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HomeMy WebLinkAboutTROUTMAN OFFICE PARK PUD - PRELIMINARY & FINAL - 21-89G - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommoty Planning and Environmentaervices Current Planning City of Fort Collins A<VfG 11996 '�>�l� Mr. Don Parsons Parsons & Associates, Inc. 432 Link Lane Plaza Fort Collins, CO 80524 Dear Don, Staff has reviewed your submittal for the Troutman Office Park P.U.D., Preliminary and Final (#21-89G) and offers the following comments: SITE PLAN COMMENTS A. Please rearrange the site layout to orient the building toward the public streets and their intersection. The best way to do this would be to design an "L-shaped" building, with the corner of the "L" oriented as the corner of the Troutman/JFK intersection, and put the parking behind the building (please see the enclosed, suggested layout. Please note that this is simply for illustrative purposes and the full scaling has not been completed. That is, this drawing has been included simply to demonstrate an acceptable, conceptual layout. For instance, the building on this suggested layout is bigger than the proposed structure, thus, proper scaling of the building will result in even more room to adjust the pedestrian, landscaping, and parking layouts. see enclosed concept plan). This re -design of the site layout is being required for the following reasons: The Land Development Guidance System' s (LDGS) All Development Criterion A-2.2 (Building Placement and Orientation) asks the following question: "Are buildings and other site plan elements (such as fences and parking facilities) oriented on the lot in a way that is consistent with the established neighborhood character?" Also under A-2.2, "Aesthetic Considerations," developers are advised to "orient buildings and/or facades to the public street when possible. Unattractive elements such as service areas and loading docks should be located out of public view." All the pad sites along Troutman Parkway (in The Market Place) are oriented such that the building is between the public street and its parking (i.e., .parking is not located along the street frontage). Further, there are already loading/service areas between this site and The Market Place; thus, the parking area should be used to buffer the proposed office building from these service/loading operations while 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 FAX (970) 221-6378 - TDD (970) 224-6002 0 0 placement of the building along the intersection acts to screen both the parking and service areas from the public ways (streets and sidewalks). ► Placement of the drives and parking along the Troutman and JFK frontages is not considered to be attractive, as called for by All Development- Criterion A-2.4 (Vehicular Circulation and Parking). ► A layout such as the enclosed concept would provide a safe, efficient, and attractive pedestrian circulation system, thereby satisfying All Development Criterion A-2.6 (Pedestrian Circulation). ► The proposed layout fails to satisfy the adopted "Interim Design Standards and Guidelines for All Commercial Developments." I've enclosed a .copy of this document for your edification, and highlighted those standards that most directly relate to this comment. B. Please provide a direct pedestrian connection from the proposed office building to the sidewalk that runs east/west from within The Market Place shopping center to its south easternmost parking area. C. Walkways along the front end of seventeen foot deep parking stalls must be at least six feet wide in order to accommodate vehicular overhangs without obstructing the -walks. D. It would be to your advantage to show the building envelope as well as the proposed footprint. This is because, without showing the envelope, any slight adjustments to the building siting required during construction would require submittal and approval of an Administrative Change. E. Please label the property line. F. Please provide a scale and north arrow for the vicinity map. G. A ramp is needed to serve the handicapped accessible parking spaces. Given the size of the building proposed, there does not appear to be enough parking provided. Please refer to the City's Parking Lot Development Guidelines to determine an appropriate amount of parking for an office building of*IfVsquare feet. Z7,S O I. Please change the Planning and Zoning Certificate to 1996. (currently shown as 1995). J. Is any site lighting proposed? If so, please show the locations of the fixtures and note that they will be down -directional, sharp. cut-off fixtures of no more than twenty feet in height. Staff would like to suggest that you make use of the free Lighting Design Review service offered by the City's Light and Power Department. This service offers free consultation of site and indoor lighting design with respect to cost and energy efficiency, glare, overflow minimization, and other concerns in as little as two weeks. For more information regarding this service please contact Doug Swartz or Jon McHugh of the Light and Power at 221-6700. K. The site plan needs a "General Notes" section. This section should include the following notes (as applicable), as well as any others that you feel would be pertinent: I. All signs are to comply with the City Sign Code unless a specific variance is granted. ► Building footprint.is shown for illustrative purposes only. Final footprint may vary from that shown, but must be within the designated building envelope. ► The developer shall ensure that the landscape plan is fully coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict with nor preclude installation and maintenance of landscape elements on this plan. ► See final plat and utility plans for design of all easements, lot areas and dimensions, and design of streets and walks. ► Common open space areas and landscaping within the adjacent right -of --way are to be. maintained by the owner of the lot or other appropriate entity that is not the City of Fort Collins. ► All portions of the exterior walls of the first story will be located within 150' of an access roadway in which emergency equipment can be maneuvered or the building will be provided with an approved automatic fire extinguishing system. - OR, simply - The building will be equipped with an approved automatic f re extinguishing system. ► Adequate security lighting for parking areas and walks to be provided; all outdoor lighting will be down -directional, sharp cut-off fixtures set no more than twenty feet above grade. ► Buildings will conform to the minimum Fort Collins, Colorado Energy Code requirements. I. Building height shall not exceed forty (40') feet. ► All trash dumpsters are to be enclosed and gated. Materials and colors of trash enclosures shall be the same as those used on the building. Trash enclosures shall accommodate recycling facilities. ► Materials of building and trash enclosure are to be compatible with those of the main center (The Market Place) buildings. Blue accent color on buildings of The Market Place center to be carried over to site amenities such as light fixtures, bike racks, benches, trash containers, tubular steel, and miscellaneous exposed metal surfaces. Prior to construction, all protected trees shall have orange protection barrier fencing erected which, as a minimum, are supported by V x V or similar sturdy stock, for shielding of protected trees, no closer than six (6) feet from the trunk or one-half ('/2) of the drip line, whichever is greater. Within this protection zone, there shall be no movement of equipment or storage of equipment, materials, debris, fill, or cut unless approved by the City Forester. During the construction stage of development, prevent cleaning of material or equipment, or the storage or disposal of waste materials such as paints, oils, solvents, asphalt, concrete, mortar, or any other material harmful to the life of a tree within the drip line of any protected tree or group of trees. L. Please provide a legal description of the property on the site plan. M. Please show all existing trees, not just their locations. N. Please provide bike racks and show its/their location(s). LANDSCAPE PLAN COMMENTS - - - A. Given the 15' utility easement along the right-of-way boundaries, it does not appear that Landscape Note #5 (on the plans) is being adhered to. B. Please show any and all proposed berming on the Landscape Plan. C. Please check to make sure that all shown landscaping is labeled (i.e., quantity and species). D. As this is a Final PUD, the "Planting Materials Schedule" must indicate the quantity of each species to be planted. Also, turf blends should be elaborated. E. It will be necessary to provide a Water Use Summary for High, Moderate, and Low water use areas. F. Please provide a key/legend explaining all symbols used on the plans. G. Please add the following phrase to the end of the first sentence of note number 3: "...which shall be reviewed and approved by the City's Water Department prior to issuance of a building permit." H. Please revise note 96 as follows: "A free permit must be obtained from the City Forester before any trees or shrubs are planted, pruned, or removed on the public right-of-way." Please add the following notes to the Landscape Plan: ► The developer shall ensure that the landscape plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not preclude installation and maintenance of landscape elements on this plan. All underground utilities shall be located prior to landscape development. ► All adjacent areas impacted by construction shall be restored by reseeding with a native seed blend. ► Prior to construction, all protected trees shall have orange protection barrier fencing erected which, as a minimum, are supported by V x I" or similar sturdy stock, for shielding of protected trees, no closer than six (6) feet from the trunk or one-half ('/2) of the drip line, whichever is greater. Within this protection zone, there shall be no movement of equipment or storage of equipment, materials, debris, fill, or cut unless approved by the City Forester. During the construction stage of development, prevent cleaning of material or equipment, or the storage or disposal of waste materials such as paints, oils, solvents, asphalt, concrete, mortar, or any other material harmful to the life of a tree within the drip line of any protected tree or group of trees. J. When coordinating a transformer location with Light and Power, please remember that it will be. necessary to screen the transformer and not locate it along a public street right-of-way. ELEVATION COMMENTS --- A. Please provide some detail and/or treatment to the windows so as to avoid the "institutional appearance.". B. Please indicate the peak height of the structure. C. As this is a Final PUD, it is necessary to indicate the color scheme proposed for the building. D. Please note, on the elevations sheet, that the "materials of the building and trash enclosure are to be compatible with those of the main center (The Market Place) buildings. Blue accent color,.on buildings of The Market Place center to be carried over to site amenities such as light fixtures, bike racks, benches, trash