Planning and Development Services
Planning Division 15151 E. Alameda Parkway, Ste. 2300 Aurora, Colorado 80012 303.739.7250
January 16, 2018
Matt Runyon Northstar Commercial Partners 1999 Broadway, Suite 770 Denver, CO 80202
Re: Initial Submission Review – Citadel on Colfax Retail Phase One – Site Plan Application Number: DA-1422-09 Case Numbers: 2017-6017-01
Dear Mr. Runyon:
Thank you for your initial submission, which we started to process on Monday, December 18, 2017. We reviewed it and attached our comments along with this cover letter. The first section of our review highlights our major comments. The following sections contain more specific comments, including those received from other city departments and community members.
Since several important issues still remain, you will need to make another submission. Please revise your previous work and send us a new submission on or before Tuesday, February 6, 2018. Your administrative decision date is tentatively set for Wednesday, March 28, 2018.
Note that all our comments are numbered. When you resubmit, include a cover letter specifically responding to each item. The Planning Department reserves the right to reject any resubmissions that fail to address these items. If you have made any other changes to your documents other than those requested, be sure to also specifically list them in your letter.
As always, if you have any comments or concerns, please give me a call. I may be reached at 303-739-7857.
Sincerely,
Sarah Wieder, Planner II City of Aurora Planning Department cc: Scott Brown, Galloway & Company, 6162 S Willow Drive, Suite 320, Greenwood Village, CO 80111 Susan Barkman, Neighborhood Liaison Gary Sandel, ODA Filed: K:\$DA\1422-09rev1.rtf
Initial Submission Review
SUMMARY OF KEY COMMENTS FROM ALL DEPARTMENTS
Revise the Letter of Introduction (see Item 2) Provide an approval letter from the Design Review Committee (see Item 2) Make revisions to the Cover Sheet, including the Site Plan Notes, Vicinity Map and Data Block (see Item 2) Include cross sections of the view from Colfax Avenue of the building, parking and retaining wall (see Item 3) Plan for mid-block pedestrian connections across the drive lane per the Design Guidelines (see Item 4) Provide a parking analysis that outlines what the parking needs are based on the uses (see Item 5) Update the length and width of all parking spaces to adhere with code requirements (see Item 5) Provide a material board and colored building elevations with the next submittal (see Item 7) Review all comments on the Landscape Plan and make necessary revisions (see Item 8) Clearly identify what will be constructed with this development in accordance with the Phasing Plan (see Item 10) Remove or reconfigure parking spaces due to site distance issues (see Item 11) Revise the accessible route as it is shown incorrectly (see Item 12) Provide a 25-foot wide special landscape buffer on the property adjacent to the open space (see Item 15) Show and label all easements on the Site Plan (see Item 16) Respond to all additional redline comments on the Site Plan
PLANNING DEPARTMENT COMMENTS
1. Community Questions, Comments and Concerns 1A. Fourteen registered neighborhood organizations and thirty-one adjacent property owners were notified of the Site Plan application. One comment was received from the Sable Altura Chambers Neighborhood Organization. Based on the comments received, it does not appear that a neighborhood meeting is necessary for this application. If you wish to schedule a neighborhood meeting, please contact Susan Barkman, your Neighborhood Liaison, at 303-739- 7402 or [email protected].
Name: Tony Brake Organization: Sable Altura Chambers Neighborhood Comment: Parking appears to be adequate, though don't know what type of retail will be going in.
2. Completeness and Clarity of the Application 2A. Revise the Letter of Introduction per redline comments. 2B. Make changes to the Vicinity Map per redline comments. 2C. Many of the Site Plan Notes are incorrect or repetitive. Please revise. 2D. The Design Review Committee needs to be formalized and a letter was supposed to be submitted with this application stating the approval of the Site Plan. This must be received with the second submittal. 2E. Update all years in the Signature Block to 2018 (or leave blank). It currently shows 2015 and 2016. 2F. Many elements are either missing or incorrect in the Data Block. Please review all redline comments and revise the Data Block with the next submittal. 2G. Revise the title block on all sheets per comments on the Cover Sheet. 2H. Many items on the Site Plan are labeled as “existing”, but they do not currently exist. Please label as “proposed.” 2I. Call out the length and width of both buildings on the Site Plan. 2J. Label all building entrances on the Site Plan and state whether they are service entrances or public entrances. 2K. Please remove the conceptual layouts of the adjacent parcels from the Site Plan as these have not been approved yet. Staff requested these as a separate document to better understand how the sites connect to each other, but they should not be in the plan set itself.
