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10/15/2021 - Planning and Zoning Commission - AGENDA - Work Session
* Work session times are approximate and are subject to change without notice. Michelle Haefele, Chair Virtual Meeting Ted Shepard, Vice Chair Zoom Webinar Jeff Hansen Per Hogestad David Katz Jeff Schneider Planning and Zoning Hearing will be held on Thursday, September 16, 2021 in City Hall Chambers or online. Regular Work Session October 15, 2021 Virtual Meeting Noon – 2:45 p.m. Planning and Zoning Commission Work Session Agenda Participation for this remote Planning and Zoning Commission work session will be available online or by phone. Commission members and staff may be present in-person but interested members of the public and applicant teams are strongly encouraged to participate via Zoom. No public comment is accepted during work sessions. Public Attendance (Online): Individuals who wish to attend the Planning and Zoning work session via remote public participation can do so through Zoom at https://fcgov.zoom.us/j/93109424176. Individuals participating in the Zoom session should also watch the meeting through that site. The meeting will be available to join beginning at 11:45 a.m. on October 15, 2021. Attendees should try to sign in prior to 12:00 p.m. if possible. In order to attend: Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly improve your audio). You need to have access to the internet. Keep yourself on muted status. If you have any technical difficulties during the work session, please email kclaypool@fcgov.com. Public Attendance (Phone): If you do not have access to the internet, you can call into the work session via phone. Please dial: 1-253-215-8782 or 1-346-248-7799, with Webinar ID: 931 0942 4176. (Continued on next page) Packet pg. 1 City of Fort Collins Page 2 TOPICS: PROJECTED TIMES: Consent: 1. September 16, 2021 Hearing Draft Minutes 12:00 – 12:05 Discussion: 2. Sun Communities (Mapes) 3. Fort Collins Loveland Water District (FCLWD) Overall Development Plan & Addition of Permitted Use (Mapes) 12:05 – 1:15 Policy and Legislation: • International Building Code Updates (Hovland) • Enclosed Mini Storage in the CG Zone District and South College Corridor Plan (Shepard / Wray) 1:15 – 2:00 Commission Topics: • Upcoming Hearing Calendar (Sizemore) • Commission Updates (Sizemore) • Public Engagement Updates (Stephens) • Transportation Board Liaison Update (York) 2:00 – 2:45 The meeting will be available beginning at 11:45 a.m. Please call in to the meeting prior to 12:00 p.m., if possible. Once you join the meeting: keep yourself on muted status. If you have any technical difficulties during the meeting, please email kclaypool@fcgov.com. The October 21 Planning and Zoning Commission regular meeting will be available online, remotely and in- person. Information on participating in the October 21 Planning and Zoning regular meeting is contained in the agenda for the October 21 meeting available at https://www.fcgov.com/cityclerk/planning-zoning.php. Members of the public wishing to submit documents, visual presentations, or written comments for the Commission to consider regarding any item on the agenda must be emailed to kclaypool@fcgov.com at least 24 hours prior to the October 21 meeting. Packet pg. 2 STAFF REPORT September 14, 2021 Building Review Board STAFF Russ Hovland, Interim Chief Building Official SUBJECT Ordinances, including local amendments, relating to the adoption of the, 2021 International Building Code (IBC) 2021 International Residential Code (IRC) 2021 International Mechanical Code (IMC) 2021 International Fuel Gas Code (IFGC) 2021 International Energy Conservation Code (IECC) 2021 International Existing Building Code (IEBC) 2021 International Swimming Pool and Spa Code (ISPSC) 2021 International Property Maintenance Code (IPMC) Colorado Plumbing Code The most current edition of the IPC are reviewed and adopted by the State of Colorado with their amendments and become the Colorado Plumbing Code. Fort Collins adopts and enforces this code with some local amendments as well. EXECUTIVE SUMMARY The 2021 International Codes (2021 I-Codes) represent the most up-to-date, comprehensive, and fully integrated body of codes regulating building construction and systems using prescriptive and performance-related provisions. The purpose of these codes is to establish the minimum construction requirements to safeguard the public health, safety, and general welfare by regulating structural strength and stability, sanitation, light and ventilation, energy conservation, and property protection from hazards attributed to the built environment within the City of Fort Collins. BACKGROUND Since 1924 the City of Fort Collins has periodically reviewed, amended, and adopted the latest nationally recognized building standards available for the times. The City has updated the minimum construction standards 16 times since 1924. The 2021 International Codes will replace the 2018 editions of the IBC, IRC, IMC, IFGC, IECC, IEBC, ISPSC, and CPC all of which were adopted on January 12, 2019. Building codes and standards are reviewed and voted on by code officials and construction industry professionals from across the country and published every three years under the oversight of the International Code Council (ICC). These core 2021 I-Codes represent the latest construction publications from ICC. Review process The implementation of new building standards can have a dramatic impact on the construction industry and the economy of the community. To better understand these impacts, a code review committee is convened to review the new codes and all local amendments. The code review committee represents a wide spectrum of volunteers INTERNATIONAL BUILDING CODE UPDATES Packet pg. 3 from across the local construction industry including private developers, residential and commercial builders, architects, engineers, representatives from the energy conservation sector and Poudre Fire Authority. The code review committee met regularly from May to September 2021 to discuss new code, proposed amendments, and current amendments. This committee will vote on support and move for adoption of the 2021 I-Codes and amendments in September or October. While this review process requires considerable time and resources, it produces enforceable and effective building codes and amendments that the community and construction industry support and create together. New code changes and proposed local amendments: A handful of new amendments are being proposed some of which support the City’s sustainability and Climate Action Plan goals. Also some current amendments are now in the new 2021 code as written (codes have caught up to us) and have been deleted, while other amendments that did not have the intended results or were shown to be ineffective and costly to the construction industry were deleted. Cost Impacts of adopting the new 2021 I-Codes: Energy code: • Residential house cost increase is projected to be $5056 for CZ 5 per DOE’s National Cost Effectiveness of the Residential Provisions of the 2021 IECC or $10,488 for CZ 5 per NAHB’s 2021 IECC Residential Cost Effective Analysis. • 2021 residential provisions of the energy code is projected to provide residential life cycle cost savings of $1034 per dwelling unit for CZ 5 per DOE’s National Cost Effectiveness of the Residential Provisions of the 2021 IECC and improve energy cost savings by 10.48% for CZ 5 per NAHB’s 2021 IECC Residential Cost Effective Analysis. • Commercial building incremental construction cost for Colorado is projected to decrease by $1.044 per sq/ft of building area as referenced in the DOE’s Cost-Effectiveness of ANSI/ASHRAE/IES Standard 90.1-2019 for Colorado. • 2021 commercial provisions of the energy code are projected to net life cycle cost savings for publicly and privately owned commercial buildings in Colorado by an average of $3.30 per sq sq/ft of building area as referenced in the DOE’s Cost-Effectiveness of ANSI/ASHRAE/IES Standard 90.1-2019 for Colorado. Other codes: IBC new code changes: • New mass wood construction type allows high-rise construction with engineered or mass wood members. No data available on construction costs. IBC proposed new amendments: • Fine for working without the required permit to raise from min of $50 to $500. The low $50 fine was not an effective deterrent. • Public lavatory faucets (non-residential) will be required to be metered to improve water efficiency. No cost increase for manual metered faucet compared to manual non-metered faucet. • Greater water efficiency of new residential water closets (toilets) from 1.28 gallon per flush (gpf) to 1.1gpf. No cost increase – 1.1 GPF toilets are comparable to 1.28 GPF, they have a similar range in cost. 25 million gallons/year at full GMA build out is current annual estimated water savings. 357 models from 41 brands. IRC new code changes: • Test radon reduction system. Short term test is $100 with 3-day turnaround. If test result above 4pc then fan installation required. IRC proposed new amendments: • Class I vapor retarder on frame walls no longer required. Will decrease cost of construction $300-$400. INTERNATIONAL BUILDING CODE UPDATES Packet pg. 4 •Visitable accessibility requirements in bathrooms in new dwelling units. A bathroom group or half bath must be of a size and door width to meet accessible needs. Also blocking installed in the walls that allow future installation of grab bars. •Greater water efficiency of new residential water closets (toilets) from 1.28 gallon per flush (gpf) to 1.1gpf. No cost increase – 1.1 GPF toilets are comparable to 1.28 GPF, they have a similar range in cost. 25 million gallons/year at full GMA build out is current annual estimated water savings. 357 models from 41 brands. IECC proposed new amendments (and IRC chap 11): •Window u-value will go change from .30 to .28 U-factor. Will increase cost of construction as much as $30-$70 per window. •Compactness of hot water distribution system. Will not increase and/or may decrease cost of construction. •Floor cavity R-38. Will increase cost of construction $25-60. •Adoption of Solar Ready Appendix CB/RB. Will not increase or decrease cost of construction. •Electric readiness $? IECC new code changes •The proposed prescriptive code path changes are estimated to improve energy efficiency in residential houses by 10%. •R-49 to R-60 attic insulation. Will increase cost of construction approximately $380-610. •R-30 wall insulation, R-20+5ci may increase cost of construction up to as much as $4970 (sq ft dependent). •Required air tightness testing of all duct systems an increase of $125-$257. Proposed code requirements or amendments that were rejected/denied by the committee: •Upgraded residential landscaping irrigation standards, review, and inspections. •Electric vehicle charging in multi-family & commercial parking lots. This was considered to be too costly to require and not sure city elec infrastructure can meet the need of increased elec usage. •Electric vehicle empty conduit change to wired-in ready in garage. Cost of material $100, cost of City utility service upgrade from 150amp to 200amp is approx. $400. Not all existing city residential lots can be provided with 200amp service. •Fire sprinkling new single family detached houses. See additional details. o PFA response time is excellent. Majority of PFA calls are not fire related. o Loss of life in house fires if very low, couple per year. o Fire affects 1 dwelling, not many. o Plumbers will not design so Uponor is monopoly. o 3 different water districts have different tap/meter requirements. o Added city staff time for plan review and inspections. o Adds approx. 2% to cost of house. o 99% of jurisdictions in Colorado do not require this. o PFA has requested that all new homes be fire sprinkled as directed in the IRC. o Suggest we convene a committee of stakeholders in 2022 or 2023 to iron out these issues to prep for possible adding in fire sprinklers in the 2024 code. •ERV/HRV system requirement for all whole dwelling ventilation. Additional $300 to $3000 per dwelling. •Required accessible bathroom and path to it in all new homes. The cost assumptions above were determined using research by other jurisdictions. out to the tradespeople who would be involved with the code requirement such as electricians, plumbers, mechanical contractors, and fire- suppression contractors. Supply houses were contacted for an estimate of off-the-shelf materials. CITY FINANCIAL IMPACTS INTERNATIONAL BUILDING CODE UPDATES Packet pg. 5 Alterations to, or new construction of City owned properties will have to comply with the provisions of the 2021 I-Codes. The scope of work to be performed will determine the financial impact to the City. In general, there are no Citywide financial impacts expected with the adoption of the 2021 I-Codes. Community Development and Neighborhood Services (CDNS) will purchase new building code books and staff training on the new codes is mostly accomplished in-house. When possible, staff will attend code classes that are offered at various times throughout the year. CDNS expects these costs to be absorbed into the current CDNS budget: 2021 BUILDING CODE ADOPTION REVIEW COMMITTEE Name Company Phone Alan Cram Cram Services; BRB Chair 303-588-8633 Sarah Carter Poudre Fire Authority 970-416-2871 Brad Smith City Staff, Utilities/Plan Review 970-416-4321 Brian Kelly Toll Bros. 970-305-0474 Ceri Jones Triton Communities 970-567-9717 Charlie Atwood Hartford Homes 970-556-5756 Jon Tschetter Hartford Homes Eric Fried CBO, Larimer County 970-4987705 Jeff Schneider Armstead Construction; P&Z Chair 970-566-9971 Stace McGee Equiterra Design/Green Insight 505-720-3680 Mike Doddridge Doddridge Construction 970-218-3210 Mike Missimer MGI Mechanical Services 970-310-9232 Paul Higman GS Services 970-449-1612 Marcus Coldiron City Staff, Interim CBO 970-416-2326 Russell Hovland City Staff, Interim CBO 970-416-2341 Everitt Pettit Wellington Fire Protection Dist Steve Steinbicker Architecture West 970-207-0424 Jim Meyers Southwest Energy Efficiency Project 303-974-7243 Greg Black Colorado Lic. PE 970-213-1824 BOARDS AND PUBLIC OUTREACH The 2021 I-Codes with proposed amendments have/will be presented to numerous boards and commissions: Board of Realtors Water Board Energy Board Commission on Disability Natural Resource Advisory Board Poudre Fire Authority Board Building Review Commission Affordable Housing Board Air Quality Advisory Board Northern Colorado Home Builder Association Chamber of Commerce STAFF RECOMMENDATION INTERNATIONAL BUILDING CODE UPDATES Packet pg. 6 At this time Staff is not asking for an official vote or letter of support. This process is an informational update and outreach for feedback on adoption of the 2021 International Codes and local amendments. INTERNATIONAL BUILDING CODE UPDATES Packet pg. 7 1 2021 Building Code Update 10-05-2021 Russ Hovland Chief Building Official Kirk Longstein Project Manager Brad Smith Energy Code Specialist 2Building Codes and City Council Background • The International Code Council (ICC) generates a new International Building Code every three years through the ICC Code Development Process Bottom line • City Staff is recommending City Council update the current 2018 codes to the 2021 I-Codes • Staff also recommends City Council adopt local amendments in addition to the 2021 I-Codes consistent with City Plans and Policies (e.g. City Strategic Plan, Our Climate Future, Housing Strategic Plan, Water Efficiency Plan) 1 2 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 8 2 32021 Building code update approach Fort Collins steps to building code adoption Code review committee May-Sept 2021 Staff reviewICC code release 12 Boards & Commissions Sept & Oct 2021 Council Work Session Nov 9, 2021 4Purpose: 2021 I-Codes + Local Amendments The 2021 International Codes (I-Codes) represent the most up-to-date body of codes regulating building construction •Purpose: Safeguard public health, safety, and general welfare by regulating structural strength and stability, sanitation, light and ventilation, and energy conservation •Local Amendments are used to implement measures with