HomeMy WebLinkAboutCARGILL EXPANSION - PDP/FDP - FDP130043 - CORRESPONDENCE - (5)� L 1
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new
commercial or multi -family proiects are on track to complying with all of the adopted City codes and Standards
listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective and
is typically scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multi -family proiects are advised to call 416-2341 to schedule a pre -submittal
meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss
code issues of occupancy, square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (/PC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 20091RC Chapter 11 or 20091ECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 20091ECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained
at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341
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10. This development proposal will be subject to all applicable standards of the Fort Coilins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/fteollins/landuse/begin.htm.
11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the
LUC for more information on criteria to apply for a Modification of Standard.
12. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
13. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
14. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
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Current Planning
Contact: Noah Beals, 970.416.2313, nbeals(afcgov.com
1. Land Use Code (LUC) Section 3.5.3(B)(2) New office building shall be built within 0-15 ft of the ROW with no
parking in between the ROW and the building facades.
2. LUC 4.5(E)(2)(a) All nonresidential buildings including industrial buildings shall meet the standards LUC
3.5.3
3. LUC 4.5(E)(1) The Local street system provided by the development shall provide an interconnected
network of streets in a Manner that results in blocks and developed land bounded by connecting streets no
greater than twelve (12) acres in size.
LUC 3.2.2 This section deals with the access, circulation and parking for vehicles, bicycles and pedestrians
and transit (see section for details).
4. LUC 4.5(2)(b) No building footprint shall exceed a total of 20,000 sq ft.
LUC 4.5(2)(c) Buildings shall be at least 1.5 stories in height and a maximum of 2.5 stories.
LUC 4.5(2)(d) Roof Form standards (see section for details)
LUC 4.5(2)(e) Building Massing standards (see section for details)
LUC 4.5(2)(f) Building entrances shall face and open directly onto the adjoining local street with parking
service functions located in side or rear yards.
5. LUC 3.2.1 A landscape plan is required
LUC 3.2.4 A lighting plan is required.
LUC 3.2.5 An enclosure for both trash and recycling is required. Such enclosure shall be designed with
walk-in access and located on a concrete pad at least 20ft away from public sidewalk.
6. LUC 3.5.1(1) MechanicallUtility (Vents, flues, meters, boxes, conduit, aclrtu, transformers...) equipment
locations shall be identified on the plans and included notes on how such equipment shall be screened and
painted.
7. LUC 3.6.2(N)(6) Gated entryways for private drives are alos probhibited. A modification request would be
needed to gate a private drive.
8. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for
Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not
required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify
your neighbors of the proposal, please let me know and I can help you in setting a date, time and location
for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups
that may occur later in the review process.
9. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
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2006 International Fire Code 505.1
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lexl&fcgov.com
With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970.221.6501, tsiegmundOfcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http:/Avww.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs
and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for
their requirements as well.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
6. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Department: Electric Engineering
Contact: Justin Fields, 970.224.6150, ifields(&fcgov.com
If a new transformer is needed, coordinate the transformer location with Light and Power Engineering, (970)
221-6700.
2. Electric development and system modification charges may apply. Contact Light and Power Engineering
for an estimate of these charges.
3. A C-1 form and 1-line diagram will need to submitted, the C-1 is available at
http:/twww.fcgov.com/utilities/img/s ite_specific/uploads/c-1 _form.pdf.
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design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual.
7. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage
Plan as well the Fort Collins Stormwater Manual.
8. 8. There are two storm drain lines in Drake Rd. that could be used as drainage outfalls to minimize the land
area and make a deeper detention pond(s). If the project cannot tie into the existing manholes one would
be needed at each point of connection.
Department: Fire Authority
Contact: Jim Lynxvviler, 970.416.2869, ilynxwiler(a1ooudre-fire.org
1. WATER SUPPLY
The Cargill campus expansion will require a re-evaluation to determine if adequate hydrant coverage is
being provided for on the site. Please contact me as needed to discuss this topic further.
2006 International Fire Code 508.1 and Appendix B: Hydrant spacing and flow must meet minimum
requirements based on type of occupancy. Commercial hydrants to provide 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter.
