pursue educational
programs and demonstration projects to enhance public understanding of pollution prevention efforts.
Design tributary systems for water quality control with appropriate use of buffer areas, grass swales,
detention ponds, etc. Include receiving water habitat restoration and protection in stormwater master
plans in conjunction with habitat mapping efforts.
The site does not currently have any stormwater management. All of the storm water exists the
roof drains and sheet flows over the rear parking area off site. We propose adding landscaped
areas at the roof drains to filter and infiltrate the water. The areas in which patron's cars will be
parked shall have landscape islands on the downstream side to catch and filter any pollutants
which may escape from their vehicles. A bio-retention area will be located along the entire
length of the low end of the property. This will create a green screen for the neighbors as well as
clean stormwater.
Policy ENV 19.2 - Pursue Low Impact Development
Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater
quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land
planning and engineering design approach with a goal of minimizing the impact of development on urban
watersheds through the use of various techniques aimed at mimicking predevelopment hydrology.
As mentioned above we plan on implementing several LID standards into this existing site.
Pervious pavers are proposed along College Ave. and the total pervious area on site will be
increased. The bio-retention area and plant beds at gutter down spouts will clean stormwater
before it exists the site.
COMMUNITY AND NEIGHBORHOOD LIVABILITY
Principle LIV 5: The City will promote redevelopment and infill in areas
identified on the Targeted Infill and Redevelopment Areas Map.
Policy LIV 5.1 - Encourage Targeted Redevelopment and Infill
Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas
identified on the Targeted Infill and Redevelopment Areas Map The purpose of these areas is to:
• Promote the revitalization of existing, underutilized commercial and industrial areas.
• Concentrate higher density housing and mixed -use development in locations that are currently or
will be served by high frequency transit in the future and that can support higher levels of activity.
• Channel development where it will be beneficial and can best improve access to jobs, housing, and
services with fewer and shorter auto trips.
• Promote reinvestment in areas where infrastructure already exists.
• Increase economic activity in the area to benefit existing residents and businesses and, where
necessary, provide the stimulus to redevelop.
As this is an urban infill site, located within the midtown corridor targeted redevelopment area, it
fits this policy identically. It is an existing building that is currently vacant. The infrastructure of
College Ave. already exists, and it is proposed to continue the public sidewalk across the
property from the north, connecting previously inaccessible businesses to the south. This
project may serve as a catalyst for future development of blighted businesses along this infill
area.
Policy LIV 5.2 - Target Public Investment along the Community Spine
Together, many of the Targeted Redevelopment Areas and Activity Centers form the "community spine"
of the city along College Avenue and the Mason Corridor. The "community spine" shall be considered the
Thinking outside of the box for over two decade-s401 W. Mountain Ave., Suite 100 - Fort Collins, CO 80521 c tel. 970.224.5828 = fax 970.224.1662 -
www.ripleydesigninc.com
2712 S. College -Mitsubishi Deale...iip
City Plan - Principles and Policies
Page 3 of 9
resources the development will be integrated into these areas to minimize impacts and mitigate any
losses.
Mitsubishi has decided to use an existing site rather than develop new land thus conserving
natural features on undeveloped land that would have been disturbed.
Principle ENV 9: The City will reduce total mobile source emissions by focusing
on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns).
Policy ENV 9.1 - Promote Alternative and Efficient Transportation Fuels and Vehicles
Promote alternative and efficient transportation fuels and vehicles that improve air quality. Invest in
infrastructure throughout the City to support alternative fuel vehicles and promote the use of such
vehicles through education and incentives.
Mitsubishi's new i-miev car, which will be showcased at this dealership, is 100% electric. It is
hoped that high powered charging stations will be located for public use on site. This kiosk
dealership can set a precedent for future car sales. With a smaller footprint and energy efficient
vehicles Mitsubishi strives to tap a new market in Fort Collins.
Principle ENV 16: The City will collaborate with other organizations to develop
infrastructure that will accommodate larger quantities of discarded materials,
such as recyclable commodities, organics, and hazardous waste, for appropriate
processing and that will reduce shipping distances.
Policy ENV 16.1 - Coordinate with Others
Coordinate with private businesses, non-profit groups, CSU. Poudre School District. and other
government agencies to increase local infrastructure and improve market conditions for recycling,
composting and reuse industries and educate the public about source reduction and recycling.
The trash and recycling enclosure shall be conveniently located for all employees. Offering
recycling and compost bins.
Principle ENV 17: The City will act as a steward of the environment and public
health by using its regulatory authority.
