HomeMy WebLinkAboutSOUTH TRANSIT CENTER - PDP - 9-10 - DECISION - MINUTES/NOTESS o � Trwn s i-I- Cuvfix- Aj wt i n 40
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South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 23 of 23
As a condition of approval, the Hearing Officer requests in compliance with
LUC Section 3.2.1(E) (1), the following additional landscape buffering are
implemented. Along the west side of the existing six foot high wood and
wire mesh fence and west property line, in between the proposed
deciduous trees, provide in a continuous row, a combination of large
shrubs such as deciduous Lilac and evergreen upright juniper plantings,
and or evergreen trees. The section of new additional planting will extend
approximately 375 feet in length south beginning at the proposed Transit
Center Building envelope line.
Dated this 30 day of November, 2010, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Pete Wray
Senio City Planner, acting Hearing
Officer
E
South Transit Center POP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 22 of 23
covered bus bays have benches and information kiosks creating gathering
spaces for riders in appropriate locations to serve the use of the site,
which are visible from and linked to the public sidewalk spurring off of
Fossil Boulevard and the Mason Corridor Trail.
The Hearing Officer agrees with staff. The PDP complies with all applicable
requirements of Article 4 and the Commercial Zone District
SUMMARY OF CONCLUSIONS
In reviewing the request for the South Transit Center, PDP, the Hearing Officer
makes the following Findings of Fact:
1. The PDP complies with the applicable requirements of the LUC,
specifically the procedural requirements located in Division 2.1- General
Procedural Requirements, Division 2.2 - Common Development Review
Procedures for Development Applications, and Section 2.4 - Project
Development Plan, subject to an administrative review.
2. The South Transit Center, PDP complies with the applicable General
Development Standards of Article 3, with the exception of:
- Two Modification of Standard Requests:
1. Section 3.5.3(B)(1) Orientation to a Connecting Walkway, and
2. Section 3.5.3(B)(2) Orientation to Build -to Lines for Street Front
Buildings
- One Alternative Compliance Requests:
1. Section 3.2.2(K)(2) for Nonresidential Parking Requirements
3. The South Transit Center, PDP complies with the land use and
development standards of the Division 4.21 C, Commercial District.
DECISION
South Transit Center Project Development Plan, # 9-10 is hereby approved,
including the request for Alternative Compliance per Section 3.2.2(K)(3),
and as modified pursuant to Section 3.5.3(B) (1) and (2) of the City's Land
Use Code by the Hearing Officer, subject to the following condition:
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 21 of 23
Staff recommends approval of the Modification of Standard Request to
Section 3.5.3(B) (2) because the plan is not detrimental to the public
good and "strict application of the standard sought to be modified would
result in unusual and exceptional practical difficulties, or exceptional or
undue hardship upon the owner of such property."
At the hearing, three neighboring property owners raised questions about the
level of proposed screening along the west property boundary including potential
visual, noise and lighting impacts.
The Hearing Officer agrees with the staff recommendation for approval with
Article 3 of the Land Use Code — General Development Standards,
including Modification of Standards Section 3.5.3(B)(1) Orientation to a
Connecting Walkway, and Section 3.5.3(B)(2), Orientation to Build to Lines.
4. Compliance with Article 4 of the Land Use Code - Division 4.21 C,
Commercial District:
A. Permitted Uses:
"Transit facilities without repair or storage" are permitted in the C,
Commercial District subject to a Type 1 (administrative) review and public
hearing.
B. Land Use Standards:
The Commercial district limits building height to four (4) stories. The PDP
is proposing a 27' %" structure, story height is defined to be 12' 8" in
Section 3.8.17(2) (c), therefore the structure is meets the standard set
forth in this section.
C. Development Standards:
Section 4.21(E) (2) Site Design states that:
Pedestrian -oriented outdoor spaces shall be placed next to activity
areas that generate the user. Because liveliness created by the
presence of people is the main key to the attractiveness of such
spaces, to the maximum extent feasible, the development shall link
outdoor spaces to and make them visible from streets and sidewalk.
Sculpture, kiosks or shelters are encouraged to be prominently placed
in outdoor spaces.
The proposed structure and user waiting area is centrally located to
accommodate the primary use of this site, which is transit ridership. The
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 20 of 23
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 practically
infeasible.
