HomeMy WebLinkAboutPRECISION TECHNOLOGY - PDP200013 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
February 07, 2020
Jeffrey Errett
Fort Collins, CO
Re: 3486 Precision Dr. Warehouse
Description of project: This is a request to construct a new 100,000 square foot building
for warehouse, manufacturing, and general office space with additional site improvements.
The site (parcel #8604217002) is located 1,600 feet east of Ziegler Road and 1,600 feet
south of E. Harmony Road. Future access will be taken from Precision Drive directly to the
south. The proposal includes 64 on -site parking spaces. The property is within the Harmony
Corridor (H-C) zone district and is subject to Planning and Zoning Board (Type 2) review
for the proposed "Light Industrial' use(s). If the intended use(s) do not meet the "Light
Industrial' standards, creating a "Warehouse" use, the project will also be subject to an
Additional Permitted Use application as part of the Planning and Zoning Board (Type 2)
review.
Please see the following summary of comments regarding 3486 Precision Dr. Warehouse.
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, please contact
your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via
email at tsullivan@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
I will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations.
Thank you!
RMS Response: Thanks, we look forward to working with you.
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United Civil Response: This swale is now a bioretention pond. Details of this pond are in the drainage report.
7. Imperviousness documentation (standard comment):
It is important to document existing and proposed impervious areas, 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.
United Civil Response: Proposed basins and impervious areas have been documented within the drainage
report and the drainage plan has been included in the appendix. The undeveloped lot currently has no
impervious area and is document in the report text.
8. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume -based stormwater storage, including extended detention basins.
United Civil Response: Noted, the state spreadsheet will be filled out and submitted at the completion of design.
9. Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In addition,
the City requires the use of Low Impact Development (LID) methods to treat stormwater
quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements;
the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other
options are allowed.
'The remainder of the water quality treatment, termed 'standard' water quality, has been
provided in the Harmony Technology Park "Pond 100," designed by the HTP Master
Drainage Plan. The master plan assumed 80% imperviousness.'
Accepted methods are described in the Fort Collins Stormwater Criteria Manual
(FCSCM), Chapter 7:
hftp://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
United Civil Response: Permeable pavement is not included in the design so the site will treat 75% of new
impervious areas with LID treatment techniques.
10. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
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Schlam at 224-6015 or ischlam@fcgov.com.
United Civil Response: Noted, the erosion control report will be submitted with Final Compliance.
11. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on -going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
United Civil Response: Noted, thanks.
12. Fees (standard comment):
The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious
area over 350 square feet and there is a $1,045/acre of site 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 at:
http://www.fcgov.com/uti lities/b usiness/b u ilders-and-developers/plant-i nvestment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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.
United Civil Response: Noted, thanks.
Department: Water -Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. Other service district (site specific comment):
This project site is located within the South Fort Collins Sanitation District for water and
sewer service. Please contact them at (970) 226-3104 for development requirements.
United Civil Response: Noted. South Fort Collins Sanitation District has already been contacted and
coordination with that entity has begun.
2. Existing Water Infrastructure (site specific comment):
There is an existing 12-inch water main in Precision Drive.
United Civil Response: Noted, thanks.
3. Service separation (standard comment):
If more than one building is proposed, separate water services will be required to
service each building.
United Civil Response: Noted, thanks.
4. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
United Civil Response: Noted, the design team's mechanical engineer will prepare the sizing justification letter
during Final Compliance.
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5. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
RMS Response: Low to medium plants have been called out. The water budget chart is located on the
landscape plan sheet.
6. Fees (standard comment):
Development fees and water rights will be due at building permit. These fees are to be
paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
The Architect's Studio Response: Acknowledged,
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
INFORMATION:
Light and Power has conduit stubbed to the site on the southwest corner of the property.
We can use this empty conduit to bring three phase conductor to the site and ultimately
a new transformer location.
The Architect's Studio Response: Acknowledged.
