HomeMy WebLinkAboutHARMONY TECH. PARK 3RD FILING, CUSTOM BLENDING - FDP - 01-08/A - SUBMITTAL DOCUMENTS - ROUND 1 -distribution. The fixture type has since been changed. See attached pdf file
for photometric curve (SR4SC distribution).
1 2)
Site Luminaire Schedule Comments:
a. All Fixtures must be fully shielded and dark sky compliant: Done.
b. The quantity in the fixture schedule is not quantity of fixtures, but
quantity of lamps in each fixture
3)
Illuminance Level Summary
a. Uniformity Ratios should be between 10:1 and 6:1 : Based on
conversations between Ted Shephord and Allison Leonard (BGCE), it
was agreed that the IESNA standard of 20:1 would be acceptable.
b. The "average' number in the average illumance and
average/minimum ratios do not match because a common
denominator of "1' is used for the minimum ratio.
4)
Scale has been changed to 20'-1'
5)
Titleblock changed to Lighting Plan.
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
12
Please add a note on the Site Plan regarding screening of roof top mechanical
4V_ equipment.
Response: A note has been added to the site plan. In addition, we have analyzed the
visibility of the rooftop mechanical units from both Precision Drive and Rock Creek
Drive (across the regional detention pond), and have increased the height of two
precast concrete wall panels along the building's south fagade to screen the one unit
that will be located on the lower roof. All other units are adequately screened from
view by inherent building forms or massing.
For an able-bodied visitor, there are only three parking spaces near the main
entrance. Otherwise, a visitor must park along the east side but there is no direct
walkway from these spaces to the front door, without having to use the public sidewalk
along Precision. A walkway connecting the entrance to the east side parking should
be provided.
Response: The employee parking lot on the east side of the building is intentionally
separated from public access as a response to the owners program. As stated above,
up to 95% of Custom Blending's customers will never visit the facility, so the provision
of 5 guest/visitor parking spaces is believed to be more than adequate. If overflow
parking is needed, this can be conveniently accommodated by the on -street parking
on Precision Drive.
If there is to be a monument sign, please indicate the approximate location and that
such a sign will be placed within a shrub bed.
Response: A monument sign location has been added on the FDP drawings, located
within the proposed shrub bed within the main sidewalk from Precision Drive.
Will there be any outdoor amenity for employees for lunch and breaks? There is a
logical location along the west elevation just south of the handicap accessible parking
area. If so, please indicate. Perhaps a shade tree or two could be planted to
contribute to the amenity.
Response: An employee training/break room is located on the northeast comer of the
building, and a patio for employee use was shown on the PDP submittal drawings,
although it was not labeled as such. A note has been added to the FDP drawings to
indicate this as an employee patio area.
Consider adding evergreen trees along the west property line in front of the loading
zone for screening purposes.
Response: We have added evergreen trees in this location.
Additional redline comments on lighting plan:
1) Why are footcandle levels higher away from the fixture than points directly
under the fixture? Response: This pole mounted fixture was a "bat -wing"
11
40-
Response: Noted.
Number: b Created: 2/7/2008
[2/7/08] Please note width of parking stalls on site plan.
Response: Noted.
Number: 7 Created: 2/8/2008
[2/8/08] Add note to landscape notes regarding installation of landscaping prior to
issuance of CO.
Response: A note has been added to the Planting Plan.
Comments from Current Planning
Street tree selection should be made from the City Street Tree List as established by the
City Forester.
Response: Our street trees have been selected from this list.
It appears that the bike rack is not located near the building entrance. If this door
along the east elevation is for employees only, then a bike rack should be added by
the main entrance along the north elevation as well.
Response: The east door is for employees only. Custom Blending has very few
customers or public visits to their facility, so we indicated the racks near the employee
entrance initially. To serve both employees and potential visitors, we have maed
revisions to the plan to provide bike parking at both the east and west sides of the
building site.
On the Landscape Plan, please consider shifting or adding evergreen trees to screen
the future tanks from Rock Creek Drive.
