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HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW• t . facing onto Illinois. If a drive -through is to be part of the design, it may be workable on the west side of the building, closest to Timberline. h. In accordance with 3.5.1(H)&(I)&(J)(6) of the LUC, Soda pop vending machines cannot be lined up along the front of the store by the entrance. The architectural character of the building was ruined at the Market Center (Harmony) as a result of these machines. If you must have these machines, they must be behind an attractive, will -designed screen wall. We made the new Wal-Mart do this. This is an 'operational standard" that is needed for compatibility. i. Drive through lanes for pharmacies are, in our experience in Fort Collins, seldom used. They separate the building from the street, and will create the need for more site lighting, and more directional signage. They detract from the overall architectural aesthetic form of the building. It will add another car crossing for bikes and pedestrians. Idling cars spew air pollution. We would like to discourage the use of this drive -through element. j. A lighting plan will be required with the submittal. k. A neighborhood meeting will need to be conducted prior to submittal. I. Custer Drive is the main traffic thoroughfare into and out of the development. It does not seem appropriate to put the loading docks of the supermarket at such a prominent location. m. The treatment along Timberline Road should take into account that the road will be a 6-lane arterial. There is a fairly new project in Boulder at the corner of 281h and Pearl Street that successfully integrates a major arterial street with parking lots and smaller commercial pads. Please see the attached photos. Also, design details of the transition between the parking lot and Timberline will need to include landscape screening and urban decorative features such as columns at key locations etc. See the attached photos of examples of a successful treatment of this parking lot edge. n. Please see the attached photos for retail character that would be appropriate for Illinois. o. Walnut Street here in Downtown Fort Collins is a good example of a street with diagonal parking that works great. It has compariable traffic volume to what Illinois will have, and has a fairly infrequent accident history. We have run this example by our Traffic Operations Department, our Engineering Department, and our Transportation Department, and as long as the curb to curb dimemsions and striping are the same on Illonis as they are on Walnut (including neck downs at intersections and crosswalks), diagonal parking can be integrated into the street design. The Sidewalks will need to be 15 feet wide from the curb to the building face with tree wells rather than a parkway strip. Please see the attached photos of Walnut Street. 6 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. c. After much internal staff discussion about the project since the conceptual review meeting, we have a growing concern regarding the character that the development, as shown, would have. The intention has always been that this commercial corner is supposed to be the showcase project that exemplifies City Plan, but the design shown at conceptual review frankly seems to be a standard suburban grocery store anchored shopping center that one could find anywhere in any town along the front range. d. The purpose statement of the NC zone district in 4.19(A) of the LUC specifically states that the NC zone district *is intended to function together with a surrounding Medium Density Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low density neighborhoods. The intent is for the component zone districts to form an integral, town -like pattern of development with this District as a center and focal point; and not merely a series of individual development roiects in separate zone districts." To that end, the design character of Illinois Street is crucial to the successful implementation of this zone district. This street has always been represented to be the 'Main Street" commercial component to Rigden Farm. It is crucial that great attention be given to creating a pedestrian oriented streetscape with retail orienting and opening directly onto the street in a manor similar to a downtown. e. We feel that the design of this corner, as shown at conceptual review, does not satisfy the intent of the NC zone district, and therefore does not satisfy the Land Use Code. We feel the best and quickest way to communicate clearly what the City would like for the development to achieve would be to have a design charette. The Current Planning Department can host the event. Please contact me to coordinate. f. We analyzed the drawing presented at conceptual, and have brainstormed several possible alternatives including several variations where the supermarket element is shifted to different locations on the block. We would like to go over some of these options with you at your convenience. g. Drive-throughs, including the drive -though for the Supermarket Pharmacy, are generally discouraged, yet not specifically prohibited, in the NC zone. If a drive -through were to be part of the supermarket design, it must definitely not be placed between the building and Illinois Street. As stated above, Illinois has always been intended to be the pedestrian oriented, mixed -use main street character. The retail shown west of the supermarket should be moved to the east side of the supermarket, located along and 5 b. The Master Street Plan depicts Timberline as a "Major 6 Lane Arterial Beyond 2015 " and Drake as a "Minor Arterial 2 Lanes' just north of the site. c. The Traffic Study needs to include turn lanes at intersections. d. Connectivity will need to be proveded to the Rigden Farm trails and sidewalks. e. Bike parking will be required at building entrances. f. Timberline and Drake will not be pedestrian oriented street fronts. Illinois should be the pedestrian oriented street that looks like the character sketches. g. Streetscapes and more mixed -use buildings can be brought onto the site by the use of private drives. h. Access points to Timberline will be limited. 