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HomeMy WebLinkAboutPOUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS MEDICAL CENTER FOURTH - Filed CS-COMMENT SHEETS - 2011-11-29March 23, 2004 Cameron Gloss City of Fort Collins Planning Department Re: PVHS Harmony Campus MOB II Concept Review Comments MEETING DATE: January 5, 2004 ITEM: Poudre Valley Health Systems Harmony Campus Medical Buildings APPLICANT: BHA Design c/o Angie Milewski 4803 Innovation Drive. Fort Collins, CO 80525 LAND USE DATA: A request to construct a 60,000 sq. ft expansion to the existing ambulatory care facility, and construct a free-standing 22,500 sq. ft. medical office building, at the existing PVH Harmony Campus. Zoning (Jenny Nuckols, 221-6760 jnuckols(aD_fcgov.com): 1. Comment: The land uses within the project are permitted in the HC zoning district as a Type I (Administrative) Review. Response: Comment noted. 2. Comment: Medical offices are permitted a maximum of 4.5 parking spaces per 1,000 sq. ft. of floor area. The City's Land Use Code makes a provision for an "exception" to this limitation. Response: See exception to standards application included with this submittal. Light and Power (Bruce Vogel, 221-6700 bvogel(a-)_fcgov.com): 1. Comment: Relocation of existing transformer will be at the applicant's expense; the transformer must be located within 10 feet of a paved surface. Response: Comment noted. Final location of transformer shall be shown on PDP submittal. 2. Comment: Development Charges will be due as development proceeds within the development. PVH Harmony Medical Offices crt Responses 3 23 04.doc Page 1 of 5 PVHS Harmony Campus Primary Care Plaza March 30, 2004 PDP Review Comments Please provide construction stormwater runoff management report, calculations, and plans per city specifications. Response: These will be provided with the FCP submittal. Department: Traffic Operations Issue Contact: Eric Bracke Topic: traffic Number: 2 Created: 2/12/2004 [2/12/04] The Transportation Impact Study is acceptable. The intersection of Snow Mesa/Harmony will need to be designed as a right-in/right-out. I do have concerns regarding the lack of connections of this time to the surrounding neighborhoods. In particular, Snow Mesa to the south and Timberwood to the east. Previous discussions and submittals indicated that the connections would be made with the next filing (this is the next filing) Discussions with PVH at this time have made them aware of the issues. The lack of connectivity will need to be "pushed up the ladder" and P&Z will need a clear understanding of the factors involved in not making those connections at this time. Response: We will be submitting a traffic study addendum to address this. Additionally, we will need to have a thorough examination of the right-in/right-out design in order to assure that violation of the median will be most difficult. Response: We will be submitting a traffic study addendum to address this. The developer should also consider a small roundabout at the intersections of Snow Mesa/private drive, Snow Mesa/Timberwood, and the southern intersection of Snow Mesa and Timberwood. A roundabout design will help control speeds through the property. Response: The developer may consider this, but is not shown at this time. Department: Transfort Issue Contact: Garold Smith Topic: Plat Number: 12 Created: 2/23/2004 [2/23/04] No Comments Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 35 Created: 2/25/2004 [2/25/04] For the interim Snow Mesa Street design the bike lane striping should remain along the curbside of the roadway as it approaches Harmony. When the Snow Mesa/Harmony intersection is signalized and opened for all turning movements then the bike lane should transition between the right turn lane and the through lane. Response: Acknowledged. Number: 36 Created: 2/25/2004 [2/25/04] Please clarify; will the private drive leading to the existing PVH campus be constructed with this project? Response: Yes. Number: 37 Created: 2/25/2004 [2/25/04] According to the TIS and previous conversations a temporary 8' asphalt path was planned to connect the proposed development to Timberwood to satisfy a portion of the LOS criteria. Please include this path on subsequent submittals. Suggestion; this path could be shared with the temporary fire lane if the lane is paved and a connection to the lane is made from Snow Mesa. Response: Acknowledged. PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 5 of 7 PVHS Harmony Campus Primary Care Plaza March 30, 2004 PDP Review Comments Number: 38 Created: 2/25/2004 [2/25/04] Please label the 8' width and surface material for the sidewalk/trail along Harmony Road on the utility plans. Will these improvements connect to the sidewalk/trail stubbed to the east? Response: Yes, the future sidewalk will connect to the existing 8-foot walk. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number: 29 Created: 2/24/2004 [2/24/04] Call out all fittings, thrust blocks, gate valves, sizes of lines/services, manholes, etc. Response: Acknowledged. Number: 30 Created: 2/24/2004 [2/24/04] Provide all appropriate standard detail on the next submittal. Response: Acknowledged. Number: 31 Created: 2/24/2004 [2/24/04] Clearly define the abandonment procedure for the existing 12-inch water main. Response: Acknowledged. Number: 32 Created: 2/24/2004 [2/24/04] Provide profiles for all 12-inch and larger water lines as well as sanitary sewer lines. See site, landscape and utility plans for other comments. Response: Acknowledged. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 3 Created: 2/12/2004 [2/12/04] What kind of walkway is planned from the HC ramp to the main entrance? -please note on site plan. Response: Acknowledged and shown on the drawings. Number: 4 Created: 2/12/2004 [2/12/04] Show and label bike rack near main entrance to building. Response: Acknowledged and shown on the drawings. Number: 5 Created: 2/12/2004 [2/12/04] Show and label building dimensions and envelope on site plan. Response: Acknowledged and shown on the drawings. Number: 6 Created: 2/12/2004 [2/12/04] Note stall dimensions for handicap stalls - note - at least one of the stall needs to be van accessible and signed as such on site. Response: Acknowledged and shown on the drawings. Number: 7 Created: 2/12/2004 [2/12/04] Note building height on elevations. Response: Acknowledged and shown on the drawings. Number: 8 Created: 2/12/2004 PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 6 of 7 PVHS Harmony Campus Primary Care Plaza March 30, 2004 PDP Review Comments [2/12/04] Need to label plants and counts on landscape plan. Response: The plant list on the PDP planting plan is representative, a more detailed plan will be created at the FCP level. Number: 9 Created: 2/13/2004 [2/13/04] As the plants are not labeled, I can't tell if you have trees around the building, but it appears that the plan does not meet full tree -stocking requirements. Response: Acknowledged. We believe that we have satisfactorily responded to all comments. Please contact me if you have any additional comments or concerns at (970) 495-6353. Sincerely Robert J. ooney Project Ar hitect Xc: Angie Milewski, BHA Design Jim Allen -Morley, Sear -Brown Engineering Dean Barber, McWhinney Enterprises Matt Delich PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 7 of 7 City of Fort Collins Project Comments Sheet Selected Departments "V Department: Engineering Date: Project: April 20, 2004 PVH HEALTH SYSTEMS, HARMONY CAMPUS, 4TH FILING, MEDICAL OFFICE BUILDING II PDP - TYPE I All comments must be received by Cameron Gloss in Current Planning, no later than the staff review meeting: April 21,2004 Note - Please identify your redlines for future reference Issue Contact: Dave Stringer Topic: General Number: 15 Created: 4/20/2004 [4/20/04] No comments on this PDP submittal. Will have comments on Final Compliance Plan. Engineering okay for hearing Dave Stringer Signature April 20, 2004 Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other Utility Redline Utility Landscape Page 1 Project Comments Sheet City of Fort Collins Selected Departments GMV Department: Stormwater Utility Date: April 21, 2004 Project: PVH HEALTH SYSTEMS, HARMONY CAMPUS, 4TH FILING, MEDICAL OFFICE BUILDING II PDP - TYPE I All comments must be received by Cameron Gloss in Current Planning, no later than the staff review meeting: April 21, 2004 Note - Please identify your redlines for future reference Issue Contact: Wes Lamarque Topic: Drainage Number: 28 Created: 4/21 /2004 Please discuss in the text of the report how water quality mitigation will be achieved. This should be included in the report before the hearing. Number: 29 Created: 4/21 /2004 Please provide a preliminary site specific grading plan for the proposed site. This should be included in the utility plan set before the hearing. Number: 30 Created: 4/21 /2004 At final plan review, all the coordination efforts between the various filings for the construction of the drainage improvements needs to be documented with this drainage report. Topic: Erosion/Sediment Control Number: 31 Created: 4/21 /2004 1. Plan will be reviewed when a complete sediment/erosion control plan is submitted per City of Fort Collins specifications. ')Ub Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat ✓ Site t/ Drainage Report Other Utility Redline Utility Landscape Page 1 `� ire JK•� Fort Collins Denver Colorado Springs P.O. Box 2127 (80522) Eighteenth Street Atrium P.O. Box 1478 2620 E. Prospect Road, Suite 100 1621 18th Street, Suite 250 Colorado Springs, CO Fort Collins, CO 80525 Denver, CO 80202 80901-1478 (970) 493-8747 (303) 296-0383 (719) 633-4713 Archistruction(D (970) 493-5869 FAX (303) 296-0382 FAX (719) 633-9508 FAX April 30, 2004 Cameron Gloss City of Fort Collins Planning Department Re: PVHS Harmony Campus MOB II Concept Review Comments Dear Cameron: We offer the following responses to the PDP Review Comments from City Planning Staff dated 4/23/04. Current Planning (Cameron Gloss, 221-6750 cgloss(a-fcgov.com): 1. Comment: No information was provided regarding the proposed exterior building materials and colors. Please add to the building elevations a summary list of all building materials and the colors of each to ensure compatibility with the existing medical office building. Response: Building materials and colors are now shown on the attached Exterior Elevation Sheet. 2. Comment: Please remove the word "Preliminary" from the plat. Action taken by the Hearings Officer on this application are based on this document being the final version. Response: We have changed the wording to "A Plat of (For Preliminary Purposes)." Engineering (Dave Stringer, 221-6605, dstringer(a)fcgov.com): No comments on this PDP submittal. Will have comments on Final Compliance Plan. Engineering okay for hearing Light and Power (Alan Rutz, 221-6700, arutz(aD-fcgov.com): 1. Comment: Underground electric lines on the Utility Plan and other plans are not shown in their correct location. Please locate and show the correct location of electric lines, vaults and transformers on the Utility Plan. Final comments or approval of the plans cannot be made without this being corrected. Response: These are now shown on the plan per City of Fort Collins drawings. PVH Harmony Medical Offices crt Responses 4 30 04 Page 1 of 6 PVHS Harmony Campus MOB II April 30, 2004 Concept Review Comments 2. Comment: There is an existing electric line under the proposed walkway connecting the two buildings. Please submit details of this part of building and its foundation. Include plan and profile details of the existing electric line and proposed building walkway. System modification charges will apply to any electric system that needs to be relocated. Response: We have provided one preliminary section for the proposed walkway connection showing the approximate depth of footing and approximated depth of electrical lines. We will request a line locate prior to excavation, and perhaps "pot- hole" to verify the depth of the line. If necessary, adjustments will be able to be made to the foundation wall to accommodate a shallow installation. 3. Comment: On the Landscape Plan show the electric vault located on the north side of the proposed building and remove landscaping from around the vault. Response: Acknowledged, see Landscape Plan. 4. Comment: Submit Commercial Service Information Form (C-1) with building load requirements. Response: Attached hereto. 5. Comment: On the Utility Plan show where electric meter and CT cabinet will be located on the building and coordinate the transformer location with Light & Power. Response: Acknowledged, see Utility Plan. Police (Joseph Gerdom, 221-6550, jgerdom(a�fcgov.com) 1. Comment: Lighting levels at south end - drive/loading area - fall below required 1.Ofc. Response: We will consider modification of the lighting to accommodate the lighting levels. 2. Comment: Ornamentals along north side of building may block surveillance of parking lot from building. Response: We acknowledge the concern about parking surveillance, however, we feel that there is enough clearance under the branches and between the trees at pedestrian level to accommodate surveillance. 3. Comment: Private/maintenance doors should have lighting and viewports. Response: Acknowledged. This will be done with the construction documents as those rooms are identified. PVH Harmony Medical Offices crt Responses 4 30 04 Page 2 of 6 PVHS Harmony Campus MOB II April 30, 2004 Concept Review Comments Storm Drainage (Wes Lamarque, 221-6700 wlamargue(aD-fcgov.com): Comment: Please discuss in the text of the report how water quality mitigation will be achieved. This should be included in the report before the hearing. Response: This is now in the drainage report. 2. Comment: Please provide a preliminary site -specific grading plan for the proposed site. This should be included in the utility plan set before the hearing. Response: A larger scale drawing is now provided. 