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HomeMy WebLinkAboutLARIMER COUNTY DETENTION COMPLEX, SHERIFF'S ADMINISTRATION BUILDING - SPECIAL SITE PLAN ADVISORY REVIEW - 37-99 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS049 ELEVA710N y* r 111VA110N uairEm�t IO hYa� PIGHII C OYY nF: OmLOIAp OOF. IU9l@ OCf. ll1 �@ 1N11I9.M li BRATM LYC 1/Y • 1'd iQI Y�R A4.1.2 �jO 11 O-EYAiION V �Eesr O-IVAnonaevAnon ma wo�rtrn�¢ ,w �rnv�to�r ua Imc MOONS A4,1,1 VICINITY MAP 01119100 #37-99 Larimer County Detention Sheriff Admin Building Special Site Plan Review Complex 1 rr= 600' Larimer County Detention Administration Building, Special Site Plan Review, #37-99 February 3, 2000 P & Z Meeting Page 5 A. The request to approve the 34,500 square foot Sheriffs Administration Building meets the basic extent of City Plan. With regard to meeting the extent of City Plan, staff recommends approval, subject to the following conditions: 1. The access point shall align with the existing access point across Midpoint Drive. 2. Public improvements within the right-of-way shall be designed and constructed, in full compliance with the Land Use Code and the City's adopted Design and Construction Criteria Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways. 3. All on and off -site grading and drainage shall conform to the approved drainage master plan for the Prospect East Industrial Park. Design of the temporary retention pond and grading shall be done in a manner to allow future conversion of the temporary retention pond into a detention pond with positive outfall from this site to the Riverbend Ponds Natural Area in conjunction with future development of master planned facilities on this site. Grading and contouring of the site drainage are to be constructed in a manner that will cause no adverse impact on neighboring properties or public rights -of -way. B. The following are recommendations; however, they would enhance the project and bring it into closer compliance with the Land Use Code: 1. Street trees should be placed at a rate of one tree at a rate of thirty-foot to forty -foot spacing intervals in the center of all parkway areas. 2. The required vegetative landscaping providing the required separation and protection from adjacent use(s) and lots. 3. The building's design should meet all Land Use Code provisions. 4. The primary entrance should have a direct pedestrian connection no more than 200 feet in length from Midpoint Drive. 5. An additional three- (3) feet of right-of-way should be dedicated adjacent to Midpoint Drive. 6. A painted crosswalk should be provided across Midpoint Drive connecting to the approved Advanced Energy street sidewalk system. Larimer County Detention Administration Building, Special Site Plan Review, #37-99 February 3, 2000 P & Z Meeting Page 4 As shown, the development does not comply with the following Land Use Code Divisions; 1. 3.2 — Site Planning and Design Standards; 2. 3.3 — Engineering Standards; 3. 3.4 — Environmental, Natural Area, Recreational and Cultural Resource Protection Standards; 4. 3.5 — Building Standards; 5. 3.8 — Supplementary Regulations; 6. 4.23 — Industrial District. All site and public improvements need to meet the City's Standards for such improvements unless the developer seeks and is granted a modification from the Standards. In this case, the developer has not requested nor has a modification been granted to any City Standard. The lack of required on -site landscaping, street trees along the full length of Midpoint Drive, building design and orientation and pedestrian access creates a significant urban design issue. Adequate right-of-way needs to be dedicated to facilitate City street standard requirements. It is not clear to staff, based upon the submitted plans, if the proposed drives onto Midpoint Drive align with developed drives. All existing and proposed street access points need to be shown entering onto Midpoint Drive for both sides of the street to address adequate spacing and safety needs. In addition, the detention areas need to be designed to meet City Stormwater standards such as percolation standards, drainage requirements, water quality, culverts, vegetation, flood control measures, et cetera. Structures and public. facilities serving the site need to be designed and constructed in accordance with City standards at a level which will provide adequate fire protection and protection from crime and accidents, as well as from hazardous conditions due to inadequate, substandard or ill - designed developments. 5. Findings of Fact/Conclusion A. The location of the Larimer County Detention Center Sheriff's Administration Building, within an existing employment/industrial park, and separated from residential areas, is appropriate. B. The high -security, institutional character of the Larimer County Detention Center Sheriffs Administration Building does not detract from the quality of the surrounding employment/industrial park and is appropriate given the context of the general vicinity. C. The extent of the Larimer County Detention Center Sheriffs Administration Building, with improvements as outlined by City staff comments and the suggested recommendations of approval will conform to City Plan. RECOMMENDATION Staff recommends approval of the Larimer County Detention Center Sheriffs Administration Building subject to the following conditions: Larimer County Detention Administration Building, Special Site Plan Review, #37-99 February 3, 2000 P & Z Meeting Page 3 4. Location Character and Extent of the Larimer County Detention. Center A. Location It is difficult to argue that the proper location of the Sheriff's Administration Building should not be next to the Larimer County Jail. The efficiency gained by sharing staff and other infrastructure is advantageous to both the operator (Larimer County) and the taxpayers. The addition of the Sheriff's Administration Building with that of the existing Larimer County jail should blend in well with the surrounding employment and industrial uses. Essential services such