HomeMy WebLinkAboutPVH HARMONY CAMPUS (PHASE 1) - PDP - 32-98A - CORRESPONDENCE - (5)e) All CDOT issues must be resolved prior to the Planning and Zoning
Board hearing, including the approval/denial of the right-in/right-out off
of Harmony Road.
f) Harmony Road will need to be designed in accordance with the new
CDOT code that has recently been adopted.
g) Additional comments and redlines are attached.
13. Comments from the Stormwater Utility are attached.
14. Comments from Water/Wastewater Utility are attached.
This completes the review comments at this time. Additional comments may be
forthcoming as the various departments and reviewing agencies continue to
review this request.
Please provide a written response to each of the above stated comments with
the submittal of plan revisions. Please contact me at 221-6750 if you have any
questions or concerns that are related to the comments. If you would like to
schedule a meeting, please call me as soon as possible.
Revisions may be submitted at any time
include the enclosed redlined plans.
revisions required.
Best Regards,
Leanne A. Harter, AICP
Project Planner
With the submittal of revisions, please
Please contact me for the number of
xc: Greg Byrne, CPES Director
Bob Blanchard, Current Planning Director
Tim Blandford
Stormwater Utility
file/Project Planner
08/31/98 Comment Letter Page 10
9. Comments from Building Inspections are attached.
10. The Advance Planning Department offered the following comments:
a) The campus walkways bear little resemblance to the ODP. It looks like
the organizing framework is breaking down on phase 1. At the detail
level, some specific issues are noted on the attached redlined plan.
b) Timberwood Street bears little resemblance to the ODP or any other
street for that matter. It looks like a driveway entrance to a commercial
complex, rather than a public street.
c) The building elevations are somewhat industrial. Differentiating the
pedestrian (ground) level from the others is a key problem. The
uniformity smothers the intrinsic differences that should mark the
pedestrian level.
d) These issues may need significant work, and possibly may not be
minimal, cosmetic details.
11. Comments from the Transportation Planning Department are attached.
12. The Engineering Department offered the following comments:
a) The study for the centerline along Harmony Road is currently
underway. It must be communicated to the applicant that proceeding
with revisions and additional submittal until such time that the study is
completed may result in a delay of the review process. The delay may
be that the ultimate location of the centerline will result in a significant
shift in the location of the structures and related components on the
site and landscape plans, as well as utility plans.
b) There is a water line easement within the ROW along Timberline Road
that must be shown on all plans.
c) Staff does not support the t-intersection (Timberwood off of
Timberline) as it will not function effectively. This issue will be
discussed by staff at a coordination meeting and additional comments
will be made at a later date.
d) The transportation impact study will need to be modified so that it
includes analyses of Timberwood and Snow Mesa and the anticipated
volumes on these street. The level and timing of improvements will be
directly related to the information presented in the modified TIS.
08/31/98 Comment Letter Page 9
h) Please provide a count of the number of parking spaces in each row
on the site plan.
i) Parking lots should not exceed 200 spaces per lot "section".
j) Please show light poles on the site plan.
k) The building dimensions or envelope dimensions need to be shown on
the site plan.
1) A trash enclosure detail needed.
m) For ease of use, the plat should be on one sheet instead of two. 1 "-
100' scale would accomplish this.
5. The Light and Power Utility offered the following comments:
a) There is a 15' utility easement for electric adjacent and parallel to the
south side of the Harmony Transmission Main. This easement should
be shown on the plat.
b) Street trees will need to be placed a minimum of 40' from planned
streetlights.
6. The Colorado Department of Transportation offered the following
comments:
a) The future centerline Harmony Road ('ultimate") must be resolved.
b) This project must dedicate adequate ROW for future 6-lane section
and auxiliary lanes based on projected ultimate centerline.
c) SH68 design should provide side slopes, ROW, etc., which follow
requirements made for Celestica site.
d) CDOT has not yet committed to RI/RO. If we allow, we must amend
Access Control Plan.
e) The issue of ROW for Timberline must be resolved.
7. The Environmental Planner with the Current Planning Department stated
that "There should be at least one sidewalk paralleling the alignment of the
private road which circles the northern portion of the site."
8. Comments from the Poudre Fire Authority are attached.
08/31/98 Comment Letter Page 8
b) All CDOT issues, including the ultimate SH68 design, will need to be
resolved prior to hearing by the Planning and Zoning Board.
c) Section 3.6.3(F) of the Land Use Code states that "All development plans
shall incorporate and continue all sub -arterial streets stubbed to the
boundary of the development plan by previously approved development
plans or existing development. All development plans shall provide for
future public street connections to adjacent developable parcels by
providing a local street connection spaced at intervals not to exceed six
hundred sixty (660) feet along each development plan boundary that
abuts potentially developable or redevelopable land." The Timberwood
connection will need to be discussed in this context and whether the
timing of that connection is completed with this project development plan.
d) All roadway improvements to Timberline and SH68 will need to be
scheduled in the first phase.
e) Show all improvements to the surrounding roadway network
3. TO of Fort Collins offered the following comments:
a) After reviewing the plans which were sent to TCI of Fort Collins, I do
not see the private utility easement which was granted on 9/29/94,
RCPTN #94081194. 1 would like to see this added to the plat map so
that the impact of landscaping and other factors on the easement. We
will not vacate this easement.