3. Comment: At final plan review, all the coordination efforts between the various filings for the construction of the drainage improvements needs to be documented with this drainage report. Response: Acknowledged and will be included in the final review plan. Erosion/Sediment Control 1. Comment: Plan will be reviewed when a complete sediment/erosion control plan is submitted per City of Fort Collins specifications. Response: Comment is noted. Transportation Planning (David Averill, 221-6608 daverill(a-fcgov.com): 1. Comment: Please provide a walkway connection from the walkway along the north side of the drive aisle to the sidewalk/trail along Harmony Road. It should be designed similar to the walkway connection to the west that connects the sidewalk/trail to the hospital's main entrance. Also the crosswalk across the drive aisle should be designed similar to the crosswalk design to the west (see red lines). Response: Acknowledged, see plans for corrections. 2. Comment: Please consider increasing the widths of the 6 foot attached walkways along the walkway spine through the parking lot to a minimum 7 foot width. Potential users of the walkways accessing the medical building could be people in wheelchairs, in casts, using crutches, etc... and the extra width will increase their mobility since two feet of the walkway will be taken up by cars overhanging into the walkway. This would leave a minimum of a 5 foot clear space enough for two wheel chairs to pass each other. Response: Acknowledged, see plans for corrections. PVH Harmony Medical Offices crt Responses 4 30 04 Page 3 of 6 PVHS Harmony Campus MOB II April 30, 2004 Concept Review Comments 3. Comment: Will the handicap parking stalls along the walkway spine be flush with the walk and landscaping? Or will there be a raised curb with access ramps every 9 feet? Response: There will be ramps at each end of the accessible parking bays and the parking spaces will have curb stops. These ramps have not been designed and detailed, however their location has been indicated on the site plan. 4. Comment: Will the drive aisle that goes in front of the new medical building be extended to the east with future expansion? Response: Yes, with a future phase the access drive will be extended. 5. Comment: To separate pedestrians from motor vehicles in the large parking lot construct a walkway through the landscaped islands to the major walkway spine (see redlines). Response: Acknowledged, see plans for corrections. Water/Wastewater (Roger Buffington, 221-6700 rbuffinc1ton(a)-fcgov.com): 1. Comment: Provide utility easements for all sanitary sewer mains and offsite utility easements for sanitary sewer services which cross adjacent lots. Response: These will be provided with the FCP Plans. 2. Comment: Include all appropriate water and sewer details with the final submittal. Response: These will be provided with the FCP Plans. 3. Comment: Our records indicate that a 4-inch and 6-inch water lines were stubbed out for this building. Clearly define the abandonment of the existing 4-inch water line and installation of the proposed 1 1/2-inch water service. Response: This has been noted in general and will be shown in detail for the final plans. 4. Comment: See site, landscape and utility plans for other comments. Response: All other comments shown on these plans have been corrected. Zoning (Jenny Nuckols, 221-6760 jnuckols(a)fcgov.com): 1. Comment: The dashed areas, denoting existing parking, will there still be some handicap spaces on the west side of the proposed building. It's unclear on the site plan. Response: With this re -submittal only one accessible space is being removed in front of the ACC. The MOB II has 10 accessible spaces which is three more than the code requires. The accessible spaces in front of the ACC are very rarely used. PVH Harmony Medical Offices crt Responses 4 30 04 Page 4 of 6 PVHS Harmony Campus MOB II April 30, 2004 Concept Review Comments 2. Comment: Please remove topo lines from final site plan Response: Acknowledged. The topo lines are now removed. 3. Comment: It doesn't look like the building meets our commercial building standards, there isn't any articulation, no apparent base or top treatments - its needs some pizzazz. Response: We believe that the design intent will be clearer now that notes are on the elevations. There is vertical and horizontal movement for a section of the north and south elevations. There are additional changes in brick colors in the horizontal bands. There are insets of brick panels under the windows. The building is designed along the same detailing as the existing MOB, except that we are changing the location of some of the vertical changes of brick. 4. Comment: Building height needs to be shown on elevations as well as materials, colors etc. Response: Building height is now shown on the Exterior Elevations. 