HomeMy WebLinkAboutPVH MEDICAL OFFICE BUILDING & PARKING STRUCTURE - PDP - 14-07 - CORRESPONDENCE - REVISIONS9. Please consider offering a view perspective from the nearest residential
property looking northeast to the south and west elevations of the parking
structure.
BHA: The architects are preparing this perspective as well other views
showing the buildings in relation to the hospital and the surrounding
neighborhood. We plan to have these available for the next neighborhood
meeting tentatively scheduled for July 11. We can also forward these views at
that time to current planning staff for review, but have not included them with
this PDP submittal.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at (970) 221-6750.
Sincerely,
Ted Shepard
Chief Planner
Page 13
BHA: We have indicated 8 spaces, 5% of the surface parking for the MOB as
required by the Land Use Code. As actual tenants are finalized within the
MOB, we may consider adding spaces if needed, but until that time prefer to
show the 8 spaces currently as a minimum requirement of the PDP.
5. Please add a greater variety of plant material to the north edge of the parking
structure.
BHA: noted
6. Along the south property line of the M.O.B., a privacy fence is needed to
screen the parking lot.
BHA: There is an existing 6' height solid wood privacy fence along the south
property line adjacent to the back yards of the residences. We have indicated
this fence to remain. In addition, we are proposing a new solid landscape hedge
along the north edge of the fence to provide the required visual opacity for
headlights if the fence were to be removed by homeowners in the future.
7. Staff remains concerned about the quality of the pedestrian experience along
the public streets at the edge of the parking garage. The architectural
elevations indicate that there will be "custom metal security screen." Please
provide more detail or a sample of this material. We hope that security can
be achieved without sacrificing an active and interesting pedestrian
environment. Walking along a long blank wall is dispiriting and will
discourage pedestrian activity.
BHA: The ground floor building elevations have been revised to incorporate
more visual interest along this edge while still providing the needed security.
8. Regarding the M.O.B., Staff is concerned about introducing the "cement
board panel" on portions of the upper level. This material appears inferior to
the materials used on the balance of the structure. Although the fourth level
is stepped back, it will still be visible. Quality materials should be used
consistently for the full height of the building. (By way of background, both
Pine Street Lofts and the Larimer County Office Building have been criticized
for use of dissimilar and inferior materials on their upper levels.)
The drawings have been changed to simply say "panel board". We believe a
cement board material can be a quality panel board product and will detail it
in such a way that it does not feel inferior to the other materials on the rest of
the building, as well as the rest of the PVH campus. The intent is to provide
full integration of the building and its materials and we believe an appropriate
panel product, whether cement board or something else, will create a strong
material language with the brick and metal as well as blend into the
background to make the 4 story building feel shorter. The final material has
yet to be selected. Another option being reviewed is "Trespa„ or a similar
panel board product with various shape, color and texture finish options. The
product will be chosen to integrate with the other building materials and to
create an aesthetically pleasing, economically viable building.
Page 12
Northern: The trash enclosure has been added to the site and shown on the
drawings. It will be constructed of materials to coordinate with the building. Detailed
elevations will be included with Final Compliance Plans.
Comments from Current Planning:
As we discussed, be sure that exiting vehicles have a clear sight line of
pedestrians on the sidewalk. These walks should swing as far away from the
edge of the parking structure as possible. Landscaping, raised planters, seat
walls and the like should be placed on either side of the exit lanes to keep
pedestrians from hugging the wall and thereby not becoming visible for exiting
vehicles. I will provide draft regulations that will soon be incorporated into the
Land Use Code for projects located in the Transit Oriented Development
Overlay District under separate cover.
BHA: We have realigned the crosswalks to provide directional ramps as
requested by engineering (Comment #15). Between the crosswalk/ramps and
the building, we have stopped the sidewalk and indicated a planting area to
keep pedestrians away from the building edge.
2. Will all 15 handicap parking spaces be located on the ground floor level? Or,
will they be distributed throughout all four levels? Please indicate how these
spaces will be distributed.
BHA: The handicap parking spaces will be distributed evenly throughout all
four levels. We have indicated the ground floor footprint to show the location
of the spaces near the elevator. This will be the same for the remaining three
levels.
3. Please indicate where on the ground floor level the bicycle parking will be
located.
BHA: The parking structure is intended for employee parking only. As we
consider the entire hospital as a campus, we would expect to locate the
employee bike racks in locations that are most convenient to and nearest the
employees' destinations; the hospital staff entrances. The hospital facilities
department works closely with staff requests for bike parking, and feel that
locating racks as close as possible to these entrances is the best approach to
meet their needs. Many bicycle parking spaces currently exist near staff
entrance areas around the hospital, and many of these spaces are covered.
We have provided calculations for the total number of parking spaces on the
campus, and the number of existing bicycle parking spaces (see attachment).
These spaces are/will be located near the hospital entrances (east of Lemay)
and near the Medical Office Building entrance.
4. For the M.O.B., please consider adding more bicycle parking.
Page I t
BHA: Noted. The site lights indicated on the Photometric Plan for the MOB as light
fixture AA1 along the south property line have been revised to specify a forward
throwing house -side shield which limits light behind the pole.
Number: 2 Created: 5/22/2007
[5/22/07] Building distances are shown to curb or sidewalk. Show the distances
from building to property lines also.
BHA: These dimensions have been added to the site plan.
Number: 3 Created: 5/22/2007
[5/22/071 Since the parking structure stalls are all sized for employee parking rather
than general parking, Adequate signage will have to be placed at the entrances and
throughout the structure indicating that parking is for employees only. Indicate this
on plan.
BHA: The parking structure will be gated for entry via employee card access. Signs
will be located on the building at each entrance to the parking structure. The
approximate sign area has been indicated on the building elevations.
Number: 4 Created: 5/22/2007
[5/22/07] A 6' high solid fence is required along the south lot line of the MOB parking
lot.
BHA: There is an existing 6' height solid wood privacy fence along the south
property line adjacent to the back yards of the residences. We have indicated this
fence to remain. In addition, we are proposing a new solid landscape hedge along
the north edge of the fence to provide the required visual opacity for headlights if the
fence were to be removed by homeowners in the future.
Number: 5 Created: 5/22/2007
[5/22/07] 10% of the interior of the MOB parking lot must be landscape islands.
What is the percentage? There is a 10' wide area in the MOB lot with the handicap
spaces on both sides of this area. Is this 10' wide area to be landscaped. The plan
doesn't indicate what the surface of this strip is.
BHA: We have changed this strip to landscape, so now have achieved 10% interior
landscape for this parking lot.
Number: 6 Created: 5/22/2007
[5/22/07] Landscape plan needs a specific landscape legend, not a "representative
plant list", and plan needs to indicate what is being planted.
BHA: We will indicate specific plant labels that coordinate with the plant list with
quantities with Final Compliance Plans.
Number: 7 Created: 5/22/2007
[5/22/07] Is there going to be a trash enclosure for the MOB? If so, show location
on site plan and detail of materials.
Page 10
Number: 49 Created: 6/15/2007
[6/15/071 On the parking garage, explain the uses of the domestic water/sewer
connections.
Stantec: The domestic water service is for irrigation. The small water service is for
hose bibs. The sanitary sewer service is for the sand/oil interceptor which collects
runoff from the parking garage area drains.
Number: 50 Created: 6/15/2007
[6/15/07] At Doctor's Lane, the valve shown on the west side of the 12-inch main is
a valve for the irrigation service. From that location, the irrigation service jogs to the
north and back to the west where it connects to the curb stop/meter pit.
Stantec: Noted. The existing service will be removed at the meter pit and
reconnected to the proposed parking structure.
Number: 51 Created: 6/15/2007
[6/15/07] Add water/sewer service details to the parking structure plans.
Stantec: Water/sewer service details have been added to the plans.
Number: 52 Created: 6/15/2007
[6/15/07] On south side of Garfield, a water line stub is shown at the existing drive.
If not used, this stub must be abandoned at the main.
Northern: A note stating that the stub is to be abandoned at the main has been
added.
Number: 53 Created: 6/15/2007
[6/15/07] City records indicate that the existing water service to 1045 Garfield is a 1-
inch.
