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HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES4. Where will any new traffic signals be located serving this site? Custer Drive will be signalized when it meets traffic signal warrants. 5. How will church traffic be affected? The church is served by two curb cuts to Timberline and two street connections to Custer Drive. 6. Will King Soopers operate 24 hours a day? The answer is yes and site lighting during these hours will be reduced to serve a smaller site area for late night operation. (ix) Name of the project as well as previous names the project may have had. The name of the project at this time is "The Shops at Rigden Farm". End of Planning Objectives Prepared by: Wyatt & Associates, P.C. Dennis W. Wyatt, AIA File/projectfiles/I64.75/devplansubmittal/planningobjectives 7 Drake Road will also be retained with this plan. A smaller landscape feature area is also provided at the intersection of Drake Road with Illinois Street as an entrance element into the development. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. All uses contained within this proposed developed are commercial in nature and shall be consistent with the requirements of the NC Zone District. Therefore, the applicable documents required for the Project Development Plan with Final Plat are included herein. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands or natural area are being avoided. There are no conflicting land uses in the project as all are consistent with NC Zone district. No wetlands occur on the site to create any disturbance issues. (viii) Written narrative addressing each concern/issue raised at neighborhood meeting. A neighborhood meeting was held on August 8, 2002 and was attended by approximately 5 neighbors. For the most part the questions raised were related to the future of proposed properties surrounding this site and particularly to the east of the site. Troy Jones, Current Planning, answered these questions. The following are questions and answers related to the specific commercial development. 1. Describe parking lot lighting. Detailed site lighting photometrics will be submitted to the city as a part of the requirements and will meet all requirements of city codes. Lighting will consist of state of the art, deep box, horizontal lamp and flat lens fixtures utilizing high-pressure sodium as the light source. Lighting will be controlled such that spillage onto adjacent properties is eliminated and light levels are consistent with city requirements. The light plan will be coordinated with the landscaping plan for uniform lighting. 2. Describe the truck circulation patterns on the street system. Trucks will not enter the residential community and can access the arterial and collector streets in the area. The large trucks will leave the site on eastbound Drake and will continue To Ziegler and Harmony then east to I-25. 3. What mitigation will occur on Timberline Road north of the site? The developer is responsible for payment of traffic impact fees and the city is responsible for future road improvements in the area. Troy Jones answered by stating that Rigden Farm was required to participate substantially in the existing improvements to the Drake/Timberline intersection. Before any development can occur on the Johnson Farm property north of this site, Timberline will need to be improved from the point where it necks down to one lane, all the way through and including the Prospect intersection. A ballot initiative to fund a capital project for the City to make these improvements may be on the ballot this November. provided at the front entrance to the grocery store to not only "calm" traffic as it moves along this front driveway, but also provides for a "pedestrian landing" area as the shopper moves from the store to the parking lot with shopping carts. A public "gathering space" has been provided adjacent a Phase 1 retail building and provisions for additional plaza areas can be provided between future building to be developed on the property. 4. Architectural & Street Character. Throughout the preliminary development of the plan for this project, city staff encouraged the developer to create an image for the project that is urban in character and replicates the kind of street character that is evident on Wahiut Street in Fort Collins. To accomplish this end the cross sections for Illinois Street were studied and it was determined that diagonal parking with adjacent sidewalks could be provided on both sides of the streets and buildings may be pulled up to the property line to create an "downtown" appearance once both sides of the street are fully developed. To further enhance this image, the retail buildings are designed to have double entrances, one from Illinois Street and another from the main parking lot. The architectural elevations for the retail buildings have been broken up to appear as a group of smaller individual buildings with a variety of design elements at each storefront and extended roof and parapet elements that give the appearance of two-story buildings. In this manner when both sides of Illinois Street are ultimately developed a "downtown -lice" pattern will result thus achieving the goals of the N-C Commercial District. This character and similar design elements will be required to be implemented on the remaining future building envelopes along Illinois Street. 