HomeMy WebLinkAboutAFFORDABLE SELF STORAGE - PDP - PDP170005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW· Cityof
~tColli~
January 11, 2016
Randy Milan
Affordable Storage of Fort Collins
1402 Catalpa Ct
Fort Collins, CO 80521
Re: 1224 Red Cedar Cir - Self-Storage
. .
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
Description of project: This is a request to construct a self-storage facility at 1224 Red Cedar Cir
(parcel #9701273001 ). Most of the storage units proposed will be one story with a portion of two story
storage units in the interior of the site. The proposed site plan also shows a 600 sq. ft. office to serve
the facility. The site is located in the Industrial (I) zone district. This proposal will be subject to
Administrative (Type I) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the
detailed components of the project application. Modifications and additions to these comments may be
made at the time of formal review of this project. If you have any questions regarding these comments
or the next steps in the review process, you may contact the individual commenter or direct your
questions through the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. A plat will necessary to combined the lots.
2. The elevations of the project will need to provide articulation and visual interest.
3. Sidewalk connections will need to be made from the office to public sidewalks.
4. Bike parking spaces will need to be provided.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water mains in the vicinity include a 8-inch water and sewer mains in Red Cedar
Circle, Conifer Street, and Blue Spruce Drive.
2. It is unclear if water or sewer services were stubbed into this site as part of the Evergreen
Park development.
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3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. How many unites/ square footage is proposed for the self storage? We'll need this
information to get an estimate of the anticipated traffic associated with the proposal to
determine whether any further traffic analysis or traffic impact study is needed.
2. Some adjacement street improvements (Conifer) will be needed. Those are already shown.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. The design of this site must conform to the drainage basin design of the Dry Creek Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
2. A drainage report, erosion control report, and construction plans are required and they must
be prepared by a Professional Engineer registered in Colorado. The drainage report must
address the four-step process for selecting structural BMPs. There is a final site inspection
required when the project is complete and the maintenance is handed over to an HOA or
another maintenance organization. The erosion control report requirements are in the Fort
Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins
Amendments. If you need clarification concerning this section, please contact the Erosion
Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
3. This site is contained within sub basins 124 and 624 of the NECCO stormwater master plan
area. For the area within sub basin 124, post development runoff will need to be detained to
the 100-year existing conditions runoff, water quality is provided in the downstream regional
pond, and a fee of $31 ,846 per acre is due upon project approval. For the area within sub
basin 624, post runoff development will need to be detained to the 2-year historic runoff rate,
water quality will be provided in the downstream regional pond, and a fee of $28,007 per acre
is due upon project approval. An analysis will need to be completed to determine how the
site is located within the appropriate sub basins.
4. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment for 50% of the new
impervious area and 25% of new paved areas must be pervious. Standard operating
procedures (SOPs) for all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-develo
pment
5. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will
be required to show compliance with this statute using a standard spreadsheet (available on
request) that will need to be included in the drainage report. Upon completion of the project,
the engineer will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage, including
extended detention basins and bio-retention cells.
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6. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
area over 350 sq.-ft. , and there is a $1,045.00/acre review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme
nt-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion
control escrow required before the Development Construction permit is issued. The amount
of the escrow is determined by the design engineer, and is based on the site disturbance
area, cost of the measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of every building perimeter. The
current site plan does not appear to allow this requirement to be met. In addition, an
Emergency Access Easement will be required to allow internal site access. Further
discussion is needed. Code language and fire lane specifications are provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus
access road shall comply with the requirements of this section and shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
When any portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code official is
authorized to increase the dimension if the building is equipped throughout with an approved,
automatic fire-sprinkler system.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
>Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC
3.6.2(B)2006 and Local Amendments.
2. SECURITY GA TES
Security gates will require a Knox Box or Knox Key Switch to allow for emergency access to
the facility. In addition, man gates may be required to allow additional perimeter access.
Code language provided below.
> IFC 503.6: The installation of security gates across a fire apparatus access road shall be
approved by the fire chief. Where security gates are installed, they shall have an approved
means of emergency operation. The security gates and the emergency operation shall be
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maintained operational at all times.
