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HomeMy WebLinkAboutPOUDRE FIRE AUTHORITY STATION FOUR - PDP - 33-08 - DECISION - MINUTES/NOTESAdministrative Public Hearing Sian -In Project: _ J�7 P.- A. S I H Ti D N y Meeting Location l Al- e OG G 6 r A Ve-- G o,,,F. /t-ooh 'O'V Date: OC-G E'Ni Q E-A 4/ OQ 8 PLEASE PRINT CLEARLY Name Address Phone Email .E=o 17E ^t eVA- A 6-/v7- QErT. �c,vwL4e"- l 7 s6 C ©,v c 0 lzb �-� n ��9 �r� 6cz IA © pg,*A% 2,11-68OS 2 k2 • LZAn r .moo cam►„,. Ronp-t4o nmv�W 4k-$�c. cegs� -'vpNe- G2. ZZ4S-9.l =F t Cart. Da�.� (az Qew�� �{-. �llG.zg69 c��4� Pe�P►--�5•�.�� I" ; am c cc� Poudre Fire Authority Station . ,jr, P.D.P., 33-08 Administrative Hearing Findings, Conclusions, and Decision December 4, 2008 Page 6 of 6 DECISION The Poudre Fire Authority Station Four Project Development Plan #33-08, including modifications to Section 3.5.3 (13)(1). and 3.5.3(B) (2) (d) 2, is hereby approved by the Hearing Officer subject to the following conditions: 1. At the time of submittal for Final Plan, the location, width and structural component of a connection to the Spring Creek Trail shall be provided in accordance with all City requirements. 2. Prior to issuance of the Certificate of Occupancy the applicant shall remove the existing fence along the entire length of their property along the Spring Creek Trail. Dated this 10t' day of December 2008, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. 4� teven J. Dush, AICP Director of Current Planning Poudre Fire Authority Station , Lir, P.D.P., 33-08 Administrative Hearing Findings, Conclusions, and Decision December 4, 2008 Page 5 of 6 The Hearing Officer has reviewed the request for a modification to Section 3.5.3(B) (2) (d) 2 — Relationship of Buildings to Streets, Walkways and Parking — Orientation to Build -to Lines for Streetfront Buildings and found that the granting of the Modification would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project, with its physical constraints, practically infeasible. SUMMARY OF CONCLUSIONS A. The Poudre Fire Authority Station Four Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Poudre Fire Authority Station Four Project Development Plan complies with all applicable district standards of Section 4.6 of the Land Use Code, (MMN) Medium Density Mixed Use Neighborhood zone district based on the proposed uses. Personal and business service shops, offices, financial services, clinics and small veterinary clinics, and limited mixed -use restaurants will be subject to Planning and Zoning Board review if and when such uses are proposed in the future. C. The Poudre Fire Authority Station Four Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code, except where a modification to Section 3.5.3 (B)(1) has been granted. D. With respect to the Modification to Section 3.5.3(B)(1), the connecting walkway standard and the Modification to Section 3.5.3(B) (2) (d) 2, the Relationship of Buildings to Streets, Walkways and Parking — Orientation to Build -to Lines for Streetfront Buildings: 1. Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the Land Use Code. 2. The modifications will advance or protect the public interests and purposes of the standards for which the modifications are requested equally well as a plan which complies with the standards for which the modifications are requested as outlined in Section 3. Poudre Fire Authority Station , , ur, P.D.P., 33-08 Administrative Hearing Findings, Conclusions, and Decision December 4, 2008 Page 4 of 6 amenities. Finally the applicant agreed that they would remove the existing fence located along the trail. Evidence further established that a neighborhood meeting was held on April 28, 2008 and the primary concern was the potential impact on traffic flow with the installation of a new signal. The City Engineering Staff indicated during the public hearing that a light would not be installed but rather a light warning system that would be activated by the Poudre Fire Authority and that this light warning system would not impact traffic flow. The Hearing Officer finds that the issues raised by the neighbor were addressed satisfactorily by the applicant and through the conditions of approval and as judged by the existing applicable regulations of the Fort Collins Land Use Code. 2. Compliance with Article 4 and the MMN — Medium Density Mixed Use District Standards: The Project Development Plan complies with all applicable requirements of Article 4 and the MMN zone district. The Staff Report summarizes the PDP's compliance with these standards. Noteworthy is the inclusion of a community meeting room that will accommodate a meeting of approximately 48 people. The number of parking spaces and the connecting walkway are intended to provide convenient access for the public. Additionally, the connection to the Spring Creek Trail will further link the community room to the City's trail system 3. Compliance with Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable sections of Article 3 of the LUC except the Orientation to a Connecting Walkway Standard found