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HomeMy WebLinkAboutPVH MEDICAL OFFICE BUILDING & PARKING STRUCTURE - PDP - 14-07 - SUBMITTAL DOCUMENTS - ROUND 1 -Caveo 8. Pole -mounted lighting on the top deck and exterior building -mounted security lighting must be sharp cut-off and down -directional. Illumination levels may be adequate to provide security (in the one to three foot-candle range) but not so high as to be intrusive upon the surrounding neighborhood. Back -side shields may be necessary for the pole -mounted fixtures on the top deck where appropriate to shield the light source. On the top deck, high pressure sodium may be more appropriate than metal halide. Response: The roof of the structure will be lighted with pole -mounted lights. This lighting has been designed with the poles in the center of the deck structure rather than around the perimeter to reduce impacts on the adjacent properties. The poles will be located approximately 60' from the edge of the parking structure, and are only 15' tall. With the perimeter parapet of 3-4' in height, lights should not be visible except from an extreme (high) angle. All lights are full cutoff, designed to direct light downward rather than outward. See photometric plans for more information. Davis 9. Please provide bike racks within the structure. There should be ample left -over space for bike racks so as to not lose any car spaces. Response: Bike racks and lockers will be provided for staff and employees. BHA 10. An Amended Overall Development Plan will be required. Response: Based on subsequent discussions with Ted Shepard, the ODP amendment will not be required since we are submitting the projects as a single PDP. BHA 11. A neighborhood information meeting will be required. Please call the Current Planning Department for an affected property owners' map to initiate the neighborhood meeting process. Response: The neighborhood meeting was held on May 8, 2007. See Statement of Planning Objectives for responses to comments raised at the meeting. Dean/Davis 12. A Demolition Permit will be needed to raze the existing building. Response: A demolition permit will be obtained prior to razing existing building. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6750. Sincerely: Ted Shepard Chief Planner Page 7 Davis 2. The architecture of the building will be reviewed by the criteria of Section 3.5.1 (B — H) and Section 3.5.3(C - D). Response: The architectural design will comply with Section 3.5.1 (B-H) and Section 3.5.3 (C-D) with the intent of creating contextual design elements that relate to the existing hospital and define a new PVH Lemay campus architecture for the future. Davis 3. Please be aware of Section 3.5.1(H) Land Use Transition. It appears that along the north edge, there will be a four story wall next to a one story commercial building. This edge may require special design considerations in order to satisfy this standard. Response: Massing, scale of architectural elements and materials will be used to address the design on the north elevation. The height of the structure even though 4 stories is reduced based on a shorter floor -to floor height compared to other building types. BHA 4. Section 3.5.3 (13)(1) requires walkways to connect to the public sidewalk. Be sure that all stair towers are connected to the public sidewalks by walkways. Response: We have indicated these walkways on the plans. BHA 5. Section 3.5.3(B)(2) requires that the structure be located between 10 and 25 feet behind the property line along Lemay Avenue. Exceptions to this standard may be allowed in compliance with the criteria listed under Section 3.5.3(13)(2)(d). Response: Noted. We intend to meet this standard. BHA 6. Be sure there are no conflicts with the transit stop serving Transfort Route Number Five. Response: The transit stops will remain in place. BHA/Davis 7. Please provide information on the number of employees, present and future, that will use the parking structure. Also, provide information to the effect that the garage is available to patients and visitors as well as staff and will not be gated. Also, an estimate of the size of the medical office building will be helpful. With this information, Staff will be able to analyze the parking demand of the facility under the Alternative Compliance section as opposed to the strict ratio of one space -per -bed maximum number of allowable parking spaces. Response: The hospital has experienced a notable shortage of parking for several years. Hospital parking currently spills into on -street and private parking in adjacent properties and neighborhoods causing other neighborhood concerns. The hospital has implemented various measures to mitigate