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HomeMy WebLinkAboutFORT COLLINS COLORADOAN - PDP - 41-03 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW291 The new office building will be subject to the architectural requirements of Section 3.5.3(D) of the Land Use Code. RESPONSE: Comment Acknowledged. RESPONSE: An exception to the required relationship between building entrance and pubic streetscape is allowed for under section 3.5.3.(B)(2)(d)2.c where an established pattern of the existing buildings on site and on adjacent parcels do not comply with this standard and make a pedestrian -oriented street front infeasible. 30. Since the new office building faces southwest, shade trees should be considered between the parking lot and the building. For further information on energy conservation, please contact Doug Swartz, Energy Service Engineer, City of Fort Collins Utilities, 221-6700 RESPONSE: Deciduous Shade trees are shown on the proposed landscape plan (part of this PDP submittal) on the south side of the building. standard drainage and erosion control report and construction plans are required and they must be prepared by a professional engineer registered in Colorado. RESPONSE: Comment Acknowledged. 24. This report needs to document the outfall system to the river which may need some maintenance. The site presently does not drain onto Riverside which is 11 already carrying too much runoff, so no additional runoff will be allowed. Onsite �Q 4�tl�water quality extended detention is the recommended water quality treatment. V% 1 v Parking lot islands could possibly be used to treat the runoff. \ `' J►�' ,-_._RESPONSE: Agreed. The drainage study for this site will examine the downstream draiange a We have also graded the site so that runoff from all impervious areas will not be directed to Riverside. We will also include several water quality BMP's, including some extended detention, to pre -treat runoff from this site. 25. The site is on Stormwater inventory map #10I. A copy of the map can be obtained from the Utilities office at 700 Wood Street. As long as there is no increase in the volume of stormwater runoff, the Natural Resources Department will not require an easement if the outfall system drains across their natural areas and is changed in quantity, quality or character. For further information, please contact Glen Schlueter, 221-6681. RESPONSE: We have discussed this project with Glen. As mentioned this site is already developed with a high percentage of impervious area. This development does not add any impervious areas, and therefore will not be increas' e amounts of developed flows downstream. The quality of the runo shoul be improved, with the implementation of water quality BMP's to the sys 26. Phase One will be assessed a Capital Expansion Fee of $0.53 cents per square foot based on the "commercial" category. The Phase Two expansion would be "industrial" and assessed a fee of $0.15 cents per square foot. The fee is collected at the time of building permit issuance. Please note that the fee is adjusted annually based on the Denver -Boulder consumer price index. RESPONSE: Comment Acknowledged. 27. If the portions of Phase Two exceed 40 feet in height, then a shadow analysis will be needed. RESPONSE: Phase two is not included with the PDP being submitted to the City. Phase two will go through the City review process at some point in the future. 28. The demolition of any existing structure or portions of an existing structure will require a Demolition Permit from the Building Inspection and Permits Department. RESPONSE: Comment Acknowledged. RESPONSE: Comment Acknowledged. 18. Riverside is a sub -standard arterial and lacks on -street bike lanes. The Transportation Impact Study should address the bicycle Level of Service to determine if this existing deficiency needs to be addressed by the proposed expansion. RESPONSE: The Traffic Study addresses vehicular, pedestrian and bicycle traffic issues. ,E}W0 r„y r /✓H.*r ? 19. The Transportation Department is concerned about the number of driveways intersecting with Riverside. Generally, the City desires as few driveway/arterial intersections as possible. The Transportation Impact Study should address this issue. The anticipated use and volume at these driveways should be estimated. The T.I.S. should address Phase One and Phase Two improvements and note that two driveways are scheduled for closure with Phase Two. The site is unique in that there are numerous circulation needs associated with the operation. For example, the site must accommodate large truck circulation, small truck deliveries, trash removal, carrier pick-up, employee parking and customer access all of which contribute to the requirements of multi -faceted internal circulation system. For further information, please contact Eric Bracke, 221-6630. RESPONSE: The number of access points proposed have already been discussed and agreed to by Eric Bracke. This proposal now only includes a single phase, the new office building. The Traffic Study will address traffic related to the proposed development. 20. The driveways should be designed with a radial curb return. RESPONSE: We are proposing three driveways into the site. The two southernmost driveways will be new construction, and as such, radial curb returns have been included. The northernmost driveway will be temporary until such time that the future building is constructed. Therefore, we would like to utilize the existing driveway section, and minimize the impacts to Riverside Avenue. Unfortunately, this existing driveway does not have radial curb returns. We will be happy to prepare a variance request for this specific driveway if needed. 