2. FOR FINAL REVIEW:
Please provide a one -line diagram and a C-1 form to Light and Power Engineering. The
C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/En,Wiki/WikiPdfs/C/C-1 Form.pdf
The Architect's Studio Response: Acknowledged. C-1 form will be completed when electrical design is more
complete and service requirements are known.
3. INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten foot
clearance away from all water, wastewater, and storm sewer facilities. We also require
a three-foot clearance away from all other utilities with the exception of communication
lines.
United Civil Response: Noted, thanks. Electrical primary and secondary will be shown on future submittals once
building design has progressed.
4. INFORMATION:
As your project begins to move forward please contact Light and Power Engineering to
coordinate the streetlight, transformer and electric meter locations, please show the
locations on the utility plans. Transformer locations shall be within 10' of a paved surface
and must have a minimum of an 8' clearance from the front side and a T clearance
around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and
rear.)
United Civil Response: Noted, thanks. Streetlights, transformers, and electric meters will be coordinated and
shown on plans once site and building design has progressed.
5. INFORMATION:
You may contact Austin Kreager, project engineering if you have questions. (970)
224-6152. You may reference Light & Power's Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FI NA
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L_ 18 Novem be r2016_Am endment. pdf
You may reference our policies, development charge processes, and use our fee
estimator at:
http://www.fcgov.com/uti I ities/busi ness/b u i lde rs-and-developers.
United Civil Response: Noted, thanks.
6. INFORMATION:
The City of Fort Collins now offers gig -speed fiber internet, video and phone service.
Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.
United Civil Response: Noted, thanks.
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
1. Please submit a site photometric plan and luminaire schedule. All lighting shall have a
nominal correlated color temperature (CCT) of no greater than three thousand (3,000)
degrees Kelvin [see LUC 3.2.4(D)(11)]. Site light sources shall be fully shielded and
down -directional to minimize up -light, spill -light, glare and unnecessary diffusion on
adjacent property. Please also consider fixtures with motion -sensing or dimming
capabilities so that light levels can be adjusted as needed.
RMS Response: Noted, all lighting meets applicable LUC requirements, refer to photometric plan and details.
2. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant list.pdf.
RMS Response: Low to medium use plants are proposed with a water budget chart on the landscape plans.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
1. 1/30/2020: PRE -SUBMITTAL: Forestry Tree Inventory
There appear to be existing private property trees near the proposed limits of
development on this property and adjacent properties. Will there be impacts to them
associated with this development? Regardless of tree impact, please schedule an
on -site meeting with City Forestry to obtain tree inventory and mitigation information.
Existing significant trees should be retained to the extent reasonably feasible. This
meeting should occur prior to first round PDP.
RMS Response: There are no existing trees on the site. The new drive aisle is intersection the WilMarc
Medical parking lot where an existing island and tree are. Because this was just approved in 2017 and installed
in late 2018 the applicant just listed the tree on the approved WilMarc plans as it has grown above the installed
2" caliper.
2. 1/30/2020: INFORMATION ONLY FOR PDP
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Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements
such as 'full tree stocking'. This should include the existing tree inventory, any proposed
tree removals with their locations clearly noted and any proposed tree plantings
(including species, size, quantity and method of transplant). The plans should also
include the following City of Fort Collins notes:
RMS Response: A chart for full tree stocking has been included on sheet LP101.
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the city planner or Nils Saha (Nsaha@fcgoc.com)
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0" caliper balled and burlapped
Evergreen tree: 6.0' height balled and burlapped
Ornamental tree: 1.5" caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0" caliper balled and burlapped
Evergreen tree: 8.0' height balled and burlapped
Ornamental tree: 2.0" caliper balled and burlapped
RMS Response: Plans address all above comments and meet full tree stocking requirements.
3. 1/30/2020: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not limited to
water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs.
Please adjust tree locations to provide for proper tree/utility separation.
