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HomeMy WebLinkAboutFIRST STOP PLAZA - BASIC DEVELOPMENT REVIEW - BDR180031 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com September 17, 2018 1ST STOP PLAZA BASIC DEVELOPMENT REVIEW PLAN (BDR) STATEMENT OF PLANNING OBJECTIVES CITY PLAN PRINCIPLES AND POLICIES ACHIEVED 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 1.3 – Prioritize Essential Infrastructure/Capital Facilities Prioritize investment in infrastructure that supports economic health activities within the constraints of City financial resources and that satisfies the triple bottom line objectives of the community. Suniga Road will become a major spine through northern Fort Collins. The Intersection of College Avenue and Suniga Road will be a very visible corner highly sought after by retailers. Due to this priority in essential Infrastructure, existing conditions, and existing agreements, Lot 1 and Lot 2 must adjust vehicular circulation. This BDR remedies the impact from these infrastructure improvements. 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 resources the development will be integrated into these areas to minimize impacts and mitigate any losses. This project is not located in or near any natural areas of high value. It is an infill project. In addition, Lot 1 is only constructing the minimum required improvements leaving much of the site untouched. 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 1st Stop Plaza Statement of Planning Objectives Page 2 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com 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. This site is an infill site located within the targeted redevelopment area, adjacent to an enhanced travel corridor, and within a targeted activity center. The purpose of this BDR is to maintain adequate access to both lots so the existing retail can function as needed and future development is possible on Lot 1. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Provide convenient routes to destinations within the neighborhood: Avoid or minimize dead ends and cul-de-sacs. Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. Design neighborhoods streets to converge upon or lead directly to the common areas in the neighborhood, avoiding routes onto arterial streets. Prohibit gated-street entryways into residential developments to keep all parts of the community accessible by all citizens. On long blocks, provide intermediate connections in the pedestrian network. Provide direct walkway and bikeway routes to schools. Continue and extend established street patterns where they are already established. In the case of previously unplanned areas, establish a new pattern that can be continued and extended in the future. The new access drive will interconnect two lots and an emergency access easement is provided to the north for future development. This interior drive network will avoid dead ends and provide connections to the adjacent residential project when the other lots develop. Principle LIV 43: Enhanced Travel Corridors will be strategic and specialized Transportation Corridors that contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Enhanced Travel Corridors will provide high frequency/ high efficiency travel opportunities for all modes linking major activity centers and districts in the city. Policy LIV 43.3 – Support Transit-Supportive Development Patterns Support the incorporation of higher intensity, transit supportive development along Enhanced Travel Corridors through infill and redevelopment. Encourage the densities and broader mix of uses necessary to support walking, bicycling, and transit use while accommodating efficient automobile use. This project is necessary to allow development on two lots along an enhanced travel corridor. Safety and Wellness Principle SW 1: The City will foster a safe community. 1st Stop Plaza Statement of Planning Objectives Page 3 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com 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. (Also see the Community and Neighborhood Livability chapter’s Community Appearance and Design section). The preference for retail establishments is to have full movement intersections into the property. The proximity of the College Avenue and Suniga intersection makes this impossible to do safely. Access to Lot 2 must be located further away from the intersection forcing a drive lane across Lot 1. Transportation Principle T 2: Investments in Enhanced Travel Corridors and within Activity Centers will encourage infill and redevelopment. Policy T 2.1 – Economic Opportunity and Development Enhanced Travel Corridors will support expanded economic opportunity and development generally, as well as particularly in targeted redevelopment areas and activity centers within the city. This project is located within a targeted redevelopment area. This BDR is necessary to ensure that the current business on Lot 2 can function and future development on Lot 1 is not hindered. Principle T 4: Transportation infrastructure will be designed to be sensitive to the surrounding land use context. This project is filed to accommodate the City’s Suniga Road project and in particular City of Fort Collins Ordinance No. 005, 2018 authorizing acquisition by eminent domain of fee title and easements on Lot 1, 1st Stop Plaza Minor Subdivision, recorded June 20, 1997 at Reception No. 97038884 (“Ordinance”). The Minor Subdivision Plat excludes the property subject to the City’s fee title eminent domain action with the intent that the plat is recorded simultaneous with and immediately after the City acquires title under the eminent domain action. The project design also includes the City’s easement subject to the eminent domain action. The Minor Subdivision Plat is intended for recordation simultaneously and immediately after the City acquires the fee title and the easement interests in the eminent domain action. The applicant proposes the following order or document recordation: (1) deed in lieu of condemnation conveying to the City title to the real property described in Exhibit A to the Ordinance; (2) easement deed in lieu of condemnation granting to the City the easement described in Exhibit B to the Ordinance; and (3) the Minor Subdivision Plat and associated Development Agreement for the project. The project is a replat of land immediately adjoining the Suniga Road project. As such, this project is subject to and contingent upon mutual settlement and resolution of the eminent domain action by the City against the applicant. The applicant, property owners and easement holders with recorded interest in Lot 1 and Lot 2, 1st Stop Plaza Minor Subdivision, reserve all legal and equitable rights in the pending eminent domain action. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. The business on Lot 2 has been operating for 19 years. There is an established circulation pattern for the semi-deliveries and parking. The construction of College Avenue and Suniga Road intersection will disrupt this established pattern. In order to provide adequate and established access these improvements must be made. 1st Stop Plaza Statement of Planning Objectives Page 4 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com PROJECT DESCRIPTION This project is located on the future northeast corner of College Avenue and Suniga Road intersection. The City of Fort Collins prepared design documents to construct Suniga Road from the east, through this property, and connect to College Avenue. In doing so, had to relocate the College Avenue access serving Lot 2 and close off any informal access from the south. Due to private covenants and restrictions; Lot 1 must provide access and parking to Lot 2. The only feasible and safe solution is to bring a driveway across the southern portion of Lot 1. This BDR shows that driveway location and parking relocation. We are also using this opportunity to replat and remove unnecessary easements. This BDR does not suggest a specific use or site plan beyond what was mentioned. It is understood that a future Project Development Plan will be required, and we request that the modifications remain in effect for that future development plan. Due to the land condemnation and private covenants and restrictions; three modification requests are being submitted: 1) LUC 3.5.3.(C)(2) Build to lines 2) LUC 3.2.2.(J) 15’ landscape setback to vehicular use areas 3) LUC 3.2.2(C)(5) Direct pedestrian connection See comment above in support of City Plan Principle T 4 above. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPEING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. Proposed open space: At this time, the only proposed development is an access driveway and parking spaces. Pavement will be removed by the City of Fort Collins on Lot 2 when Suniga Road is constructed. Wetlands and natural habitats and features: This is an infill site. There are no known wetlands or natural habitats or features on site. The majority of the site will remain untouched at this time. Landscaping: Tree lawns will be installed by others when Suniga Road is constructed. The landscaped area between Suniga Road sidewalk and the new access drive will be a combination of shrubs and grasses. Tres will be installed in the parking lot landscape islands as required. Circulation: To allow fire truck turning movements some existing medians were redesigned. There is a right in / right out driveway that will be constructed by others into Lot 2 from College Avenue. There will be a ¾ movement intersection into Lot 1. This will lead to a drive aisle across Lot 1 to access Lot 2. Transition areas and buffering: Since the ultimate use is unknown. Buffering and transitions are not applicable. STATEMENT OF POPOSED OWNERSHIP AND MAINTENANCE Lot 1 and Lot 2 are owned and maintained separately. It is not anticipated that ownership will change. Reference Declaration of covenants and restrictions and grant of easements for more detailed information. The owners of Lot 1 and Lot 2 will amend that certain private Declaration of Covenants and Restrictions and Grant of Easements dated March 4, 2014 recorded at Reception Number 20140011145 (“Declaration”). The Suniga Road project and eminent domain action require reconfiguration and amendment of the common area under the Declaration. ESTIMATED NUMBER OF EMPLOYEES Lot 2 is currently an O’Reilly Auto Parts and Lot 1 is currently vacant. The number of employees will not change with this submittal. ASSUMPTIONS AND CHOICES To provide a ¾ turning movement driveway into Lot 2 it had to be located as far east as possible away from the College and Suniga intersection. This forced a drive lane across the south side of Lot 1. This creates a significant burden on Lot 1. To ease the restriction, parking was added to the south side of the drive aisle. 1st Stop Plaza Statement of Planning Objectives Page 5 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com COMPLETED DOCUMENTS This submittal includes all documents required per modified checklist by Clay Fricky. CONFLICTS BETWEEN LAND USES OR NATURAL FEATURES Only minimal construction is planned at this time. A future Project Development Plan will be submitted. NEIGHBORHOOD MEETING NOTES A neighborhood meeting was not required. PAST PROJECT NAMES The project name has not changed however, there was a Conceptual Review completed for a proposed multi-family project that is not included in this scope. That was called N College Multi-Family. PARKING NARRATIVE The construction of Suniga Road will remove 12 parking stalls on the south side and two spaces adjacent to the building on Lot 2. Currently O’Reilly’s has 38 spaces for a 7,714 square foot building. That is approximately 5 spaces per 1000 square feet. Ten spaces will be relocated onto Lot 1 for the sole use of Lot 2. An additional 14 spaces are provided for the use of Lot 1. It is not anticipated that there will be any spill over parking.