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City of Fort Collins -Type 1 Administrative Hearing
Findings, Conclusions, and Decision
City of Fort Collins Police Services Facility, PDP #29-05
Page 6 of 6
The proposed building will not substantially alter the opportunity for or
the quality of desirable views. A shadow analysis shows that all
shadows at 9:00 a.m. and 3:00 p.m. on December 21 will be contained
on the property. There are no issues of privacy associated with the
height of the buildings. And, since the surrounding land is vacant, and
the land to the north, in closest proximity to the three-story portion of
the building, is zoned E — Employment, the building is or will be
compatible with the scale of the neighborhood.
SUMMARY OF CONCLUSIONS
A. The proposed use, public facility, is permitted in the M-M-N — Medium
Density Mixed -Use Neighborhood district subject to Administrative
Review.
B. The P.D.P. complies with the applicable land use and development
standards of the M-M-N zone district, subject to allowed exceptions and
variation.
C. The P.D.P. complies with the applicable General Development Standards
in Article 3.
DECISION
The Hearing Officer APPROVES P.D.P_ #29-05 for the City of Fort Collins Police
Services facility subject to the following condition:
1. At the time of submittal for Final Compliance, that portion of the east -facing
wall along Timberline Road shall be upgraded with additional architectural
features to increase the articulation in order to soften the impact of the length of
wall and promote a more pedestrian -friendly environment and attractive urban
streetscape.
Dated this 11th day of October, 2005.
Claire B. Levy
Hearing Officer
City of Fort Collins -Type , Administrative Hearing
Findings, Conclusions, and Decision
City of Fort Collins Police Services Facility, PDP #29-05
Page 5 of 6
faces of this block. Therefore, the Hearing Officer finds the parking
proposal
(1) does not detract from continuity, connectivity and convenient
proximity for pedestrians between or among existing or future uses
in the vicinity;
(2) minimizes the visual and aesthetic impact along the public street by
placing the largest parking lot to the rear of the building;
(3) minimizes the visual and aesthetic impact of the additional parking
on the surrounding neighborhood;
(4) creates no physical impact on any facilities serving alternative
modes of transportation;
(5) creates no detrimental impact on natural areas or features;
(6) maintains handicap parking ratios;
(7) conforms with the established street patterns; and
(8) results in a ratio that does not exceed one space per employee.
b. Section 3.5.1(B) requires the architecture of new development in areas
where the existing architectural character is not definitively established
to set an enhanced standard of quality for future projects in the area.
A portion of the east elevation does not include windows or other
architectural elements. The east elevation fronts on Timberline Road,
which will become a major north -south route in this area with multi -
modal transportation opportunities. Therefore, it is particularly
important that this building provide an attractive frontage on
Timberline.
The east elevation of the building connects to a wall that is seventeen
(17) feet above grade, which extends south to the detention pond. The
wall implicates the requirement of Section 3.8.11 that if walls are used
along arterial streets they should be made visually interesting by
integrating architectural elements, incorporating articulation or
openings into the design, varying the alignment or setback, or
softening the appearance with plantings or similar techniques.
To meet the standards in Section 3.5.1(B) and Section 3.8.11, the east
elevation and wall require additional features to soften their
appearance and make them more visually interesting. This
requirement is set forth as a condition of approval.
C. Special Height Review. The building is proposed to be 56 feet in
height. Therefore, it is subject to special height review under the
standards in Section 3.5.1(G)(a).
City of Fort Collins -Type , Administrative Hearing
Findings, Conclusions, and Decision
City of Fort Collins Police Services Facility, PDP #29-05
Page 4 of 6
these streets, which would have created offset intersections along
Timberline Road or a curve on the future north -south street.
(3) Compliance with the requirement that fifty (50) percent of the block
faces of the total block consist of building frontage, plazas or other
functional open space is not feasible due to the topography of the site.
The project provides 710 feet of building frontage or functional open
space and plazas where 1,133.5 feet would be required. The south
face of the block consists of a stormwater detention pond, which is not
functional open space. The detention pond it will be landscaped with
shade trees, ornamental trees, dryland grasses and a riparian seed
mix. The detention pond is in that location because that is the natural
low point of the property. Therefore, the topography of the site
prevents compliance with the minimum block frontages requirement.
3. Compliance with Article 3 of the Land Use Code — General
Development Standards
The proposal complies with all of the applicable General Development Standards
in Article 3 with the exception of two.
a. The maximum allowed number of parking spaces for this facility based
on Section 3.2.2(K)(2) is 288 spaces. The Applicant has proposed a
total of 318 spaces, consisting of 97 public spaces and 221 secured
spaces. Section 3.2.2(K)(4) allows flexibility to exceed the maximum
number of allowed spaces to ensure there is adequate but not
excessive parking. The Hearing Officer finds, based on the criteria in
Section 3.2.2(K)(4) that the proposed parking is adequate but not
excessive.
The number of parking spaces available to the general public is
designed to accommodate visitors to the Police Services facility as well
as users of the community meeting room. The proposed 97 spaces is
not excessive for these anticipated uses.