5. Comment: Landscaping needs to be shown on the east end of the parking lot perimeter. Response: The eastern edge of the parking is part of a second phase, which will be an extension of the parking lot. Any landscaping installed would just have to be removed in the next phase; therefore we are not planning on installing any landscaping along the eastern edge of the parking lot. 6. Comment: On the landscape plan, show plat counts and codes on the plan as well as counts on the key Response: Plant call outs and counts will be shown at final design. 7. Comment: Show handicap ramps at HC spaces, crosswalks etc Response: Acknowledged, see plans for indicated items. 8. Comment: Any trash/recyclable enclosures proposed?? Response: This development will be able to share the existing service area behind the existing ACC, therefore no trash enclosure is needed. PVH Harmony Medical Offices crt Responses 4 30 04 Page 5 of 6 PVHS Harmony Campus MOB II March 23, 2004 Concept Review Comments Response: Comment noted. 3. Comment: Public street lighting will need to be provided along Snow Mesa Drive. Please coordinate this design with Light and Power. Response: Comment noted and acknowledged. Poudre Fire Authority (Ron Gonzales, 221-6570): 1. Comment: Fire hydrants must be located within 300 feet of all buildings capable of delivering water flows of 1,500 gal/min at 20 psi. Response: Final location of fire hydrants will be coordinated to provide this minimum. 2. Comment: Address numbers for the buildings must be visible from the street, with a minimum of 6-inch letters on a contrasting background. Response: Final location of lettering will be shown on PDP submittal. 3. Comment: PFA will need to evaluate whether the 2"d point of access is acceptable -such areas are shown on private property on the conceptual site plan (parking aisles/private loop drive). Response: We request that this determination be made quickly, as it affects the cost of the development of the project. Refer to response #4 under Engineering comments. 4. Comment: Buildings may need to be fire sprinklered, based on occupancy, square footage and design. Response: Comment acknowledged. Final determination on fire sprinklering will be verified with both the Fire Authority and the Building Department. Water/Wastewater (Roger Buffington, 221-6700 rbuffington(CDfcgov.com): 1. Comment: There are existing mains in the following locations: 12-inch water main in N private drive, 12-inch sewer in S future street R.O.W., 12-inch water and 8-inch sewer in Timberwood to the E and additional mains included in the PVH Infrastructure plans currently under review. Response: Comment is noted. Water and sanitary sewer service are anticipated to be taken north of the Primary Care Project from the water and sewer in the private road to the north of the building. 2. Comment: Limit the earthwork and berming along the S side of Harmony to minimize the fill placed over the 30-inch water transmission main. Response: The berming will be discussed with water/wastewater during the design process. 3. Comment: Use existing water/sewer stubs or abandon at the main. Response: Comment noted. 4. Comment: The water conservation standards for landscape and irrigation will apply. Response: Comment noted. S. Comment: Development fees and water rights will be due at building permit. PVH Harmony Medical Offices crt Response% 3 23 04.doc Page 2 of 5 PVHS Harmony Campus MOB II April 30, 2004 Concept Review Comments We believe that we have satisfactorily responded to all comments. Please contact me if you have any additional comments or concerns at (970) 495-6353. Sincerely Robert J. M. oney Project Architect Xc: Angie Milewski, BHA Design Jim Allen -Morley, Sear -Brown Engineering Dean Barber, McWhinney Enterprises Matt Delich PVH Harmony Medical Offices crt Responses 4 30 04 Page 6 of 6 Project Comments Sheet Selected Departments City of Fort. CollinsCOPY Department: Engineering Date: May 18, 2004 Project: PVH HEALTH SYSTEMS, HARMONY CAMPUS, 4TH FILING, MEDICAL OFFICE BUILDING II PDP - TYPE I All comments must be received by Cameron Gloss in Current Planning, no later than the staff review meeting: May 19, 2004 Note - Please identify your redlines for future reference Issue Contact: Dave Stringer Topic: General Number: 15 [5/18/04] [4/20/04] No comments on this PDP submittal. Compliance Plan. Engineering okay for hearing Created: 4/20/2004 Will have comments on Final Date .CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS f lat A'— Site / Drainage Report Other_ �y Utility Redline Utility Landscape Page 1 PVHS Harmony Campus MOB II March 23, 2004 Concept Review Comments Response: Comment noted. Engineering (Dave Stringer, 221-6605, dstringerCa)-fcgov.com) I. Comment: Street Oversizing Fees are available for Cambridge Drive is designated as a Collector street. The applicant should contact Matt Baker at (970) 224-6108 to determine the estimated fees. Response: Comment noted. 