> IFC 0103.5: Gates securing fire apparatus access roads shall comply with all of the
following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and replaced or
repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by the fire
code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain and
padlock, unless they are capable of being opened by means of forcible entry tools or when a
key box containing the key(s) to the lock is installed at the gate location.
7. Gate design and locking device specifications shall be submitted for approval by the fire
code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates intended for automatic operation shall be designed, constructed and installed to
comply with the requirements of ASTM F 2200.
3. WATER SUPPLY
A fire hydrant is required within 300' of every commercial building, as measured along an
approved path of vehicle travel. The existing hydrant on the SW portion of this site will cover
some of the facility but not the entire site and an additional hydrant would be needed. Code
language provided below.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500
gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot
centers thereafter.
4. FIRE CONTAINMENT
Any building exceeding 5000 square feet shall be sprinklered or fire contained. If containment
is used, the containment construction shall be shown on supporting plans so as to be
reviewed and approved by the Poudre Fire Authority prior to installation.
5. HAZARDOUS MATERIALS STORAGE
The storage of hazardous materials is not permitted on this site.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or
re-landscaping and reduce bluegrass lawns as much as possible. Native landscaping is
encouraged to the extent possible, as well.
2. This site contains known prairie dog habitat that is part of a larger colony (greater than 50
acres), thus Section 3.4.1 of the Land Use Code applies to this project. Typically, an
Ecological Characterization Study (ECS) is required by Section 3.4.1 (0)(1) as the site is
within 500 feet of a known natural habitat. However, given that an ECS was completed for the
Aspen Heights project on the other side of Conifer St, the ECS requirement is waived for this
proposal.
While prairie dogs do not have a specific buffer standard to protect them from the
development, no adverse impacts can occur to this size of population without requiring
mitigation. As such, let's discuss further how resource protection, and if necessary,
mitigation would need to occur (see the Aspen Heights mitigation plan and Raw Urth prairie
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dog removal plan as reference) in order to proceed with the project.
3. If prairie dogs will be eradicated, then City Code and the Land Use Code require that any
prairie dogs inhabiting a site must be humanely eradicated (see Section 3.4.1 (N)(6) of the
Land Use Code). Additionally, should this project gain approval and proceed to construction,
a burrowing owl survey, in accordance with the Division of Parks and Wildlife standards,
shall be conducted prior to construction by a professional, qualified wildlife biologist.
4. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens and has many .sustainability programs and goals that may
benefit your project Of particular interest may be the:
1. ClimateWise program: fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP _ProgramOverview.pdf, contact Caroline Mitchell
at 970-221-6288 or cmtichell@fcgov.com
3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-
224-6003 or gschroeder@fcgov.com
6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com
Please consider the City's sustainability goals and ways for your development to engage with
these efforts, and let me know if I can help connect you to these programs.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building
permit. Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site
need to meet ADA standards, if they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project. An access ramp will need
to be provided at the northeast corner of Red Cedar Circle and Conifer Street.
5. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. Right-of-way dedication on Red Cedar Circle and
Conifer Street shall be the width necessary to install within right-opt-way, 5 foot wide
sidewalks detached 8 feet from the curb and gutter in accordance with the collector
classification for both streets In addition, dedication shall also include the standard 9 foot
utility easement to be provided behind the right-of-way for the same collector street
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classification.
7. Driveway access will need to provide sufficient separation from existing driveways in
accordance with separation requirements specified in LCUASS, or align directly existing
driveway access.
8. Gated access design off of the driveway needs to ensure that gates do not swing out into
right-of-way, and vehicles stopped for access do not block the street and/or sidewalk.
9. Fencing and/or walls around the perimeter will need to be separated a minimum of 2 feet
from the back of any public street sidewalk.
10. Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
12. If applicable, LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
depending on parking design.
13. In regards to construction of this site, the public right-of-way shall not be used for staging or
storage of materials or equipment associated with the Development, nor shall it be used for
parking by any contractors, subcontractors, or other personnel working for or hired by the
Developer to construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary Staging and/or parking needs associated
with the completion of the Development. Information on the location(s) of these areas will be
required to be provided to the City as a part of the Development Construction Permit
application.
14. Red Cedar Circle is intended to be repaved this year. Street cuts to Red Cedar Circle after
the repaving is subject to a triple impact fee for the street cut. The applicant may want to
contact Tom Knostman at 221-6576 for the latest project schedule for Red Cedar Circle.
