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HomeMy WebLinkAboutFORT COLLINS COLORADOAN - PDP - 41-03 - CORRESPONDENCE - REVISIONSDocumentation should be provided on how many spaces are considered customer only spaces. These spaces should be identified on the site plan. RESPONSE: Spaces have been identified Will these parking spaces also serve employees stationed in the other building? If so, please indicate approximately how many. RESPONSE: Parking is to serve office building only In order to justify the proposed parking, we would need to see documentation, on Fort Collins Coloradoan letterhead, explaining the staffing operational characteristics for this new office building. For example, will all 190 employees be active on the same shift? How many shifts will there be? Is there shift overlap? Staffing documentation would have to be accompanied by a floor plan of the employee work areas in order to justify the proposed number of parking spaces. RESPONSE: Letter provided Please refer to Section 3.5.3(D)(2-9) for the minimum architectural requirements. These requirements call for a recognizable base, middle and top. It may be that the flat roofline would need to articulated with a cornice or a parapet and that the base masonry material be of different texture or color. RESPONSE: The project is in an industrial zone district and does not have to meet this standard. Be sure and return all of your redlined plans when you re -submit. As always, if you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750, Sincerely: Ted Shepard City Planner Page 9 [1/7/04] Provide utility easements for all water mains, fire hydrants, and water services up to and including the curb stop. A water lines is considered a main if a fire hydrant is connected to it. The fire line must be connected to a main with a gate valve adjacent to the connection. RESPONSE: Easements provided Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 3 Created: 12/24/2003 [12/24/03] Per Sec. 3.2.2(J) and 3.2.1(E)(4) of the LUC, the landscape strip along the easterly side of the parking lot must be a minimum of 5' wide and contain one tree per 40 lineal feet. It doesn't appear that the width is 5' and that there are enough trees. RESPONSE: The site plan has been revised to have a 5' setback along this edge. We do not recommend tree plantings along this edge. This 5' area is a swale and tree health would not be good. The parking lot abuts a concrete masonry wall of an adjoining industrial use. Additional trees have been planted along the north edge of this parking lot to mitigate the lack of planting on the east edge. Number: 6 Created: 12/24/2003 [12/24/031 The site plan dimensions the parking stalls and drive aisles for the parking in the front of the building and the easterly side. But no dimensions are shown for the parking on the west side. The parking spaces in the double row of parking on the west side that does not have the walk separation must be 19' in depth. They appear to scale at only 17'. Therefore they need to be larger, but the 24' drive aisle width must also be maintained. The resubmittal should show the dimensions. RESPONSE: Plan has been modified to comply Number: 7 Created: 12/24/2003 [12/24/03] In their conceptual review comment letter and their planning objectives it is implied that it is necessary for the project to comply with Sec. 3.5.3, or that 3.5.3(13)(2)(d)(c) allows for an exception to building design standards. However, per Section 4.23(E)(2)(a), the Section 3.5.3 standards do not apply to this type of development. RESPONSE: Understood. Thank you for pointing this out. Comments from Ted Shepard The proposed number of parking spaces, 151, exceeds the maximum allowable for general office (3 spaces/1,000 square feet = 111) by 40 spaces. This is a significant deviation. Please refer to the Alternative Compliance, Section 3.2.2(K)(3) and Exception to the General Office Parking Standard, Section 3.2.2(K)(4). These sections allow an applicant to exceed the maximum allowable if the number of employees is known. The Planning Objectives refer to 190 employees being stationed in the new office building with the potential of up to 228. This means that there would be 194 square feet per employee in the short term and 162 square feet per employee in the long term on a gross basis. (With common areas, the actual space per employee will be less.) These appear to be very small work spaces. RESPONSE: A letter is attached with justification for additional parking Yaoe 8 the standard cross section does not apply. Instead of the standard 10 foot parkway only an 8 foot parkway and 6 foot sidewalk is required from the back of the existing curb. RESPONSE: Detached sidewalk is not provided, see comments above Number: 56 Created: 1/8/2004 [1/8/04] Since all three proposed driveways will remain, and in order to improve pedestrian safety and achieve the required minimum Level of Service