HomeMy WebLinkAboutTRANSFORT FACILITY EXPANSION - MJA - 23-10 - ADMIN HEARING PACKET - RECOMMENDATION/REPORTB. The expansion complies with the applicable criteria of the Article Three
General Development Standards.
C. The expansion complies with the applicable criteria of Article Four
Employment Zone standards.
D. The expansion is compatible with the surrounding neighborhood.
RECOMMENDATION:
Staff recommends approval of Transfort Facility Replat and Expansion, #23-10.
The Transfort Expansion includes a new, enclosed 600 square foot chassis wash
that is located on the south side of the existing building attached to the existing
wash facility. It is 265 feet from the rear property lines of the closest homes in
Brittany Knolls. Also a new compressed natural gas fueling operation will be
provided and it is located in the southwest corner of the site at the existing station
and the lines will run underground to the expansion area. Therefore, noise from
the compressors will be mitigated.
J. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study (T.I.S.) was performed in March of 2010.
Transfort estimates that three new employees will be added as a result of the
expansion.
The T.I.S. also describes an existing deficiency at the College Avenue / Trilby
Road intersection that causes excessive delays. The length of the westbound
Trilby Road left turn lane is short due to the existing driveways associated with
the 7-Eleven convenience store at the southeast quadrant of the intersection.
The combination of this short left turn lane and high volume of westbound left
turns blocks the westbound through / right -turning traffic. Also the lack of
eastbound and westbound right -turn lanes and small corner radii at the northeast
and southwest corners holds the right -turning movements until the east -west
traffic has a green light.
The T.I.S. indicates that in the morning, buses leave between 5:30 and 6:30 a.m.
and return in the evening between 6:45 and 7:45 p.m. and do not return in the
middle of day. Therefore, since these are off-peak times, the buses do not
significantly impact the inefficiencies at the College Avenue / Trilby Road
intersection.
5. Citizen Participation:
Two neighborhood information meetings were held —April 14, 2010 and May 24,
2010. Summaries of these meetings are provided. As mentioned, significant
revisions were made to the plan as result of citizen input.
6. Findings of Fact / Conclusion:
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.
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Prairie Dog Meadow Natural Area borders the north edge of the project. There is
a small wetland (.25 acre) associated with the drainage channel.
The study finds:
• 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, as demarcated by the limits of disturbance line on the site plan,
has been established which complies with the buffer standard.
F. Section 3.4.3 — Water Quality
Water quality of the stormwater runoff is provided by an extended detention
basin. The capture volume is based off of the required 40-hour drain time.
G. Section 3.5.1— Building and Project Compatibility
The new building will be attached to the north wall of the existing building. Both
the addition and existing building feature common exterior materials and color
consisting of pre -cast concrete panels treated with exposed aggregate texture
and painted brown. There will be horizontal reveals and a parapet wall to match
the existing building.
The design of this building was revised after input from the adjoining
neighborhood. Base on this input, the building was reduced in height to 22 feet
and a pitched roof was revised to a flat roof thus lowering the profile.
H. Section 3.5.1(H) —Land Use Transition
The Transfort Facility and the neighborhood to the east, Brittany Knolls, are
dissimilar land uses. Transition is provided by a combination of distance,
landscaping, earthen berms, fencing, building placement and building design.
These attributes were carefully scrutinized at the two neighborhood information
meetings and contribute to the Transfort Expansion complying with this standard.
Section 3.5.1(J) — Operational /Physical Compatibility Standards
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4. Compliance with Applicable General Development Standards:
A. Section 3.2.1 — Landscaping and Tree Protection
Significant new plant material will be placed along the eastern edge of the site.
For example, there will be a row of new evergreen trees placed within the
perimeter security fence. Between the security fence and Brittany Knolls, there is
115 feet of buffer that will feature drought -tolerant ground cover and transplanted
trees. The existing berms will be re -contoured to provide effective screening.
There is a grove of existing trees in the location of the new building. These trees
will be removed. As part of the compliance with tree protection standards, there
will be a combination of transplanting and mitigation. The tree protection plan
has been reviewed by the City Forester and found to be acceptable.
B. Section 3.2.2 — Access Circulation and Parking
Circulation has been designed as a one-way loop with pull -through parking so
there is minimal backing maneuvers. The general area is purposely intended to
serve the bus fleet and be secured for employees only so there are no
connecting walkways or bike paths through the site. The setback of the vehicular
use area significantly exceeds the required 10 feet from Portner Road. There is
sufficient existing parking for the anticipated number of new employees
associated with servicing the Mason Corridor.
C. Section 3.2.4 — Site Lighting
There will be seven new wall -mounted light fixtures on the new building. Two of
these will face east. All will feature sharp cut-off and down directional luminaries.
With the substantial setback, there will be no light spillage across the property
line.
D. Section 3.3.1— Plat Standards
The plat contains 13.77 acres and includes both replatting existing land and
including new land. There is street frontage along two public streets, Trilby Road
and Portner Road. Proper land dedications for Trilby Road (arterial) and Portner
Road (collector) have been made. In addition, proper dedications have been
made for utility and drainage easements as well as emergency access.
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 channel and pond are
located along the west and north of the improvements. In addition, the City's
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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-L and 1) but not the Employment zone
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 Three and Four.
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 vinyl -
clad chain link.
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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.
• 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.
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I I c'M NO
MEETING DATE Pe.6eutgA. 9, aoll
STAFF Tx',o s,#,r Ao
HEARING OFFICER
PROJECT: Transfort Facility Expansion, Replat and Expansion of a Site
Specific Development Plan, #23-10
APPLICANTS: City of Fort Collins
c/o Department of Transportation
6570 Portner Road
Fort Collins, CO 80525
OWNERS: Same
PROJECT DESCRIPTION:
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.
RECOMMENDATION: Approval
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 Three and Four. Two
neighborhood meetings were held and the plan was revised to further provide
compatibility with Brittany Knolls, the adjacent subdivision.
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750