This standard would require the transit facility to be located no more than
15' from the street right-of-way. Unlike a typical lot that has public street
frontage on one or more sides, this site is located at the terminus of
Fossil Boulevard so has very limited right-of-way frontage. This limited
frontage is located at the southeast comer of the site. A primary function
of the transit center is to serve as the southern terminus to the Mason
Corridor BRT route. To accomplish this it must directly connect to the
guide way located at the northwest comer of the site. This public facility
must also accommodate visitor and rider connectivity from not only the
public street frontage but from the adjacent bike trail, the Mason
Corridor, and from potential future development to the east. So, rather
than locating the building at the southeast comer of the site as the strict
application of the standard would require, we have centrally located the
bus platform facility to efficiently work with the BRT guide way design,
the bike trail, and separated visitor park -and -ride spaces. Strict
application of this standard would render the project infeasible as a
primary public facility addressing important community needs outlined in
the city's Comprehensive Plan regarding transportation.
ii. Staffs Evaluation of Applicant's Request
Staff has determined that the proposed modification to Section
3.5.3(B)(2), regarding orientation to build -to lines for streetfront buildings,
is not detrimental to the public good and "strict. application of the
standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of
such property" (Section2.8.2(H)(3)). The street right-of-way, that the
building should be 15' or less away from, is only present along 54' of the
southeast corner of the site. This limits the location of the structure to
that corner of the site. This corner is the lowest elevation on the site
making its most functional use be the detention area and the
functionality would be limited because the bus bays would not be able to
surround the transit facility with only 15 feet of space around the
building.
iii. Staff's Recommended Action
South Transit Center POP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 19 of 23
Staff has determined that the proposed modification to Section
3.5.3(B)(1), regarding orientation to a connecting walkway, is not
detrimental to the public good and promotes the general purpose of the
standard equally well or better than a plan that complies with the
standard. The entire purpose of this site is to safely and conveniently
provide alternative transportation options, and as such the most
appropriate design of the South Transit Center facility is to be centrally
located to the bus bays. The plan provides designated walks for
pedestrians directly to the station, but crossing the bus drive aisle is
unavoidable without limiting the functionality of the transit station.
iii. Staffs Recommended Action
Staff recommends approval of the Modification of Standard Request to
Section 3.5.3(B) (1) because the plan is not detrimental to the public
good and "the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better
than would a plan which complies with the standard for which a
modification is requested.
B. Modification of Standard to Section 3.5.3(B) (2) Orientation to Build -to
Lines for Streetfront Buildings.
This section requires buildings "be located no more than 15' from the right-
of-way of an adjoining street if the street is smaller than a full arterial or
has on -street parking." The only public street that adjoins this site is
Fossil Boulevard, which is a local street (smaller than a full arterial) as
designated by the Master Street Plan. The South Transit Center building
should be no more than 15' from Fossil Boulevard based on this standard.
i. Applicant's Modification Request
Build -to lines based on a consistent relationship of buildings to the
street sidewalk shall be established by development projects for new
buildings and, to the extent reasonably feasible, by development
projects for additions or modifications of existing buildings, in order to
form visually continuous, pedestrian -oriented streetfronts with no
vehicle use area between building faces and the street
Applicable Criteria from Section 2.8.2 Modification Review Procedures:
(3) The granting of.a modification from the strict application of any
standard would, without impairing the intent and purpose of this
Land Use Code, substantially alleviate an existing, defined and
described problem of city-wide concern or would result in a
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 18 of 23
findings for your review:
3.5.3(B) (1) — Orientation to a Connecting Walkway. At least one main
entrance of any commercial or mixed -use building shall face and open
directly onto a connecting walkway with pedestrian frontage.
Applicable Criteria from Section 2.8.2 Modification Review Procedures:
Section 2.8.2(H)(2) The plan as submitted will promote the general
purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the
standard.
This standard is intended to provide direct pedestrian connectivity from
the public frontage (considered to be the primary origination of
pedestrian traffic) to the building without crossing an intervening
driveway. As a primary function of the transit center, this facility must
accommodate pedestrian connectivity from not only the public street
frontage but from the adjacent bike trail and from potential future
development to the east. So, rather than focusing a building entrance
toward a single connecting walkway, the site centrally locates the bus
platform areas with direct pedestrian connections to the bike trail, the
adjacent public street, and the east property line.
The station building and central platform area is completely surrounded
by bus drive aisles and bus bays. Although this requires each of these
pedestrian connections to cross the bus drive areas, this orientation
provides better and safer pedestrian conditions than alternative plans.
By circulating the buses around a central platform rather than through
multiple bus bay islands, we reduce the number of times a pedestrian
needs to make these bus drive crossings that are inherent in design of
multiple bays. Once a pedestrian arrives from their origination point
(parking lot, street sidewalk or bike trail) they are able to circulate from
station -to -bay or from bay -to -bay without crossing any additional drives.
Also, the bus drives are much safer to cross than a typical visitor drive or
parking lot aisle. The bus operators are keenly aware of pedestrian/rider
patterns and operate at very low speeds in the station areas. The site is
configured to provide direct pedestrian connectivity from the bike trails
and street sidewalk to the platform and building by only crossing the bus
drive, but no intervening parking lot drive aisle or publicly -used drive.
ii. Staff's Evaluation of Applicant's Request
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 17 of 23
Purpose. These standards are intended to promote the design of
an urban environment that is built to human scale to encourage
attractive street fronts and other connecting walkways that
accommodate pedestrians as the first priority, while also
accommodating vehicular movement.
