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HomeMy WebLinkAboutMULBERRY AND LEMAY CROSSING - PRELIMINARY - PUD - 36-96B - SUBMITTAL DOCUMENTS - ROUND 1 - Staff's Project Comments (6) t Com city Planning and Pnvironmenr services r Current Planning Citv of Fort Collins March 30, 1995 Mr. Steve E. Wilson CLC Associates 8480 E. Orchard Road, Suite 2000 Englewood, CO 80111 Dear Mr. Wilson: For your information, attached is a copy of the Staff's comments concerning Fisher Property, N.B.C. Mulberry and Lemay presented before the Conceptual Review Team on March 27, 1995. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerel , Ted Shepard, A Senior Planner TS/gjd Attachments cc: Transportation Department Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221.6750 FAX(303) 221-6378 TDD (303)224-6002 fibCONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: March 27, 1995 ITEM: Fisher Property, N.E.C. Mulberry and Lemay APPLICANT: Mr. Mark Goldberg, Goldberg Property Associates, 1777 S. Harrison Street, Suite 1100, Denver, CO. 80210 c/o Mr. Steven E. Wilson, CLC Associates, 8480 E. Orchard Road, Suite 2000, Englewood, CO. 80111. LAND USE DATA: Request for a Community/Regional Shopping Center located at the northeast corner of Mulberry Street and Lemay Avenue. The site is 53 acres in size. The primary uses are two large individual retailers. One retailer is a large discount store (149,429 square feet) with a possible grocery store component (63,050 square feet). Other uses include possible theatre and three pad sites. Total square footage is estimated at approximately 500,000 square feet. COMMENTS: 1. The northerly two-thirds of the site are located outside the city limits, within the Urban Growth Area. Since there is contiguity with the corporate municipal boundary, the northerly two-thirds must be annexed into the city in order to be considered for development. Under the Intergovernmental Agreement with Larimer County, the County Planning Department will not accept an application for development. 2. The applicant must present a Petition For Annexation to the Planning Department. This procedure is outlined in the Development Manual. It takes approximately 3.5 months to process an annexation request. At the time of annexation, the property will also be given a zoning district. It is likely that the zoning will be B-P, Planned Business, with P.U.D. Condition to match the zoning on the southerly parcel. 3. The annexation must include the total right-of-way for Lincoln Avenue. 4. It is the City's policy that a request for Overall Development Plan and/or Preliminary P.U.D. cannot be submitted until the property has been annexed by the City Council. COMMUNITY PLANNING& ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS,COLORADO 80522-0580(303)221-6750 PLANNING DEPARTMENT 5. If the land owner has concerns about the property being annexed by City Council without the benefit of an Overall Development Plan and/or Preliminary P.U.D. being approved by the Planning and Zoning Board, then the owner may wish to contact the City Attorney's Office regarding a "disconnection agreement'. A copy of a recent disconnection agreement is enclosed. For further information regarding annexation and zoning, please contact Ken Waido or Ted Shepard, 221- 6750. 6. Upon annexation, the entire site will be served by the City of Fort Collins Light and Power Department. Electrical power is available from the east via Magnolia Street, In addition, there is overhead power on Mulberry and along the south side of Lincoln. The developer is responsible for installing this system underground along the frontage of the subject property. Utility easements must be provided through the site on a north/south axis to connect the Mulberry and Lincoln three-phase systems. These easements must be of sufficient width to provide future maintenance. There is no electrical system along Lemay nor is any planned. 7. Power to the buildings will be provided by onsite, pad-mounted electrical transformers. You are encouraged to consolidate transformers so that multiple buildings are served. Locations should be closely coordinated with Light and Power so that the system can be designed and easements dedicated. 8. Electrical transformers must not be visible from the surrounding streets. Transformers must be within 10 feet on one side by hard surface for emergency change-out. Transformers must be screened by solid enclosures that meet minimum clearance specifications or by landscape materials. 9. Normal electrical charges will apply. These charges are specified in Chapter Eight of the Development Manual. For further information regarding electrical service, please contact Bruce Vogel, 221-6700. 10. For water, the property can be served by either the City of Fort Collins or the Elco Water District. For sanitary sewer, the property can be served by either the City of Fort Collins or the Boxelder Sanitation District. The City is willing to explore all possible scenarios that make sense for all parties as to which entity will provide which service. The contact person at the City is Roger Buffington, 221-6681. The contact for the two special service districts is Webb Jones, 493-2044. 11. In Lemay Avenue, the City has a 24 inch diameter water main and a 15 inch diameter sewer line that can serve the site. A repay is due to the City for a portion of the 24 inch water line. For information on the amount of the repay, please call Brian Hahn, 221-6681. 