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HomeMy WebLinkAboutLARIMER COUNTY DETENTION CENTER, FACILITY EXPANSION - SITE PLAN ADVISORY REVIEW - 8-98 - REPORTS - RECOMMENDATION/REPORT. r_1 n/=. ..c I 6-98 Larimer Countv ❑ Larimer County Detention Facility Expansion, Site Plan Advisory Review, #8-98 March 19, 1998 P & Z Meeting Page 5 B. The high -security, institutional character of the Larimer County Jail Expansion 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 Jail Expansion, with the lack of a public sidewalk along the full length of Midpoint Drive, does not conform with the City's Comprehensive Plan. RECOMMENDATION It is recommended that the Planning and Zoning Board advise the Larimer County Commissioners of the following: A. The location of the proposed additions to the jail is appropriate. B. The character of the proposed additions to the jail is appropriate. C. The lack of a public sidewalk along the full length of Midpoint Drive places the expansion request in non-compliance with the City's Comprehensive Plan. Therefore, the request to expand the Larimer County Jail is denied. Larimer County Detention Facility Expansion, Site Plan Advisory Review, #8-98 March 19, 1998 P & Z Meeting Page 4 C. Extent The site plan indicates that there will not be a public sidewalk in the public right-of-way along the full length of Midpoint Drive. As shown, the sidewalk begins at the west property line and terminates at a crosswalk for Specht Point Drive. Staff is concerned that the lack of public sidewalk along the full length of Midpoint Drive creates a significant gap in the sidewalk system for the entire park. Providing facilities for the pedestrian mode of travel is important in reducing trips, especially during the lunch break where employees may seek the services of a planned retail center at the corner of Timberline and Prospect Roads. Since the construction of public sidewalks is a development requirement found in a part of the City Code (Chapter 24) that is not a part of the Zoning Code (Chapter 29), Larimer County is not exempt from this improvement. Therefore, requesting the sidewalk is justified. City Plan - Community Visions and Goals 2015 - Transportation states: "Our community's growth will be structured in a compact pattern that facilitates pedestrian, bicycle and transit travel." "Walking will be a practical and enjoyable means of travel." City Plan - Principles and Policies - states: "Principle T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work, and public facilities." "Policy T-5.3: Continuity. The City shall provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings, and trails throughout the community." Consequently, Staff finds that the lack of sidewalk does not conform with the City's Comprehensive Plan and the "extent" of the Larimer County Jail Expansion does not meet the criteria of State Statute 31-23-209. 5. Findings of Fact/Conclusion A. The location of the Larimer County Jail Expansion, within an existing employment/industrial park, and separated from residential areas, is appropriate. Larimer County Detention Facility Expansion, Site Plan Advisory Review, #8-98 March 19, 1998 P & Z Meeting Page 3 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 new schools proposed by the Poudre School District. 4. Location. Character and Extent of the Jail Addition A. Location It is difficult to argue that the proper location of the jail expansion should not be next to the existing jail. The efficiency gained by sharing staff, security systems and other infrastructure is advantageous to both the operator (Larimer County) and the taxpayers. Duplicating this important function elsewhere would be costly. In a broader sense, the placement of the Larimer County Jail in an employment park (1997) was evaluated at the time of the last expansion (1991). Since its inception, the jail has blended in well with the surrounding employment and industrial uses. The jail is located internal to the park, not on the edge. Over the years, the employment/industrial park has grown. Prestigious anchor tenants such as Advanced Energy are planning major expansions. The sense of security is very strong and the presence of the jail has not caused a negative impact on surrounding properties. 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 jail expansion in particular and the jail facility in general are in an appropriate location. B. Character Clearly, the character of the Larimer County Jail is institutional. 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 one complaint from other tenants or owners within the employment/industrial park regarding the character of the jail. Staff, therefore, finds that the character of the jail expansion is appropriate for the area. Larimer County Detention Facility Expansion, Site Plan Advisory Review, #8-98 March 19, 1998 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: E; Industrial Flex Space and child care (One Prospect Place) S: I; Existing mix of light industrial, office, research and development E: E; Existing light industrial/high tech (Advanced Energy) W: E; Vacant and Wholesale Distribution . The property was annexed in 1973 and is part of Center Point Park Subdivision. The initial subdivision for the industrial park was approved by the Planning and Zoning Board in 1981. The first phase of the facility was approved in 1983. A request to expand the facility to add a 58 bed minimum security addition, a 152 bed alternate sentencing unit, and parking lot improvements was approved by P & Z in May of 1991. 2. Exempt From Zoning The expansion of the Larimer County Jail is exempt from the City's Zoning Code (new 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. The authority of the Z.B.A. to make this determination is found in State Statute 31-23-301 (1). The site was previously zoned I-L, Limited Industrial. In March of 1997, in conjunction with the adoption of City Plan, the parcel was rezoned to E, Employment. 3. City's Right 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 Zoning 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." ITEM NO. 5 MEETING DATE 3 19 98 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Larimer County Detention Facility Expansion, Site Plan Advisory Review. #8-98 APPLICANT: Larimer County c/o Mr. Bob Brashears Reilly -Johnson Architecture 1775 Sherman Avenue, Suite 1320 Denver, CO 80203 OWNER: Larimer County c/o Mr. Dave Spencer Facilities Department 212 West Mountain Avenue Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request to expand the existing County Jail by adding a four-story housing intake facility, 144 new cells, new offices, new support areas and new parking lot. The site is 14.44 acres in size located at 2405 Midpoint Drive, 1/4 mile east of Timberline Road and south of Prospect Road. The new construction totals 70,000 square feet. The site is zoned E, Employment. RECOMMENDATION: Denial EXECUTIVE SUMMARY: The request is exempt from requirements of Chapter 29 of the City Code (New 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 expansion, however, does not conform to the City's Comprehensive Plan due to the lack of a public sidewalk along the full length of Midpoint Drive. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT