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HomeMy WebLinkAboutHARMONY TECH. PARK THIRD FILING, SECOND REPLAT (CUSTOM BLENDING) - PDP/FDP - FDP130021 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com May 10, 2013 Cathy Mathis TB Group 444 Mountain Ave. Berthoud, CO 80513 Re: 3461 Precision Drive - Custom Blending Description of project: This is a request for an expansion to Custom Blending's existing facility, located at 3461 Precision Drive (Parcel #s 86042-10-002 & 86042-10-003). The expansion, approximately 34,000 square feet, would be east of the existing building and feature both office and light industrial space. A replat is also anticipated. The site is located in the Harmony Corridor (H-C) Zone District. The expansion and potential replat are subject to Administrative (Type 1) review. Please see the following summary of comments regarding the project request referenced 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com 1. Land Use Code (LUC) section 4.26(B)(d)2. Light Industrial Uses are permitted use in the Harmony Corridor zone district through a Type 1 Review. Platting is also a Type 1 Review. Another option to replatting is changing the legal description of the parcel with the county. RESPONSE: Acknowledged. 2. LUC 4.26(E)(1) All development in the H-C Harmony Corridor District shall also comply with the Harmony Corridor design standards as adopted by the city and the following specific standards to the extent that such standards apply to the property proposed for development. RESPONSE: Acknowledged. We will be following the Harmony Corridor Design Standards, especially with regards to the landscape palette. Conceptual Review Letter Page 2 Custom Blending May 10, 2013 LUC 4.26(E)(2)(c) All commercial/retail and industrial uses, except for off-street parking and loading, shall be conducted or carried out entirely within completely enclosed buildings or structures. This will prohibit the outdoor storage yard. RESPONSE: As discussed at the Concept Review meeting, the outdoor storage will consist of the tanks only. LUC 4.26(E)(3)(a) To the extent reasonably feasible, industrial buildings shall provide a primary entrance that faces and opens directly onto the abutting street sidewalk or a walkway, plaza or courtyard that has direct linkage to the street sidewalk without requiring pedestrians to cross any intervening driveways or parking lots. RESPONSE: The proposed addition to the existing facility consists of a primary entrance that faces and opens directly onto the abutting street and contains direct linkage to the street sidewalk and also connects to the existing exterior patio 3. LUC 3.2.2(K) Light Industrial uses are limited to a maximum number of off street parking spaces which is .75 per employee. We will need number of total employees for site to verify compliance. RESPONSE: 64 Employees are estimated at this time. 64 * .75 = 48 auto stalls maximum. 48 stalls are proposed. LUC 3.2.2(L)(5) Base on the number on off street parking spaces the development is required to provide a certain number of Accessibility spaces. These spaces shall be located a close as possible to primary pedestrian entrances of the building and designated by a standard vertical sign. One of the accessibility spaces shall also be van accessible (8ft wide stall adjoining a 8ft wide loading area). RESPONSE: : The new proposed accessible parking incorporates the 8' wide van loading space and has been designated as close as possible to the primary pedestrian entrance. LUC 3.2.2(C)(4) Requires a minimum of 4 bicycle parking spaces for the light industrial and an additional 4 spaces for the office portion with1 of the office spaces being enclosed. These spaces shall be located close to the primary pedestrian entrances. RESPONSE: The required bicycle spaces have been provided with 1 of the bicycle parking spaces internal to the building. 4. LUC 3.2.1 This section requires a landscape plan which shall include but not limited to street trees and foundation plantings (see section for further details). RESPONSE: A Landscape Plan is provided with the submittal. LUC 3.2.2(J) Vehicle use areas require at least 5ft landscape setback from the property line and a 10ft landscape setback from a non-arterial street. RESPONSE: Acknowledged. 5. LUC 3.2.4 This section requires a lighting plan. RESPONSE: A Lighting/Photometrics Plan is provided with the submittal. LUC 3.2.5 This section requires an enclosure adequate for both trash and recycling. Such enclosure Conceptual Review Letter Page 3 Custom Blending May 10, 2013 shall be designed with walk-in access and located on a concrete pad at least 20ft from a public sidewalk. RESPONSE: The proposed trash and recycling enclosure is connected to a internal sidewalk system that connects to the public way. The proposed trash and recycling enclosure is in addition to the existing facility that is to remain. LUC 3.5.1(I) Mechanical/Utility equipment locations shall be identified on the plans with notes on how such equipment is screen/painted. RESPONSE: At this time all mechanical systems are still being designed. The design team acknowledges the requirement for screening. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. The existing water main adjacent to the site is a 12-inch main in Precision Drive. RESPONSE: Acknowledged 2. The existing water services to the building include a 1-inch domestic service and an 8-inch fire service. RESPONSE: Acknowledged 3. Wastewater service in this area is provided by the South Fort Collins Sanitation District. RESPONSE: Acknowledged 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. 5. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. A drainage report, erosion control report, and construction plans are required and 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. The erosion control 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. RESPONSE: Acknowledged 2. The runoff detention was designed and built with the previous phase of Custom Blending so the design engineer will need to verify in the drainage report that the proposed development is in compliance with Conceptual Review Letter Page 4 Custom Blending May 10, 2013 the Harmony Technology Park overall drainage plan. In particular the impervious percentage of the proposal and that drainage patterns are consistent with the plan. RESPONSE: Acknowledged 3. Extended detention is for water quality treatment is also provided in the detention pond; however the use of any of the BMPs is encouraged. For more information see our website at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulatio ns/stormwater-criteria) RESPONSE: Additional BMP’s and LID measures have been incorporated into the civil plans through the use of soft pan swales and wetland pre-sedimentation basins being provided at the curb cut locations, which treat the runoff from the existing Custom Blending site, as well as the expansion area. 4. In addition to the extended detention; 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. RESPONSE: Additional BMP’s and LID measures have been incorporated into the civil plans through the use of soft pan swales and wetland pre-sedimentation basins being provided at the curb cut locations, which treat the runoff from the existing Custom Blending site, as well as the expansion area. The developer would like to discuss the possibility of eliminating the pervious pavement requirement, as the proposed development will involve frequent truck use for the majority of the proposed new pavement areas, rather than the majority of the pavement areas being required for small cars and other vehicles for parking needs. The developer has concerns as to the costs of not only installing pervious pavement for areas that will see heavy truck use, but also the on-going maintenance that will be required for the pervious pavement 5. 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/business/builders-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 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. RESPONSE: Acknowledged. 6. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Acknowledged. Conceptual Review Letter Page 5 Custom Blending May 10, 2013 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES The existing Emergency Access Easement on the west side of the facility shall be extended so as to also provide for a fire lane on the south and east sides of the current and expansion buildings. The EAE shall meet fire lane specifications outlined in Chapter 5 of the 2006 IFC (specifically sections 503.2.3, 503.3, 503.4). Should the building exceed 30' in height or three stories, further fire lane requirements shall apply as defined by D105 of Appendix D of the IFC and Poudre Fire Authority Administrative Policy 85-5. RESPONSE: The proposed EMA will tie-in to the existing 25’ wide EMA on the west side of the existing Custom Blending building and be extended south and east along the existing and new expansion (25’ wide), then increasing to 30’ in width as the EMA goes north to Precision Drive (along the east side of the Expansion). STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT: In order to accommodate aerial fire apparatus access, required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 2006 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5 RESPONSE: The proposed facility expansion does exceed 30' in height. The east fire lane along the long side of the building expansion has been designed to be 30'-0" from the face of the building and 30'-0" in width. 2. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings or building additions that cause the building to be greater than 50,000 square feet will require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 RESPONSE: Acknowledged - Design team will coordinate with the fire marshal for a emergency communication system evaluation prior to final build out. 3. AUTOMATIC FIRE SPRINKLER SYSTEM The existing facility is serviced by a fire sprinkler system. The expansion building will require an automatic fire sprinkler system as well. RESPONSE: The proposed facility expansion will be protected by a automatic fire sprinkler system. 4. FIRE ALARM SYSTEM The existing facility is serviced by an alarm system. The expansion building will require a fire alarm system as well. RESPONSE: The proposed facility expansion will be protected by a automatic fire sprinkler system. 5. KEY BOXES REQUIRED Conceptual Review Letter Page 6 Custom Blending May 10, 2013 FYI - An additional Knox Box may be required at other access points into the facility as may be determined at time of building permit. RESPONSE: The design team will coordinate with the fire marshal to identify the exact count and location of the required knox box's. 6. HAZARDOUS MATERIALS Due to the nature of the manufacturing process and the volume of flammable liquids present on site, portions of the building have potential to be classified as H-Group Occupancies. Additionally, dust production as a by-product of the manufacturing process, shall be treated as combustible dust and requires appropriate venting in order to prevent being further classified as a H-Group Occupancy. A HMIA (Hazardous Materials Impact Analysis) may be required by PFA for review and approval. Questions regarding hazardous material use and storage may be directed to Assistant Fire Marshal Ron Gonzales at 970-416-2864. RESPONSE: Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. 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: Acknowledged. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.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. RESPONSE: Acknowledged. 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://www.fcgov.com/engineering/dev-review.php RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 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 Conceptual Review Letter Page 7 Custom Blending May 10, 2013 for their requirements as well. RESPONSE: We will be requesting to defer the submission of the traffic study to a later date. 