Loading...
HomeMy WebLinkAboutPROSPECT INDUSTRIAL PARK, LOT 19 - PDP - 28-98E - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW* a complete PDP submittal and review, culminating in a public hearing in front of a hearing officer (Type 1, administrative development review); and, * a complete Final Compliance Plan (FCP) submittal. These plans will be reviewed by City staff and, if determined to be in compliance with approved PDP documents, will be approved and recorded by staff. There is no public hearing associated with Final Compliance. 9. This development request will be subject to the current Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the PDP and FCP phases of development review by City staff and affected outside reviewing agencies. 10. The PDP and FCP submittal requirements are available in the Current Planning Department or can be acquired on the City's website at www.fcgov.com, under Departments/Current Planning. 11. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. [Zoning) Districts, particularly Division 4.23 - I, Industrial District. 12. There are new Transportation Development Review Fees that went into effect January 1, 2006. These fees were approved and adopted by City Council. These fees are assessed by and paid directly to the Engineering Department. VA construction sites.. * Have appropriate maintenance agreements that are legally binding and enforceable. * Be designated on the subdivision plat as an Emergency Access Easement. * Maintain the required minimum width.of 20' throughout the length of the fire lane. If a fire lane cannot be provided then the building shall be fire- sprinklered. - The building is sprinklered and located 25' from the street. It is assumed that no PFA vehicles will need to enter the parking lot, so no fire lane is shown. e. The address for the building must be easily visible from Midpoint Drive. It must be posted with a minimum of 6" numerals on a contrasting background (bronze numerals on brown brick are not acceptable). - Noted f. 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 Fire Department. The analysis must include: What do you have? How much? How do you prevent it from being a public threat? No Hazardous Materials will be stored or handled on -site. g. PFA requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system of fire alarm system. - Noted Please contact Carie, at 416-2869, if you have questions about these comments or need more information on the emergency access requirements. 7. This property is in the I - Industrial Employment Zoning District. Office and Warehouse uses are permitted in the I District, subject to an administrative (Type 1) review and public hearing. * In the I District there are no specific building setbacks from property lines unless adjacent to residential uses. This proposed industrial use in the Industrial District is exempt from the "build -to" line (building setback from street) standards in Section 3.5.3 of the LUC. The building must, however, be outside of any easements that are required on the property. 8. This development request will be subject to the City's Development Review Process, which is a 2-step process consisting of: G a. The property is in the I - Industrial Zoning District. The proposed office and warehouse uses are permitted in the I District, subject to an administrative (Type 1) review and public hearing. - Noted b. This new development proposal is subject to the applicable requirements and standards set forth in Section 3.5.1 - Building Standards in the Land Use Code (LUC). - Noted C. This new development proposal is subject to the applicable Land Use and Development Standards set forth in Division 4.23 - Industrial District of the LUC. - Noted d. Vehicle parking on -site is subject to maximum parking allowances, per Section 3.2.2(K)(2) of the LUC. - Noted. e. Adequate bicycle parking, in convenient and secure locations, must be provided on -site.. - Noted Please contact Gary, at 416-2338, if you have questions about these comments. 6. Cane Dann of the Poudre Fire Authority (PFA) offered the following comments: a. The building exceeds 5,000 square feet for Type V construction and shall be fire -contained or fire-sprinklered. - The building will be sprinklered. b. If storage in the warehouse is determined to be high -piled storage, the area(s) shall be equipped with an approved automatic fire sprinkler system. - The building will be sprinklered. C. 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 the type of building occupancy. Spacing and flow requirements include: commercial - located not further than 300' from the building, spaced on 600' centers thereafter; and, provide a fire flow of 1,500 gallons per minute at 20 pounds per square inch residual pressure. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. - There is an existing hydrant located 160' from the building. d. 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: * 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 5 sidewalk is shown. g. The standard utility plan documents will be required with the PDP submittal. - Included with the submittal. h. A Development Agreement and a Development Construction Permit will be required for the site improvements. - Noted - we upould like the City to consider a MOA rather than a DA. A 50' parking setback from the Midpoint Drive flowline will be required. - A variance is requested to reduce this to 401. j. Per a Poudre Fire Authority comment, the building must be fire - contained or fire-sprinklered. Please contact them for information on their emergency access needs on -site. - The building is spriitklered. k. The 75' driveway separation standard (edge to edge) along a major collector street will apply to this new development. The 2 drive access points as proposed do not meet the separation requirement; therefore, a variance request must be submitted for review by the Engineering Department. - A variance is requested to have the drive edge to edge spacing at about 40'. There are 2 drives across the street that are 140' apart, so it is not possible to meet this standard. The placement of the drive is the best placement for the site and gives the most separation from both drives. Make sure that the required sight distances relating to the access locations are met along Midpoint Drive. The minimum sight distance for a major collector street is 660'. - Since this is an existing street, there is nothing that can be done to increase sight distance from the site. Nothing that this project is proposing will reduce any existing sight distances. M. The property is already subdivided and platted. The developer would not have to do a replat for the property unless he wants to dedicate right-of- way and easements with the plat. Additional right-of-way and easements can also be dedicated through separate documents. - All easements and rights of sixty will be dedicated at final by separate document. n. This development proposal will be subject to the new Transportation Development Review Fees that went into effect January 1, 2006. These fees are assessed by and paid directly to the Engineering Department. - Noted Please contact Dan, at 221-6605 or 221-6750, if you have questions about these comments. 