for a pedestrian crossing of Riverside Drive, the crosswalk will need to be relocated to the east side of the intersection with McHugh Street (see red lines). There will also need to be some pedestrian crossing enhancements: (1) signage indicating a pedestrian crossing should be upgraded (see attached photos) (2) access ramps will need to be constructed at each end of the new crosswalk (3) an additional intersection street light should be explored with the City's Light and Power Department to bring the intersection up to street light standards and increase the light levels of the crosswalk (see attached pages from the LCUASS). These 3 improvements will allow for the development to achieve the minimum LOS for a pedestrian crossing of Riverside Drive. RESPONSE: The crosswalk has been relocated and midblock access ramps have been provided on both sides of Riverside. Signage will be provided. WE spoke with Doug Martine and have relocated the existing light in the proposed center drive approximately 50' west of it's present location. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number: 44 Created: 1 /7/2004 [1/7/04] Were there water and sewer services to both buildings being demolished? If so, those services must be used or abandoned at the main. Clearly define the abandonment procedures for all existing services. RESPONSE: Limits of abandonment are clearly defined Number: 45 Created: 1 /7/2004 [1/7/04] Show and label all curb stops and meter pits. See site, landscape and utility plans for other comments. RESPONSE: All curb stops and meter pits are defined Topic: Landscaping Number: 41 Created: 1 /7/2004 [1/7/04]Maintain the required landscape/utility separation distance on the landscape plans. RESPONSE: Understood Topic: Site Number: 42 Created: 1 /7/2004 [1/7/04] Water mains may not extend under entry features (i.e. retaining walls, signs, etc.). RESPONSE: The entry sign has been relocated Number: 43 Created: 1 /7/2004 Pale 7 RESPONSE: Provided Topic: Erosion/Sediment Control Number: 59 Created: 1 /9/2004 1. Please provide required calculations to support your plan (including surety calculation). RESPONSE: Calculations provided 2. Please delete all current erosion control notes on sheet #2 under the heading "Grading and Erosion Control Notes" and place on sheet #6 the most current (September, 2003) set of Fort Collins standard erosion control notes. RESPONSE: The notes have been revised 3. The upstream end of the 18" RCP in the northeast corner of the site should have a gravel inlet filter on it until the site is stabilized. RESPONSE: A gravel inlet filter has been provided Department: Traffic Operations Issue Contact: Eric Bracke Topic: Traffic Number: 1 Created: 12/23/2003 [12/23/03] The TIS was submitted with the site plan and is deemed acceptable. A variance will be required for the curb cut spacing on Riverside. Trip generation of the overall site is not expected to change significantly with the development. I would be comfortable in granting the variance. RESPONSE: Understood Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 47 Created: 1 /7/2004 [1/7/04] Show all necessary access ramps associated with the handicap parking stalls. If the stalls are flush with the walkway then show the appropriate wheel stops for each stall on the plan sets. RESPONSE: Ramps and wheelstops have not been provided. We do not understand the need for this. Handicap signs will be installed. Number: 52 Created: 1/7/2004 [1/7/04] Directional access ramps are required at all driveway crossings. Please also keep in mind that the driveway crossings need to achieve the 2% grade to meet the American with Disability Act. RESPONSE: The driveway meets ADA standards for H/C accessibility. Directional ramps are not provided per response above Number: 55 Created: 1 /8/2004 [1/8/04] The public sidewalk along the Riverside Drive frontage needs to be detached from the curb. However, since this section of Riverside Drive is considered a constrained arterial Page 6 Number: 9 Created: 12/31/2003 [12/31/03] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable) 1997 UFC 901.4.4 RESPONSE: Will comply Number: 10 Created: 12/31 /2003 [12/31/03] WATER SUPPLY: No commercial building can be greater then 300 feet from a fire hydrant. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 RESPONSE: Understood Number: 11 Created: 12/31 /2003 [12/31/03] SPRINKLER REQUIREMENTS: This proposed building shall be fire sprinkled. When any portion of the facility or any portion of a exterior wall of the first story of a building is located more then 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility it shall be fire sprinkled. 