HomeMy WebLinkAboutDOWNTOWN TRANSIT FACILITY - PDP - 9-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSpublic hearing. When a project is under development review, the files are
public record. Any member of the public can look at the files at any time for
any reason.
Q: Has there been any determination of a site for the new library or the
new performing arts center?
A: Sales tax has been appropriated to pay for the acquisition of the land,
but there has been no decision on a site for either building to date. There has
not been any funds appropriated to build either building.
Q: Is there a deadline for choosing these sites?
A: The site for the performing arts center should be determined this year;
the library, probably not until 2004.
A: Both projects will be under construction at the same time, which will
temporarily affect the vehicular circulation and access of the Justice Center.
Q: What is the band of green next (,,vest)to the proposed office building?
A: Landscaping, curb paving, and water quality features.
2. The Transit Center
Q: What is the proposed bike library?
A: A facility where bicycles can be checked out for public use. This would
include a bike maintenance area.
Q: It appears that the existing alley configuration on this block is being
moved. Won't the alley on this block need to line up with the alley
configuration on the block to the north?
A: This is a preliminary design at a very early stage of development. The
city's development review process allows the various departments within the
city the opportunity to review the proposed configuration. If there is a
problem with the configuration, the Transportation Department and the
Engineering Department will have an opportunity to review the proposed alley
alignment against any code requirements for such alignments.
Q: What is the schedule for this project?
A: Originally the project was scheduled to begin construction in March
2000, but it has been.pushed back at least 3 months.
Q: Is the city in a discussion with Greyhound about possibly locating bus
service here?
A: There has been nothing finalized, but there is a discussion currently
underway between the city and Greyhound about putting bus service here.
Q: What is the next step?
A: Next week, the applicant will be meeting with the building users to go
over the site plan. Once layout is determined, the project will be formally
submitted to the Current Planning Department for development review as a
Project Development Plan (PDP).
Q. Has the general public been informed about this project?
A: The concept of a transit center on this site has been discussed at city
council meetings in the past, which are public hearings. When this project
goes to hearing as part of the development review process, there will be another
NEIGHBORHOOD MEETING MINUTES
for
The City Office Building & The Transit Center
conducted
7pm — 9pm, September 13, 1999, 281 N. College, Conference Rooms A&B
1. The City Office Building
Q. Time Schedule for construction?
A: Construction will not start until the Howes Outfall is completed. The
outfall is scheduled to be finished across this portion of the site in July of
2000. Construction of this project, if the Howes Outfall is completed on time,
will commence in July of 2000, and will take approximately 1 year to
complete.
Q: How will traffic and access issues (impacts on surrounding properties)
be coordinated during construction?
A: The alley access will be utilized, bike lanes will be maintained, and there
will be a traffic access plan in place that will direct traffic with signage. There
will be no complete closure of access during construction. Construction of
Laporte Avenue will be done in Phases. Matt Baker, the city's street oversizing
coordinator with the Engineering Department can answer any specific
questions about Laporte Ave. construction.
Q. How will stormwater issues be addressed?
A: The Howes Outfall will be completed before the construction of this
project is underway, therefore, the outfall will take all the stormwater rather
than the streets. The Howes Outfall from Cherry Street north to where it
terminates is currently under construction, and its construction from Cherry
Street to Laporte Avenue will start in February of 2000. All drainage
easements for the Howes Outfall are within this block will be on our site rather
than on adjacent property owners sites. Laporte Avenue will be lowered 2 feet
to accommodate the outfall.
Q. What types of pre -construction work can we expect on -site?
A: The existing temporary parking area will be vacated and utility work will
begin several months prior to the July 2000 official start of construction.
Q: How will the Laporte Avenue construction cooinside with the
construction of the proposed office building?
The Landmark Preservation Commission is pleased with the special
effort the City is making to preserve historic fabric of the
building for future interpretation to the public. It sets an
important precedence to the development community, and this effort
is to be commended.
If you have any questions regarding this approval, please contact
me at 221-6597.
Sincerely,
Carol Tunner, Historic Preservation Planner
CC: Jack Gianola
Tom Frazier
Joe Frank
Michael Rush
James Stratis
Per, attached is the new plan.