12. In Mulberry, the City has a 42 inch diameter sanitary sewer on the north side of the street. 13. The Poudre Fire Authority will require any structure with over 5,000 square feet of uncontained floor area to be equipped with an automatic fire extinguishing system. All buildings must be within 400 feet of a fire hydrant. Hydrants must be capable of delivering an estimated minimum of 4,000 - 5,000 gallons per minute with 20 p.s.i. residual pressure. All exterior portions of all buildings must be within 150 feet of an approved fire access roadway. Such roadways, usually parking lot drive aisles, must not feature less than 20 feet inside and 40 feet outside turning radii. For further information, please contact Mike Pretz, Poudre Fire Marshall, 221-6570. 14. The structures will be reviewed by the "unlimited" classification of the Uniform Building Code. As such, the "yard areas" must be a minimum of 60 feet. If this 60 feet separation crosses property lines, then easements made between the property owners must be provided and recorded with the County Clerk and Recorder. Such easements must also be dedicated on the plats. 15. At the time of building permit application, the applicant for the proposed garden centers must provide information regarding type and quantity of storage of hazardous materials. For further information on compliance with the Uniform Building Code, please contact Sharon Getz, Plans Examiner, Building Inspection Division, 221-6760. 16. Design of the shopping center should include a transit stop for the City's bus system. Pedestrian connections across the parking lots must be made between the transit stop and the front entry of the anchor tenants. Pedestrian and bicycle amenities must be provided to promote alternative forms of transportation. (See Design Standards and Guidelines for Large Retail Establishments.) 17. The site is located in the Poudre River Master Plan Area. As of this writing, there are no Storm Drainage Fees associated with this drainage basin. The Stormwater Utility is scheduled to seek permission from City Council this summer to start charging fees in this basin. Fees are assessed and collected at the time of building permit issuance. Fees are based on the amount of impervious surface and the runoff coefficient. 18. At the time of submittal, an Overall Drainage Report, Drainage and Grading Plan, and Erosion Control Plan must be filed meeting minimum requirements. If these documents do not meet submittal requirements, the application may be rejected. 19. The development of the site must be designed so that storm water runoff based on the 100-year storm is conveyed to the Poudre River. This will require obtaining offsite drainage easements from the intervening property owners. It is suggested that you meet with these property owners at the earliest convenience to obtain a letter of �-+ent regarding the granting of the necessary easements. The actual easemen ` must be granted by the time the first P.U.D. reaches the final review stage. 20. The site is located in the Poudre River floodplain as mapped by the Federal Emergency Management Agency. A Floodplain Use Permit will be required to be granted by the Stormwater Utility. 21. Since Lemay Avenue is elevated, it acts as a levee and protects the site from the 100-year flood. F.E.M.A., however, will not allow Lemay Avenue to be certified as a levee. In particular, if Lemay is penetrated by stormwater pipes to get flows over to the Poudre River, then Lemay will no longer act as a levee. (Please be aware that Storm Drainage Fees collected in this area will go towards improving Lemay Avenue as a certified levee.) 22. The Drainage Plan should address the Dry Creek floodplain. 23. Historic drainage may also flow to the south and east as well as to the west. Preliminary investigation should consider a bore under Mulberry Street to get storm flows to the Poudre. Also, the elevation of the Poudre must be such that there is sufficient slope for positive drainage from the site to the river. If storm flows are directed to the east, then capacities in the County must be verified in order to allow additional concentrated storm flows with increased velocities. 24. The Stormwater Utility is willing to discuss design parameters prior to submittal of the necessary documents. Please contact Glen Schlueter, 221-6589, for further information. 25. The Transportation Department cautions that the signalized intersection on Mulberry Street will not likely be approved. Mulberry Street in this section is State Highway 14 under the jurisdiction of the Colorado Department of Transportation. The City and the State are in the beginning stages of developing a Highway Access Control Plan for Highway 14 which will help determine locations of future traffic signals. 26. A traffic impact analysis will be required to be submitted at the Overall Development Plan stage. Such a study will help determine the location of traffic signals and whether these intersections will feature full or restricted turn movements. Traffic signals will be evaluated based on the impact on signal progression characteristic for the larger system. Normally, the City does not allow a traffic signal to serve private access drives for shopping centers. Traffic signals normally serve public streets. For example, Lemay/Magnolia could possibly be eligible for signalization, but not a Lemay/private access drive intersection. 