The sheer nature of the transit hub is to provide access for the public to
the BRT corridor and multiple Transfort bus routes. The station is a
starting point and terminus for the Mason Corridor BRT, south city and
regional Transfort routes, and multiple Transfort route transfers. The
users of the Transit Center will include:
- riders from the BRT or Transfort routes making transfers,
- riders driving by car to the park -and -ride lot to use the services,
- bicyclists or pedestrians from the adjacent city bike trail,
- bicyclists from the adjacent public street (located at the
southeast comer of the property), or
- pedestrians from this public street or from a future redeveloped
parcel east of the site.
As such, the station needs to be designed to efficiently accommodate
the many bus routes, but also must well accommodate pedestrian
connections from many locations in addition to the street front.
The site itself is uniquely situated to provide this purpose well. it is
directly adjacent to both the city bike trail and the proposed Mason
Corridor route. It is also served from the south by a public street, Fossil
Boulevard, which then connects directly to a future signalized
intersection at College Avenue. However, the site serves as a terminus
to Fossil Boulevard, so has only limited street frontage. Rather than a
typical lot that has significant primary street frontage from which
pedestrians, bicycles and vehicles enter and exit, this lot has:
1) limited street frontage, and
2) must equally accommodate pedestrians, bicycles and
vehicles from the northwest (trail and BRT), southwest (trail),
southeast (street), and east (future development parcels), not
just the street.
As such, the two Land Use Code standards 3.5.3(B)(1) regarding
orientation to a connection walkway and 3.5.3(B)(2) regarding orientation
to build -to lines for streetfront buildings, cannot be met as written without
compromising the function of the South Transit Center.
For consideration of the modification request, we submit the following
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 16 of 23
All development plans that are adjacent to a state or federal highway
shall provide the access design facilities, including supporting
circulation facilities, identified within any applicable adopted access
control plans, when such facilities are needed because of the
development plan.
The South College Corridor Access Control Plan designates an "access
circulator" to be located on the east side of this site. Its purpose is to give
the parcels to the north (Spradley Barr Dealership) and east (vacant land)
access to the signal that will ultimately be located at Fairway Lane and
College Avenue. The PDP has provided an access circulator in
accordance with this plan.
H. Section 3.6.6 — Emergency Access
The PDP has been reviewed by emergency access referral agencies,
such as Poudre Fire Authority, and has been determined to have
adequate access for their emergency vehicles.
4. Modification to Applicable General Development Standards
A. Modification of Standard to Section 3.5.3(B) (1) Orientation to a
Connecting Walkway.
This section requires "at least one main entrance of any commercial or
mixed -use building shall face and open directly onto a connecting walkway
with pedestrian frontage." This access shall not cross a vehicle use area.
i. Applicant's Modification Request
As a transit hub and public facility, it will help to achieve many
fundamental goals of City Plan and the Land Use Code. However, the
unique needs of such a facility result in a site plan that while meeting the
intent of the code, is unable to meet two specific requirements. As a
result, we are requesting two modifications of standards in order to
facilitate the optimal design for this facility. We submit that the granting
of the modification requests would not be detrimental to the public good,
and would like to offer the following information specifically regarding
each request.
Modification of Standards Reauests - Section 3.5.3. (B)(1) and 0
The standards under 3.5.3 Mixed -Use, Institutional and Commercial
Buildings are indicated with the following purpose:
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 15 of 23
This standard requires that "at least one main entrance of any
commercial or mixed -use building shall face and open directly onto a
connecting walkway with pedestrian frontage." The PDP is requesting a
Modification of Standard to this standard under Section 2.2.11(H) of the
LUC. This will be discussed further in Section 5 of this report.
ii. Orientation to Build -to Lines for Streetfront Buildings
This standard requires new buildings to be built within 15' of the right-of-
way of an adjoining street smaller than a full arterial. The PDP is
requesting a Modification of Standard to this standard under Section
2.2.11(H) of the LUC. This will be discussed further in Section 5 of this
report.
iii. Character and Image
a. Site Specific Design. "Building design shall contribute to the
uniqueness of a zone district, and/or the Fort Collins Community
with predominant materials, elements, features, color range and
activity areas tailored specifically to the site and its context." As
this area's architectural and design character is not in compliance
with the current standards of the LUC, the PDP is setting an
enhanced standard of quality for future development and
redevelopment in the area.
b. Fagade Treatment. The fagade meets the criteria of this section as
follows:
- Building bays are broken up and articulated with columns
and ribs;
- There are no blank walls exceeding 30 feet; and
- All sides of the building contain consistent materials and
design elements.
c. Entrances. The primary entrance is well defined in accordance with
this section.
d. Base and top Treatments. All facades shall have a recognizable
base and top according to this section. The structure proposed has
an articulated base of ground face CMU with a textured belt on top
of it. The top is accentuated by a sloping roof.