5. Landscaping. The detailed landscaping plan submitted complies with the requirements of the City Land Use Code and features a perimeter design including street trees, shrub plantings and sod. Special consideration is given to the urban sidewalk treatment along Illinois Street that includes trees located in tree wells along the street. Significant landscaping has been provided on the internal portion of the shopping center with an emphasis on tree plantings in parking lot island areas to provide shade and to break up the visual impact of the parking lot. The Rigden Farm "entry sculpture feature" will be retained at the intersection of Timberline Road and Custer Drive and the rear portion of this feature will be additionally landscaped as it provides a transition to adjacent buildings to the north and east of the sculpture. In addition the plan features additional landscape embellishments at the entrance areas into the site. Future plaza and pedestrian enhanced areas can also be planned between the future buildings along Illinois Street to provide street "friendly" entrances into the center. A large landscape feature area has also been provided at the intersection of Timberline Road and Drake Road in order to provide a foreground to the rear portion of the grocery building. The existing mature cottonwood trees along 5 The site plan submitted herein represents solutions to the planning and design issues as described below: 1. Access: The project could not be brought forward by the applicant unless a 3/4 turn access movement could be allowed on Drake Road at Illinois Street. In order to accomplish this request a detailed Traffic Impact Analysis was prepared m advance of a final site plan and a detailed study was made at this intersection with an accompanying design solution. A waiver request is required which reduces the length of the standard taper bays and the site plan and traffic study indicates this solution. The developer will be required to reconstruct the existing median in Drake and make other necessary roadway improvements to accomplish this access. These improvements are shown in the roadway improvement drawings. The right -turn access drive on Timberline Road that was previously constructed was relocated to the south to better facilitate traffic movements. Appropriate turn lanes will be required to be constructed by the developer with this improvement. The final site plan eliminated a third access to Illinois Street to allow for safe northbound left -turn movements into the site. The remaining access points align with future streets to the east. The truck access into the loading dock on Drake has been designed such that traffic movement on Drake is not affected. All truck circulation occurs in the rear service area of the grocery store and retail shops and is screened by a masonry screen wall as well as street tree planting. 2. Building Orientation. The final plan represents solutions to building orientation issues raised at Conceptual Review. The major anchor grocery store has been moved to the north end of the site. Loading is now oriented away from residential uses and adjacent to the more intense vehicular activity on Drake and Timberline. The building faces south and retail buildings have been moved to the east with frontages oriented to both Illinois Street and to the internal parking lot of the shopping center. Other future buildings will orient in a similar manner to Custer Drive and to Timberline. This orientation accomplishes the "neo-traditional" planning concepts represented in the Overall Development Plan. The building patterns and orientations now shown on the plan form an integral, "town-like"pattern that will relate to proposed future commercial and mixed -use development which will occur on the east side of Illinois Street. 3. Pedestrian Circulation. Considerable emphasis has been placed on pedestrian movements and activities in the shopping center. A network of sidewalks has been provided around the perimeter of the site that provides access to and from the residential community. The site perimeter is then linked with a series of internal sidewalks and plazas that connect the various buildings to each other and provide protected access to the parking lot. An enlarged plaza area has been Policy CD-3.4: Parking. Improvements. On street parking on Illinois Street has been provided and the larger parking lots have been "compartmentalized" to achieve a sense of smaller landscaped screened parking lots with good linkage to pedestrian walkways. (d) Description of proposed open space, buffering, landscaping circulation transition areas, wetlands and natural areas on site and in general vicinity of project. There are no wetlands or natural landscaping areas existing on the site at the time of initial development with the exception of two large cottonwood trees near the northwest comer of the site. The preservation of these trees is a part of the overall project development and landscaping plan. All other opens space and landscaping is provided on the landscape plan and meets the city's requirements for street trees, internal parking lot landscaping and general landscaping requirements. (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. All open space on the project site will be owned by the individual lot owner within the overall shopping center but each lot owner will be required to sign and have recorded with his property a "Declaration of Easements, Covenants and Restrictions" (ECR's) which places all "common area" within the center (all property outside of the building wall of the individual building) into a maintenance and use agreement wherein the project landscaping, parking lot, site lighting and etc. are considered as common areas and open space and are maintained in common -- ---- the er for.the-project—The o will be irri ated - �praperty-manag pr .jeer-�attdscaPing .g by a central - irrigation irrigation system and all landscaping maintenance and replacement will be done by the property manager as described in the ECR's. The initial Phase I of development will include the King Soopers building on Lot 1, Retail Building A & B on Lot 2, Retail Building C on