2. Comment: A State Highway Access permit may be required. Response: Comment noted. The access permit will be applied for with the Infrastructure Package. 3. Comment: Please contact Eric Bracke, City Traffic engineer, at 221-6630 to review the project scope and determine what level of Transportation Analysis, if any, will be needed. Response: Meeting has been held. 4. Comment: A 2"d point of vehicular access will need to be constructed in order to meet emergency access requirements. Response: Two additional points of emergency access are provided. One is east of the Corbett Intersection on Harmony Road. The other will be an all weather road that enters from Timberwood east and goes north to the Primary Care Project Storm Drainage (Wes Lamarque, 221-6700 wlamargue(&-fcgov.com): 1. Comment: This site is in the McClelland/Mail Creek drainage basin where the new development fee is $3,717.00/acre which is it is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. Response: Comment noted. 2. Comment: A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Response: Comment noted. 3. Comment: Onsite detention is required with a 0.2 cfs release rate for the 10 year storm and a 0.5 cfs release rate for the 100 year storm. Extended detention is required for water quality treatment. Response: Comment noted. This will be provided by a phased detention pond in the south detention pond 4. Comment: This site is on the Stormwater Utility inventory map 12Q. Response: Comment noted. Transportation Planning (David Averill, 221-6608 daverillCaD-fcgov.com): 1. Comment: The Transportation Impact Analysis needs to address all modes. Response: Matt Delich will review requirements with you. PVH Harmony Medical Offices crt Response3 3 23 04.doc Page 3 of 5 PVHS Harmony Campus MOB II March 23, 2004 Concept Review Comments Current Planning (Cameron Gloss, 221-6750 cgloss fcgov.com): I. Comment: A neighborhood meeting is not required for a Type I PDP application; however, staff would help facilitate a neighborhood meeting if it is desired by the applicant. If the applicant wishes to go forward with a neighborhood meeting, please contact the Current Planning Department to assist in coordination. Response: Acknowledged. 2. Comment: All of the uses proposed by the applicant as of this time are permitted under a Type I Administrative Review. Response: Acknowledged. 3. Comment: The project will be subject to the design standards in Article 3 and the HC zone district standards of Article 4,of the Land Use Code, and the Harmony Corridor Design Standards. Response: Acknowledged. 4. Comment: In order to exceed the maximum off-street parking permitted, the applicant will not to apply for an "exception to the general office parking standard". Please refer to Section 3.2.2(K)(4), subsections (a) and (b) outlining the procedure and review criteria. Response: See exception to standard application included with this submittal. Natural Resources (Doug Moore, 221-6650, dmoore _fcgov.com): 1. Comment: Please contact City Forester, Tim Buchanan, at 221-6660 to determine whether existing trees can be removed from the site and if tree mitigation will be required. Response: There are no existing trees to be removed. 2. Comment: Staff will review the previously submitted Ecological Characterization Study and pass along any requirements. Response: Please forward these as soon as possible as issues will be a cost to development. 3. Comment: A Fugitive Dust Control Permit will need to be obtained from Larimer County. Response: Acknowledged. A Fugitive Dust Control Permit will be obtained prior to any sitework. 4. Comment: Please use native plants and grasses to the maximum extent possible. Response: Acknowledged. We believe that we have satisfactorily responded to all comments. Please contact me if you have any additional comments or concerns at (970) 495-6353. PVH Harmony Medical Offices crt Response4 3 23 04.doc Page 4 of 5 PVHS Harmony Campus MOB II March 23, 2004 Concept Review Comments Sincerely Robert J. Mooney Project Architect Xc: Angie Milewski, BHA Design Jim Allen -Morley, Sear -Brown Engineering Dean Barber, McWhinney Enterprises Matt Delich PVH Harmony Medical Offices crt Responseg 3 23 04.doc Page 5 of 5 ' I I A /A4 A MAN N--R~ Arch islruction O March 30, 2004 Cameron Gloss City of Fort Collins Planning Department Fort Collins P.O. Box 2127 (80522) 2620 E. Prospect Road, Suite 100 Fort Collins, CO 80525 (970) 493-8747 (970) 493-5869 FAX