5. Gary Lopez of the Zoning Department offered the following comments: 0 may be less that the 2-year rate if the street capacity criteria is exceeded. The 2-year release rate should improve the street capacity as long as most of the site presently drains to Midpoint Drive. If the existing or proposed site drains north, off -site drainage easements will be needed where the drainage crosses private property. The developer's design engineer will need to show no negative impact, especially at the intersection of Midpoint Drive and Sharp Point Drive where the street flows combine. - A site visit and some rough calculations were done to verify that the street is over capacity in the minor and probably mgior storm. With the proposed detention, this will be improved in all events compared to existing conditions. This was discussed with Glen. Please contact Glen Schlueter, at 224-6065, if you have questions about these comments. 4. Dan DeLaughter of the Engineering Department offered the following comments: a. Street oversizing fees will apply to this development request. The fee for the proposed office and warehouse uses will be collected at the time of issuance of building permits. Please check with Matt Baker of the Engineering Department, at 224-6108, to verify this fee. - Noted b. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. - Eric Bracke has waived the TIS for this Project. C. This request will be subject to a Larimer County Road Impact Fee. - Noted d. Any public improvements must be built according to the Larimer County Urban Area Street Standards. - Noted e. This new development will be responsible for the dedication of 1/2 of the 2-lane major collector street cross-section of 66' (in essence, 33' of right- of-way) for Midpoint Drive. Dedication of the necessary 9' wide utility easement behind the right-of-way is required. - The right of way and utility easement dedications are shown on the plans - documents will be prepared at FCP. f. This development will be responsible for improvements to Midpoint Drive, including a new 5' wide detached sidewalk and curb 8v gutter along the property's frontage. - The curb and gutter is in place, the new 3 Please contact Glen, at 224-6065, if you have questions about these comments. 2. Janet McTague of the Light & Power Department offered the following comments a. Existing City 3-phase power is in the area and available to this site at the southeast corner. - Noted b. Please coordinate the new electric transformer location with Light & Power. — Noted C. If the existing City -installed streetlight in the area of this lot needs to be relocated because of the new development the cost of relocation would be the responsibility of this property owner/developer. — This light should not need to be relocated with the current design. d. A C-1 Commercial Form must be filled out to help determine the electric needs for this development. e. The standard electric development charges will apply to this new office development. They will be based on the distance from the electric vault to the transformer. Please contact Janet, at 224-6154, if you have questions about these comments. 3. Glen Schlueter of the Stormwater Utility offered the following comments: a. This site is in the City's Cache La Poudre River Drainage Basin. The new City-wide development fee is $3,070 per acre, which is subject to the runoff coefficient reduction. The fee is to be paid at the time of issuance of a building permit. - Noted b. The standard drainage and erosion control reports and constructions plans are required and they must be prepared by a professional engineer registered in the State of Colorado. — A preliminary report is included — erosion control calculations will be included with FCP. C. On -site detention is required with a 2-year historic release rate for water uanti and extended detention is required for water quality treatment. These are required if there is an increase in imperviousness greater than 1,000 square feet. If there is less than 1,000 but more than 350 square feet of new imperviousness then a site grading plan is all that is required. The site layout shown has the building close to the street so there isn't much space for detention, which would normally be on the low side of the lot if there is enough grade. It would be a good idea to size the detention pond for the total build -out instead of in phases. — Detention has been sized to the 2-year historic rate. A variance for freeboard is requested in the report. d. The outfall for this site is the street (Midpoint Drive) so the release rate 2 MEETING DATE: July 17, 2006 ITEM: A 2-phase development (office/warehouse building, with a future warehouse addition) on Lot 19 of the Prospect Industrial Park APPLICANT: Doberstein Lemburg c/o Dan Bernth 338C East Pitkin Street Fort Collins, CO. 80524 LAND USE DATA: Request for a new, 2-phase development on Lot 19 of the Prospect Industrial Park. The lot size is 37,500 square feet (0.86 acre). The address is 2572 Midpoint Drive, located on the northeast side of Midpoint Drive, east of South Timberline Road, and south of East Prospect Road. Phase 1 would be a 2-story building containing a 3,000 square foot warehouse and 3,000 square feet of office space (on 2 floors), with Phase 2 being a future 3,000 square foot addition to the warehouse portion of the building. There would be parking on the southeast and northwest sides of the building. No outdoor storage is proposed. There are no current plans for the rear 1/3 of the lot, behind the building. The property is in the I - Industrial Zoning District. COMMENTS: 1. Glen Schlueter of the Water/Wastewater Department offered the following comments: a. There is an existing 6" water main in Midpoint Drive. - Noted b. There is an existing 8" sanitary sewer main in Midpoint Drive. - Noted C. Any existing services stubbed into this site must be used by the new development or abandoned at the mains. - Both services will be used. d. The City's water conservation standards for landscaping and irrigation systems will apply to this new development. - Noted e. Plant investment fees and water rights will apply to this new development and they will be collected at the time of issuance of building permits. - Noted