2L. As a reminder, the city has developed CAD Data Submittal Standards for internal and external use to streamline the process of importing AutoCAD information into the city’s Enterprise GIS. Please note that a digital submission meeting the CAD Data Submittal Standards is required before your final Site Plan mylars can be routed for signatures or recorded. Please review the CAD Data Submittal Standards and email your Case Manager the .DWG file before submitting your final Site Plan mylars. Once received, the city’s AutoCAD Operator will run an audit report and your Case Manager will let you know within 2-3 days whether the .DWG file meets or does not meet the city’s CAD Data Submittal Standards.
3. Zoning and Land Use Issues 3A. Benches, pedestrian lighting, trash receptacles and bicycle racks should be shown on the Site Plan per the approved Master Plan. Include details of these items on Sheet C1.1. 3B. Per the Design Guidelines, service areas (such as trash enclosures) shall not be located along Colfax Avenue. Please provide a cross section showing how visible the trash enclosures and parking will be along Colfax Avenue for both buildings given the grade differences. 3C. In the Letter of Introduction, please outline which of the energy and resource conservation strategies will be used with this development per Section 146-737. The options are: passive solar, renewable energy, green infrastructure, heat island effect reduction, local production of healthy food or building construction that exceeds current code requirements for energy efficiency.
4. Streets and Pedestrian Issues 4A. The sidewalk on the eastern side of Planning Area 3 should continue to the edge of the property line. It is unclear from the Site Plan and Landscape Plan whether it is currently extending to the property line. 4B. Please plan for mid-block connections across the “drive lane” per the requirements in the Design Guidelines. Pedestrians should be able to safely cross here as this drive lane intersects Planning Areas 2 and 3. Connectivity should be provided within each Planning Area and to adjacent Planning Areas. Please note that per Section 146-735, “there shall be a complete system of sidewalks and bicycle and pedestrian routes connecting to all uses on the site and to perimeter sidewalks or to adjacent properties and neighborhoods.” 4C. Include a detail of what the pavers crossing the drive lane will look like. 4D. Staff encourages you to provide an outdoor seating area for each building to enhance the ground floor design per the requirements in Section 146-736. Please clarify whether there will be outdoor seating areas and if so, please show on the Site Plan. 4E. Pedestrian lighting is required, but is not currently shown in your plan set. Please identify the locations of pedestrian lights on the Site Plan and Photometric Plan.
5. Parking Issues 5A. Some of the parking spaces on the site will need to be removed or reconfigured based on comments received from Traffic Engineering and Parks, Recreation and Open Space reviewers. Please account for these changes with the next submittal. 5B. Per the Citadel on Colfax Design Guidelines and the Sustainable Infill and Redevelopment District standards, a parking analysis report should be provided to ensure that there is not too much parking. Please provide a parking analysis based on the proposed uses and look at shared parking options to reduce the amount of large surface parking lots. Parking should be shared between the different uses and Planning Areas because this is a Master Plan. 5C. The standard length of a head-in parking space is 19 feet per Section 146-1509. You are currently showing 18 feet. In addition, the internal drive width only needs to be 23 feet and you are showing 24 feet. 5D. Please clarify whether the angled parking spaces just off of Altura Boulevard are 60 degree or 45 degree. It does not appear that these parking spaces are meeting either of the size requirements per the diagram in Section 146-1509. 5E. Separate handicap parking spaces from regular parking spaces in the Data Block. See redline comments. 5F. Bicycle parking is not shown on the Site Plan. Please provide bicycle parking for each building and include a detail of the bicycle rack from the Master Plan. 5G. Clarify where loading will be handled for both buildings. No loading spaces are called out on the Site Plan.
6. Signage Issues 6A. In the Data Block, there should be a general signage category (not just monument signs) that identifies how many of the different types of signs you are proposing for each building. See Section 146-1613 for signage options and add to the Data Block with the next submittal. 6B. Differentiate between the multi-tenant monument sign and the pedestrian wayfinding sign on the Site Plan. In addition, a detail of both monument sign bases should be included on Sheet C1.1 (include material, height and size). 6C. The approximate locations and sizes of signage should be accurately depicted on the building elevations based on the requirements in Section 146-1613.
