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HomeMy WebLinkAboutHARMONY TECH. PARK 3RD FILING, CUSTOM BLENDING - CTR - - CORRESPONDENCE -relevant standards and policies, any new fire lane must meet the following general requirements: Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. Have appropriate maintenance agreements that are legally binding and enforceable. Be designated on the plat as an Emergency Access Easement. Maintain the required minimum width of 20 feet throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6 inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable).97U FC901.4.4 HAZARDOUS MATERIALS Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How do you prevent it from being a public threat?) FCLUC3.4.5 Here are conceptual comments for Custom Blending - Carie Dann, 219.5337 WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 SPRINKLER REQUIREMENTS This proposed building shall be equipped with approved, automatic fire -sprinkler systems. FIRE LINE REQUIREMENT Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy KNOX BOX REQUIRED Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4; PFA BUREAU POLICY 88-20 REQUIRED ACCESS Depending on building location, a fire lane may be required. A fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in 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. 7 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. 29. Bike racks should be placed near the entrance. Such racks should be permanently anchored to concrete and not interfere with pedestrian walkways. 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. 31. Please contact the Poudre Fire Authority regarding the requirement for a second point of access. 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. 33. Please be aware of requirements for stairwell signage and requirements for storing compressed gas and other potentially hazardous materials. 34. Poudre Fire Authority will soon adopt the 2006 International Fire Code. For further information regarding fire protection, please contact Carie Dann, 221-6570. 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. 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 6 Blending. This includes platting the property and submitting an Infrastructure P.D.P. which will include a Utility Plan. 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 approved overall Utility Plan and subject to the governing Development Agreement. Final Compliance for Custom Blending may will include an Amended Development Agreement and Development Construction Permit. For further information regarding the requirements of the Engineering Department, please contact Marc Virata, 221-6605. 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. 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. 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. 25. Please be aware that there may be a repay due for the construction of Rock Creek Drive. 26. There may be a sight distance problem at the east driveway and Precision Drive. 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 Larimer County Urban Area Street Standards. 5 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. 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. 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. 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. 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. 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. 18. A drainage and erosion control report and construction plans are required and are to be prepared by a Professional Engineer registered 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. 20. It is the City's understanding that most development related improvements will be the responsibility of the master developer and not Custom 4 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). 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 that all elevations are attractive, rather than placing heavy emphasis on the front elevation and downgrading the aesthetic appeal of side elevations." 6. Generous landscaping should be provided between the guest parking lot and Precision Drive. 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. 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. 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. 10. The site will be served water by the City of Fort Collins and wastewater by the South Fort Collins Sanitation District. 11. 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 Farrill at the District, 226-3104. 3 CONCEPTUAL REVIEW STAFF COMMENTS Citp of Fort Collins ITEM: Custom Blending at Harmony Technology Park MEETING DATE: December 10, 2007 APPLICANT: Custom Blending c/o Mr. Dave Lingle, Aller — Lingle Architects, 712 Whalers Way, Suite 100, Fort Collins, CO 80525. LAND USE DATA: Request to develop approximately three acres of the Harmony Technology Park for an office and light industrial operation. The site is located south of Harmony Road and west of Lady Moon, Avenue and part of Parcel E on the Amended Overall Development. Access would be from future Precision Drive. The site is presently unplatted. It is directly south of Harmony Technology Park, Second Filing Final Plan. This Final Plan is for an office park that was approved in 2001 granted extended 15-year vesting by City Council. The proposed building would contain about 35,000 square feet and be divided into office and light industrial functions. The office component would be two - stories and the industrial component would range in height from 28 to 38 feet. The industrial activity would include shift work, loading docks and possibly storage silos. The facility may expand to 50,000 square feet in the future onto the adjacent parcel. COMMENTS: 1. 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. 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. 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. 2 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Boa 580 Fort Collins, CO 50522-0550 (970) 221-6750 PLANNING DEPARTMENT Plannin6, Development and Transportatic._- Services Planning and Zoning City of Fort Collins December 13, 2007 Mr. Dave Lingle Aller — Lingle Architects 712 Whalers Way, Suite 13100 Fort Collins, CO 80525 Dear Dave: For your information, attached is a copy of the Staffs comments for the Custom Blending at Harmony Technology Park located south of Harmony Road and west of Lady Moon Avenue. This item was presented before the Conceptual Review Team on December 10, 2007. The comments are offered by staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely: Ted Shepard Chief Planner cc: Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020