27. The traffic study should not rely on trip generation numbers from the Institute of Transportation Engineers (I.T.E.) Rather, actual data from an existing comparable operation should be used. Ideally, this data should be observed from a similar store within the same chain. The traffic consultant should contact Tom Vosburg, Transportation Planner, 221-6608, for further information. 28. Please be aware that north of Lincoln Avenue, Lemay Avenue will be re-routed to the east to bypass Andersonville and to elevate over the railroad tracks and Vine Drive. 29. Lincoln Avenue is classified as an arterial street. The appropriate right-of-way dedication along Lincoln will be required with development of this property. Lemay is fully dedicated and will require additional dedications for turn lanes, tapers, slope easements, etc. as identified in the traffic impact analysis. 30. Lincoln and Lemay frontages will need to be improved to full arterial standards. The City is interested in working with the developer and the C.D.O.T. to eliminate the frontage road along Mulberry. It appears Super Market Liquor may be impacted and should be contacted as early as possible to coordinate access. 31. A State Highway Access Permit will be required. Application is made to the City Engineering Department. 32. Magnolia is a public street. It should either be brought into the site for access purposes or provided with a cul-de-sac for public turn-around on the subject property. If Magnolia is used for access, it may need to be improved to the east. The developer should contact the property owner to the east to discuss the status of Magnolia Street. 33. The Street Oversizing Fee for retail is $14,005 per acre payable at the time of building permit issuance. A full description of this fee is found in Chapter Eight of the Development Manual. 34. At the time of submittal, Utility Plans must be filed specifying the work to be done in the public right-of-way. A Development Agreement will be made between the City and the developer obligating the developer to perform the work as described, Please refer to Chapter Seven of the Development Manual. 35. The property will have to be platted. No building permit can be issued unless the land area is included in a subdivision plat approved by the City. Please refer to Chapter Five of the Development Manual. 36. The shopping center must comply with All Development Criterion A-2.13 regarding landscaping. Satisfying this requirement will include parking lot landscaping, berms along Lincoln and Mulberry, building foundation plantings, and screening areas of low visual interest. Since Lemay Avenue is elevated, this will require special design considerations that may include more plant material since berms may be difficult. 37. You have received a copy of the Design Standards and Guidelines for Large Retail Establishments. Please note that these regulatory measures are designed to help shopping centers do a better job of integrating into the surrounding neighborhood. Other standards address individual building aesthetics. The intent of the standards and guidelines is to encourage development that contributes to Fort Collins as a unique place and to make our major streets attractive urban design corridors. 38. The shopping center will be reviewed by the All Development Criteria of the Land Development Guidance System. Please note criterion A-2.7 which relates to architecture. The entire shopping center must demonstrate a unified design theme so that all buildings relate to each other in a logical fashion. This does not mean that structures must be identical but carry a sufficient amount of unifying elements so that the center does not appear to be haphazard development. Pad sites, in particular, will be asked to conform to the fundamental design themes established by the anchor tenants. 39. Please note L.D.G.S. All Development Criterion A-2.6, Pedestrian Circulation, and Article II (5,6) Pedestrian Flow and Central Features/Community Spaces of the Design Standards and Guidelines. These parameters address elements of the shopping center design that is lacking in the concept plan. The proposed shopping center must make significant improvements in providing pedestrian amenities in order to meet the City's design requirements. 40. Please note that Article II (1) (2) of the Design Standards and Guidelines require multiple entries and parking distribution. The concept plan does not satisfy these criteria. Rather, the plan appears to be traditional in that the anchor tenants are placed at the extreme edge (east property line) with all the parking between the buildings and Lemay Avenue. 41. Staff suggests that we arrange a series of pre-submittal meetings with the architect and other design consultants on how this shopping center can comply with City requirements. 42. A neighborhood information meeting will be required. Staff will prepare a map of the geographical notification area. The developer is responsible for providing the names and addresses of all current property owners within the notification area. Staff will arrange the time, date, and location of the meeting, as well as facilitate. The developer will be charged .50 cents per address for the mailing. Please contact the project planner to prepare the map in anticipation of the meeting.