containers, tubular steel, and miscellaneous exposed metal surfaces." It will not,. however, be necessary to carry the blue accent banding over to the actual building design. This note was stipulated on the Market Place PUD, and as this project is claiming points for being "part of the planned center," it will be necessary to design it accordingly. E. Please title each elevation in terms of the direction it will face (i.e., north, south, east, and West elevations - - - not front,.rear, or side). F. Please make an effort to accentuate the ground level of the structure. That is, multi -story building should have a "bottom" and a "top," rather than a uniform exterior, visually expressing the fact that ground floor functions are different from upper -floor functions, and that the top floor is different because it can be part of the roof with shaped ceilings inside or decks and patios open to the sky. Such differentiation should be provided even in, single use buildings in order to add interest for people walking and add flexibility in future use. This differentiation is a key aspect of relating new buildings to the community context, and should not be neglected by forced uniformity. IV. - - - COMMENTS FROM OTHER REVIEWING DEPARTMENTS --- A. Zoning: 1. Need to provide a bike rack and show its proposed location on the site plan. 2. On the site plan, you need to show the building envelope, dimensions, and setbacks. 3. It is necessary to indicate the location of a ramp serving the handicapped parking spaces. B. Building Inspection: 1. See attached comments. C. Transportation: 1. A signing and striping plan is needed. E. Engineering: 1. See attached comments. F. City Forester- 1. Two tree types/species shown on the landscape plan do very poorly in terms of survival in the Fort Collins, Colorado area: a) White Birch has a 90% mortality rate (four alternatives are suggested, including Ohio Buckeye, Littleleaf Linden, Ginkgo, and/or Ussurian Pear); and b) Bechtel Crabs do poorly as well (four alternatives are suggested, including Princess Kay Plum, Radiant Crab, Spring Snow Crab, and/or Tatarian Maple). G. Light and Power: 1. Contact Light and Power to coordinate a transformer location. (When coordinating a transformer location with Light and Power, please remember that it will be necessary to screen the transformer and not locate it along a public street right-of-way.) H. Poudre Fire Authority (PFA): 1. Fire hydrants are required with a maximum spacing of eight -hundred (800') feet along an approved roadway. Each hydrant must be capable of delivering one -thousand (1000 gpm) gallons of water per minute at. a residual pressure of twenty (20 lbs.) pounds. No building can be greater that four -hundred (400') feet from a fire hydrant as measured from the building to the hydrant along the approved roadway. Hydrants shall be of an approved type, as defined by the Water Department and the Fire Department. In commercial properties, hydrant spacing is reduced to six -hundred (600) feet. No commercial building can be greater than three -hundred (300) feet from afire hydrant. A table found in the 1991 Uniform Fire Code Appendix III-B relates construction and area to required fire flows. 2. No other problem with this project as long as building is fully fire sprinklered as shown. I. Water Conservation: 1. The landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are distinguished by their water requirements and intended maintenance level. Examples of possible categories include, but are not limited to, high water turfgrass, low water turfgrass, low water planting beds, moderate water planting beds, and non -plant areas (paved areas, etc.). (See attached Landscaping and Irrigation standards) J. Stormwater: 1. See attached comments and redlined plans. Please return redlines with revised plans. K. Natural Resources: 1. Any existing trees and/or wetlands which exist on the site must be shown on the site plan. If trees or wetlands exist on the site and are to be disturbed, this also must be noted on the site plan. Contact Rob Wilkinson at 221-6288 for more information. L. U S West: 1. See attached comments. M. Water and Waste Water: 1. See attached comments and redlined plans. Please return redlined with revised plans. ---------------------------------------------------------------------------------------------------------------------- This concludes Staff comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. It is unlikely, given the extent of the foregoing comments, that this project will stay on schedule for the September 23rd P&Z hearing (at least as a combined Preliminary and Final). At any rate, the following deadlines should be noted in order to stay on schedule for the September 23, 1996 Planning and Zoning Board hearing: Plan revisions (folded, not stapled together) are due by noon on Wednesday, September 4, 1996. P.M.T.;s, 10 prints, colored renderings are due noon on Monday, September 16, 1996. ***No revisions or supporting documents will be accepted after revision date (9/4/96).*** NO REVISIONS WILL BE REVIEWED AFTER THE ABOVE DEADLINE. IF REVISIONS ARE NOT RECEIVED BY THIS DATE, THE ITEM WILL EITHER GO TO THE PLANNING AND ZONING BOARD WITH A STAFF RECOMMENDATION BASED ON THE ORIGINALLY SUBMITTED DOCUMENTS OR THE APPLICANT WILL HAVE THE OPTION TO CONTINUE THE ITEM TO THE NEXT MONTH' S BOARD AGENDA. If you should have any questions regarding these comments or if I could be of further assistance to you in any way (such as arranging a meeting), please do not hesitate to contact me at 221-6641. Sincerely, Mitchell Haas Project Planner encl. R