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HomeMy WebLinkAboutCIVIC CENTER OFFICE BUILDING - PDP - 29-99 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW (3)Co. _n, 'v Planning and Environm. _a_ vices Current Planning j( `7 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. Sinrrely, Vv 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 Coileae Avenue • PO. Box 580 • Fort Collins, CO 805Z2-0580 • (970) 221-6750 • FAX (970) 416-2020 Advance Planning - Conceptual Review Comments March 29, 1999 Project 1. 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. Se irely,TrL es 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. O. 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 facade, 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. X. 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 • Anon -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.ff, of gross leasable floor area. E. Parking alternatives should be coordinated with Suzanne Edminister of Transportation. F. The corner of the building, and the Laporte Ave. fagade have no pedestrian entrances. Maybe a minor entrance would be appropriate on the Laporte Ave. facade. 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. S. 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 corners. 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 C1 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 ..r: :`v Planning and Environn. to 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 • PC. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020