in Section 3.5.3(B)(1) where a modification of standard is being requested; and Section 3.5.3(B) (2) (d) 2 — Relationship of Buildings to Streets, Walkways and Parking — Orientation to Build -to Lines for Streetfront Buildings The Hearing Officer has reviewed the request for a modification to the standard mandating building orientation to a connecting walkway and found that the operational advantages gained by the driveway allow P.F.A. to better respond to emergencies. In addition, the buffer for Spring Creek would be impacted by a design that complied with the standard by placing the driveway around the back of the building. Finally, breaking up the parking lot into two components creates a more attractive streetscape along Drake Road. 1 Poudre Fire Authority Station , -jr, P.D.P., 33-08 Administrative Hearing Findings, Conclusions, and Decision December 4, 2008 Page 3 of 6 Written Comments: No written comments received 1. Compatibility with Surrounding Uses The surrounding zoning and land uses are as follows: N: R-L; Existing church and single family dwellings (Lexington Green) S: M-M-N; Spring Creek S: M-M-N; Existing largddot, semi -rural single family dwellings E: M-M-N; Existing large -lot, semi -rural single family dwelling W: L-M-N; Existing single family dwelling The parcel is part of the larger 18.25 acre Springbrook Annexation which was annexed in 1983. The southerly portion of the site is part of Lots 3 and 4 which are a part of the Subdivision of the West Half of the Northwest Quarter of Section 27, Township 7 North, Range 69 West of the 6th P.M., Larimer County. This plat was approved in 1922. It is significant to note that along the entire south and west portions of the site , there are four existing non -build areas that are governed by existing easements: 100-year floodway/floodplain for Spring Creek and Drainage Easement; 30-foot wide Sanitary Sewer Easement; 20-foot wide Spring Creek Trail easement; Drainage, Utility, Slope, Access, Spring Creek Trail Easement. Testimony was offered at the hearing by one resident who had identified the following issues: connection to the East, try to preserve the barn; preserve the large trees, suggested amenities along the trail and identified the existing fence located along the trail to be removed. The applicant and the applicant's representative indicated that a connection to the trail would be made but'the exact location would be determined through examining the topography to minimize the necessary disturbance and enhance the user experience. Additionally, the applicant indicated that they would look at preserving the barn, would preserve the large trees while under their control, would add amenities along the trail that may include a bike tire filling stop, benches or similar I Poudre Fire Authority Station . -jr, P.D.P., 33-08 Administrative Hearing Findings, Conclusions, and Decision December 4, 2008 Page 2 of 6 SUMMARY OF HEARING OFFICER DECISION: Conditional Approval ZONING DISTRICT: MMN—Medium Density Mixed -Use Neighborhood District: STAFF RECOMMENDATION: Conditional Approval 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. The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:30 p.m. on December 4, 2008 at 281 N. College Avenue - Conference Room A, Fort Collins, Colorado, 80524. 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) a tape recording of 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. The following is a list of those who attended the meeting: From the City: Ted Shepard, Chief City Planner Andrew Carney, City Engineer From the Applicant: Randy Mirowski, PFA Carie Dann, PFA Don Watkins, 231 S. Howes Street Patti Watkins, 231 S. Howes Street Ron Kechter, City of Fort Collins, Operations Services From the Public: Lloyd Walker, 1756 Concord Drive City of Planning, Development and Transportation Services Fort Collins Current Planning 281 N. College Ave. PO Box 580 Fort Collins, CO 80522-0580 970.221.6750 970.224.6134 - fax CITY OF FORT COLLINS fcgov.com/Currentp/anning ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: December 4, 2008 Poudre Fire Authority Station Four, P.D.P., K 1: Poudre Fire Authority c/o Belford — Watkins Group 231 South Howes Street Fort Collins, CO 80521 Poudre Fire Authority 102 Remington Street Fort Collins, CO 80524 Steven J. Dush, AICP Director of Current Planning The project consists of building a new fire station for the purpose of relocating Station #4 to 2604 South Taft Hill Road. The entire site is approximately 6.7 acres and located at the southeast corner of West Drake Road and South Taft Hill Road. The new station would be two stories in height, plus a walk -out level on the south, and contain 15,990 square feet. The building site is located on 2.8 acres east of the existing house and feature four vehicle bays and a community meeting room. A new traffic control device will be installed on Drake Road but can only be actuated by the Poudre Fire Authority during a call and will otherwise not impede traffic flow. The site is zoned M-M-N, Medium Density Mixed -Use Neighborhood. w