HomeMy WebLinkAboutWORTHINGTON STORAGE - PDP220003 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE
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Worthington StorageWorthington StorageWorthington StorageWorthington Storage
Project NarrativeProject NarrativeProject NarrativeProject Narrative
02/02/02/02/23232323/2022/2022/2022/2022
IntroductionIntroductionIntroductionIntroduction
The purpose of this Project Narrative is to clearly communicate the intent behind the Worthington Storage PDP,
how it complies with the Fort Collins Land Use Code, and describe the principles of City Plan that support this
type of development. This appliaction is for a combined Overall Development Plan (ODP) and Project
Develompent Plan (PDP). The ODP attached is included to enable the immediate development of a storage
facility on Lot 1, while setting the stage for the redevelopment of the now vacant AMC movie theater on Lot 2.
Uses for future development of Lot 2 will be selected from the allowable uses in the Employment District during
a separate Project Development Plan (PDP) application. Lot 2 is not a part of this PDP application. A Conceptual
Review meeting was held by the City on 04/01/2021 and a Neighborhood Meeting was held on 07/07/2021.
The upscale Red Rocks Storage Facility proposes to replace a portion of the parking lot of the former AMC
movie theater near Drake and Shields in the Centre for Advanced Technology PUD. The proposed self-storage
facility is approximately 90,000 rentable square feet in total consisting of a three-story structure with individual
storage units ranging in size from 25 to 300 square feet and flanked by three (3) one-story buildings screening
the loading area. The applicant, Strategic Storage Partners, LLC has over 30 - years of experience in the self-
storage industry. Through the years they have contributed to innovative industry advances in self-storage as
important complementary amenities for residential and commercial development. One example of this is the
tenant conference room which is provided to tenants as a a space for alternative business to occur. It also
provides a space for tenants to use in liue of a traditional retail space while generating very little parking
demand. Additional amenities provided at the facility include Wi-Fi connectivity, electric car charging stations,
bike racks and bike repair stations. Access to the property for tenants is provided via iPhone application and or
passcodes. Access is limited to normal business hours and monitored by digitally stored recording cameras.
Strategic Storage Partners has recently completed a similarly sized and architecturally similar self-storage facility
in Golden, Colorado, a tour of which best presents the best of quality of design and the ease and efficiency of
operations intended for the proposed project.
As homes become smaller, apartment rents increase, and commercial users shift to off-site inventory storage,
the demand for self-storage at convenient locations is growing rapidly. Accordingly, a demand potential analysis
for the proposed self-storage use on the subject property has been completed by THK Consultants. This
analysis, considering existing and potential competition, indicts a strong demand for a state-of-the-art self-
storage facility at this location. Among other factors, the study considers personal income levels, employment,
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population, and household income with a 10-to-15-minute drive. Within the mix of the surrounding commercial/
residential development, there does not appear to be another suitable property to address the identified
demand for high quality, state-of-the-art self- storage in midtown Fort Collins. Staff is encouraged to visit this
site or the web site at https://redrocksstorage.com/.
Land UseLand UseLand UseLand Use
The property is located within the E – Employment Zoning District. Enclosed mini storage is permitted as a
secondary use under the land use standards. The Employment District dictates that secondary uses may occupy
no more than 25% of the total gross area of the development plan. The contiguous E Zoning District that
includes Lot 1 of the Centre for Advanced Technology consists of approximately 221 acres with 52-acres of the
55-acres allowed for secondary uses being currently utilized. Assuming Lot 1 and Lot 2 of this development
develop as secondary uses, 24.76% of this Employment district is considered a secondary use, which is within
the allowed amount by the Land Use Code. A detailed Secondary Use Study has been included with this
application for further detail.
Site DesignSite DesignSite DesignSite Design
The existing 3.2-acre lot contains a vacant 18,000 square foot movie theater and associated parking lot. A
private drive bisects the parking lot and connects to adjoining properties, conveniently separating the existing
theater building from the parking lot. This application proposes to subdivide the existing lot into two individual
lots by placing a new property line aligned with the centerline of that private drive.
The proposed three-story building attempts to front Worthington Circle to the extent reasonably feasible
despite an existing drainage facility on the northern corner of the site. Due to the geometry of the arced right-
of-way of Worthington Circle, the fifteen-foot Build-To Line is touched on the southeastern corner of the
building, however the 50% of the buliding frontage does not exist within the Build-To-Line. Additionally, the
existing detention pond to the north creates the need for a noncompliant front yard and, per LUC
3.5.3.(C)(2)(d)4., this standard is to not required to be met. The main entrance to the building is oriented north
towards the existing private drive and a connecting walk is provided to the private drive and Wothington Circle.