Commu. _y Planning and Environmental .vices
Advance Planning Department
City of Fort Collins
September 12, 2000
Ron Fuchs, City Planner
Current Planning Department
Dear Ron:
On August 9, the Landmark Preservation Commission gave final
approval to the rehabilitation of the C & S Depot at 136 Laporte
Avenue with conditions. The conditions are:
1. Use less reflective glazing on the new storefronts - a shade
coefficient of 30%. Staff can review this change
administratively and has approved the submitted sample.
2. Change the anodized aluminum new storefront frames from a dark
bronze to medium bronze.
3. Use clear interior storm windows on the existing windows of
the front office building. The LPC understands that the
historic freight doors left in place will have their broken or
missing glazing repaired with a match to the historic glass,
and the existing historic glass will remain.
4. Leave historic overhead doors in place where practical, in
particular, the two north elevation doors should remain as
well as the five doors on the east elevation.
5. Where the historic doors are filled in with storefronts, and
where practical, the doors should be fixed up in the ceiling
in place. (It was understood by the LPC that they will make
an effort to save hardware, chains, and track as much as
possible since they are part of the exterior doors.)
With these conditions the Commission found the work to be in
keeping with the adopted Secretary of the Interior's Treatments for
Historic Properties. Since that meeting and after consultation
with the LPL's Design Review Subcommittee on September 12, staff
has administratively approved the metal AHU enclosure on the roof.
These things may be approved administratively because they are
minor changes to a proposal already approved by the LPC, and the
change does not affect the historic character of the building.,
I have reviewed the plans submitted for Planning and Zoning Board
approval, and find them to be in accordance with the historic
preservation approval. Mr. James Stratis of the State Historical
Fund has also looked at the project plans and verbally concurred
with the proposed plans.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO S0522-0580 • (970) 221-6376
FAX (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplan nin-(( ci.fort-collins.co.us
Alternative Compliance Request - Site Lighting
Downtown Transit Center
Section 3.2.4 D Site Lighting
Purpose: "The intent of this section is to focus on the actual physical effects of lighting, as well
as the effect that lighting may have on the surrounding neighborhood."
Alternative Compliance Request
The nature of the site lighting chosen requires that we request alternative compliance for site
lighting as defined in section 3.2.41(D)(3) of the Fort Collins Land Use Code which states ...
"Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so
as to minimize up -light, spill -light, glare and unnecessary diffusion on adjacent property. "
The light chosen does not feature a sharp cut-off. The light chosen matches existing site
lighting along the existing Transit Center Kiss and Ride as well as other projects within the Civic
Center district including the Parking Garage and the Civic Center Office Building.
The building mounted lights do not feature a sharp cut-off but match the style and
character of the existing ornamental lights found along the Kiss and Ride, the Parking Garage
and the Civic Center Office Building.
There are no natural areas adjacent to the site that would be affected by the intrusion of
light from the proposed fixtures.
The plan, as submitted, serves the purpose of the code equally well or better than a plan
which complies with the code for the following reason:
The proposed site and building light fixture would better serve this site than a fixture
which complies the Land use Code. Because of their use along Mason Street in previous projects
such as the Parking Garage and the Civic Center Office Building and the Kiss and Ride,
deviating form the proposed fixture would cause a aesthetic break within the Civic Center
District disrupting continuity and connectivity. The proposed light fixture would retain the
connectivity and continuity with existing site lighting and neighboring developments.
The proposed light fixtures also comply with the light fixtures specified in the Mason
Street Pedestrian Improvements Plan.
Thank you for your consideration in this matter.
End of Request
Alternative Compliance Request - Full Tree Snicking page / of
exceeds the tree stocking requirement (see attached drawing.)
The plan, as submitted, serves the purpose of the code equally well or better than a plan
which complies with the code for the following reason:
Section 3.2.1(B) states the purpose and "the intent of this section (Landscape and Tree
Protection) is to require preparation of landscape plans and tree protection plans that ensure
significant canopy shading to reduce glare and heat build-up, contribute to visual quality and
continuity within and between developments, provide screening and mitigation of potential
conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and
storm water runoff, an mitigate air pollution. "
Area 1. The four trees added along the western property boundary will provide additional
protection against glare and heat build up along the bus loading areas and drive isles. They will
add to the visual enhancement and screening of the bus activity within the site. By placing the
four trees on the western boundary instead of in front of the building, conflicts with the security
and customer needs of the site as well as with bus traffic through the site have been eliminated.