Policy ENV 17.4 - Construction Waste Reduction
Encourage activities that help divert debris from construction -related activities. Explore the feasibility of
requiring any City -subsidized projects to employ reduction and solid waste diversion practices that reduce
the volume of material sent from city construction sites to landfills for disposal.
It is anticipated that the existing exterior walls, roof and floor structure will remain in place, thus
reducing waste sent to the landfill.
Principle ENV 19: The City will pursue opportunities to protect and restore the
natural function of the community's urban watersheds and streams as a key
component of minimizing flood risk, reducing urban runoff pollution, and
improving the ecological health of urban streams.
Policy ENV 19.1 - Employ a Watershed Approach to Stormwater Management
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 - Fort Collins, CO 80521 ■ tel. 970.224.5828 . fax 970.224.1662
www.ripleydesignine.com
2712 S. College— Mitsubishi Deal. .aip
City Plan — Principles and Policies
Page 2 of 9
Policy EH 2.1- Support Targeted Industry Clusters
Actively support job creation within the five adopted Targeted Industry Clusters, including Clean Energy,
Water Innovation, Bioscience, Technology, and Uniquely Fort Collins. Periodically re-evaluate the
adopted Targeted Industry Clusters for relevance, success, and contribution to economic health and
adjust as needed.
The Mitsubishi Dealership intends this dealership to highlight their hybrid and 100% electric
cars. They are considering offering charging stations for the use of the general public. Bicycles
would be available for use while cars are charging.
Principle EH 3: The City will support local, unique, and creative businesses.
Policy EH 3.2 - Define and Support the Uniquely Fort Collins Cluster
Identify businesses and professions that are unique to Fort Collins and highlight those opportunities to
drive economic development in the city.
This Mitsubishi dealership will be different from the rest in that they will have very limited
inventory on site. Only two or three display cars will be along the street frontage and a
maximum of 30 cars will be parked on an existing lot in the rear of the property. The rear lot has
a capacity greater than that which they propose to use. They will emphasize sustainable
practices while showcasing their earth -friendly car models.
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
Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and
Neighborhood chapter's Infill and Redevelopment section, to support redevelopment areas and prevent
areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in
the Community and Neighborhood Livability chapter) shall be a priority for future development, capital
investment, and public incentives.
This site is located within the Midtown Corridor Redevelopment Area demonstrating the client's
commitment to urban infill. The site currently lacks pedestrian connectivity from the north and
only provides private walkways to the south at the building face. The building was constructed in
1967 and is typical of that era's architecture. There is a tun` lawn and no trees in the front yard.
The rear yard consists of an asphalt parking lot without landscaping.
ENVIRONMENTAL HEALTH
Principle ENV 1: Within the developed landscape of Fort Collins, natural
habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and
enhanced.
Policy ENV 1.1- Protect and Enhance Natural Features
Use regulatory powers to conserve, protect, and enhance the resources and values of high value
biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away
from sensitive natural areas. When it is not possible to direct development away from sensitive natural
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
land planning landscape architecture - urban design - entitlement
November 21, 2012
2712 S. College - Mitsubishi Dealership (Major Amendment) is supported by
the following Principles and Policies found in the
City Plan
Fort Collins
Adopted February 15, 2011
ECONOMIC HEALTH
Principle EH 1: The City will pursue development of a vibrant and resilient
economy that reflects the values of our unique community in a changing world.
Policy EH 1.1 — Support Job Creation
Support the enhancement of the community's economic base and job creation by focusing on retention,
expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the
community, particularly businesses in the adopted Target Industry Clusters.
This project will add jobs to the community by transforming an abandoned building into a
thriving retail space. There will be sales and service positions needed for the innovative vehicles
that will be showcased at this location. Mitsubishi intends to showcase the 100% electric vehicle
and other hybrid models. It is proposed that this be a "kiosk" dealership which can set a
precedent for future car dealerships.
Policy EH 1.2 — Maximize Retail Sales Tax Revenue
Support the retention and recruitment of retailers or development projects that have a high potential
impact on sales tax generation, specifically focused on increasing retail sales inflow and reducing retail
sales leakage. Support programs that encourage residents to spend dollars locally, such as Shop Fort
Collins First and others.
The City of Fort Collins will benefit from the sales tax generated from the car sales.
Principle EH 2: The City will support the growth of the innovation economy to set
the stage for business development, job creation, and a thriving entrepreneurial
environment.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 . Fort Collins, CO 80521 - tel. 970.224.5828 ■ fax 970.224.1662
www.ripleydesigninc.com