4. The Zoning Department offered the following comments:
a) Show handicapped parking space locations on the site plan.
b) Show patterned crosswalk areas.
c) The building is pretty bland —not a lot of architectural features.
d) Entrances should have some sort of a covered area.
e) A landscape buffer is required on the east side and screening of the
parking east and center.
f) Show retaining wall details (see requirements in Harmony Corridor
standards).
g) The majority of parking is visible along Harmony and Timberline.
Couldn't the building be located closer to Harmony and Timberline and
locate the parking more to the rear of the building?
08/31/98 Comment Letter Page 7
Landscape Plan
a) Please add the standard landscape notes to the plan.
b) Please provide the number of plantings. We need this information to
verify that the proposal complies with the requirements of the minimum
plant species diversity of Section 3.2.1.
c) The word "Document" is spelled incorrectly.
d) Please show the locations of the light poles and bicycle parking on the
landscape plan so that we can review the plan for potential conflict.
e) Trees are required along the north side of the road leading to the
service entrance, as well as along both sides of the public road (Snow
Mesa) entrance off of Harmony.
f) All landscape medians must be landscaped and designed according to
the requirements of the Land Use Code and the Harmony Corridor
Standards and Guidelines.
g) Provide parking lot screening in various locations of the site (see the
attached plan) to comply with the requirements of Section
3.2.1 (E) (4) (b).
h) Label all existing trees and label the plantings.
i) The sidewalk along Timberline must connect to the south along the
entire frontage of the project development plan.
j) In areas, the project does not comply with the full tree stocking
requirements of the Land Use Code. Full tree stocking is required in
all landscape areas within 50' of any building or structure (Section
3.2.1(D)(1)(c).
k) Street trees are required along both sides of the Snow Mesa entrance
off of Harmony, as well as detached sidewalks along the frontage of
the project development plan.
2. The City's Traffic Engineer offered the follow comments:
a) Signal funding for both signalized intersections will need to be determined
with this project development plan, including the escrow of funds if
required. V
08/31/98 Comment Letter Page 6
c) Note that the public roads will be dedicated as public right of way, not as
utility/access easements.
d) The word "document' is spelled incorrectly on Sheet 4.
Elevations
a) The plans lack sufficient detail for a complete review. With revisions,
please include measurements and scale, label all building materials on
the elevations, and provide examples of colors.
b) The elevations are not of the quality expected, and do not comply with the
requirements of the Land Use Code, including, but not limited to, Section
3.5.1 Building and Project Compatibility. Section 3.5.1(B) Architectural
Character states: "New developments in or adjacent to existing
developed areas shall be compatible with the established architectural
character of such areas by using a design that is complementary.
Compatibility shall be achieved through techniques such as the repetition
of roof lines, the use of similar proportions in building mass and outdoor
spaces, similar relationships to the street, similar window and door
patterns, and/or the use of building materials that have color shades and
textures similar to those existing in the immediate area of the proposed
infill development. Brick and stone masonry shall be considered
compatible with wood framing and other materials." The elevations must
include elements from the Harmony School and the history of that corner.
The Harmony Corridor Plan states that "The historical heritage associated
with the original community of Harmony is one of the interesting facts that
make the Harmony Corridor unique. The colorful personalities associated
with that area and their labor which created irrigated farmland, built
charming Victorian houses, established a church, school and cemetery
should not be forgotten."
c) Section 3.5.1(F)(3) requires that "Mirror glass with a reflectivity or opacity
of greater than 60% is prohibited." Do the windows proposed comply with
this standard?
d) Provide details of the porticos, including dimensions, building materials
and location of lighting. All lighting located under these must be recessed.
e) All primary entrances shall be clearly defined and recessed or framed by a
sheltering element according to the requirements of Section 3.5.3(D)(4).
f) Is there any rooftop mechanical equipment? This must be shown on the
elevations and screened according to the requirements of the Land Use
Code.