Re: PVHS Harmony Campus Primary Care Plaza PDP Review Comments Dear Cameron: Denver Eighteenth Street Atrium 1621 18th Street, Suite 250 Denver, CO 80202 (303) 296-0383 (303) 296-0382 FAX Colorado Springs P.O. Box 1478 Colorado Springs, CO 80901-1478 (719) 633-4713 (719) 633-9508 FAX We offer the following responses to the PDP Review Comments from City Planning Staff dated 3/1/04. ISSUES: Department: Current Planning Issue Contact: Cameron Gloss Topic: General Number: 23 Created: 2/24/2004 [2/24/041 Due to the nature of the use, pedestrian access ramps accommodating the needs of physically disabled patrons, and people pushing strollers or wheelchairs, will need to be provided in convenient locations. It does not appear that the primary field of parking east of the building provides direct, safe, and convenient access for these users. Since complete separation of vehicles and pedestrians is not possible with the proposed site plan, special paving, pavement markings, and other hardscape and landscape elements should be used to clearly delineate pedestrian areas. Response: Acknowledged, see new site plan. Number: 24 Created: 2/24/2004 [2/24/04] Staff supports the applicant's request for an exception to the maximum general office park standard, finding that the additional spaces are necessary to serve needs of the development. Response: Acknowledged. Number: 25 Created: 2/24/2004 [2/24/041 The fagade facing Snow Mesa Drive is designed such that the building "turns its back" to the street. There is a relative lack of architectural features, including the fenestration that would project the importance of this side of the building. A primary pedestrian entrance, with a clearly defined entry element should be provided. Response: Due to the nature of the use of this specific type of medical use, locating a primary PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 1 of 7 PVHS Harmony Campus Primary Care Plaza March 30, 2004 PDP Review Comments pedestrian entrance on the "street" side was impractical. Therefore, we have changed the layout to accommodate your concerns by shifting the parking lot to the west, placing the fagade and the primary pedestrian entry to the west. Number: 26 Created: 2/24/2004 [2124/04] A direct pedestrian connection between the building entry(s) and the public sidewalk along Snow Mesa Drive must be provided. Response: Three pedestrian connections are show from the building to snow mesa. Also, see response to number 25 above. Number: 27 Created: 2/24/2004 [2/24/04] Overall, the building has a relative lack of articulation. Door and window openings have very little, if any, projection or inset that would create more interesting shadow and texture. Lintel and sill treatments, and other window details, have not been employed which will provide visual interest. The building reads as "flat". Response: A portion of the reason the building reads as "flat" has to do with the CADD drawings presented. The intention is to have movement of the materials around the windows as requested. Along with shifting the main facade to the west elevation, we have added gable dormers to the north and south elevations (with engaged columns) and increased the depth of the roof overhang. The basic massing items are better shown in some additional drawings we are providing. Number: 28 Created: 2/24/2004 [2/24/04] Building materials should reflect the existing PVH Harmony Campus building and those projected in future phase. Response: The building materials will be dictated by the newly developed Guidelines created by the Developer (McWhinney Enterprises) and the Hospital. The materials are shown on the drawings and include the following: a. Brick base — to match the colors of the existing campus brick b. Stone accents — around the engaged columns at the entries to match the existing buildings. c. EIFS (synthetic stucco) — using the color palettes of the existing building, the guidelines allow some use of this product. (The backside of the existing ACC building also contains this product.) d. Painted steel beams at entryways. e. High profile asphalt/composite shingles — the use of this product is allowed on the "East Campus" only by the Guidelines. Department: Current Planning Issue Contact: Ginger Dodge Topic: Street Names Number: 1 Created: 2/9/2004 [2/9/04] Snow Mesa Drive is acceptable only if an extension of the existing Snow Mesa Drive. Response: The alignment of this portion of the drive is intended to be the extension of the existing Snow Mesa Drive. PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 2 of 7 PVHS Harmony Campus Primary Care Plaza March 30, 2004 PDP Review Comments Department: Engineering Issue Contact: Dave Stringer Topic: General