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HomeMy WebLinkAboutLARIMER COUNTY MIDPOINT CAMPUS EXPANSION - SPAR - SPA110002 - P&Z PACKET - RECOMMENDATION/REPORTr LarCo Midpoint Campus Expansion -New Alternative Sentencing/Sheriff's Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 July 21, 2011 P & Z Hearing Page 7 6. Findings of Fact and Conclusion: In reviewing the request for the Larimer County Midpoint Campus Expansion Site Plan Advisory Review, Staff makes the following findings of fact: A. The Site Plan Advisory Review complies with State Statute Section 31-23- 209, C.R.S., in that the location, character, and extent of the new public building, the two building additions and associated site improvements conform to the adopted Master Plan (City Plan) of the City of Fort Collins. B. The Site Plan Advisory Review complies with the applicable General Development Standards of Article Three and the zone district standards of Article Four. RECOMMENDATION: Staff recommends approval of the Site Plan Advisory Review for the Larimer County Midpoint Campus Expansion, New Alternative Sentencing Department Building, Sheriff's Office Addition and Community Corrections Addition, #SPA110002. LarCo Midpoint Campus Expansion - New Alternative Sentencing/Sheriffs Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 July 21, 2011 P & Z Hearing Page 6 Midpoint Campus will provide a new total of 400 bike spaces. Finally, the new sidewalk network will link the campus to two Transfort bus stops. E. Section 3.2.2(K) - Parking The campus presently provides 557 spaces. As proposed, this would be increased to 631 spaces. F. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Memorandum was provided. The primary increases in traffic are related to an expanded video visitation system and an increase from 100 to 130 beds in the Alternative Sentencing Department. From a staffing perspective, the anticipated traffic impact would be comparable to the existing condition as no new employees are expected as a result of the campus expansion. There is, however, a growing population of clients being served by the Alternative Sentencing Department due to overcrowding at the jail. For example, the Workender Program will initially be expanded from the current two days per week (Saturday and Sunday) to four days per week (Tuesday and Wednesday). And, in about one year, two additional days will be added (Thursday and Friday). The additional trips associated with the alternative sentencing are able to be accommodated by the surrounding network of public streets which includes access to Timberline Road and multiple access to Prospect Road. Since a new public sidewalk will be installed along Midpoint Drive and onsite circulation has been improved, the pedestrian level of service has been upgraded. The additional bicycle parking spaces are designed to accommodate the anticipated number of clients that are subject to driving restrictions. The campus is also served by Routes 17 and 18 with each having an existing stop serving the Midpoint Campus. The analysis concludes that Midpoint Campus Expansion will generate slightly more traffic than the current facility. However, the calculated increase in generated peak hour traffic will be less than 20%. Thus, the project is feasible from a traffic engineering standpoint. LarCo Midpoint Campus Expansion - New Alternative Sentencing/Sheriff's Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 July 21, 2011 P & Z Hearing Page 5 The new Alternative Sentencing Department building faces Midpoint Drive for its entire length and the elevation is articulated by the primary entrance, windows, recesses and projections so there is not a blank wall. E. Industrial Zone — Building Character and Color This standard requires that color shades be neutral, with a medium or dark color range and not white, bright or reflective. The new building and two building additions feature exterior colors that comply with this standard and will complement the existing buildings. 5. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection All existing street trees will be preserved. The new sidewalk along Midpoint Drive will be designed so that existing trees are not removed. B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping New trees and shrubs will be added in conjunction with the improvements associated with the Alternative Sentencing Department north parking lot. Other parking lot expansions will include shrubs at the head of the parking stalls. In general, the new parking spaces will be distributed throughout the campus thereby minimizing the impact of one large centralized parking lot. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The new parking lots will feature landscape islands. Existing trees that are to be removed to accommodate the additional parking will be mitigated. D. Section 3.2.2(B) — Access, Circulation and Parking and Section 3.2.2(C)(5) - Walkways As mentioned, a new public sidewalk will be constructed along Midpoint Drive along the frontage of the existing jail. (There is existing public sidewalk along the frontage of the Community Corrections and Sheriffs Administration buildings.) In addition, a new internal sidewalk network will link all buildings. New bicycle parking spaces will be provided for the A.S.D. building (70), Sheriff's Office building (5), which ,significantly exceeds the standard. With these new bike parking spaces, the LarCo Midpoint Campus Expansion - New Alternative Sentencing/Sheriffs Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 July 21, 2011 P & Z Hearing Page 4 location, character and extent of the City's Comprehensive Plan, a review of the applicable Article Four standards are offered. A. Employment and Industrial Zones - Prospect Road Streetscape Program The campus does not have any land fronting on or adjoining East Prospect Road so the standards do not apply. B. Employment Zone - Building Design This standard requires, to the extent reasonably feasible, that industrial buildings provide a primary entrance that faces and opens directly onto the abutting street sidewalk or a walkway, plaza, or courtyard that has direct linkage to the street sidewalk without requiring pedestrians to cross any intervening driveways or parking lots. Buildings may orient away from the street if the development provides a campus or park -like development with a unifying formative internal framework of outdoor spaces and connecting walkways that function as an alternative by connecting buildings within the site and to off -site destinations. The new Alternative Sentencing Department building is separated from Midpoint Drive by a new parking lot. This orientation places the building in alignment with the two existing buildings on either side. The key, however, is that the proposed site plan is a vast improvement as compared to the existing facilities in creating a viable campus alternative. For example, a new public sidewalk along Midpoint Drive, a point of serious contention back in 2000, will be added. In addition, internal connecting walkways will be installed linking existing and future buildings within the campus. Combined, the external and internal walks contain approximately 4,500 linear feet of new sidewalk. C. Industrial Zone — Maximum Height The maximum height is four stories. The new Alternative Sentencing Department building will be two stories, the Sheriff's Office Addition will be two stories and the Community Corrections Addition will be one story. D. Industrial Zone - Orientation This standard requires that buildings be sited so that a building face abuts upon the required minimum landscape yard for at least 30% of the building frontage and that such a building face not consist of a blank wall. LarCo Midpoint Campus Expansion - New Alternative Sentencing/Sheriff's Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 July 21, 2011 P & Z Hearing Page 3 The Sheriffs Office Building was approved in 2000. Community Corrections Phase One was initially denied by the Planning and Zoning Board in 2003 but this denial was then overturned and approved by the Board of County Commissioners. Community Corrections Phase Two was approved by the Planning and Zoning Board in January of 2006. 3. Right of Advisory Review: Colorado Revised Statutes provide two specific references which allow the City to review the planning and location of public facilities: A. Section 22-32-124, C.R.S., as amended, addresses the right of the C.S.U. to construct facilities within a municipality and the location or manner of construction of such schools. The statutes specifically limit the municipalities' participation in the process to a limited right of review and appeal to the C.S.U. Board of Governors. B. Section 31-23-209, C.R.S. provides that no public building shall be constructed or authorized in a city until the "location, character and extent thereof' has been submitted for approval by the Planning and Zoning Board. In the case of disapproval, the Planning and Zoning Board shall communicate its findings to the Board of County Commissioners. The disapproval of the Planning and Zoning Board may be overruled by the Board of County Commissioners by a vote of not less than two-thirds of its membership. Under Section 31-23-209, C.R.S., the Planning and Zoning Board should make a finding as to the location, character, and extent of the public building relative to the adopted Master Plan (City Plan) of the City. Such findings help ensure that the proposed project conforms to the adopted plan of the City of Fort Collins. 4. Compliance with Applicable Zone District Standards: The campus is spread across two zone districts, Employment and Industrial. There is a parcel zoned Transition that is owned by the County but remains undeveloped. The campus has developed over time under two sets of Comprehensive Plans and Zoning Codes. Further, the campus was specifically exempted from zoning regulations by an action by the Zoning Board of Appeals at the request of Larimer County. Consequently, no zone district standards apply. But, in fulfilling the requirement for compliance with the LarCo Midpoint Campus Expansion - New Alternative Sentencing/Sheriffs Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 July 21, 2011 P & Z Hearing Page 2 EXECUTIVE SUMMARY: Since Larimer County is a political subdivision of the State, the project is governed by the Site Plan Advisory Review process in accordance with the pertinent State Statutes. The project's location, character and extent are found to be in compliance with the City's comprehensive plan. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: E, Multi -tenant office buildings and convenience center. S: I, Vacant and Union Pacific railroad tracks. E: E, I, Advanced Energy and multi -tenant industrial flex space. W: E, I, Vacant, building materials supply and multi -tenant office building. 2. Zoning History: The property was annexed in September of 1973 as part of the East Prospect First Annexation and is part of the Center Point Park Subdivision. The initial subdivision for the larger industrial area, Center Point Park, was approved by the Planning and Zoning board in 1981. The Detention Facility Phase One was approved in 1983. The campus was granted an exemption from the requirements of the City's zoning code by previous action of the Zoning Board of Appeals. Thus, the City's reviewing authority is found in the state statutes. The Alternative Sentencing Unit and Detention Facility Phase Two Expansion were approved in 1991. The Detention Facility Phase Three Expansion was initially denied by the Planning and Zoning Board in 1998 due to the lack of a public sidewalk along Midpoint Drive. The Expansion denial was then overturned and approved by the Board of County Commissioners. of , F`co�rt` Collins i i EM NO o MEETING DATE STAFF Ahe a PLANNING & ZONING BOARD PROJECT: Larimer County Midpoint Campus Expansion - New Alternative Sentencing Department Building, Sheriff's Office Addition and Community Corrections Addition, Site Plan Advisory Review #SPA110002 APPLICANT: Larimer County Facilities and Information Technology Division c/o Carr Bieker The Architects' Studio 151 West Mountain Avenue Fort Collins, CO 80524 OWNER: Larimer County c/o David Bragg 200 West Oak Street Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request to upgrade the existing Midpoint Campus by constructing a new, 53,500 square foot, two-story building for the Alternative Sentencing Department. Also, the existing Sheriffs Administration Building will be expanded by 15,007 square feet, bringing the total up to 51,144 square feet. The existing Community Corrections building will also be expanded by 3,500 square feet, bringing the total up to 58,658 square feet. The existing Alternative Sentencing Unit building will be remodeled for new functions. Finally, improvements to the overall campus will include new parking spaces, new internal and external sidewalks and enhancements to the water quality and stormwater system. The site is zoned E, Employment, I, Industrial and T, Transition and contains 35.8 acres. There will be a total of 72,000 square feet of new building and additions and a total of 8,500 square feet of remodeled floor area. RECOMMENDATION: Approval Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750