10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and water or sewer service lines
4' between trees and gas lines
10' between trees and electric vaults
40' between canopy shade trees and streetlights
15' between ornamental trees and streetlights
RMS Response: Plans meet all separation, dimensions shown where needed on plans.
4. 1/30/2020: INFORMATION ONLY FOR PDP
If applicable, please provide an "Existing Tree Removal Feasibility Letter" for City
Forestry staff to review. Proposals to remove significant existing trees must provide a
justification letter detailing the reason for tree removal. This is required for all
development projects proposing significant tree removal regardless of the scale of the
project. The purpose of this letter is to provide a document of record with the project's
approval and for the City to maintain a record of all proposed significant tree removals
and justifications. Existing significant trees within the project's Limits of Disturbance
(LOD) and within natural area buffer zones shall be preserved to the extent reasonably
feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance
to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts
have been undertaken to comply with the regulation, that the costs of compliance clearly
outweigh the potential benefits to the public or would unreasonably burden the proposed
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project, and reasonable steps have been undertaken to minimize any potential harm or
adverse impacts resulting from noncompliance with the regulation.) Where it is not
feasible to protect and retain significant existing tree(s) or to transplant them to another
on -site location, the applicant shall replace such tree(s) according to City mitigation
requirements.
RMS Response: Letter with tree removal submitted.
5. 1/30/2020: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least
(50%) of all tree plantings.
RMS Response: Percentages shown on landscape schedule.
6. 1/30/2020: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along Precision Dr., please
incorporate new street trees within the right of way.
RMS Response: Street trees have been provided.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org
1. 2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins have adopted the 2018 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.
The Architect's Studio Response: Acknowledged.
2. REQUIRED FIRE ACCESS
A fire lane is required to within 150' of all exterior portions of any building as measured
by an approved route around the perimeter. The drive lane looping the site will be
required to serve as a fire lane in order to meet minimum requirements. Any private
drive serving as a fire lane shall be dedicated as an Emergency Access Easement
(EAE) and be designed to standard fire lane specifications provided below. The fire
lane on this site will need to connect with an existing EAE on the property to the west.
appears an offsite EAE dedication will be needed to make this connection.
United Civil Response: A private drive has been proposed that loops through the site and will be dedicated as an
emergency access easement. The offsite EAE is shown on the Utility Plans and will be coordinated and finalized
after completion of design. Please refer to the letter of intent provided from the offsite owner that is included in
this submittal.
3. 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:
> Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
> Maintain the required 20-foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
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feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2015 IFC or contact PFA for details.
> Be visible by red curb and/or signage and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
United Civil Response: The fire lane location has been submitted via the Utility Plans and turning movement
exhibits have been provided to support the layout of the proposed fire lane.
4. REQUIRED WATER SUPPLY
A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required
within 300' of any commercial building and on 600' centers thereafter along the path of a
fire lane. The size of this facility will require multiple fire hydrants. Should a standpipe
system be required in conjunction with high piled combustible storage, a fire hydrant is
required within 100' of the Fire Department Connection.
United Civil Response: Two proposed hydrants are currently shown on site and adjacent to the proposed fire
lane. Additionally, one of these proposed hydrants is within 100' of the Fire Department Connection.
5. AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require a NFPA-13 automatic fire sprinkler system under a separate
permit. Fire Department Connections shall be installed in accordance with NFPA
standards. Fire department connections shall be located on the street side of buildings,
fully visible and recognizable from the street or nearest point of fire department vehicle
access. The location of the FDC shall be approved by the fire department and the
location labeled on Utility Plans. The size of building may require a fire pump. Please
contact Assistant Fire Marshal Greg Kimble with any fire sprinkler related questions at
970-416-2868.
The Architect's Studio Response: The Fire Department Connection is shown along the eastern fagade of the
building. Please refer to the attached Exterior Elevations.
6. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST
New & existing 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. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA (IFC 510).
The Architect's Studio Response: Acknowledged.