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: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged. 6. The existing driveway approach over where the expansion occurs would need to be removed and replaced with sidewalk, curb and gutter and landscaping in right-of-way. The new driveway approach would need to be built to City standards (the existing drive approach to be removed was built with asphalt in the right-of-way and should have been constructed in concrete to the property line per standard LCUASS detail 707.) RESPONSE: Acknowledged. 7. The removal of the lot line between Lots 2 and 3 would need to occur via a replat. A replat can also be utilized to dedicate and vacate easements. If any easements need to be dedicated or vacated and are done by separate document, the dedication of each easement by separate document costs $250 each and the vacation of each easement by separate document costs $400 each (plus recording fees for both) as part of the TDRF schedule. RESPONSE: We will be providing a plat with the submittal. 8. Utility plans (or revisions to the previous Harmony Technology Park Third Filing Custom Blending plans) will be required. RESPONSE: Aspen has called out and shown the existing utilities, grading (contours), and site features from the previous HTP Custom Blending plans and incorporated this information into the provided utility plans for the Custom Blending Expansion project. 9. A Development Agreement (or amendment to the previous development agreement) will be required and recorded once the project is finalized with the recordation costs paid by the applicant. RESPONSE: Acknolwedged. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 11. Street cuts require an excavation permit prior to the work, with limits of repair reviewed and approved by the City Engineering Inspection Manager. Street cuts to streets less than 5 years old require pavement impact penalty fee. Precision Drive may be within the street cut penalty window and if so, depending on the amount, location, and spacing of street cuts, a mill and inlay from street cut to street cut may be worth exploring to forego the penalty fee (and may be required regardless). RESPONSE: Acknowledged. Conceptual Review Letter Page 8 Custom Blending May 10, 2013 Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Existing facility is currently fed by a 300Kva 277/480v transformer. Any modification or relocation to existing electric facilities will incur system modification charges. RESPONSE: Acknowledged. 2. A C-1 form and one-line diagram will be required for any additional load. KVA charges will apply for any increase in load. RESPONSE: Acknowledged. 3. Owner will be responsible for Electric Development charges on Lot 3. RESPONSE: Acknowledged. Planning Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. The project can process as a combined Project Development Plan/Final Development Plan application. This potential concurrent application may shorten the review process, but also may result in risk to the applicant if the PDP is not approved. RESPONSE: Acknowledged. 2. A question was raised at the Conceptual Review meeting relating to future expansions. The applicant received a letter from the Economic Health Director, dated March 22, 2013 that outlines three potential planning/development review schedules based on type of development expansion scenario. RESPONSE: Acknowledged. No future building expansions are included in this PDP submittal. 3. Overall timeline for development review process. Based on previous agreements between the applicant and Economic Health Director as described in letter dated March 22, 2013, staff has committed to a two week turn around for each round of review for PDP and FDP submittals, which is a decrease from the standard review process. Staff has also committed to two rounds of review for both PDP and FDP. However, the Planning and Development Review schedule is dependent on several factors, including the pace of your development team’s submittal and response to comments. RESPONSE: Acknowledged. 4. PDP review process. Based on the proposed schedule distributed by the applicant at Conceptual Review dated April 29, 2013, the applicant identifies a submission date for the PDP application on May 22, 2013. The staff review meeting will be held on June 5, with final comment letter forwarded to applicant on June 7. RESPONSE: Acknowledged. Conceptual Review Letter Page 9 Custom Blending May 10, 2013 5. PDP review process. If the applicant submits PDP for second round of review on June 26, the staff review meeting will be on July 10, with final comment letter distributed on July 12. RESPONSE: Acknowledged. 6. FDP. Staff has agreed to a two week turn around timeframe for FDP. Please note that a building permit may be processed concurrent to the Final Development Plan (FDP) submittal. RESPONSE: Acknowledged. 7. The planning/development review schedule, with a two week turn around timeframe for each submittal, may be reduced or expanded based on the overall quality of the submittal and compliance with code. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. The applicant would prefer not to have a neighborhood meeting. 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. RESPONSE: Acknowledged. 10. 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: Acknowledged. 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. RESPONSE: Acknowledged. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 13. The request will be subject to the Development Review Fee Schedule that is available in the Community Conceptual Review Letter Page 10 Custom Blending May 10, 2013 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: Acknowledged. 14. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Acknowledged. 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 projects 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 projects 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 (IPC) 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 A117.1-2003. 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: 2009 IRC Chapter 11 or 2009 IECC Chapter 4 2. Multi-family and Condominiums 3 stories max: 2009 IECC 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 City of Fort Collins Building Code Services Office or contact the phone number, (970) 416-2341.