HomeMy WebLinkAboutTRANSFORT FACILITY EXPANSION - MJA - 23-10 - DECISION - FINDINGS, CONCLUSIONS & DECISIONAdministrative Public Hearinq Sign -in
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Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 9 of 9
Dated this 11th day of February, 2011 per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Aij
Stephen Olt
City Planner
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 8 of 9
provide primarily more forward motion of the buses. There will be
little or no backing up of buses in the new facility.
7. There are erosion concerns on the hillside in separation area
between the facility and the neighborhood.
The erosion along the existing drainage has been noticed and
noted. This situation will be looked at further.
8. The City has eradicated the prairie dogs that used to make their
home on this property.
Eradication, rather than relocation, has become more common than
most people are aware of. There are no available relocation sites
left in Fort Collins.
Public testimony was adequately addressed and answered by City staff,
the Applicant and the Applicant's consultants.
SUMMARY OF CONCLUSIONS
In evaluating the request for Transfort Facility Replat and Expansion, Staff makes
the following findings of fact:
A. The expansion is in conformance with the approved Overall
Development Plan.
B. The expansion complies with the applicable criteria of Article 3 -
General Development Standards.
C. The expansion complies with the applicable criteria of Article 4,
Division 4.27 - Employment District standards.
D. The expansion is compatible with the surrounding neighborhood.
DECISION
The Transfort Facility Expansion, Replat and Expansion of a Site Specific
Development Plan - #23-10, is hereby approved by the Hearing Officer with one
condition:
Prior to submitting plans for final recording, a revised Lighting Plan
shall be submitted and evaluated demonstrating that pole -mounted
lighting along the edge of the new concrete paved area for bus
operator training complies with Section 3.2.4 of the Land Use Code.
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 7 of 9
J. Section 3.6.4 — Transportation Level of Service Requirements
5. Citizen Participation:
Two neighborhood information meetings were held - April 14, 2010 and May 24,
2010. Summaries of these meetings were provided to the Hearing Officer for
consideration at the public hearing. As mentioned, significant revisions were
made to the plan as result of citizen input.
At the public hearing, neighboring property owners raised the following
questions and concerns:
1. What about drainage at the north and east sides of the site
improvements?
The site is being graded to maintain the general drainage patterns
that exist currently.
2. What is the frequency and hours for the bus operator training?
The training is no on -going throughout the year. It will occur
possibly once or twice a year for a period of 1 to 1-112 months.
3. This is envisioned to sometime become a regional facility. Does
that mean that other municipalities will use this facility?
This could possibly become a regional facility in the future;
however, the operations would not change.
4. What is the difference between the elevation of the new paved area
and the top of the berms on the east side?
The new berms will not be higher than the existing and there will be
about an 8 foot to 10 foot difference between the tops of the berms
and the new paved area. The security fence will be on the lower tier
of grade, between the 2 rows of trees, and will be partially hidden
by the berms.
5. The more landscaping the better as a buffer between the Transfort
facility and our neighborhood. There is not enough buffering to the
north of the driver training area.
Landscaping to the east is being maximized. To the north the
closest development is about % mile away.
6. Bus back-up beepers early in the morning are sometimes
problematic and annoying.
The driver training area already exists on -site. This new proposal
allows for the site to be enhanced for better circulation and to
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 6 of 9
C. Section 3.2.4 — Site Lighting
The Plan indicates that the wall -mounted lighting will be down -directional and
sharp cut-off, ensuring compliance with the Land Use Code. Testimony provided
by the applicant indicates that pole -mounted lighting will be added to the Plan
along the edge of the new concrete paved area for bus operator training, within
the chain link security fence. This pole -mounted lighting, however, has not been
specified at this time. In order to ensure compliance with Section 3.2.4, the
Hearing Officer hereby finds that the following condition is necessary:
Prior to submitting plans for final recording, a revised Lighting Plan
shall be submitted and evaluated demonstrating that pole -mounted
lighting along the edge of the new concrete paved area for bus
operator training complies with Section 3.2.4 of the Land Use Code.
D. Section 3.3.1 — Plat Standards
E. Section 3.4.1(E) — Natural Habitats and Features
An Ecological Characterization Study was prepared to establish the buffer and
limits for disturbance between the developed portion of the site and the existing
naturalized drainage channel and detention pond. The study finds that:
• There are no natural drainages in the area.