A landscape plan which fully complies with the Land Use Code would create the
previously mentioned conflicts based on site requirements. Therefore we believe the proposed
plan provides a better solution while complying with the intent of the Land Use Code.
Area 2. The existing six trees located directly east of the building reduce glare and heat build-up,
do not conflict with the historic gull wing canopy, screen adjacent developments from the site
and provide visual continuity along the pedestrian walkway through the existing alley (see
existing drawing). We feel the existing trees east of the building accomplishes the intent of the
Land Use Code in a way that is equal to having four trees planted within fifty feet of the building
without conflicting with the historic gull wing canopy.
Thank you for your consideration in this matter.
End of Request
Alternative Compliance Request - Full Tree Stocking Page 2 of
Alternative Compliance Request - Full Tree Stocking
Downtown Transit Center
Section 3.2.1 D (1) (c) Full Tree Stocking
Purpose: The intent of this section is to require adequate screening "along high use or highly
visible portions of the building."
Alternative Compliance Request
There are two locations along the perimeter of the Transit Center building which require that we
request alternative compliance for full tree stocking as defined in section 3.2.1(D)(1)(c) of the
Fort Collins Land Use Code which states ... "fill tree stocking shall be required in all
landscaped areas within (50) feet of any building or structure... Landscape areas shall be
provided in adequate numbers, locations and dimensions to allow full tree stocking to occur
along all high use or high visibility sides of any building.... Full Tree stocking shall mean formal
or informal groupings of trees planted according to the following spacing dimensions:
1. Canopy Shade Trees 30-40'spacing
2. Coniferous Evergreens 20'-30'spacing
3. Ornamental Trees 20'-30'spacing"
Area 1. We request alternative compliance for the full tree stocking tree requirement on the west
facade of the building. Trees have been intentionally left out of the area in order to preserve
views to the bus loading areas for security cameras, the dispatchers, and Transfort customers.
The overhanging branches of trees placed between the west facade and the bus drive/loading isles
would conflict with bus movement through site. The extrusion of the historic canopy also
restricts the placement of trees within the planting areas adjacent to the building (please refer to
the architectural elevations).
The west facade of the building is 160 feet in length. Four trees would be required along
the west facade to provide full tree stocking. To compensate, four extra trees have been shown
along the west side of the site near the kiss and ride. With the addition of those four trees, the
density of trees between the street and the west building facade is a ratio of one tree per 18 feet.
This ratio exceeds the tree stocking requirement. Similar to trees, the gull wing canopy along the
west facade provides the shading to reduce heat and glare build up (please refer to the
architectural elevations).
Area 2. We also request alternative compliance for the full tree stocking tree requirement on the
east facade of the building. We feel this area is not a "high use or high visibility area" as defined
in section According to section 3.2.1(D)(1)(c) of the Land Use Code.
The extrusion of the historic canopy on this side also restricts the placement of trees
within the planting areas adjacent to the building (please refer to the architectural elevations).
Within 60' of the east facade are 6 existing trees. Although some theses trees are up to
10' outside the 50' tree stocking area, the ratio of trees along this facade is one tree per 27' which
Alternative Compliance Request - Full Tree Stocking page l of
Downtown Transit Center
Planning Objectives
The City of Fort Collins Downtown Transit Center is located within the Downtown zone district. This
district is " intended to provide a concentration of retail, civic, office, and cultural uses in addition to
complementary uses such as hotels, entertainment, and housing." In addition, the facility is located in a
sub district referred to as the Civic Center. The Civic Center master plan envisions the civic center being
a place with a rich street environment with a clustered area of civic uses.
The proposed building is a 7,960 SF restored freight depot that will house Transfort facilities and a few
other City departments. These uses are classified as Transit Facility under the zone district and are a
permitted use. This is considered a type 2 review and it will be subject to review by the Planning and
Zoning Board.
The proposed use also fits well with the sub district Civic Center classification by providing a number of
employees to the area that will provide a concentration of users that will enliven the city core and assist in
maintaining economic vitality for the downtown. The Transfort clients will also contribute to the life of
the area.
Section 3.5.3 of the Land Use Code outlines the requirements of the project to promote an urban
environment built to human scale with attractive street fronts and other connecting walkways. The code
section also encourages buildings to contribute to the uniqueness of the zone district and to vary in
massing and scale..
