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HomeMy WebLinkAboutDIXON CREEK SUBSTATION - SPAR - SPA120005 - REPORTS - RECOMMENDATION/REPORTPlatte River Power Authority — Dixon Creek Substation Wall Site Plan Advisory Review #SPA120005 January 17, 2013 P & Z Hearing Page 6 8. Findings of Fact and Conclusion: In reviewing the request for the Dixon Creek Substation Wall 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 proposed wall 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 Dixon Creek Substation Wall, #SPA120005. 9. Attachments: 1. Applicant submittal including the following: a. Project statement for the Dixon and Timberline Substation Walls b. Combined site, landscape and utility plans for the Dixon Substation Wall, and a simulation from the east and west portion of the sites viewing the wall. 2. Public comments on the wall, including the following: a. Eric Sutherland, received December 10, 2012 b. Margaret Lindstrom, received December 11, 2012. Platte River Power Authority — Dixon Creek Substation Wall Site Plan Advisory Review #SPA120005 January 17, 2013 P & Z Hearing Page 5 the proposed wall, alternating the height of the wall every 10 feet (one wall section), and by softening the appearance of the fence line with increased landscaping. In addition, staff and residents have worked with the applicant to create a distinguishable base, middle and top to the proposed wall and varying the colors of the wall to add interest. C. Extent The extent to which this proposal affects the City's ability to carry out City Plan and other adopted plans is minimal. No existing buildings are impacted by this proposal, and the proposed wall replaces an existing chain link fence. Wall construction is expected to occur in one phase, last for four months, and begin in the fall of 2013 (note that the Timberline Substation is proposed to be installed in the spring of 2013). All work will be constructed from within the Substation property. 7. Neighborhood Meeting and Public Comments: Two neighborhood meetings were held for the Dixon and Timberline Substations (the neighborhood meetings were combined). The first neighborhood meeting was held on March 21, 2012, while the second meeting was held on August 29, 2012. At the first neighborhood meeting, one individual attended and presented no objection to the proposed wall. At the second meeting, two individuals attended. Their concerns included how the wall would be screened with the landscaping especially on the east, and northeast and southeast corners, the color of the proposed walls, and if other options besides a concrete wall were available. As the designs have evolved, staff has shared the revised designs with the individuals who attended the neighborhood meeting and those who have submitted written comments. One neighbor suggested the ornamental design should continue all the way around the wall. Another suggested the landscaping should continue on the west side of the proposed wall. Another citizen expressed that the money proposed to be spent on the wall would be better expended on additional landscaping and to leave the chain link wall in place. Platte River Power Authority installed a sample of the wall at the Dixon Substation site to help illustrate what the wall would look like. Staff notified all neighbors who expressed comments about the proposal that the sample wall had been erected. Staff will also notify all neighbors about the sample wall in the notice for the January 17 hearing. Platte River Power Authority — Dixon Creek Substation Wall Site Plan Advisory Review #SPA120005 January 17, 2013 P & Z Hearing Page 4 D. Section 3.4.1(L) — Compatibility with Public Natural Areas or Conserved Land As the site is surrounded on three sites by the Pineridge Natural Area, all proposed landscaping is native and in accordance with the Foothills Natural Areas Management Plan (adopted in 2007), including Ponderosa Pine, Pinyon Pine, and a mix of native rose, chokecherry and plum. The area adjacent to the Dixon Substation site is dominated by a mixed -grass prairie, and thus, as the site transitions from a largely public view on the south, east, and north sides of the wall, to a private view on the west, the proposed landscaping also transitions from dense plantings on the east (along Overland Trail) and in the northeast and southeast corners to the mixed grass prairie on the west. Though these species are all native, the City Forester has expressed some concern that the selected species are susceptible to Mountain Pine Beetle. Final species selection will occur through final plan approval and will be coordinated with the City Forester and the Natural Areas Department. F. Section 3.8.11 — Fences and Walls This standard requires that walls shall be made visually interesting and avoid creating a "tunnel" effect. This proposal complies with the standard by providing columns throughout the proposed wall to break up the wall face, alternating the height of the wall from 12 feet to 10 feet in every wall section, and by softening the appearance of the fence line with plantings. As the proposed wall is surrounding a built -out substation, it is not feasible to vary the alignment or setback of the wall. 6. Location, Character and Extent: A. Location The location of the proposed wall replaces an existing chain link fence and does not trigger any concerns in regard to the City's ability to execute its adopted plans including City Plan