HomeMy WebLinkAboutNORTHGATE COMMONS - ODP - 38-96 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPlanning & Zoning Board/ City of Fort Collins
December 23, 1996
Development Phasing Schedule
page 5
Phase 1 of the development will consist of the pad sites along North College Avenue and Willox Street
as well as the mixed use areas adjacent to Willox Lane. Also the ponds will be created in this phase as
well as any required wetlands mitigation. This phase is tentatively scheduled to begin construction in
the Fall of 1997. Future phases will be developed as market conditions warrant with an estimated
buildout of the entire community in approximately 5 to 7 years.
Thank you for your consideration and we look forward to working with you throughout the
development review process.
Sincerely,
�IM SELL GN, Inc.
Fred Haberecht 4vt
FH:Isf
cc: Northgate Corres.
Planning & Zoning Board/ City of Fort Collins page 4
December 23, 1996
39. The City should direct efforts to promote improved traffic and pedestrian circulation and
public transit to areas north and northeast of the City.
40. The City should promote the utilization of existing vacant land in the northeast by offering
incentives such as utility and infrastructure provisions or revenue bonds and tax
increment financing.
41. The City should encourage residential development in the northeast, particularly giving
special consideration to the undeveloped industrially zoned land in the area adjacent to the
existing residential neighborhoods.
49. The City's Land Use Policies Plan shall be directed toward minimizing the use of private
automobiles and toward alleviating and mitigating the air quality impacts of concentrated
use of automobiles.
50. Mass transit should be used as a tool which leads development patterns rather than
following growth.
63. Neighborhood service centers should locate within walking distance of existing or
planned residential areas.
64. Alternative transportation modes such as pedestrian and bike access shall be planned for
as primary modes of transportation to neighborhood service centers from adjoining
residential areas.
74. Transitional land uses or areas (linear greenbelts or other urban design elements) should
be provided between residential neighborhoods and commercial areas in order to enhance
the concept of a mixture of land uses.
80. Higher density residential uses should locate:
a. near the core area, regional/community shopping centers, CSU main campus or
hospital;
b. within close proximity to community neighborhood park facilities;
c. where water and sewer facilities can be adequately provided;
d. within easy access to major employment centers;
e. with access to public transportation; and
f. in areas with provisions for alternative modes of transportation.
82. Higher density residential uses should locate in planned unit developments or in close
proximity to existing higher density areas.
Estimated Employment of Commercial/Office Uses
The proposed Northgate Commons Business Center of approximately 178,000 square feet is expected to
generate approximately 375 employees. Phase I of the project is estimated to generate approximately
130 employees.
Open Space Maintenance and Ownershi
Northgate Commons Business Center will consist of approximately 11.5 acres of common space along
the east side of the project as well as smaller areas of open space throughout the project. Ownership of
the larger common area open spaces shall be by the developer. Ownership of open space areas within the
individual pad sites shall be by the owner of each pad site.
Maintenance of all open space shall be by a common area maintenance agreement between the developer,
pad site owners, and individual business owners and homeowners.
Planning & Zoning Board/ City of Fort Collins
December 23, 1996
page 3
The following North College "Image, Character and Urban Form Policy Statements" are also met:
1. OF - 1. On North College Avenue itself image improvements should be simple and
durable, more in keeping with the existing small business character than so refined as
to suggest total displacement of the existing character.
2. OF - 2. In the transition of land uses behind North College Avenue, a "downtown -like"
neighborhood character should be established that links new development to both
College Avenue and to downtown Fort Collins in a pattern of multiple local streets,
sidewalks, alleys and paths.
3. OF - 3. Public spaces should be integrated into new neighborhoods as the focus of
orientation and neighborhood activity. Public spaces may consist of such things as
natural open spaces and path corridors; pocket parks, plazas, patios and courtyards;
window shopping areas; or simply a well-connected and pleasant street and side-
walk network similar to downtown.
4. Riparian areas, stands of large trees and high quality open space should be conserved
as amenities and connections and be incorporated into the design of new development.
5. OF - 6. City staff should work with the US 287/Highway 14 Corridor Study team to
develop concepts for development in the northern end of the Corridor that highlight it
as a gateway to the North College Avenue Corridor and Fort Collins. The opportunity
to combine efforts with CDOT's plans to realign the Highway 1 intersection should be
pursued by the City so that when built, the new intersection adds to an attractive
gateway image consistent with the ideas that emerge from the Corridor Study.
Land Use Policies Plan - Comprehensive Plan
The specific land -use policies achieved by each of the land uses within the Northgate Commons P.U.D.
are cited below with the policy and number as shown in the City's Land Use Policies Plan:
3. The City shall promote:
a. Maximum utilization of land within the City;
b. Alternative transportation modes;
c. The development of an efficient mass transit system to serve all city
residents, and expanded to serve all urban growth area residents,
provided it is cost-effective; and
d. The location of residential development which is close to employment,
recreation and shopping facilities.
12. Urban density residential development usually at three or more units to the acre should be
encouraged in the urban growth area.
13. Rural density residential development usually at one or less units to the acre shall not be
allowed in the urban growth area.