7. Architectural and Urban Design Issues 7A. Please provide a material board and colored building elevations with the next submittal. It is difficult to tell whether the buildings are meeting the intent of the Design Guidelines without having these. 7B. Identify the percentages of each material you are providing for each building. Per the Design Guidelines, primary materials shall consist of more than 50 percent of the overall material palette. 7C. The trash enclosure should be constructed of the primary building material (i.e. stone) instead of concrete masonry unit as that is not one of the building materials. 7D. “C-1” is called out on the building elevations, but is not shown in the Legend. Please add. 7E. The electrical and gas meter connections along Colfax Avenue should be screened by enhanced architectural treatments, not just by paint. Please revise the elevations with the next submittal to account for this requirement. 7F. Call out the service doors versus public entrance doors on the building elevations. Per the Design Guidelines, buildings shall provide at least one primary building entry oriented to or visible from a public right-of-way. 7G. Are canopies or awnings being provided on the building elevations? They are not labeled consistently. 7H. Please call out all architectural features. 7I. Two different types of wall lights are identified on the Photometric Plan. Please label on the building elevations. 7J. Provide an approval letter from the Design Review Committee with the next submittal.
8. Landscaping Issues (Kelly Bish / 303-739-7189 / [email protected] / Comments in bright teal) Sheet C1.1 8A. Provide a color for the block wall. 8B. The wall appears to be 7.5 feet tall at the eastern end. Will geogrid be necessary? If so, will plantings still be permitted along the back side of the wall? Sheet L1.0 8C. While there is still developable area within Planning Area 2 and Planning Area 3, in accordance with the Master Plan, 20 percent of the trees shall be upsized per Planning Area. The applicant may wish to split it between the current application and future applications for the remainder of these areas, upsize the trees in this application or upsize the trees in the future application. 8D. The sidewalk and drive aisle material must be called out. 8E. Building perimeter landscaping is required along all building perimeter faces due to the presence of doors and the visibility from Colfax Avenue and the private drives. Update the table accordingly. The buffer plant material along the north may count towards the north building perimeter landscaping as it falls within 20 feet of the building face. Update the table so that each building is listed separately and each face is listed separately and how the building perimeter landscape is being met. Sheet L1.1 8F. Correct the plant schedule and plant labels to coincide. Several plants have been called out but do not exist in the plant legend and some plant labels are missing. 8G. According to the Master Plan, parking lots that front a perimeter street must provide an enhanced landscape buffer in addition to a wall or a berm. The current grading does not include a berm and there does not appear to be enough space to incorporate one. 8H. Add a landscaped parking lot island where indicated. Code allows for an average of 10 parking spaces in a row without an island. One row has approximately 14 spaces. 8I. Dimension and label the provided landscape buffers.
8J. While the landscaping associated with Altura Boulevard and Colfax Avenue was approved as part of the Master Plan, there needs to be a note on this sheet that states: "The landscaping along Altura Boulevard in between the retail pad sites and the landscaping along Colfax Avenue will be installed with this application in accordance with the approved Master Plan." 8K. Both sides of Altura Street are to provide buffers that are required by this developer and not others. Refer to Table 14.5. A minimum 6-foot buffer is required as measured from the back of walk. Because of its proximity to the building perimeter landscaping, the street frontage buffer and the building perimeter may overlap. However, the most restrictive must be met and documented as such in the landscape table. 8L. If an outdoor eating space is associated with either building, the trees in close proximity to those eating areas shall be upsized in accordance with the Master Plan. 8M. While parking lot perimeter landscaping has been provided along the western property line, this development abuts public open space / park land and therefore requires a 25-foot wide landscape buffer to be landscaped with 1 tree and 10 shrubs per 30 linear feet. This buffer may not be reduced with incentive features. 8N. Provide an elevation looking from Colfax Avenue towards the face of the proposed retaining wall. Buildings should be shadowed in in the background. 8O. Can landscaping be provided along the rear or north side of the proposed trash enclosure to provide screening enclosure from Colfax Avenue? 8P. The easternmost entry is considered a private drive and requires a minimum 6-foot wide landscape buffer on both sides of the drive. Refer to Table 14.5. 8Q. Remove one note one under the notes section per redline comments. When the site plan is approved, the plant quantities may not change, unless by a formal process. The plans are used for inspection purposes and must meet code and Master Plan requirements. Sheet A1 8R. Because both retail buildings front along Colfax Avenue and a vegetative screen is not an option, the utility connections should be screened not just by paint, but by enhanced architectural treatments. See the image on this sheet for an example of an architectural screen wall that was approved and installed in Aurora.
