HomeMy WebLinkAboutLEVON'S WAREHOUSE/OFFICE - PDP - 19-96A - CORRESPONDENCE - (4)o. Please label the site plan, landscape plan, and elevations as sheets 1 of--.
3, 2 of 3, and 3 of 3. The plat should remain as sheet 1 of 1.
p. Windows are required and should be defined with detail elements such
as frames, sills and lintels, and placed to visually establish human scale
and proportion [3.5.1(F)(3)(c)].
Be sure and return all your redlined plans when you resubmit.
If you have any questions about these or any other issues related to this
project please feel free to call me at 221-6750.
Yo rs truly,
Vv
Troy Jones
City Planner
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k. Exposed sections of building walls that are in high -use or high -
visibility areas of the building exterior shall have planting beds at
least five feet wide placed directly along at least 50% of such walls
[3.2.1(E)(2)(d)]. The northern fagode of this building is a high -use
exterior wall, therefore this standard is not being satisfied.
I. Industrial uses are limited to a maximum of 0.75 parking spaces per
employee. Office uses are limited to 60 spaces for this building
[3.2.2(K)(2)(a)]. Because of the speculative nature of the building, the
number of spaces you provide will limit minimum number of industrial
employees the building will be allowed to have. For example, if you
build the parking lot with 15 parking spaces now, then any industrial
use in the building must have at least 20 employees (20 employees x
0.75 = 15 spaces). If you build all 33 proposed parking spaces and an
industrial use moves into the building, that use must have at least 44
employees (44 employees x 0.75 = 33 spaces). If an industrial user
moves into the building and has fewer employees than needed to
support the parking, the spaces will have to be removed. Failure to do
so would result in a zoning violation which if enforced could result in a
fine of up to $1000 per day until the violation is fixed.
m. Be specific about which spaces you are building now, and don't mention
spaces you are not building. If you need to build more spaces in the
future, you can do it as a minor amendment. It is required that 6% of
the interior area of the parking lot you are building now consist of
landscaped areas. Each landscaped island within the parking lot shall
include one canopy shade tree [3.2.1(E)(5)]. It appears that the paved
area on the north side of the proposed building will have to have more
landscaping in accordance with comments "g" and "k" above. Be sure
that the new configuration of the paved area satisfies the
requirement for 6% landscaped areas within the parking lot. Specify
on the site or landscape plan the area of the parking lot and the area
of the landscaped areas within the parking lot. Figure 1 on page 12 of
Article 3 in the Land Use Code depicts what to include in the boundary
of the parking lot area.
n. The proposed "open storage area' must be screened from off -site
views in the form of plantings, walls, fences (not chain -link) screen
panels, topographic changes, or a combination of these techniques
[3.2.1(E)(6)] & [3.5.1(J)(2)]. The view of the storage area from the
east is not screened.
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requirement. As shown, the proposed elevations do not
satisfy this requirement.
• If the building contains a commercial use, primary building
entrances shall be clearly defined and recessed or framed
by a sheltering element such as an awning, arcade or portico
[3.5.3(0)(4)]. As shown, this standard is not being satisfied.
• If the building contains a commercial use, all facades shall
have a recognizable "base" and a recognizable "top"
treatment [3.5.3(D)(6)]. The masonry base treatment as
shown is acceptable except that one is not shown for the
southern fagade. The top treatment must be more
substantial than is currently shown.
f. If the building is a warehouse and there is an office that serves the
warehouse use, the building is industrial. If there is a business that is
primarily office uses the building is commercial.
g. "Full tree stocking" is required to be provided in formal or informal
groupings spaced at 30 to 40 foot spacing intervals (for Canopy shade
trees) or at 20 to 30 foot spacing intervals (for evergreens or
ornamental trees) in all landscape areas within 50 feet of the building.
Landscape areas shall also be provided inadequate numbers to allow
full tree stocking to occur along high use or high visibility sides of any
building. Such landscape areas shall extend at least 7 feet from any
building wall and contain at least 55 square feet [3.2.1(D)(1)(c)].
Trees are required along the southern face of the building and
landscape areas including trees are required along the northern face
of the building to satisfy this standard.
h. Canopy shade trees shall be planted in the adjoining street right-of-
way in the center of the parkway strip between the curb and sidewalk
or 3 to 7 feet behind an attached sidewalk at 30 to 40 foot spacing
intervals [3.2.1(0)(2)]. The area south of the existing entry drive off
Hickory Street and the frontage along Hemlock must have these
street trees.
i. No more than 50% of the 16 proposed trees can be of a single species
[3.2.1(D)(3)]. There are 10 Ponderosa Pines proposed, therefore this
standard is not being satisfied.
j. Canopy shade trees must be planted with a minimum 2.0" caliper
[3.2.1(D)(4)]. You propose 3 Ash trees and 3 Honey Locust trees that
do not meet this standard.