strategic alignment to Citywide plans and policies above and beyond those in the I-Codes A family of nine codes •2021 International Building Code (IBC) •2021 International Residential Code (IRC) •2021 International Mechanical Code (IMC) •2021 International Fuel Gas Code (IFGC) •2021 International Energy Conservation Code (IECC) •2021 International Existing Building Code (IEBC) •2021 International Swimming Pool and Spa Code (ISPSC) •2021 International Property Maintenance Code (IPMC) •Colorado Plumbing Code 3 4 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 9 3 5Benefits: 2021 I-Codes + Local Amendments Benefits of adopting the recommendations • Stay on track with 3-year code cycle to maintain steady improvements • Adoption of I-codes and local amendment • Alignment with Citywide policies • Energy • Improves residential efficiency by 9.4% and commercial efficiency by 5.4% • Support grid responsive homes, businesses and electric vehicles • Facilitate adoption of efficient electric equipment • Health and resilience • Improved building requirements for indoor air quality and radon • Improved buildings that allow sheltering in place during climate events • Growth and modernization • Reduce water demands to ensure a resilient supply • Allow construction types for taller height mass timber buildings • Improved accessibility 6Benefits: 2021 I-Codes + Local Amendments Benefits of adopting the recommendations • Stay on track with 3-year code cycle to maintain steady improvements • Adoption of I-codes and local amendment • Alignment with Citywide policies • Energy • Improves residential efficiency by 9.4% and commercial efficiency by 5.4% • Support grid responsive homes, businesses and electric vehicles • Facilitate adoption of efficient electric equipment • Health and resilience • Improved building requirements for indoor air quality and radon • Improved buildings that allow sheltering in place during climate events • Growth and modernization • Reduce water demands to ensure a resilient supply • Allow construction types for taller height mass timber buildings • Improved accessibility 5 6 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 10 4 72021 Building Code Changes and Code Committee Review 2021 I-Code package of nine codes (supported): • The Code Committee supports adopting these nine codes with some deletions and modifications Changes in the new 2021 codes: • Energy code changes such as improved insulation R-values and window U-values, increased equipment and lighting efficiencies are projected to increase energy efficiency by 9.4% for residential and 5.4% for commercial. • Adoption of solar ready code appendix for commercial and residential • Test radon reduction system. If test result above 4pCi/L then fan installation required Existing amendments: • Some current local amendments are now incorporated into the new 2021 codes as written, as a result, several amendments have been removed, as they are no longer necessary • Keep local amendment the deletes fire sprinkler system for new detached houses (supported) 8Amendments and Code Committee Review New local amendments • Improvements to building envelope thermal performance such as duct testing (supported) • Electric readiness for space and water heating (supported) • Water conservation thru improved plumbing design & lower water usage in toilets & public faucets (supported) • Electric vehicle parking spaces required in new multi-family and commercial buildings (not supported) • Electric vehicle charging outlet required in new house garages (not supported) • EV charging retrofit required for existing building if renovated more than 50% (not supported) • Work without the required permit fine to change from $50 to $500 (supported) • Remove required vapor retarder in walls (supported) • Improved accessibility through visitability requirements in housing (not reviewed) LE6MO3MO4LE19 7 8 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 11 Slide 8 LE6 Wasn't this in Housing Strategic Plan? Shoudl we nod to that? Lindsay Ex, 9/21/2021 MO3 [@Lindsay Ex] check slide 6 (new) Meaghan Overton, 9/22/2021 MO4 Ugh sorry slide 9. The one with the housing plan honeycomb on it! Meaghan Overton, 9/22/2021 LE19 [@Meaghan Overton], LOVE IT - thank you! Lindsay Ex, 9/22/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 12 5 9OCF and Housing Plan Alignment Key Outcomes Increases Housing Supply & Affordability (12) Increases Housing Diversity / Choice (12) Increases Stability / Renter Protections (11) Improves housing equity (11) Preserves Existing Affordable Housing (9) Increases Accessibility (2) Vision Alignment: • Housing Strategic Plan: Everyone has healthy, stable housing they can afford •OCF: Big Move Healthy Affordable Housing: Everyone has healthy, stable housing they can afford 10I-Codes + Local Amendment Code Review Committee Feedback Council work session or adoption 10 Concerns…………………………….……………………………………SupportConcerns…………………………….……………………………………Support Uncertainty with Utility Light and Power capacity to meet EV and increased elec requirements Reduce Utility bill cost burden Undue cost burden on Builders housing affordability Uncertainty with Building Services capacity to meet requirement Concerns…………………………….……………………………………SupportConcerns…………………………….……………………………………Support More resilient building product and improved consumer choices 9 10 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 13 6 112021 I-Code + Water & Energy Efficiency Local Amendments Tradeoffs Impacts the costs of living in the community by increasing the sale price of a new building Added costs put downward pressure on developer’s ability to provide housing opportunities Mitigations Impacts the economic conditions of underrepresented populations through Utility Cost savings Homeowners may receive a discounted insurance premium. e.g., ISO rating Key Alignment: • Alignment with Our Climate Future and Housing Strategic plans, including the community’s preparedness for climate change risks and other natural disasters Environmental Economic Social 122021 Building code update Question for Boards and Commissions: •Do you support the recommended updates to the 2021 I-Codes and Local Amendments as proposed? •Do you have additional questions about how they align with community objectives? LE10KL8LE12LE14 LE13 11 12 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 14 Slide 12 LE10 You will update this for Chamber right? Lindsay Ex, 9/21/2021 KL8 [@Lindsay Ex] is this the right question for the Chamber, community groups, etc? ahead of a work session? we are not asking for a formal vote, rather plan to revisit formal votes and letters of support after work session and prior to first reading Kirk Longstein, 9/21/2021 LE12 [@Kirk Longstein], I wonder if an alternate question is what opportunities and tensions do you see with advancing the recommended vs local updates? Lindsay Ex, 9/22/2021 LE14 Just thinking of how we make it less like a yes/no question and more of an - explore with us Lindsay Ex, 9/22/2021 LE13 Lindsay Ex, 9/22/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 15 7 Back up Slides 14Code Review Committee Code Review Committee Feedback Incremental Cost Impact Short Description Code Review Committee $50 to $500 Fine for working without the required permit to raise from min of $50 to $500. The low $50 fine was not an effective deterrent.Accept neutral Lower water consumption on new residential water closets (toilets) from 1.28 gallon per flush (gpf) to 1.1gpf.Accept neutral Faucets in public lavatories/buildings (non-residential) will be required to be metered to reduce water consumption.Accept ($300-$400) cost decrease Class I vapor retarder on frame walls no longer required.~ CFC amendment Accept $30-$70 per window Window u-value improvement from .30 U-factor to .28 U-factor.~ CFC amendment Accept neutral Compactness of hot water distribution system. Will not increase and/or may decrease cost of construction.