Response: Landscaping materials have been shifted slightly in this area to screen the
exterior dust collection equipment. These are the only exterior accessory items to be
installed with the initial construction. The exact location and size(s) of the future
storage silos.are unknown at this time. If they are installed at some time in the future,
we understand that adequate screening landscaping will need tole installed. ,Nip Ap FvoAs�-
Along Rock Creek Drive, keep in mind that ornamentals can be placed within 15 feet
of a public street light.
Response: Noted. We have adjusted trees to incorporate ornamentals in areas near
streetlights.
Please add a note on Sheet Two of the Landscape Plan that indicate the landscaping
in the Drainage Tract shall be installed as part of the Certificate of Occupancy for Lot
Two.
Response: A note has been added to this sheet.
10
Response: The existing storm must be removed and replaced to allow for adequate
detention and drainage from the proposed pond and drainage system.
4w-
Please call out on the plans all the disturbed areas to be re -vegetated.
Response: The erosion control plan sheet C-140, now indicates all disturbed areas to
be re -vegetated.
Provide a plug detail for the storm sewer stubs.
Response: A plug detail has been added to the plan set for the storm sewer stub outs.
Please include a hydrology summary table on drainage plan and an erosion control
sequence schedule on the erosion control plan.
Response: A hydrology summary table has been added to the drainage plan and an
erosion control sequence schedule has been added to the erosion control plan.
At final please show all spillway locations for detention ponds and provide details for
the spillways as well as for the water quality outlets.
Response: The spillway locations and details have been added to the plans as well as
for the storm pond outlet structures.
Department: Stormwater-Water-Wastewater Issue Contact: Roger
Buffington
Topic: Water/Wastewater
Number: 14 Created: 2/19/2008
[2/19/08] General water main layout is okay for preliminary. Valves, fittings, etc. will
be reviewed at final when detailed notes and information have been added.
Response: The details of the water mains has been added to the utility plans.
Number: 16 Created: 2/19/2008
[2/19/081 Information pertaining to water service size is conflicting in various spots.
Response: Water service will show 1.5' water tap and meter pit. Private line to
building will be 2'.
Number: 17 Created: 2/19/2008
[2/19/08] Did PFA require both Fire Hydrants on Lot 2?
Response: Placement of Fire Hydrants have been revised and reviewed by PFA and
the FC Utilities.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: Zoning
Number: 5 Created: 2/7/2008
[2/7/08] Please show building envelope, footprint and dimensions on site plan.
6
Response: Full dimensioning and signage has been added to the signage and
striping plans for Precision and Tech Pkwy.
1
Number: 42 Created: 2/24/2008
[2/24/081 Please provide all existing lane striping and configuration at the
Technology Parkway & Rock Creek, and Lady Moon & Precision intersections.
Response: The existing striping is shown. This striping, however, will be more clearly
identified for both intersections.
Number: 43 Created: 2/24/2008
[2/24/08] The TIS indicates that the East bound left turn (EbL) at Lady Moon and
Harmony will be LOS F due to short-term background growth. Using the TIS's volumes
and PHF in our current Harmony timing plan, the LOS is at D or E depending on the
evaluation method. Therefore the LOS is acceptable.
Response: Comment noted.
Department: Storm wate r-Wa te r-Wa stewate r Issue Contact: Basil Harridan
Topic: Drainage Report
Number: 19 Created: 2/19/2008
[2/19/08] Please provide a written explanation in the report for the overall drainage
design. Overall drainage report could be broken out into a separate report.
Response: A written explanation has been provided for this portion of the drainage
study. Separate Drainage Study is provided for this filing.
Topic: Easements
Number: 18 Created: 2/19/2008
[2/19/08] Please provide a drainage easement by separate document for the off -site
pond.
Response: This easement has been provided along with this submittal.
Topic: Pond Maintenance
Number: 39 Created: 2/22/2008
[2/22/081 Since the pond will be a joint maintenance area, a maintenance
agreement with the master property owner will be needed prior to final plan approval.
Response: The plat indicates that the owner responsible for maintenance of the
drainage tract. The development agreement will need to provide details.