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If the building contains a commercial use, it must have a
variation in massing. The building cannot be more than 3
times longer than it is tall without a substantial variation in
massing that includes a change in height and projecting or
recessed elements. Changes in mass shall be related to
entrances, the integral structure and /or the organization of
interior spaces and activities and not merely for cosmetic
effect [3.5.3(C)]. As proposed the building does not satisfy
this standard.
• If the building contains a commercial use, it must have a
minimum wall articulation that depicts building bays a
maximum of 30 feet in width. Bays shall be visually
established by architectural features such as columns, ribs,
or pilasters, piers and fenestration pattern [3.5.3(0)(2)(a)].
As proposed the building does not satisfy this standard.
• If the building contains a commercial use, any wall that
faces a street or connecting walkway cannot have a blank
uninterrupted length exceeding 30 feet without including
two of the foIlowing:.change in plane, change in texture or
masonry pattern, windows, treillage with vines, or and
equivalent element that subdivides the wall into human scale
pro port ions[3.5.3(b)(2)(a)(1)]. As proposed the building does
not satisfy this standard. There are now windows even shown
on the elevations.
• If the building contains a commercial use, all sides of the
building shall include materials and design characteristics
consistent with those on the front. The use of inferior or
lesser quality materials for side or rear facades shall be
prohibited [3.5.3(1))(2)(a)(3)]. As shown the southern fagade
does not have the masonry that is proposed on the other
facades, and therefore is using lesser quality materials for
the rear fagade.
• If the building contains a commercial use, facades that face
a street or connecting pedestrian frontage shall be
subdivided and proportioned using features such as windows,
entrances, arcades, arbors, awnings, treillage with vines,
along no less than 50% of the fagade [3:5.3(D)(3)]. The
north, west, and south facades must all satisfy this
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b. The outdoor lighting plan is not necessary. All the information shown
on this sheet can be depicted on the elevations and site plan.
c. The site plan is shown at 1"=60'. The plan is a bit small and hard to
read at this scale. Please change the scale of the drawing to 1"=30'.
d. You have stated that the building is speculative, so you are not sure
what the exact use will be. If the building is industrial (warehouse),
there are different standards that apply than if the building is
commercial (offices). Please refer to Sections 4.18(13)(2)(c) &
4.18(13)(3)(a) of the Land Use Code for a list of permitted
"Commercial/Retail Uses," and please refer to Sections 4.18(B)(2)(d) &
4.18(13)(3)(b)for a list of permitted "Industrial Uses."
e. In order to build any of the uses listed as a "commercial/retail use"
the building must comply with the building standards contained in
[3.5.3 Mixed -Use, Institutional and Commercial Buildings] of the Land
Use Code including:
• For commercial buildings, at least one main entrance of the
building shall face and open directly onto a connecting
walkway with pedestrian frontage [3.5.3(13)(1)]. A connecting
walkway is defined in Article 5 of the LUC as "(1) any
streeet sidewalk, or (2) any walkway that directly connects a
L
building entrance(s) to the street sidewalk, and connects
other origins and destinations for pedestrians .... without
requiring pedestrians to walk across parking lots or
driveways, around buildings or follow parking lot outlines
which are not aligned to a logical route. _As shown the
building does not satisfy this requirement.
• If the di riding contains a commercial -use, the building -shall
be no more than 15 feet from the right-of-way of an
adjoining street, and no vehicle use areas are allowed
between the building faces and the street [3.5.3(B)(2)]. As
l shown, the site plan does not satisfy this standard. This
would seem to be a challenge for Hickory Street, but may be
possible for Hemlock Street. Hemlock would most likely need
to be the front fagade in this case. Please set up a meeting
between you, Current Planning, and Engineering to coordinate
this comment if you intend to satisfy it by using Hickory
Street. It may require additional improvements to Hickory
that otherwise would not have been required. ��
City of Fort Collins
Comma -v� Planning and Environmental F
Current Planning
STAFF REVIEW COMMENTS
Charles Mesanlian
700 N. College Ave.
Fort Collins, CO 80524
-vices
April 12, 2000
Staff has reviewed your submittal for Levon's Warehouse Condominium, and
we offer the following comments:
COMMENTS:
1. Water and Sewer Utility Department, Stormwater, Engineering,
Mapping/Drafting, Street Oversizing, Transportation Planning:
a. Please see the attached redlines and comment sheets from these
departments.
2. Poudre Fire Authority, Engineering Pavement, Zoning, Building
Inspection:
a. Please see the attached comment sheets from these departments.
3. Natural Resources, Public Service, AT&T Cable, Water Conservation,
Park Planning, Traffic Operations, Light and Power, Transfort:
a. These department have indicated that they have no comments.
4. Current Planning:
a. 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 July
11, 2000. A 30 day extension to this deadline is available. All requests 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.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020