The building and site are being designed to meet all of the above objectives through adding to the high
quality character of the downtown area by renovating the attractive facade of the historic freight depot
and inviting urban street scene. The expansion is 1 stories with a basement and reflects the character of
the existing freight depot.
The proposed site plan has been designed to accommodate a high volume of bus traffic while providing
pedestrian friendly access from the surrounding areas.
The urban street scene for this project is designed to reflect the character that is gradually building around
this area. Paving patterns reflect a similar pattern being used across Mason at the proposed Civic Center
Office Building. Interlocking brick pavers are alternated with concrete to create an attractive walkway.
Along Mason an architectural colonnade is proposed up to enhance the walkway as well as complement
the architecture of the Transit Center and Civic Center Office Building through design rhythms and
materials. These urban design features fit within the civic center master plan concept of creating an
attractive and inviting downtown environment.
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PROJECT DRY LOPNENT PLAN - PLANTING PLAN
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Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 13
the established theme would cause an aesthetic break within the Civic Center
District disrupting continuity and connectivity.
RECOMMENDATION:
1. Staff recommends approval of alternative compliance request to section
3.2.1(D)(1)(c) of the LUC.
2. Staff recommends approval of alternative compliance request to section
3.2.4(D) of the LUC.
3. Staff recommends approval of the Downtown Transit Facility Project
Development Plan, #09-00.
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 12
F. Compact Urban Growth Standards [3.7]
1. Adequate Public Facilities [3.7.3] — As required the levels of service
standards are satisfied for the following public facilities:
transportation, water, wastewater, storm drainage, fire and
emergency services, and electrical power.
4. Neighborhood Information Meeting
A combined neighborhood information meeting was conducted on September 13,
1999 for this project and the Civic Center project. Minutes of the neighborhood
meeting are attached. There were primarily only questions about how the alley
will flow, potential locations of a future library and performing art center, and the
timing of construction.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Civic Center Office Building Project Development Plan, #29-
99, staff makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the (D) Downtown zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.12 of the Land Use Code, (D) Downtown zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
3.2.1(D)(1)(c) and 3.2.4(D) for which alternative compliance is being
requested.
4. The alternative compliance request to section 3.2.1(D)(1)(c) accomplishes the
purposes of this Section equally well or better than would a plan which
complies with the standards by emphasizing security and retaining the
architectural details of the canopies on the west and east sides of the
structure.
5. The alternative compliance request to section 3.2.4(D) accomplishes the
purposes of this Section equally well or better than would a plan which
complies with the standards with proposed light fixtures that match light
fixtures used along Mason Street in such City projects as the Parking Garage
and the Civic Center Office Building and the Kiss and Ride. To deviate from
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 11
and recessed elements both vertically and horizontally along the
building facades.
• Character and Image [3.5.3(D)] —
(a) Site -Specific Design [3.5.3(D)(1)] - As required the building
contributes to the uniqueness of the Civic Center Subdistrict of the
Downtown Zoning District.
(b) Minimum Wall Articulation [3.5.3(D)(2)] — The existing building bays
are clearly articulated by architectural features such as fenestration
patterns, columns, and column -like ribs, thereby providing the
required architectural interest and visual variety to the facades.
(c) Entrances [3.5.3(D)(4)] — The building entrances are clearly
articulated and thereby satisfies this standard.
(d) Base and Top Treatments [3.5.3(D)(6)] — The elevations depict top
and base treatments, thereby satisfying this standard.
E. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1] —Laporte Avenue and Mason Street
(one-way) are both identified as arterials on the Master Street Plan.
Maple is identified as a local street. The existing right-of-way widths
for these streets meet the required standards.
2. Transportation Level of Service Requirements [3.6.4] — A combined
Traffic Impact Study was done for all the projected civic center
projects (including the Civic Center Parking Structure, the Justice
Center, the Civic Center Office Building, the Transit Center, the
current Courthouse, the Library and other Government Office
Building) in September of 1998. City staff representing Traffic
Operations and Transportation Planning have reviewed the TIS in
relation to this Project Development Plan and have indicated the
transportation Level of Service standards are met for automobile
traffic, bicycles, pedestrians.