G. Section 3.6.1 —Master Street Plan
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 14 of 23
consistent with the purposes of this Land Use Code, the architecture
of new development shall set an enhanced standard of quality for
future projects or redevelopment in the area. Compatibility shall be
achieved through techniques such as the repetition of roof lines, the
use of similar proportions in building mass and outdoor spaces,
similar relationships to the street, similar window and door patterns,
andlor the use of building materials that have color shades and
textures similar to those existing in the immediate area of the
proposed infill development. Brick and stone masonry shall be
considered compatible with wood framing and other materials.
A defined architectural character, consistent with this LUC, has not been
established in this area, as the existing buildings were developed over
time in the County. The existing structures in the neighborhood are one
to two story, flat -roofed, buildings with a mix of masonry and metal
finishes. The proposed structure is consistent in terms of height and the
east and west.elevations tie in the look of a flat roof (that is actually a
butterfly roof, viewed from the north and south elevation) that provides
shelter for the passenger waiting areas. The proposed building
materials enhance the existing building stock's finishes; CMU block,
concrete and accents of grey exposed metal structure are used in
conjunction with wood and panelized rain screens to create a modern
addition to the area. This structure enhances the standard of quality for
future redevelopment in the area.
iii. Building Materials
a. General. As discussed in the previous section, the building
materials are similar to the existing building stocks, but unique
articulations are made enhancing the standard of quality for future
redevelopment in the area.
b. Windows. Clear anodized, aluminum storefront windows are used
meeting the standards of this section.
iv. Building Color
The building color scheme is compatible with the surrounding area. The
current building stock is made up of white, beige and grey buildings.
This PDP incorporates terra cotta tones in with grey and beige.
F. Section 3.5.3 — Mixed -Use, Institutional and Commercial Buildings
i. Relationship to a Connecting Walkway
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 13 of 23
C. Section 3.2.4 — Site Lighting
The PDP complies with the lighting standards set forth in this section.
A. Section 3.2.5 — Trash and Recycling Enclosures
A trash enclosure is provided on the north end of the parking lot. It is
appropriately sized, is enclosed by a masonry wall and sits on a concrete
pad meeting the standards of this section.
B. Section 3.5.1 —Building and Project Compatibility
i. Purpose
The purpose of this section is to ensure that the physical and
operational characteristics of proposed buildings and uses are
compatible when considered within the context of the surrounding
area. They should be read in conjunction with the more speck
building standards contained in this Division 3.5 and the zone district
standards contained in Article 4.
The South Transit Center, PDP, proposes one structure on the site, the
rapid transit station. The structure is centrally located to the bus bays,
which circle the building, to provide easy access for all users.
The site is located along the existing Mason Corridor Trail. Commercial
uses exist to the north and south; vacant commercial ground is to the
east; the Burlington Northern Santa Fe (BNSF) Railroad is directly west
of the site Oust beyond the Mason Corridor Trail); and Urban Estate
residential neighborhoods are beyond that. The closest residence is
550+ feet away from the property's boundary.
The majority of rapid transit buses will access the site from the Mason
Street Extension, which will run adjacent to the Mason Corridor Trail and
the BNSF Railroad; some buses and all other vehicular traffic will access
the site from Fossil Boulevard. The majority of the bus fleet is expected
to be natural gas by the time this facility opens, limiting the facilities
impact on air quality and noise in the area.
ii. Architectural Character
New developments in or adjacent to existing developed areas shall
be compatible with the established architectural character of such
areas by using a design that is complementary. In areas where the
existing architectural character is not definitely established, or is not
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 12 of 23
site may be required based on needs created by the
proposed development. This Section sets forth parking
requirements in terms of numbers and dimensions of
parking stalls, landscaping and shared parking. It also
addresses the placement of drive-in facilities and loading
zones.
The proposed park -and -ride lot meets all the design,
landscaping, safety and multi -modal user requirements of
this section of the code. The number of parking spaces
provided does not impact the projects compliance with the
purpose of this section.
2. Compliance with Review Criteria:
The use proposed clearly does not fit any of the options
available in the LUC for non-residential uses. The entire
purpose of this facility is to encourage people to park and
utilize public transportation. Based on analysis done by
Transfort the 169 space parking lot is the minimum size
parking lot this type of facility can function with. Staff has
determined that the alternative compliance parking ratio
meets the criteria set forth in this section as it is based on
"the number of expected customers or clients" that will use
the facility.
The Hearing Officer agrees with staff in that the Alternative Compliance
request parking ratio meets the criteria set fort in Section 3.2.2.
vi. Handicap Parking
a. The PDP provides 6 handicap parking spaces meeting the
dimensional and accessibility requirements of this section.
vii. Parking Stall Dimensions
a. The PDP provides 163 standard parking stalls, which all meet the
dimensional requirements of this section.
viii. Landscaping
a. As discussed previously in Section 3.A.viii.a of this report, 15% of
the interior parking lot is landscaping, the minimum required by this
section is 10%.
0
South Transit Center POP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 11 of 23
Improvements will include a new 4,500 sq. ft. building, 11 bus bays
for the Bus Rapid Transit and Transfort fixed -route buses, covered
passenger waiting areas, a 169-space park -and -ride facility, as well
as bike and pedestrian trail connections.