7. OTHER COMMENTS
Additional fire department comments may apply to individual group occupancies,
material stored, products manufactured, etc.
The Architect's Studio Response: Acknowledged.
8. ADDRESS POSING
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 eight -inch
numerals on a contrasting background.
The Architect's Studio Response: Acknowledged.
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9. STRUCTURES EXCEEDING WIN HEIGHT
The following information is provided relative to the conceptual review meeting: In order
to accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 26-foot-wide minimum on all sides of this building. The fire
lane shall be located not closer than 15 feet or greater than 30 feet from the building,
and positioned parallel to the side of building. Feel free to contact me to work through
this issue at any time.
The Architect's Studio Response: The current proposed height of the tilt -up panels is 30 feet. We will ensure
that our final design will not exceed the 30-foot threshold for requiring aerial fire apparatus.
10. HIGH PILED COMBUSTIBLE STORAGE
The following information is provided relative to the conceptual review meeting: Storage
of combustible materials in closely packed piles or on pallets, in racks or on shelves
where the top of the storage is greater than 12 feet in height shall be shown to comply
with IFC Chapter 32. At time of permitting, the applicant will be required to provide
documentation of code compliance. Fire detection, smoke and heat removal and quick
response sprinkler heads may be required. Although not required for site plan approval,
providing details on commodity classification and proposed storage array may allow the
applicant to begin planning and mitigation prior to permitting.
The Architect's Studio Response: There will be no storage of hazardous materials. Business
operations include fabrication of small diameter plastic medical tubing and related plastic
fittings with no sprayed finishes and no dust, and the storage of non-combustible Class 1
materials on steel shelving.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
United Civil Response: The project plans are located on the NAVD88 vertical datum.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
United Civil Response: Noted, thanks.
Pre -Submittal Meetinqs for Building Permits
Pre -Submittal meetings are offered to assist the designerlbuilder by assuring, early in the
design, that 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 PDP submittal. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type
of construction, and energy compliance method being proposed. Applicants of new
commercial or multi -family projects should contact their Development Review Coordinator to
schedule a pre -submittal meeting.
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Construction shall comply with the following adopted codes and standards as
amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ]CC/ANSI Al 17.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category II (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category 1:130mph (Ultimate) exposure B
Risk Category III & IV:150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4
Residential Provisions
2. Multi -family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2018 IECC Chapter 4 Commercial
Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
Page 18 of 18
2. The proposed development project is subject to a Type 2 Review. The decision makers for
your project will be the Planning & Zoning Board at a public hearing. For the hearing, we
will formally notify surrounding property owners within 800 feet (excluding public
right-of-way and publicly owned open space). A neighborhood meeting is required at least
10 days prior to formal submittal of a development review application. For the
neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting.
Neighborhood meetings offer an informal way to get feedback from surrounding neighbors,
identify any potential concerns prior to the formal hearing, and are an opportunity for you to
share your development proposal. The assigned Planner and the City's Development
Review Liaison will help facilitate the meeting. Please contact me, your Development
Review Coordinator, to assist you in setting a date, time, and location.
RMS Response: Neighborhood meeting will be completed 10 days prior to submittal. P&Z approval noted,
3. 1 will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, 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.
RMS Response: Thank you.
4. 1 will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can send an updated copy of the Submittal Checklist to ensure you are submitting the
correct materials.
RMS Response: Thank you, checklist has been submitted with PDP submittal.
5. As part of your submittal you will respond to the comments provided in this letter. This letter
is provided to you in Microsoft Word format. Please use this document to insert responses
to each comment for your submittal, using a different font color. When replying to the
comment letter please be detailed in your responses, as all comments should be
thoroughly addressed. Provide reference to specific project plans or explanations of why
comments have not been addressed, when applicable.
RMS Response: Responses to all comments included.
6. The request will be subject to the Development Review Fee Schedule:
hftps://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review.