3. Transit Facilities Standards [3.6.5] —This Downtown Transit Center
is planned to not only accommodate local buses, but also
national/regional buses, taxis, and bicycle checkout services.
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 10
• Architectural Character [3.5.1(B)] —As required, the development is
compatible with the established architectural character of the
downtown area (see attached letter dated September 12, 2000).
• Building Size, Height, Bulk, Mass, Scale [3.5.1(C)] —As required,
the building is similar in size and height to the mass and scale of
other structures on adjoining blocks (i.e. Justice Center, Civic
Center Parking Structure, Washington's Bar and a City municipal
building).
• Building Orientation [3.5.1(D)] —The primary fagade and primary
entry are oriented toward Mason Street and La Porte Avenue,
thereby satisfying this requirement.
• Building Materials [3.5.1(F)] — Building materials are similar and
compatible to the materials already being use in the neighborhood.
Windows are individually defined using a variety of frames, sills and
lintels for adequate articulation.
• Outdoor Storage Areas/Mechanical Equipment [3.5.1(J)] —Utility
meters, mechanical equipment, trash enclosures, transformers,
vaults and conduits have all been located to minimize visual
impacts, and have been adequately screened.
2. Mixed Use, Institutional and Commercial Buildings [3.5.3]
• Relationship of Buildings to Streets, Walkways and Parking
[3.5.3(B)]
(a) Orientation to a Connecting Walkway [3.5.3(B)(1)] - The main
entrances of the building faces and opens directly onto a street
sidewalk system, thereby satisfying this requirement.
(b) Orientation to Build -to Lines for Street -front Buildings [3.5.3(B)(1)] —
The building exists and it's location allows the building to form
visually continuous, pedestrian -oriented street -fronts with no
vehicle use area between the building and La Porte Avenue and
Maple Street.
• Variation in Massing [3.5.3(C)] — The project has variation in
massing by integrating changes in height and structural projecting
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 9
B. Engineering Standards [3.3]
1. Lots [3.3.1(B)] — The general layout of lots, roads, driveways,
utilities, drainage facilities and other services are designed in a way
that allow an interconnected street system to occur and
accomplishes the intent and purposes of the LUC.
2. Water Hazards [3.3.3] — The Stormwater Capital Projects staff has
designed and constructed the Howes Outfall which is an
underground stormwater drainageway that mitigates much of the
flooding of the downtown area. The stormwater development
review staff have reviewed the proposed project development plan
and it meets all applicable Stormwater development review
standards. A stormwater detention area is also proposed on -site in
the northwest corner of the site.
3. Engineering Design Standards [3.3.5] — This project complies with
all design standards, requirements, and specifications for all of the
commenting departments and agencies.
C. Environmental, Natural Area, Recreational and Cultural Resource
Protection Standards [3.4]
1. Historic and Cultural Resources [3.4.7] = The building is in
character with existing historic structures of the downtown area.
The Landmark Preservation Commission has determined and
approved the proposed improvements to the freight depot (see
attached letter dated September 12, 2000). Approved changes
consist of adding anodized aluminum storefront window frames
enclosing door frames, fagade improvements, enclosing the
mechanical equipment within a metal enclosure on the roof
(medium bronze in color) behind the parapet and will retain the
existing dock. The Landmark Preservation Commission has
determined the improvements to the existing structure to be in
keeping with the adopted Secretary of the Interior's Treatments for
Historic Properties. Hence, the proposed improvements required
for the Transit Facility retains the established character present in
the historic downtown storefronts.
D. Building Standards [3.5]
1. Building and Project Compatibility [3.5.1]
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 8
areas). Staff parking will be accommodated in the Civic Center
Parking Structure.
• Handicap Parking [3.2.2(K)(4)] — The proposed site plan satisfies
this requirement.
• Parking Stall Dimensions [3.2.2(L)] — The bus parking spaces in the
proposed transit stop have been designed to meet parking stall
dimension needs.
3. Site Lighting [3.2.4] — The lighting designs are not fully shielded and
are not in accordance with the requirements of this section. The
applicant requests alternative compliance for site lighting as defined
in section 3.2.41(D)(3) of the Fort Collins Land Use Code which
states ... "Light sources shall be concealed and fully shielded and
shall feature sharp cut-off capability so as to minimize up -light, spill -
light, glare and unnecessary diffusion on adjacent property."
