HomeMy WebLinkAboutSPOONS-LIGHTFIELD ENTERPRISES, INC. - PDP/FDP - FDP150003 - 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
October 28, 2014
Cathy Mathis
TBGroup
444 Mountain Ave.
Berthoud, CO 80513
Re: 2600 Midpoint - Office and Warehouse
Description of project: This is a request to construct an office and warehouse for Lightfield Enterprises,
Inc., formerly known as Vogel Concrete, at 2600 Midpoint (parcel #8720206017). The proposal calls for
1,958 sq. ft. of office space, a 5,600 sq. ft. shop and a large fenced yard. The site is located in the
Industrial (I) zone district. This project will be subject to Administrative (Type I) 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, Clay Frickey, at 970.224.6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. The maximum off street parking permitted is .75 spaces per employee.
RESPONSE: Acknowledged.
2. The trash enclosure shall meet LUC 3.2.5 including a walk in door without the need to open the
main gates.
RESPONSE: The trash enclosure has a walk in door.
3. Fencing for the storage yard area needs to be solid with wall matching a color and finish of the
building. And a landscape plan is required for the entire site. The storage yard will be required
to pave the drive aisle from the service bay doors to the gate/parking lot paving.
RESPONSE: The fencing details are shown on the site plan. A landscape plan is included with
the submittal. The service yard has a concrete apron from the gate to the service bay doors on
the north side of the building.
4. A bike rack supporting a minimum of 4 bicycles will need to be installed.
RESPONSE: A bike rack is shown on the plans.
5. The storage yard will be required to pave the drive aisle from the service bay doors to the
gate/parking lot paving.
RESPONSE: The service yard has a concrete apron from the gate to the service bay doors on the
north side of the building.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970.221.6339, sboyle@fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8" sanitary sewer and 8" water
main in Midpoint Drive.
RESPONSE: Acknowledged.
2. It does not appear there are currently water or sewer services serving this site so new services
will be needed.
RESPONSE: Water service corp stops were found by the surveyor, since the neighboring lots are
1” services, that is what is shown on the plans. A 4” sanitary service is proposed.
3. 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.
4. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated amount of traffic volume given the uses in the application is not expected to rise
to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study
requirement can be waived.
RESPONSE: Acknowledged. Thank you.
2. A detached sidewalk will need to be provided.
RESPONSE: Acknowledged, a detached sidewalk is proposed.
Department: Stormwater Engineering
Contact: Shane Boyle, 970.221.6339, sboyle@fcgov.com
1. 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: Acknowledged, the drainage report, erosion control report, and construction plans
are included with the submittal. An SOP is also included as loose inserts into the drainage
reports.
2. Onsite detention is required for the runoff volume difference between the 100 year developed
inflow rate and the 2 year historic release rate. The outfall for this site is the curb & gutter of
Midpoint Drive.
RESPONSE: Acknowledged, the rain garden and detention has been sized to attenuate flows to
the 2 year historic release rate.
3. 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: Acknowledged, more than 50% of the site runoff is treated utilizing pavers and rain
gardens.
4. Low Impact Development (LID) requirements are required when the impervious area is
increased or a site is required to be brought into compliance with the Land Use Code. 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. Information can be found 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: Acknowledged, please see the LID summary table on the drainage plan showing that
the LID requirements have been exceeded.
5. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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, please see the appendix of the Erosion Control Report for the escrow
estimate.
6. The design of this site must conform to the drainage basin design of the Cache la Poudre River
Master Drainage Plan as well the Fort Collins Stormwater Manual.
RESPONSE: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is
used, the containment construction shall be reviewed and approved by the Poudre Fire
Authority prior to installation.
RESPONSE: Acknowledged. A 1 hour wall Fire Containment is planned and will be documented
on the Construction Documents for permit.
2. FIRE LANES
IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as
measured by an approved route around the exterior of the building. When fire lanes cannot be
provided, the fire code official is authorized to increase the dimension of 150 feet if the building
is equipped throughout with an approved, automatic fire-sprinkler system. If fire access is to be
provided on the property, the following specifications shall apply.
RESPONSE: Acknowledged.
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.
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. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings 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.
4. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Hydrants in commercial areas are to provide 1,500 gpm at 20 psi residual pressure, spaced not
further than 300 feet to the building. There is an existing hydrant across the street and this
requirement appears to have been met but applicant shall verify.
RESPONSE: Acknowledged, since the buildings will not be sprinkled and are Type V construction,
an additional hydrant was required per code.
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: Sheri Langenberger, 970-221-6573, slangenberger@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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need
to meet ADA standards, if they currently do not, they will need to be reconstructed so that they
do meet current ADA standards as a part of this project. The existing driveway will need to be
evaluated to determine if the slopes and width will meet ADA requirements or if they need to
be reconstructed so that they do.
RESPONSE: Acknowledged.
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. Midpoint is considered a Collector Roadway. Access spacing shall be in accordance with
standards – which mean access points (driveways) need to align or meet separation distances.
RESPONSE: Acknowledged.
7. A detached sidewalk similar to the one existing to the NW will need to be designed and
installed. The standard is a 5 foot sidewalk with a 8 foot wide parkway. Additional right-of-way
will need to be dedicated to accommodate the sidewalk.
RESPONSE: Acknowledged, an additional 3’ of right-of-way is proposed as well as the correct
location of the sidewalk.
8. This project is responsible for dedicating any right-of-way and easements that are necessary for
this project. If you are not replatting these would need to be dedicated by separate document.
Information on this process can be found at: : http://www.fcgov.com/engineering/dev-
review.php
RESPONSE: A plat is being provided for all onsite easements and the right-of-way dedication.
9. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
RESPONSE: Acknowledged.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on
the site.
RESPONSE: Acknowledged.
11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
RESPONSE: Acknowledged, parking setbacks exceed Figure 19-6 requirements.
12. Drainage out to Midpoint cannot go out the driveway over the sidewalk. A sidewalk chase must
be used.
RESPONSE: Acknowledged, there is a high point at each driveway to minimize any flow from the
site flowing over the sidewalk.
13. Midpoint being a Collector upon construction of the sidewalk you would be eligible to file for
reimbursement of the additional .5 feet of sidewalk. Questions on the requirements and
submittal requirements please contact Matt Baker at 224-6108.
RESPONSE: Acknowledged.
14. Street cut fees shall apply for any street cuts into the existing street.
RESPONSE: Acknowledged.
Department: Electric Engineering
Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com
1. Light & Power will have to field check and verify the existence of a 4" conduit stubbed to
streetlight located on SE corner of lot. If it exists, power will be supplied from that location.
Please coordinate service size and planning with Light & Power at (970) 221-6700.
RESPONSE: Acknowledged.
Planning Services
Contact: Clay Frickey, 970.224.6045, cfrickey@fcgov.com
1. 3.2.1 - The site plan does not show any landscaping on the interior or boundary of the parking
lot. 6% of the interior area of the parking lot needs to be landscaped and the parking lot needs
to be screened from abutting land uses via landscaping.
RESPONSE:
2. 3.4.4 - The proposed use will need to comply with the City's Noise Control Ordinance (Chapter
20, Article II of the City Code).
RESPONSE:
3. 3.5.1 - The proposed building will need to be compatible with surrounding developments in
terms of size, height, bulk, mass, materials and scale.
RESPONSE: Acknowledged.
4. 3.5.1(I)(6) - When you submit your building elevations, make sure that all rooftop mechanical
equipment is screened from public view.
RESPONSE: Mechanical equipment shall be located on the ground and fully screened from view.
5. 4.28(E)(2)(c) - The proposed building color shall be a neutral shade, with a medium to dark color
range, and not white, bright or reflective.
RESPONSE: The proposed colors fall in the dark greens for metals and dark tans/ browns for all
other construction types.
6. Please clearly indicate the location of the fence on the final site plan. I assume it is indicated by
the lines with squares but that is unclear without labels.
RESPONSE: The fence is shown on the site and landscape plans, along with a detail.
7. Both the drive aisle and approach apron accessing the garage bays must be paved in concrete or
asphalt. The remaining vehicle and equipment storage area may be surfaced with recycled
asphalt or similar hard surface that allows water percolation and minimizes fugitive dust.
RESPONSE: Acknowledged. The plans reflect this.
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