Northern: The line size has been changed to 1-inch on the drawings and is shown
to be removed and replaced with a 2-inch service. Final coordination for the service
size will be determined with the FCP submittal.
Number: 54 Created: 6/15/2007
[6/15/07] To the south of the M.O.B., it is indicated that there is an 8-inch stub going
north out of the existing MH. Is this based on field observation? (City records don't
show this stub.)
Northern: The 8-inch size shown is per the original design profiles. A note stating
that the contractor is to field verify has been added.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 1 Created: 5/22/2007
[5/22/071 Parking lot lights along the south side of the surface parking lot for the
MOB should have backside, drop down shields
Page 9
Department: Stormwater-Water-Wastewaterlssue Contact: Wes Lamarque
Topic: Stormwater
Number: 43 Created: 6/14/2007
[6/14/07] City Stormwater staff can not support the variance to quantity detention at
this time. Please look into several detention alternatives as well as any other
reasoning to not providing detention and please schedule a meeting with us to
discuss.
Stantec: Detention will be provided for the additional hard area in a porous
landscape detention trench which will outlet to the existing inlet on the north side of
Garfield.
Number: 44 Created: 6/14/2007
[6/14/07] Please provide a drainage easement for the water quality swale around
the parking structure and for the stormceptor.
Stantec: The porous landscape detention trench has been placed in a drainage
easement.
Number: 45 Created: 6/14/2007
[6/14/07] Please provide documentation on the stormceptor so City staff can
determine the level of water quality mitigation that is being achieved and if it will be
acceptable.
Northern: Stormceptor information has been sent to the City via an email on
06.18.07.
Number: 46 Created: 6/15/2007
[6/15/07] Please see other comments on the redlined plans and report.
NOTED
Department: Stormwater-Water-Wastewaterlssue Contact: Roger Buffington
Topic: WaterMastewater
Number: 47 Created: 6/15/2007
[6/15/07] Use tapping saddles for new fire line/fire hydrant connections to existing
water mains
Northern: A note has been added.
Stantec: A note has been added.
Number: 48 Created: 6/15/2007
[6/15/07] Place meter pits within 2 feet of curb stops (see standard details).
Northern: Noted. The detail has been added.
Stantec: Noted. The detail has been added.
Page 8
Number: 38 Created: 6/13/2007
[6/13/07] The outer boundary needs to exclude Garfield Street. Show how Garfield
was dedicated (can't dedicate what already exists)
Stantec: The outer boundary excludes Garfield Street and has been shown as
dedicated ROW on the plat.
Number: 39 Created: 6/13/2007
[6/13/07] Text over line issues - see redlines for clarification.
Stantec: Text over line issues have been corrected.
Number: 40 Created: 6/13/2007
[6/13/07] Please hatch or hi -light the new ROW dedication area on the Plat.
Stantec: ROW dedication has been hatched on the Plat.
Number: 41 Created: 6/13/2007
[6/13/07] Show the dimension for the utility easement on Lot 1 and label on Lot 2.
Stantec: Utility easement on Lot 1 is an inconsistent width and has been labeled so
on the Plat. Utility easement on Lot 2 has been labeled.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 42 Created: 6/13/2007
[6/13/07] PFA has no comments or concerns at this time.
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: Traffic
Number: 55 Created: 6/15/2007
There's significant northbound left turn increases at Lemay/Garfield, Lemay/Doctors.
Reviewing the Synchro queue depths at these locations leaves me lacking
confidence in Synchro's evaluation of those queue lengths, especially at Garfield.
Please provide an alternative analysis of the possible queues and available stacking
depth at these two locations.
Delich: We have prepared a memo that we believe addresses Ward's concerns. We
will coordinate directly with Ward when he returns from his vacation on 7/9 prior to
comment deadline.
Page 7
BHA: The bus shelter pad is now shown as being reconstructed to be located 5'
behind the flowline of Lemay as per the Transfort standards. In order to avoid the
large existing trees along Lemay, we have moved the shelter slightly south and
provided an attached walk in this section.
Number: 32 Created: 6/13/2007
[6/13/071 NE: Please show the limits of street cut needed to make the storm drain
connection on Lemay and provide the standard street cut note provided on the utility
plan sheet.
Northern: The street cut limits are now shown.
Number: 33 Created: 6/13/2007
[6/13/07] NE: It was my understanding from the conceptual review meeting that an
emergency access easement would be needed in the parking area for PFA access.
Please clarify with PFA and show the E.A.E. as needed. If needed it shall be
dedicated on the Plat prepared by Stantec.
Northern: PFA has confirmed that an emergency access easement is not required
on the site. PFA has stated the easement is not necessary due to the proximity of
public ROW to the building.
Number: 34 Created: 6/13/2007
[6/13/07] NE: Please provide all LCUASS and applicable on -site standard details
with the final plan submittal. See redlines for additional comments related to drafting
and/or labeling.
Northern: Details have been added. A complete set of details will be included with
the FCP submittal.
Number: 35 Created: 6/13/2007
[6/13/07] The Site and Landscape Plans shall reflect all revisions to sidewalks,
ramps, bus pads, easements etc... as requested on the Utility Plan redlines.
BHA: Noted
Number: 36 Created: 6/13/2007
[6/13/07] The Landscape Plan shall clearly indicate all trees to be removed and
protected along Garfield and Lemay and should match the information being shown
on the Demolition Plan prepared by Stantec.
BHA: Noted. We have tried to coordinate this information between the landscape
plan and the demolition plan.
Topic: Technical Services
Number: 37 Created: 6/13/2007
[6/13/07] Please correct a typo in the curve data on the Plat. The title in ownership
statement is incorrect.
Stantec: The curve data and title in ownership statement have been corrected on
the Plat.
Page 6
Number: 26 Created: 6/13/2007
[6/13/07] NE: It appears there are a couple general notes that have been deleted.
Standard general notes should number to 48. Please review and add as needed.
List all variance requests for sidewalks and utility easement widths.
Northern: The notes having been corrected and a variance in reference to the
sidewalks along Garfield and Lemay added. There is not a variance needed for
utility easement widths at this time.
Number: 27 Created: 6/13/2007
[6/13/07] NE: Sidewalk widening improvements are not being shown on Garfield.
The old monolithic curb, gutter and sidewalk along Garfield cannot be saw cut to
reconstruct a wider sidewalk. If the entire walk is to be reconstructed, new standard
vertical curb and gutter must also be reconstructed. Two options are available: Add
and additional 4 feet minimum of new concrete walk to the existing attached walk or
remove the existing curb, gutter and sidewalk and reconstruct with standard vertical
curb and gutter and new attached 6.5 foot attached sidewalk. The sidewalk may
taper and become narrower than 6.5 feet in locations where existing trees are to be
protected. Please clearly indicate these locations on the plan. Please consult with
Angie of BHA Design for further clarification.
Northern: The sidewalk widening improvements along Garfield and Lemay has been
added to the drawings. The existing sidewalk along Garfield is to remain and the
additional walk width is to be added.
Number: 28 Created: 6/13/2007
[6/13/071 NE: Please show ADA access across the access driveway off of Garfield
and call out standard ramps with LCUASS detail.
Northern: The access drive is now being shown to be removed and replaced. ADA
access across the driveway is being added.
Number: 29 Created: 6/13/2007
[6/13/07] NE: Please label all public access, utility and drainage easements (or any
combination of) consistent with the Plat.
Northern: The easements have been labeled.
Number: 30 Created: 6/13/2007
[6/13/07] NE: The sidewalk along Lemay shall be detached where possible and a
minimum of 6 feet in width. The sidewalk may become attached only where existing
trees are to be protected and the attached portion shall be at least 8 feet in width.
Please clearly show this on the plans.
Northern: The sidewalk along Lemay has been coordinated with BHA and is shown
on the drawings.
Number: 31 Created: 6/13/2007
[6/13/07] NE: The bus shelter pad will need to be reconstructed with the new
sidewalk. The dimensions of the pad shall meet the minimum requirements
provided with the redlines and a 6 foot sidewalk shall be located behind the shelter.
Page 5
Number: 20 Created: 6/13/2007
[6/13/07] Stantec: Please label and dimension the limits of ROW on Garfield Ave.
Show and label the limits of street cuts needed for utility connections and add the
standard street cut note provided to the applicable plan sheet.
