HomeMy WebLinkAboutPALMER DESIGN CENTER - PDP - 47-98 - CORRESPONDENCE - (5)7. GayLene Rossiter of Transfort stated that existing transit service encompasses
this site. The buses normally stop in the lane of traffic closest to the curb in front
of site. Kathleen Reavis of Transportation Planning should be contacted for
information regarding multi -modal forms of transportation to and from this site.
8. A neighborhood meeting may be appropriate for this development proposal, and
it should be held prior to formal submittal of the request (Section 2.2.2 of the
LUC). Please contact Steve Olt of the Current Planning Department to assist
you in scheduling this meeting. He can be reached at 221-6341.
9. This development request will be subject to the Development Review Fee
Schedule that is available in the Current Planning Department office. The fees
are due at the time of submittal of the required documents for the Overall
Development Plan, Project Development Plan, and Final Compliance phases of
development review by City staff and affected outside reviewing agencies.
10. This development proposal is subject to the requirements as set forth in the
City's LUC, specifically Articles 2. Administration (Development Review
Procedures), Article 3. General Development Standards, and Article 4. [Zoning]
Districts.
11. There was a Little Caesar's PUD, Preliminary that was approved for this site by
the Planning and Zoning Board in June, 1992. The Little Caesar's PUD, Final
was submitted to the City in July, 1992 but was never completed. Due to the
lapse of more than 3 years, and no extensions being requested, this PUD has
expired.
This site was Parcel 1 of the Continental Plaza PUD, Preliminary that was
approved by the Planning and Zoning Board in July, 1981. It was identified as a
2-story financial institution building. There is some question about the validity of
that approval for Parcel 1, based on timing and completion of portions of the
PUD. To date, only the two office buildings and associated parking on Parcel 2
are completed. In reading Ordinance 161, 1996 (effective date of January 17,
1997) 1 believe that the preliminary approval for this site has expired. If this is the
case then a new submittal would be subject to the requirements of the new LUC,
not the old Land Development Guidance_ System as a PUD.
0
C. The City's water conservation standards for landscaping and irrigation
systems will apply to this site. Information on these standards can be
obtained at the Water Department and the Current Planning Department.
d. Plant investment fees and water rights will apply to this development and
they will be due at time of issuance of building permits.
e. For the purpose of water and sanitary sewer permits, the buildings on the
site will be considered two buildings, with each having separate water and
sanitary sewer services.
f. Grease interceptor(s) will be required for any restaurants in this
development.
Please contact Roger, at 221-6681, if you have questions about these
comments.
6. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located within the Foothills Basin, where the new development
fee is $6,525 per acre and that is subject to the runoff coefficient
reduction. The site is also located within inventory grid #80.
b. The standard drainage and erosion control reports and plans are required
and they must be prepared by a professional engineer registered in the
State of Colorado.
C. One new development requirement is water quality, which must be
considered and addressed in some way. Extended stormwater detention
is a recommended method.
d. The outfall system for this site is very limited. On -site detention is required
unless it can be proven that the downstream system can carry the flow
and meet capacity criteria. The standard detention requirement is to
detain the difference between the 100-year developed flow and the 2-year
historic release rate.
Your engineer can refer to the Little Caesar's PUD drainage study for this
site. One previous option included using the inlet in the parking lot to the
east. Off -site easements may be needed to use the outfall.
Please contact Glen, at 221-6065, if you have questions about these comments.
Mike Coley is no longer with the City Engineering Department. Please contact
Dave Stringer, at 221-6750, if you have questions about these comments.
4. Jenny Nuckols of the Zoning Department offered the following comments:
a. This property is in the C - Commercial Zoning District. The land uses, as
proposed, would be subject to an administrative, Type I, development
review process through the City.
b. The buildings in this development will be subject to the building orientation
and "build -to" lines as set forth in Section 3.5.3 of the Land Use Code
Lj UC). Building relationships to both adjacent streets is relevant.
C. The Code allows up to 15 parking spaces in a row without a landscaped
island to break up the mass of parking.
d. This development must provide a minimum of 6% interior parking lot
landscaping.
e. Bicycle parking, amounting to at least 5% of the amount of vehicular
parking, must be provided in safe and convenient locations.
f. The parking requirements for the proposed development are:
4 spaces/1,000 square feet of leasable floor area for retail uses;
and
10 spaces/1,000 square feet of leasable floor area for sit-down
restaurant uses.
Please contact Jenny, at 221-6760, if you have questions about these
comments.
