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HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK, FIFTH FILING - BASIC DEVELOPMENT REVIEW - BDR150005 - SUBMITTAL DOCUMENTS - ROUND 1 -Communit y Developme nt and Neighborh ood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview February 03, 2015 Mark Melchi MAV Development Co. 2723 S. State, Suite 250 Ann Arbor, MI 48104 RE: HTP Harmony Frontage Infrastructure - Preliminary Design Review, PDR150001, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, 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: Planning Services Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/20/2015 01/20/2015: This project will need to be in compliance with the HTP ODP 7th amendment. BHA: Acknowledged. Where is the bike and ped connections that runs through the site? BHA: Bike and ped connections will be provided with development of the lots south of Harmony Road. No development plan exists yet to make a logical connection. Comment Number: 2 Comment Originated: 01/20/2015 01/20/2015: The project will need to include a landscaping plan. BHA: A landscape plan is provided. Comment Number: 3 Comment Originated: 01/20/2015 01/20/2015: If the project is not pursuing to approve any uses, then it can proceed as a Basic Development review for the ROW improvements and infrastructure. BHA: Acknowledged. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 20 Comment Originated: 01/21/2015 01/21/2015: "Back in the day" when Technology Parkway was intended to be the first signalized intersection and Lady Moon Drive would be signalized at a later date (when meeting signalized warrants), the design for Harmony Technology Park 2nd Filling required that Lady Moon Drive be in the interim, constructed as a 3/4 movement (left in's off of Harmony) and limily Lady Moon Drive/HP access to Harmony Road to right-in, right-out. This may need to be explored now with Technology Parkway to address an interim situation in which the roadway is constructed but not meet warrants for signalization. BHA: Acknowledged, Design is based on long term condition which includes a signal at Technology Parkway. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/20/2015 01/20/2015: 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. BHA: Acknowledged. Comment Number: 2 Comment Originated: 01/20/2015 01/20/2015: 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 BHA: Acknowledged. Comment Number: 3 Comment Originated: 01/20/2015 01/20/2015: 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. BHA: Acknowledged. Comment Number: 4 Comment Originated: 01/20/2015 01/20/2015: 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. BHA: Acknowledged. Comment Number: 5 Comment Originated: 01/20/2015 01/20/2015: 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 BHA: Acknowledged. Comment Number: 6 Comment Originated: 01/20/2015 01/20/2015: A reimbursement is due to the City for the cost to widen Harmony Road adjacent to the Proeprty. This will be due prior to the issuance of the first building permit. BHA: Acknowledged. Comment Number: 7 Comment Originated: 01/20/2015 01/20/2015: Does Timberwood Drive align and fit within the platted right-of-way? If it doesn’t we will need to go to City Council to vacate and right-of-way that is no longer needed. BHA: Timberwood Drive is proposed to fit within the current ROW. Comment Number: 8 Comment Originated: 01/20/2015 01/20/2015: How will the pedestrian and bicycle circulation that is shown on the ODP be accomplished through this site? BHA: Ped and bicycle circulation will be provided through the site with development of the lots south of Harmony Road. At a minimum one north south connection will be made. Location will be determined based on development plans that are not part of this submittal. Comment Number: 9 Comment Originated: 01/20/2015 01/20/2015: The median in Technology Parkway will need to be landscaped in accordance with the median landscaping standards and LCUASS requirements and will be the responsibility of this development to install and maintain the median and it’s landscaping. BHA: Acknowledged. Landscaping is provided in the median of Technology Parkway. Comment Number: 10 Comment Originated: 01/20/2015 01/20/2015: Need to provide roadway designs for Timberwood Drive and Technology Parkway and construct these streets as a part of the project. Preliminary off site design shall also be provided for Technology Parkway. BHA: Acknowledged. Engineering drawings are provided. 01/20/2015: Sidewalk will need to be designed and installed along the south side of Harmony Road adjacent to the site, the east side of Technology Parkway adjacent to the site, the north side of Timberwood Drive adjacent to the site, and the south side of Timberwood Drive along the frontage of the pond. BHA: The walk along Harmony Road is provided with this project. Walks along Technology Parkway and Timberwood Drive will be provided with adjacent development. Comment Number: 12 Comment Originated: 01/20/2015 01/20/2015: Traffic Study will be used to determine if any additional improvements are necessary to accommodate the development and the proposed accesses. BHA: A TIS has been prepared for this project. Comment Number: 13 Comment Originated: 01/20/2015 01/20/2015: A reimbursement for a portion of the cost of the right turn lane that has been constructed onto Lady Moon will likely be due from this project to reimburse Banner for the development proportionate share of this turn lane. Banner has the ability to file for reimbursement. BHA: Acknowledged. Comment Number: 14 Comment Originated: 01/20/2015 01/20/2015: Are you proposing to replat the property? It would make more sense than trying to vacate and dedicate easements by separate document. BHA: The project fits within current platted boundaries. No new plat is considered for this project. Comment Number: 15 Comment Originated: 01/20/2015 01/20/2015: This project is responsible for dedicating any right-of-way and easements that are necessary for this project. BHA: Acknowledged. Comment Number: 16 Comment Originated: 01/20/2015 01/20/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. BHA: Acknowledged. Utility plans are provided. Comment Number: 17 Comment Originated: 01/20/2015 01/20/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. BHA: Acknowledged. Comment Number: 18 Comment Originated: 01/20/2015 01/20/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. BHA: Acknowledged. No parking is proposed as part of this project. Comment Number: 19 Comment Originated: 01/20/2015 01/20/2015: If you are planning on phasing the project the phasing will need to be shown on the utility plans. BHA: Acknowledged. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/20/2015 01/20/2015: 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. BHA: Acknowledged. Landscape plans are provided for the Harmony Road buffer area and Technology Parkway media as part of this project and are designed to meet applicable code requirements. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 01/20/2015: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Based upon the proposed site plans, it is unclear if buildings on the interior of the site have adequate access to a fire hydrant. Code language provided below. BHA: Acknowledged. > COMMERCIAL REQUIREMENTS: 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. Comment Number: 2 Comment Originated: 01/20/2015 01/20/2015: FIRE LANES Fire lanes shall be provided to within 150' of all portions of any building. Fire access is not measured from arterial roads. As such, and Emergency Access Easement will be required within the site to serve the needs of some buildings. Also be advised that buildings over 30' in height as defined by the fire code, require increased fire access requirements. See Fire Lane Specifications and other code language provided below. BHA: Acknowledged. > Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 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, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. BHA: 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. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. 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. BHA: Acknowledged. Comment Number: 3 Comment Originated: 01/20/2015 01/20/2015: TURNING TEMPLATE As part of the plan set, the fire marshal is requesting that all projects provide turning templates to indicate fire apparatus movement along private drives and throughout Emergency Access Easements within the development site. BHA: No site development is proposed with this project. 01/20/2015: FIRE CONTAINMENT VS FIRE SPRINKLERING 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. There may be additional sprinklering requirements based on the occupancy group classification of a building. BHA: Acknowledged. Comment Number: 5 Comment Originated: 01/21/2015 01/21/2015: 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 BHA: Acknowledged. Comment Number: 6 Comment Originated: 01/21/2015 01/21/2015: PREMISE IDENTIFICATION New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. BHA: Acknowledged. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/20/2015 01/20/2015: The site disturbs more than 10,000 sq-ft and in a sensitive area, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com BHA: Acknowledged. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/21/2015 01/21/2015: 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. 01/21/2015: In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Per agreement with the City of Fort Collins Stormwater, interim, cobble pits will be utilized south of Timberwood Drive and until adjacent development occurs. A future, regional detention and water quality pond will be provided with future development and will adhere to the HTP Masterplan and the McClelland’s drainage basin criteria. Comment Number: 4 Comment Originated: 01/21/2015 01/21/2015: There are existing storm sewer pipes that enter the site from Harmony and Lady Moon at the northeast corner of the site. These pipes take drainage from the adjacent streets and, as part of this development, this runoff needs to be safely conveyed to the proposed detention pond and included in site detention and water quality calculations. There is also a storm pipe leaving the site into Lady Moon, presumably as a release point for the onsite detention pond. If this pipe is not used as an outfall for this development, it will need to be plugged or removed. Acknowledged. Future, adjacent development will provide for these measures. Comment Number: 5 Comment Originated: 01/21/2015 01/21/2015: 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-form s-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. BHA: Acknowledged. Comment Number: 6 Comment Originated: 01/21/2015 01/21/2015: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites 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. For more information please refer to the City's website where additional information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impac t-development BHA: Acknowledged. Comment Number: 7 Comment Originated: 01/21/2015 01/21/2015: 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-de velopment-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. BHA: Acknowledged. Comment Number: 8 Comment Originated: 01/21/2015 01/21/2015: 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. BHA: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/20/2015 01/20/2015: No comments. BHA: Acknowledged. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/21/2015 01/21/2015: Internal walkability and sidewalks could be improved. This includes a walkable spine inside, and connections to Harmony. BHA: Connecting walks will be provided with development of lots under separate review. Comment Number: 2 Comment Originated: 01/21/2015 01/21/2015: The entire site is mostly just a parking lot. Some sort of circulation pattern, including a "through road" would be helpful. BHA: No development is proposed with this project. Subsequent development plans will provide required circulation. Comment Number: 3 Comment Originated: 01/21/2015 01/21/2015: We'll need a Traffic Impact Study. Please contact me to scope the study. The signalization of Technology Parkway is problematic and needs to be analyzed carefully. BHA: A TIS has been prepared and submitted. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/21/2015 01/21/2015: Existing water mains in this area include a 12" main in Technology Parkway with a 12" stub out into the Timberwood Drive right-of-way and a 16"¿ main in Lady Moon Drive with a 16" stub out into the Timberwood Drive right-of-way. As part of this development, the installation of the water main in Timberwood Drive will be required. BHA: Acknowledged. Comment Number: 2 Comment Originated: 01/21/2015 01/21/2015: For sewer service, this site is not within the City of Fort Collins service area. BHA: Acknowledged. Comment Number: 3 Comment Originated: 01/21/2015 01/21/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards BHA: Acknowledged. Comment Number: 4 Comment Originated: 01/21/2015 01/21/2015: Development fees and water rights will be due at building permit. BHA: Acknowledged.