2. FIRE LANE SPECIFICATIONS
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:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width' & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006
and Local Amendments.
3. FIRE ACCESS
The site plan details an access road on the east end of the property adjoining Drake, which will be "closed
and used for emergency access only". Approved gates are allowed, Bollards are not. The main entry gate
shall also conform to fire code requirements for fire access. Please contact me as needed to discuss this
topic further.
2006 International Fire Code 503.6: The installation of security gates across a fire apparatus access (EAE)
road shall be approved by the fire chief. Where security gates are installed, they shall have an approved
means of emergency operation. The security gates and the emergency operation shall be maintained
operational at all times.
4. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
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1. Existing water mains and sanitary sewers in this area include a 24-inch water main and a 24-inch sewer in
Drake and an 8-inch water main in an easement extending north of Drake onto the site.
2. The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at: http:/twww.fcgov.com/standards
3. Development fees and water rights will be due at building permit.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224.6065, aschlueter(cDfcaov.com
1. It is important to document the existing impervious area since drainage requirements and fees are based on
new impervious area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required prior to the time fees are calculated for each building permit.
2. A drainage report, erosion control report, and construction plans are required and they must be prepared by
a Professional Engineer registered in Colorado. The drainage report must address the four -step process
for selecting structural BMPs. Standard operating procedures (SOPS) for all onsite drainage facilities need
to be prepared by the drainage engineer and there is a final site inspection required when the project is
complete and the maintenance is handed over to an HOA or another maintenance organization. The
erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact
the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
3. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate. With the past development of this site the quantity detention
requirement has been postponed because the developed portion of the site had less impervious area than
assumed in the City's master drainage study. However this proposal is substantial enough that the project
will need to meet the normal detention requirements including detention for the existing facilities.
4. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilibes/business/builders-and-developersldevelopment-forms-guidelines-regulations/
stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the
use of any of the BMPs is encouraged.
5. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is
also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=. gde_4605732_member_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov.com/utilities/business/bui lders-an d-develo pers/developmen t-forms-gu idelin es -regulations/
stormwater-criteria.
6. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on fees
can be found on the City's web site at
http://www.fcgov.com/utilities/businessibuilders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required
before the Development Construction permit is issued. The amount of the escrow is determined by the
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Fort Collins
August 16, 2013
Cathy Mathis
TB Group
444 Mountain Ave
Berthoud, CO 80513
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970,224.6134 - fax
fcgov.com
Re: 2540 E Drake Rd - Cargill Expansion
Description of project: This is a request for expansion and construction of new facilities at the Cargill Research
Facility located at 2540 East Drake Road (Parcel # 87203-00-012). The expansion would include new office, seed
storage, and shoptwarehouse buildings. The site is located in the Low Density Mixed -Use Neighborhood (L-M-N)
Zone District and the Research Facility is an existing limited permitted use. Construction of the new principal
building(s) requires platting, subject to Administrative (Type 1) review.
Please see the following summary of comments regarding the project request referrenced above. The comments
offered informally by staff during the Conceptual Review will 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 have any questions regarding these comments or the next steps in the review process, you may
contact the individual commenter or direct your questions through the Project Planner, Noah Beals, at 970-016-2313
or nbeals@fcgov.com.
Comment Summary:
Department: Zoning
Contact: PeterBames, 970.416.2355, pbarnes(afcgov.com
1. The office building is considered a principal building. The construction of this building on the currently
unplatted parcel triggers the need to plat.
2. The current and continued use of this site for office, research, and lab is classified as an Existing Limited
Permitted Use. The new principal building triggers the need to bring the site into compliance with the
applicable regulations in Articles 3 and 4 of the Land Use Code. For the existing improvements, this
primarily means that the existing parking lot along Drake at the east end of the property needs to be
upgraded (landscaping, design, etc).
3. The new improvements need to be designed in compliance with Artilces 3 and 4. The office building needs
to be brought towards the street per the Build to line standards in Sec. 3.5.3(C)(2) - a setback of not more
than 15'.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221.6854, rbuffington(&fcgov.com
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