9. Addressing (Cathryn Day / 303-739-7357 / [email protected]) 9A. Please provide a preliminary digital .SHP or .DWG file for addressing and other GIS mapping purposes. Include the parcel, street line, easement and building footprint layers at a minimum. Ensure that the digital file is provided in a NAD 83 feet, Stateplane, Central Colorado projection so it will display correctly within our GIS system. Eliminate any line work outside of the target area. Contact me if you need additional information about this digital file.
REFERRAL COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES
10. Civil Engineering (Kristin Tanabe / 303-739-7306 / [email protected] / Comments in green) 10A. Clearly identify what is to be constructed with this development. Drive Lane A is not included in the infrastructure plans, but Altura Boulevard and Eagle Street are. 10B. Label all streets as private. 10C. Indicate the pavement material and all existing easements / property lines. 10D. Retaining walls 4 feet in height and greater require structural calculations by a licensed engineer. 10E. See all comments regarding slopes on Sheet C2.0.
11. Traffic Engineering (Victor Rachael / 303-739-7309 / [email protected] / Comments in orange) 11A. Some of the angled parking spaces do not allow for appropriate sight distance for approaching cars and will likely result in accidents. Remove the first three spots south of Building 1 to provide more distance for reaction. 11B. The parking spaces in the eastern edge of Building 2 do not allow for appropriate sight distance for approaching cars and will likely result in accidents. Remove these spots to provide more distance for reaction. 11C. Ornamental grasses are not recommended in the sight triangle. See Sheet L1.1.
12. Fire / Life Safety (Neil Wiegert / 303-739-7613 / [email protected] / Comments in blue) 12A. Revise all Site Plan Notes per redline comments. 12B. In the Data Block, include the 2015 International Building Code construction type of both proposed structures and the number of accessible parking spaces. Add a note that they will be constructed with an automatic sprinkler system. 12C. A signage and striping package is included with civil plans. Therefore, certain sign locations are not required with the Site Plan submittal. See comments on Sheet C1.0. 12D. Although there is not a requirement that the accessible route extends between buildings on separate lots, staff recommends that Citadel on Colfax enhance pedestrian connectivity where possible. 12E. Revise the accessible route as it is shown incorrectly. 12F. Show the fire department connection, fire riser room and Knox box locations on all sheets. 12G. See comments on Sheet C1.0 regarding building addressing. 12H. The fire department connection for Building 2 needs to be located at the southwest corner of the building in order to be within 100 feet of the nearest available hydrant.
13. Aurora Water (Steve Dekoskie / 303-739-7490 / [email protected] / Comments in red) 13A. The water utilities for this site are not existing. Please revise the notes on Sheet C3.0. 13B. The water meter must be located within an easement in a landscaped area and shall be 2 feet from any concrete. 13C. The line after the grease interceptor should connect to the sanitary service line. 13D. Label all infrastructure on Sheet C3.0.
14. Forestry (Jacque Chomiak / 303-739-7178 / [email protected]) 14A. As a reminder, the payment towards the Tree Planting Fund for tree mitigation has not been received yet. No work can occur on the site until this payment is received.
15. PROS (Chris Ricciardiello / 303-739-7154 / [email protected] / Comments in purple) 15A. Provide a 25-foot wide special landscape buffer on property adjacent to the open space. Special landscape buffers adjacent to open space may not be reduce in width. No building improvements, such as parking lot and curb and gutter, may be constructed within the buffer.
16. Real Property (Maurice Brooks / 303-739-7294 / [email protected] / Comments in magenta) 16A. Make changes to the Cover Sheet per redline comments. 16B. Show and label all easements. 16C. Dedicate utility easements by separate document. 16D. Begin the license agreement process for any encroachments into easements.