21. Be sure to provide a bicycle rack near the office entrance. RESPONSE: The site plan indicates proposed bike rack locations. 22. Be sure to provide a sidewalk ramp system to accommodate the existing pedestrian crosswalk across Riverside. RESPONSE: Sidewalk ramps for the walkway along Riverside Avenue have been included with the proposed site plan. 23. This site is in the Spring Creek drainage basin where the new development fee is $2,175/acre which is applied to imperviousness greater than 350 square feet. The based on the Denver -Boulder consumer price index. (There is information on the Street Oversizing Fee on the City's website at WWW.fCg0V.00M. RESPONSE: Comment Acknowledged. 13. Any existing sidewalk, curb, or gutter that is damaged or in disrepair must be repaired prior to issuance of Certificate of Occupancy. RESPONSE: Comment Acknowledged. 14. There is a concern about the closeness of the parking stalls to the travel lane in Riverside. One of the Engineering standards is that parking stalls be set back from the travel lane a specified distance based on the volume of traffic within the parking lot. Where this standard cannot be achieved, a variance procedure is available. This is an internal variance that may be reviewed by the City Engineer. This is not a Modification of Standard to be reviewed only by the Planning and Zoning Board. The Transportation Impact Study should address this issue. A key factor may the turnover of the parking spaces in question. If these are long-term parking spaces for employees only, then this needs to be documented in support of a variance. It appears that the setback will have to be in the 40 to 50-foot range. RESPONSE: Parking spaces are proposed to be setback 45 feet from the north flow line of Riverside Avenue. how DoEs TM4+ G6M4,4Atie "'l 7'h6 Sr"Rr1/,0 15. Driveways should intersect with Riverside as close to 90 degrees as possible for 25 feet. RESPONSE: The western most of the three access points off Riverside is existing. Two additional access points are proposed. Access points off Riverside Avenue have been designed to be as close to 90 degrees as possible. 16. Riverside Drive is classified as an "arterial" street and is eligible to be classified as a "constrained" arterial. If considered constrained, there must be 51 feet of right-of-way from property line to centerline of the roadway. Therefore, additional right-of-way dedication may or may not be needed depending on how much right-of-way exists now. It appears that one extra foot of right-of-way may be needed, as well as a 15-foot wide utility easement both of which may be dedicated by separate legal document as opposed to replatting. RESPONSE: Currently, it appears that there is 50' of Right -of -Way existing. We are planning on dedicating 1' of additional Right -of -Way along Riverside, as well as dedicating a 15" utility easement along the entire frontage of the property. At this point in time, there is no intention of replotting this site, therefore, these two easements, as well as any other additional easements, which may be needed, will be dedicated by separate document. 17. A Development Agreement may be needed prior to recording of the plans depending on the extent of public improvements that are constructed for this expansion. For further information, please contact Susan Joy, Development Review Engineer, 221-6605. for emergency change -out. The large switching cabinets in southeast corner of the property must be preserved as these serve a large regional area. RESPONSE: The C-1 form will be submitted when the design is for enough along to have the actual load information. The location of the transformer will meet City requirements. We were aware that the switching cabinets need to remain. 9. The site is served by the City of Fort Collins Water and Wastewater Department. There is a 12-inch diameter water main in Riverside. There are two sanitary sewer lines in Riverside. There is an eight -inch diameter sewer line west of McHugh and a 12-inch diameter sewer line east of McHugh. If there is a new or increased water or sewer service, then Plant Investment Fees and Water Rights (or cash -in -lieu) will be due for the net increase over that which is already in place. Fees would be due at the time of building permit issuance. If there is a need to abandon any water or sewer service, then such service must be abandon all the way back to the main. For further information, please contact Roger Buffington, 221-6681. RESPONSE: At this time, we are proposing to install a new 1 '/2" domestic water service and a 6" sewer service. At this point in time, we assume that there is an existing 3/a" water service to the old Collins Cashway building, which we hope tb utilize for landscape irrigation, and a 4" sewer service, which will be abandoned. Details for the service abandonments will be included in the Utility plans for the project. 10. A fire flow test can be set up with Poudre Fire Authority. Any open floor area that exceeds 5,000 square feet must be treated with an automatic fire extinguishing system. The building must be within 300 feet of a fire hydrant. All portions of the building's exterior must be within 150 feet of the designated fire access lane. For further information, please contact Ron Gonzales, 221-6570. RESPONSE: At this time we are planning on having an internal sprinkler system. A new hydrant is being planned close to the main entrance of the new building, and it appears that all portions of the buildings exterior are within 150"feet of a fire lane, and that the building is within 300' of a fire hydrant. 