HomeMy WebLinkAboutHARMONY TECH PARK 3RD FILING LOT 1 REPLAT - PDP - PDP110001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWBHA Design Incorporated
1603 Oakridge Drive
Fort Collins, CO 80525
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March 2, 2011
Mr. Ted Shepard
Current Planning
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80521
RE: Harmony Technology Park 3rd Filing Lot 1
Dear Ted,
We are pleased to submit the Project Development Plan and Subdivision Plat
documents for your review for the Harmony Technology Park 3rd Filing Lot 1 project in
Harmony Technology Park. The following are responses to the Conceptual Review
comments:
1. This is a request for a 48,000 square foot, one story, office building in
Harmony Tech Park. The site is located in the Harmony Corridor (HC) Zone
District and the use is permitted subject to an administrative (Type 1) review
and public hearing.
Response (BHA): Noted.
2. Depending on speculation of uses besides office the parking lot must meet
LUC 3.2.2 standards.
Response (BHA): Noted. Parking Provided at 4/1000 sf.
3. Loading dock area and trash enclosure must be adequately screened per LUC
3.5.1(I).
Response (BHA): Noted.
4. Provide location and details of trash enclosure.
Response (ALM): Trash enclosure locations are indicated on the site plan.
Architectural character is indicated on architecture drawings..
5. The site plan should indicate dimensions of the building.
Response (BHA): Noted. Dimensions are indicated on the site plan.
6. The property is located in the Harmony Corridor (HC) and a type 1 or
administrative review required assuming that besides an office any of the three
industrial uses listed (Research Lab., Light Industrial and Workshops & Custom
Small Industry) are proposed. Note that a Warehouse meaning a building
used primarily for the storage of goods or materials is not a permitted use in
the HC zone. Also note that Workshops and Custom Small Industry uses are a
secondary use which have some limitations per LUC 4.26(D)(2).
Response (BHA): Noted.
7. Specific Harmony Corridor Land Use Standards will apply per LUC 4.26(D)(1).
Response (BHA): Noted.
8. City water mains in the area include a 12-inch main in Precision and a 24-
inch main in Technology Parkway. No connections to the 24-inch main will be
allowed.
Response (BHA): Noted. Water connection is to the 12-inch main in Precision
Dr. and indicated on the utility plans.
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9. Sanitary sewer service in this area is provided by the South Fort Collins
Sanitation District.
Response (BHA): Noted.
10. Development fees and water rights will be due at building permit.
Response (BHA): Noted.
11. The detention and water quality treatment for this site is accounted for in the
detention pond south of Custom Blending. The design engineer will need to
verify compliance with the overall Harmony Tech Park drainage plan. A letter
report should be sufficient to document the impervious area, drainage sub-
basins and drainage patterns.
Response (BHA): Noted.
12. Since this site will drain to the Harmony Tech pond, there will need to be a
maintenance agreement with the owners of the pond since every site that
drains to it is responsible for the respective portion of the maintenance.
Response (BHA): Noted.
13. 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.
Response (BHA): Noted.
14. The Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/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/business/builders-and-developers/plant-
investment-development-fees or contact Jean Pakech at 221- 6375 for
questions on fees.
Response (BHA): Noted.
15. If this project contains, or is located in close proximity to, any buildings or
structures 50 years old or older, the impact of the development on the historic
buildings will need to be reviewed for compliance with Land Use Code Section
3.4.7, Historic and Cultural Resources. Please contact Courtney Rippy,
crippy@fcgov.com or Karen McWilliams, kmcwilliams@fcgov.com.
Response (BHA): Noted. The site does not contain and is not in close proximity
to historic buildings.
16. This proposed building shall be fire sprinklered. 2006 International Fire Code
Section 903
Response (BHA): Noted. Building is sprinklered.
17. 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 and multi-family dwellings 1,500 gpm at 20 psi residual
pressure, spaced not further 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 further than 400 feet to the building, on 800-foot centers
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thereafter
• Residential outside Urban Growth Area, 500 gpm at 20 psi residual
pressure, spaced not further 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. 2006 International Fire Code 508.1 and Appendix B
Response (BHA): Noted.
18. 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. NFPA 13
(2007) 23.1.3
Response (BHA): Noted. 8” Fire line is provided.
19. Poudre Fire Authority requires a key box (“Knox Box”) to be mounted in
approved location(s) on every new building equipped with a required fire-
sprinkler system or fire-alarm system. Knox Boxes are required to be installed
approximately 60 inches above grade and no higher than 72 inches above
grade. PLEASE NOTE: This structure will require two Knox Boxes. 2006
International Fire Code 506.1
Response (BHA): Noted. Two Knox Box locations are indicated on the site
plan.
20. Fire department connections shall be installed remote from the buildings or in
an approved location, 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.
2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy.
Response (BHA): Noted.
21. Fire access roads (fire lanes) shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the PFA’s
jurisdiction when any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus
access as measured by an approved route around the exterior of the building
or facility. 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 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 (26 feet on at least one long side of the building when the
structure is three or more stories in height).
If the building is equipped throughout with an approved automatic fire-
sprinkler system, the fire code official is authorized to increase the dimension
of 150 feet. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4
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and Appendix D.