This is an estimate of the initial fees to begin the development review process based on
your Conceptual Review Application. As noted in the comments, there are additional fees
required by other departments, and additional fees at the time of building permit. The City
of Fort Collins fee schedule is subject to change - please confirm these estimates before
submitting. If you have any questions about fees, please reach out to me.
RMS Response: Thank you, we provided fee in check format with PDP based on DRC direction and amount.
7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for
routing the same week. Upon initial submittal, your project will be subject to a
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completeness review. Staff has until noon that Friday to determine if the project contains all
required checklist items and is sufficient for a round of review. If complete, a formal Letter
of Acceptance will be emailed to you and the project would be officially routed with a
three-week round of review, followed by a formal meeting.
RMS Response: Thank you.
8. When you are ready to submit your formal plans, please make an appointment with me at
least 24 hours in advance. Applications and plans are submitted electronically in person
with initial fees.
Pre -submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
RMS Response: Thank you, plans submitted electronically via Dropbox.
Planning Services
Contact: Meaghan Overton, 970416-2283, moverton@fcgov.com
PROCESS: The uses proposed — manufacturing, office, and warehouse — may make this
project a mixed -use development with office and light industrial uses, which would not
require an Addition of Permitted Use. Both office and light industrial are permitted and
considered "primary" uses in the Harmony Corridor zone district (Land Use Code Section
4.26). This meets the intent of the Harmony Technology Park ODP, which identifies this lot
as "primary" uses.
Please provide more detail about the proposed uses to clarity whether the project does,
in fact, meet the definition of "light industrial' as follows: "Light industrial shall mean uses
engaged in the manufacture, predominantly from previously prepared materials, of
finished products or parts, including processing, fabrication, assembly, treatment,
packaging, incidental storage, sales or distribution of such products. Further, light
industrial shall mean uses such as the manufacture of electronic instruments, preparation
of food products, pharmaceutical manufacturing, research and scientific laboratories or
the like. Light industrial shall not include uses such as mining and extracting industries,
petrochemical industries, rubber refining, primary metal or related industries."
The Architect's Studio Response: The proposed project engages in the manufacture of injection molded plastic
and extruded plastic parts. In addition to the parts assembly, storage, and packaging.
2. PROCESS: If the uses are office and light industrial (rather than warehouse), the
decision -maker for the development project will no longer be City Council. Because of the
size of the proposed development (more than 80,000 square feet of gross leasable area),
this proposal will instead be subject to Planning and Zoning Board review. A
neighborhood meeting will be required.
RMS Response: Thank you, it is our understanding this would be a Type 2 P&Z. A Neighborhood meeting was
held on June 25, 2020.
3. CONNECTIVITY: The conceptual site plan identifies a need for a cross -access easement
with the property owner to the west. Staff encourages this approach to establish a
comprehensive development plan with an integrated street and pedestrian network.
RMS Response: The connection to the adjacent property will facilitate vehicular connectivity and turn around
ability for large truck as well as PFA. Pedestrian connection to the adjacent site will be along public ROW
connection and main entrance connections.
In addition, the Harmony Technology Park ODP identifies a north/south pedestrian and
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bicycle connection on the site. Staff encourages this connection to be located on the site
such that it aligns with the existing pedestrian and bicycle connection on the property to
the south and the planned alignment of future connections to the north.
RMS Response: A pedestrian connection has been provided.
4. CONNECTIVITY: Unless designed as a "campus or park -like development block,"
industrial buildings shall provide a primary entrance that faces and opens directly onto the
abutting street sidewalk or a walkway without requiring pedestrians to cross any
intervening driveways or parking lots. The conceptual site plan appears to meet this
standard.
RMS Response: Primary entrance is connected to public ROW sidewalk without crossing parking or internal
roadway.
5. SITE DESIGN: When preparing your submittal, please note that a landscape plan meeting
standards in Land Use Code section 3.2.1 and a lighting plan meeting the standards in
Section 3.2.4 will be required.