14. Urban development standards shall apply to all development within the urban growth area.
15. Development in the urban growth area should be consistent with development policies set
forth in this plan.
20. Land use, site planning and urban design criteria shall be developed to promote pleasant,
functional and understandable inter -relationships through and between land uses.
22. Preferential consideration shall be given to urban development proposals which are
contiguous to existing development within the city limits or consistent with the phasing
plan for the City's urban growth areas.
26. Availability of existing services shall be used as a criteria in determining the location of
higher intensity areas in the City.
Planning & Zoning Board/ City of Fort Collins
December 23, 1996
Phase 1 - Preliminary P.U.D.
page 2
The Northgate Commons Preliminary P.U.D., Phase 1 includes the development of the south and west
portions of the site as well as the ponds and wetland enhancement on the east side of the site.
Phase 1 consists of eight retail/office pad sites allowing up to 55,000 square feet of ground floor and
61,000 total square feet of leaseable area. Pad H will also allow office uses on the second floor of the
building or up to eight residential units. All parking associated with these sites is also incorporated into
the Phase 1 Preliminary P.U.D.
Access and Circulation
Vehicles and pedestrians will enter the site form both North College Avenue on the west and Willox
Lane on the South. The south entries will align with the access points to the Country Club Corners
(Albertson's) Center to the south. These access corridors are generally separated from the adjacent
parking and lined with trees to emphasize their presence. These access corridors will provide access
throughout the site to parking lots, the pedestrian mall and buildings.
Pedestrian oriented outdoor spaces are created throughout the site with walkways linking to perimeter
streets, a pedestrian mall in the central core and plazas and courtyards to the east along the ponds
and wetlands.
North College Avenue Corridor Plan Goals
We believe the proposed Northgate Commons P.U.D. will achieve many of the goals which have been
identified in the North College Avenue Corridor Plan including:
1. Help revitalize the area and improve the "neglected commercial strip" image
2. Increase the opportunity for development and expansion of business and industry
3. Be an "incubator" area for business
4. Provide additional/alternative access and better circulation including provisions for
pedestrians and bicyclists
5. Provide additional open space
6. Reflect the character of downtown in the development
7. Highlight important gateways and nodes with landscape and urban design improvements.
North College Avenue Corridor Plan - Land Use Policies
The Northgate Commons development complies with the majority of the Land Use Policy Statements of
The North College Avenue Corridor Plan including the following:
1. LU-1. Expansion areas for the types of office, financial, commercial and residential
uses found in the downtown area should be encouraged to develop in a mixed -use
district generally located between the Poudre River and Conifer Street, and College
Avenue and Redwood Street, including the vicinity of the Vine Drive/North College
Avenue intersection.
2. LU-2. Land uses should create a transition from North College Avenue Commercial
areas to surrounding residential areas with a mix of land uses in a neighborhood pattern
offering convenient and pleasant street, sidewalk and bike lane connections; and
3. LU-3. A diversity of housing types should be encouraged to locate in appropriate areas
throughout the corridor.
December 23, 1996
Planning and Zoning Board Members
CITY OF FORT COLLINS
281 North College Avenue
Fort Collins CO 80524
RE: Northgate Commons P.U.D.
Statement of Planning Objectives
Dear Board Members:
Northgate Commons is a neighborhood oriented 27.5 acre mixed use project in north
Fort Collins that embraces "New Urbanism," a design concept providing pedestrian -friendly
space along the public streets fronting businesses and shops. At the project's center pedestri
conveniently access open, vehicle -free plazas. The architecture will be of a style, scale and
detailing to make Northgate Commons a destination center. As well as creating a pedestrian friendly
environment for people who work, shop and live there, the project incorporates significant existing
wetlands. These wetlands will be enhanced and a pond at the east edge will provide a buffer to natural
areas as well as a focal point to adjacent buildings.
irn Sill D=�
Overall DeveloDment Plan
The Overall Development Plan proposes a mixed use business service center providing uses such as
retail shops; professional offices; banks or financial institutions, including drive -through facilities;
medical offices; personal service shops; health and/or membership clubs; standard and fast-food
restaurants with drive -through facilities; convenience stores; indoor theatres; automotive service stations
and car washes; as well as residential units located on the upper levels above the business uses.
The O.D.P. proposes an estimated building ground coverage of 120,000 square feet with a total
estimated building space of 178,000 square feet and a maximum of 34 residential units.
The general concept for the overall design of the center is to create a mixed use community center
providing public, commercial and residential services and activities for North Fort Collins.
The center is designed to provide a mini "Old -Town" feel reducing reliance on the automobile and
focusing on pedestrian and mass transit transportation. Where possible, buildings along College and
Willox will be located with minimum setbacks to these streets and front onto these streets providing
direct pedestrian access to their entrances.
Buildings internal to the site within the central core will be centered around a pedestrian mall with
parking around its perimeter. The buildings along the east portions of the site will be linked to the
pedestrian mall and also orient out to the ponds and wetlands to the east. Landscaped walkways and
pedestrian malls will be continuous throughout the site and will link all land uses and buildings.
Residential units will be permitted above the retail and office spaces allowing store and business owners
to live above their businesses. These residential units will be allowed in buildings on the interior of the
site.
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