Response (BHA): Noted. Fire lanes are indicated on the site plan and civil
drawings.
22. Where adequate radio coverage cannot be established within a building,
public-safety radio amplification systems shall be installed in the following
locations:
1. New buildings greater than 50,000 SF in size or addition(s) to an existing
building that cause the building to be greater than 50,000 SF. For the
purpose of this section, fire walls shall not be used to define separate
buildings.
2. All new basements greater than 10,000 SF where the designed occupant
load is greater than 50, regardless of the occupancy classification.
3. Existing buildings meeting the criteria of Items 1 and 2 of this section
undergoing alterations exceeding 50 percent of the aggregate area of the
building. Public-safety radio amplification systems shall be designed and
installed in accordance with criteria established by Poudre Fire Authority. PFA
Fire Prevention Bureau Administrative Policy 07-01
Response (BHA): Noted.
23. Address numerals shall be visible from the street fronting the property, and
posted with a minimum six-inch high numerals on a contrasting background.
(Bronze numerals on brown brick are not acceptable). If the numerals are
mounted on a side of the building other than the side off of which it is
addressed, the street name is required to be posted along with the numerals.
2006 International Fire Code 505.1
Response (BHA): Noted.
24. 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.
Response (BHA): Noted. Plant species will be per the City of Fort Collins Plant
List.
25. Any trash and/or recycling enclosures shall be compatible with the style of
architecture of the building, per Section 3.2.5 of the LUC. Please provide
adequate space in the dumpster area to allow for recycling services.
Response (BHA): Noted. Size of trash enclosures is adequate for recycling and
trash services.
26. The City's green building program has many programs that may benefit your
project. Resources are available at the Green Building web page:
http://www.fcgov.com/greenbuilding/. Of particular interest may be the
Integrated Design Assistance Program, which offers financial incentives and
free technical support to those interested in delivering high-performance
buildings that exceed building code requirements for energy performance.
Gary Schroeder (970-221-6395) is the contact person for this program. This
is the direct link to the web page for this program:
http://www.fcgov.com/conservation/biz-idap.php.
Response (BHA): Noted.
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27. Why not continue the pedestrian pavement pattern into the site's main
entrance as you have in other areas of the sketch plan? I would also continue
the pedestrian pavement pattern in the SE corner of the plan, as you have
done in the NE corner.
Response (BHA): Noted. The “pedestrian” pavement pattern is applied to each
primary entry to the building. Pedestrian access points have been considered
and special treatments have been applied to the NW and SW corners
corresponding to anticipated pedestrian activity.
28. A sight distance easement exists on the property, platted with development of
Lot 2 (Custom Blending) directly east. The various plans should show the
existing sight distance easement in order to verify how sight distance to the
existing Custom Blending driveway might be impacted.
Response (BHA): Noted. The existing site distance easement is indicated on the
landscape and site plans.
29. Sidewalk not built along Precision Drive and Technology Parkway will need to
be built with the development in accordance with collector and industrial local
standards respectively.
Response (BHA): Noted.
30. Larimer County Urban Area Street Standards requires a 175 foot high volume
driveway to driveway separation (centerline to centerline). The proposed layout
does not meet this criteria.
Response (BHA): The traffic impact study does not indicate that the driveway
proposed at Precision Drive will be high volume. The separation of the
driveways is greater than required in the LCUASS.
31. There is existing pipe/conduit protruding from the ground between the
sidewalk and curb abutting the site. This will need to be buried with (or prior
to) completion of development construction.
Response (BHA): Noted.
32. With Precision and Technology Parkway being built within the past 5 years,
any street cuts would be subject to a street cut penalty fee in conjunction with
the standard excavation permit.
Response (BHA): Noted.
33. 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.
Response (BHA): Noted.
34. The City’s Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response (BHA): Noted. The TDRF fee will be paid at time of submittal.
35. 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.
Response (BHA): Noted.
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36. Please contact the City’s Traffic Engineer, Joe Olson (224-6062), and the
Transportation Planning Department (416-2040) to schedule a scoping
meeting and determine if a traffic study (or update to the previous traffic study)
is needed for this project.
Response (BHA): A traffic study is included with this submittal.
37. Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available
online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response (BHA): Noted.
38. Construction plans will be required for this project.
Response (BHA): Noted. Construction plans will be provided.
39. A Development Agreement will be required with this project. The Development
Agreement will be recorded at the Larimer County Clerk and Recorder with
recordation costs to be paid for by the developer/applicant.
Response (BHA): Noted.
40. A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site.
Response (BHA): Noted.
41. 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.
Response (BHA): Noted.
42. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process.
Response (BHA): Noted.
43. 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.
Response (BHA): Noted.
44. This development proposal will be subject to all applicable standards of the
Fort Collins 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/ftcollins/landuse/begin.htm.
Response (BHA): Noted.
45. 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.
Response (BHA): Noted. See attached Alternative Compliance Request.
46. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response (BHA): Noted.
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47. 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.
Response (BHA): Noted. The Development Review Fee and Transportation
Development Review fees will be paid upon submittal.
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