9. Advance Planning: a. The corner of broke and Timberline should be of a character similar to 28th and Pearl shopping center in Boulder rather than, a true urban corner like Mountain/College. (The volumes are much higher here, right?) But the Boulder example truly works as a great compromise and hybrid. This example is in the design manual available through the Advance Planning Department and also shown in the attached photographs. b. THEN, once we have dealt with the corner, Illinois street should ACTUALLY look like the brochure... True New Urbanism. That means that Timberline may have a little frontage consisting of screened parking lots, which is fine. Again, note how the parking lots edge is treated at 28"' and Pearl in Boulder. c. The building program needs to specifically be designed to address comments a and b above. There may be tendencies (from a marketing standpoint) for these two things to be weakened and diluted in favor of a regular anchor/pad arterial center, but that is not what City Plan envisioned, and that is not what the developers character sketches have shown. d. We need to get some two story. Some upstairs apartments along Illinois Street would be great. 10. Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4.19 (NC 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.ci.fort-collins.co.us/CITYHALL/CODES. 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 a 5. Natural Resources: a. The Natural Resources department highly discourages drive-thru lanes. b. If there any prairie dogs on site, they will have to be relocated or humainly eradicated. c. Trash enclosures should accommodate recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (cardboard, cans, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. d. We ask that a single trash hauler be used to minimize traffic impacts. e. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. f. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Lorimer County. g. Forward a copy of the hazardous material report that PFA will be requiring to Natural Resources. 6. Fire Department: a. A fire lane will be needed for access to the job -site. b. A hazardous material impact analysis will be required for the use or storage of any hazardous materials. c. Address must be visible from the street using a minimum 6° numerals on a contrasting background. d. A fire hydrant must be within 300' of every building (measured as a hose would lay) with a capacity of 1500 g.p.m @ 20 p.s.i. Hydrants must be spaced no further apart than 600 feet on center. e. The King Soopers must be sprinklered. All other building must either be sprinklered or compartmentalized into 5000 square foot or less areas. 7. Light and Power: a. There are existing facilities in Drake, Timberline and Custer. b. Canopy trees must be no closer than 40 feet to street lights, and ornamental trees must be no closer than 15 feet to a street light. c. Normal development fees apply. 8. Transportation: a. A traffic study will be required addressing all modes of transportation, including transit, pedestrian, and bicycles. Contact Eric Bracke for scoping of vehicular trips, and Tom Reiff for scoping of transit, pedestrian, and bicycle. 3 c. The existing King Soopers on JFK Parkway has a main parking lot walkway design that does not work well. Please design this one differently. d. Note that section 3.2.2(K) of the Land Use Code specifies the parking requirements. This use is limited to a maximum number of spaces. e. This property is in the neighborhood residential sign district, which will limit the size of signage on the site. 2. Stotmwater Utility Department: a. This site is in the Foothills drainage basin where the new development fee is $6,525/acre which is subject to the runoff coefficient reduction. b. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. c. The Overall Drainage Plan (ODP) for Rigden Farm indicates imperviousness of 80% and 90 % for this area. So as long as that can be met, no onsite detention is required. Water quality was also addressed by the ODP. d. A 54" stwmsewer is planned with Rigden 11 which will need to be built before or with this project. e. It appears this proposal will cross several drainage sub -basins that may not drain as assumed in the ODP. Therefore, the ODP SWMM may have to be revised to show the site still meets the end result of the ODP and present criteria. 3. Engineering Department: a. Street Oversizing Fees are $7.59/square foot for grocery stores. Check with Matt Baker for the fee for the pad sites and the specific amount of this fee for your project. b. The project will require a Traffic Impact Study (TIS) that addresses site access, and all modes of transportation including automobile, bicycle, pedestrian, and transit. The right -in will need to be justified in this study. c. The application will need to include a design of Illinois. d. There will be 15 foot easements required along Drake and Timberline. e. The application will be subject to Larimer County Urban Area Street Standards, which are more stringent on access points. Any deviation from these standards will require a variance request. f. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. 4. Water dr Wastewater Utility: Location: SE of Drake Road and Timberline Road (M-12) Proposal: Commercial - King Soopers and retail pad sites Ex. Mains: Water: 16-inch in Timberline, 24-inch in Drake, 12-inch in Custer Sewer: 8-inch in Custer (E half of site) Comments: Use or abandon the8-inch water and 8-inch sanitary sewer lines which have been extended into the site from the S. Extend the 8-inch water and 8-inch sewer in Illinois. The water conservation standards for landscape and irrigation will apply to this project. Plant Investment Fees and water rights will be due at time of building permit. A repay will be due for the 24-inch water main in Drake. N MEETING DATE: August 23, 2001 ITEM: King Soopers and Pads in Rigden Farm APPLICANT: Dennis Wyatt Wyatt & Associates 1865 S. Pearl Street Denver, CO 80210 LAND USE DATA: 58,000 square foot King Soopers and retail pad sites on 11 acres located in the NC zone district at the southeast corner of Drake Road and Timberline Road. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Gary Lopez 221-6760 Engineering Department- Marc Virata 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Resources Development Planner Doug Moore 221-6750 Light and Power Monica Moore 221-6700 Transportation Services (ped. & transit) Tom Reiff 416-2029 Transportation Services (traffic) Eric Bracke 224-6062 Transfort (local bus service) Gaylene Rossiter 224-6195 Park Planning Craig Foremean 221-6618 COMMENTS: 1. Zoning Department: a. The property is in the NC - Neighborhood Commercial zone district. b. Most of the proposed uses are type 2 review. THE SHOPS AT RIGDEN FARM COPY OF CONCEPTUAL REVIEW LETTER Refer to the attached Conceptual Review Letter dated October 12, 2001 from Troy Jones, City Planner For information concerning how issues have been addressed refer to Statement of Planning Objectives, Item (v).