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HomeMy WebLinkAboutCIVIC CENTER OFFICE BUILDING - PDP - 29-99 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCo_ _n, v Planning and Environm, a. '-vices Current Planning City of Fort Collins Jim Bowie The Neenan Company 2290 E. Prospect Road Fort Collins, CO 80524 April 5, 1999 Dear Mr. Bowie: For your information, attached is a copy of the Staffs comments concerning the City Office Building presented before the Conceptual Review Team on March 29, 1999. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6206. Sin clrely, Troy J nes City anner cc: Bruce Hendee, BHA Designi Jack Gianola, Facilities Department Pete Wray, Advance Planning Mark McCallum, Engineering Janet Meisel Burns, Park Planning Eric Bracke, Streets Department Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Advance Planning - Conceptual Review Comments March 29, 1999 Project t. Fort Collins Office Building • Length of phase I, II buildings extend more than half the entire block. Will this preclude an appropriate amount of land for potential library and parking structure facilities on north portion of block? Should we consider a shorter building footprint? • Only east/west building access. Architect should consider providing user access on south and north sides of building. Parking structure will be north of building. • Mid Block pedestrian connections are extremely important, internal to the block and leading to adjoining blocks. The Civic Plan shows a strong pedestrian spine north/south and east/west. The proposed design, although shows a concept for a public plaza between city buildings fall short as to how these connections continue to Maple Street as a cohesive design. In addition, the east/west pedestrian connection proposed locates a very narrow sidewalk between the office buildings and future parking structure and potential library facilities. Comm ity Planning and Environmenta. ervices Current Planning City of Fort Collins Jim Bowie The Neenan Company 2290 E. Prospect Road Fort Collins, CO 80524 April 7, 1999 Dear Mr. Bowie: The advanced planning department has forwarded their comments to me for the conceptual review for the city office building. I'm forwarding these comments to you so you will have the specific wording of their concerns. Si erely, Troy nes City Planner cc: Bruce Hendee, BHA Design Jack Gianola, Facilities Department 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 M. All lighting must be down directional, cut-off, high-pressure sodium light sources. N. The maximum on -site lighting levels cannot exceed 10 foot-candles in any one spot, except loading/unloading platforms where it can be 20 foot-candles. 0. The light levels measured 20 feet beyond the property line (adjacent to residential or public right-of-way) cannot exceed 0.1 foot-candle. P. Outdoor storage areas must be screened. Q. Mason is a minor arterial, Laporte is a full arterial. The build -to -line specified that the building shall: • Be no further than 15' from the ROW on minor arterials, • Be between 10' and 25' from the ROW on full arterials. R. If the height to width ratio exceeds 1:3'on any fagade, a variation in massing is required as part of the design of that fagade., S. Make sure you have architectural building bays articulated no further apart than every 30' on all facades. T. Maximum building coverage is 75% in the Civic Center subdistrict. U. Maximum floor area ratio = 5 in the Civic Center subdistrict. V. Maximum front yard setback is 15' in the Civic Center subdistrict. W. Maximum building height is 12 stories or 168 feet, whichever is greater. K No blank walls that face a public street shall exceed 50 feet. Y. Buildings shall promote and accommodate outdoor activity, with balconies, arcades, terraces, decks and courtyards for residents' and workers' use and interaction to the extent reasonably feasible. Z. All development shall incorporate the concept of the "civic spine" as described in the Downtown Civic Center Master Plan, allowing for continuous north -south and east -west pedestrian connections. AA. The use of local sandstone is required in all civic buildings, within the civic center subdistrict, to establish a visual continuity and local sense of place. BB. New buildings in the Civic Center Subdistrict shall be designed in a manner that establishes continuity and a visual connection between new and existing buildings within and adjacent to the Civic Center Subdistrict. The height, mass and materials of major public buildings shall convey a sense of permanence and importance. B. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in Colorado. The new precipitation rates have been adopted by City Council. C. It was stated that the intent is to wait until the Howes Outfall System was complete. If that changes there is an issue of the temporary detention presently on the site. D. Water Quality would need to be addressed and extended detention is the recommended method. Other methods such as the ones used for the parking structure could be considered. E. Onsite detention may not be needed. The design engineer would need to prove the site drainage beats the peak of the Howes Outfall, otherwise there is a standard detention requirement. F. There may be a residual flood plain which has not been mapped. The design engineer may need to provide the mapping if Stormwater hasn't completed it in time for this project. G. Issues of Abacas and eliminating inlets need to be worked through in the design process with the Water Utilities. 10. Park Planning: A. Since you intend for the parks department to maintain the interior plaza area, you will need to coordinate the details of the plaza with Park Planning. 11. Current Planning: A. Street tree plantings are required at least every 40' along all street frontages. B. "Full tree stocking" must in all areas within 50' of any building. C. The trees shown on the landscape plan must satisfy "minimum species diversity" requirements. D. Foundation plantings (minimum 5' wide) are required along 50% of exposed sections of exterior building wall. E. Trees must be placed between street right-of-way and parking lots no further apart than every 25' along that frontage. F. Trees must be placed between parking lots and adjacent lots no further apart than every 40' along that boundary. G. Parking lots must be screened along 70% of the length of the frontage of the street and other nonresidential uses with a 30" wall, fence, planter, berm, plant material, or equivalent. H. Parking lots with less than 100 spaces require 6% of the area of the lot to be devoted to landscaping. Lots with more than 100 spaces require 10%. I. Dumpsters, loading docks, etc. must be screened. J. Bicycle racks must be provided both for employees and customers. K. Parking lots must be setback from: • An arterial — 15' average / 5' minimum point • A non -arterial — 10' average / 5' minimum point • A property lot line — 5'. L. The maximum allowable parking for this use is 3 spaces per 1000 s.f. of gross „ leasable floor area. E. Parking alternatives should be coordinated with Suzanne Edminister of Transportation. F. The comer of the building, and the Laporte Ave. fagade have no pedestrian entrances. Maybe a minor entrance would be appropriate on the Laporte Ave. fagade. Coordinate this request with Kathleen Reavis of Transportation. 6. Engineering: A. The street oversizing fee could range from $1.75 to $2.47 per gross square foot of floor area. Contact Matt Baker for an exact figure. B. Underground utilities must be coordinated with future phases of development on this block. C. The Engineering Department will be extending the sewer lines in Mason up from the new Courthouse site. Coordinate construction of your utilities with the Engineering Department's Mason St. sewer extension project. Stub outs should be provided for your sit at time of sewer extension. D. Coordinate your timing with the timing of the Howes Outfall project. E. You have proposed to extend the curb line of Mason Street out 12'. This is not acceptable. Mason street's bicycle lanes and traffic flows would be impacted too much by this amount of street narrowing in this area. F. Your curb cuts off Mason into your parking lot area should align with the intended location of the curb cut for the access to the future parking garage. G. A Development Construction Permit will be required. H. Utility Plans will be required. I. No Development Agreement will be required. 7. Water/Wastewater: A. Existing services include a 12" water main in Laporte Avenue, an 8" water main in Mason, a 12" sanitary sewer in Maple, and an 8" sanitary sewer in Howes. B. The Howes Outfall might change the location of some of these existing services. C. Water Conservation standards will apply. D. Plant investment fees and water rights will be due at the time of building permit. E. Any existing service lines stubs from the mains into the site must either be used or vacated. 8. Poudre Fire Authority: A. Hydrant flow must be 1500g.p.m. at 20 p.s.i. B. Hydrants must be located within 300' of a corner of your building (measured as a fire hose would lay). C. Addresses must be labeled in 6" numerals visible from the street. D. The retail uses in the parking garage will be fire sprinklered, however the remainder of the parking structure will require standpipe. 