08/31/98 Comment Letter Page 5
p) Please provide a sidewalk connection through the northwest parking
lot, going from the southwest to the northeast, connecting with the
main spine from the comer of Horsetooth and Timberline.
q) Please add a north arrow to the vicinity map.
r) Please provide sidewalks along both sides of the entrance road (Snow
Mesa) off of Harmony.
s) Please note the height of the poles in General Note #6.
t) Please add notes regarding bicycle parking and enhanced crosswalks.
u) Please indicate upon what ratio the parking is based.
v) The alignment of Timberwood as it comes off of Timberline does not
match the alignment proposed on the Overall Development Plan. In
addition, thereris great concern as to the manner in which a t-
intersection would function at this location while carrying collector -level
traffic volumes. The Project Development Plan must comply with the
proposed alignments demonstrated on the Overall Development Plan,
and all alignments, as they are public roads, must function to the level
so that they comply with City standards.
w) The pedestrian system that is shown on the Overall Development plan
creates a good loop road, however, that same pattern is lacking on the
project development plan. In areas, the sidewalk is located adjacent to
the building and does not create an environment that is campus -like in
its orientation. This pedestrian system must be enhanced if the space
is to function as a campus and must be consistent with that shown on
the ODP.
x) Sidewalks (detached) should be added along the sides of the private
drive to provide additional separation among vehicles, bicycles and
pedestrians according to the requirements of Section 3.2.2(C).
y) Please label all the surrounding land uses on the site plan.
Plat
a) Please revise the signature block so that it is the Director of Planning, not
the Planning and Zoning Board.
b) Please add zone districts and a north arrow to the vicinity map.
08/31/98 Comment Letter Page 4
exceed this number in two places (see attached site plan for specific
locations) and must be "broken down" or reduced in size.
b) Please mark all accessible spaces on the site plan. These must be at
least 12' in width.)
c) Is there any ground -mounted mechanical equipment? Please show
the location on the site and landscape plans, and indicate in what
manner all equipment is proposed to be screened.
d) Please show the light pole locations on the plan.
e) The signature block must be revised to read "Director of Planning"
rather than the Planning and Zoning Board.
f) Show all crosswalks on the site plan and indicate that they are to be
enhanced.
g) Next to the service entrance, detach the sidewalk so it is located at
least 20' from the edge of the service area.
h) The retaining wall exceeds the maximum height of 36" and, thus, will
need to be engineered.
i) Please remove the parking located to the west of the right in/right out
off of Harmony. The addition of landscaping in this area strengthens
the pedestrian loop road encircling the building and provides more
greenspace between the building and the private drive.
j) Please label the square footage of each building.
k) Please provide a detail of the handicapped spaces.
1) Label the entrance road off of Timberline as a public road.
m) The transit stop should be labeled as a transit shelter. Please provide
details of the shelter, including design, size, etc.
n) Add more to the 14 space bike rack pad (at the south -cafe area) to
reduce backing conflicts.
o) There are a couple of locations wherein backing conflicts may occur
given the close proximity of parking spaces to the private drive.
Please examine these and demonstrate how conflicts will be limited or
remove the parking spaces.
08/31/98 Comment Letter Page 3
Context Diagram
a) Please provide a scale and north arrow on the plans.
b) Please show all the connections on the site and a part of the Overall
Development Plan.
c) Please label all surrounding land uses.
d) Show the bicycle and pedestrian connections as well as the existing
and proposed locations of transit stops.
e) The word "boundary" is spelled incorrectly.
Shadow Analysis
a) The copies submitted are very difficult to read. The revisions
submitted must be more clear to allow for a complete review.
b) The word "shadow" is spelled incorrectly.
c) Please include a scale on the plan.
d) The Shadow Analysis doesn't match the site plan. There are areas
wherein the parking areas are different (please see the attached
redlines for the specific areas.)
e) According to the requirements of Section 3.5.1(H)(1)(a)(1), you are
required to demonstrate how the views are affected. This analysis
must examine the views of Long's Peak as impacted from Harmony
Road and the residential buildings to the east of the proposed site.
Please submit visual analyses according to Section
3.5.1(H)(4)(b)(2)(a-c).
Image Analysis
a) The analysis does not match with the elevations. The elevations show
flat roofs and the image analysis shows a pitched/hipped roof. Both
plans must match.
Site Plan
a) Section 3.2.2(E)(6)(a) requires that "Large parking lots shall be divided
into smaller sections by landscape areas. Each section shall contain a
maximum of 200 parking spaces." The northeast and northwest lots
08/31/98 Comment Letter Page 2
Commur 7 Planning and Environmental F 'vices
Current Planning
City of Fort Collins
August 27, 1998
BHA Design
Angie Milewski
4803 Innovation Drive
Fort Collins, Colorado 80525
RE. Comments on the Poudre Valley Health System Harmony Campus
Project Development Plan
Dear Angie:
Staff has reviewed the submittal for the Poudre Valley Health System Harmony
Campus Project Development Plan, #32-98`and would like to offer the following
comments:
1. The Current Planning Department offered the following comments;
Lighting Plan
a) Please submit a photometric plan with the revisions for review and
compliance with the Land Use Code.
b) The lighting plan doesn't appear to include all of the PDP (there is
more land to the east). All plans must be consistent.
c) Please provide additional information on the conduit mount floodlight
fixtures, including the following:
• the light source must be high pressure sodium (no metal
halide);
• justify why these are needed;
• where are they pointed;
• what are their purpose; and
• how are they mounted.
d) Show the lighting on both the site and landscape plans and any
lighting attached to the building on the elevations.
e) The light source must be flush (see cut sheet).
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020