Altemative Compliance Request— Section 3.2.2(K) (3)
The Land Use Code regulates maximum parking requirements for
nonresidential uses in Section 3.2.2(D) (2) (a). However, there is
no comparable or similar land use within these criteria that match a
transit facility. So, staff has instead worked closely with Transfort to
analyze their projections for actual use of the facility and to
determine parking quantities needed for the park -and -ride use and
trail parking use. Our site plan indicates approximately 170 parking
spaces which are considered the minimum amount needed to serve
this facility.
The Land Use Code regulates maximum parking requirements for
nonresidential uses in order to ensure that new developments does
not provide excessive amounts of unnecessary and unused
impervious surface site treatments, and to encourage use of
alternative transportation modes. Although the ratio of parking to
building size for the transit center seems high in comparison to
other commercial uses, the fundamental purpose of the park and
ride facility is to allow and encourage the community to park here to
utilize alternative modes of transportation to reach multiple
destinations within the city. When this park -and -ride facility is in
place, it will in turn reduce the need for parking in other areas in the
city, so it is important that this parking is right -sized for this need.
As a result, the Applicant is requesting alternative compliance
allowed in Section 3.2.2(K)(3) that would allow the park -and -fide
facility to be sized based on projected use of this public facility,
considered to be a minimum of 169 spaces.
c. Staffs Review of the Alternative Compliance Request
1. Compliance with the general purpose of Section 3.2.2
Access, Circulation and Parking:
Purpose. This Section is intended to ensure that the
parking and circulation aspects of all development are
well designed with regard to safety, efficiency and
convenience for vehicles, bicycles, pedestrians and
transit, both within the development and to and from
surrounding areas. Sidewalk or bikeway extensions off-
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 10 of 23
signal will be installed with the overall Mason Street Corridor
project.
ii. Access and Parking Lot Requirements
a. In accordance with this section pedestrians and vehicles are
separated to the maximum extent feasible, as discussed previously
with designated walkways and colored pavement where walkways
cross drive aisles.
b. In accordance with this section unobstructed vehicular access is
provided from the public street to the parking lot within the site.
c. All vehicle use areas are proposed to be paved in accordance with
this section.
iii. Parking Lot Layout
a. The parking lot is designed in accordance with the standards of this
section, as it has all of the following: well defined circulation routes
for vehicles, bicycles and pedestrians; conveniently located parking
for all users; landscape islands with raised curbs defining parking
aisles and providing pedestrian refuge areas; and articulated
pedestrian walkways though potential areas of conflict.
iv. Setbacks
a. The parking lot is setback 6' from the east lot line and 15' from the
north property line, exceeding the minimum requirement of 5'
designed by this section.
v. Required Number of Off -Street Spaces for Type of Use
a. There are no complementary uses provided in the LUC to use for
the parking minimum or maximum for this proposed use. The
applicants have prepared an Alternative Compliance Request
pursuant to Section 3.2.2(K) (3).
b. Applicant's Alternative Compliance Request
Project Overview
The South Transit Center is a transportation hub located at the
south terminus of the Mason Corridor, a 5.5-mile multi -modal
transportation corridor running north -south along the Burlington
Northern Santa Fe Railroad through the heart of Fort Collins.
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 9 of 23
b. Utility easements are spaced according to the standards of this
section.
B. Section 3.2.2 — Access, Circulation and Parking
1. Development Standards
a. Safety Considerations. "To the maximum extent feasible,
pedestrians shall be separated from vehicles and bicycles." Due to
the PDP's use it is impossible to completely separate pedestrians
from the bus travel lanes. There are 4 locations where pedestrian
accesses are provided from sidewalks to the South Transit Center
facility, these walkways are accentuated by colored paving.
Walkways through the parking lot are also articulated by colored
paving to call attention to them. Where pedestrians and bicycle
traffic share walkways, the walkways shall be a minimum of 8' wide.
The Mason Corridor Trail is nearly 12' wide to accommodate multi -
modal users.
b. "Curbcuts and ramps shall be located at convenient, safe
locations." Ramps are provided at all crosswalks and pedestrian
connections into the South Transit Center Facility.
c. Convenient bicycle parking spaces of at least 5% of the total
parking spaces shall be provided. The PDP includes 51 covered
bicycle parking spaces located conveniently to the South Transit
Center Building. The minimum required bicycle parking is 9
spaces.
d. Walkways internal to the site "shall be located and aligned to
directly and continuously connect areas or points of pedestrian
origin, and shall not be located ... based on the outline of a parking
lot configuration." These walkways shall be a minimum of 6' wide.
The PDP includes a 10' wide, colored walkway from the parking lot
into the South Transit Center facility; this walkway also serves to
provide the sites to the east a connection to the South Transit
Center when they develop at some time in the future.
e. A Transportation Impact Study has been submitted for the overall
Mason Corridor Project. This site was included in that assessment
and the existing infrastructure, with the addition of traffic signals at
Mason Street Extension and Harmony Road and Fairway Lane and
College Avenue. The traffic signal at Harmony Road and Fairway
Lane is expected to be installed with the construction of the South
Transit Center; the Mason Street Extension and Harmony Road
•
E
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 8 of 23
c. All "landscape islands shall include one or more canopy shade
trees, be of length greater than eight feet in its smallest dimension,
include at least 80 square feet of ground area per tree... and have
raised concrete curbs." The PDP's landscape islands are in
compliance with this standard, with the exception of 3 islands that
are hindered by utility easements or parking lot lighting required for
safety purposes.
d. "Connecting walkways through parking lots... shall have one
canopy shade tree per 40 lineal feet of such walkway planted within
5 feet of such walkway." There are two walkways in this PDP that
this standard applies to and both have trees meeting this standard.
e. "Parking bays shall extend no more than 15 parking spaces without
an intervening tree, landscape island or landscape peninsula." The
PDP is in compliance with this standard.
vii. Screening
a. Low visual interest or visually intrusive site elements, such as trash
enclosures, shall be shall be screened by landscaping or building
elements. The PDP is in compliance with this standard, the trash
enclosure has a concrete wall surrounding it with landscape islands
on two sides.
viii. Tree Protection and Replacement
a. A Tree Mitigation Plan was submitted and reviewed against this
section by the City Forester. The site is very dense with trees
currently and it has been determined that 98 mitigation trees are
required. Thirty-seven (37) trees are planned to be transplanted
onto the site, which is a value of 56 mitigation trees (per the City
Forester). The remaining 42 mitigation trees will be accomplished
through upsizing trees on the site.
ix. Utilities and Traffic
a. Shade trees shall be planted at least 40' from street lights and
ornamental trees shall be at least 15' from street lights, There are
no street lights provided in this PDP, as there are no streets. There
are several parking lot lights and trees are separated from them
adequately.
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 7 of 23
juniper plantings, and or evergreen trees. The section of new
additional planting will extend approximately 375 feet in length
south beginning at the proposed Transit Center Building
envelope line.
iv. Landscape Area Treatment
The PDP provides landscaping for all areas not covered by
buildings and paving surfaces. The proposed landscaping
materials include: low-water seed mix grasses in low -use areas;
planting beds with cobble mulch ground cover; foundation plantings
over approximately 56% of the high visibility areas of the structure;
and irrigated turf grass in high use areas.
Staff has determined that the landscape treatment is in accordance
with the standards of this section.
v. Parking Lot Perimeter Landscaping
This section requires trees be provided at a ratio of 1 per 40 lineal feet
along a side lot line. The PDP has 13 trees (1 tree per 3T) along the
east parking lot perimeter, meeting this standard.
a. Parking lots with more than 6 spaces shall be screened from
abutting uses. "Screening from all nonresidential uses shall consist
of a wall, fence, planter, earthen berm, plant material or a
combination of such elements, each of which shall have a minimum
height of 30 inches." The PDP provides the appropriate screening
to meet this standard, see the East Landscape Section provided on
Sheet 2 of 2 of the Landscape Plan set.
vi. Parking Lot Interior Landscaping
a. According to this Section and Section 3.2.2(M)(1), parking lots with
more than 100 spaces shall have at least 10% of the interior space
of the parking lot be landscaped areas. The parking lot is 55,124
square feet and 8,572 square feet (15%) is proposed as
landscaped areas internal to the parking lot, exceeding the
minimum requirement.
b. One canopy shade tree shall be provided per 150 square feet of
landscaped area required. The minimum landscape area required
(10%) is 5,512 square feet, which means a minimum of 37 canopy
shade trees shall be provided. The PDP is providing 37 canopy
shade trees meeting this standard.
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 6 of 23
(e) Landform shaping: utilizing berming or other grade changes
to after views, subdue sound, change the sense of proximity and
channel pedestrian movement.
The PDP Landscape Plan includes an approximate 7' landscape
strip across approximately 75% of the west property line that
includes informal groupings of canopy shade trees, ornamental
grasses and vines growing on the existing fence; and a 5'
landscape strip between the Mason Corridor Trail and the bus
travel lane that includes various shrubs for screening. These two
landscaping strips extend the entire length of the South Transit
Center structure and bus drive aisles, with the exception of the
connection to the Mason Street Extension located on the northwest
end of the site.
Staff has determined that this buffering meets the standards of this
section.
The Hearing Officer does not agree with staff. First, while the PDP is
compatible with the abutting existing BNSF railroad use, this use
represents a narrow track and right of way delineation; it is not a
compatible use adjacent to Urban Estate Residential. The proposed
landscape buffering techniques applied on the Landscape Plan of the
PDP shows, according to staff, an acceptable level of screening. The
existing elevated railroad tracks, combined with existing trees within
the BNSF property provide some additional level of screening.
However, in review of the issues raised by area residents at the
Neighborhood Meeting and Hearing, including visual, noise, odor, and
lighting impacts from the proposed Transit Building and buses,
additional landscape buffering is warranted.