There may be an opportunity to install utility connections ahead of the roadwork, but would
need verification from water utilities, and an excavation permit.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities located along the W. side of Red Cedar Circle
and along Conifer Street. Any relocation or modification to existing electric facilities will incur
system modification charges.
2. Transformer and meter locations will need to be coordinated with Light & Power Engineering.
Transformer location needs to be within 1 O' of an asphalt surface accessible by a line truck.
A minimum clearance of 8' must be maintained in front of the transformer doors and a
minimum of 3' on the sides and back. Certain building materials and or building design may
require more clearance. Please click on the following link for Electric Construction, Policies,
Practices and Procedures.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin
es-regulations
3. A C-1 Form and a One-line diagram will need to be submitted to Light & Power Engineering
for review. Please click on the following link for the C-1 Form.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin
es-regulations
4. Electric Capacity Fee and Building Site charges will apply to this development. Please click
on the following link for Estimated Light & Power charges and the Light & Power Fee
calculator.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme
nt-fees
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5. If owner has multiple lots and power lines have to cross lots in order to reach services, then
dedicates utility easements are going to have to granted.
6. Please reference our Electric Construction, Policies Practices & Procedures to ensure
requirements and policies are met.
http://www. fcgov. com/utilities/business/builders-and-developers
7. Ensure street light clearance requirements are met. Street lights must be 40 feet away from
shaded trees and 15 feet from ornamental
8. Please contact Light & Power Department and ask for Project Engineering if you have any
questions, 970-221-6700
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. Will you be replatting as part of this project? A replat might be beneficial to clean up all of the
lot lines that would cut through the middle of this development.
2. The proposed buildings must comply with section 3.5.3 of the Land Use Code, which deals
with architectural compatibility. The units should be designed to blend in with the
surrounding buildings and should have enough architectural features so as to not appear
monotonous.
3. You will need to provide a trash and recycling enclosure. The enclosure must be screened
using similar materials to the rest of the development and needs to have a pedestrian
access door that is separate from the main access gate.
4. You will be required to have a 30 foot landscape yard on the southern and eastern property
lines since this parcel abuts a non-industrial zone district on these two sides. This
landscape yard should provide a significant amount of screening from abutting uses to
minimize the visual impact of the use.
5. The site plan shows no off-street parking. You will need to provide .5 parking spaces per
employee minimum in addition to parking for the residential use. The parking required for the
residential component of the project will depend on the number of bedrooms in the unit.
Below is a breakdown of the parking requirements by the number of bedrooms per unit:
One bedroom or less - 1.5
Two bedroom - 1.75
Three bedroom - 2
Four bedroom or more - 3
6. Please provide four bicycle parking spaces for employees of the proposed storage facility.
7. The north arrow is pointing the wrong direction on the site plan. Please correct this when
you formally submit your PDP.
8. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for
this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please let
me know and I can help you in setting a date, time and location for a meeting. Neighborhood
Meetings are a great way to get public feedback and avoid potential hiccups that may occur
later in the review process.
9. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each step
in the process. This guide includes links to just about every resource you need during
development review.
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10. This development proposal will be subject to all applicable standards of the Fort Collins Land
Use Code (LUC), including Article 3 General Development Standards. The entire LUC is
available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification
of Standard Request will need to be submitted with your formal development proposal.
Please see Section 2.8.2 of the LUC for more information on criteria to apply for a
Modification of Standard.
12. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
13. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time of
submittal of the required documents for the appropriate development review process by City
staff and affected outside reviewing agencies. Also, the required Transportation Development
Review Fee must be paid at time of submittal.
14. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of
the adopted City codes and Standards listed below. The proposed project should be in the
early to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 970-416-2341 to
schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage and
type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
20012 International Building Code (/BC)
2012 International Residential Code (/RC)
20012 International Energy Conservation Code (/ECG)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (/PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A 117 .1-2009.
Snow Load Live Load: 30 PSF I Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 /RC Chapter 11 or 2012 /ECG Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 /ECG Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 /ECG Chapter 4 Commercial
Provisions.
Fort Collins Green Code Amendments effective starting 2/17/2014. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970-416-2341
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