~ CFC amendment Accept $380-$610 R-49 to R-60 attic insulation.Accept up to $4970 (sq ft dependent).R-30 wall insulation, R-20+5ci, R-26 to include R-3ci Accept $125-$257 Required air tightness testing of all duct systems Accept $25-60 Floor cavity R-38. ~ CFC amendment Accept neutral Adoption of Solar Ready Appendix CB/RB ~ CFC amendment Accept $10 (wider doors) "Visitable" first floor within dwellings - min 32" clear passage to first-floor bath or half bath, reinforced wall in half-bath or bath, accessible locations for lighting and environmental controls, lever handles on interior doors No comments from the CRC currently 13 14 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 16 8 15Code Review Committee Code Review Committee Feedback Incremental Cost Impact Short Description Code Review Committee $100-$450 Radon test requirement and/or mitigation thru fan installation as result of failed test – revision of code thru amendment.Accept $2372 Construction cost increase to build new house from 2018 to 2021 energy code, DOE. $1316 Construction cost increase to build new multi-family per unit from 2018 to 2021 energy code, DOE. $8353 Construction cost increase to build new house from 2018 to 2021 energy code, NAHB. +2.37%Construction cost increase to build new house from 2018 to 2021, does not include energy code, Tallahassee FL. +0.47%Construction cost increase to build new commercial from 2018 to 2021, does not include energy code, Tallahassee FL. 16Code Review Committee Code Review Committee Feedback – Electric Vehicle Charging Infrastructure Incremental Cost Impact Short Description Code Review Committee $500 Single Family new construction - Electric vehicle ready with 200amp service to house. Not required if an upgrade of an existing transformer is required. Based on CRC feedback, staff is proposing alternatives - No comments from CRC at this time Average Capable= $300 EV ready=$1300 Chargers=$2500 per parking space. Existing bldg.: Capable=$2500 EV ready=$6300 Commercial New Construction: Multifamily/Industrial/Commercial new development must comply with the requirements below unless a transformer upgrade is required 5 percent (5%) of total parking spaces shall be EVSE-Installed Spaces 15 - 20percent (depending on Use type) of total parking spaces shall be EV-Ready Spaces, 15 - 40 precent (depending on Use type) of total parking spaces shall be EV-Capable Spaces. Commercial Existing Buildings that provide on-site parking and undergo a renovation or alteration in which the scope of work is more than 50% of the total building area shall provide at least one EVSE- installed space. (data from 2019 Denver EV bldg. code proposal). Based on CRC feedback, staff is proposing alternatives - No comments from CRC at this time 15 16 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 17 9 17Life Safety Code Section proposals Life Safety 18 Keep local amendment to not require fire sprinkler systems in new single family detached houses. Continue to require in duplexes and attached townhouses. R313.2 One- and two-family dwellings automatic sprinkler systems. An automatic sprinkler system shall be installed in one- and two-family dwellings. • PFA response time is excellent. Majority of PFA calls are not fire related. • Loss of life in house fires if very low, couple per year. • Fire affects 1 dwelling, not multiple dwellings. • Plumbers will not design so Uponor is monopoly. • 3 different water districts have different tap/meter requirements. • Added city staff time for plan review and inspections. • Adds approx. 2% to cost of house. • PFA has requested that all new homes be fire sprinkled as directed in the IRC. • Suggest we convene a committee of stakeholders in 2022 or 2023 to iron out these issues to prep for possible adding in fire sprinklers in the 2024 code. 17 18 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 18 10 19Fire Sprinkler System Requirements Fire sprinkler systems are required in all new residential buildings with the exception of new single family detached houses. • The 2018 & 2021 editions of the building code does require fire sprinklers to be installed in one and two family dwellings and townhomes, however in the 2018 adoption that requirement was amended out for just single-family detached houses (SFD). • We understand that PFA supports fire sprinklers in all dwellings and wants to be a leader in life/safety code provisions. • Before we adopt any model code, we assemble a Community Stakeholder Committee comprised of builders, architects, engineers, code officials, and PFA to review and discuss each code. These concerns were expressed: • Currently there is no codified alternative means/method or trade-off for fire sprinklers • Any permit applicant can install a fire sprinkler system if they choose. • We do require fire sprinklers in SFD when FD access/water issues exist. • Cost and competition of sprinkler design creates a monopoly. • 3 different water districts have different tap/meter requirements that effect the design. • Adds 2% (Approx. $9,870) to cost of house. 20Visitability Code Section proposals 19 20 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 19 11 Housing strategy - Visitablity 21 Application.An applicant for a permit to construct a new dwelling unit with habitable space on the first story shall designate at least one bathroom group or half bath on the first story that must be designed and constructed to meet visitability requirements of Section R320.1 . Visitability: Bathrooms within dwelling units.A bathroom group or half bath designated for visitability under Section R320.1 must have a minimum clear opening of 32 inches. Visitability: Wall reinforcement.A bathroom group or half bath designated for visitability under Section R320.1 must have reinforced walls that meet the following standards: 1. lateral two‐inch (51 mm) by six‐inch (152 mm) or larger nominal wood blocking must be installed flush with stud edges of bathroom walls; and 2. the centerline of the blocking must be 34 inches (836 mm) from and parallel to the interior floor level. Exception:Blocking is not required in the portion of the wall located directly behind the lavatory. Visitability: Lighting and environmental controls.Light switches, receptacles and other environmental controls located in a bathroom group or a half bath designated for visitability under Section R320.1 must be no higher than 48 inches above the interior floor level. Receptacles shall be a minimum of 15 inches above the interior floor level. Visitability: Routes within the dwelling unit.A bathroom group or half bath designated for visitability under Section R320.1 must be visit‐able by a route through the living room, dining room, and kitchen that provides a minimum clear width of 32 inches and any interior doors must have lever handles. Housing strategy - Visitablity 22 Visitability: Building Entrance.To the extent practicable, compliance with this section is required for a new dwelling unit with habitable space on the first floor if the unit is located within a subdivision submitted for review after [date]. An applicant for subdivision approval must identify those lots forwhich compliance with this section shall be required. For lots identified by a subdivision applicant under Subsection ‐‐‐‐‐‐‐‐,above, a new dwelling unit with habitable space on the first floor must include: a. a building entrance located at the front, side, or back of the dwelling that is served by a visit‐able route, including a walking surface from a garage, ramp, sidewalk, or public right‐of‐way that is within 200 feet of the building entrance and has a minimum net clear opening of 32 inches; and b. a no‐step entrance maximum distance between the interior floor level of the building entrance and the adjacent walking surface level may be no greater than one‐half inch. 21 22 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 20 12 232021 I-Codes + Local Amendments: Visitability The Local Amendments represent a strategic alignment with Citywide plans and policies. Purpose:Improve housing equity, increase accessibility, increase housing diversity/choice (Housing Strategic Plan, 2021) HSP Strategy #6: Evaluate implementation of a visitability policy. Allows easy visitation for residents with physical disabilities