9. Stormwater : A. This site is located within the Old Town basin where the new development fee is $4,150/acre which is subject to the runoff coefficient reduction. The site is in inventory grid #7G F. There is a required 15' setback from the street right-of-way. 2. Advance Planning: A. We prefer wide sidewalks to provide a pedestrian comfort zone. B. Show the diagonal parking on the north side of Maple Street. C. The mid -block plaza/public space is a major concern. D. Expand and emphasize the east -west pedestrian access. E. Be sure to coordinate proper allocation of a realistic amount of adequate space for a library if it is to also be located on this block. F. The Civic Center Master Plan calls for retail ground floor uses, particularly on the comers. A verbal response at the meeting was that it was not in the program and the existing budget doesn't allow for it. The program must however be coordinated with all development review criteria, so further discussion on this issue should be arranged with Pete Wray. 3. Light and Power: A. Development charges apply. B. You must submit a commercial C 1 form in order to size transformer. C. If you intend to get power by extending the line up Mason from the Justice Center, you will need to coordinate the removal of excess services. D. The Master Plan of the whole site must be provided to light and power so they will know where stubs for future expansions will be. E. Solar powered light poles, if used in the internal plaza, are out of light and power's jurisdiction. 4. Natural Resources: . A. You will be required to file a fugitive dust control permit (attached). B. Reduce the use of bluegrasses, and use native grasses wherever appropriate. C. Phase 1 and 2 will need and Environmental Assessment. D. We would like to utilize the design and construction of this building as a showcase opportunity for a "green" building (contact Suzie Gordon of Natural Resources): • Publicize the amount in reduction of greenhouse emissions, • Examples of where green building materials are being used, • Consider opportunity to reduce waste stream during construction (perhaps have an info sign stating how much isn't going to the landfill as a result in the reduction of the waster stream). 5. Transportation: A. The Traffic Impact Study (TIS) has already been done, but show how this building is compatible with the existing TIS. B. You must determine if the Mason curb changes affect the TIS. C. You must coordinate the north -south mid -block pedestrian crossing on Laporte Avenue with the Howes Street Outfall project. D. You will need coordination meetings with the Civic Center Committee, and the Transportation Department. Ct :T. -'`.v Planning and Environn. _ta rvices Current Planning MEETING DATE: ITEM: APPLICANT: March 29, 1999 City Office Building Jim Bowie The Neenan Company 2290 E. Prospect Road Fort Collins, CO 80524 LAND USE DATA: A 70,000 s.f., 3 story municipal office building located at the north-west corner of Laporte Avenue and Mason Street. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Jenny Nuckols 221-6760 Engineering Department- Mark McCallum 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utilities- Glen Schlueter 221-6681 Water & Sewer Utilities- Roger Buffington 221-6681 Natural Resources Development Planner Kim Kreimeyer 221-6750 Light and Power Alan Rutz 221-6700 Transportation Services Kathleen Reavis 221-6608 Transfort Gaylene Rossiter 224-6195 Advance Planning Pete Wray 221-6754 COMMENTS: Zoning: A. The property is in the Downtown (D) zoning district, and in the civic center subdistrict. B. Because the project is over 50,000 s.f. it is subject to a Type 2 (Planning and Zoning Board) review. C. The Development Standards in Section 4.12(E) of the Land Use Code (LUC) apply. D. Take special note of Section 4.12(E)(5) of the Land Use Code, Special Provisions — Civic Center Subdistrict. E. Take care to meet all parking, handicap parking, and bike parking requirements. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 X. No blank walls that face a public street shall exceed 50 feet in length. - Refer to the architectural elevations provided in the PDP. Y. Buildings shall promote and accommodate outdoor activity to the extent reasonably feasible. - An outdoor area has been provided for seating, eating, and relaxing. This area is located just northwest of the building around the water quality enhancement area Z. Incorporate the "civic spine" as described in the Downtown Civic Center Master Plan, allowing for the north -south and east -west pedestrian connections.