RMS Response: A landscape and photometric plan has been submitted that meets all code requirements and
has all required notes and schedules.
6. SITE DESIGN: How will trash and recycling be handled? Please identify internal and/or
external trash and recycling facilities, and refer to Land Use Code Section 3.2.5 for trash
and recycling standards.
RMS Response: Trash will be handled by a trash compactor in the truck loading area, refer to architectural.
7. PARKING (bicycle): 9 bicycle parking spaces will be required, and one of those spaces
must be enclosed bicycle parking. Consider the locations of bicycle parking when you
submit your formal application, and locate bicycle parking at main public entrances and
employee areas where it is most needed. Bicycle parking requirements can be found in
Land Use Code Section 3.2.2(C)(4).
RMS Response: 10 bike spaces are provided under entrance canopies by both the north and east entrances.
8. PARKING (vehicle): The total minimum and maximum parking for this site will be
dependent on the number of employees associated with the industrial use. For the office
use, a minimum of 18 and a maximum of 51 parking spaces are permitted. For industrial
uses, parking requirements are a minimum of .5 spaces per employee and a maximum of
.75 spaces per employee. Please show parking calculations on the site plan when you
submit. Vehicle parking requirements can be found in Land Use Code Section 3.2.2(K)
(2).
RMS Response: 59 parking spaces are provided, 48 minimum and 100 maximum.
9. COMPATIBILITY: The compatibility of this proposed development will be evaluated based
on the surrounding context, particularly as the building relates to the existing design,
materials, and architectural character of the overall Harmony Technology Park. Land Use
Code Section 3.5.1 outlines compatibility considerations in more detail.
The Architect's Studio Response: Acknowledged. The proposed building uses materials, color tones, and
landscaping plant selection compatible with the neighboring developments
10. BUILDING DESIGN: At least 30% of the total length of the building must extend to the
build -to line and be located no more than 15 feet from the public right-of-way. The
proposed building appears to meet this standard, but please keep this in mind if the
location of the building changes between conceptual review and your project submittal.
RMS Response: The building extends down Precision Drive for 409, 118' (29%) is within 15' of the R.O.W.
11. BUILDING DESIGN: From the sketch of the building on the conceptual site plan, it
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appears that the building is being designed to include changes in massing, windows,
covered entries, and other elements that promote good design and a pedestrian -friendly
ground level experience. When you submit architectural elevations, please ensure that
pedestrian -oriented design is maintained and that the Mixed -Use, Institutional and
Commercial design standards (found in LUC Section 3.5.3) are met. In particular:
- The building should be designed so that changes in massing are related to the function
and structure of the building (entrances, organization of interior spaces, and similar).
Avoid creating a single, large, dominant building mass.
- The building should have a recognizable base, middle, and top
- The building should integrate with the design and materials of the Harmony Technology
Park, of which it is a part, so that cohesiveness of the overall development is maintained
- If a fagade faces a street or pedestrian walkway, that fagade should be subdivided and
proportioned to pedestrian scale with windows, entrances, awnings, or similar treatments.
No wall that faces a street or pedestrian walkway should have a blank, uninterrupted
length exceeding 30 feet.
- Primary building entrances should be clearly defined, recessed, and framed by a
sheltering element.
The Architect's Studio Response: Building massing and changes in plane relate to building
function. The Office portion of the building is articulated around the smaller rooms and spaces
associated with that function, while the articulation of the Light Industrial portion reflects the
larger spaces, functions and equipment housed there.
Building entrances, both public and staff, are clearly defined, recessed and punctuated by
covered canopies.
The transition between terracotta rainscreen cladding and textured precast wall panel creates
a top, middle and base that helps define a pedestrian scale.
The palette of proposed materials is cohesive with other buildings in HTP, using a palette of
neutrals and brick tones. While many buildings in the park utilize conventional brick unit
masonry, the proposed palette makes extensive use of terracotta rainscreen cladding.