in new housing developments (one zero-step entrance, 32-inch doorways, and bathroom on the main floor that is wheelchair accessible). Visitable design has been shown to add minimal additional cost. Why Prioritized? Low-cost approach to leveraging additional resources and strategies to achieve City’s goal/vision. Acknowledges regional nature of housing challenges and addresses by regional/state framework. MO2 Energy Codes/IAQ 24 Code Section proposals 23 24 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 21 Slide 23 MO2 [@John Phelan] [@Kirk Longstein] here's a slide for visitability - does this match what you were hoping for? Meaghan Overton, 9/22/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 22 13 25Energy Code Energy Why the 2021 IECC is so important? • Lack of progress the previous two code cycles • Comprehensive improvements • Upgrades to building envelopes include improved window and insulation values • Improved mechanical equip and lighting efficiency • Adoption of solar ready code appendix for commercial and residential • Electric readiness for space and water heating • EV Infrastructure to support CFC EV Roadmap 2018 to 2021 energy code efficiency gains nearly 15% Commercial Residential LE11KL3BS1 26Code Updates ENERGY EFFICIENCY Prescriptive Code Path Analysis Cost % Energy Savings Annual Cost Savings Notes DOE Residential Cost Effectiveness analysis - CZ 5 Increase ~$2,400 for SF home 9.38% $173 International Energy Conservation Code (IECC) only NAHB Residential Cost Effectiveness Analysis – CZ 5 Increase ~$8,400 for SF home 10% $216 International Energy Conservation Code (IECC) only DOE Commercial Cost Effectiveness analysis - Colorado Decrease 5.4% $0.056/ft 2 ANSI/ASHRAE/IES 90.1 *closely mirrors IECC commercial Note: there are multiple prescriptive and performance-based compliance options that provide pathways with varying costs 25 26 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 23 Slide 25 LE11 [@Kirk Longstein], [@Brad Smith], can we put a bottom line on average cost for each unit somewhere up front in the presentation? Lindsay Ex, 9/21/2021 KL3 [@Lindsay Ex] we've tried to normalize the data to a per unit or per square foot, but the improvements list do not lend well to this time of format. Im hesitant to provide line item data like this and would prefer to just provide an aggregate per building cost increase, but Russ and Brad tell me that this is not possible for whats being proposed Kirk Longstein, 9/21/2021 BS1 Specific to energy code, we could possibly use the DOE and NAHB analysis and pull the sq ft buildings each modeled and apply average $ per sq ft. We'd then likely need to average between the two reports to provide one number. Brad Smith, 9/22/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 24 14 27Water Code Section proposals Historical Plumbing Code Updates 28 2011 •Toilets: 1.28 GPF •Showerheads: 2.0 GPM •Bathroom sink: 0.5 GPM (non-residential), 1.5 GPM (residential) •Kitchen sink: 1.8 GPM 2018 •Toilets:MaP score of => 600 grams •Showerheads:1.8 GPM showerhead (excluding I & E occupancies) •Faucets:Commercial, private lavatory faucet (excluding I and R occupancies): 0.5 gpm 2021 •Toilets:1.1 GPF toilets (down from 1.28) •Faucets:Metered in public restrooms (0.25 gallons per metering cycle) (no longer allowing non-metered 0.5 GPM) 2016 Colorado becomes a WaterSense state Click to add text GPF: Gallons per flush GPM: Gallons per minute 27 28 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 25 15 29Code Updates Measure Cost Availability Water Savings Performance Exceptions Notes Residential, new construction 1.1 GPF toilets Neutral 357 model, 41 brands - 854 gal/YR per HH - 25.6 MG/YR in GMA - 5.1 MG/YR in Utilities service area Neutral (Over 600 installed since 2019, 92% surveyed like 0.8-1.1 GPF toilet) Comm. & existing res. construction still allowed 1.28 GPF wastewater flows Metered faucet for public restrooms Neutral 1786 models 25% reduction compared to non-metered Neutral Residential & Private, commercial wastewater flows Increase plumbing compactness Less n/a - 1,750 gallons/YR per HH - 52.5 MG/YR in GMA - 10.5 MG/YR for Utilities service area Positive Alternatives allowed Less design flexibility WATER EFFICIENCY GPF:Gallons Per Flush MG/YR:Million Gallons Per Year GMA:Growth Management Area (assumes 30,000 new dwelling units at build out) EV Codes 30 Code Section proposals 29 30 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 26 16 EV Charging Incentives Federal • 30% Tax credit for EV charger hardware and installation cost • Residential $1,000 max • Commercial $30,000 max State • Grants for Commercial and Multifamily Developers including installation and maintenance • $9,000 max Local • Annual Group Buy program - City of Fort Collins partnership with local car dealerships & non profits • discounts up to 50% MSRP 31 Proposal – New Single Family Section R332 Electrical Vehicle Ready:All new single-family dwellings with an attached garage or carport shall be provided one continuous 40-amp, 208/240-Volt dedicated branch circuit for electric vehicle supply equipment that is terminated at a receptacle or electric vehicle supply equipment. 32 31 32 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 27 17 Proposal – New Multi-Family 3605.3 Buildings containing R1 or R2 occupancies: All new Building that include either an R- 1 or R-2 occupancies, or for buildings undergoing a change of use to an R-1 or R-2 occupancy classification that provide on-site parking shall provide electrical vehicle charging per the following: 1. 5 percent (5%) of total parking spaces shall be EVSE-Installed Spaces ($2500 each) 2. 15 percent (15%) of total parking spaces shall be EV-Ready Spaces ($1300 each), 3. 40 percent (40%) of total parking spaces shall be EV-Capable Spaces ($300 each) . 4. The total amount of required accessible parking spaces shall be removed from the total number of available spaces when calculating the required percentage of spaces for EV. 33 Proposal – New Industrial/Commercial 3605.2: New Buildings:All new buildings or buildings undergoing a primary change of occupancy or use that provide on-site parking shall provide electrical vehicle charging per the following: 1. 5 percent (5%) of total parking spaces shall be EVSE-Installed Spaces 2. 20 percent (20%) of total parking spaces shall be EV-Ready Spaces. 3. 15 percent (15%) of total parking spaces shall be EV-Capable Spaces. 4. The total amount of required accessible parking spaces shall be removed from the total number of available spaces when calculating the required percentage of spaces for EV. 34 33 34 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 28 18 Proposal – Existing Buildings 3605.4 Existing Building: Existing Buildings that provide on-site parking and undergo a renovation or alteration in which the scope of work is more than 50% of the total building area shall provide at least one EVSE-installed space ($6300 to retrofit EV ready). Help with cost impacts for new and existing multi-family and industrial/commercial: 1. Charge Ahead Colorado, this grant program will fund 80% of project costs associated with electric vehicle charging stations, up to $9,000 for Level 2 and $30,000 for Level 3 chargers. 2. The federal government offers a tax credit for EV charger hardware and EV charger installation costs. It covers 30% of the costs with a maximum $1,000 credit for residents and $30,000 federal tax credit for commercial installs. Can still apply for installs made as early as 2017. 3. State bill SB 21-260 will provide EV charger cost assistance across Colorado (coming in 2022). 35 EV Proposal – Exemptions Exemptions: 1. Type 2 Chargers reduced by up to five provided that the building includes not less than one parking space equipped with an electric vehicle fast charger and not less than one electric vehicle ready space. 2. Parking spaces associated with structures and tenant spaces intended for quick transactions, including takeout, pickup, and drop-off, having a public access area less than or equal to 300 sq.ft. shall be exempt. 