Number: 10 Created: 2/23/2004 [2/23/04] Snow Mesa and Harmony will need to be designed as an interim intersection until such time as the connection of Snow Mesa to Timberwood or the connection with Snow Mesa to the south warrants a signalized intersection. Response: We are aware that the City is in negotiation with the Hospital and the Developer to resolve this issue. Number: 14 Created: 2/23/2004 [2/23/04] Sheet 1/15 Use lighter shading on vicinity map; indicate what typical crossing refers to. Response: Acknowledged and revised to a lighter shading on the drawings. Number: 15 Created: 2/23/2004 [2/23/04] Following comments, refer to final development plans sheets. Use type III barricades at termination of streets (public and private), identify curb and gutter types, provide cross section of emergency access road. What does traffic barrier look like? Need PFA approval, provide cross section of pond embankment, drainage channel along east side, outlet, etc. Response: Comment noted and will be addressed at FCP submittal. Number: 16 Created: 2/23/2004 [2/23/041 Where are the off -site sanitary sewer plans? Need to identify what is being built with this plan versus other plans. Response: There is not off -site sewer. The sewer in the phasing Plan is what needs to be constructed. Number: 17 Created: 2/23/2004 [2/23/04] Engineering okay with setting hearing date. Need approval for hearing from other departments. Response: Acknowledged. Topic: Plat Number: 11 Created: 2/23/2004 [2/23/04] Need to indicate that area out side of building envelope is an emergency access and utility easement, or identify the area that is for emergency use. Response: The emergency access designation will be added at the final plat. Number: 18 Created: 2/23/2004 [2/23/04] Change name of street from Timber Trail to Snow Mesa. Change Timber Trail to Timberwood. Response: The street names have been corrected. Department: Light & Power Issue Contact: Alan Rutz Topic: General Number: 19 Created: 2/23/2004 [2/23/04] Electric line will be extended from existing parking lot along private drive to project site. Response: Acknowledged. Number: 20 Created: 2/23/2004 [2/23/04] The developer is responsible for lighting along private drives. Light and Power will install floodlights for labor and material cost if requested. There is a monthly maintenance and usage fee per floodlight. Response: Acknowledged. PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 3 of 7 PVHS Harmony Campus Primary Care Plaza March 30, 2004 PDP Review Comments Number: 21 Created: 2/23/2004 [2/23/041 Contact Light and Power with load requirements and to coordinate transformer location. Response: Acknowledged. Number: 22 Created: 2/23/2004 [2/23/04] Contact Light and Power for development and construction costs. Response: Acknowledged. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 39 Created: 2/26/2004 [2/26/04] After reviewing development files for the Overall Development Plan and prior filings, 1 have found that an Ecological Characterization Study and a wetland delineation has never been filed for the Poudre Valley Health System Harmony Campus. Through review of these files and natural habitats and features mapping I have determined based on the critical from section 3.4.1(A) of the Land Use Code that the Natural Resources Department does not need to require either study at this time. No further issues on this project that this time. Response: Acknowledged. Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 13 Created: 2/23/2004 (2/23/04] Landscape plan does not reference landscape material list - cannot evaluate. Exit doors should have overhead light and viewport (employee/maintenance access). Response: The plant list on the PDP planting plan is representative, a more detailed plan will be created at the FCP level. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Number: 34 Created: 2/24/2004 [2/24/04] Please show how drainage will go from building and parking lot area to the detention pond in interim. A culvert is needed under Timberwood Drive to take flows from swale along east property line to the proposed detention pond. Please define better on the plans what portion of the detention pond will be built with this first phase. Response: The drainage from the site will drain via swale to the main north -south channel and then by the culvert to the partially built detention pond. We will do the final design of the that portion of the detention pond at FCP submittal. Topic: General Number: 33 [2/24/04] Created: 2/24/2004 Sediment/Erosion Control Plan Comments Poudre Valley Health Systems Harmony Campus 3rd Filing February 13, 2004 Number 1 PVH Harmony Primary Care PDP Responses 3 30 04.doc Page 4 of 7