- The building has been situated on the site to allow for the civic spines connecting in both directions. The civic spines will be constructed with future projects that will be located on this block. Refer to the preliminary master plan which illustrates the future civic spine connections. The master plan is available in the Facility Services department (contact Jack Gianola). AA. The use of local sandstone is required in all civic buildings within the civic center subdistrict to establish visual continuity. - Sandstone is incorporated into various portions of the building. Refer to the architectural elevations included in the PDP. BB. New buildings in the Civic Center Subdistrict shall be designed in a manner that establishes continuity and visual connection between new and existing buildings within and adjacent to the Civic Center Subdistrict. The height, mass and materials of major public buildings shall convey a sense of permanence or importance. - Refer to the architectural elevations included in the PDP to review the building character. Thank you for your time. Please let us know if we can answer any questions or if you need any other information. Thank you, for bha design, inc. Roger B. Sherman bha design, inc. 223-7577 40' along that boundary. - The Howes Outfall runs along the entire western boundary of this site making it impossible to plant trees within the parking islands on the west side of this site. Shrubs have been planted in the parking islands to lessen the impacts of the parking lot. G. Parking lots must be screened along 70% of the length of the frontage of the street(s). - A Cheyenne Privet hedge is provided between the parking lot and the adjacent streets. H. Parking lots with less than 100 spaces require 6% of the area of the lot to be devoted to landscaping. - Understood. I. Dumpsters, loading docks, etc. must be screened. - The dumpster will be fully enclosed with a structure that will be complimentary to the primary building. J. Bicycle racks must be provided both for employees and customers. - Employee bicycle parking will be provided within the first floor of the office building. Bicycle racks are provided along Mason Street and LaPorte Avenue for customers. Refer to the Site Plan. K. Parking setbacks. - Refer to the PDP Site Plan for proposed parking setbacks. L. Maximum allowable parking for this use is 3 spaces per 1000 sf of gross leasable floor area. - This plan provides approximately I space per 1000 sf of gross floor area. M. Lighting must be down directional, cut-off, high-pressure sodium light sources. - The City's standard ornamental pedestrian light (which exists at the Transit Center site) uses a metal halide lamp. This project will incorporate the same ornamental fixture along Mason, Maple and LaPorte. In order to provide a consistent light source, we have indicated that the parking lot lights are metal halide fixtures. Pedestrian and parking lot light fixtures will be down directional. N. Maximum on -site lighting levels cannot exceed 10 foot-candles in any one spot, except loading/unloading platforms where it can be 20 foot-candles. - Understood, refer to the site lighting plan for additional information. O. Light levels measured 20 feet beyond the property line (adjacent to residential or public right-of-way) cannot exceed 0.1 foot-candle. - Ornamental light fixtures are being provided along Mason, LaPorte and Maple as required in the Mason Streetscape Improvement Plan. These lights cause the light levels in the public right-of-way to exceed the maximum 0.1 foot-candle. P. Outdoor storage areas must be screened. - Understood. Q. Build -to -lines. - 10 setbacks are provided from Mason and LaPorte. These setback are in compliance with the "build -to -line" requirements. R. If the height to width ratio exceeds 1:3 on any facade, a variation in massing is required as part of the design of that facade. - Refer to the architectural elevations provided in the PDP. S. Architectural bays articulated no further apart than 30' on all facades. - Refer to the architectural elevations provided in the PDP. T. Maximum building coverage is 75% in the Civic Center Subdistrict. - A 25% building coverage is proposed for this project. U. Maximum floor area ratio =5 in the Civic Center Subdistrict. - A 0.75 FAR is proposed. V. Maximum front yard setback is 15 feet in the Civic Center Subdistrict. - A 10' front yard setback is proposed along Mason and LaPorte. W. Maximum building height is 12 stories or 168 feet, which ever is greater. - A maximum building height of 60 feet is proposed. Mason Street parking lot entrance. Refer to the Site Plan. C. Addresses must be labeled in 6" numerals visible from the street. - Understood. D. The retail uses in the parking garage will be fire sprinklered, however the remainder of the parking garage will require standpipe. - Understood. 9. Stormwater A. Site located in the Old Town basin where new development fee is $4,150/acre which is subject to the runoff coefficient reduction. - Understood. B. Standard drainage reports are required with new precipitation rates. - Understood. C. Temporary detention may be required if project precedes the Howes outfall. - Understood. D. Water quality needs to be addressed. - Extended detention is provided in the water quality enhancement area as shown on the PDP site and landscape plans. E. On -site detention may not be need if the engineer could prove that site drainage beat the peak of the Howes Outfall. - The drainage plan demonstrates that site drainage will beat the peak of the Howes Outfall. F. There may be a residual flood plain which has not been mapped. The design engineer may need to provide the mapping if Stormwater hasn't completed it in time for this project. - Flood plain mapping will be the responsibility of the Howes Outfall project. G. Issues of Abacas and eliminating inlets need to be worked through in the design process with Water Utilities. - Abraxis Glass issue has been resolved. Sear Brown is proposing that all of the existing inlets be removed. 