What have not been mentioned are the impacts of the existing railroad
use, which results in significant noise, exhaust, and visual impacts to
the surrounding area? The above mentioned railroad impacts can not
be adequately mitigated with this proposed PDP.
As a condition of approval, the Hearing Officer requests, in compliance
with LUC Section 3.2.1(E) (1), the following additional landscape
buffering are implemented.
■ Along the west side of the existing six foot high wood and wire
mesh fence and west property line, in between the proposed
deciduous trees, provide in a continuous row, a combination of
large shrubs such as deciduous Lilac and evergreen upright
South Transit Center POP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 5 of 23
provided will be canopy shade trees as noted on the Landscape
Plan.
The PDP is in compliance with the standards of this section.
ii. Street Trees
a. This section requires street trees be provided in the adjoining right-
of-way in connection with the development. There are no streets
included in this PDP. All vehicle use areas are private drives, either
internal to the parking lot or internal to the South Transit Center
facility. The southeast end of the site is the only location that
connects to a public street, Fossil Boulevard; canopy shade trees
are provided meeting the standards of this section from Fossil
Boulevard to the entrance of the parking lot and transit facility.
iii. Buffering between Incompatible Uses and Activities
a. This section of the Code requires buffering techniques be used to
mitigate conflicts between incompatible uses. Staff has determined
that the proposed use is compatible with the surrounding uses.
However, residents at the neighborhood meeting expressed
concern about buffering being needed along the west property line.
Based on this feedback, staff provided buffering measures to
comply with the LUC Section 3.2.1(E)(1) requiring use one of the
following forms of landscaping to mitigate conflicts:
(a) Separation and screening with plant material: planting
dense stands of evergreen trees, canopy shade trees,
ornamental trees or shrubs,
(b) Integration with plantings: incorporating trees, vines, planters
or other plantings into the architectural theme of buildings and
their outdoor spaces to subdue differences in architecture and
bulk and avoid harsh edges,
(c) Establishing privacy: establishing vertical landscape
elements to screen views into or between windows and defined
outdoor spaces where privacy is important, such as where
larger buildings are proposed next to side or rear yards of
smaller buildings;
(d) Visual integration of fences or walls: providing plant material
in conjunction with a screen panel, arbor, garden wall, privacy
fence or security fence to avoid the visual.effect created by
unattractive screening or security fences,
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 4 of 23
This PDP complies with the applicable requirements of the LUC; specifically the
procedural requirements located in Division 2.1 - General Procedural
Requirements, Division 2.2 - Common Development Review Procedures for
Development Applications, and Section 2.4 - Project Development Plan in Article
2 - Administration.
The proposed PDP is to develop the South Transit Center for the City of Fort
Collins on approximately 4.3 acres, directly adjacent to the Railroad Property
(BNSF) and the Mason Corridor Trail. The site is a permitted use in the
Commercial (C) Zone District, subject to an administrative (Type 1) review and
public hearing.
Neighborhood Meeting
The LUC does not require that a neighborhood meeting be held for development
proposals that are not subject to a Planning and Zoning Board (Type 2) review.
However, a neighborhood information meeting was held on December 2, 2009.
Several emails were sent to staff following the neighborhood meeting. Neighbors
expressed concerns which included: the site not being compatible for this use;
the site not being large enough to accommodate the needs of this use; the added
traffic congestion on Harmony Road; buffering along the west side of the site
needing to be substantial; and the possible noise, light and smell impacts on the
surrounding neighbors.
3. Compliance with Article 3 of the Land Use Code — General
Development Standards:
The PDP complies with the applicable General Development standards as
follows:
A. Section 3.2.1— Landscaping and Tree Protection
i. Minimum Plantings - Full Tree Stocking
Landscape planters are provided along approximately 56% of the
highly visible faces of the South Transit Center building. The
planting areas range from 2' to 12' in width along the face of the
structure and have greater than 55 square feet of planting area.
A "full tree stocking° is provided in the following locations:: planters
internal to the platform area, tree plantings along the west side of
the Mason Corridor Trail, trees in the detention area south of the
structure, trees on the north end of the site and trees within and
along the perimeter of the parking lot. At least 50% of the trees
LJ
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 3 of 23
The following is a list of those who attended the meeting:
From the City:
Emma McArdle, City Planner
Andrew Carney, Civil Engineer I
From the Applicant:
Angela Milewski, BHA Design Incorporated
Jerod Huwa, BHA Design Incorporated
David Lingle, Aller-Lingle-Massey Architects
Matt Newman, Aller-Lingle-Massey Architects
Kurt Ravenschlag, Transfort
Jason Wenger, HDR Engineering
From the Public:
Diane Reiser, 4719 Crest Road, Fort Collins
Ruth Rollins, 5029 Crest Road, Fort Collins
Rick Reider, 5029 Crest Road, Fort Collins
Written Comments:
No written comments were distributed at the Hearing.