Vehicular access is provided from the private drive bounding the northern side of the property, which leads to a
small parking area with five spaces and security gate. Customers and emergency services may drive into the
facility via a 24-foot-wide drive which loops around the building to the south and connects to the private drive
which bisects the two new lots. The project provides eight parking spaces for its own use, as well as eleven
parking spaces on the south side of the proposed building, which are for the benefit of a future user when the
vacant theater is redeveloped. A twenty-six-foot-wide private drive borders the south of the building and
provides Aerial Access per the International Fire Code.
LanLanLanLandscape Designdscape Designdscape Designdscape Design
There is limited existing landscape and open space within the property consisting of small parking islands and a
detention pond with young trees. The landscape is designed to anchor the building through the use of
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foundation plantings and provide a pedestrian sense of scale along the Worthington public right-of-way via a
double tree lined detached walk. Conifer trees are proposed along the façade facing Worthington as well to
further aid in articulating and mitigating the mass of the building. Larger coniferous trees are also proposed on
the western edge of the property where abutting an existing non-conforming residence. While the project is
proposing to remove forty existing trees, thirty-six of them are Ash trees which are recommended to be
removed by the City in anticipation of the emerging Emerald Ash Borer. All removed existing trees will be
mitigated per Fort Collins requirements.
As this storage facility is a proposed commercial use and not an existing industrial use, there are no specific
landscape buffers required by this property per the Purpose of the buffering standards in LUC 3.8.26(B) which is
to “…separate residential land uses and high occupancy building units from existing industrial uses…”
Additionally, the buffer yard requirements found in LUC 3.8.30(F)(1) do not apply as this section is only
applicable to multifamily and single-family-attached uses.
Architectural DesignArchitectural DesignArchitectural DesignArchitectural Design
The property to the east is the Drake Marketplace, which consists of several retail stores and restaurants. To the
west there are two residential multi-family homes along S Shields Street. The proposed development and
architecture strive to complement the existing commercial buildings while being sensitive to the nonconforming
residential uses along Shields. The site plan will also ensure there is a smooth transition between the commercial
and residential uses and minimize the impact on the adjacent residential properties. The transition is achieved
through a combination of landscape designed (as mentioned above) and transition of building heights. Land
Use Code Section 3.5.1 requires that “proposed buildings and uses are compatible when considered within the
context of the surrounding area.” And (C) “Buildings shall either be similar in size and height, or, if larger, be
articulated and subdivided into massing that is proportional to the mass and scape of the other structures, if
any,… abutting or adjacent to the subject property…” There is one existing residential building adjacent to this
site. It steps from two stories down to one story and is 2,639 square feet according to Larimer County assessor.
Our project proposes a three-story building near the large vacant movie theater with two, one-story buildings
on the west side of the project closest to the residential building and auto repair shop. The proposed one-story
buildings are 2,500 square feet, thus compatible with the scale and mass of the existing two-story
nonconforming residential buildings.
Utilities and DrainageUtilities and DrainageUtilities and DrainageUtilities and Drainage
The proposed project is served by the City of Fort Collins Utilities, including water and wastewater.
There is an existing 8” water main that loops the existing site with connections to Worthington Circle.
Existing fire hydrants are located at the north and southwest entrances to the site, which provide
adequate coverage for the proposed development. There is also an 8” sanitary sewer main that runs
through the center of the site, located in the parking area just to the north of the existing building. A
water, fire, and sanitary service will be installed for the proposed 3-story building. Existing gas and
electric lines are located adjacent to Worthington Circle.
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Stormwater runoff currently discharges to an existing 15-inch storm drain located at the northern
corner of the site. This existing storm drain connects to an existing storm network in Centre Avenue
which ultimately discharges to Spring Creek. Drainage patterns from surrounding properties will be
maintained and conveyed to the existing outfall location. Existing detention storage is provided with a
detention pond adjacent to Worthington Circle and ponding in the existing parking lot. Volume will be
maintained, but detention ponds and conveyance methods will be modified with the proposed site. A
system of storm drains, underground chambers and detention ponds will be used to meet the cities LID
and detention requirements.