Stantec: The limits of ROW on Garfield have been labeled and dimensioned on the
horizontal control plan. The street cut limits and note have been added to the utility
plan sheet.
Number: 21 Created: 6/13/2007
[6/13/07] Stantec: Please provide cross sections of the parkway, sidewalk and
street as indicated on the Grading Plan redlines. Perimeter drains may need to be
located with drainage easements. Please consult with the Stormwater Utility staff
reviewer for this project.
Stantec: An additional plan and profile sheet has been added and includes cross
sections in two locations along Lemay. The porous landscape detention trench has
been placed in a drainage easement.
Number: 22 Created: 6/13/2007
[6/13/07] Stantec: If you decide to locate sidewalks within public access easements
rather than dedicating additional ROW, please clearly show and label these
easements on the Plat. Clearly indicate which easements are for public access,
utilities or drainage or any combination thereof.
Stantec: The easements have been clearly shown and labeled in the utility plans
and on the plat.
Number: 23 Created: 6/13/2007
[6/13/07] Stantec: Garfield shall be shown as dedicated ROW on the Plat rather
than a part of the Plated property boundary. See redlines for clarification.
Stantec: Garfield has been shown as dedicated ROW on the plat.
Number: 24 Created: 6/13/2007
[6/13/07] Stantec: A shared access easement is proposed to be re -dedicated for Lot
2 access off of Garfield. Half is being dedicated by this Plat but the off -site half must
be by separate document. Please submit the deed of dedication for this off -site
easement.
Stantec: Comment noted. Easement will be provided at time of FDP.
Number: 25 Created: 6/13/2007
[6/13/07] NE: Please update the month & year under the title with your next
submittal and provide contact info for all owners, developer and consultants on the
cover sheet.
Northern: The date has been updated and contact information updated.
Page 4
Number: 16 Created: 6/13/2007
[6/13/07] Stantec: The right turn lane into the parking structure needs to be shown
with its own separate plan and profile that meets the LCUASS Appendix E design
requirements. Please provide a design plan and profile from the north property line
to the south end of the driveway entrance to the parking structure. The drainage
being shown does not meet LCUASS standards. Drainage from the street shall be
directed to the new curb and gutter rather than being conveyed to a flow line in the
street. Please show a 2 percent cross slope extending all the way to the gutter flow
line. A pan may be needed at the driveway to convey the water south and back to
the existing gutter to the south.
Stantec: An additional plan and profile sheet has been added with the flowline
design profile from the north property line to the match existing point south of the
garage entrance. The grading has been revised to direct drainage to the proposed
flowline along the turn lane.
Number: 17 Created: 6/13/2007
[6/13/071 Stantec: Per the site meeting with BHA, additional concrete walk shall be
placed on the backside of the traffic signal poles on both sides of the intersection
such that pedestrians can walk behind the poles. See redlines for clarification or
consult with Angie from BHA Design.
Stantec: Additional concrete sidewalk has been placed on the back side of the
traffic signal poles.
Number: 18 Created: 6/13/2007
[6/13/07] Stantec: Where the sidewalk needs to attach to the street on Lemay, the
min. width shall be 8 feet. Detached portions shall be a min. of 6 feet.
Stantec: The proposed attached sidewalk width has been increased to 8' along
Lemay at the north property line on the site.
Number: 19 Created: 6/13/2007
[6/13/07] Stantec: The old monolithic curb, gutter and sidewalk along Garfield
cannot be saw cut to reconstruct a wider sidewalk. If the entire walk is to be
reconstructed, new standard vertical curb and gutter must also be reconstructed.
Two options are available: Add an additional 4 feet minimum of new concrete walk to
the existing attached walk or remove the existing curb, gutter and sidewalk and
reconstruct with standard vertical curb and gutter and new 6.5 foot attached
sidewalk. The sidewalk may taper and become narrower than 6.5 feet in locations
where existing trees are to be protected. Please clearly indicate these locations on
the plan.
Stantec: The proposed walk along Garfield will be a 4' addition to the existing
attached sidewalk with a taper to avoid one tree that is to be protected in place.