1997 UFC 902.2.1 RESPONSE: Building is fully fire -sprinkled Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number: 48 Created: 1 /7/2004 As per conceptual comments, please discuss and investigate the outfall for this site. RESPONSE: A detailed discussion of the outfall has been provided. Number: 49 Created: 1 /7/2004 Drainage easements are required for the water quality pond and storm sewers. RESPONSE: Easements will be provided by separate document Number: 50 Created: 1 /7/2004 The water quality pond should be sized for all basins that drain in that direction, not just basin 1. RESPONSE: The pond is sized for all contributing basins Number: 51 Created: 1 /7/2004 The drainage plan is incomplete. This plan should be completed enough in the first round to document sub -basins and flow paths. RESPONSE: The drainage plan is complete. Number: 58 Created: 1 /9/2004 Please include existing impervious area calculations to compare with proposed in the drainage report. Page > RESPONSE: Dimensioning is provided. Number: 32 Created: 1 /6/2004 [1/6/04] Please provide spot elevations along Riverside's flowline and at the PCs of the driveways so that we can verify whether or not minimum grades are being met. RESPONSE: Spot elevations are provided Number: 33 Created: 1 /6/2004 [1/6/04] Please see the redlines and checklist for further comments. RESPONSE: Reviewed and responded Department: Light & Power Issue Contact: Doug Martine Topic: Landscaping Number: 5 Created: 12/24/2003 [12/24/03] Any street trees added along Riverside must be 40 ft. from the relocated streetlight. RESPONSE: Comments 14 & 29 appear to be the only ones that are pertinent, Landscape Plan has been changed as in item 14 and utilities and easements have been coordinate Topic: Light & Power Number: 2 Created: 12/24/2003 [12/24/03] A portion of electric development charges were paid when Collins Cashway developed. This project will be responsible for additional Electric Capacity Fee and system modification costs. RESPONSE: Understood. Paid at time of permitting as required. Thank you for noting credit. Number: 4 Created: 12/24/2003 [12/24/03] The developer will need to supply a Commercial Service (C-1) form and coordinate a transformer location with Light & Power Engineering (970)221-6700. RESPONSE: Understood Department: PFA Issue Contact: Michael Chavez Topic: Zoning Number: 8 Created: 12/31 /2003 [12/31/031 FIRE LANE: Afire lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. The criteria for the fire lane contain several conditions that must be meet. 1. The minimum width shall be 20 feet. 2. Inside turning radius shall be 25 feet and the outside turning radius shall be 50 feet. 3. Compacted roadbase shall be used during the construction phase only. The permanent fire lane shall consist of asphalt or concrete and shall be required to support 40 tons. 4. The fire lane shall be platted as an " Emergency Access Easement" on the final plat. Please contact Michael A. Chavez with Poudre Fire Authority at 416-2869 regarding location of the fire lane. 1997 UFC 901.2.2.1, 901.3; 901.4.2; 902.2.1; FCLUC RESPONSE: Understood Page 4 RESPONSE: Reviewed and responded Topic: Site Number: 35 Created: 1 /6/2004 [1/6/04] See comments under General. RESPONSE: Reviewed and understood Number: 36 Created: 1 /6/2004 [1/6/04] Remove the contours. RESPONSE: Done Number: 37 Created: 1 /6/2004 [1/6/04] Remove the landscaping. RESPONSE: Done Number: 38 Created: 1 /6/2004 [1/6/04] Dimension all drive aisles and parking stalls. Some stalls do not appear to meet standard. RESPONSE: Done Topic: Utility Number: 26 Created: 1 /6/2004 [1/6/04] A revised checklist is being returned with this submittal and it reflects the new development review requirements for the first and final compliance rounds. The highlighted items are reviewed with the first round and must be complete before scheduling a hearing. The remaining items are reviewed during final compliance and must be complete prior to the plans being approved. RESPONSE: Understood Number: 27 Created: 1 /6/2004 [1 /6/04] See Bob Zakely for the erosion controls specific to this project. RESPONSE: Done Number: 28 Created: 1 /6/2004 [1/6/04] There is phasing for this project and the plans do not show it. Please show phasing (parking lot, erosion control, etc) on the appropriate sheets as well as the Site and Landscape plans. All plan sets need to present the same information. RESPONSE: The project site plan as submitted will not be phased. Future expansion to the Coloradoan facilities will be presented as a separate plan(s) submittal. Future expansion is subject to change so it would not be valid to present more than the current plan. Number: 30 Created: 1 /6/2004 [1/6/04] Station or dimension the driveways at the PC from the lot line or ? so that they can be easily and correctly surveyed in the field. Page 3 is normally required. However, it was determined at the Transportation Coordination meeting on 1/8/4 that the proposed driveway locations were acceptable and that they were not making an existing condition any worse. The driveway locations were approved and a formal variance request is not required. Line 48 of the General Notes on the Utility Plans must be filled out with something to the effect of: A variance request to the driveway spacing along Riverside Avenue was granted. RESPONSE: Line 48 has been updated showing approval of the variance request. Number: 21 Created: 1 /6/2004 [1/6/04] See Appendix E-6 for scanability requirements. The current font size is too small in some cases and in others, overlapped and illegible. RESPONSE: Plans have been revised to meet scanability requirements Number: 23 Created: 1/6/2004 [1/6/04] Dimension all drive aisles. Dimension all parking stalls widths and depths. Some stalls do not appear to meet standards. RESPONSE: Done — All drive aisles and parking stalls have been dimensioned Number: 25 Created: 1 /6/2004 [1/6/04] The City requires directional ramps at all intersections and driveways. Currently the radial type is shown. RESPONSE: Directional ramps are not provided for the following reasons. We do not anticipate pedestrian traffic crossing Riverside at driveways due to the level of traffic on Riverside. A midblock ramp will be provided at the relocated crossing per another of the City comments. Number: 29 Created: 1 /6/2004 [1/6/04] Site/Landscape/Utility - please coordinate the various comments under the different sections so that all plan sets present the same information. Any comment under "General" applies to all. RESPONSE: Understood Number: 57 Created: 1 /9/2004 [1/9/04] This project is responsible for bringing their frontage up to current standards. Riverside is considered a constrained arterial and requires a total of 102' of ROW. The existing curbline will not move so from that point, measure 8' for the parkway and an additional 6' for the sidewalk. The back of walk will become the new ROW line. An additional 15' must be dedicated as a utility easement. RESPONSE: Done- A 15' easement has been provided. The existing sidewalk will be removed and a detached sidewalk will be provided per our discussions with City staff on February 2, 2004. Topic: Landscaping Number: 34 Created: 1 /6/2004 [1/6/04] See comments under General. PaLe 2 �i City of Fort Collins BHA DESIGN JENNY TORREY 4803 INNOVATION DR FT. COLLINS, CO 80525 STAFF PROJECT REVIEW /2EJr,*N✓E 4e-r7x rwn.10,aof4/ Date: 1 /9/2004 Staff has reviewed your submittal for FORT COLLINS COLORADOAN PDP - TYPE I (LUC), and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Susan Joy Topic: General Number: 14 Created: 1 /6/2004 [1/6/04] The project title is not consistent within the various plan sets. All sets should be labeled "Fort Collins Coloradoan". RESPONSE: Understood -All sheets have been corrected Number: 15 Created: 1 /6/2004 [1/6/04] A 15' utility easement is required along Riverside and must be dedicated by separate document if not platting. Only 6' is currently shown. RESPONSE: Easement dedication documents will be provided Number: 16 Created: 1 /6/2004 [1/6/04] A few of the outside utilities have responded to the vacation request to date. No agency is amiable to vacating the easement where it fronts Riverside and require that the easement above be dedicated as well. No objections to the remaining easement areas so far. RESPONSE: Understood -please notify us if there are any objections Number: 17 Created: 1 /6/2004 [1/6/04] The emergency access lane will need to be dedicated by separate document as well as any other utility or drainage easements required by other departments. You might want to create an exhibit showing what will be vacated and what will be dedicated so that we can make sure that everyone's on the same page. All easements must be shown on all plan sets (Landscape, Utility, and Site). RESPONSE: Understood Number: 18 Created: 1 /6/2004 [1/6/04] The plans indicate offsite drainage to the east. Please provide an easement from the adjacent property owner allowing this to occur. At the very least, we will need a letter of intent prior to going to hearing. RESPONSE: Understood- Grading has been redirected so that their will be no drainage directly into the existing swale as shown in the previous grading plan. Number: 20 Created: 1 /6/2004 [1/6/04] Need to show the driveways on the properties immediately adjacent. If the driveway spacing does not meet the spacing requirements in LCUASS, a variance request Page t 4r- BHA Design Incorporated 4803 Innovation Drive Fort Collins, CO 80525 February 10, 2004 Ted Shepard Chief Planner City of Fort Collins Planning 281 N. College Ave. Fort Collins, Colorado RE: Fort Collins Coloradoan PDP Dear Ted, Attached please find our revised submission for the above referenced project. Included with this submission is a written response to comments, and updated plans and reports as required in your letter dated January 9, 2004. We look forward to your review and comments. Please call me if you have any questions. rreslaenr landscape architecture I planning i urban design voice: 970,223,7577 fax: 970,223.1827 www.bhadesign.com