as water, sewer, telephone, and electrical service and roads are extended to the property in a logical fashion, are available to serve the proposed administration building and do not represent "leap -frog" development. Based on review of the proposal, there is no indication of this development placing an excessive demand on city services, if the applicant provides necessary facilities within the site, and connections to city facilities, in accordance to city standards and specifications. The employment/industrial park is separated from the nearest residential area (Woodridge Apts., Eastview Apts. and Parkwood East Apts.) by approximately one-half mile. Within this distance is a major arterial street, electrical substation, and lumber and outside storage yard. This area is zoned I, Industrial and it is highly unlikely that this area will convert to residential. Staff finds, therefore, that the location of the Sheriff's Administration Building in particular and its proximity to the Larimer County jail facility in general are in an appropriate location. B. Character Clearly, the character of the Larimer County Sheriff's Administration Building is administration. Such a character is appropriate for an employment/industrial park. The fact that the facility does not significantly deviate from its surroundings contributes to its acceptance by other users in the general area. The City Zoning Department has not received any complaints from other tenants or owners within the employment/industrial park regarding the character of the existing jail located directly to the north of the proposed Sheriff's Administration Building. Staff, therefore, finds that the character of the jail expansion is appropriate for the area. C. Extent The development plan and program submitted by the developer as required shall present an organized arrangement of buildings, service facilities and improvements such as landscaping to insure compatibility with the Comprehensive Plan. Adequate services rendered by the city, must be available to the proposed development at time of the development. The City of Fort Collins has reviewed the site plan. On December 29, 1999, the City recommended that the applicant/developer make a number of improvements to the site. These comments were forwarded to the County on December 29, 1999. Larimer County Detention Administration Building, Special Site Plan Review, #37-99 February 3, 2000 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: E; Institution (Larimer County Jail) S: I; Existing mix of light industrial, office, research and development E: I; Existing light industrial (Stimack Construction Company) W: T; Vacant The property was annexed in 1973 as part of East Prospect Street First Annexation. The initial plat of the site was part of the Prospect Industrial Park signed by the City on April 24, 1978. 2. Exempt From Zoning The expansion of the Larimer County Detention Center Sheriff's Administration Building is exempt from the City's Land Use Code because the facility has been found by the Zoning Board of Appeals to be reasonably necessary for the convenience and welfare of the public. This finding was made in April of 1991. 3. Citv's Riqht of Advisory Review: Because of the exempt status granted by the Z.B.A., the proposed additions to the existing facility are limited to an advisory review by the Planning and Zoning Board and not the full force of the Land Use Code. Colorado Revised Statutes provide a specific reference to the City's right to review the planning and location of public buildings constructed by Larimer County. Section 31-23- 209 states: "When the commission (Planning and Zoning Board) has adopted the master plan of the municipality or of one or more major sections or districts thereof, no street, square, park, or other public way, ground or open space, public building or structure, or publicly or privately owned public utility shall be constructed or authorized in the municipality or in such planned section and district until the location, character, and extent thereof has been submitted for approval by the commission." It should be noted that a recommendation of denial by the Planning and Zoning Board is forwarded to the Board of County Commissioners which may overturn the P & Z Board by no less than a two- thirds vote. This process is similar to that used to review the Larimer County Jail Addition in 1998 and the new schools proposed by the Poudre School District. ITEM NO. 3 MEETING DATE 2/3/00 STAFF Ron Fuchs City. of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Larimer County Detention Complex Sheriff's Administration Building, Special Site Plan Review, #37-99 APPLICANT: Larimer County c/o Ms. Babette Cornell Larimer County Facilities 212 West Mountain Avenue Fort Collins, CO 80521 OWNER: Ms. Babette Cornell Larimer County Facilities 212 West Mountain Avenue Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request for a location, character and extent review for an administration building for the Larimer County Sheriffs Department. The facility consists of one 34,500 square foot two-story structure. The site is 3.68 acres in size located at 2401 Midpoint Drive and is located south of the existing jail and west of Midpoint Drive, east of Timberline Road and south of Prospect Road. The property is zoned I — Industrial District. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: The request is exempt from requirements the Land Use Code by previous action of the Zoning Board of Appeals. The request, however, is processed as a Site Plan Advisory Review under the authority of State Statute 31-23-209 which limits the City's review to the location, character and extent of the new facility. The location and character are found to be appropriate. The extent of the development, however, does not conform to City Plan due to the lack of a street trees along the full length of Midpoint Drive, lack of on -site vegetative landscaping and pedestrian ways, orientation and public facilities. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT