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HomeMy WebLinkAboutLOAF N JUG - PDP - PDP180004 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESGalloway & Company, Inc. • 303.770.8884 • • • March 28, 2018 Pete Wray City of Fort Collins Community Development and Neighborhood Services 281 N College Ave3 PO Box 580 Fort Collins, CO 80522 Re: Loaf N Jug – Preliminary Development Plat – Fort Collins, CO – Statement of Planning Objectives Project Narrative: The proposed development of the 2.84-acre site at the northwest corner of I-25 and Hwy 392 includes a 5,428 square foot Loaf N Jug convenience store and self-service fuel station, including a 10 MPD fuel canopy. The site is currently, and has been historically vacant. Access to the site is provided via a proposed full motion access along SW Frontage Rd, near the northern end of the site. The convenience store has been located near the southwest corner of the site, with the entrance oriented east. An outdoor patio space is proposed adjacent to the convenience store on the northern end of the building which includes tables for outdoor seating. The proposed fuel station provides convenient access to a necessary commodity to travelers along the two, intersecting, main thoroughfares that are adjacent to the site. This project also promotes development in the area, as one of the first structures to be located on the northwest corner of this major intersection within the City limits of Ft. Collins. The convenience store will provide essential retail items and food options to travelers entering and exiting the City of Fort Collins, as well as the employees, commuters, and existing businesses nearby. Trash collection and loading will occur on the southern side of the building, away from main pedestrian and customer access, where it is naturally screened by the topography adjacent to the site. Fuel trucks will be accommodated along the eastern side of the lot, where ample maneuvering space has been allocated to allow customers to continue using the self-service pumps while fuel tank refilling occurs. The proposed layout and design of the site incorporates the City of Fort Collins zoning requirements for the General Commercial zone. Parking, landscaping, and setbacks have all been proposed to comply with City of Fort Collins requirements. This PDP proposes a total of 25 parking stalls, including two ADA accessible stalls, and one parking stall adjacent to the proposed air compressor. These parking stalls have been located and oriented to provide adequate maneuvering for motor vehicles as they interact with the amenities provided on site, as well as for pedestrian access to the convenience store. The Loaf N Jug building has been designed to incorporate four-sided architecture, high quality building materials and finishes to blend with the character of the City of Fort Collins. Convenient public access to services and outdoor amenities have been provided with the building design. Design elements such as pitched roof lines and extensive use of stone have been incorporated based on preliminary feedback from City staff. Pete Wray Loaf N Jug – Fort Collins, CO I-25 & Hwy 392 March 28, 2018 Galloway & Company, Inc. • 303.770.8884 • • • The applicant hosted a neighborhood meeting on Thursday, March 1, 2018 from 6:00-7:30 at AmericInn Lodge & Suites Fort Collins South. This meeting not only satisfied a review process requirement, but it allowed the public and surrounding neighbors an opportunity to understand, envision and analyze the proposed development. Attending citizens were able to review plans, elevations and exhibits of the proposed development, and ask questions of the applicant and City. Loaf N Jug representatives, along with Galloway representatives and City staff attended the meeting. The majority of feedback that was provided was regarding prairie dog removal. Prairie Dog removal from the site will be addressed as applicable in coordination with the City throughout the review process. City Plan Principles and Policies: The proposed Loaf N Jug site is located within the City’s Growth Management Area, and located in both the I-25 Subarea, and the Fossil Creek Reservoir Area Plan. As proposed, the site plan and proposed development achieves several of the Fort Collins City Plan’s Principles and Policies. Below are examples of how the proposed development provides advancement toward the City Plan’s vision to improve Community and Neighborhood Livability, by providing a much-needed service. • Principle EH 1 o Policy EH 1.2 – Maximize Retail Sales Tax Revenue ▪ Proposed Loaf N Jug is located just within City of Fort Collins limits near an intersection of two major thoroughfares and adjacent to a regional Park N Ride. The location of the fueling station and convenience store encourages community members from Larimer County, Town of Windsor, and anywhere accessible via the Interstate to purchase a necessary commodity within City limits, boosting retail sales tax revenue. • Principle LIV 1 o Policy LIV 1.1 – Utilize Growth Management Area ▪ The Loaf N Jug project is proposed at the edge of City limits, encouraging collaboration with the surrounding Larimer County and Town of Windsor. The proposed area supports a need for a fueling station and convenience store on the west side of the interstate, as it is located at a key intersection connecting jurisdictions beyond the extent of Fort Collins. o Policy LIV 1.3 – Coordinate at Community Edges ▪ Again, the proposed Loaf N Jug project is located directly adjacent to Larimer County and Town of Windsor, at the edge of the Fort Collins city limits. The proposed use is one which allows and promotes future development in the area by providing a necessity for future businesses in the area. • Principle LIV 15 o Policy LIV 15.1 – Modify Standardized Commercial Architecture ▪ Prototypical design of the proposed Loaf N Jug has been modified to incorporate City specific character for this site. Stone finishes have been provided on majority of the building to create a unique design for this location within the City of Fort Collins. A pitched concrete tile roof has been provided on the convenience store, and a pitched concrete tile mansard roof has been provided on the canopy. Outdoor seating has been incorporated as an amenity with a pedestrian access on the north side of the building, and the service type activities have been relocated to the south side of the building to reduce pedestrian interaction, and also allow for natural screening. Pete Wray Loaf N Jug – Fort Collins, CO I-25 & Hwy 392 March 28, 2018 Galloway & Company, Inc. • 303.770.8884 • • • o Policy LIV 15.2 – Seek Compatibility with Surrounding Development ▪ As the area where this project is proposed is still fairly undeveloped, the proposed Loaf N Jug will help establish the unique community development in the area. The proposed fueling center is a logical and compatible use to compliment the existing Park and Ride, across Hwy 392. • Principle LIV 19 o Policy LIV 19.1 – Land Use Designations ▪ According to the City Structure Plan Map, the northwest corner of I-25 and Hwy 392 is intended to be a General Commercial District. The proposed Loaf N Jug not only meets the intent of the planned land use designation, but also encourages further commercial development in the surrounding area by bringing one of the first developed lots to the area. • Principle LIV 43 o Policy LIV 43.3 – Support Transit-Supportive Development Patterns ▪ While not located within the City of Fort Collins, the CDOT, Windsor Park N Ride is located directly across Hwy 392 from the proposed Loaf N Jug. As a large promoter of mass transit, the Park N Ride is a high-volume location for individual vehicles to frequent – making the opportunity for refueling convenient, and located within the City of Fort Collins limits. • Principle SW 1 o Policy SW 1.2 – Maintain and Enhance Fire Protection ▪ Site design allows for fire access around the site to reach all areas of the lot, and has taken into consideration safety measures required by Poudre Fire Authority, including emergency shut off for the fueling system, emergency shut off for building utilities provided on the exterior of the building, and fire connection distance requirements. o Policy SW 1.5 – Maintain Public Safety through Design ▪ The proposed Loaf N Jug site design incorporates a sense of security and safety via design of the pedestrian walkway from the adjacent ROW, adequate site and building lighting, incorporation of outdoor amenities areas for pedestrians, and landscaping that will be well maintained during store operation. Parking stalls have been provided adjacent to the convenience store to help reduce the potential for pedestrian and vehicular conflicts. • Principle T 5 o Policy T 8.1 – Support Active Transportation ▪ Proposed Loaf N Jug development includes a pedestrian walkway from the adjacent ROW to the convenience store entrance. Roadway improvements adjacent to the site incorporate sidewalks and maintain bike lanes which allow for connection to the proposed development.