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Home My WebLink AboutICE ENERGY CORP HEADQUARTERS - APU - 20-10 - CORRESPONDENCE - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOODENODIZALAMOIN INIEETIW 00 .6 drC,1< M AtAJ 09-.of �Dlacya"tu" 01C 14f, C--, teo this czcctlag? irrcc, r. d d r c:� 7- Add:!zs Yes I No yesl Na 72�7 AO ! ! I I I ae-I e-ve-r If Z SR;Y2—n—alqL- W 20�425-1 I I,,/ I I I ( I I ! I ! � I I i I I. 1 III 1 III Ali SCAT, 0 • • A. No, we run one shift — 8:00 a.m. to 5:00 p.m. As noted, however, many of our employees will work extra hours. 20. What is your timeline? A. We hope to complete our review process and building renovation by April of 2011 and move in by June of 2011. 21. Where do most of your employees live? A. Most of our employees live in Fort Collins. 22. What about hydrology impacts? A. We will be removing impervious surface and adding landscaping so the impacts on stormwater will improve. Also, since Toys R Us was approved prior to the current requirements for stormwater quality treatment, we will be installing water quality features to mitigate the surface runoff. For example, roof drainage would be captured and conveyed to the water quality areas which would be an improvement over the existing condition. • 23. What about traffic? Will there be a conflict with J.C. Penneys? 0 A. We will open at 8:00 a.m. and Penney's opens at 9:00 a.m. so there should be no conflict in the morning. And, there should be no conflict at night or on weekends due to different hours of operation. 24. Will the City's Traffic Engineers evaluate this request? A. Response from City: Yes. 25. Will any of the prototype units be sold? A. We don't intend to sell the prototype units. Sales operations are conducted at the two factories. 5 • 0 • 13. What are the noise limits? A. Response from City: Noise is measured at the receiving property line and based on the zoning at the receiving property line. Noise is not measured at the source. For a residentially -zoned receiving property line, from 7 a.m. to 8 p.m., the maximum level is 55 decibels. From 8 p.m. to 7 a.m., the maximum level drops to 50 decibels. Noise is enforced by the City's Code Compliance Division which uses precisely calibrated noise meters. 14. 1 do not want a transfer of this Addition of a Permitted Use to a more intense manufacturing operation. I do not want mass production in this building. I do not want the total range of activity described by the definition of Light Industrial to be allowed. A. We understand your concern. This is why there is the Addition of a Permitted Use process which is more targeted than a blanket rezoning to Industrial zoning. Any such proposal that involves mass production would have to go back through the same process that we are going through. • 15. Is there bus service to the site? A. Yes, Transfort runs down both South College Avenue and J.F.K. Parkway. 16. Will you provide bike racks? A. Yes, we will provide bike racks in excess of the standard. 17. Will you be installing solar panels? A. No, we believe that we can achieve energy conservation goals by creating a tight building envelope. The existing skylights provide for day -lighting. We plan on installing a white -colored roofing material to reflect heat. We are also confident that by using our cooling equipment, we will be saving energy as well. 18. Will there be a security system? A. Yes, we will install security cameras as well as other measures. 19. Do you run three shifts? 0 4 0 • as we re -do the parking lot, some landscape islands will be removed, but at the same time, some new islands will be created. Perimeter trees will remain. 8. Where do you mass produce your product? A. We mass produce in California and New York in order to be closer to our markets. 9. What is the definition of Light Industrial? A. The Land Use Code provides the following definition: Light industrial shall mean uses engaged in the manufacture, predominantly from previously prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales or distribution of such products. Further, light industrial shall mean uses such as the manufacture of electronic instruments, preparation of food products, pharmaceutical manufacturing, research and scientific laboratories or the like. Light industrial shall not include uses such as mining and extracting industries, petrochemical industries, rubber refining, primary metal or related industries. • 10. Would this process then allow all of these uses? A. No, the process would allow only that which we are requesting which is research and development, and fabrication and assembly of our equipment. For example, a micro -brewery is considered light industrial but would not be allowed under our request. 