HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 02/05/2025
AAppeeerriioo
P r o p e r t y C o n s u l t a n t s , l l c
February 5, 2025
City of Fort Collins
Community Development & Neighborhood Services
281 N. College Ave.
Fort Collins, CO 80522‐0580
Re: Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd PDP Comments issued 01/12/2024
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 De foe St., Strasburg, CO 8013 6 Phone 303.317.3 000 aaron@aperiopc.com
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
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
01/12/2024: FOR ROUND 4 SUBMITTAL:
ANY project that requires four or more rounds of review would be subject to an additional fee of
$3,000.00.
https://www.fcgov.com/developmentreview/files/bldg-dev-rev-fees
Noted.
Comment Number: 9
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.
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
3
Comment Number: 10
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.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 7
01/09/2024: FOR HEARING:
Excellent work modifying the roofline of Buildings E&F, this is precisely what was envisioned by the
I-25 Corridor Plan and Standards. Please ensure where there are cross cables introduced along the
facade that they provide a more substantial projection.
Regarding Building B's roof design, is there a better way to compliment Building's A, C,D, E & F roof
design to better unify the architecture and limit the amount of roof types of the project? This question is
mainly related to the shed style roof projection located on the east and south side of the building.
Staff suspects this could be something as simple as applying a projecting gable with similar
proportionality to the projecting gables of C,D,E, and F or possibly pulling from some design elements
of the silver parapet cap of Building A.
Beyond this comment, planning is ready for hearing.
Plans will be revised for hearing set.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 7
01/08/2024: FOR FINAL PLAN:
I will leave this comment active as a reminder for the first round of FDP.
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.
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
4
Noted.
Comment Number: 8
01/08/2024: FOR FINAL PLAN:
Please address Engineering's redlines before the first round of FDP.
Addressed.
Comment Number: 9
01/12/2024: FOR HEARING:
Please make sure that the Round 4 submittal matches the Rudolph Farm plans. If there are
discrepancies, Engineering will have additional comments to be addressed before this project's
hearing.
Final plans received from the city and coordinated with this submittal.
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.
The infrastructure plans have been recorded.
Department: Stormwater Engineering
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 3
01/02/2024: FOR FINAL PLAN:
Referring to comment responses during PDP round 2 we acknowledge Erosion Control Materials will
be summitted with Final Development Plans. Please refer to the Fort Collins Stormwater Criteria
Manual Chapter 2 Section 6 for requirements
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
01/08/2024: FOR HEARING - UPDATED:
Please see updated redlines. Please contact me prior to PDP resubmittal with any questions regarding
FC methods to be used in the calculations. Please ensure redlines are not flattened; this includes both
City redlines and responses from the development team.
Calculations updated, responses left unflattened.
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
5
11/13/2023: 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.
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
01/08/2024: FOR HEARING - UPDATED:
I understand coordination is taking place between the Blue Sky and Rudolph Farm to ensure plan
alignment; however, the Rudolph Farm plan updates referenced in your response have not been
received by the City. In addition to the updates you reference, Rudolph Farm plans are still being
updated to meet all City requirements per the last review completed in July 2023. Please await
Rudolph Farm to resubmit and receive approval from the City prior to any subsequent submittals for
review of the Blue Sky project.
Infrastructure plans have been recorded.
11/13/2023: 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 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.
Comment Number: 3
01/08/2024: FOR HEARING:
Please resubmit for PDP review following approval and recording of Rudolph Farm Infrastructure.
Infrastructure plans have been recorded.
Department: Water Conservation
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 2
01/09/2024: FOR HEARING - UPDATED:
Please see markups that illustrate where the electric will need to extend from to get power to the site.
The plan has been updated with a vault and line extending to the west side of Carriage
Parkway.
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
6
Comment Number: 6
01/09/2024: FOR FINAL PLAN:
Please dedicate a Utility Easement around all proposed electric facilities within the property.
09/26/2023: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within the limits of the project
must be located within a utility easement or public right-of-way.
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?159767 7310
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: INFORMATION:
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-investmen t-development-fees
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 7
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
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: 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: 4
01/04/2024: FOR HEARING:
Scotch pine have high mortality rates in Fort Collins due mainly to pine wilt nematode,and it is not on
our recommended species list. Please see the other conifer options below:
Arizona cypress
Utah juniper
Rocky mountain Juniper
Engelmann spruce
Swiss stone pine
Vanderwolf pine
Bald cypress
Bosnian pine
Plan will be revised prior to hearing with one of the other options.
Comment Number: 5
01/10/2024: FOR HEARING:
There is at least one separation issue with a proposed tree and a storm water utility. Please see
forestry redlines.
Plan revised.
Comment Number: 6
01/10/2024: FOR HEARING:
There is an opportunity to put shade trees along the walk on the south side of the property-
-this would increase shade for the sidewalk, but ponderosa pines would do fine there as well.
Plan revised.
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
8
Department: PFA
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
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
9
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
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
01/04/2024: FOR FINAL PLAN - UPDATED:
The provided turning exhibit appears to show turning movements for a Tiller. Please update the exhibit
to show the correct aerial apparatus. Any areas of overhang will not be approved.
The truck turning template was uploaded for traffic review, the fire apparatus exhibit has
been uploaded.
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
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
10
Topic: General
Comment Number: 1
12/26/2023: 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
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.
Plans and documents, including agreements have been recorded to the best of our
knowledge.
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.
Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
11
· 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
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.
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
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Uplift Self‐Storage at Rudolph Farm
Preliminary Development Plan
Response to 3rd Submittal Comments
February 5, 2025
12
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