HomeMy WebLinkAboutPARK SOUTH COMMERCIAL PLAZA, LOTS 3A THRU 3D - PDP - 37-94C - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (5)section of wall. Maybe some sort of trelliage with vines would
work here to satisfy this standard.
I. There are 61 trees proposed on the landscape plan. Section 3.2.1(1))(3)
specifies that no more than 15% of those trees can be any one species. This
would limit any one species to no more than 9. There are 16 Rocky Mountain
Junipers proposed.
m. Please specify on the building floor area chart on the site plan how much of
the mixed -use building square footage is office and how much is residential.
n. Section 4.17(E)(2) of the LUC requires outdoor spaces to be placed next to
activity areas that generate the users (such as street corners, shops,
stores, offices, day care and dwellings. This section goes on to require that
to the maximum extent feasible, the development shall link outdoor spaces
to and make them visible from streets and sidewalks. This section goes on
to clarify that such open spaces must not be merely residual areas left over
after buildings and parking lots are sited. To this end, staff encourages the
inclusion of a pedestrian oriented link between Carmike Theaters and the
mixed -use building. At a minimum, however, there needs to be a pedestrian -
oriented outdoor space at or near the corner of Manhattan and the private
drive. An main entrance on the west or north facade oriented to a small
usable plaza area would satisfy this requirement.
Be sure and return all the redlined items when you resubmit.
If you have any questions about these or any other issues related to this project
please feel free to call be at 221-6206.
Yg4rs truly, A
Tro Jon s
City Pla ner
4
I
k. The "perimeter storage unit back elevation" does not meet the "Mixed -Use,
Commercial, and Institutional Building Standards" in Section 3.5.3 of the
Land Use Code as follows:
• Section 3.5.3(8)(2)(b) & 3.5.3(B)(2)(d)(3) specify that at least
30% of one of the building facades shall be located no more than
15 feet from the right-of-way of Manhattan. Building 5 & 12 do
not comply with this standard.
• Section 3.5.3(C)(1)&(2) requires that horizontal masses shall not
exceed a height:width ratio of 1:3 without substantial variation in
massing that includes a change in height and a projecting or
recessed elements. Both building 1's, and buildings 2, 5, 10, 11, and
12 must comply with this standard on facades that face the
street, the mixed -use building site, or adjacent properties. The
mentioned interpretation will allow the buildings located on the
interior of the site not to be required to satisfy this standard.
Since the height of the buildings are 12'-10", this standard
requires that every 38'-6" along the facades, there be a
substantial change in massing relating to the integral structure
and/or the organization of interior spaces and activities and not
merely for cosmetic effect. We may want to meet to discuss this
in more detail.
• Based on my conversations with you, it is my understanding that
the back side of building 10 is a fagade you may want to deviate
from this variation in massing requirement. To do so you would
need a request for modification to 3.5.3(C). Cameron's
interpretation does not help for the east facade of building 10.
• Section 3.5.3(0)(2)(a) specifies that building bays (a maximum of
30 feet in width) be visually established by architectural features
such as columns, ribs or pilasters, or piers. As discussed with you
on Wednesday 1/24, this could be accomplished by integrating
stucco pilasters at least every 30 feet along the facades.
• Section 3.5.3(D)(2)(a)(1) specifies that no wall that faces
Manhattan shall have a blank uninterrupted length exceeding
thirty feet without including at least two of the following: change
in plane, change in texture or masonry pattern, windows, treillage
with vines, or an equivalent element that subdivides the wall into
human scale proportions. The changes in plane that you propose
along the Manhattan facades if buildings 12 and 5 occur much less
frequently than would help to satisfy this standard. The proposed
facades have one_of the two required elements (a change in
texture), but need a second articulation element for each 30 foot
M
c. Please clearly show on the lighting plan and the site plan the location of the
pole mounted light fixtures and the location of the wall mounted light
fixtures. The fixtures themselves are fine, it's just not very clear where
they are located.
d. Cameron Gloss, the Current Planning Director has indicated.that he will be
interpreting that the "Mixed -Use, Commercial, and Institutional Building
Standards" in Section 3.5.3 of the Land Use Code do not apply to mini -
storage buildings internal to the site that are not visible from the street or
adjacent properties. In order to ensure that all buildings interior to the
site are not viewable from the street or adjacent sites, please clarify the
detailing of the southern perimeter fence and screening, and the screening
associated with the gates and fencing along Manhattan. All buildings that are
adjacent to a street or visible from adjacent properties must however
comply with the standards in 3.5.3.
e. You are proposing a portion of building 12 to have storage units facing
Manhattan. This 60 foot length of building'12 would have to comply with all
standards in 3.6.3, which would be very difficult if not impossible. In
particular, the build -to line requirement, the variation in massing
requirement, the fcgade articulation requirement, and the base and top
treatment requirements.
f. There are two buildings labeled "building 1".
g. Please show the following elevations: (1) the west and north elevation of the
building 1 adjacent to Manhattan, (2) the west and north elevations of
building 2, (3) the west, east, and north elevations of the building 1 adjacent
to the private drive, (4) the east and south elevations of building 11, (5) the
east and south elevations of building 10, (6) the south elevations of buildings
13, 14 and 15, (7) the west and south elevations of building 12, and (8) the
west elevation of building 5.
h. The elevations for the mixed use building do not match the site plan for
that building. The elevations show doors and porticos on all four facades,
yet the site plan does not show'the portico columns or walkways leading to
the doors. The building dimensions on the site plan show a 30'x75' building,
yet the elevations show a 29'x67' building with porticos protruding beyond.
Please clarify.
i. Section 3.5.1(F)(3)(c) of the Land Use Code specifies that windows shall be
individually defined with detail elements such as frames sills and lintels. You
have done a good job at individually defining the windows on the mixed -use
building, but sills and lintels need to be added to the windows.
j. Please specify the colors of all materials on all building elevations. Colors
should match colors already existing in the neighborhood. The masonry color
of the Carmike Theater building may be a good brick color to choose.
2
Commi :y Planning and Environmental rvices
Current Planning
City of Fort Collins
STAFF REVIEW COMMENTS
Michael Chalona
Land Images, Inc.
408 Whedbee
Fort Collins, CO 80524
January 25, 2001
Staff has reviewed your re -submittal Park South Mini -storage, and we offer the
following comments:
COMMENTS:
1. Transportation Planning, Technical Services (formerly Mapping & Drafting),
Engineering, Engineering Pavement, Transfort, Post Office, Light & Power,
Building Inspection, Zoning, New Mercer Ditch, Park Planning, Public
Service, Water Conservation, Natural Resources:
a. Please seethe attached comment sheets and/or red lined items from these
departments.
2. Stormwater, Forestry, Water/Wastewater, Traffic Operations, Poudre Fire
Authority, Police, Advance Planning, Streets, Right -of -Way Planning,
Quest, Street Oversizing, Burlington Northern and Santa Fe Railroad:
a. I have not yet received comments from these departments and agencies. As
soon as I do, I will forward them on to you.
3. 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 April
26, 2001. 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.
b. Zoning comment #1 says to remove the topo lines from the site and
landscape plans. This is a comment for the mylars. During the next round of
review, I would prefer to see the topo lines to assist in our review.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020