Because terracotta is also a natural fired clay product, it will be compatible with the brick
tones used elsewhere in the development while providing options for larger panels and
patterns that are suited to the scale of the building. Aluminum curtainwall and storefront
systems will be anodized, as is standard throughout HTP.
The predominant street frontage is along Precision Drive, where the Office fagade is
articulated to reflect the building function. Here the building is delineated into multiple masses,
with transitions from solid wall to curtainwall, with associated variations in the parapet height.
Along the perimeter of the Light Industrial portion, vertical punched window openings are used
to minimize blank, uninterrupted wall areas.
12. 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.
RMS Response: All applicable Article 3 requirements are met.
13. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
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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.
RMS Response: No modifications are needed.
Department: Building Code Review
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
To achieve 100000 sq. ft. of building for an F-1 Occupancy, the IBC will require fire
sprinkler and:
1. Type 11-A construction which is 1-hour non-combustible.
2. Provide 60ft of yards around entire building.
3. Provide fire wall to separate into 2 smaller buildings.
2. Provide more detail of what materials will be manufactured in this facility.
The Architect's Studio Response: Manufactured products include injection molded plastics and extruded plastic
tubing and the assembly of these subparts.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. The project would be required to construct the sidewalk along Precision Drive to
connect with WilMarc to the west and the Brinkman building to the east.
RMS Response: Sidewalk connection has been provided.
2. The driveway shown out to Precision Drive should align with the driveway to Custom
Blend ing/Rodelle. Please provide detail on the existing driveway across Precision Drive
and how the access would situate in relation.
United Civil Response: Noted, the proposed driveway currently aligns with the driveway to Custom
Blending/Rodelle to the south.
3. A letter of intent from the owner or the WilMarc property would be needed prior to a
hearing for the proposed tying into the access.
The Architect's Studio Response. A signed letter of intent for offsite access agreement with the owner of
WdMarc Medical is included with this submittal.
4. The approved overall development plan of record generally depicts a pedestrian/bicycle
path that bisects the middle of the property. It appears that the intent for this would be
met with the continuation of a bike ped connection that would generally align with the
pathway along the east side of the building located at the northeast corner of Rock
Creek Drive and Technology Parkway. (https://citydocs.fcgov.com/?
cmd=convert&vid=51 &docid=2312836&dt=0-ODP%2FMASTER+PLANS)
RMS Response: A bicycle and pedestrian connection has been provided that aligns with the current pathway
south of the site.
5. The remaining comments are considered standard comments that would apply with the
proposed project and are included for reference. Feel free to contact me with any
questions on the site -specific comments above, or the general comments below.
RMS Response: Noted.
6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
The Architect's Studio Response: Acknowledged.
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7. 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.fcqov.com/engineering/dev-review.php
RMS Response: Noted, fee has been submitted with PDP.
8. 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.
The Architect's Studio Response: Acknowledged.
9. 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.
United Civil Response: Noted. Existing sidewalks appear to meet ADA standards and proposed sidewalks will be
designed as such.
10. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/en-gineering/streets
United Civil Response: Noted, thanks.
11. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project (i.e. drainage, utility, emergency
access). This shall include the standard utility easements that are to be provided behind
the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other
street classifications). Information on the dedication process can be found at:
http://www.fcqov.com/engineering/devrev.php
United Civil Response: A 9-foot utility easement currently exists along Precision Drive and an existing 30-foot
drainage and utility easement currently existing on the southeast area of the site. Proposed easement are
currently anticipated to be dedicated after finalizing design. Proposed easement are anticipated to be limited to
a drainage easement on the east and north sides of the site and an emergency access easement centered on
the proposed drive lane through the site.
12. Utility plans will be required, and a Development Agreement will be recorded once the
project is finalized.
United Civil Response: Noted. Preliminary Utility Plans have been submitted for review.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
The Architect's Studio Response: Acknowledged.
