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HomeMy WebLinkAboutMCCLELLAND OFFICE PARK II - PDP - 54-98 - CORRESPONDENCE - (6)This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. Under the development review process and schedule there is no revision date mandated by the City. The time spent on revisions is up to the applicant. Upon receipt, the revisions will be routed to the appropriate City departments and outside reviewing agencies, with their comments due no later than the third weekly staff review meeting (Wednesday mornings) following receipt of the revisions. At this staff review meeting it will be determined if the project is ready to go to the Administrative Hearing Officer (or Planning and Zoning Board, if necessary) for a decision and, if so, will be scheduled for the nearest open date. The number of copies of revisions for each document to be resubmitted is on the attached Revisions Routing Sheet. Please return all red -lined plans and reports with your revisions when they are submitted to the Current Planning Department._ Please contact me at (970)221-6341 to schedule a meeting to discuss these comments, if necessary. Ateve erely, Mob Olt Project Planner cc: Engineering Zoning Stormwater Water/ Wastewater Transportation Planning Advance Planning Sear -Brown Group To-Slo Investments, LLC McClelland Partners, LLC Project File P f. Place water meters near the point of connection to a water main. g. Will these buildings need fire lines or irrigation taps? If so, show locations and provide details. h. No permanent structures may be built over water or sewer mains (i.e. - trash enclosures).. j. Add the following note to the overall utility plans: "Adjust existing sanitary sewer manhole lids to finish grade". k. Provide the following details: * sanitary sewer service * manhole adjustment Additional comments can be found on red -lined plans that are being forwarded to the applicant. Please contact Roger, at 221-6681, if you have questions about these comments. 10. Jim Slagle of Public Service Company stated that an adequate utility easement is needed through Lots 1 & 2 to get gas service to Lot 3. 11. Note 2 on the Site Plan, stating that no roof top equipment to be utilized, should further commit to the ground -mounted or building -mounted mechanical equipment's compliance with Sections 3.5.1(J)(2) & (3) of the LUC, which state that ...these areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets... and ...conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces.... The only proposed screening for the condenser units on the rear of both buildings is Isanti Dogwoods. Depending on how high these units will be mounted on the buildings, the Dogwoods may or may not be tall enough (5' to 6' high) to screen them. Also, in the winter these shrubs will not provide much, if any, opaque screen. 12. Where is the site lighting, both in the parking lots and on and around the buildings? What is the proposed light source? 13. Planning Department comments are on red -lined Site, Landscape, and Building Elevations Plans that are being forwarded to the applicant. issuance of a certificate of occupancy for the first building to be completed. h. Show a trash enclosure detail and elevation. Will the one proposed enclosure be shared by both buildings and will it be adequate? There is not one that is convenient to the building on Lot 2. j. A minor amendment may be needed if the front elevations (and door/entry locations) change after final approval. Please contact Jenny, Peter, or Gary, at 221-6760, if you have questions about these comments. 7. A copy of the comments received from Donald Dustin of the Stormwater Utility is attached to this letter. Additional comments can be found on the red -lined reports and plans that are being forwarded to the applicant. Please contact Donald, at 221-6589, if you have questions about his comments. 8. A copy of the comments received from Mark McCallum of the Engineering Department is attached to this letter. Additional comments can be found on the red -lined plans that are being forwarded to the applicant. Please contact Mark, at 221-6750, if you have questions about his comments. 9. Roger Buffington of the Water/Wastewater Department offered the following comments: a. Show all water and sanitary sewer mains and services on the Landscape Plan. b. Include a note on the Landscape Plan that pertains to the 4' separation requirement between shrubs and all water/ sewer lines. C. Coordinate the landscape design with the civil engineering design and provide the required landscape/utilities separation distances. d. Route all water and sanitary sewer services around the landscape islands (as practical). e. Provide details for reducing existing 1-1/2 inch water service to 1 inch service. J 6. Representatives of the Zoning Department offered the following comments: a. The placement of the westerly building (Lot 2) is greater than the maximum allowable 15' front setback from McClelland Drive as set forth in Section 3.5.3(B)(2)(b) of the LUC, being that McClelland Drive is classified as smaller than a full arterial street. A request for a modification of this standard, meeting the requirements in Division 