The applicant notes the proposed light features match existing site
lighting along the existing Transit Center Kiss and Ride as well as
other projects within the Civic Center district including the Parking
Garage and the Civic Center Office Building. Further, the building
mounted lights match the style and character of the existing
ornamental lights found along the Kiss and Ride, the Parking
Garage and the Civic Center Office Building. And there are no
natural areas adjacent to the site that would be affected by the
intrusion of light from the proposed fixtures.
The applicant states and staff concurs that the plan, as submitted,
serves the purpose of the code equally well or better than a plan
which complies with the code. The proposed light fixtures best
serves this site because the proposed light fixtures are used along
Mason Street in such City projects as the Parking Garage and the
Civic Center Office Building and the Kiss and Ride. To deviate
from the established theme would cause an aesthetic break within
the Civic Center District disrupting continuity and connectivity. The
proposed light fixture would retain the connectivity and continuity
with existing site lighting and neighboring developments. The
proposed light fixtures also comply with the light fixtures of the
Mason Street Pedestrian Improvements Plan.
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 7
Laporte Avenue, a municipal office building is located directly
across the alley to the east, and employee parking is located in the
Civic Center Parking Structure located across Laporte Avenue to
the south. Enhanced pedestrian crosswalks are provided across
the intersections of Maple Street, Mason Street and Laporte
Avenue to get pedestrians from the site to the destinations listed
above. City Hall is located a block and a half to the west of the site.
An east -west pedestrian spine is planned for the mid -block
connection of the Civic Center building to City Hall.
• Access and Parking Lot Requirements [3.2.2(D)] — Vehicles can
enter the existing parking lot from Maple Street and La Porte
Avenue and an entrance to the transit center is provided from
Mason Street. All exiting bus traffic is directed onto Maple Street.
Access requirements are therefore met. The transit center is
properly paved, and adequately lit in accordance with this standard.
• Parking Lot Layout [3.2.2(E)] — As required in this section, the
proposed parking lot addresses the following issues:
(1) The circulation routes within the transit facility are well defined.
(2) Standard traffic control signs are used to direct traffic where
necessary within the parking lot.
(3) Landscaped islands with raised curbs are used to define parking
lot entrances, the ends of all parking aisles and the location of
internal access drives. These islands also provide pedestrian
refuge areas and incorporate walkways.
(5) Points of conflict between pedestrians, bicycles and vehicles are
minimized, and where they conflict, proper crossing
enhancements have been provided.
(6) As required, there are no parking bays that extend more than
fifteen spaces without an intervening landscape island or
landscape peninsula.
• Setbacks [3.2.2(J)] — The proposed parking lot is setback from La
Porte Avenue, Mason Street and Maple Street by more than 20
feet, and is setback from the alley by at least 5 feet. The parking lot
setbacks therefore meet the standard set forth in this section.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The on -
site parking is intended for bus parking only (eight bus unloading
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 6
alley area provides an additional 15% (4,509 square feet) of its
area (29,170 square feet) to landscaping.
• Screening [3.2.1(E)(6)] —Landscape and building elements are
placed to adequately screen areas of low visual interest and
visually intrusive site elements including the loading and trash
enclosure areas.
• Utilities [3.2.1(K)] —The required separations are provided between
trees and utilities (street lights, underground water lines,
underground sewer lines, etc.).
2. Access, Circulation and Parking [3.2.2]
• Safety Considerations [3.2.2(C)(1)] —As required, pedestrian areas
are separated from vehicle areas and bicycle areas by the use of
separated sidewalks, grade separations, pavement markings,
refuge areas within landscape islands in parking areas, and
designated on -street bike lanes.
• Curbcuts and Ramps [3.2.2(C)(2)] —Ramps are located where
sidewalks meet the crosswalks at street intersections, where the
sidewalks cross driveways, and where sidewalks cross the alley,
and therefore this standard is being met.
• Bicycle Facilities [3.2.2(C)(4)] —Adequate bicycle parking is being
provided in locations and designs (bike lockers and bike racks)
consistent with the requirements of this standard.
• Walkways [3.2.2(C)(5)] — Walkways within the site directly and
continuously connect points of pedestrian origin and destination.