11. Once granted, is an Addition of a Permitted Use transferable? A. Yes, but only if the new entity is deemed by the Planning and Zoning Department to be comparable to our use. If not so found, even if it meets the definition of Light Industrial, the new use would not be permitted unless a request is brought back through the review process. Using the micro -brewery example, such use would be of a different character than the Ice Energy Addition of a Permitted Use would not carry over. 12. What about noise? A. We anticipate that there would be no noise associated with our activity. We are a conducting research, building pilot products, testing their efficiency and then starting the process over again. This is continuous 110 improvement typical of a start-up company. 3 to fabrication and assembly of prototype products which are then tested, analyzed and then modified through the normal course of research and development. It is this research and development lab and the fabrication activities that have been classified as being light industrial and, therefore, can only be allowed per the Addition of a Permitted Use process. 2. What is unique about your product? A. Our product is designed to increase the efficiency of air conditioning equipment by storing energy at night in the form of ice so it can be drawn down during the heat of the day thereby relying less on the compressor. Since compressors are heavy users of electricity, and use daytime peak electrical power, our product results in more efficient equipment and thus energy savings. Our products have a wide variety of applications in the electrical energy conservation field. 3. What about hazardous material? A. There will be small amounts of refrigerant and products associated with welding such as acetylene. Also, copper pipe and fittings are soldered. • 4. How will the employees be divided up among the various activities? A. We hope to grow the company to have about 45 employees in the office and about 25 in the lab for roughly 70 employees. 5. What about truck traffic? A. The existing loading dock along the east side of the building is sized for two semi -truck trailers and will be sufficient. This area is blocked by a 10-foot high screen wall and the general area is landscaped. Deliveries are during the day. Our operation is one shift only, Monday through Friday. But since we are a start-up company, you may see employees working extra hours. Smaller items may be delivered through the front door by U.P.S. or Fed Ex. 6. How will the parking lot change? A. We will be removing about 56 spaces leaving 161 total spaces. 7. What about landscaping changes? A. We will be removing some unattractive junipers on the south side along Bockman Drive to make way for the employee break area. And, 2 • NEIGHBORHOOD MEETING SUMMARY PROJECT: Ice Energy - Addition of a Permitted Use and Minor Amendment to Toys R Us P.U.D. —120 Bockman Drive DATE: September 1, 2010 APPLICANT: Ice Energy c/o Mr. Gino Campana, Bellisimo, Inc., 3702 Manhattan Avenue, Fort Collins, CO 80526 CONSULTANTS: Ian Shuff, Aller Lingle Massey Architects Michael Chalona, Land Images, Inc. CITY PLANNER: Ted Shepard, Chief Planner, City of Fort Collins The meeting began with a description of the proposed project. This is a request to add Light Industrial as a permitted use and a Referral of a Minor Amendment to the Toys R Us P.U.D. located at 120 Bockman Drive. The request consists of converting an existing 45,500 square foot, vacant, retail building into an office • and light industrial facility. As proposed, there would be 19,000 square feet converted to office and 26,500 square feet converted to Light Industrial. A new, 630 square foot entry feature and outdoor plaza would be added to the west facade and the parking lot would be reconfigured to delete parking and add the plaza. An employee break area and subordinate entrance would be added to the south elevation. Windows would be added. The original building was approved as a P.U.D. in 1991. The site is 4.18 acres and zoned C, Commercial. Unless otherwise noted, all responses are from the applicant or consultants. QUESTIONS, CONCERNS, COMMENTS 1. Could you describe the proposed land uses in greater detail? A. Yes, the office component is presently permitted in the Commercial zone and does not need the Addition of a Permitted Use. This will be the corporate headquarters for the company. In addition to offices, there will be large conference rooms and a training center. These functions will be in the western portion of the building. The eastern portion of the building will be the research and development laboratory. This activity includes testing the efficiency of our cooling products. A smaller component of this area will be devoted