2.7 of the LUC, must be submitted to the City for review. The modification request will turn this item into a Type II, Planning and Zoning Board review. b. The parking stall dimensions do not appear to be consistent in size. The standard spaces measure from 8' to 10' wide. Please show typical stall dimensions. Stalls can be 19' long without an overhang, 17' long with an overhang, and should be 9' wide. The 15' deep stalls are for compact parking only and will need to be signed as such. C. Only 22 spaces per lot are allowed in this development, based on the maximum parking for office uses. Section 3.2.2(K)(2)(a) of the LUC allows up to 3 spaces per 1,000 square feet of leasable floor area, or 7.5 x 3 = 22.5 spaces for each 7,500 square foot building. Lot 2 is showing 37 proposed spaces and Lot 3 is showing 34 proposed spaces. d. No more than 15 parking spaces in a row are permitted without an intervening landscaped island. The southerly -most tier of parking in the existing parking lot has 16 uninterrupted spaces. The proposed new landscaped island should be moved to the west 5 or 6 spaces to center it in the row. e. Do handicapped ramps already exist at the McClelland Drive entrance to the building? If not, please show where ramps will occur. f. Foundation plantings must be provided along the east and west sides of the building on Lot 2. g. The applicant may want to consider 2 phases for the landscaping. Plant Note 7 on the Landscape Plan would commit the developer to installing all of the landscaping or securing all of the landscaping with a letter of credit, bond, or escrowing the money prior to Also, the sidewalk alignment along the south side of the building must provide a direct connection to the sidewalk along McClelland Drive to ensure compliance with Section 3.5.3(B)(1) of the LUC. The jog to the north along the west side of the building should be eliminated, since it serves no substantive purpose, and the walk should continue due west (see red -lined Site Plan that is being forwarded to the applicant). 3. A copy of the comments received from Susan Peterson of U. S. West is attached to this letter. 4. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. Fire apparatus access roads shall be provided for every facility, building or portion if a building hereafter constructed or moved into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150' from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed. A fire lane plan shall be submitted for approval prior to installation. Any building not meeting this criteria shall be fire sprinklered. NOTE: Both buildings are out of access and are required to be fire sprinklered. b. Address numerals shall be visible from the streets fronting the property and posted with a minimum 6" high numerals on a contrasting background (example: bronze numerals on brown brick are not acceptable). C. Fire hydrants are required, with a maximum spacing of 600' along an approved roadway. Each hydrant must be capable of delivering 1,000 gallons of water per minute at a residual pressure of 20 psi. Hydrants shall be of an approved type as defined by the water department and the fire department. No commercial building can be greater than 300' from a fire hydrant. Please contact Ron, at 221-6570, if you have questions about these comments. 5. A copy of the comments received from Sharon Getz of the Building Inspection Department is attached to this letter. 'r' Commun- , Planning and Environmental SeL vices Current Planning City of Fort Collins November 16, 1998 Bud Frick W.J. Frick Design Group, PC 526 South College Avenue Fort Collins, CO. 80524 Dear Bud, Staff has reviewed your documentation for the McCLELLAND OFFICE PARK II, Project Development Plan - #54-98 that was submitted to the City on October 9, 1998, and is offering the following comments: 1. This property is located on the east side of McClelland Drive, south of West Harvard Street, and north of West Swallow Road. This property is in the C - Commercial Zoning District. The proposed office uses are permitted in this District, subject to an administrative review (Type I) and public hearing for a decision. The Project Development Plan (PDP) must go to a public hearing before an administrative hearing officer for a decision unless any modifications of standards are required, which would automatically change the request to a Type II, Planning and Zoning Board review. 2. Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings of the Land Use Code (LUC) sets forth the Relationship of Buildings to Streets, Walkways and Parking. This section addresses orientation to a connecting walk and orientation to build -to lines for streetfront buildings. The westerly building (Lot 2) on this development plan would appear not to comply with the "build -to" line criterion and, therefore, would need a modification of the standard. The west end of this building is shown to be set back 22' from the right-of-way of the adjoining street (McClelland Drive), which is classified as a minor arterial. Therefore, the building must be located no more than 15' from the right-of-way [Section 3.5.3(B)(2)(b) of the LUC]. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020