Where primary pedestrian ways cross the parking lot, priority is
placed on the pedestrian realm by locating the walkways primarily
within landscaped islands, providing scored and colored concrete,
paving accents, and providing crosswalks where the walkway
crosses parking lot drive aisles. This standard is therefore
satisfied.
• Direct Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)] —
The Civic Center will be located directly to the west of this site
across Mason Street, the Justice Center is located southwest from
the site diagonally across the intersection of Mason Street and
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 5
Section 3.2.1(N)(2) Alternative Compliance Review Criteria states
that "in reviewing the proposed alternative plan for the purposes of
determining whether it accomplishes the purposes of this Section,
the decision maker shall take into account whether the
alternative preserves and incorporates existing vegetation in
excess of minimum standards, protects natural areas neighborhood
continuity and connectivity, fosters nonvehicular access, or
demonstrates innovative design and use of plant materials and
other landscape elements." Because the reason for the
alternative compliance request is to eliminate potential conflicts with
the security and customer needs of the site as well as with bus
traffic through the site, and because the alternative plan provides
the ability to retain the existing canopy and pedestrian tree lined
link from Maple Street to La Porte Avenue, staff has determined
that the proposed alternative plan demonstrates innovative
design and use of landscape elements.
• Minimum Species Diversity [3.2.1(D)(3)] — Based on the total
proposed number of trees of 23, the applicant would be allowed to
have up to 8 of any one species, but has only proposed a maximum
of 4 of a single species, therefore the landscape satisfies the
minimum species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All high visibility sections of
building walls have planting beds at least 5 feet in width along more
than 50% of the high -visibility walls. The landscape plan therefore
satisfies the foundation plantings requirement.
• Parking Lot Perimeter Landscaping [3.2.1(E)(4)] — The transit
facility circulation ties into and abuts both Maple Street and Mason
Street. Trees are provided along the parking lot's frontages with
streets at the required ratio of one tree per 25 lineal feet of street
frontage. The existing parking lot is also screened by plant material
along the alley by shrubs. The landscape plan therefore satisfies
perimeter -landscaping requirements.
• Parking Lot Interior Landscaping [3.2.1(E)(5)] — The parking lot
area to be dedicated on the site plan is required to devote at least
6% of the area of the parking lot to landscaped areas. The
proposed transit center bus parking devotes 18% (4,174 square
feet) of its area (22,946 square feet) to landscaped areas and the
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 4
historic canopy on this side restricting the placement of trees within
the existing planting areas adjacent to the building (see
architectural elevations and landscape plan). Six (6) evenly
distributed trees are within 60' of the east facade adjacent to an
existing sidewalk connection and parking area connecting Maple
Street to LaPorte Avenue. Even though ten (10) feet outside the
50' tree stocking setback area, the ratio of trees along this facade is
one tree per 27 feet, exceeding the minimum tree stocking
requirement of one tree per 30 feet.
The "purpose" of the section to which the alternative compliance
language refers, is listed in Section 3.2.1(B), which states, "the
intent of this Section is to require preparation of landscape and tree
protection plans that ensure significant canopy shading to reduce
glare and heat build-up, contribute to visual quality and continuity
within and between developments, provide screening and
mitigation of potential conflicts between activity areas and site
elements, enhance outdoor spaces, reduce erosion and stormwater
runoff, and mitigate air pollution.
Staff has determined that the alternative design satisfies the
purposes of this Section equally well as a plan that satisfies the
standards:
(a) Glare and heat build-up are reduced equally well, on the average
across the site, with a redistribution of the four trees along the
western property boundary provides protection against glare and
heat build up along the bus loading areas and drive isles. Further,
the extrusion of historic canopies on the east and west sides of the
former freight depot structure, restricts placement of trees within
existing and potential planting areas adjacent to the building.
(b) Staff agrees with the applicant that the relocated trees visually
enhance and screen bus activity within the site. And by placing the
trees on the western boundary instead of in front of the building,
potential conflicts with the security and customer needs of the site,
as well as with bus traffic through the site, have been eliminated.
(c) The issues of screening and mitigation of potential conflicts, the
enhancement of outdoor spacing, the reduction of stormwater
runoff, and the mitigation of air pollution are all equally well
addressed with the same given number of trees regardless of
whether the trees are located in front of the main entrance or
distributed elsewhere on the site.