The number of secured spaces is designed to accommodate the
number of employees on the largest shift in the year 2020. It is also
designed to hold vehicles held as evidence and specialty vehicles used
by various police teams. Because there is overlap in shifts, the
proposed 221 spaces is adequate but not excessive.
Parking is divided between two lots, which are separated by the
building. Both of the parking lots are well screened and integrated into
the site and do not interfere with pedestrian uses along each of block
City of Fort Collins -Type . Administrative Hearing
Findings, Conclusions, and Decision
City of Fort Collins Police Services Facility, PDP #29-05
Page 3 of 6
potential residential development by limiting the amount of light and noise that
will leave the property, and by including a small pocket park and ample
landscaping on the west side. By planning the public entrance on the north side
of the parcel with a public plaza, community meeting room, and landscaped
parking lot perimeter, the proposal will also be compatible with future
development in the Employment District. Therefore, the Hearing Officer finds
that the proposal is compatible with potential development in the surrounding
neighborhood.
2. Compliance with Article 4 and the M-M-N Medium Density Mixed -Use
Neighborhood District Standards.
a. The proposed land use is permitted in the M-M-N zone district subject
to Type One Administrative Review.
b. The Police Services facility is considered a secondary use in the M-M-
N district under Section 4.5(D)(4). Because the site is less than ten
acres, this section requires the development plan to demonstrate how
it contributes to the overall mix of land uses in the surrounding area.
An overall mix of land uses in the surrounding area will be achieved by
developing the mix of land uses anticipated for the Spring Creek Farms
North O.D.P., which includes Employment, Medium Density Mixed -Use
and Low Density Mixed -Use. In addition, retail and residential uses
are currently under development southeast of this site.
C. Section 4.5(E)(1) requires development to be developed as a series of
complete blocks, limited to a maximum size of seven (7) acres, with
forty (40) percent of each block side or fifty (50) percent of the block
faces of the total block consisting of either building frontage, plazas or
other functional open space. Building height is limited to a maximum
of three stories. The Hearing Officer finds that the development
complies with these requirements based on the findings below.
(1). The proposed facility will be located on a complete block formed
by four public streets, three of which will be extensions of existing
streets.
(2) The block size is 7.36 acres, which slightly exceeds the maximum
allowed seven acre block. Section 4.5(E)(1) allows the maximum size
to be exceeded if the decision maker determines that compliance is
infeasible due to unusual topographic features, existing development,
safety factors or a natural area or feature. The Hearing Officer finds
that the 7.36-acre block results from existing development patterns in
that it is formed by the extension of existing streets. Complying with
the maximum block size would have required shifting the alignment of
City of Fort Collins -Type . Administrative Hearing
Findings, Conclusions, and Decision
City of Fort Collins Police Services Facility, PDP #29-05
Page 2 of 6
SUMMARY OF HEARING OFFICER DECISION: Approved with Conditions
ZONING DISTRICT: M-M-N: Medium Density Mixed -Use Neighborhood
STAFF RECOMMENDATION: Approval with Conditions
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer
established no controversy or facts to refute
that the hearing was properly posted, legal
notices mailed and notice published.
PUBLIC HEARING
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code,
opened the hearing at approximately 6:15 p.m. on October 3, 2005 in the
Planning Department Conference Room, 281 North College Avenue, Fort Collins,
Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1)
Planning Department Staff Report; (2) application, plans, maps and other
supporting documents submitted by the applicant and the applicant's
representatives to the City of Fort Collins; and (3) public testimony provided
during the hearing. The LUC, the City's Comprehensive Plan (City Plan), and the
formally promulgated policies of the City are all considered part of the evidence
considered by the Hearing Officer.
FACTS AND FINDINGS
1. Compatibility with Surrounding Uses: The following zoning and land
uses surround the proposed development:
N: E — Employment District; Vacant
S: M-M-N — Medium Density Mixed Use Neighborhood; Vacant
E: L-M-N — Low Density Mixed Use Neighborhood; Vacant
W: L-M-N — Low Density Mixed Use Neighborhood; Vacant
The facility is proposed for an area that is in the process of developing under the
Spring Creek Farms North O.D.P. There are residential neighborhoods to the
west, separated by a parcel of land zoned L-M-N and a railroad right-of-way.
The facility has been designed so as not to have negative offsite impacts on
City of Fort Collins
Comm. sty Planning and Environmenta. ervices
Current Planning
CITY OF' FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE:
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
October 3, 2005
City of Fort Collins Police
Services Facility
P.D.P. #29-05
City of Fort Collins
c/o Vignette Studios
144 North Mason Street
Fort Collins, CO 80524
City of Fort Collins
Claire Levy, Esq.
Claire B. Levy, LLC
3172 Redstone Road
Boulder, CO 80305
PROJECT DESCRIPTION: The City of Fort Collins Police Department
proposed a new Police Services building on 7.5 acres of the Spring Creek Farms
North Overall Development Plan. The facility is to be located at the southwest
corner of Timberline Road and Nancy Gray Drive (extended), north of Drake
Road. The building is proposed to be three -stories in height with a total square
footage of 96,000 square feet.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020