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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