Topic: Utility Plans
Number: 20 Created: 2/19/2008
[2/19/08] The existing stub in Lady Moon Drive is being replaced, this will cause a
street cut for a new street with associated fees. Can the exiting stub be used or is it at
the wrong elevation? If not please show extent of street cut.
8
Number: 26 Created: 2/20/2008
[2/20/081 FIRE DEPARTMENT CONNECTION: Fire department connections shall be
4r- installed 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
Response: The FDC is located on the west wall of the building with access from the
emergency access easement. Fire hydrant is located at the west entry next to the
access easement.
Number: 27 Created: 2/20/2008
[2/20/081 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
Response: A knox box will installed on the exterior of the building, near the main
entrance.
Number: 28 Created: 2/20/2008
[2/20/081 COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM: An approved
fire -protection system shall be installed in hood -and -duct locations where grease -
laden vapors are produced from cooking operations. A permit and plan review is
required by the Poudre Fire Authority for the installation of required hood -and -duct fire
extinguishing systems. Two sets of plans, along with an application, are required to be
submitted to the Fire Prevention Bureau at 102 Remington St. 97UFC 1006.1;
1006.2.1
Response: No commercial kitchen equipment is planned as a part of the project. A
small demonstration kitchen (similar to that at The Cupboard) will be equipped with
residential appliances only.
Number: 29 Created: 2/20/2008
[2/20/081 HMIA: Thank you for submittal of Hazardous Materials Impact Analysis.
Response: You are welcome.
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: Traffic
Number: 40 Created: 2/24/2008
[2/24/08] Please define the cross hatched area on the median ends, sheet 13/16.
Response: The proposed road section no longer has any landscaped medians.
Number: 41 Created: 2/24/2008
[2/24/08] Please provide full dimensioning and signage on the S&S plan.
7
NOTE: When the structure is expanded in the future and the entire loop drive is
paved, PFA likely will require that the fire lane be "filled in" throughout the entire loop.
40- 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1
Response: The emergency access easement is provided at west entry of the lot. Fire
Lane Signage is provided on both sides of the easement.
Number: 22 Created: 2/20/2008
[2/20/081 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).97UFC901.4.4
Response: Address numerals will be installed as required. We will indicate the
address numerals on the elevations when an address has been assigned.
Number: 23 Created: 2/20/2008
[2/20/081 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 farther than 300 feet to the building, on 600-foot centers
thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual
pressure, spaced not farther than 400 feet to the building, on 800-foot centers
thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual
pressure, spaced not farther than 400 feet to the building, on 800-foot centers
thereafter.
These requirements may be modified if buildings are equipped with automatic fire
sprinkler systems.
97UFC 901.2.2.2
Response: The Custom Blending building will have an automatic fire sprinkler system.
Fire hydrant placement has been revised and reviewed by PFA and FC Utilities.
Number: 24 Created: 2/20/2008
[2/20/081 SPRINKLER REQUIREMENTS: This proposed building shall be equipped
with approved, automatic fire -sprinkler systems.
Response: The Custom Blending building will have an automatic fire sprinkler system.
Number: 25 Created: 2/20/2008
[2/20/081 FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinkled
shall have a minimum 6-inch fire line unless hydraulic calculations can support a
smaller fire line.
Response: The custom blending site is proposing an 8" fire service line for building
sprinklers as shown on sheet C-181.
6
1
40- Topic: Landscape Plan
Number: 4 Created: 2/4/2008
[2/4/08] A streetlight is planned for immediately west of the easterly driveway at the
point where the curb becomes straight. The street tree to the west of this point will
need to be either relocated to be a minimum of 40 ft. from the streetlight, or changed
to an ornamental type which has a minimum clearance of 15 ft.
Response: A streetlight has been indicated on the site and landscape plans in this
location, and the street trees have been adjusted accordingly.
Topic: Plat
Number: 1 Created: 2/4/2008
[2/4/08] The nearest power is at Lady Moon Dr. A developer of the Harmony
Technology 3rd filing will need to coordinate with Light &Power Engineering for the
installation of electric facilities and the electric development charges for this plat. This
will bring high voltage power to the corner of each lot. An ODP would be helpful in
planning electric facilities to the general area. The plat needs a north arrow and scale
block.
