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HomeMy WebLinkAboutHARMONY TECH. PARK 3RD FILING, CUSTOM BLENDING - PDP - 01-08 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWimpractical and undesirable to try and provide a public sidewalk or pathway across the detention area, accessing the service and shipping/receiving areas 4r- of the Custom Blending .site. The connections to the high school site referenced in this comment would be most appropriate in this area via the sidewalks adjacent to the public streets. We look forward to your comments. Please let me know if you have any questions or need additional information. Sincerely, BHA Design, Inc. Angela K. Milewski 33. Please be aware of requirements for stairwell signage and requirements for storing compressed gas and other potentially hazardous materials. 4V_ Response (Alter -Lingle): We have had a series of meetings and ongoing discussions with Poudre Fire Authority and the City of Fort Collins' Building Department concerning identification, classification and mitigation of any potentially hazardous materials. Please refer to the Hazardous Materials Impact Analysis for more detail on this topic, included in this PDP submittal. Stairwell signage shall be incorporated into the final design and construction drawings for the project. 34. Poudre Fire Authority will soon adopt the 2006 International Fire Code. For further information regarding fire protection, please contact Carie Dann, 221- 6570. Response (Allen -Lingle): The discussions and code analysis with PFA and the City referenced above have been based on the 2006 International Building Code and the 2006 International Fire Code. 35. The master developer needs to be aware that the detention pond that will be located between Custom Blending and Rock Creek Drive is considered development that will trigger improvements to the north side of Rock Creek Drive, a collector street. If not already provided, the frontage along Rock Creek Drive must be improved with a parkway, street trees, five-foot wide detached sidewalk and nine -foot wide utility easement. The applicant and consulting team are encouraged to explore options that would upgrade the appearance of the detention pond as viewed from Rock Creek Drive. Keep in mind that the developer is reimbursed for any improvement that is oversized beyond the local street standard. Response (BHA): Sidewalks and landscaping has been indicated on plans. 36. During the planning phases of both Harmony Technology Park and Fossil Ridge High School, all parties agreed that there would be a valuable public and private benefit to connecting the two campuses in some fashion. Toward this end, the north elevation of the high school was enhanced in order to establish a view, or at least some form of relationship to the tech park. (Note that the high school did not turn its back to the tech park.) For Custom Blending, this may require the south elevation of the one-story light manufacturing building to be upgraded. For the master developer, this will require the extension of Technology Parkway to Rock Creek Drive at the appropriate time. Public sidewalks or private walkways may need to be enhanced to emphasize the connection between the campuses. Response (Alter -Lingle): As noted above in item #5, the south facade of the building is being enhanced with additional architectural detailing. Since the Custom Blending site backs up to a regional detention facility, it would be 7 26. There may be a sight distance problem at the east driveway and Precision 40- Drive. Response (Stantec): The sight distance triangles for Precision Drive were checked. A sight distance easement was added to the plat. 27. Also, there may need to be additional setback for the first parking stall south of Precision Drive at the east driveway. This standard is based on the number of average daily trips along Precision Drive as found in Chapter 19 of the Lorimer County Urban Area Street Standards. Response (BHA): The setback has been indicated on pions based on our understanding of this requirement. 28. The applicant is encouraged to participate in the Integrated Design Program offered by the City of Fort Collins Light and Power Utility. Please contact Gary Schroeder at 221-6700. Response (BHA): Noted. 29. Bike racks should be placed near the entrance. Such racks should be permanently anchored to concrete and not interfere with pedestrian walkways. Response (BHA): Bicycle racks have been indicated on plans. 30. The site will be served by the Poudre Fire Authority. If there is greater than 5,000 square feet of uncontained floor area, then both the office building and the light industrial buildings will be required to be equipped with an automatic fire extinguishing system. All structures must be within 300 feet of a fire hydrant. Be sure to check with the Water Utility to make sure there is sufficient flow to serve the system. Response (Aller-Lingle): The building will be provided with an approved automatic fire sprinkler system, including special heads to serve the high bay, rocked storage area of the finished warehouse. 31. Please contact the Poudre Fire Authority regarding the requirement for a second point of access. Response (Stantec): Poudre Fire Authority has reviewed the site plan is satisfied with one access point using the west drive. An access easement will be shown on the plat. 32. Regarding the internal fire access lane, the internal fire lane needs to loop and maintain 25-foot inside and 50-foot outside minimum turning radii. Response (Stantec): No internal fire lone loop is needed. All radii will comply. approved overall Utility Plan and subject to the governing Development Agreement. Final Compliance for Custom Blending may will include an 4W_ Amended Development Agreement and Development Construction Permit. For further information regarding the requirements of the Engineering Department, please contact Marc Virata, 221-6605. Response (BHA): See response #20 above. 