Planning Commission Minutes 2017 08 10

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Planning Commission Meeting Minutes August 10, 2017 Page 10 of 19 Vasbinder says the ordinance requirements specifically say that these two areas have to meet the CDDSG. We have to exceed the IDDSG guidelines for the building. There is a substantial amount of berming (elevation changes) that occur in the two City -owned outlots. We have increased the amount of landscaping in the outlots. Some are in response to the ordinance and some were precipitated by the presentation to OSAB and Parks. The other component is we have, by grading and positioning of the landscaping, acknowledged that there could be a future trail constructed. The City has not built any of the trails at CTC. The Metro District has built them. They do have funds available to build this trail. Boulder County has funds to build the trail along S 1041" Street to Dillon Road. Our opinion is that we have satisfied those criteria. The building is unusual in that it has service areas on three sides. Typically, we see front parked, rear loaded buildings. The FedEx vans require this driveway and we have tried to screen it both by landscaping, berms, and ornamental fence which creates controlled access into the majority of the property. There is a substantial amount of difference in elevation. You can't hide big buildings; you just try to soften them. Brauneis says will the pedestrian doors have canopies to try and break up some of the fagade. Vanbinder points out doors that will have canopies. The major canopies will be at employee entrances and the customer entrance. Brauneis says I am trying to find more examples of how you've broken up the long horizontal expanse on the long edges. I appreciate the form liner creates a totally different feeling on the front. Vasbinder points out that parapets move up and the walls move out. The north and south are the long elevations and we have articulated the roof line and moved the building in and out horizontally. The configuration of the building and the adaptability beyond that are relatively limited by both the design and structure and the materials being utilized. We have had past bad experience with materials applied to a building that are not a component of the structure or a component of the fagade, but added as an ornamental feature. They fail and degrade over time and become a maintenance situation for ourselves as well as the tenants. It degrades the overall quality. We are trying to make the components of the exterior integral to the building and survive for 50 years or more without undue distress. Brauneis asks Staff, given the letter brought into the record from Paul Wood. Can you speak to the concerns of the driveway? Zuccaro says the conservation easement is in the packet, page 55-56 of PDF. Section 2 says Permitted Uses and Practices. Staff looked at the permitted uses and practices and read the letter. There are many permitted uses consistent with the general intent of having open space, compatible areas, recreation areas, and drainage areas, which are all explicitly allowed. Mr. Wood's letter says that of all the things listed as permitted uses, roads are the one thing not explicitly listed. We understand how the easement is configured around the site. Certainly, some of these properties must have driveways through the easement to function. The easement does not have an explicit allowance for roads, and roads don't seem consistent with the general intent of the easement. Staff felt this letter, in high likelihood, meant roads through the west side where there is no other option. We don't want left -in, left -out movement, so some road treatments would need to be done. These are not obstacles that cannot be overcome. Staff is not saying you cannot have a driveway in an easement. We are okay with the east side driveway because it makes sense. Moline says if you look at paragraph 3.11 of the same section of Permitted Uses and Practices, it expressly prohibits the conveyance of right-of-ways or the construction of any new roadways. Would you consider this access a right-of-way or new roadway? Zuccaro says this would be a private driveway. Moline asks Vasbinder, in looking at the west elevation of the facility, can you explain how the east elevation would compare to this west elevation provided. I imagine that the east elevation will be a visible area. Vasbinder says I do not have a perspective rendering looking from northeast to the southwest. Both elevations in this corner are metal panels similar to the other corners. What we don't have