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HomeMy WebLinkAboutFRONT RANGE STORAGE - PDP230011 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE1 Project Information and Design Narrative Front Range Storage Project Development Plan Introduction The proposed site is located east of the I-25 frontage road approximately a quarter mile south of Mountain Vista Drive. The overall property is approximately 105 acres in size and is currently a legal parcel in the City or Fort Collins with the address 1312 NE FRONTAGE RD FORT COLLINS, CO 80524. The majority of the site is currently being utilized for agricultural uses. Additionally there is a U-Haul Rental facility being operated out of the existing 1,170 sf residence and a 430 sf Garage/Storage shed. The property is currently annexed to the City of Fort Collins and is Zoned I, Industrial. Outdoor RV & Boat storage facilities are permitted in the I Zoning District, as a Type I Administrative Review. The intent of the applicant (Freedom Storage, LLC) is to subdivide the property into a total of 1 Lot, 2 Tracts, 1 Outlot, and a portion of ROW dedication. Lot 1 (10 acres) shall be developed as an RV & Boat storage facility, Lot 2 with the remainder of the property (~88 acres) to continue being utilized for agricultural uses. Tract A (1.14 acres) will include the 80’ I-25 setback & landscape buffer and Tract B (1.03 acres) shall be used for the 50’ Public Trail and Access Easement for a future Trail along the south side of the site. Outlot 1 (3.56 acres) will serve as a drainage and access easement and is intended to act as a placeholder for a future industrial local street. 1.21 acres of land along the north boundary of the site is being dedicated as ROW for a future industrial local street. Property & Development Ownership Freedom Storage, LLC is the current owner of the property and has been since December of 2022. The ownership of Lot 1 (RV & Boat Storage Facility), , Tract A (I-25 Landscape Buffer), Tract B (future Trail & Access Easement)and Outlot 1 (Drainage & Access Easement) as well as the remainder of the agricultural property (~88 Acres) shall be owned, maintained and farmed by Freedom Storage, LLC Colorado Limited Liability Corporation. Site Planning and Overall Design Concept The Front Range RV & Boat Storage Facility will be locally owned and operated and represents a much needed service for the Fort Collins Community. The lack of sufficient RV & boat storage rental space requires that Fort Collins residences travel outside the City in order to find storage rental opportunities. It is expected that the current “Economic Leakage” which Fort Collins is 2 currently experiencing in the RV & Boat Storage market place will be reversed by the Front Range Storage development. Front Range Storage will represent a low intensity land use that is identified as a Permitted Use within the Industrial Zoning District. This use is adequately buffered from the surrounding areas by the Larimer and Weld Canal to the south and extensive landscaping within the 80’ wide I-25 buffer zone. The outdoor storage land use represents one of the very lowest impact and low intensity land uses that could be considered within the Industrial Zoning District thus generating very few vehicle trips to and from the site. As such the proposed uses provide for a strong land use transitions along the edges of the industrial district. Front Range Storage will establish a new standard for adjacent industrial properties regarding landscape buffering from the interstate and native grass plantings around the facility. The RV & Boat Storage area was intentionally designed to have access drives running north to south to utilize solar exposure to assist with snow removal. The Front Range Storage facility will offer a wastewater dumping station and 24/7 access and security to its clients. Finally the site has been designed in such a way as to exceed the City’s desired LID goals. The Grading and Storm Drainage Design will allow more than 75% of the new impervious area of the site to pass through an LID Stormwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances. Amenities on Site The Developers vision and plan is to create and operate a modern and sophisticated RV & Boat Storage facility. The Developers are planning to offer (2) separate Wastewater Dump Stations for their tenants, 24/7 video surveillance , spacious parking and circulation layout in a variety of parking space size options as well as planning for future covered canopy parking. We have worked countless hours performing industry research on the design of the parking and circulation “flow” and have created “angled” parking stalls and drive lanes that best meet the needs of the RV & Boating Community. Our varied parking sizes will accommodate a variety of unit types — motorhomes, 5th wheels, tow behinds, etc. Additionally the Developer will provide 6’ high security fencing around the property coupled with computerized access gates offering 24 hour access security lighting placed throughout the RV/Boat Parking Lot. We feel security and safety are of great importance. Landscape and Site Design Tree Planting Standard – The project