• There is no suitable habitat for Preble's meadow jumping mouse, Ute
ladies -tresses orchid, or Colorado butterfly plant.
• The naturalized drainage channel does not represent a wildlife movement
corridor since -the south end of the channel provides no connection to any
natural or undeveloped areas.
• The only special habitat feature is the wetlands and naturalized drainage
channel which are under one-third of an acre requiring a buffer of 50 feet..
A 50-foot buffer has been established, which complies with the buffer
standard.
F. Section 3.4.3 — Water Quality
G. Section 3.5.1— Building and Project Compatibility
H. Section 3.5.1(H) — Land Use Transition
Section 3.5.1(J) — Operational /Physical Compatibility Standards
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 5 of 9
The governing P.U.D. constitutes a "Site Specific Development Plan" in
accordance with Section 4.27(B)(1)(b). Therefore, the Transfort Facility is a
permitted use with the ability to expand subject to the applicable standards of
Article 3 and 4.
B. Section 4.27(E)(1)(b) — Site Design
This standard states that where an employment or industrial use abuts a
residential area, there shall be no drastic and abrupt change in the scale and
height of buildings.
The Brittany Knolls subdivision is located east of the subject site. There is
approximately 245 feet that separate the new Transfort building with the rear
property lines of the closest homes. The following features have been
incorporated in response to citizen input to provide a transition between the
Transfort building and Brittany Knolls:
• The building has been shifted south to become an addition to the existing
building versus a free-standing building.
• The height of the new building has been lowered and the roof was
changed from pitched to flat.
• Additional landscape material has been added between Transfort and the
houses and transplanted trees will be placed in the buffer yard, as well.
• Perimeter security fencing has been upgraded from galvanized to black
vinyl -clad chain link.
At the public hearing it was stated that the vinyl -clad on the chain
link fence will be black in color.
4. Compliance with Applicable General Development Standards:
The expansion complies with the following applicable General Development
Standards:
A. Section 3.2.1— Landscaping and Tree Protection
B. Section 3.2.2 — Access Circulation and Parking
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 4 of 9
• The O.D.P. was amended and a Site Plan Advisory Review approved to
create the Poudre School District "Satellite Bus Maintenance Facility and
South Bus Terminal" in 1992.
• The O.D.P. was amended to create a 29-acre natural area, a 4.64 parcel
for future development and a 2.2 acre parcel for Transfort expansion in
1995.
• The PSD Bus Facility was modified to add a bus enclosure as an
Amended Site Plan Advisory Review in 1996.
In March of 1997, the property was rezoned from R-L-P (with P.U.D.
condition) to E, Employment as part of the city-wide implementation of City
Plan.
• In July of 2001, the PSD Bus Facility was expanded to add a 2,700 square
foot building for offices and conference space and a new, 3,000 square
foot, detached, two -bay bus repair building for minor maintenance.
2. Overall Development Plan:
The area of the new garage and bus training course is designated on the O.D.P.
as "Transfort Expansion, Parcel D." The Major Amendment, therefore, complies
with the O.D.P.
3. Compliance with Applicable Employment Zone Standards:
A. Section 4.27(B)(1)(b) — Site Specific Development Plan
As mentioned, Transfort was approved as a P.U.D. in 1982 well before the
adoption of the Land Use Code in 1997. In 1997, the parcel was zoned E,
Employment, and the use was defined as a "Public Facility' which was a
permitted use in the E zone up until 2009. In 2009, the term "Public Facility" was
eliminated and re -defined into two new uses — "Minor Public Facility' and "Major
Public Facility' in order to distinguish between small, unmanned facilities versus
large facilities with full-time staff. Transfort meets the definition of a "Major Public
Facility."
Major and Minor Public Facilities were then re -assigned to various zone districts
as permitted uses. For example, prior to 2009, "Public Facilities" were allowed in
24 zones. With the code revision in 2009, "Major Public Facilities were restricted
to four zones (C, C-S, C-L and 1) but not the Employment zone.