10. Park Planning A. Coordinate the details of the interior plaza with Park Planning. - The plaza design illustrated in the master plan is shown for illustrative purposes only. The programming, design and detailing of the interior plaza will be coordinated with Park Planning. 11. Current Planning A. Street Tree Plantings are required at least every 40' along all street frontages. - Street tree plantings are shown on the landscape plan. - Street tree plantings are illustrated on the PDP landscape plan for your review. Street trees have intentionally been spaced along Mason to provide visual access to the main building entrance. B. "Full tree stocking" must be provided in all areas within 50 feet of any building. - Don't understand. Please clarify this comment. C. The trees shown on the landscape plan must satisfy the minimum species diversity requirements. - The landscape plan has been coordinated with Tim Buchanen and he feels that the plan meets the minimum species diversity requirements. D. Foundation plantings (minimum 5' wide) are required along 50% of exposed sections of exterior building wall. - Foundation plantings have been provided around the majority of the building. E. Tree spacing between parking lots and streets right-of-ways shall be no further apart than 25 feet along that frontage. - A hedge and some evergreen trees have been used to lessen the visual impacts of the parking lot. F. Trees must be placed between parking lots and adjacent lots no further apart than every questions. D. You will need a coordination meetings with the Civic Center Committee, and the Transportation Department. - Jack Gianola will schedule these meetings. E. Parking alternative should be coordinated with Suzanne Edminister of Transportation. - Coordinate this issue with Jack Gianola. F. The corner of the building, and the LaPorte Ave facade have no pedestrian entrances. Maybe a minor entrance would be appropriate on the LaPorte facade. Coordinate this with Kathleen Reavis. - Entrances are not provided for the following due to the space programming within the first floor of the facility. 6. Engineering A. Contact Matt Baker for exact street oversizing figures. - Understood. B. Underground utilities must be coordinated with future phases on this block. - Understood C. Coordinate construction of your utilities with the Engineering department's Mason Street sewer extension project. Stub out for this site should be provided at time of sewer extension. - Understood D. Coordinate your timing with the timing of the Howes Outfall project. - Understood. E. Proposal to extend the curb line of Mason Street out 12 feet is not acceptable. - We have designed the curb to allow for an 8' bicycle lane, one through lane and one-half of the rail road right-of-way on the west side of the street. This should not constrict traffic flow. Also it is our understanding that Nolte/Parsons is preparing a striping plan for Mason Street which will show the new curb alignments in this area. The two projects will be coordinated. F. Curb cuts off Mason into the parking area should align with the access to the future parking garage. - This is difficult because the parking garage has not yet been designed. We assume that the curb cut will most likely be relocated once the parking garage is designed. G. A development construction permit will be required. - Understood, but cost of permits will be the responsibility of the Engineering Department. H. Utility plans will be required. - Utility plans are being submitted along with the PDP. I. No development agreement will be required. - Understood 7. Water/Wastewater A. Existing service include... - Understood. B. The Howes Outfall might change the location of some existing services. - Understood. C. Water conservation standards will apply. - A water quality enhancement area is proposed northwest of the office building. D. Plant investment fees and water rights due at time of building permit. - Understood. E. Existing service line stubs from the mains into the site must either be used or vacated. - Understood. 