HomeMy WebLinkAboutDOWNTOWN TRANSIT FACILITY - PDP - 9-00 - CORRESPONDENCE - (7)The burden of demonstrating compliance with all Land Use Code criteria, The Downtown
Civic Center Master Plan, and the City of Fort Collins Development Manual is with the
applicant. 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(o-)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 #9-00
Greg Byrne
Bob Blanchard
Joe Frank
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design of the smaller building addition, in particular the top and base
treatments need to be more closely tied with the predominant characteristics
of the overall development.
h) Section 3.5.3(D)(3) specifies that facades that face a street or connecting
walkway (all of the facades on this proposed building) must be subdivided
and proportioned using features such as windows, entrances, arcades,
arbors, awnings, treillage with vines, etc. along no less than 50% of the
fagade.
i) Section 3.5.3(D)(6) specifies that all facades shall have a recognizable
"base," treatment. A "base" treatment consists of (but is not limited to):
thicker walls, ledges or sills; integrally textured materials such as stone or
other masonry; integrally colored and patterned materials such as smooth -
finished stone or tile; lighter or darker colored materials, mullions or panels;
or planters. The proposed building elevations have not met this standard and
will need to be revised.
j) The trash enclosures need to incorporate recycling. It is not clear to staff if
this need is met. Hence, scaled design elevations for all trash enclosures
need to be submitted to insure compliance. Section 3.5.1(J)(1) and (2)
requires 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. (see also Advance Planning comments)
k) 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 to make this
determination.
13. In order for staff to adequately review this proposal, please submit a detailed
lighting plan (spec. sheet for all wall and pole mounted fixtures) insuring that all
lighting apparatuses are shielded down, which meets the Section 3.2.4 including
Section 3.2.2. Proposed lighting shall be compatible with existing lighting. (See
Zoning Comments)
14. Section 3.2.4(D)(7) of the LUC specifies that on -site lighting shall not exceed 10
foot-candles in any spot on the site (except for loading docks). There are
numerous locations outside the property lines that exceed 10 foot-candles.
15. Verification of the irrigation system connection points to ensure all landscaping is
continuously maintained per Section 3.2.1 [J].
16. All signs will require an additional sign permit outside this comment review.
17. All exterior mechanical devises, meters, et cetera, shall be screened.
18. Return all redlined documents with plan revisions, including redlined plans with
Current Planning and Advance Planning comments.
Additional comments and the required number of revised plans may be forthcoming as
the various departments and reviewing agencies continue to review this request.
Please provide a written response to each of the above comments with the submittal of
plan revisions. And revised site/landscape development plans drawn to scale clearly
dated and labeled shall be submitted to address the above.
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c)
d)
e)
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g)
the existing structure. Compatibility can be achieved through techniques
such as the repetition of roof lines, the use of similar proportions in
building mass, similar window and door patterns, and the use of building
materials that have color shades and textures similar to that of the freight
depot.
ii. Window design shall be tailored specifically to the site and its context.
Section 3.5.1(F)(1) of the LUC specifies that building materials shall be
similar or at least compatible with materials already being used in the
Civic Center District. Please revise the elevations to use a different type
of window more closely resembling existing.
iii. The elevations have not specified the opacity of the glass being
proposed. 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.
iv. The proposed window openings begin approximately nine feet above
grade. Section 3.5.1(F)(3)(c) requires that windows be placed to visually
establish human scale and proportion. 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 do not meet these requirements and a re -design is
needed to meet the Land Use Code. .
v. Section 3.5.3(D)(2) of the LUC specifies minimum wall articulation must
be achieved on all facades.
The proposed design does not provide the proper architectural
features to visually establish the required minimum 30-foot spaced
bays. Architectural features such as columns, ribs or polasters, piers
and fenestration pattern shall establish the bays. The proposed
design does not satisfy the requirement. See attached redlined plans.
Please indicate all building colors (stone, bricks, stucco, et cetera with a color
pallet) on the Building Elevations in accordance with Section 3.5.1(G) of the
Land Use Code.
Section 3.5.1(J)(2) requires, that any wall mounted utility meters and rooftop
or ground mounted mechanical equipment shall allow the architectural design
to be continuous. These functions must be screened from view from adjacent
properties and public streets by materials that are not inferior to the principal
materials of the building and landscape. Please specify where the utility
meters and mechanical equipment will be located, and show proper
screening measures. Rooftop mechanical must be hidden from view by a
parapet.
Indicate all building dimensions, including doors, windows, etcetera, on
building elevations.
All building elevations (to scale) shall be submitted and noted, such as west
elevation, east elevation, and et cetera.
Section 3.5.3(D)(1) of the LUC specifies that in the case of multiple building
developments, each individual building shall include predominant
characteristics shared by all buildings in the development so that the
development forms a cohesive place within the community. Similar
architectural features should be carried over from the main building to the
separated circulation routes for vehicles, bicycles, and pedestrians. See
Advance Planning comments and alternative plan layout.
g) In accordance with Section 3.2.2[C][5]-[6] and [E][5] of the Land Use Code,
onsite pedestrian systems should provide directness, continuity, and safety
and minimize the number of driveway and drive aisle crossings. These
standards have not been met on the site plan, within the area to the east of
building connecting Maple Street and Laporte Street. A direct pedestrian
linkage shall be provided on the east property line.
h) Additional landscape islands are needed in the parking area located west of
Washington's Bar and the parking area located to the west of the drive
behind 281 North College. Section 3.2.1(E)(5)(c) of the LUC requires that all
landscaped islands must have a canopy shade tree and must be at least 8
feet in their smallest dimension. All islands (including landscape peninsulas)
including those areas within the bus stops/kiss in ride must have a canopy
shade trees.
i) It appears there may be a discrepancy with proposed vegetation designated
as 2 PR FA adjacent to the bus unloading entry off of Mason Street. The
Plant Materials List does not note a PR FA. Please note all existing and
proposed trees and vegetation adjacent to the subject site to ensure
compliance with Section 3.2.1(K) and all provisions of the Land Use Code.
Section 3.2.1(K) of the LUC requires that streetlights can be located no closer
than 40 feet to a streetlight, and -no closer than 15 feet to an ornamental tree.
Check with L&P and the City Forester if the ornamental pedestrian lights
need a specific separation from canopy trees.
j) Show planting plans in all landscape islands and strips.
k) The site plan and landscape plan shall be in sync in the amount of public
amenities, such as on sheet 1 of 7 with the key noting 14 bicycle storage
lockers while the site plan shows 24 storage lockers. -
1) The parking plan shall be revised to meet Land Use Code Section 3.2.
12. The following comments apply to the architectural design of the building:
a) A letter dated March 17, 2000, from James Stratis, Restoration Specialist with
the Secretary of the Interior's Standards for Rehabilitation reference and note
plan sheets and building elevations different than those submitted to the
Current Planning Department. It is not clear to staff why there are different
numbered plan sets being reviewed outside the City simultaneously with our
review of this project. Is there a discrepancy with proposed elevations?
b) Prior to a formal re -submittal by the applicant, the Current Planning
Department needs the Landmarks Preservation Commission to review and
forward their comments to the Current Planning Department based on the
following five (5) LUC standards. We need the Landmarks Preservation
Commission input and written comments in order for the Current Planning
Department to forward a recommendation to the Planning and Zoning Board
(see attached LPC comments dated March 23, 2000 and comments to the
LPC dated March 22, 2000). The following five (5) items deal with the
compatibility of the architectural design of the proposed addition and will need
to be addressed with this development by the applicant for compliance with
Land Use Code provisions, if not, a modification of standard will need to be
submitted by the applicant and then evaluated by staff and the Planning and
Zoning Board:
i. The proposed design does not meet Section 3.5.1(B). This section
requires the architectural character and design be compatible and tie into
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principal structures and site improvements, densities (if applicable), and traffic
circulation as required by the City of Fort Collins Development Manual.
7. All plans shall include the appropriate verifiable scale, including the Overall Site
Plan. The overall site plan, site plan, and landscape plans shall utilize the same
scale, as required by the City of Fort Collins Development Manual.
8. The cross reference notes on sheet 1 of 7 do not reference the correct plan
sheet, i.e. pavilion, colonnade, kiosk, et cetera as noted for sheet 6, they are
actually referenced on sheet 5 of 7 (per plan sets submitted to the Current
Planning Department on February 16, 2000).
9. Existing and surrounding zoning shall be shown as required by the City of Fort
Collins Development Manual.
10. The surrounding/abutting streets shall be labeled on all respective plan sheets.
11. The following comments apply to the Site/Landscape Plan:
a) Please note Section 3.2.1(D)(1)(c), as it relates to full tree stocking
requirements, this section requires the addition of trees with tree grates within
high use or high visibility sides of a structure.
• The plan indicates that the west, south and east facades of the building fall
within.this need. "Full tree stocking" is required along all high visibility
facades.
b) Per LUC Section 3.2.1(E)(4)(a) parking lot perimeter landscaping asks that
trees be provided at a ratio of one (1) tree per twenty-five (25) lineal feet
along a public street. 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 (and be in accordance with Design and Construction Criteria,
Standards and Specifications for Streets, Streetscapes, Sidewalks, Alleys
and Other Public Ways). Section 3.2.1(D)(2)(a) of the LUC requires 30 to 40
foot spacing of canopy street trees along streets. There are tree gaps in
spacing along Maple Street and Laporte Street. 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.
c) 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.
d) Please note LUC Section 3.2.1(E)(4) Parking Lot Perimeter Landscaping (b)
addresses the need to screen parking areas. Section 3.2.1(E)(4) 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. The areas between
the property lines and parking areas do not satisfying this requirement. In
general, 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.
e) 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.
f) The north -south walkway located to the east of the proposed structure does
not meet Section 3.2.2(C)(5) — (6) and 3.2.2(D) — (E). These LUC sections
require that six-foot walkways within the site provide direct well-defined and
5. Mapping/Drafting, Poudre Fire Authority, Transportation Planning, Zoning,
Natural Resources, Light and Power, AT and T Digital, Post Office, Traffic
Operations, Water Conservation, Public Services, Transfort and Park Planning:
a. Please see the attached comment sheets from these departments
6. Advance Planning:
a. This site lies within the Civic Center Master Plan and will need to comply with the
Policies and Guidelines as outlined within the Plan, and Standards as required by
the Land Use Code (LUC). Staff has the following comments:
A. Given the proposed location of the building addition, staff suggests a different
approach to continuing pedestrian and minor vehicular access through the
"alley." (see attached redlines)
B. Trash Enclosure:
• The proposed relocated trash enclosure to be used by both the 281 City
Office Building and Depot is not adequately screened from view. Staff
recommends rotating the front access doors to open towards the east. In
doing so, this will allow room to add additional landscaping to screen the
enclosure from Maple Street, while still providing service access. The
other existing trash enclosure for the Car wash opens directly adjacent to
this location across the alley (see redline comments).
C. Historic Preservation and LPC Comments:
a. See attached comments.
7. Current Planning:
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 June 29, 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. Delineate all property line setbacks for all proposed and existing structures and
improvements, Mason Street right-of-way width and improvements, Laporte
Street right-of-way width and improvements, and Maple Street right-of-way width
and improvements, private drive widths, and sidewalk widths on all plans as
required by the City of Fort Collins Development Manual.
3. The plan sets need to include building envelope/footprint dimensions and
distance to nearest property lines as required by the City of Fort Collins
Development Manual:
4. The plan set needs to include reference to the Index of Drawings on the first plan
sheet page.
5. It is not clear if the plan referenced as the Downtown Transit Plan — Project
Development Plan -Site Plan (Sheet 1 of 7) needs be labeled as the Overall Site
Plan, since there is another plan set labeled Site Plan (Sheet 6 of 7) that only
includes a portion of the underlying proposal. Due to this labeling issue, please
re -label the plans accordingly.
6. The Project Development Plan must show the area beyond the property lines of
the entire site to a minimum distance of 500 feet, exclusive of public right-of-way,
at the same scale. This information should include land uses, location of
Comm,•--ity Planning and Environmental I-ervices
Current „anning
City of Fort Collins
March 29, 2000
Mr. Jack Gianola
City of Fort Collins Facilities
112 North Mason
Fort Collins, CO 80525
RE: Staff review comments for the Downtown Transit Center Building Addition
Dear Mr. Gianola
This letter is in response to plans for the Downtown Transit Center — Project
Development Plan (Current Planning File #9-00 — Type 2 Review) submitted on
February 16, 2000. Please note that staff reviewed your plans and the Planning Division
mailed a request for comments to several public agencies and 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]
Districts; and, the Downtown Civic Center Master Plan.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use
proceedings, the burden to comply with all applicable standards rests with the applicant.
Staff, after reviewing materials submitted by the applicant, finds that revisions/re-design
to the submitted plans dated February 16, 2000 are warranted to meet the Land Use
Code.
The following lists the agencies and departments that responded:
1. Water and Sewer Utility Department:
a. Please see the redlined plans and the attached comments from the Water and
Wastewater department.
2. Stormwater Utility Department:
a. Please see the redlined plans and the attached comments from Stormwater
department.
3. Transportation Planning:
a. Please see the redlined plans and the attached comments from Transportation
Planning department.
4. Engineering Department:
a. Please see the redlined plans and the attached comments from the Engineering
department.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020