these issues such as incorporating valet and shuttle parking, and providing incentives to employees to park in remote lots. The parking structure will help alleviate current concerns and future planned hospital improvements. We have developed a separate spreadsheet indicating the parking needs for the hospital and current planned improvements to help justify the quantity of parking in the structure (see attachment). The parking structure will be used by employees and staff. Access to the structure will be gated and accessible by employee/staff/physician card access. Page 6 Number: 12 Stantec Created:1/17/2007 [1/17/07] There is a storm sewer in Lemay and inlets on the NW and SW corners of Garfield and Lemay. The inlets may provide for a deeper outfall for the proposed detention pond. The curb and gutter could be used as an outfall, but that would require a shallow pond. Response: This will no longer be required. Number: 13 Stantec Created: 1/17/2007 [1 /17/07] A separate collection device is needed in the parking structure to collect wash water when the facility is cleaned. The water then can be removed with a Vacuum Truck or possibly released into the sanitary sewer. If released into the sanitary sewer there needs to be a valve or control to prevent normal rain water from entering the sanitary sewer. Response: a separate collection system is being provided for the wash water. Roof storm drainage will be a free outfall with a separate system for the wash water. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 16 Stantec Created:1/18/2007 [1/18/07] Existing mains: 12-inch water in Lemay; 6-inch water in Garfield; 6-inch water and 8-inch sewer in Robertson (W of site) Response: comment noted Number: 17 Stantec Created: 1/18/2007 [1/18/07] There is an existing irrigation service that extends onto the site from Lemay. This service must be used or abandoned at the main. Response: This will be relocated and reused. Number: 18 Stantec Created:1/18/2007 [1 /18/07] For the future MOB, there is no sewer in Lemay or in Garfield adjacent to the site. There is, however, an 8-inch sewer in the intersection of Garfield and Robertson and an 8- inch sewer in an easement at south side of the site (may be in the backyards of 1101 and1105 Robertson). Response: Sewer will be tied into the west. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 14 Created: 1 /18/2007 [1/18/07] Since the building is larger than 50,000 sq. ft., the project is subject to P&Z Board review. Response: Noted Number: 15 Created: 1 /18/2007 [1/18/07] Proposed signage in the middle of the pedestrian bridge over the street is not allowed per Section 24.1 of the Municipal Code. Response: Noted Comments from Current Planning: Davis 1. Since the building exceeds 40 feet in height, a shadow analysis is required. Please address the criteria in Section 3.5.1(G) of the Land Use Code. Also, please be aware that the maximum height in the Employment zone is four stories. Response: A shadow analysis is part of the submittal for review. Page 5 Number: 6 Davis Created: 1/17/2007 [1/17/07] STAIRWELL ACCESS: Constructing stairwells at each corner of the building would enhance fire hose access to the upper floors. Response: After review with PFA, it was determined that standpipes would be better located within the structure to provide adequate coverage. Adequate access will be provided around the standpipe, meaning not in front of parked cars. The standpipe is also required to be locked. Stairwells will be located per code based on existing requirements. Locations of the stairwell was reviewed and determined to be in accessible locations. Number:7 Davis Created: 1/17/2007 [1/17/07] PEDESTRIAN BRIDGE FIRE PROTECTION: The doors separating the pedestrian bridges from the adjacent structures are required to be kept in a closed position, to maintain fire separation. However, if the doors are tied into the alarm system, and automatically close in the event of an alarm (with sensor activation), they may remain in the open position. Please contact Carie Dann regarding further fire protection requirements for the pedestrian bridges. Response: A meeting was held with PFA and the City of Fort Collins building department. Fire barriers are required at each end of the bridge from one occupancy to the other. Alarms at the MOB will activate doors to close at both bridges. Another pair of doors at the hospital entry will be tied to the hospital alarm system. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 8 :a :_c Created: 1/17/2007 [1/17/07] The design of this site must conform to the drainage basin design of the Spring Creek Drainage Master Drainage Plan as well the City's Design Criteria and Construction standards. Response: We have met with Storm water and are doing this. Number:9 Stantec Created: 1/17/2007 [1/17/07] The city wide development fee is $3,070/acre ($0.0705/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time the building permit is issued. Therefore it is important to document all existing imperviousness. Response: Comment noted Number:10 Stantec Created: 1/17/2007 [1/17/07] If there is an increase in imperviousness greater than 1000 square feet a drainage and erosion control report and construction plans are required. These must be prepared by a Professional Engineer registered in Colorado. Response: A drainage letter has been prepared. Number:11 Stantec Created: 1/17/2007 [1/17/07] Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. In this case the quantity detention is required only for new imperviousness over the 1000 sq.ft. Existing undetained areas can be detained in exchange for new imperviousness if it is easier to detain existing areas. Water quality treatment is required for the entire site. Response: In discussions with the storm water utility, based on the approved drainage report for the Surgery Addition, no detention will be required. Page 4 attached and in good shape, then you could add on another 4' to bring it up to code. If these walks are in bad shape and you're ripping it out anyway, then we'll want the new walks built to standard with parkways and street trees. If this is not what you're thinking of or proposing, we have a variance process that you can go through but before you put a lot of time into that, send us an exhibit and we can come up with a decision for you. Staff is available to resolve these issues prior to submittal. Response: In review of the existing sidewalks we have developed our PDP plans to incorporate our preferred sidewalk alignments. These differ from the standards, but allow the preservation of several mature trees along the perimeter of the site and coordinate well with the existing walks along adjacent parcels. We plan to request a variance for the sidewalk configurations. Where these sidewalks diverge from the existing right-of-way, we propose to convey pedestrian access easement rather than dedication of additional right-of- way. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Utility Number:1 Caveo Created:1/9/2007 [1/9/07] Existing electric system exists along the east side Robertson. The developer will need to coordinate power requirements and electric development charges with Light & Power Engineering at 221-6700. Light & Power will need a completed Electric Commercial Service (C-1) form, a location coordinated for a pad type transformer, and the name/address of who to invoice for electric utility charges. Response: Noted. Department: PFA Issue Contact: Carie Dann Topic: Fire Number:2 Mechanical Created:1/17/2007 11/17/07] STANDPIPE SYSTEM: A Type I standpipe system is required. The standpipe must be capable of supplying a minimum 100 psi to the top floor of the structure. Afire pump may be necessary to achieve the required pressure. See 97UFC Table 1004-A Response: Noted. Number:3 Stantec Created:1/17/2007 [1/17/07] WATER SUPPLY: Afire hydrant is required to be within 300 feet of the building (and 100 feet of the standpipe FDC) that is capable of supplying a minimum 1,500 g.p.m. at 20 psi residual pressure. Response: We have met with Poudre Fire Authority and have agreed the FH location. The Mechanical will be providing a pump to boost water pressure for the stand pipes. Number:4 Davis Created:1/17/2007 [1/17/07] PEDESTRIAN BRIDGE: Minimum underside clearancefor the pedestrian bridge is 14 feet (curb to curb). Response: The pedestrian bridge will comply with this minimum clearance. Number:5 Davis Created:1/17/2007 [1/17/071 ADDRESS: Address numerals shall be mounted on the building along Lemay Avenue with minimum 6-inch numerals of contrasting color (brown numerals on red brick are not allowed). (Please consider 10-inch numerals, to increase visibility and better suit the size of the structure.) Response: Building address signage will comply with signage requirements. Page 3 [1/18/07] The overpass requires a minimum of 14' of clearance for PFA. We'll also need you to model what the sight distance is approaching the structure and the traffic signal to make sure that northbound cars can see the signal with enough time to stop. Response: The clearance will comply with City of Fort Collins and PFA requirements. A sight distance analysis is included in this submittal that demonstrates sight distance to both traffic signals at Lemay and Doctor's Lane as well as Lemay and Robertson. It appears there is adequate view of both traffic signals. Number: 23 Created: 1 /18/2007 [1/18/07] An airspace encroachment lease will be required for the overpass. We'll work that out in Final Compliance so you don't have to worry about that before hearing. Response: Noted Number:24 Stantec Created:1/18/2007 [1/18/07] A deceleration lane will be required to handle the stack on Lemay but does not have to meet standards. Please work with Eric Bracke on the taper length. Response: We have shown this and spoken with Eric Bracke Number:25 Stantec/BHA Created:1/18/2007 [1/18/07] Some standard comments for every development coming through the system: Response: Comment Noted. Larimer County Road Impact Fees and City Street Oversizing Fees apply. For an estimate of these fees, please contact Matt Baker, 221-6605. Response: Comment Noted. There will be a Transportation Development Review Fee at the time of submittal. The application can be found online at: http://www.fcgov.com/engineering/dev-review.php Response: Comment Noted. Engineering will require Utility Plans, a Development Agreement, Development Construction Permit, and if not platting, all easements and row by separate document. Response: We are doing this with a Plat This development is responsible for repairing and replacing any damaged existing curb, gutter or sidewalk. Response: Comment Noted. All public improvements must be built according to LCUASS. Response: Comment Noted Number:27 BHA Created:1/18/2007 [1/18/07] There would be better traffic distribution with less impact on Lemay Avenue to have a second point of access out to Robertson. This would allow for less stacking both in the deceleration lane (ingress) and inside the structure (egress) and provide another option to Lemay Avenue. Response: We have indicated this second point of access to Robertson in the same general location as the existing parking lot access. Number:28 BHA Created:1/18/2007 [1/18/07] We'll need to look at what's existing along Robertson and Garfield Streets as far as sidewalks are concerned to see what will be required of this project. If existing and Page 2 aSTAFF PROJECT REVIEW City of Port Collins January 19, 2007 ANGIE MILEWSKI BHA DESIGN, INC 1603 OAKRIDGE DRIVE FORT COLLINS, CO 80525 Staff has reviewed your submittal for POUDRE VALLEY PARKING STRUCTURE - PRELIMINARY DESIGN REVIEW, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Susan Joy Topic: General Number:19 Stantec Created:1/18/2007 [1/18/07] Lemay Avenue is considered a constrained arterial with a total row requirement of 102'. This project is responsible for designing and constructing their half from CL. An additional 1 l' of row is required along a 15' Utility Easement - possibly. Please have your engineer verify where the existing utilities are and it may be that they are already in the street. If so, then the additional utility easement may not be necessary. Once the research has been done, please contact me so we can determine what we'll need to do from there. Thanks! Response: We have reviewed this and provided extra ROW and utility easements. Number:20 BHA Created:1/18/2007 [1/18/07] Several scenarios were discussed for the sidewalk width and parkway requirements. Basically, if an attached walk is proposed, then additional sidewalk width is required. If adding to an existing sidewalk, a minimum 4' addition is required because we've found that narrower sections don't hold up very well and we're having to remove and replace them fairly soon. Please keep in mind that Current Planning and Transportation Planning are recommending detached sidewalks, not attached. Staff is available to discuss options prior to submittal. Response: In review of the existing sidewalks we have developed our PDP plans to incorporate our preferred sidewalk alignments. These differ from the standards, but allow the preservation of several mature trees along the perimeter of the site and coordinate well with the existing walks along adjacent parcels. We plan to request a variance for these sidewalk configurations. Where these sidewalks diverge from the existing right-of-way, we propose to convey pedestrian access easement rather than dedication of additional right-of- way. Number:21 Stantec Created:1/18/2007 [1/18/07] A utility coordination may be required. Once your engineer has a chance to put together an overall utility sheet, we can take a look at it then and see if we'll need to schedule one. Those are held every Wednesday afternoon and I can get one scheduled easily if you can call me by the Friday before. Response: There are minimal utilities for the site. We have spoken with the City of Fort Collins about the water and sewer. We will have another utilility coordination meeting at final design. Number:22 Davis Created: 1 /18/2007 Page 1