HomeMy WebLinkAboutBLUE SKY SELF STORAGE AT RUDOLPH FARM - PDP230013 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
AAApppeeerrriiiooo
Property Consultants, llc
December 13, 2023
City of Fort Collins
Community Development & Neighborhood Services
281 N. College Ave.
Fort Collins, CO 80522‐0580
Re: Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd PDP Comments issued 11/17/2023
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
09/18/2023: INFORMATION:
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 correspondencewith other reviewers and keep me informed of any phone conversations.
Thank you!
Comment Number: 2
09/18/2023: SUBMITTAL:
As part of your resubmittal, 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. Comments requiring
action should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of why comments have not
been addressed [when applicable].
Comment Number: 3
09/18/2023: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal
Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file-naming-stan
dards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the
file type prefix, project information, and round number. For example: 1_SITE PLAN Project
Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above.
4032 Defoe St., Strasburg, CO 80136 Phone 303.317.3000 aaron@aperiopc.com
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
2
Comment Number: 4
11/13/2023: SUBMITTAL - UPDATE:
Please do not flatten redline responses - Thank you!
Left unflattened.
09/18/2023: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the
PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be
removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on")
in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or
“PDFSHX (version 2017 and newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawin
g-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Comment Number: 5
09/18/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing
the same week. When you are preparing to resubmit your plans, please notify me with an expected
submittal date with as much advanced notice as possible.
Comment Number: 6
09/18/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
09/18/2023: NOTICE:
A Development Review sign will be posted on the property. This sign will be posted through the final
decision and appeal process. A request for the removal of signs will be made by your Development
Review Coordinator at the appropriate time.
Comment Number: 8
09/18/2023: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to moving forward with
scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8
weeks prior to the hearing.
Noted, “For Hearing” comments have been addressed, at a minimum.
Comment Number: 9
09/18/2023: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is
the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding
property owners within 800 feet (excluding public right-of-way and publicly owned open space).
Noted.
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
3
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 2
11/14/2023 FOR HEARING - UPDATED:
Thank you for changing the body colors of phase two buildings to better match the primary storage
building that is part of phase one.There still remains compliance issues with a the base treatment.
Please extend the tan stone veneer as a base treatment to all highly visible sides of the building. See
3.5.3(E)(6) which requires a recognizable base that consists of thicker walls, leges, or sills, stone or
other masonry. The stucco texture metal panels are a prohibited as a primary external surface material.
3.9.5(C)(3) states, Metal is prohibited as a primary exterior surface material. It may be used as trim
material covering no more than ten (10) percent of the facade or as a roof material. There is some
question from the planning group of the grey vertical banding and the high contrast between the dark
grey and light tan colors of the building. Staff is suggesting making the dark gray lighter in color or only
utilizing the darker banding when there is a significant change in wall plane. Let's chat more about this
comment.
Following our discussions with City Staff held by phone as a follow‐up to the second round
PDP review comments, we've made several revisions to Building A in order to balance out
the purpose and intent of the Land Use Code requirements. The color palette has been
shifted to generally more warmer tones towards brown/tan/buff and reduction of the
cooler grey colors previously submitted. We've added articulation to the exterior walls by
creating recessed bays on the facade which provides depth. Additional projecting
elements such as sunshades and other items have been added. A detail for the stucco
band has been added to the drawings.
09/26/2023 FOR HEARING:
Regarding building architecture, the vision and guidance from the I-25 Subarea Plan speaks about
creating a distinctive identity for interchange areas of the City. This generally translates to utilizing
natural tones that are local and authentic to Fort Collins, such as buff sandstone. This is a theme that is
pervasive at several interchanges such as the 392/I-25 and Harmony interchange seen to the right.
Staff recommends utilizing a buff sandstone veneer and complementary colors wherever possible on
the site.
Comment Number: 3
11/14/2023 FOR HEARING - UNRESOLVED:
A person door is still needed for the trash enclosure.
Acknowledged. A walk door/gate has been added to the side of the trash enclosure and is
shown on the revised elevations.
9/26/2023 FOR HEARING
A person door is required for enclosures.
Comment Number: 5
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
4
11/14/2023: FOR HEARING:
It appears that the Phase 2 building roof form has not changed from Round 1 comments. For clarity,
the I-25 Standards require that buildings less than 10,000 square feet be peaked or mansard with a
minimum of a 5:12 pitch and one of these four treatments every 50 lineal feet: projecting gable/dormer,
hip, horizontal or vertical break, or three or more roof planes. Please refer to 3.9.5(A) for more
information.
We've made substantial modifications to the Phase 2 buildings which face adjacent
developments and Carriage Parkway. The roof forms have been revised and we've
incorporated building forms, materials and features which address the requirements
found in the I‐25 Corridor Design Standards. Please refer to the revised elevation sheets
for further details. Note also that Building E does just exceed 10,000 sf and therefore
should not require a pitched roof. We did investigate this during redesign, however the
depth of the structure in conjunction with the minimum slope resulted in a very large roof
adjacent to the east property line and a ridge that was approaching the height of Building
A. It was not felt that this spoke to the intent of the standards, so we've prepared a
design for Building E which draws upon elements from Building A but also has pitched
roof features which provide articulation, changes in parapet height and other visual
interest while minimizing scale and impact. Materials have also been significantly revised
for the outer Phase 2 buildings, as have the colors to consolidate the palette across the
project.
Comment Number: 6
11/14/2023 FOR HEARING:
It was originally thought that the center modules of the primary building provided articulation in
massing, however, it appears that the north facing facade is largely flat. Standards require (3.5.3(D)(1))
that horizontal masses shall not exceed a height:width ratio of 1:3 without substantial variation in
massing that includes a change in height and a projecting or recessed elements. Please revise this
elevation. This comment somewhat dovetails with a color banding comment found earlier.
Please also see the facade treatment standards found under 3.5.3(E)(2).
We've revised the exterior elevations on Building A to add recessed bays on the north and
east sides to address the massing variation concern.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 5
11/14/2023: FOR HEARING:
Please adjust the sight triangles on the landscape plan. I have sketched sight triangles that are more
accurate based on LCUASS Figure 7-16. Ensure that all vegetation in the sight triangles has a
maximum mature height of 24 inches, except deciduous trees, which are permitted as long as no
branches or leaves hang less than 6 feet above the ground. Take care to preserve sight lines with tree
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
5
placements. Please add a sight distance note to the landscape plan, containing this information in your
own words.
Sight distance triangles have been added to the landscape plan and site plan.
Comment Number: 6
11/14/2023: FOR HEARING:
Within the sight distance triangles, please sign these sections of Carriage Parkway as No Parking.
No Parking signs have been added.
Comment Number: 7
11/14/2023: FOR FINAL PLAN:
You will need to dedicate one emergency access easement and two sight distance easements with this
project. These easements will need to be prepared by a Colorado licensed Professional Land Surveyor
and submitted with the first round of FDP. Information about easement dedications, including fees,
process guidelines, and deed templates, is available at
https://www.fcgov.com/engineering/devrev.php#cb-38308-6601.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
09/25/2023: FOR INFORMATION:
In order for this project to move forward, the Rudolph Farm Infrastructure project must be finalized prior
to this project going to hearing. If any changes occur within the infrastructure project, they will need to
be reflected in this project.
Comment Number: 3
11/13/2023: FOR HEARING - UPDATED:
The southern access is still a concern. Are larger trucks able to navigate the turns in and out of the
access without hitting the median and signage? Can you confirm that there aren't any gates being
proposed internal to the site at the entrances?
A turning movement diagram is included in the resubmittal items, demonstrating both an
aerial fire truck and a WB 40 are able to negotiate the entrance with no conflicts. No
fencing or gates are proposed with this development project.
09/25/2023: FOR HEARING:
The proposed southern access is within close proximity to the trail crossing to the south. This is a
signalized (RRFB) crossing and may require this access to be restricted to a right in, right out. It may
be helpful to include the design of this crossing within this plan set. We would also like to verify that the
northern access is in alignment with the potential access across Carriage. This may require further
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
6
coordination.
Comment Number: 4
11/13/2023: FOR INFORMATION - UPDATED:
These marked crosswalks are still shown within the Utility/Site Plans.
Removed.
09/25/2023: FOR INFORMATION:
The proposed marked crosswalks across the driveway accesses are not required, and if installed,
would be the sole responsibility of the property owner to maintain. Signing and Pavement Markings will
be reviewed in FDP.
Comment Number: 5
09/25/2023: FOR INFORMATION:
The Site Plan provides details for the Accessible Parking Signs and utilizes a t-post versus a standard
telespar or u-channel post. Any signs installed in public right of way will need to be telespar. Would
also recommend the use of telespar internal to your sight. Details on sign posts can be found in the
Larimer County Urban Area Street Standards. Appendix A, Drawing 1401.
Comment Number: 6
11/13/2023: FOR INFORMATION:
The sight distance triangles provided in the Plan Set do not look like they are consistent with Larimer
County Urban Area Street Standards, Figure 7-16. Please update and detail any potential conflicts that
might occur with landscaping/parked vehicles on the east side of the roadway. If necessary we may
require the developer to restrict parking adjacent to the access points, via additional signs.
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
11/13/2023: FOR HEARING:
Please see updated redlines. Fort Collins Stormwater Criteria is not being used in some of the
calculations; please contact me with any questions about necessary updates.
The coefficient spreadsheet has been updated. Please see the runoff calculation
spreadsheets for response to comment.