and various subarea and master plans. The proposed wall is located within the City of Fort Collins Growth Management Area. It is not in any proposed or adopted subarea plan. B. Character As addressed above, the proposed wall complies with the Fences and Walls standards in Section 3.8.11 of the Land Use Code by providing columns throughout Platte River Power Authority — Dixon Creek Substation Wall Site Plan Advisory Review #SPA120005 January 17, 2013 P & Z Hearing Page 3 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 Dixon Creek substation is located entirely within the P-O-L (Public Open Lands) zone district. While there are no specific zone district standards in the P-O-L zone district, a review of the applicable Article Three general standards are offered in Section 5 of this report for fulfilling the requirement for compliance with the location, character and extent of the City's Comprehensive Plan. 5. Compliance with Applicable General Development Standards: A. Section 3.2.1(D) — Tree Planting Standards The Land Use Code requires "full tree stocking" in all landscape areas within 50' of any building or structure; this means formal or informal groupings of trees planted in accordance with the spacing requirements outlined in the Land Use Code. Nine trees already exist on the substation site, and 15 additional trees are proposed. The provided landscaping plan is currently being revised and will meet the minimum diversity standards of the 50% maximum percentage of one species. The revised landscaping plan will be provided to the Board prior to the Work Session. B. Section 3.2.1(F) — Tree Protection and Replacement All significant trees on the site will be preserved. Some tree removal will occur through the project, including three stumps and one dead spruce tree. C. Section 3.2.1(K) — Utilities and Traffic This standard requires that landscape, utility and traffic plans shall be coordinated. As illustrated on the plans, there are two, 70' wide transmission line easements that cross the property. In these areas, the proposed vegetation must meet the requirements of Platte River Power Authority's Vegetation Management Policy, which means no large trees can be placed within these easements. Platte River Power Authority — Dixon Creek Substation Wall Site Plan Advisory Review #SPA120005 January 17, 2013 P & Z Hearing Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: P-O-L, City of Fort Collins Natural Areas Department, Pineridge Natural Area S: P-O-L, City of Fort Collins Natural Areas Department, Pineridge Natural Area E: RL, Quail Hollow Subdivision (to the southeast) and FA1 (in Larimer County), vacant land (to the northeast) W: P-O-L, City of Fort Collins Natural Areas Department, Pineridge Natural Area 2. Zoning History: The property was annexed in January of 1999 as part of the Pineridge Third Annexation. Dixon Creek was built by Platte River in 1982 as a 115Kv yard. They expanded the yard to 115Kv/230Kv in 2006. The original chain link fence was installed in 1982 and expanded in 2006 to accommodate the new 230Kv yard. There is a small area (0.079 acres) on the east side of the Substation that is owned by the City of Fort Collins. The City property purchase was made in the 1960's to allow a City owned transmission line to connect with the then US Bureau of Reclamation 115kV transmission line. That federally owned 115kV line is now owned and operated by a different federal agency, the Western Area Power Administration. Since that time, Platte River has taken over operational responsibility for this City owned transmission line and the line's connection is now connected into the substation equipment system rather than being connected to just one transmission line. 3. Right of Advisory Review: Colorado Revised Statutes allow the City to review the planning and location of public facilities Section 31-23-209, C.R.S. provides that no public facilities 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 Platte River Power Authority Board. The disapproval of the Planning and Zoning Board may be overruled by the Platte River Power Authority Board by a vote of not less than two-thirds of its membership. PROJECT: Dixon Creek - Wall Project, Site Plan Advisory Review #SPA120005 APPLICANT: Platte River Power Authority c/o Scott Rowley 2000 E Horsetooth Road Fort Collins, CO 80525 OWNER: Platte River Power Authority c/o Scott Rowley 2000 E Horsetooth Road Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a Site Plan Advisory Review for Platte River Power Authority (PRPA). PRPA is proposing to construct a new 12 foot high concrete block wall for security and screening purposes at their Dixon Creek Substation located at 2555 S. Overland Trail. The new walls would be placed in the same location as the existing chain link fences. After the construction of the concrete walls, the chain link fences would be removed. Improvements to the Dixon Creek Substation include landscaping around the wall on the north, east, and south sides to help break up the mass of the wall and to avoid creating a tunnel effect along Overland Trail. All wall construction will take place from within the site's boundaries. No lighting is proposed with the wall's construction. The site is zoned Public Open Lands (P-O-L) and contains 6.723 acres. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Since Platte River Power Authority is a public utility, 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.