5. Roger Buffington of the Water/Wastewater Department offered the following
comments:
a. There is an existing 8" water main in Mitchell Drive and an existing 20"
water main in East West Horsetooth Road. The 20" water main in
Horsetooth is a transmission main and may not be accessed for service to
this development.
b. An existing 8" sanitary sewer main crosses the south portion of the
property in an east-southeast direction. There is an existing 8" sewer main
located in an easement on the property to the east. A 30' wide utility
easement (15' each side of the on -site sewer) must be maintained
through the site. Based on the conceptual site plan reviewed, it appears
that the building placements and landscape locations may be in conflict
with utilities.
2. Ron Gonzales of the Poudre Fire Authority offered the following comments:
a. Fire hydrants must be spaced at 600' in this commercial development and
a hydrant must be within 300' of each building. The hydrants must provide
fire flows of 1,000 gallons/minute, with a residual pressure of 20
pounds/square inch.
b. The turning radii in this development must be 20' inside and 40' outside
for fire truck access.
C. There must be a minimum clearance height of 13'-6" under the proposed
tower connection as shown on the concept plan.
d. The building in excess of 5,000 square feet in size must be
compartmentalized or equipped with an automatic fire sprinkler system.
Please contact Ron, at 221-6570, if you have questions about these comments.
3. Mike Coley of the Engineering Department offered the following comments:
a. A Transportation Impact Study (TIS) is required with your Project
Development Plan (PDP) submittal. Please contact Eric Bracke, at 221-
6062, to schedule a "scoping" meeting to discuss the information needed
in the analysis.
Also, there is a Multi -Modal Level of Service Study (pertaining to bicycle,
pedestrian, and transit modes) that is required as part of your TIS. Please
contact Kathleen Reavis of Transportation Planning, at 224-6140, for
information.on this study.
b. The tier of perpendicular parking at the northeast corner of the site, as
shown on the concept plan, is too close to East Horsetooth Road. Some
parking spaces will have to be eliminated.
C. Street oversizing fees will apply to this development. The fees will be
collected at the time of issuance of building permits. New fees were
recently approved by City Council, and they are now based on vehicle trip
generations by the development. Please contact Matt Baker, at 224-6108,
for information on the fees related to this development proposal.
d. The standard utility plan requirements must be submitted to the City for
review and approval.
e. This property may be responsible for some repays for the construction of
Mitchell Drive .
(06� CONCEPTUAL REVIEW STAFF COMMENTS
Citv of Fort Collins
MEETING DATE: April 13, 1998
ITEM: Palmer Design Center - Proposed Retail Uses in Two Separate
Buildings @ the Southeast Corner of East Horsetooth Road and
Mitchell Drive
APPLICANT:
LAND USE DATA:
Spiro Palmer
c/o Frank Vaught
Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO. 80525
Request for multiple retail uses in two separate buildings (approximately 4,800 square
feet and 6,600 square feet in size). The property is approximately 1.5 acres in size and
is located at the southeast corner of East Horsetooth Road and Mitchell Drive. The
property is in the C - Commercial Zoning District.
COMMENTS:
1. Janet McTague of the Light & Power Department offered the following
comments:
a. There is existing power in the area and an existing conduit to the east side
of the site, in the Continental Plaza PUD office park. It may be in an
awkward location relative to the layout of this concept plan.
b. The normal electric development charges will apply to this project.
C. The City will not be installing any additional street lighting along Mitchell
Drive in this area. On -site parking lot, security, and building lighting will be
the responsibility of the developer.
d. A C-1 Commercial Form must be completed to help determine the electric
needs of this development.
Please contact Janet, at 221-6700, if you have questions about these comments.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Rq8-oi to
Community Planning and Environmental Services
Current Planning
City of Fort Collins
May 8, 1998
Spiro Palmer
c/o Frank Vaught
Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO. 80525
Dear Spiro,
For your information, attached is a copy of the Staffs comments concerning the request
for the Palmer Design Center - Proposed Retail Uses in Two Separate Buildings @
the Southeast Corner of East Horsetooth Road and Mitchell Drive, which was
presented before the Conceptual Review Team on April 13, 1998.
This is a request for multiple retail uses in two separate buildings (approximately 4,800
square feet and 6,600 square feet in size). The property is approximately 1.5 acres in
size and is located at the southeast corner of East Horsetooth Road and Mitchell Drive.
The property is in the C - Commercial Zoning District.
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.
Si rely,
Steve Olt
Project Planner
xc: Stormwater Utility/Glen Schlueter
Streets/Eric Bracke
Frank Vaught
File
Rom., Tv 2 3
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-67 50 • FAX (97 0) 416-2020