09/22/2023: Please see redlines. I encourage you to reach out with any questions or to review
potential revisions, and I’d be happy to set up a meeting or conference call to do so.
Comment Number: 2
11/13/2023: FOR HEARING:
Ultimately, Blue Sky plans will need to align with the approved Rudolph Farm plans, and I cannot verify
the two sets are in alignment until the infrastructure project is approved and recorded. I will not review
further Blue Sky submittals until after Rudolph Farm is approved so I am able to verify conformance as
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
7
necessary.
09/27/2023: There are some discrepancies between what is shown in the Rudolph Farm Infrastructure
plan set and the plans submitted for this project - notably the storm sewer stub to this lot to be used as
the outfall. Please review and align plans.
The difference in the storm sewer stub on the FDP plans has been coordinated with the
overall site engineer (Northern Engineering) to reflect our more detailed site design.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
09/19/2023: FOR FINAL PLAN:
Preliminary irrigation plans are due at FDP should include a landscape plan, a water budget and
hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually.
Final irrigation plans are due at building permit application, but we encourage you to submit them
earlier in case changes need to be made. Detailed irrigation submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submittal-reqs.pdf?164926026
7
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 1
11/14/2023: FOR HEARING - UPDATED:
Please show the transformer location on the Landscape Plan to ensure minimum separations.
The transformer is shown on the plan.
09/26/2023: FOR HEARING:
The proposed transformer location is above Light & Power’s minimum distance from a drivable surface.
The transformer must be placed within 10 ft of a drivable surface for installation and maintenance
purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft
minimum. When located close to a building, please provide required separation from building openings
as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed
transformer locations on the Utility Plans.
Comment Number: 2
11/14/2023: FOR HEARING - UPDATED: The conductor on the east side of Carriage Parkway is only
secondary wire for streetlights. Primary cable for single-phase or three-phase power is located on the
west side of Carriage Parkway. A vault will be required to intercept the primary feed at this location.
Please update the utility plans to reflect a vault on the west side of the road and extend the primary
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
8
feed to that location.
The plan has been updated with a vault and line extending to the west side of Carriage
Parkway.
09/26/2023: FOR HEARING:
The primary feed for the subdivision is currently designed on the west side of Carriage Parkway and
will be required to cross Carriage Parkway into the site. Please reflect this on the Utility Plans.
Comment Number: 10
09/26/2023: FOR FINAL PLAN:
Please coordinate meter locations with Light and Power and show on the utility plans during Final
Design. These locations will need to comply with our electric metering standards. Electric meter
locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our
Electric Service Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18Novembe
r2016_Amendment.pdf
Comment Number: 11
09/26/2023: FOR FINAL PLAN:
A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial
meters will need to be completed and submitted to Light & Power Engineering for review prior to Final
Plan. A link to the C-1 Form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310
Comment Number: 12
09/26/2023: FOR FINAL PLAN:
On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our
meter sequencing can be found in our electric policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons
Comment Number: 15
09/26/2023: NFORMATION:
Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the following
website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 3
11/08/2023: FOR HEARING - UPDATED:
09/06/2023: FOR HEARING:
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
9
The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility,
photometric, and landscape plan. Thanks for noting the NHBZ on most plans, please label it on the
utility plan as well.
Added to the Utility Plan.
Comment Number: 7
11/08/2023: FOR FINAL PLAN - UPDATED:
09/06/2023: FOR FINAL PLAN:
Please include a water budget chart and hydrozone diagram with the next submittal that identifies all
hydrozones and total annual water use on the site, per LUC section 3.2.1(E)(3). Total annual water use
should not exceed 15 gallons/square foot over the site, including all hydrozones used on the landscape
plan. Where are the different hydrozones located?
Comment Number: 9
11/08/2023: FOR HEARING - UPDATED:
09/06/2023: FOR HEARING:
Thank you for providing a photometric plan with this PDP submittal. Current plans illustrate light
spillage into the natural habitat buffer zone. With respect to lighting, the City of Fort Collins Land Use
Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from
light spillage from off-sitesources." Please update the lighting fixtures and photometric plan to remove
this light spillage.
Light spillage is still shown in the Natural Habitat Buffer Zone.
Revised for zero light spillage onto the NHBZ..
Comment Number: 11
09/26/2023: FOR FINAL PLAN:
Please ensure plantings next to the NHBZ are intentional, and are native species to provide a good
transition from the NHBZ to development. Please refer to the City of Fort Collins Vegetation database
(https://www.fcgov.com/vegetation/), and the Rudolph Farm infrastructure plan for approved seed lists
and plantings that would compliment this project.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 3
11/09/2023: INFORMATION:
The metro district will be planting a limited number of trees with the infrastructure project and will be
waiting to plant other trees as developments occur. If the Metro District will be responsible for the
planting of the trees in the ROW in front of your development, please ensure they follow your proposed
tree planting schedule.
