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HomeMy WebLinkAboutSPOONS-LIGHTFIELD ENTERPRISES, INC. - PDP/FDP - FDP150003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW (3)Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - Fax Fcgov.com July 18, 2014 Tom Stoner Spoons PO Box 271062 Fort Collins, CO 80527 Re: 2590 Midpoint Dr - Light Industrial Description of project: This is a request to build a commercial kitchen at 2590 Midpoint Drive (Parcel # 87202-06-018). The proposed one-story building will be approximately 6,100-8,000 square feet with a small parking lot and delivery truck turnaround. The parcel 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. The use, commissary kitchen, is normally classified as a commercial use called "food catering or small food product preparation" use. Such a use though, is limited to a maximum floor area of 5000 square feet. Since the proposed building exceeds that size, the use is classified as a light industrial use instead and is subject to a Type 1 review process. RESPONSE: Acknowledged. 2. The depth of the front landscape area must be a minimum of 10 feet. A minimum 5 foot deep landscape setback is required along the length of the rear lot line. 6% of the interior of the parking lot, including the driveways and other vehicular use areas, needs to be in the form of landscape islands. Three such islands are shown, but more are probably needed to comply. RESPONSE: There is now 12’ of landscape along the Midpoint Drive frontage. All of the side and rear lot lines have a 5’ landscape area. 3. Consider changing the front parking stalls to 90 degree stalls unless the two driveways are going to clearly be labeled "entrance only" and "exit only". RESPONSE: The site has been re-designed from the original conceptual review meeting to allow full circulation around the building. The parking is at 90 degrees. 4. Foundation plantings in beds at least 5 feet wide and along 50% of a building wall are required along building walls that are in high-use or high-visibility areas. This will apply along the front wall and at least along the front portion of the side walls. RESPONSE: The front and east sides of the building will have foundation planting. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in Midpoint. RESPONSE: Acknowledged. 2. There is a 1-inch water service that was previously stubbed into the site; however, it does not appear that a sewer service extends to the property. RESPONSE: Water service corp stops were found by the surveyor. A 6” sanitary service is proposed. 3. A grease interceptor will be required. 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: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. We will need a little more information on the use of the facility, and anticipated traffic volumes to determine whether a Traffic Impact Study (TIS) is needed. How will the kitchen be used? By Whom? How many vehicles per day? etc. Section 4.2.3.D of the LCUASS defines when a TIS is not required and this development will need to provide information on whether they are under this threshold or not. RESPONSE: Per an email from Martina on January 6, 2015, the TIS is waived for now. 2. The street frontage on Midpoint will need to be built to a minor collector standard. This includes an 8 ft. parkway and 5 ft. detached sidewalk, much like what was built on the parcel immediately to the northwest. RESPONSE: The parkway and walk are shown on the plans. 3. Two access point are shown on the plan. The preference is for a parcel to have only one access point. The applicant will need to provide information on whether the proposed two access points meet the LCUASS access spacing requirements (See Table 7-3). RESPONSE: The site now shows one access point that lines up with the existing drive on the south side of Midpoint. Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com 1. This address is not located in a regulatory 100-year floodplain. RESPONSE: Acknowledged. 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: 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. 3. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. RESPONSE: Acknowledged, the rain garden and detention has been sized to attenuate flows to the 2 year historic release rate. 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:Acknowledged, please see the LID summary table on the drainage plan showing that the LID requirements have been exceeded. 5. Low Impact Development (LID) requirements are now 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. 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: Acknowledged, please see the LID summary table on the drainage plan showing that the LID requirements have been exceeded. 6. Appears there is no storm drains in the area, the curb & gutter of Midpoint Drive is the outfall. RESPONSE: Acknowledged. 7. 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. 8. The design of this site must conform to the drainage basin design of the Cache la Poudre River Master Drainageway Plan as well the Fort Collins Stormwater Manual. RESPONSE: Acknowledged. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. 2012 IFC CODE ADOPTION The Poudre Fire Authority and City of Fort Collins have adopted the 2012 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. RESPONSE: Acknowledged. 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. 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. RESPONSE: Turning radii are shown on the Site Plan. 3. 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. Building is to be sprinklered. 4. 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: 5. COMMERCIAL KITCHEN HOODS IFC 609.2: A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. RESPONSE: Acknowledged. A Type I Hood shall be provided. 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. Fee included with submittal. 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, Martina Wilkinson (221-6887) 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: Per an email from Martina on January 6, 2015, the TIS is waived for now. 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: The site now shows one access point that lines up with the existing drive on the south side of Midpoint. 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: The parkway and walk are shown on the plans. 8. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: Right-of-way will be dedicated on Plat. 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: We believe that both sites meet LCUASS for parking stall setbacks. 12. Drainage out to the street needs to go out using a sidewalk culvert. Drainage out to the driveway across the sidewalk is not allowed. RESPONSE: Acknowledged, there is a high point at each driveway to minimize any flow from the site flowing over the sidewalk. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 1. There exists a 120/208 75 kVA 3-phase transformer with two 4" empty conduits stubbed out to the SW corner of the proposed development. Normal development charges will apply. Please reference http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment- development-fees/electric-development-fee-estimator for a general estimate. Please contact Light & Power Electrical Engineering at 221-6700 if you have any questions. RESPONSE: Acknowledged. Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. A minimum 5' landscaped area is required along the rear lot line, and the front parking and drive aisles require a minimum setback of 10' from the front lot line. RESPONSE: There is now 12’ of landscape along the Midpoint Drive frontage. All of the side and rear lot lines have a 5’ landscape area. 2. As you begin preparing landscaping details, please consider the following requirements: Parking lot perimeter screening will be needed along the side and rear lot lines. This screening should consist at a minimum of one tree every 40 lineal feet, and including other landscaping elements a minimum of 30 inches in height that extend and cover at least 70% of the length of the parking and vehicle use areas. RESPONSE: Acknowledged. A minimum of 6% of the interior parking area should be devoted to landscaped areas. RESPONSE: Acknowledged. Street trees should be provided at a spacing of 30-40' in the parkway strip between the street and new detached sidewalk. RESPONSE: Acknowledged. Foundation plantings and tree stocking in areas within 50' of the proposed building, concentrated along high visibility areas near the front of the lot. RESPONSE: Foundation plantings are shown on the south and east sides of the building. 3. For a light industrial use, a minimum of 4 bicycle parking spaces are required. RESPONSE: Bicycle racks are show on both sites. 4. A sidewalk should connect from the new detached street sidewalk to the front entrance walkway. Where the walkway crosses any driveways or drive aisles, the crossing should be given emphasis with colored paving, special materials, or striping. RESPONSE: We have shown a sidewalk connection from the parking area out to Midpoint Drive 5. Will the fencing shown block general access/circulation for those parking on the side of the building? If so, the side parking should be perpendicular to the building with a two-way drive aisle 24' wide. RESPONSE: See revised Site Plan. Layout has changed since Conceptual Review. 6. 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. 7. 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. 8. 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. 9. 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. 10. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 11. 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. Fees are included with submittal. 12. 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.