FACTS AND FINDINGS
1. Compatibility with Surrounding Uses:
The surrounding zoning and land uses are as follows:
N: C, Commercial; Existing Spradley Barr Dealership
S: C; Existing warehouses
E: C; Vacant
W: UE, Urban Estate; Existing single family development
The property was annexed into the Arbor South First Annexation in March of
2001 _ It has remained unplatted since that time. The site is currently
unimproved; a small on the south end has a gravel parking lot for users of the
Mason Corridor Trail.
2. Compliance with Article 2 of the Land Use Code - Administration:
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 2 of 23
The PDP includes a 169 space "park-n-ride" lot, 11 bus bays and a 4,253 square
foot building. A north/south drive is provided along the east side of the site, as
designated by the South College Access Control Plan. It will serve to give the
sites to the east and north access to Fairway Lane and College Avenue, the
future location of a traffic signal.
The PDP includes two modification of standard requests; one to the "orientation
to connecting walkway" standard, which requires the front of a building open
directly onto a connecting walkway with pedestrian frontage that does not pass a
vehicle use area; and the second is to the "build -to" line standard, which requires
structures be located within 15 feet of the adjoining street right-of-way.
SUMMARY OF HEARING OFFICER DECISION:
ZONING DISTRICT: Commercial
STAFF RECOMMENDATION: 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 6:00 p.m. on November 15, 2010 in
Conference Rooms A-C 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) the notification letter that was sent
to property owners within 800'; (4) neighborhood meeting notes and a sign -in
sheet of attendees; (5) correspondence from neighbors following the
neighborhood meeting in December of 2009; (6) a sign up sheet of persons
attending the hearing; and (7) a tape recording of the hearing. The Land Use
Code (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.
South Transit Center PDP, # 9-10 Administrative Hearing Findings, Conclusions, and Decision
November 30, 2010
Page 1 of 23
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:
November 15, 2010
South Transit Center Project
Development Plan
#9-10
Jerod Huwa
BHA Design, Inc.
1603 Oakridge Drive
Fort Collins, CO 80525
City of Fort Collins Transfort
250 N. Mason Street
Fort Collins, CO 80524
Pete Wray
Senior City Planner
This is a request for a "transit facility without repair or storage," known as the
South Transit Center, Project Development Plan (PDP), to be located southwest
of South College Avenue and Harmony Road, just south of the Spradley Barr
dealership (northwest of West Fairway Lane and Fossil Boulevard). The
proposed development is on approximately 4.3 acres, directly adjacent to the
BNSF Railroad and the Mason Corridor Trail. The site is in the Commercial (C)
Zone District.
The site would be the south terminus of the Mason Corridor. Mason Street is
proposed to extend to the site, from the north, along the railroad tracks. The
Mason Street Extension will only be used by the rapid transit buses; users will
access the site via Fossil Boulevard or pedestrians can access the site via the
existing Mason Corridor Trail that runs adjacent to the railroad tracks.
Fort Collins
November 30, 2010
Planning, Development & Transportation Services
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134-fax
fcgovcom
Attendee of the South Transit Center Project Development Plan, # 9-10 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 South Transit Center Project
Development Plan, # 9-10.
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 November 15, 2010.
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 November 30, 2010 by the Hearing Officer.
The deadline to file an appeal is 5:00 p.m. on December 14, 2010. Guidelines
explaining the appeal process, including the Code provisions previously referenced, can
be found online at fcgov.com/cityclerk/appeals.phr), 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 970-221-6754.
I,
Pete Wray
Senior City Planner
Emma McArdle
From: Angelina Sanchez -Sprague
Sent: Tuesday, November 30, 2010 1:17 PM
To: 'philofarm@gmail.com'; 'cresrens@gmail.com'; 'trm@lpbroad.net'; 'muftah78@yahoo.com';
'kuj@cojensen.net'; 'earthchem@aol.com'; 'eric_leftwich@hotmail.com';
'william.mathews@opm.gov'; 'diane_reiser@hotmail.com; 'rickreider@gmail.com';
'ruthie.rollins@gmail.com'; 'Matt; 'David Lingle'; 'Angela Milewski'; 'Jerod Huwa'; Andrew
Carney; Kurt Ravenschlag; Steve Seefeld; Steve Dush
Cc: Emma McArdle; Pete Wray
Subject: Adm Hearing Officer Decision —South Transit Center PDP # 9-10
Attachments: Scanner. DevRev@FCgov.com_20101130_142146.pdf
rnv �
Scanner.DevRev@
=Cgov.com_20101..
Attached for your review is a copy of the Administrative Hearing Officer's Type I Administrative Hearing,
Findings, Conclusions, and Decision on the South Transit Center Project Development Plan, # 9-10.
Please call on the Project Planner Emma McArdle (emcardle@fcgov.com) or the Hearing Officer Pete Wray
(pwray@fcgov.com) if you have any questions.
Angelina Sanchez -Sprague
Community Dev. & Neighborhood Services
Phone: 970.221.6525