Department: PFA
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
10
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
11/14/2023: UNRESOLVED - FOR FINAL PLAN:
09/25/2023: FOR FINAL PLAN:
FIRE LANE LOADING - IFC Appendix D102.1 amendment Fire lanes shall be designed as a flat, hard,
all-weather driving surface capable of supporting 80,000 pounds. Private drives used for fire lanes shall
provide information confirming the design can handle fire truck loading. A note shall be added to the
civil plans indicating all areas dedicated as EAE are capable of supporting 80,000 pounds.
Comment Number: 3
11/14/2023: UPDATED - FOR FINAL PLAN:
Fire lane signage is missing in the fire lane on the the East side of the building. Additional signage or
striping will be required in this area.
09/25/2023: FOR FINAL PLAN: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future
plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate
directional arrows required on all signs. Posting of additional fire lane signage may be determined at
time of fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with
permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a
minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus road as required by
Section D103.6.1 or D103.6.2.
SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6
shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section
D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less
than 32 feet wide.
Comment Number: 4
11/14/2023: UPDATED - FOR FINAL PLAN:
Please include generic address to scale on Building Elevations.
09/25/2023: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1
amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding.
New and existing buildings shall be provided with approved address identification. The address
identification shall be legible and placed in a position that is visible from the street or road fronting the
property. Address identification characters shall contrast with their background. Address numbers shall
be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
11
any commercial or industrial buildings shall be placed at a height to be clearly visible from the street.
They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are
used, they shall only be posted on a black background for visibility. Monument signs may be used in
lieu of address numerals on the building as approved by the fire code official. Buildings, either
individually or part of a multi- building complex, that have emergency access lanes on sides other than
on the addressed street side, shall have the address numbers and street name on each side that fronts
the fire lane.
Comment Number: 10
11/14/2023: FOR FINAL PLAN:
FIRE LANE
The fire lane shown on the plan will need to be dedicated as an Emergency Access Easement. The
entrances into the site are less than 25 foot turning radius and a median has been added to the south
entrance. Please provide an auto turn exhibit showing no body or wheel overhang for approval.
While the curb return radii may be less there is sufficient surface width for a 25’ turning
radius into the site within the ROW and easement area. The median is being constructed
as part of the overall development, not specifically with this project. A turning exhibit has
been prepared using an aerial apparatus and demonstrates that access into and out of the
site is sufficient.
Comment Number: 11
11/15/2023: FOR HEARING
TURNING RADII
- IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall
be a minimum of 25 feet inside and 50 feet outside.
The entrances into the site are less than 25 foot turning radius and a median has been added to the
south entrance. Please provide an autoturn exhibit showing no body or wheel overhang for approval.
See response above for Comment 10.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
11/13/2023: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
Department: Outside Agencies
Contact: Ethan Cozzens, Cache La Poudre Management Company,
ecozzens@newcache.com, 970-352-0222
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
12
Topic: General
Comment Number: 1
09/18/2023: FOR HEARING:
signed Crossing Agreement and a final signed Stormwater Discharge agreement from Rudolph Farm.
These agreements were sent to the engineers of record on 7.17.23 for the developer’s review and
approval. An acknowledgment was received of the email on that date but that is the last interaction we
have had at this time. Additionally, we have not received payment as per our fees for these
agreements.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
09/22/2023: BUILDING PERMIT:
Self storage buildings must built as a S-1 occupancy and meet a 5000 sq.ft. max or be fire sprinkled.
These buildings must also be located 20ft away from each other and 10ft to a property line for fire
separation distance. They can also be built as a U occupancy with smaller area allowed. A city licensed
general contractor is required for any commercial project.
Comment Number: 2
09/22/2023: BUILDING PERMIT:
Commercial Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local amendments and structural design
criteria can be found here: https://www.fcgov.com/building/codes
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
· Snow Live Load: Ground Snow Load 35 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
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines
and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of
Blue Sky Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 2nd Submittal Comments
December 13, 2023
13
the IBC.· City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021
IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft.
(or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial
structure.
· Plans must be signed and stamped by a Colorado licensed architect or engineer and must be
included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section
3604.
· For projects located in Metro Districts, there are special additional code requirements for new
buildings. Please contact the plan review team to obtain the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting through your DRC for any new commercial
or multi-family building with Building Services for this project. Pre-Submittal meetings assist the
designer/builder by assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards.
If you should have any questions, or need any additional information, please don’t hesitate
to call me at 303‐317‐300 or email me at Aaron@aperiopc.com .
Sincerely,
Aaron Thompson
Aperio Property Consultants, LLC
Cc: Tony Ollila, Uplift Development Group, LLC
Innes Henderson/Chris Aronson, VFLA Architecture
Greg Kelly, Kelly Development Services, LLC