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 3 of 9
From the Public:
Dale Adamy, 2205 Stanford Road, Fort Collins, CO 80525
Wayne Clyma, 802 Courtenay Circle, Fort Collins, CO 80525
Paul DeMaret, 6501 Westboum Circle, Fort Collins, CO 80525
Rich Wolny, 6427 Westboum Circle, Fort Collins, CO 80525
Written Comments:
None
FACTS AND FINDINGS
EXECUTIVE SUMMARY:
The new enclosure will store up to 24 buses. The replat and expansion of the
Transfort Facility (Site Specific Development Plan) comply with the Overall
Development Plan and the applicable standards of Articles 3 and 4. Two
neighborhood meetings were held and the plan was revised to further provide
compatibility with Brittany Knolls, the adjacent subdivision to the east and
northeast.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: P-O-L; City of Fort Collins Natural Area, Prairie Dog Meadow
S: L-M-N; Residential, Provincetown and Mobile Home Park
E: R-L; Residential, Brittany Knolls
NW: E; Poudre School District Satellite Bus Facility
W: E; City of Fort Collins Utilities Electrical Transmission Substation
The site is part of the Southside Service Center Overall Development Plan
(O.D.P.). The following actions have been approved within this O.D.P.:
• The O.D.P. was originally approved in 1982 comprising 60 acres.
• The City of Fort Collins Transfort Bus Facility P.U.D. was approved in
1982.
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 2 of 9
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 5:25 p.m. on February 7, 2011 in
Conference Room A at 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; (3) a sign up sheet of persons
attending the hearing; and (4) a tape recording of 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.
The following is a list of those who attended the meeting:
From the City:
Ted Shepard, Chief Planner
Andrew Carney, Development Review Engineer
Lindsay Ex, Environmental Planner
From the Applicant:
Kurt Ravenschlag — City of Fort Collins, Transfort Manager
Ron Kechter - City of Fort Collins, Project Manager
Consultants for the Applicant:
Jason Claeys, Jim Sell Design
Brian Williamson, Jim Sell Design
Matt Newman, Aller-Lingle Architects
Transfort Expansion Replat & Site Specific Development Plan, # 23-10
Administrative Hearing Findings, Conclusions, and Decision
February 7, 2011
Page 1 of 9
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:
PROJECT DESCRIPTION:
February 7, 2011
Transfort Facility Expansion,
Replat and Expansion of a Site
Specific Development Plan
#23-10
City of Fort Collins
c/o Transfort
6570 Portner Road
Fort Collins, CO 80525
Same
Stephen Olt
City Planner
This is a request to replat and expand the existing Transfort Facility by adding a
new 16,240 square foot bus enclosure to protect the new bus fleet from weather.
Also, the existing bus wash facility will be enlarged by 600 square feet to
accommodate newer larger buses. The location of the proposed bus storage
building will directly adjoin the existing building along the north wall as a building
addition. A new concrete paved area will be added for bus operators to practice
maneuvering the new articulated buses that will be used along the Mason
Corridor. The site is 13.77 acres and located at the northeast corner of Trilby
Road and Portner Road. The zoning is E, Employment.
SUMMARY OF HEARING OFFICER DECISION: Approval
ZONING DISTRICT: E, Employment
STAFF RECOMMENDATION: Approval
Planning, Development & Transportation Services
Mcity of
F"ort Collins
February 11, 2011
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Attendee of the Transfort Facility Expansion, Replat and Expansion of a Site Specific
Development Plan, #23-10, Public Hearing,
Please find attached to this letter a copy of the Type I Administrative Hearing Findings,
Conclusions and Decision for the Project Hearing of the Transfort Facility Expansion,
Replat and Expansion of a Site Specific Development Plan, #23-10.
Pursuant to Section 2.2.7(D) of the Fort Collins Land Use Code, this Decision has been
mailed to the applicant and any person who attended and/or provided testimony at the
public hearing held on February 7, 2011.
This final decision of the Administrative Hearing Officer may be appealed to the City
Council, in accordance with Chapter 2, Article II, Division 3 of the City Code, within 14
calendar days of the date of final action February 11, 2011 by the Hearing Officer. The
deadline to file an appeal is 5:00 p.m. on February 25, 2011. Guidelines explaining the
appeal process, including the Code provisions previously referenced, can be found
online at fcqov.com/cityclerk/appeals.php, or may be obtained in the City Clerk's Office
at 300 LaPorte Avenue.
If you have any questions about the attached Decision or the appeal process, please
contact me at 970-221-6341.
Sincerely,
Steve Olt
City Planner