3. All new and existing developments, where the EV-capacity requirements would result in the upgrade of an existing transformer, are exempt. 36 35 36 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 29 19 Proposal – ADA Compliance 3605.1.2 Accessibility: All Electric Vehicle Ready and Electric vehicle supply equipment (EVSE) installed spaces shall meet all requirements in Chapter 11 of this code. SECTION 1107 MOTOR-VEHICLE-RELATED FACILITIES 1107.2.1 Number of accessible vehicle spaces.(Existing language from the IBC): Not less than 5 percent of vehicle spaces on the site served by electrical vehicle charging stations, but not fewer than one for each type of electric vehicle charging stations, shall be accessible. 37 Impacts on Affordable Housing 38 Cost Scenarios 37 38 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 30 20 Impacts on Affordable Housing 39 Cost of No Action – IECC+ local amendments KL12 Impacts on the Building Industry 40 NAHB Single Family Price and Cost Breakdowns - 2019 National Results https://www.nahbclassic.org/generic.aspx?genericContentID=271883&channelID=311 Avg Lot Size: 11,186 Avg Finished Area: 2,776 I. Sale Price Breakdown Average % Share of Price A. Finished Lot Cost (including financing cost) $ 89,540 18.1% B. Total Construction Cost $296,652 60.1% (Supported) C. Construction Cost increase 2018 IECC to 2021 IECC $ 8,326 1.6% E. Financing Cost $ 8,160 1.7% F. Overhead and General Expenses $ 23,683 4.8% G. Marketing Cost $ 4,895 1.0% H. Sales Commission $ 18,105 3.7% I. Profit $ 44,092 8.9% Total Sales Price $ 493,453 100.0% 39 40 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 31 Slide 39 KL12 [@Javier Echeverria-Diaz] this is your slide Kirk Longstein, 9/28/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 32 21 Impacts on Affordable Housing 41 Cost increase to an average buyer in Fort Collins will increase $16 per month Fort Collins Single Family Residential IECC Building Code update – Average Home Buyer Scenario 2018 IECC 2021 IECC National Avg Total Residential Construction Cost increase 2018 IECC to 2021 IECC (NHBA estimates)$-$ 8,326 Median Sale Price $ 515,000 $ 523,325 Down Payment (20%)$ 103,000 $ 104,665 Loan amount - 30 yr. fixed @ 3%$ 412,000 $ 418,660 Utilities cost - estimated monthly savings (DOE estimates)$-$ (18) Mortgage (P&I) - estimated monthly payment $ 2,142 $ 2,176 Average monthly residential Utility Costs $ 90.00 $ 72.00 Estimated Total Cost to Occupy - Mortgage plus Utilities $ 2,232.00 $ 2,248.00 Impacts on Commercial Real Estate 42 Reduced first costs and increased savings is due to the interaction between measures such as: • Improved building thermal envelopes reduce heating & cooling loads resulting in smaller HVAC equipment. • Fewer light fixtures are required with reduced lighting power measures. LED = reduced lighting costs and longer lamp lifespan (less replacements). • Improved mechanical equipment efficiencies result in longer equipment lifespan (ie: less cycling on/off). Fort Collins Commercial IECC Building Code update Incremental Commercial Construction Cost (CO)Avg % Energy Cost Savings Avg $ Energy Cost Savings -$1.04 / ft2 5%$0.07 / ft2 * Standard ANSI/ASHRAE/IES 90.1-2016 to Standard 90.1-2019 41 42 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 33 22 Impacts on Commercial Real Estate 43 Multifamily developer – Real Estate Strategy EV local amendments – new construction Rebates (Charge ahead Colorado) Net Operating Income* ROI – simple payback $7,500 (3 chargers) $7,500 $1,620 <1 •*If the Building Owner includes the cost of charging a vehicle into a lease agreement, the cost of charging an EV could be considered income. •https://www.rclco.com/wp‐content/uploads/2020/03/Electric‐Vehicle‐Charging‐Station‐Strategy‐for‐Real‐Estate‐Implementation‐in‐the‐US.pdf •Rebates from Charge Ahead Colorado may also apply to maintenance costs – up to $9000 EV charging – new construction 2021 Code Adoption Review Committee 44 Name Company Phone Alan Cram Cram Services; BRB Chair 303-588-8633 Sarah Carter Poudre Fire Authority 970-416-2871 Brad Smith City Staff, Utilities/Plan Review 970-416-4321 Brian Kelly Toll Bros.970-305-0474 Ceri Jones Triton Communities 970-567-9717 Charlie Atwood Hartford Homes 970-556-5756 Jon Tschetter Hartford Homes Eric Fried CBO, Larimer County 970-4987705 Jeff Schneider Armstead Construction; P&Z Chair 970-566-9971 Stace McGee Equiterra Design/Green Insight 505-720-3680 Mike Doddridge Doddridge Construction 970-218-3210 Mike Missimer MGI Mechanical Services 970-310-9232 Paul Higman GS Services 970-449-1612 Marcus Coldiron City Staff, Interim CBO 970-416-2326 Russell Hovland City Staff, Interim CBO 970-416-2341 Everitt Pettit Wellington Fire Protection Dist Steve Steinbicker Architecture West 970-207-0424 Jim Meyers Southwest Energy Efficiency Project 303-974-7243 Greg Black Colorado Lic. PE 970-213-1824 43 44 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 34 23 Impacts on distribution utility • Annual EV charging: 3,000 – 4,000 kWh • Continuously monitoring feeder operating ranges • Significant rapid adoption on some single feeder could have impact, but not likely 45 Impact on Distribution utility 46 45 46 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 35 24 Scheduled Public Outreach and Feedback 47 The 2021 I-Codes with proposed amendments will be presented to numerous boards and commissions: Chamber of Commerce Building Review Commission Northern Colorado Home Builder Association Poudre Valley Fire Dist Board Poudre Fire Authority Board Affordable Housing Board Board of Realtors Energy Board Planning and Zoning Board Natural Resource Advisory Board Water Commission Commission on Disability 482021 Building code update Current Codes Adopted: 47 48 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 36 25 492021 Building code update Codes under review: 50Multi Family Unit –Above Market Rate Scenario Type of Unit Cost Of Construction Cost Increase from 2018 to 2021 Financing August 2021 AVG Cost To Rent* YTD 2021 Median Sales Price** Utility Cost Multi Family –Above Market Rate $1.30/sqft Conventional $1,706 $355,411 Assumptions: All units are 1,000 sqft Sources: *RENTCafe.com (I don’t think this is a reliable data source, but I’m using it as a placeholder unit I find something better) **Fort Collins Board of Realtors ***Add source Developer Scenario Consumer Scenario JE1JE3MO5JE5MO6JE6SB2 49 50 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 37 Slide 50 JE1 [@Brad Smith] do you info on cost of construction for multifamily-above market rate? Javier Echeverria-Diaz, 9/27/2021 JE3 [@Brad Smith] [@Meaghan Overton] [@Susan Beck-Ferkiss] I'm having a hard time finding a reliable source for cost of renting for multi-family and single family. Does anyone have a reliable source that you can point me to? Thank you. Javier Echeverria-Diaz, 9/27/2021 MO5 [@Javier Echeverria-Diaz] [@Susan Beck-Ferkiss] what about using HUD fair market rents? It's an approximation, and likely too low, but it is reliable data. Alternatively we could use gross median rent from American Community Survey, which was $1346 for 2015-2019 (https://www.census.gov/quickfacts/fact/table/fortcollinscitycolorad HUD Fair Market Rents Available here: https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2022_code/2 Meaghan Overton, 9/27/2021 JE5 [@Meaghan Overton] awesome, thank you for this information! If we can't find something more local, this is still reliable data. Javier Echeverria-Diaz, 9/27/2021 MO6 [@Javier Echeverria-Diaz] there used to be a multifamily vacancy and rent survey at the state level updated quarterly, but they stopped collecting that data back in 2020 :( Meaghan Overton, 9/27/2021 JE6 [@Meaghan Overton] thank you for that lead. I will look for it. Javier Echeverria-Diaz, 9/27/2021 SB2 [@Javier Echeverria-Diaz] Also see pages 108 and 111 of the Housing Strategic Plan for some data points. Susan Beck-Ferkiss, 9/27/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 38 26 51Organizational Help with an Intentional Breath Type of Unit Cost Of Construction Cost Increase from 2018 to 2021 Financing Cost To Rent YTD 2021 Median Sales Price Utility Cost Multi Family –Below Market Rate $1.30/sqft •Enterprise Green Com •HUD Fixed ? Assumptions: All units are 1,000 sqft Sources: *Add source ** Add source ***Add source Developer Scenario Consumer Scenario Multi Family Unit –Below Market Rate Scenario JE2SB1JE4 52Organizational Help with an Intentional Breath Type of Unit Cost Of Construction Cost Increase from 2018 to 2021 Financing Cost To Rent YTD 2021 Median Sales Price* Utility Cost Single Family –Above Market Rate $220/sqft $2.40/sqft Conventional $515,000 Assumptions: All units are 2,500 sqft Sources: *Fort Collins Board of Realtors ** *** Developer Scenario Consumer Scenario Single Family Unit –Above Market Rate Scenario 51 52 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 39 Slide 51 JE2 [@Brad Smith] [@Susan Beck-Ferkiss] do you have info on cost of construction for multi-family below market rate? Javier Echeverria-Diaz, 9/27/2021 SB1 Construction costs are similar but generally below market costs more to develop due to soft costs related to financing. Maybe we need to reach out to Housing Catalyst if you need concrete numbers? What is the exact question? Susan Beck-Ferkiss, 9/27/2021 JE4 [@Susan Beck-Ferkiss] Thank you. I'm just trying to populate this table with reliable sources so we can have a better idea of realistic scenarios that both developers and consumers are facing. Do you have someone at Housing Catalyst that you can connect me to? Javier Echeverria-Diaz, 9/27/2021 INTERNATIONAL BUILDING CODE UPDATES Packet pg. 40 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation Services MEMORANDUM Date: October 6, 2021 To: Planning and Zoning Commission From: Paul Sizemore, Deputy Director, PDT RE: Enclosed Mini-Storage – Resolving the Conflict Between the Land Use Code and Adopted Policies Introduction: At the request of Vice Chair Shepard, an item has been added to the October 15th Planning and Zoning Commission Worksession to discuss the permitted locations of Enclosed Mini-Storage. Currently, permitted locations include the entire C-G, General Commercial zone district including such subareas as the Transit-Oriented Development Overlay Zone and the South College Corridor Plan. Adopted policies, however, provide guidance that Enclosed Mini-Storage may be inappropriate in these locations. A recent P.D.P brought these discrepancies to light. Resolving these conflicts would align the Land Use Code with the applicable policies. The following information was provided by Vice Chair Shepard to provide background for the Board and to serve as a starting point for Board discussion. At the worksession, he will lead the conversation and staff will be prepared to support discussion and questions from the Board. Information from Vice Chair Shepard: Background: At the March 11, 2021, P & Z hearing, consideration of the Guardian Self-Storage PDP presented an inconsistency between the South College Corridor Plan (SCCP), the Transit-Oriented Development Overlay Zone (TOD), and the Land Use Code Article Four – C-G, General Commercial zone district permitted use list. [Section 4.21(B)(2)]. ENCLOSED MINI-STORAGE OPTIONS Packet pg. 41 2 Guardian Self-Storage PDP #190020: •Located within the area described by the South College Corridor Plan, an element of the City’s comprehensive plan adopted in 2009. •Zoned C-G, General Commercial, and per Article Four of the Land Use Code; Section 4.21(B)(2), Enclosed Mini-Storage is a permitted use. •Located within the Transit Oriented Development Overlay District (TOD), governed by Article Three of the Land Use Code, Section 3.10. The South College Corridor Plan states: LU 1.4 - Minimize Low Activity Uses. Uses that detract from the overall vitality of the Corridor, including used car lots, outdoor storage, and storage unit uses, are to be located away from the South College frontage. (Page 38.) (Emphasis added.) And yet the C-G zone allows Enclosed Mini Storage as a permitted use. By being located within the TOD, Enclosed Mini-Storage is subject to the Purpose Statement of the TOD per Section 3.10.1(B) which states: Purpose. The purpose of this Section is to modify the underlying zone districts south of Prospect Road to encourage land uses, densities and design that enhance and support transit stations along the Mason Corridor. These provisions allow for a mix of goods and services within convenient walking distance of transit stations; encourage the creation of stable and attractive residential and commercial environments within the TOD Overlay Zone south of Prospect Road; and provide for a desirable transition to the surrounding existing neighborhoods. In addition, Enclosed Mini-Storage is restricted in the TOD by design standard, 3.10.2(A) that prohibits storage units on the first floor of a storage facility. Issue of Inconsistency: Guardian Self-Storage is located directly along South College Avenue, contains119,300 square feet and is between three and four stories in height. As a land use, it is considered passive in that it does not generate the economic activity generally associated with a retail district. By being located directly along South College Avenue, and by being considered a low activity use, Enclosed Mini-Storage conflicts with the SCCP policy statement. Further, the land use does not enhance and support transit stations along the Mason Corridor per the TOD purpose statement. These inconsistencies among the SCCP, the TOD and the permitted use list in the C-G zone suggests that a policy discussion is needed to address reconciling how best to govern these uses in the future. ENCLOSED MINI-STORAGE OPTIONS Packet pg. 42 3 For discussion purposes, there are three specific geographic references. •C-G, General Commercial Zone District – Article Four, Land Use Code. •South College Corridor Plan – Subarea Plan. •Transit-Oriented Development Overlay Zone – Article Three, Land Use Code. Options: The following options are offered to help guide this discussion: 1.Amend the C-G zone permitted use list to specifically delete the allowance of Enclosed Mini-Storage in the area described by the SCCP. The policy basis for this approach is found in the SCCP Goal LU 2 which states: “Goal LU 2: Encourage neighborhood serving retail and commercial uses in locations convenient to adjacent neighborhoods.” (Page 40.) “LU 2.2 - Neighborhood Commercial Uses. In addition to the Neighborhood Commercial District, encourage small scale neighborhood serving uses in other areas convenient to residential neighborhoods (See Figure 25).” (Page 40.) The subject site is demarcated in Figure 25 as commercial area eligible for neighborhood serving uses. (Page 40.) 2.Amend the C-G zone to continue to allow Enclosed Mini-Storage in the SCCP but require that such use must be setback from College Avenue by a minimum of 150 feet. This would match the setback requirement in the C-S, Service Commercial zone, located immediately to the south, on both sies of South College Avenue, which is also governed by the SCCP. 3.Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini- Storage in the area described by the TOD. The policy basis for this is found in the Purpose Statement for the TOD standards in Section 3.10.1(B). A finding could be made that since Enclosed Mini-Storage is a passive, inactive use, it is not a land use that enhances and supports transit stations along the MAX, and ridership, such use is inappropriate in the TOD. 4. Delete Enclosed Mini-Storage as a permitted use within the C-G zone on a city- wide basis. Other zone districts, such as Industrial, may be more suited for these facilities. ENCLOSED MINI-STORAGE OPTIONS Packet pg. 43 4 5.If Enclosed Mini-Storage is to remain in TOD, move the prohibition on first floor mini-storage in the TOD out of Article Three which is a modifiable standard and into Article Four as part of a land use definition which is not eligible for a Modification. Other Considerations: •At the time of the adoption of the SCCP (2009) and the TOD (2007), the mass, size, height, and scale of today’s Enclosed Mini-Storage facilities was not envisioned. The scaling up of these facilities has outpaced the City’s comprehensive planning policies and zoning standards. •Like the advent of big box retail in the warehouse format, today’s Enclosed Mini-Storage facilities may require a new approach to mitigate land use and design impacts. Just as Land Use Code Section 3.5.4 (Large Retail Establishments) was adopted in reaction to industrial-scaled retail (after a six- month moratorium), perhaps a comparable set of standards and guidelines for Enclosed Mini-Storage would be an idea worth consideration. •According to adopted plans and policies, it is a priority that the South College Corridor develop (and redevelop) with a mix of land uses that support transit. Whether by the permitted use list in the C-G zone (Article Four), or by enhanced standards in the TOD (Article Three), or by leveraging public investment (i.e., urban renewal districts), it appears that additional effort may be needed to achieve the long-term goal of having viable public transit along the City’s spine. If land uses along the MAX do not support transit, then we may fall short of our goals of providing increased mobility, relieving congestion, and improving air quality. •City Council has adopted two Plans that create a vision to guide development along South College Avenue and the MAX. Our challenge is to implement these policies or continue to extend the existing and prevailing development pattern along this vital commercial corridor. ENCLOSED MINI-STORAGE OPTIONS Packet pg. 44 ENCLOSED MINI-STORAGE OPTIONSPacket pg. 45 ENCLOSED MINI-STORAGE OPTIONSPacket pg. 46 ENCLOSED MINI-STORAGE OPTIONSPacket pg. 47 ENCLOSED MINI-STORAGE OPTIONSPacket pg. 48 Larimer and Weld Canal Larimer and Weld CanalHorsetooth Reservo ir Ter ry Lake Cobb L a k e Fossil Creek R e s e r v oi r I³ I³ I³ WXYZÕ WXYZÉ !"`$SHIELDSCOLLEGEVINE DRAKE TRILBY PROSPECT TAFT HILLTIMBERLINEOVERLANDLEMAYDOUGLAS LAPORTE MULBERRY WILLOX HARMONY CARPENTER C O U N T Y R OAD38 E COUNTYROAD54G ZIEGLERMOUNTAIN VISTA HORSETOOTH TIMBERLINETAFT HILLLEMAYVINE DRAKELEMAYVINEVINE HORSETOOTH General Commercial Zone District Printed: October 05, 2021 Railroad Lines Growth Management Area Water FeaturesCity Zoning General Commercial 0 0.5 1 1.5 2 Miles ©These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. ENCLOSED MINI-STORAGE OPTIONS Packet pg. 49 Larimer and Weld Canal Larimer and Weld CanalHorsetooth Reservo ir Ter ry Lake Cobb L a k e Fossil Creek R e s e r v oi r I³ I³ I³ WXYZÕ WXYZÉ !"`$SHIELDSCOLLEGEVINE DRAKE TRILBY PROSPECT TAFT HILLTIMBERLINEOVERLANDLEMAYDOUGLAS LAPORTE MULBERRY WILLOX HARMONY CARPENTER C O U N T Y R OAD38 E COUNTYROAD54G ZIEGLERMOUNTAIN VISTA HORSETOOTH TIMBERLINETAFT HILLLEMAYVINE DRAKELEMAYVINEVINE HORSETOOTH TOD Overlay Zone Printed: October 05, 2021 Railroad Lines Growth Management Area Water Features TOD City Zoning General Commercial 0 0.5 1 1.5 2 Miles ©These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. ENCLOSED MINI-STORAGE OPTIONS Packet pg. 50 ENCLOSED MINI-STORAGE OPTIONS Packet pg. 51 ENCLOSED MINI-STORAGE OPTIONS Packet pg. 52 ENCLOSED MINI-STORAGE OPTIONS Packet pg. 53 ENCLOSED MINI-STORAGE OPTIONS Packet pg. 54 ENCLOSED MINI-STORAGE OPTIONS Packet pg. 55 October 8, 2021LUC Options – Enclosed Mini-Storage StandardsPete Wray, Senior City Planner, AICPENCLOSED MINI-STORAGE OPTIONSPacket pg. 56 2I-25Enclosed Mini-Storage - IssueThe South College Corridor Plan states:LU 1.4 - Minimize Low Activity Uses. Uses that detract from the overall vitality of the Corridor, including used car lots, outdoor storage, and storage unit uses, are to be located away from the South College frontage. (Page 38.) (Emphasis added.)And yet the C-G zone allows Enclosed Mini Storage as a permitted use.In addition, by being located within the TOD, Enclosed Mini-Storage is subject to the design standard, 3.10.2(A) that prohibits storage units on the first floor of a storage facility. ENCLOSED MINI-STORAGE OPTIONSPacket pg. 57 3I-25Enclosed Mini-Storage - IssueLand Use Code Section 3.10.2(A) states:“Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building.”This prohibition indicates that in the crafting of the TOD standards, there was an emphasis on mitigating effects of Enclosed Mini-Storage that could weaken the relationship between land use and transit along the MAX. ENCLOSED MINI-STORAGE OPTIONSPacket pg. 58 4I-25Enclosed Mini-Storage - IssueEnclosed Mini- Storage facilities may require a new approach in order to mitigate land use and design impacts. Consider a similar approach to Land Use Code Section 3.5.4 for a comparable set of standards and guidelines for Enclosed Mini Storage.ENCLOSED MINI-STORAGE OPTIONSPacket pg. 59 5I-25Enclosed Mini-Storage LUC Options1. Amend the C-G zone permitted use list to specifically delete the allowance of Enclosed Mini-Storage in the area described by the SCCP; 2. Amend the C-G zone to allow Enclosed Mini-Storage in the SCCP but require that such use must be setback from College Avenue by a minimum of 150 feet;3. Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini-Storage in the area described by the TOD; 4. Delete Enclosed Mini-Storage as a permitted use within the C-G zone on a city-wide basis. Other zone districts may be more suited for these facilities; 5. Move the prohibition on first floor mini-storage in the TOD out of Article Three which is a modifiable standard and into Article Four as part of a land use definition which is not eligible for a Modification.ENCLOSED MINI-STORAGE OPTIONSPacket pg. 60 6I-25SCCP – Framework MapSCCP Commercial AreasENCLOSED MINI-STORAGE OPTIONSPacket pg. 61 7I-25SCCP – Commercial ArreasENCLOSED MINI-STORAGE OPTIONSPacket pg. 62 8I-25TOD Overlay MapENCLOSED MINI-STORAGE OPTIONSPacket pg. 63 9I-25ENCLOSED MINI-STORAGE OPTIONSPacket pg. 64 10Resource SlidesENCLOSED MINI-STORAGE OPTIONSPacket pg. 65 115-Star Storage (South College)ENCLOSED MINI-STORAGE OPTIONSPacket pg. 66 12Guardian Storage (South College)ENCLOSED MINI-STORAGE OPTIONSPacket pg. 67 13Other Project Examples – Locations unknown)ENCLOSED MINI-STORAGE OPTIONSPacket pg. 68 TOD Ground Floor Use Comparison14SITESiteSITE• Enclosed storage use is similar to structured parking• Both uses require ground floor access, preferably from two sides• Enclosed storage also needs leasing office space• TOD Section 3.10.4 (D) allows options and flexibility for parking structure ground floor uses, but not for multi-story mini-storage use. • This example Downtown next to the transit station in the TOD meets 3.10.4 (D) but would not meet 3.10.2 (A).ENCLOSED MINI-STORAGE OPTIONSPacket pg. 69 15ENCLOSED MINI-STORAGE OPTIONSPacket pg. 70 Community Development & Neighborhood Services Planning & Development Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.6111- fax MEMORANDUM Date October 7th, 2021 To Chair Haefele and Members of the Planning & Zoning Commission From Alyssa Stephens, Neighborhood Development Liaison Re October Public Engagement Update __________________________________________________________________ The purpose of this memo is to provide an update on public engagement in development review. Recent Public Engagement by the Numbers •Neighborhood meetings — 4 •Educational events – 2 News and Updates •Delivery of neighborhood meeting and hearing letters has been sluggish because of US Postal Service delays. Mailed notices are being supplemented with NextDoor posts for the remaining scheduled meetings/hearings in October, and internal conversations are occurring regarding a temporary extension of our two-week mailed notification window. •The Neighborhood Development Liaison will provide information about the development review process and nearby development proposals at the WELL (Winterize, Energize, Lift up, and Love) event at the North College 55+ mobile home community on October 15th. •Area Action Planning efforts are ongoing with neighborhoods in NE Fort Collins, including Maple Hill, Trailhead, and Richards Lake. The goal is to proactively document and communicate neighborhood priorities for development to City staff, potential developers, and decision- makers. OCTOBER PUBLIC ENGAGEMENT MEMO Packet pg. 71