11. A Transportation Impact Study will be required. To determine the scope of this study and which intersections to analyze, please contact Eric Bracke, 221-6630. Keep in mind that all modes of travel must be analyzed, not just vehicles. RESPONSE: A Transportation Impact Study has been prepared for this development and is included with the PDP submittal. 12. The Street Oversizing Fee will be based on square footage and anticipated trip generation for the new office building and the new portions of the existing building. The City also collects the Larimer County Road Impact Fee. Please contact Matt Baker, 221-6605, for an estimate of these fees which are payable at the time of building permit issuance. Please note that fees are adjusted annually 3-),DGbq = -37 X J = W 115 i bd EXL,e,rr JPA•c6J. a• RESPONSE: The total proposed parking count is W. • 3. Since the parking lot exceeds 100 spaces, 10% of the interior must be in landscape islands. RESPONSE: Parking lot landscaping has been provided to meet the minimum 10% requirement. 4. Please add street trees on 30 to 40-foot intervals along Riverside. The area along Riverside in front of the new Phase Two improvements are more industrial in character and this area may warrant more landscape material for screening purposes. For example, foundation shrubs will be needed along the southwest elevations of the Phase Two mail room, press support and press components. RESPONSE: Street trees are shown on the planting plan. Any screening required for the press building will be addressed when that project is submitted for review. 5. For Phase One, the trash enclosure must be constructed to match the predominant material of the building and be sufficiently sized for containers for recyclable materials. RESPONSE: The trash enclosure shown at the northeast corner of the building has been sized to meet the needs of this office building. The enclosure is anticipated to be 6 feet in height and will be constructed of brick to match the building. 6. A sidewalk connecting the new office building's main entrance to the street sidewalk should be provided including an enhanced crosswalk (including change of texture) where this walk crosses a drive aisle. RESPONSE: A connection from the sidewalk along Riverside Avenue links pedestrians to the walkway system along the front of the office building. 7. The site will be served electricity by the City of Fort Collins Light and Power Department. The existing electrical transformer is in place and any relocation would be at the applicant's expense. Normal electrical charges will apply. Any system modification to upgrade the power for an office will also be at the developer's expense. For an estimate of these charges please contact Alan Rutz at 221-6700. Please contact Doug Martine if the internal workflow requires electrical supply on both the east and west sides of the building. RESPONSE: The project lighting consultant has been in contact with Alan Rutz from the start of the project and is continuing to work with him to develop design and costs. The current plans are to have service only on the East end of the office building. 8. A Commercial One ("C-1") Form must be completed by an electrical contractor to determine entrance capacity. The location of the electrical transformer must be coordinated with Light and Power and Planning so that it is not located along the roadway, but, rather, in a less visible location yet within ten feet of hard surface -m C . A . GMZ m drAl J ITEM: New Office for the Coloradoan (demolition of the old Collins Cashway building) and Remodel and Expansion of Existing Building at 1212 Riverside Drive MEETING DATE: August 25, 2003 APPLICANT: The Coloradoan c/o Mr. Corky Bradley, RB+B Architects, Inc., 315 East Mountain Avenue, Fort Collins, CO. 80524. LAND USE DATA: Request to demolish the old Collins Cashway building and construct a new two-story office building containing approximately 37,000 square feet as Phase One. Phase Two would include expansion and remodel of the existing Coloradoan Building at 1212 Riverside by adding a new press and mailroom between the existing building and the old Collins Cashway building. Phase Two also includes partial demolition of 1212 Riverside. The loading would be relocated to the rear and an existing metal building on the east side of the site would be removed. There would be other minor upgrades as well. COMMENTS: The parcel is zoned I, Industrial which allows both offices (Phase One) and print shops (Phase Two), subject to Administrative Review. RESPONSE: Only phase one, the office building, is being submitted with this PDP. The press shop will be submitted as a separate application at some point in the future. 2. The maximum number of parking spaces for general office is 3.0 spaces per 1,000 square feet of gross floor area. Additional parking spaces may be allowed based on occupant load, square foot per employee, or other factors unique to the applicant's request such as shift overlap. Please refer to Section 3.2.2(K)(4) for further information on allowances for increased parking for offices. The print shop is considered industrial and is allowed a maximum of .75 spaces per employee.