will provide an 80’ wide Landscape Setback Buffer along the I-25 Frontage road and a 25’ Landscape Setback Buffer on the north side of the facility adjacent 3 to the 71’ ROW dedication. Tree planting as per city standards shall be met in order to add to the urban tree canopy of the immediate area. Landscape Standards – It is the intent for the development’s landscaping to meet or exceed the City’s standards for building, site, streetscape and parking lot landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non-irrigated. Any areas identified on the Landscape Plan to be non- irrigated shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded areas has been achieved, a minimum of two growing season. Tree Protection and Replacement – An existing tree analysis was conducted with the City Forester. There are currently 14 existing trees within the development area that will need to be removed in order to accommodate the proposed development and its improvements. The landscape plans accurately identify the locations of all existing trees each labeled showing the applicant’s intent for these trees and appropriate mitigation values if they are to be removed. Bicycle Parking – Given the nature of the proposed development the Developer has provided the required number of fixed rack outdoor bicycle parking spaces and enclosed bike parking spaces for employees. Transportation Impact Study – Based on a previously meeting with the City’s Transportation Department it was determined that the proposed development would be required to submit a Traffic Memo which has been included with this PDP submittal. Vehicular Site Access – Site access to Lot 1 shall be provided via a public access drive connected to the I-25 Frontage Road at the same location as the existing access location. The on-site vehicular drives have been designed to be safe, efficient, and convenient considering the use of larger modes of transportation that will utilize the site. Trash and Recycling – Trash and Recycling containers shall be provided to accommodate the collection, separation, storage, loading and pickup of trash and recyclable materials. Trash and Recycling containers for Lot 1 will be stored in the existing garage/ storage shed adjacent to the existing bldg. Trash and Recycling shall be put outside for pickup and removal on the designated trash collection day. Emergency Vehicle Access – To ensure that emergency vehicles can gain access and maneuver within the facility, and so that emergency personnel can provide fire protection and emergency services, all drive isles have been designated as emergency access easements. A secondary emergency access is provided at the northwest corner of the proposed site, which will include an emergency access Knox Box. Parking The parking needs of the facility will be met on-site and shall meet or exceed the City’s required parking standards. All required parking is to be provided on-site. See site plan of the Project Development Plan for a detailed accounting of vehicle parking proposed. 4 Access, emergency access, utility, and drainage easements have been provided and are shown on the proposed Plat. Parking lot drive lanes, Emergency Vehicle Access, turnaround and parking space layout have been designed in order to provide for a well-defined circulation system for vehicles and pedestrians. Storm Drainage & LID Design The overall design concept related to site drainage for the Front Range Storage Facility is to convey all developed runoff through LID isolator rows which are located near the detention pond in order to accomplish the required LID goals as established by the City of Fort Collins. Developed runoff from the site will then be conveyed into a detention pond designed to meet the detention requirements of the proposed project at full build out. The detention pond will discharge the detained release from the site at the south east corner of the property into an existing outfall into the Larimer and Weld Canal. The Front Range Storage Facility has been designed in such a way as to exceed the City’s desired LID goals. The Grading and storm drainage design will allow more than 75% of the new impervious area of the site to passes through an LID Stormwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances. Development Schedule Construction Start: Spring/Summer 2024 Construction Completion: Fall 2024/Winter 2024 Closing Comments We are excited to get this project started and appreciate any feedback and commentary from the City of Fort Collins. This is not an investment project for us but rather a new income and job. Transferring our “open and honest” ways of conducting business (from our success with the Freedom Self-Storage Facility in Loveland) to the RV/Boat Storage industry. We plan on hiring full time employees and staff from the nearby communities. We have already met with Planning Staff and submitted several ideas and visions for the property and the best way to proceed. We feel we have identified the “right use” for the land and location. We look forward to working with you all. Please let us know if you need any additional information regarding this project. We appreciate your time and guidance