Ownership and Ownership and Ownership and Ownership and MaintenanceMaintenanceMaintenanceMaintenance
The property owner/developer will be responsible for maintenance of all landscaping, internal private
drives and other features and amenities of the property.
Neighborhood MeetingNeighborhood MeetingNeighborhood MeetingNeighborhood Meeting
The main issue that arose from the neighborhood meeting was the impact to shared parking in the area due to
the proposed development. There are not any shared parking agreements currently in place and this project
therefore this project is not removing approved parking from adjacent uses. The proposed development will be
providing 8 parking spaces per LUC minimums and maximums associated with this use, along with an additional
11 spaces for the benefit of future uses on Lot 2. The access to the main storage access will be gated with no
exterior storage access. On-street parking along Worthington Circle will not be affected during or after
construction and can still be used by adjacent uses.
City Plan and PolicyCity Plan and PolicyCity Plan and PolicyCity Plan and Policy
Red Rocks Self-Storage is supported by the following Principles and Policies found in the Fort Collins
City Plan, adopted April 16, 2019.
Principle LIV 2: Promote infill and redevelopment
LIV 2.1 – Revitalization of Underutilized Properties - Support the use of creative strategies to revitalize
vacant, blighted or otherwise underutilized structures and buildings, including: Infrastructure
improvements & Infill of existing surface parking lots
· The proposed overall development plan will replace the existing parking lot with a Self-Storage
facility, as well as create a separate lot that will encourage the re-development of the existing
theater building.
Principle EH 1: Foster a vibrant, resilient and inclusive economy
EH 1.1 – Employment Base-Support the enhancement of the community’s economic base and primary
job creation by focusing on retention, expansion, incubation, and recruitment effort that create jobs and
import income of dollars to the community.
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· The proposed development plan will encourage the re-creation of jobs in the area from the
vacant theater. The planned self-storage facility will employ at least two people and with the
creation of lot 2, the re-purposed theatre building will encourage the expansion of business
and future employment in the area.
Principle ENV 6: Manage water resources in a manner that enhances a protects water quality supply
and reliability
LIV 6.6 – Low Impact Development-Pursue and implement Low Impact Development as an effective
approach to address stormwater quality and impacts to streams by urbanization.
LIV 6.7 – Best Management Practices-Utilize stormwater facility design criteria that follow national Best
Management Practices
· The Proposed development does not propose to increase the impervious area on the
property. The existing property was constructed with no water quality treatment or low impact
development. With the modification of the parking lot, the new development will utilize BMP’s
and LID controls to ensure water quality treatment during construction and to treat the existing
stormwater runoff.
Principle T 3: Lead transportation innovation by exploring and utilizing emerging and transformative
systems and technologies
T 3.9 – Electric Vehicles-Encourage, prioritize, and support the purchase of electric vehicles through the
design, management, outreach, education, policy updates, broad-based coordination, incentives and
operations of streets and wayside infrastructure such as electric-vehicle charging station.
· Electric vehicle charging stations will be implemented in the design of the self-storage facility.
Principle T 6: Support bicycling as a safe, easy, and convenient travel option
· The northwest area of Fort Collins is severely underserved for storage. Currently, residents
have to drive across town to access storage units. By providing storage near homes, bicycling
and walking is encouraged or at a minimum it is a reduction of miles driven.
T 6.5 – Facility Maintenance-Identify opportunities for additional year-round maintenance of bicycle
facilities to provide safe bicycling in winter months.
· Bicycle maintenance facilities will be implemented in the design of the self-storage facility. This
will help build upon the connected bicycle facility the Fort Collins and in this local commercial
retail area.
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Housing Strategic Plan
Red Rocks Self-Storage is supported by the prioritized strategies found in the Housing Strategic Plan,
adopted in March of 2021.
The vision of the Housing Strategic Plan is that: “Everyone has healthy, stable housing they can afford.”
Development and land costs continue to rise and house and lot sizes continue to shrink. More people
are choosing to fill up the spare room with a roommate rather than possessions. As basements are
finished for aging parents, or kids moving home after college, the storage capacity decreases. In order
to store the equipment for active lifestyles, side jobs, and miscellaneous storage, off-site options must
be utilized. Specifically, our project supports the following strategies:
(7) Remove barriers to the development of Accessory Development Units Community
Recommendations Alignment - Explore housing types to include smaller homes and cooperative
housing and relax restrictions in the Land Use Code