8. Poudre Fire Authority A. Hydrants flow must be 1500 gpm at 20 psi. - Understood. B. Hydrants must be located within 300 feet of a corner of this building (measure as a fire hose would lay). - A new fire hydrant is proposed north of the office building near the C. The mid -block plaza/public space is a major concern. - Please refer to the Preliminary Master Plan available from Jack Gianola. D. Expand and emphasize the east -west pedestrian access. - We anticipate that the east -west pedestrian access included with this project will be removed and replaced by a wider/more emphasized sidewalk with construction of the future parking garage north of this office building. Please refer to the Preliminary Master Plan available from Jack Gianola.. E. Be sure to coordinate proper allocation of space for the library is it is to be located on this block. - The libraryfoot print shown on the master plan is based upon the preliminary library drawings. F. The Civic Center Master Plan calls for retail ground floor uses, particularly on the corners. Further discussion should be arranged with Pete Wray. - Retail space will not be provided in the Civic Center Office Building. This item will be discussed within the city as future development takes place. 3. Light and Power A. Development charges apply. - Understood. B. Must submit a commercial CI form in order to size transformer. - Understood. C. If you intend to get power by extending the line up Mason from the Justice Center, you will need to coordinate the removal of excess services. - Understood. D. The master plan of the whole site must be provided to light and power so they will know where stubs for future expansions will be. - The preliminary master plan is completed and available in the Facility Services Department (contact Jack Gianola). E. Solar powered lights, if used, are out of light and power's jurisdiction. - Understood 4. Natural Resources A. Required to submit a fugitive dust control permit. - Understood. B. Reduce the use of bluegrass, and use native grasses wherever possible. - Turf areas will be sodded with a mixture of 100% Tall Fescue blends. Other native grasses may or may not be incorporated into the water quality enhancement area. C. Phase I and 2 will need Environmental Assessment. - Copies of the completed assessments are available at the City of Fort Collins Facility Services department (contact Jack Gianola). D. Would like to utilize the design and construction of this building as showcase opportunity for a "green" building. Contact Suzie Gordon of Natural Resources. - The building is being designed to meet the "Green Building" concept. Contact Jack Gianola for any questions. 5. Transportation A. Show how building is compatible with Traffic Impact Study. - Refer to memorandum prepared by Matt Delich. B. Determine if the Mason curb changes affect the TIS. - Refer to memorandum prepared by Matt Delich. C. Must coordinate the LaPorte mid block pedestrian crossing with the Howes Outfall project. -This issue is being reviewed by City Staff. Contact Jack Gianola for any September 13, 1999 Mr Troy Jones Planning Department City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 RE: Civic Center Office Building PDP Dear Troy, We are pleased to submit the Fort Collins Office Building PDP and all of the other related documents for your review. Along with our submittal we would like to offer the following responses to the Conceptual Review Team meeting comments dated April 5, 1999. RESPONSES TO COMMENTS: The Staff comments are summarized followed by a response in italic letters. Zoning A. Downtown Zoning District - Understood. B. Type 2 (Planning and Zoning Board) review - Understood. C. Development Standards in Section 4.12(E) of the LUC apply - Understood. D. Make special note of Section 4.12(E)5 of the LUC - Understood. E. Take care to meet all parking, handicap parking, and bike parking requirements. - A total of 72 parking spaces are being provided on site. 50 of the parking spaces are dedicated to customer parking, while 22 are reserved for City of Fort Collins company vehicles. Employee parking will be provided within the adjacent City Parking Structure. A total of 4 handicap accessible parking spaces are provided in the on -site parking with 2 being reserved for employees and 2 for customers.38 bicycle parking spaces are provided within the office building along with a total of 3 surface mounted bicycle racks, which accommodate 2 bicycles each, located along LaPorte Avenue and Mason Street. F. There is a 15' setback from the street right-of-way -A maximum 15'setback is required by 4.12(D)(2) of the LUC. We are proposing a 10 foot setback along Mason and LaPorte. 2. Advance Planning: A. Prefer wide sidewalks to provide a pedestrian comfort zone. - Walks that are approximately 15 feet wide are provided along Mason, LaPorte, and Maple adjacent to this project. Internal sidewalks are generally 6 feet wide. B. Show the diagonal parking on the north side of Maple Street. - We assume that you are referring to the diagonal parking on the south side of Maple Street. The parking is now shown on the site and landscape plans.