Response: MAVD will coordinate appropriate electrical development charges for the
plat area. An Amended ODP was recently approved by Planning and Zoning Board
for the entire Harmony Technology Park area. We can provide copies of this
document if necessary. A north arrow and scale has been added to the Plat.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 21 Created: 2/20/2008
[2/20/08] REQUIRED ACCESS: A fire lane is required. This 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 relevant standards and policies, any new fire lane must meet the
following general requirements:
0 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.
0 Have appropriate maintenance agreements that are legally binding and
enforceable.
0 Be designated on the plat as an Emergency Access Easement.
0 Maintain the required minimum width of 20 feet throughout the length of the fire
lane.
If a fire lone cannot be provided, the building shall be fire sprinkled.
5
Topic: Plat
Number: 37 Created: 2/20/2008
40- [2/20/08] Technical Services has the following comments:
l . No north arrow and scale plat.
Response: This has been added
2. Plat closes, legal does not match plat at curve C7. Area is good.
Response: The legal and curve data has been revised.
3. Show how all the adjoining streets were dedicated.
Response: A reception # for the adjacent street dedications has been added to the
plat.
4. Minor line over text issues.
Response: These items have been revised for clarity.
5. Looks good as a preliminary plat.
Response: Thank you.
6. Who own and maintains Tract A.
Response: Language has been added to the Cover sheet notes indicating that the
owner, MAVD, will retain ownership and maintenance responsibilities for Tract A.
Number: 38 Created: 2/22/2008
[2/22/08] Please correct the title on the first page of the plat (remove "Center" and
replace with "Park").
Response: Center has been replaced with Park.
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric Utility
Number: 2 Created: 2/4/2008
[2/4/08] The developer of the Custom Blending lot will need to coordinate power
requirements and electric development charges with Light & Power Engineering.
(970)221-6700.
Response: We have included a completed C-1 form with our application, and have
indicated a transformer location on the plans. We will contact Light & Power for any
additional information needed and for electric development charges prior to final plan
approval.
Number: 3 Created: 2/4/2008
[2/4/08] The transformer location shown will need to be adjusted to be a minimum
of 2 ft. from the back of the sidewalk.
Response: The transformer location has been shifted 2' East, away from the walk.
4
Response: This section along the West side of Technology Parkway is not within the
platted boundary. The offsite easement for Pond B will be dedicated as a drainage
and utility easement.
Number: 12 Created: 2/19/2008
[2/19/08] The enhanced crosswalk shown on the south side of the Precision/Tech
Parkway intersection has some concerns. In checking with Traffic Operations, they
wouldn't typically install a crosswalk without access ramps and a sidewalk network on
both sides to connect to. Given that there's no sidewalk in the general area being
proposed at this time, perhaps crosswalk installation should at least be deferred. I've
also had some further discussion with Transportation Planning and Traffic and the
consensus was that the location of the crosswalk itself seems a bit odd as we're not
seeing this area having a higher amount of pedestrian traffic as compared to other
intersections such as the north side of the Tech Parkway/Rock Creek Drive intersection.
What is driving the design for an enhanced crosswalk in this location?
Response: The enhanced crosswalk has been removed, and a stop bars are shown.
The ramps are also shown on the plan for future construction, and to ensure the
curbing is constructed to allow the ramps to be constructed in the near future without
the removal of curbing. Crosswalk marking can be constructed with the future ramps.
Number: 13 Created: 2/19/2008
[2/19/08] Please be aware that the additional width of Technology Parkway beyond
the standard collector width is not reimbursable through Street Oversizing. Is the
median shown on Technology Parkway intended to have landscaping? If so, we will
look to have language in the development agreement regarding maintenance
responsibilities (which will not be the City).
Response: The landscaped median in Technology Parkway has been removed. The
road section has also been reduced.
Number: 35 Created: 2/20/2008
[2/20/081 I'm understanding that entitlement will only occur for the Custom Blending
lot and that the remainder of the lots in the plat will be subject to their own project
development plans and associated development agreements.
