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HomeMy WebLinkAboutBEST BUY EXPANSION MAJOR AMENDMENT AND REPLAT - 29 92B - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCity of Fort Collins .a Commu,._cy Planning and Environmental ;,,:rvices Current Planning September 27," 1999 1 Ms. Sarah Noori, MBH Architects 1115 Atlantic Avenue Alameda, CA 94501 Dear Ms. Noori: For your information, attached is a copy of the Staffs comments concerning Best Buy Demolition and New Construction presented before the Conceptual Review'Team on September 20, 1999. 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. Sincerely, Ted Shepard Chief Planner TS/gjd Attachments cc: Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 4"16-2020 ITEM: Best Buy Demolition and New Construction APPLICANT: Ms. Sarah Noori, MBH Architects, 1115 Atlantic Avenue, Alameda, CA. 94501. LAND USE DATA: Request to demolish the existing 28,521 square foot Best Buy store at 4040 South College Avenue and replace it with a new 46,341 square foot store at the same location but slightly east of the existing store. There are presently 124 parking stalls and there would be 423 with the new store, as proposed. The new store would use the same matching concrete block to blend in with the center. Existing parking would be combined with new parking located north of the present store. COMMENTS: 1. The parcel is zoned C, Commercial under the new Land Use Code adopted in March of 1997. However, the site was developed and approved as part of a Planned Unit Development (P.U.D.) under the previous code known as the Land Development Guidance System. The request would be processed as a Major Amendment to the P.U.D. subject to review by the Planning and Zoning Board. The Land Use Code requires major amendments to P.U.D.'s to comply, to the maximum extent feasible, with the applicable standards contained in Articles Three and Four of the Land Use Code. 2. Since the proposed building is over 25,000 square feet, the structure must comply with the City's Standards and Guidelines for Large Retail Establishments. You have a copy of this document. Please note that this section of the Code requires substantial revisions to the concept plan. For example: A. The Code requires that no more than 50% of the parking shall be located between the front door and the abutting streets. You are encouraged to investigate the solution implemented by Barnes and Noble, 4045 South College Avenue, which constructed two entrances, one facing east, one facing west, thereby splitting the parking between College Avenue and Mason Street. B. The Code requires that all sides of a building that directly face an abutting public street shall feature at least one customer entrance. Again, the Bames and Noble example is pertinent. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT C. The Code requires that fagade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high intensity colors or metallic colors is prohibited. Based on this criterion, the generous use of blue metal as fagade ornamentation would have to be reduced in size, scale and color. D. Please note that the Land Use Code Section 3.5.3 (D) Character and Image state: "Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins community with predominant materials, elements features, color range and activity areas tailored specifically to the site and its context. A standardized prototype design shall be modified if necessary to meet the provisions of this Land Use Code." E. The Code requires that delivery, loading, trash removal, compaction or recycle bins be screened from view of public streets. A site visit to the present store revealed that a haul -away dumpster and pallets are located outside the store in an unscreened area. The new facility may be required to locate these facilities within an enclosed garage -like structure. A good example of this is the new Safeway grocery store at 1426 East Harmony Road. F. Please note that there are other detailed ".big box" standards and. guidelines which contain criteria that address site planning, architecture and store operations. The Best Buy application will be expected to comply with these criteria. 3. Landscaping requirements are found in Section 3.2 of the Land Use Code. Please note that the parking lot must feature a landscape island every 15 spaces and that 10% of the interior of each parking lot must be landscaped. In addition, the parking lot perimeter and building foundation must feature plant materials. 4. Bike racks that are permanently anchored must be provided near the front entry. These racks must not interfere with walkways. 5. The City of Fort Collins regulates parking on a maximum basis, not a minimum basis. The store must not exceed four spaces per 1,000 square feet of gross floor area. This limits the amount of total parking on the site to 185 spaces. 6. The existing electrical transformer will have to be relocated. The store will need three-phase power which is available from either South College Avenue or J.F.K. Parkway. The old service will have to be abandoned. New electrical charges will apply. An estimate of these charges can be provided by the Light and Power Department. Please contact Janet McTague, 221-6700. 7. The electrical contractor must complete the Commercial One ("C-1") Form to determine entrance capacity and the panel size. 8. The new electrical transformer must not be placed along a public roadway. The transfonner must be within ten feet of hard surface for emergency change -out and yet be screened by plant material or a solid enclosure. 9. There are three eight -inch diameter water mains available to serve the site. Two of these are on the west and south sides of the site. The third is in J.F.K. Parkway. 10. There are two eight -inch sanitary sewer lines available to serve the site. One is on the west side and one is in the southeast corner of the site. 11. There will be no water and sewer plant investment fees if there is no increase in service size. If there is an increase, then the fees will be for the differential in tap size. Because there are so many existing mains in the immediate vicinity, there will have to be close coordination between the contractor the Utilities Department. For further information, please contact Roger Buffington, 221-6681. 12. The site is located in the McClelland -Mail Creek Drainage Basin. The stormwater fee in this basin is $3,717 per newly developed acre, subject to the runoff coefficient and the amount of onsite stonnwater detention. Fees are not paid on the existing developed portion of the site. 13. The site is located within the Heart Special Improvement District (S.I.D.). This district mandates that the stormwater release rate from developed sites is restricted to .87 cubic feet per second (c.f.s.). Therefore, the onsite stormwater detention basin must be sized accordingly. 14. Storm flows must be treated with water quality features before being released into the downstream system. This can be as simple as routing storm flows over landscaped areas and using "extended detention" release rates for up to 40 hours. 15. There is an existing drainage channel on the east side of the present building and under the proposed building. This channel must be factored into the Drainage Report. This channel drains the area to the north. These offsite flows must be factored into the drainage analysis. What happens to this channel with the new construction? 16. There is an existing 15 inch storm sewer in the existing parking lot. This pipe can be used as long as the available capacity is verified. If the site is to be re -graded, than the use of the pipe must be verified by the consulting civil engineer. 17. The new storm drainage system must be designed in accordance with the new two-hour rainfall event as the design storm. This is an increase over what the . original P.U.D. was designed for. A Drainage Report, Grading and Drainage Plan, and Erosion Control Plan are required at the time of submittal. For further information, please contact Glen Schlueter, 221-6681. 18. . There is a small existing wetland on the east side of the existing store. This area must be mapped and shown on the plans. If this wetland is to be lost, then wetland mitigation measures will be implemented. Mitigation may be either on - site of off -site. Perhaps this existing wetland could be combined with the water quality requirement. z 19. The recyclable materials should be stored on -site and disposed of properly. The biggest need will be containers for cardboard. Be sure cardboard recycling is accounted for in the formation of the concept plan. For further information regarding natural resource issues, please contact Kim Kreimeyer, 221-6750. 20. The new construction will be assessed the retail rate for the City's Street Oversizing Fee. The retail rate is presently $3.12 per square foot of floor area payable at the time of building permit issuance. 21. Any area that is to be developed that is not contained within a subdivision plat will have to be platted. 22. Additional right-of-way may be. needed for J.F.K. Parkway. A 15 foot wide . utility easement is needed behind the right-of-way for J.F.K. Parkway. 23. A Transportation Impact Study will be required. This study addresses all modes of transport including cars, bikes, pedestrians and transit. To determine the scope of the study, please contact Eric Bracke, Traffic Engineer, 221-6630. 24. The Transportation Impact Study should also address the truck route.. The City is very concerned about unnecessary truck traffic in residential neighborhoods. Trucks should not use Boardwalk Drive but be restricted to J.F.K. and South College. Turning templates should be used to demonstrate how trucks maneuver to and from the loading dock. 25. An amended Development Agreement will be needed and executed by the parties prior to recording the new plans. 26. A Development Construction Permit is needed after recording but prior to beginning work. A fee and plan submittal is required. For further information on the Utility Plans, Development Agreement or Development Construction Permit, please contact Marc Virata, 221-6605. 27. The site was developed under old criteria regarding internal pedestrian connections. The new plan will have to improve the pedestrian access to Fountainhead, Taco Bell, Hobby Lobby and Savers which are all located in the same center. 28. The Capital Expansion Fee will be required to be paid at the time of building permit issuance. This fee is currently $0.46 cents per square foot and subject to annual adjustments. For further information, please contact Rick Lee, Commercial Plans Examiner, 221-6760. 1*1