Page 3
Number: 11 Created: 6/13/2007
[6/13/07] Stantec: The demolition plan needs to accurately reflect which trees along
Lemay will be protected and/or removed. Please consult with Angie at BHA Design
regarding a recent site visit with the City to determine sidewalk locations and
conflicts with existing trees to be saved.
Stantec: The demo plan has been updated to show the existing trees to remain
along Lemay and Garfield.
Number: 12 Created: 6/13/2007
[6/13/07] Stantec: An additional ramp and detached sidewalk should be provided on
Robertson just north of the entrance into the parking structure. Show how this will
tie into the existing walk on Robertson to the north.
Stantec: A pedestrian ramp and connection to the existing walk has been added just
north of the entrance from Robertson.
Number: 13 Created: 6/13/2007
[6/13/07] Stantec: The easements shown on the Plat and Utility Plans need better
clarification. The labels are inconsistent and don't match. Please review all of the
proposed easements and identify if they are for utilities, public access or drainage or
a combination of the three. Make sure that easement widths and labeling are
consistent on all of the drawings and that they match the Plat.
Stantec: The easements have been revised and updated on the Utility plans and
Plat.
Number: 14 Created: 6/13/2007
[6/13/07] Stantec: Please clearly show and label the proposed ROW limits
consistent with the legend. The City recommends that new ROW be dedicated to
cover all of the new proposed sidewalks rather than dedicating public access
easements. Governmental immunity to lawsuits does not apply to sidewalks within
public access easements and the property owner may be at risk to any lawsuits
related to the sidewalk area. The sidewalk may be located in a public access
easement but the plans show that small portions of the sidewalk extend outside of
the easement. All curb ramps, cross -walks, utility poles, traffic signal poles and bus
shelters need to be within dedicated ROW.
Stantec: The ROW has been updated to be consistent with the legend. The
proposed sidewalk will remain in a pedestrian access easement and the owner has
been made aware of the liability issue. The easement has been revised to include
the entire walk along Lemay. The proposed ROW has been revised to include all
pedestrian ramps, crosswalks, traffic signal poles and bus shelters.
Number: 15 Created: 6/13/2007
[6/13/07] Stantec: Please provide standard directional ramps at the Doctors Lane
intersection. Call out with standard LCUASS detail.
Stantec: Standard directional ramps have been provided at the Doctors Lane
intersection and refer to the standard LCUASS detail.
Page 2
4a STAFF PROJECT REVIEW
City of Fort Collins
ANGELA MILEWSKI Date: 06/19/2007
BHA DESIGN, INC.
1603 OAKRIDGE DRIVE
FORT COLLINS, CO 80525
Staff has reviewed your submittal for PVH MEDICAL OFFICE BUILDING AND
PARKING STRUCTURE PDP - TYPE II, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number: 8 Created: 6/13/2007
[6/13/07] Because we have two separate designs from different engineering firms
for the MOB and the parking structure, all under one PDP submittal, we would like all
of the plans combined into one single Utility Plan set under a master cover sheet.
The titles on all of the plans shall match the title on the Plat. Sub -titles may be used
for each separate design if needed. This will ensure that all of the plans are filed
correctly in the same location at the City.
Northern: A master cover sheet has been created, the utility drawings combined
and the titles updated.
Number: 9 Created: 6/13/2007
[6/13/07] Note — all structural construction drawings for the proposed pedestrian
bridges shall also be included with the Utility Plan set and part of this approval.
Please submit bridge drawings as soon as possible for review and include a sight
distance profile from Elizabeth to Robertson to verify that the bridge over Lemay will
not obstruct the view of the traffic signals. Some additional bridge construction
requirements have been provided on the red -lines.
BHA: We have included schematic design plans for the bridge connection indicating
materials and key dimensions within the public right-of-way. With your comments we
will continue to refine the design and provide more detailed information with the
intent of providing full structural design drawings for your review with our Final
Compliance Plan submittal.
Number: 10 Created: 6/13/2007
[6/13/07] Stantec: Please update the month & year under the title with your next
submittal and provide contact info for all owners, developer and consultants on the
cover sheet.
Stantec: The month and year has been updated on our individual cover sheet. The
contact info for all owners, developer, and consultants has been provided on the
master cover sheet.
Page 1