Response: This is our intent, to develop only the infrastructure for these platted lots
and Lot 2 at this time. Additional development on the other lots will be part of a
separate PDP submittal.
Number: 36 Created: 2/20/2008
[2/20/081 Letters of intent should be provided from the property owner west of
Technology Parkway where the offsite detention occurs.
Response: MAVDevelopment has provided a letter of intent dated March 24, 2008 to
the City to ensure improvements are made.
Response: The 500 foot section of Precision Drive shown in this plan set as future,
has been revised and no longer contains horizontal curves.
4v-
Number: 33 Created: 2/20/2008
[2/20/08] For the future Precision Drive section, please clarify the profile view
information; the lines aren't apparent as which might be proposed, existing, or other.
Response: The profile for Precision Drive has been clarified to identify future and
proposed.
Number: 34 Created: 2/20/2008
[2/20/081 The storm pipe crossing Precision Drive on either side of the inlets may
have a cover issue. Please look at achieving additional depth over the pipe to ensure
no cover concerns.
Response: The storm pipe crossing Precision Drive has been revised to provide
adequate cover.
Topic: General
Number: 8 Created: 2/7/2008
[2/7/08] The planning documents have the title "Custom Blending" while the
engineering/plat documents have the title "Harmony Technology Park 3rd Filing".
Please have the document titles match. Harmony Technology Park 3rd Filing, Custom
Blending would be fine for the title.
Response: Titles have been revised to consistent as Harmony Technology Park 3rd
Filing, Custom Blending.
Number: 10 Created: 2/8/2008
[2/8/08] The offsite pond (Pond B) shown on the northwest corner of Technology
Parkway and Rock Creek Drive is considered development and as such the street
frontages abutting Pond B needs to be obligated for. Sidewalk along Technology
Parkway and Rock Creek Drive abutting Pond B would need to be escrowed for if not
being built at this time. If a repay was filed with the City for the construction of Rock
Creek Drive, the frontage abutting Pond B would also be required.
Response: We would prefer to construct the sidewalks on the west side of Technology
Parkway at a later date either concurrent with building/site development on adjacent
parcels or when needed for pedestrian connectivity between destinations. Although a
portion of detention pond will be constructed at this time, this area is remote from any
current pedestrian connection needs, and any improvements would be affected by
future building/site development of the adjacent parcels.
Number: 11 Created: 2/8/2008
[2/8/08] The offsite pond (Pond B) should have a 9-foot utility easement dedicated
along Technology Parkway and Rock Creek Drive.
2
BHA Design Incorporated
1603 Oakridge Drive
Fort Collins. CO 80525
April 9, 2008
Mr. Ted Shepard
Current Planning
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80521
RE: Harmony Technology Park — Third Filing, Custom Blending
Dear Ted,
Thank you for you comments regarding the Custom Blending project. We are now
pleased to submit the Final Plan with Subdivision Plat documents for your review. The
following are responses to the PDP comments:
Department: Engineering Issue Contact: Marc Virato
Topic: Construction Drawings
Number: 9 Created: 2/8/2008
[2/7/08] The access ramps at all the public street intersections need to be directional
instead of leading to the corners (middle). Please show future access ramps at the
corners of the street intersections being built in order to ensure that when these corners
are poured the future access ramps can then be provided without having to remove
curb.
Response: The access ramps at public intersections have been changed to directional
ramps, and future access ramps at all comers have been added.
Number: 15 Created: 2/19/2008
[2/19/08] With the median on Technology Parkway intended to have landscaping per
C-003 then additional information at the time of final will be required, such as
landscaping plan, sub -drain systems, etc.
Response: The median on Technology Parkway has been removed. The typical
sections shown on sheet C-003 have been updated to reflect this.
Number: 31 Created: 2/20/2008
12/20/081 The storm pipe crossing Technology Parkway on either side of the inlets
may have a cover issue. Please look at achieving additional depth over the pipe to
ensure no cover concerns.
Response: The storm pipe crossing Technology Parkway has been revised to provide
adequate cover.
Number: 32 Created: 2/20/2008
[2/20/08] For the future Precision Drive section please provide horizontal curve data.
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970.223.1827
www, bhadesign.com