17. Xcel Energy (Donna George / 303-571-3306 / [email protected]) 17A. Public Service Company of Colorado’s (PSCo) Right of Way & Permits Referral Desk has reviewed the site plan for Citadel on Colfax Retail Phase 1. Please be aware PSCo owns and operates existing natural gas and electric distribution facilities along Colfax Avenue. The developer must complete the application process for any new natural gas or electric service, or modification to existing facilities via FastApp-Fax-Email-USPS (go here). It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities. 17B. As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center at 1-800- 922-1987 to have all utilities located prior to any construction.
18. Tri-County Health Department (Annemarie Heinrich / 720-200-1585 / [email protected]) 18A. See attached comment letter.
January 2, 2018
Sarah Wieder City of Aurora Planning and Development Services 15151 E. Alameda Parkway Aurora, CO 80012
RE: DA-1422-09 Citadel on Colfax Retail Phase One Site Plan, 2017-6017-01 TCHD Case No. 4725
Dear Ms. Wieder,
Thank you for the opportunity to review and comment on the Site Plan for the two retail pad sites at Citadel on Colfax located in Colfax Avenue near the Altura Street Alignment. Tri-County Health Department (TCHD) staff has reviewed the application for compliance with applicable environmental and public health regulations and principles of healthy community design. After reviewing the application, TCHD has the following comments.
Food Service Plan Review TCHD reviews plans for new and remodeled retail food establishments to reduce the risk of food borne illnesses. Plans for all new and remodeled retail food establishments must be reviewed by TCHD for compliance with Colorado Retail Food Establishment Rules and Regulations and approved by the Department before the start of construction. The applicant shall submit plans for the proposed food establishment to our Administration Office at 6162 S Willow Drive, Suite 100, Greenwood Village, along with the Plan Review Specification Packet found at http://www.tchd.org/DocumentCenter/View/2094. More information can be found at http://www.tchd.org/246/Restaurants-Grocery. We recommend a review of the plans by TCHD be completed before the City of Aurora issues a building permit for the construction.
The applicant may call TCHD’s Plan Review Hotline, at our Administrative Office at (303) 846-6230, regarding requirements for, and scheduling a plan review. Instructions for opening a retail food establishment can be found on line at TCHD’s web site at http://www.tchd.org/DocumentCenter/View/315.
Community design to support walking and bicycling Because chronic diseases related to physical inactivity and obesity now rank among the country’s greatest public health risks, TCHD encourages community designs that make it easy for people to include regular physical activity, such as walking and bicycling, in their daily routines. Because research shows that the way we design our communities can encourage regular physical activity, TCHD strongly supports community plans that
Serving Adams, Arapahoe and Douglas Counties www.tchd.org 6162 S. Willow Dr., Suite 100 Greenwood Village, CO 80111 303-220-9200 DA-1422-09 Citadel on Colfax Retail Phase One Site Plan January 2, 2018 Page 2 of 2 incorporate pedestrian and bicycle amenities that support the use of a broader pedestrian and bicycle network.
Sidewalks: Designers of active living communities typically recommend that sidewalks be a minimum of clear width of five (5) feet, the space needed for two people to walk comfortably side by side, with a buffer area like a tree lawn between the sidewalk and the street. TCHD encourages the use of detached sidewalks of at least 5 feet in width throughout the development. TCHD commends the applicant for incorporating detached, landscaped sidewalks around the site.
Safe and attractive pedestrian amenities: Research shows that people are more likely to use pedestrian amenities when they are attractive and feel safe. One way to improve the feeling of safety is by providing pedestrian scale lighting.
Onsite Bicycle Amenities: TCHD encourages the applicant to consider including bicycle amenities such as bicycle racks for patrons to the building.
Connection to nearby bus stop or transit station: It appears that the subject property is directly adjacent to bus stop 18758. Since research has shown that people who use transit regularly gain tremendous health benefits, TCHD commends the applicant for providing a safe and direct connection to the transit stop. Additional onsite pedestrian facilities can be designed to easily facilitate walking from the site to the nearby transit stop.
Please feel free to contact me at 720-200-1585 or [email protected] if you have any questions on TCHD’s comments.
Sincerely,
Annemarie Heinrich, MPH/MURP Land Use and Built Environment Specialist cc: Sheila Lynch, Steven Chevalier, TCHD