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HomeMy WebLinkAboutCARGILL EXPANSION - PDP/FDP - FDP130043 - 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 August 16, 2013 – 10-30-13 Responses Cathy Mathis TB Group 444 Mountain Ave Berthoud, CO 80513 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 shop/warehouse 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 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, Noah Beals, at 970-416-2313 or nbeals@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.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. RESPONSE: A Plat is being submitted. 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.). RESPONSE: The improvements are being constructed as a part of the requirements of the BDR for the greenhouse. 3. The new improvements need to be designed in compliance with Articles 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'. RESPONSE: A Modification of Standards will be requested for this. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Page 1 of 7 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. RESPONSE: Acknowledged. 2. 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. 3. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com Department: Stormwater Engineering 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. RESPONSE: Since we are subdividing the property, this may no longer be a valid comment. 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. RESPONSE: These items are included in the submittal. 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. RESPONSE: Detention has been provided for the new facilities and the existing greenhouse recently constructed. 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/utilities/business/builders-and-developers/development-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. RESPONSE: Extended detention and bioswales are being used to meet this requirement. 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/builders-and-developers/development-forms-guidelines-regulations/ stormwater-criteria. RESPONSE: This site is requesting a variance from this criteria and offering alternative methods to meet the intent of the requirement. 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/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 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. RESPONSE: Acknowledged 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. RESPONSE: Acknowledged Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-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. RESPONSE: We have added one fire hydrant 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. RESPONSE: Acknowledged. 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: a. Shall be designated on the plat as an Emergency Access Easement. RESPONSE: The Plat shows an EAE. b. Maintain the required 20 foot minimum unobstructed width* & 14 foot minimum overhead clearance. RESPONSE: Acknowledged. c. Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. RESPONSE: Acknowledged. d. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. RESPONSE: Acknowledged. e. 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. RESPONSE: There should be adequate turning movements within the fire access lane. f. Be visible by painting and/or signage, and maintained unobstructed at all times. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. We will discuss details of the gate as it relates to fire access. 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. 2006 International Fire Code 505.1 RESPONSE: Acknowledged. Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Department: Environmental Planning 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: Tyler Siegmund, 970-221-6501, tsiegmund@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 for their requirements as well. RESPONSE: We are in discussions with ward Stanford to see if the TIS can be waived. 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. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: Acknowledged. The Plat indicates right-of-way. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Contact: Justin Fields, 970-224-6150, jfields@fcgov.com Department: Electric Engineering 1. If a new transformer is needed, coordinate the transformer location with Light and Power Engineering, (970) 221-6700. RESPONSE: We will be determining if a new transformer is required as the building design moves forward. 2. Electric development and system modification charges may apply. Contact Light and Power Engineering for an estimate of these charges. RESPONSE: Acknowledged. 3. A C-1 form and 1-line diagram will need to submitted, the C-1 is available at http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf. RESPONSE: Acknowledged. Current Planning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.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. RESPONSE: A Modification will be requested. 2. LUC 4.5(E)(2)(a) All nonresidential buildings including industrial buildings shall meet the standards LUC 3.5.3 RESPONSE: Acknowledged. 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. RESPONSE: As discussed, this does not apply. LUC 3.2.2 This section deals with the access, circulation and parking for vehicles, bicycles and pedestrians and transit (see section for details). RESPONSE: Acknowledged. 4. LUC 4.5(2)(b) No building footprint shall exceed a total of 20,000 sq ft. RESPONSE: A Modification will be requested. LUC 4.5(2)(c) Buildings shall be at least 1.5 stories in height and a maximum of 2.5 stories. RESPONSE: Acknowledged. LUC 4.5(2)(d) Roof Form standards (see section for details) RESPONSE: Acknowledged. LUC 4.5(2)(e) Building Massing standards (see section for details) RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 5. LUC 3.2.1 A landscape plan is required RESPONSE: Provided with Submittal. LUC 3.2.4 A lighting plan is required. RESPONSE: Provided with Submittal. 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. RESPONSE: A trash enclosure is shown on the north side of the building. 6. LUC 3.5.1(I) Mechanical/Utility (Vents, flues, meters, boxes, conduit, ac/rtu, transformers...) equipment locations shall be identified on the plans and included notes on how such equipment shall be screened and painted. RESPONSE: Acknowledged. 7. LUC 3.6.2(N)(6) Gated entryways for private drives are also prohibited. A modification request would be needed to gate a private drive. RESPONSE: As discussed, this does not apply. 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. 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 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.