22. Precision Drive will be classified as an Industrial Local street. This includes 66 feet of total right-of-way. A cross-section schematic is attached. But, the plat of Harmony Technology Park indicates that Precision Drive is dedicated with 63 feet of right-of-way. This 63-foot right-of-way may be a hybrid that served the purposes of a single unified developer like Hewlett-Packard that envisioned a corporate campus under one ownership. Now that there is a strong likelihood that there will be a variety of end -users, the ultimate cross-section for Precision could be reconsidered. It may be more advantages to the master developer to provide on -street bike lanes on Precision than on -street parking. If so, 63 feet may be adequate. Conversely, if on -street parking is desired, then additional right-of-way may be required to be dedicated. Response (BHA): Based on the land uses and traffic volumes anticipated for Precision Drive, on -street parking is desired. As such, we agree that the Industrial Local street design is appropriate. The additional right-of-way dedication is indicated on the subdivision plat and design plans. 23. Development of this site should not result in the site becoming a disconnected pedestrian island. The public sidewalk along Precision should be extended east to Lady Moon Drive. The obligation for this offsite improvement should be communicated to the master developer. Response (BHA): This walk connection is indicated on the plans. 24. Providing private drive stubs to the east and west is a good idea. Ultimately, this may allow a second point of emergency access for Custom Blending and future development on adjacent parcels. Response (BHA): We met with Poudre Fire Authority to discuss requirements for emergency access. The drive and parking to the south of the building is not required for fire access with the initial building development. The south drive and parking is indicated on the plans as future, expected to be needed when future building expansions occur. These private drive stubs have not been precluded by the current design and could still occur at that time if beneficial to this or adjacent sites. 25. Please be aware that there may be a repay die for the construction of Rock Creek Drive. Response (BHA): Noted. 6i l Response (Stantec):The design of storm drainage will comply with the master drainage plan. 4V_ 16. The city-wide new development fee is $3,070/acre ($0.0705/sq.ft.) for new imperviousness over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Response (BHA): Noted. 17. In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Response (Stantec): Release rates will be established as stated above. 18. A drainage and erosion control report and construction plans are required and are to be prepared by a Professional Engineer registered in Colorado. Response (Stantec): Final plans and drainage study will be by Professional Enaineer in Colorado. 19. The new building will be assessed the City's Street Oversizing Fee and the Larimer County Road Impact Fee. These fees are due at the time of building permit issuance. Also, these fees tend to be increased annually based on the Denver -Boulder consumer price index. In addition, please be aware that the Engineering Department charges a Transportation Development Review Fee based on square footage of the building. Response (BHA): Noted. 20. It is the City's understanding that most development related improvements will be the responsibility of the master developer and not Custom Blending. This includes platting the property and submitting an Infrastructure P.D.P. which will include a Utility Plan. Response (BHA): After discussing further with city staff in December, the Infrastructure PDP will not be developed at this time. We may still elect to prepare one of a later date to correspond with the design of the ultimate Harmony Road improverents currently being considered by the street oversizing department. In order to allow the Custom Blending development review process to proceed, we are instead including its site review with a subdivision plat for the entire southeast corner- of the Harmony Technology Park site. Road design, grading, drainage and utility designs for this entire area are included. 21. The P.D.P. for Custom Blending, therefore will be subordinate to the overall Infrastructure P.D.P. and must comply with the public improvements on the 4 1 1 . Existing mains: 8-inch water and 8-inch sewer are stubbed out of Lady Moon Drive to the west in the Precision Drive R.O.W. Schedule meeting with the City and SFCSD to coordinate plans for extension of the water/sewer mains in Precision. Development fees and water rights will be due at time of building permit. For further information regarding water and sanitary sewer, please contact Roger Buffington at the City of Fort Collins, 221-6700 and Terry Forrill at the District, 226-3104. Response (Stantec): Stantec has reviewed existing utility mapping. The 8" sanitary sewer is proposed to be extended for construction. The 8" water main reducer will be removed in Lodymoon Drive and a 12" main constructed in Precision Drive, 12. The drainage outfall for this site is through an existing pipe system installed in Lady Moon Drive or one in Rock Creek Drive. A public drainage easement will be required from the point of outfall from this site to the point of tie in to the existing storm sewer system in Lady Moon Drive or Rock Creek Drive. Response (Stantec): A Tract is proposed to be dedicated as a drainage and utility easement with the plat for the Harmony Technology Park Third Filing. 