14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
RMS Response: Parking is setback as required, dimensions are on site plan.
15. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
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RMS Response: No fences or posts are proposed.
16. In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
The Architect's Studio Response. Acknowledged. Staging areas will be referenced in our Development
Construction Permit application.
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
TRAFFIC IMPACT STUDY: A Traffic Memo will be required providing further details on
the expected use of this facility and the anticipated trips generated (including trucks,) in
order to assess the traffic impacts, and to ensure those impacts are within an
acceptable level based on the overall development plan for this area.
The Architect's Studio Response: Traffic Memo has been prepared by Delich and Associates and included with
this submittal.
2. ACCESS: Along with providing information in regards the anticipated truck traffic, could
you provide the expected circulation pattern for trucks accessing the delivery dock to
ensure no stacking of trucks will occur on Precision.
The Architect's Studio Response: The primary delivery route is from the adjacent property's curb cut on
Technology Parkway and traverse the new interconnection and drive aisle along the north of the proposed
building. The owner has stated that their typical truck traffic is measured in 1-2 trucks per week.
Department: Erosion and Sediment Control
Contact: Chandler Arellano, , carellano@fcgov.com
1. Information Only:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for
a need for Erosion and Sediment Control Materials to be submitted.
The erosion control requirements are located in the Stormwater Design
Criteria in Chapter 2 Section 6.0 a copy of the requirements can be
found at www.fcgov.com/erosion
For Final:
Please submit an Erosion Control Plans to meet City Criteria.
For Final:
Please submit an Erosion Control Report to meet City Criteria.
For Final:
Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria.
Information only:
Based upon the area of disturbance, State permits for stormwater will
be required since the site is over an acre and should be pulled before
Construction Activities begin.
United Civil Response: Noted. An erosion control plan has been provided with the PDP submittal and additional
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information/language provided in the Drainage Report. A full Erosion Control Report will be provided during Final
Compliance and a State Permit will be pulled prior to construction.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcqov.com
2. Master plan and criteria compliance (site specific comment):
This site is part of the Harmony Technology Park Stormwater Master Plan and must
conform to the to the drainage design of the approved development plans.
In addition, the design of this site must conform to the McClellands Creek Basin Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Please note, a new
stormwater criteria manual was released in December 2018:
https://www.fcgov.com/utilities/business/bu ilders-and-developers/development-forms-gu
idelines-regulations/stormwater-criteria
United Civil Response: Noted. The drainage report and plan conform to both of these plans.
3. Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs.
United Civil Response: A drainage report and plan has been submitted with the requested info for review.
4. Stormwater outfall (site specific comment):
The stormwater outfall option for this site appears to be the existing 30-inch storm drain
in Precision Drive. This pipe was sized by the Harmony Technology Park Master
Drainage Plan to convey undetained 100-year flow from this site. The drainage design
and report for this project will need to confirm the outlet pipe has the available capacity
for undetained flows from this project.
United Civil Response: Pipe size and capacities have been referenced in the appendix of the drainage report.
5. Detention requirements (site specific comment):
This site appears to drain to the Harmony Technology Park "Pond 100". This pond was
designed by the Harmony Tech. Park Master Drainage Plan to provide stormwater
quantity detention and 'standard' water quality for this site. The Master Plan assumed
80% imperviousness.
United Civil Response: The site currently is less than 80% impervious and in conformance with the Master
Drainage Plan.
6. Temporary Drainage Swale Onsite (site specific comment):
There is a temporary drainage swale near the eastern property line of this site. This
project will need to review the drainage design of adjacent parcels and determine a final
drainage configuration for this swale.
"Updated Comment ""
For more information on this drainage swale, the development plans for Harmony
Technology Park Fourth Filing can be found on Fort Collins' "CityDocs" website:
hftps:Hcitydocs.fcgov.com/
Search: "Harmony Technology Park"
Select: Utility Engineer Stamp
Find: Harmony Technology Park Fourth plans
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