Lot 3 and FirstBank Building on Lot 8. However included as a part of Phase 1 construction will be parking lot and perimeter landscaping improvements associated with Lots 4,5,6 and 7. Future ownership will involve construction of buildings on Lots 4,5,6 and 7 but only after each lot has gone through an entitlement process as required by the City of Fort Collins, Colorado. Each of these lots will also participate in the "Declaration of Easements, Covenants and Restrictions" as noted above. (iv) Estimated number of employees The estimated number of employees for the King Soopers Grocery Store is approximately 150. An estimate for the number of employees for the retail shops is unknown at this time and will depend upon the final list of tenants signing leases in the center. The first phase of retail construction will include approximately 22,860 s.f and may result in an estimated work force of 75 to 100 employees. The FirstBank will employ approximately 6 to 8 people. (v) Description of rationale behind the assumptions and choices made by the applicant. In August of 2001 the project was presented to the Conceptual Review Team and a report from this team was returned to the developer in October. Several other subsequent meetings were held with the planning, engineering and transportation staff to discuss the issues in order to prepare a revised plan that addressed the issues identified at Conceptual Review. 7 Policy AN-1.1: Relationsbips to Residential Districts. This project will implement this relationship proposed in the original Overall Development Plan for Rigden Farm Policy AN-1.2: Street Networks. The approval of the subdivision plat and construction of this project will also implement this policy. Policy AN-1.3: Traffic Calming_The specific design of Illinois Street as provided by this project will achieve this policy. Policy AN-1.6: Pedestrian Network. The design of this commercial center will achieve a significant pedestrian network both internally to the development and as pedestrian connections to the overall grid system conceived in the original Overall Development Plan of Rigden Farm Policy AN-3J: Overall Coordination. Construction of this Neighborhood Commercial Center achieves this policy. Policy MMN-1.3: Non -Residential Uses. The construction of neighborhood -serving retail uses achieves this policy for New Medium Density Mixed -Use Neighborhoods. Policy MMN-2.1: Size. The Rigden Farm Commercial project is complementary to this policy as established by the approval of the Overall Development Plan for Rigden Farm Policy MMN-2.3: Building Orientation. Implementation of this plan will achieve over 40% building facades on public street frontages with public sidewalks and outdoor spaces to connect to the streets. Principle CD-1: Size and Scale of Businesses. This principle is achieved with a varying size of buildings within the development from the 66,000 s.£ grocery store to buildings as small as 5,000 s.f. Policy CD- 1.1: New Development. This policy is achieved as evidenced by the site plan where over 40% of the street fronts have building facing them with a mix of types, sizes, pedestrian orientations, and convenient safe parking areas. Policy CD-2.2: Pedestrian Access. The site plan provides for an extensive arrangement of perimeter and internal pedestrian sidewalk connections, including major sidewalks through the parking lot areas with connections to public streets. Policy CD-3.3: Linkage to Neighborhoods Adiacent to Commercial Districts. The site plan for Rigden Farm Commercial achieves this policy via both pedestrian and vehicular linkages. A transit facility may be constructed on the site in a location yet to be determined by the city's transit planners. Walkways will combine street tree plantings, raised color concrete islands and textured paving at crosswalks. WYATT &ASSOCIATES, P.C. "XX ARCHITECTS & PLANNERS t 88s s. pearl st., denver, cokxr 8021o ph. (303) 6_9e-1717 fax (303) 778-6004 September 27, 2002 Planning and Zoning Board Members In care of Mr. Troy Jones Project Planner Community Planning and Environmental Services 281 North College Avenue Fort Collins, CO 80522-0580 RE: RIGDEN FARM COMMERCIAL DISTRICT — NC PROJECT DEVELOPMENT PLAN — THE SHOPS AT RIGDEN FARM STATEMENT OF PLANNING OBJECTIVES BACKGROUND This Project Development Plan and Final Plat are for the approximate 10-acre Neighborhood Commercial District (N-C) which is located at the southeast comer of Timberline Road and e"I M if fie on the south by Custer Drive and on the west by Timberline Road. The existing site is undeveloped at this time with the exception of an 80' drainage easement that bisects the site and transmits off -site drainage to the east. In January of 1999 the Fort Collins City Council approved the N-C zoning for this parcel and other zoning for several other parcels which make up the 308 acre Rigden Farm Mixed -Use Development. Zoning on adjoining properties in Rigden Farm consists of Medium Density Mixed -Use Neighborhood District, MMN: Low Density Mixed -Use Neighborhood District, LMM: and River Conservation District, R-C. Subsequent to the approval of the zoning for the property an Overall Development Plan (ODP) for Rigden Farm was approved by the Fort Collins City Council and at the present time the site is under development and occupied with a mixture of residential building types. STATEMENT OF PLANNING OBJECTIVES (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. The following City Plan Principles and Policies are addressed and achieved by the proposed Rigden Farm Commercial Plan: Principle AN-1: New neighborhoods will be integral Ms of the broader community structure. This proposed development will implement this principle that was established by the original Overall Development Plan of the Rigden Farm.