13. The site is part of a larger overall development. An overall drainage plan setting overall detention requirements and release rates should be prepared. A phasing plan showing how and when detention facilities will be built should be provided. The approved "Final Drainage and Erosion Control Report" for the "Harmony Technology Park, Second Filing" is the report that needs to be revised. Copies of portions of the report exhibits that include this site were provided at the Conceptual Review meeting. Response (Stantec): The drainage study will include analysis of the overall grading and drainage plan to include the Harmony Technology Park Second Filing with release rates for proposed ponds. Phasing will be provided on the exhibits with the drainage study. 14. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). Extended detention would probably the easiest method to use for water quality treatment since it could be designed and incorporated into the detention pond. Response (Stantec): Pond design will include BMPs and provide for extended detention. 15. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the City's Design Criteria and Construction standards. that all elevations are attractive, rather than placing heavy emphasis on the front elevation and downgrading the aesthetic appeal of side elevations." 4V_ Response (Alter -Lingle): While the street (front) elevation contains the office functions, and inherently should have more design articulation and detailing, the side and rear elevations have been designed to provide visual interest, complement the office area design and meet the standards of the Harmony Corridor Plan. Since the south (rear) elevation is highly visible across the regional detention facility from Rock Creek Drive, this building facade has been enhanced with additional architectural detailing. 6. Generous landscaping should be provided between the guest parking lot and Precision Drive. Response (BHA): Noted. Proposed landscaping has been indicated on the plan. 7. The site will be served electrical power by the City of Fort Collins Utilities. Three phase power is available from Lady Moon and Technology Parkway. A Commercial One ("C-1 ") Form will be required to be completed by a licensed electrical contractor to determine the load and panel size. Response (BHA): A C- I form will be completed after PDP when final building power requirements are known. 8. The size of the transformer will need to be evaluated. The location of a new transformer looks fine as long as it remains within ten feet of hard surface for emergency change -out. The transformer must be screened from view from the public streets by landscaping or by an enclosure that provides the minimum clearance specifications. Response (BHA): A representative transformer has been shown on the plans. Final transformer size will be verified at Final Plan stage when actual building power requirements are known. 9. Normal development fees and site charges will apply. Public street lighting will be installed by Light and Power. Be sure that shade trees are kept at least 40 feet and ornamental trees 15 feet away from street lights. For further information regarding electrical service, please call Alan Rutz, 221-6700. Response (BHA): Noted. Street tree locations will be adjusted once street lights are located to maintain required separations. 10. The site will be served water by the City of Fort Collins and wastewater by the South Fort Collins Sanitation District. Response (Stontec):Stantec has coordinated with both agencies and provided an overall utility plan for review and comment. 2 • 4V_ BHA Design Incorporated 1603 Oakridge Drive Fort Collins, CO 80525 Mr. Ted Shepard Current Planning City of Fort Collins 281 North College Avenue Fort Collins, CO 80521 RE: Custom Blending Dear Ted, January 30, 2008 We are pleased to submit the Project Development Plan and Subdivision Plat documents for your review for the Custom Blending project in Harmony Technology Park. The following are responses to the Conceptual Review comments: The site is presently zoned H-C, Harmony Corridor. The proposed use, food processing, is considered light industrial. And, since the building contains less than 80,000 square feet, it is permitted, subject to Administrative Review. Therefore, no neighborhood meeting is required. Response (BHA): Noted. 2. There is no build -to line requirement for light industrial uses. The proposed 25-foot setback from Precision Drive appears reasonable. Be sure that the northeast corner of the building does not encroach into the nine -foot utility easement. Response (BHA): Noted. Dimensions are indicated on site plan. 3. The site plan complies with Section 4.26(E)(3)(a) by providing a primary entrance that faces and opens directly onto the abutting street sidewalk. Response (BHA): Site arrangement has remained for PDP submittal. 4. Regarding landscaping, the Harmony Corridor Plan states: "At least 35% of the plant material uses in the setback area along local and collector streets within one-half mile of Harmony Road should be selected from the oak palette. The remainder of the plant material should be selected from the following palette (on page 29 of the Harmony Corridor Plan Standards and Guidelines). Response (BHA): Noted. The plant list incorporates these species. 5. Staff recognizes that the office and food processing activities are separate and different functions. Please be aware, however, of the following architectural standard in the Harmony Corridor Plan: "Buildings shall be designed to ensure landscape architecture I planning I urban design voice:970.223.7577 fax: 970.223.1827 www.bh,idesign.com