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 3
C. Special Provisions — Civic Center Subdistrict [4.12(E)(5)] — The
proposed re -development of the freight center site and re -use as a
multi -purpose transit center complies with this standard.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Site Planning and Design Standards [3.2]
1. Landscaping and Tree Protection [3.2.1]
• Full Tree Stocking [3.2.1(D)(1)(c)] — The applicant is requesting
alternative compliance to Section 3.2.1(D)(1)(c) of the Land
Use Code where it states "'full tree stocking" shall be required in all
landscape areas within fifty (50) feet of any building or structure...'.
Section 3.2.1(N)(1) Altemative Compliance Procedure states that
upon the request by the applicant, the decision maker may approve
an alternative landscape plan in lieu of a landscape plan that meets
the standards of this section if the decision maker finds that the
proposed alternative plan accomplishes the purposes of this
Section equally well or better than would a plan which
complies with the standards of this section.
The applicant has intentionally left out two locations along the
perimeter of the Transit Center building which require alternative
compliance for full tree stocking.
Mitigation is provided. First, the west facade is 160 feet in length
and a minimum of four (4) trees would be required, the applicant is
proposing an additional four (4) trees along the west side of the site
near the kiss and ride along Mason Street. The addition of these
four trees, the density of trees between the street and the west
building facade is a ratio of one tree per 18 feet exceeding the
number of trees. Second, the gull wing canopy along the west
facade provides the shading to reduce heat and glare build up (see
architectural elevations and landscape plan).
The applicant also requests alternative compliance to full tree
stocking tree requirement on the east facade of the building.
Alternative compliance is requested due to the extrusion of an
Downtown Transit Facility, Project Development Plan #9-00
October 5, 2000 P&Z Hearing
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: D (Civic Center Subdistrict); Maple Street, vacant property,
SW: D (Civic Center Subdistrict); intersection of La Porte Avenue &
Mason Street, Larimer County Justice Center, City and County office
buildings,
S: D (Civic Center Subdistrict); intersection of La Porte Avenue &
Mason Street, Civic Center Parking Structure,
D (Old City Center Subdistrict); Retail, offices, municipal court,
E: D (Civic Center Subdistrict); restaurant, retail, car wash, city offices,
W: D (Civic Center Subdistrict); existing rail road tracks, existing retail,
city offices, Washington Park, City Hall, and proposed Civic Center
Office Building.
The property is located in block 32 of the original City of Fort Collins that
was platted in January 1873.
2. Division 4.12 of the Land Use Code, (D) - Downtown Zone District
The proposed use of "Transit Facilities (without repair/storage" is
permitted in the Civic Center Subdistrict of the (D) - Downtown zoning
district subject to Type 2 Planning and Zoning Board review.
The PDP meets the applicable Development Standards [4.12(E)] as
follows:
A. Facades [4.12(E)(2)] — The facades comply with these
requirements because there are no blank walls, because the
building is designed to promote outdoor activity in an entry
arcade/courtyard, and because the windows are individually
defined.
B. Site Design [4.12(E)(3)] — As required, parking lots do not dominate
the frontage of Mason Street, Laporte Avenue or Maple Street that
are considered pedestrian -oriented streets. The parking lot is
existing and is located in the side yard (east side) of the building.
ITEM NO.
» `N MEETING DATE Q S DO
STAFF Rdd FuCi�i
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Downtown Transit Facility, Project Development Plan, #9-00
APPLICANT: Roger Sherman
BHA Design
4803 Innovation Drive
Fort Collins, CO 80525
OWNER: City of Fort Collins
Project Manager - Jack Gianola
117 Mason Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a proposal to redevelop the historic C&S Freight Depot building into the
City's Transit Center at the northeast corner of Mason Street and La Porte
Avenue. Because of the use of the building, is subject to Planning and Zoning
Board review. The site is in the Civic Center Sub -district of the (D) - Downtown
Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
1. The proposed land uses are permitted in the (D) Downtown zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.12 of the Land Use Code, (D) Downtown zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
for Section 3.2.1(D)(1)(c) and Section 3.2.4(D)(3) for which alternative
compliance is being requested.
4. The alternative compliance requests to Sections 3.2.1(D)(1)(c) and
3.2.4(D)(3) accomplishes the purposes of these Sections equally well or
better than would plans which comply with the standards of these Sections.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT