HomeMy WebLinkAboutGENERAL CARE HEALTH SERVICES - PDP - 22-00 - CORRESPONDENCE - (3)Please provide a written response to each of the above comments with the submittal of plan revisions.
Please return all drawings and reports redlined by City staff with submission of your revisions that are
clearly dated and labeled as revised plans. Please see the attached Revisions Routing Sheet for the
number of copies of revisions to submit. To facilitate the complete re -submittal of the application with
supplemental materials, please have your project manager contact Ginger Dodge and/or Voneen Macklin of
the Current Planning Department at 970.221.6750.
Please contact me at 970.221.6750 and/or e-mail: rfuchs(,5,ci.fort-collins.co.us if you should have any
questions or concerns related to these comments.
Sincerely,
Ronald G. Fuchs
City Planner
cc: Current Planning File #22-00
DAMy Documents\Planning DocumenNGeneralcare HealthlGeneralcare Health Services Tier One Current Planning Comments.doc
GENERALCARE Health Services
c. The site abuts three streets along four property lines and there may be reason to pursue a
modification, per LUC Section 2.8.
d. As discussed, Section 3.5.3(C) of the LUC requires that facades exceeding a height to width
ratio of 1:3 provide a variation in massing along that fagade including a change in height and a
projecting or recessed element. Changes in mass shall be related to entrances, the integral
structure and/or the organization of interior spaces and activities and not merely for cosmetic
effect. The west, east and north elevations of this building do not satisfy this standard.
e. You have not specified the opacity of the glass you are proposing. Section 3.5.1(F) of the
LUC specifies that clear glass (reflectivity or opacity of less than 60%) shall be used for
commercial storefront display windows and doors. Please specify.
f. Section 3.5.1(F)(3)(c) requires that windows must be placed to visually establish human scale
and proportion and must be individually defined with detail elements such as frames, sills and
lintels. Pedestrian scale/human scale is defined in Section 5 of the code as "the proportional
relationship between the dimensions of a building or building element, street, outdoor space or
streetscape element and the average dimensions of the human body, taking into account the
perceptions and walking speed of a typical pedestrian. It appears that the window types and
placements that you have proposed on the north, west and east elevations do not meet these
requirements. As discussed, we need to meet to discuss this.
g. Section 3.5.1(J) (2)&(3) require that utility meters, HVAC equipment, vaults, irrigation boxes,
transformers, and other utility service functions (such as conduits, and vents) shall be located
and screened so that the visual and acoustic impacts of these functions are fully contained
and out of view of the adjacent properties and public streets. Please provide a sketch of the
building complete with all of the utility elements and the proposed screening so it can be
determined whether or not these requirements are being met. There is currently not enough
information provided on sheet 3 of 3 to make this determination.
h. Provide a detailed lighting plan (spec. sheet for all wall fixtures and pole mounted) insuring
that all lighting apparatuses are shielded down that meets Sections 3.2.2 and 3.2.4(A) — (D).
i. All building colors on the Building Elevations need to be in accordance with Sections 3.5.1(F)
and 3.5.1(G) of the Land Use Code (please include color chips and building materials).
j. Please indicate all building dimensions, including height of the ridgelines, eaves, doors,
windows, etcetera, on the building elevations.
k. After revising the site/landscape, please make sure the minimum species diversity is provided
in accordance with Section 3.2.1(D)(3) of the Land Use Code.
22. Please show the location of all transformers on the revised Site and Landscape Plans. They must
be located no more than 10 feet from a paved surface and must be screened from view.
23. Please note all exterior mechanical devises, meters, et cetera, must be screened.
24. Coordinate all easements, open areas, street, sidewalk and pedestrian crossings, infrastructure
through out the development with Natural Resources, Stormwater, Traffic Operations, Engineering,
Transportation Planning Services and other affected departments and outside reviewing agencies.
All infrastructure provisions need to be met and are to be in compliance with the Land Use Code.
Please call to set up a meeting if necessary.
25. All certification blocks on the project development plan shall be consistent with language as
required by the City of Fort Collins Development Manual.
26. Return all redlined documents with plan revisions, including redlined plans with Current Planning
comments.
Prior to formal re -submittal, it is pertinent that City staff meets with you and your team to discuss issues
relating to the project development plan. Additional comments will be forthcoming as they are reviewed and
received from City departments and from outside reviewing agencies.
GENERALCARE Health Services 4
b. Please note LUC Section 3.2.1(E)(4) Parking Lot Perimeter Landscaping (b) screening
addresses the need to screen parking areas. The proposed parking lot landscape plan on
sheet 3 of 3 has not met this standard and needs to be revised to meet the Land Use Code.
The areas between the property lines and parking areas on the south, east and north property
lines have not satisfied this requirement. The landscape intent should be to provide a mix of
material for year round interest and mix of forms and shapes, such as, evergreen trees and
shrubs for winter months, ornamental trees (including deciduous shrubs) for seasonal variety.
13. Are any existing trees proposed to be removed? If so, please show these trees (including species
and diameter) on the Site and Landscape Plans and designate whether they are to remain or be
removed. Tree removal and protection notes may need to be added to the Landscape Plan in
accordance with Section 3.2.1(F) of the Land Use Code.
14. Note fourteen (14), sheet L-1, needs to be removed since it is not acceptable. The Landscape
Plan is required to be reviewed prior to forwarding a recommendation to the final review body.
15. Section 3.2.1(D)(1)(c) of the LUC requires "full tree stocking" in all landscaped areas within 50 feet
of all buildings. Please read this section of the code in detail and comply with the spacing
requirements.
16. Per Section 3.2.2(M) and Section 3.2.1(E)(4) — (6) requires at least six (6) percent of the interior
space of any parking lot be devoted to interior parking landscaping. The actual interior parking lot
landscaping percentages have not been shown. Please provide a diagram depicting where the
boundary of the vehicular use area is proposed to be, where the landscaped areas within this
boundary are proposed to be, and specify the square footage of each so that it can be determined
whether or not you are satisfying this requirement.
17. All parking lots need to meet the parameters addressed in LUC Section 3.2.1(E)(5)(a) — (e)
including 3.2.2(13)(5)(a) walkways shall have one (1) canopy shade tree per forty (40) lineal feet of
walkways planted in a landscape strip within five (5) feet of such walkway.
18. Please clarify lines on the landscape plan, do these lines signify topographical lines, a berm?
19. Per Section 3.2.2(L) of the Land Use Code, please label typical parking stall lengths, widths and
note all drive lane widths on the Landscape Plan.
20. The proposed project development plan does not sufficiently demonstrate an interrelation of
pedestrian, vehicular and bicycle circulation ways and how the developments plan contribute to a
cohesive, continuous and functional link within the surrounding area.
a. Section 3.2.2(B), (C)(1) & (5) — (7) and 3.2.2(D) — (E) requires that six-foot walkways within the
site provide direct well direct well-defined and separated circulation routes for vehicles,
bicycles, and pedestrians. In accordance with the Land Use Code, on -site pedestrian systems
shall provide directness, continuity, and safety and minimize the number of driveway and drive
aisle crossings. Pedestrian/vehicle separation within the parking area north of the building
needs to be enhanced through the parking lot to Hoffman Mill Road.
21. The following comments apply to the design and siting of the structures:
a. Trash enclosures need to incorporate recycling and scaled design elevations for the trash
enclosures need to be submitted to insure compliance. Section 3.5.1(J)(1) and (2) require that
no trash enclosure be located within twenty (20) feet of any public street, public sidewalk or
internal pedestrian way and screened with vegetative landscaping.
b. The building is located approximately 27 feet behind the Poudre River Drive and
approximately 99 feet behind Hoffman Mill Road right-of-way. Section 3.5.3(13)(2)(b) requires
that the building be located no more than fifteen (15) feet from the right-of-way of any street
smaller than a full arterial. There are several exceptions allowed to this rule specified in
subsection (d) of the same section. If you intend to utilize exception number 2, you will need
to make a formal written request and revised plans. Note that exception 2 clearly requires that
you provide a connecting walkway, which is currently not being provided in the proposed plan.
And Section 4.16(D)(3)(a) regulates the location of parking lots as they relate to building
placement.
GENERALCARE Health Services 3
Q. Stormwater Utility;
R. Transportation Planning;
S. Transfort; and,
T. Current Planning;
The following comments are from the Current Planning Department
1. Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this
letter within 90 days or the project application becomes null and void. Your response to the City's
concerns is due by December 9, 2000. A 30-day extension to this deadline is available. Request
for an extension should be directed to the Current Planning Director. If remaining issues are those
that do not require plan revisions, a status report verifying continuing efforts toward resolving the
issues is required within the same timeline.
2. The overall site plan needs to incorporate an area within five hundred (500') feet of the proposal
and include all land uses, site improvements, traffic circulation, gross and net densities of
residential uses (if applicable), exclusive of public right-of-way. All plan sets shall reference the
project development plan.
3. The surrounding/abutting streets need to be labeled and shown on all respective plan sheets
including the vicinity map and context plan.
4. Please label the sheet plan sets Sheet 1 of 5±, Sheet 2 of 5±, et cetera in the lower right hand
comer of each applicable sheet of the project development plan.
5. Signed letters of intent indicating that all required off -site easements and off -site rights -of -way
necessary for the project can be negotiated in time for the final compliance plan submittal.
6. Upon revisions, please note the plan set will need still to include the following information as
required by the City of Fort Collins Development Manual listing the proposed coverage of buildings
and structures:
(i) Percentage and square footage of public street right-of-way.
(ii) Percentage and square footage of "active recreational use" area.
7. The plan set needs to include permanent and temporary drainage courses and structures.
8. Street improvements including the width of bike lanes, sidewalk widths and all pathway widths
need to be shown on the project development plan sets.
9. Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of the Land Use
Code, they have not been shown.
10. The landscape plan set needs to indicate the treatment of all exterior spaces including plant sizing
meeting City standards and actual vegetation locations as required by the City of Fort Collins
Development Manual.
11. Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot spacing intervals
in the center of all parkway areas. The trees shall be placed at least eight (8) feet away from the
edges of driveways and alleys, and forty feet (shade trees)/fifteen feet (ornamental trees) (LUC
3.2.1(K) from any street light. Section 3.2.1(D)(2) requires street trees along those portions of
Poudre River Drive, Lemay Avenue and Hoffman Mill Road at spacing intervals every 30 to 40 feet.
(see also item 12)
12. Please note LUC Section 3.2.1(E)(4) Parking Lot Perimeter Landscaping (a) and (b) address the
need to screen parking areas with the a plan clearly identifying the extent and location of all plant
material and landscape features.
a. Section 3.2.1(E)(4)(a) of the LUC requires that trees be planted every 25' between parking lots
and the street, and every 40' between parking lots and interior lot lines. Upon review of the
landscape plan, sheet 3 of 3, the landscape areas between the curbs and property lines and
streets and the side property lines and areas between the property line and parking areas have
not satisfied this requirement. See the redlined landscape plan for locations where you are not
satisfying these requirements.
GENERALCARE Health Services 2
Commi- y Planning and Environmental cvices
Current Planning
City of Fort Collins
September 11, 2000
Mr. Charles Hatchette
General Care Health Services, Inc.
700 East Elizabeth
Fort Collins, CO 80524
RE: Staff review comments for General Care Health Services
Dear Mr, Hatchette,
This letter is in response to plans for the General Care Health Services — Project Development Plan
(Current Planning File #22-00) submitted on August 3, 2000. Please note that staff reviewed your plans and
the Planning Department routed a request for comments to several public agencies and various City
departments. This development proposal is subject to and shall comply with all requirements set forth in the
City's Land Use Code (LUC), specifically: Articles 2. Administration (Development Review Procedures);
Article 3. General Development Standards; Article 4. (Zoning] District (CCR, Community Commercial —
Poudre River District); and, the City of Fort Collins Development Manual.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings, the burden
to comply with all applicable standards rest with the applicant. After reviewing materials submitted by the
applicant, staff finds that revisions including various levels of re -design to the submitted plans dated 7/9/00
and 7I31H2000 are warranted to meet the Land Use Code.
The following lists the agencies and departments that responded and their comments are attached:
A. Light and Power;
B. Traffic Operations;
C. AT&T Digital;
D. Streets;
E. Post Office;
F. Parks Planning;
G. Building Inspection;
H. Poudre Fire Authority;
I. Zoning;
J. Water Conservation;
K. Forestry;
L. Natural Resources;
M. Engineering;
N. Engineering Pavement;
0. Technical Services;
P. Water and Wastewater;
281 !North College Avenue • I'.0. Box 580 • Fort Collins, CO 80522-0580 • (970) 22'1-6750 • FAX (970) 416-2020