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Home My WebLink AboutEAST VINE STREETS FACILITY PUD PHASE 1 FINAL - 30 91B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 12 MEETING DATE 4/ 2 6A 3 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: East Vine Streets Facility Amended Preliminary and Final P.U.D., #30-91B APPLICANT: City of Fort Collins Streets Department c/o Vaught - Frye Architects 1113 Stoney Hill Drive Fort Collins, CO 80525 OWNER: City of Fort Collins Street Department 700 Wood Street Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request for an Amended Preliminary and Final P.U.D. to convert the existing structures at 725 East Vine Drive into administrative offices, indoor and outdoor storage, and utility yard for the City of Fort Collins Streets Department. Lot 4 is designated as an outside storage yard and sales office. The site is located on the south side of East Vine Drive, between Lemay Avenue and Linden Street. The site is zoned I-P, Industrial Park. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Amended Preliminary and Final P.U.D. is in substantial conformance with the Preliminary P.U.D. approved in July of 1991. The P.U.D. continues to satisfy the All Development Criteria of the L.D.G.S. The P.U.D. preserves historic structures and is found to be compatible with the surrounding neighborhoods. Traffic mitigation measures have been identified and will be implemented with this P.U.D. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Port Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT PRCPC5ED ALIGNHENT� IG - GENERAL INDUSTRIAL F W cr W C LINDEN TECW Z CENTER J Lmoev cev.em �e2 \\ - GOWN GARAGE 51TE EAST VINE DRIVE C15 RAILRCAD ibbne exb*ro rA�oc,eccem ro eE Jacer[p exlenxa '�euzs mPunLr �¢ P6JING ncceeE�o e[ rwc.cam.r.�"m0ir.' w% ml In LOT 5 LOT 4 RRU1E PLO 81TE Iw ".5. rum STMAOSr SAUS oPPm[ - �w oreLa•svr nercaeo ox +.iO Lm� FUTUR:•�T OPERATIOW LOT B b 56 .:_ my yGy 9y LOT 3 WY OF ID3 AC. � I a _ •J0iM�6i2 .aw 3m' axur�Lr access wom eL y, o� _ _ ��,_ - - — _ - cos.• - ie.e�ee. .b �aa emmmrr veebve w�.M <eca. eLPa. mamnre 1. rYl GENERAL NOTES LAND USE BREAKDOWN EAST VINE M N STREETS mre L"" yore s.. [ e --- = FACILITY P.U.D. PHASE 1 FINAL e FORT COLLINS COLORADO EAST ELEVATION SOUTH ELEVATION ��`� NORTH ELEVATION WEST ELEVATION m>e VA�"'JT NRDIq ,.e.. BPVTpN9 EAST VINE STREETS FACILITY P.U.D. PHASE 1 FINAL FORT COLLINS COLORADO .,4 o 6 1 ----------------------- ----------11-------------T I I I I .. ooms ucnau� P.. ur+E II II I 1 IA I , L I o Coes UMON ar,nswo UU c / PHASE i ®�^--- r-rrrr�r-rrr crrr��-rrrr'r'r-'j'/ -- -- B.pMTIIBT '® 'i PLANT NOTES 1 EAST VINE STREETS FACILITY FINAL PLAN �n 'WATERMAN FACILITY' — LOT 3 i I — I >'I I I s 1t _ y I � w I � • WRTER OU/.LRV VJNO I W.iER OU&. .N PHASE 1 I Jl a a'� J • 1� %') 4 OHO✓. ey ��O a� �y�C� I • • i �s LANDSCAPING AT BUILDING ENTRY EAST VINE STREETS FACILITY FINAL LANDSCAPE PUN J w N PLANNING OBJECTIVES It is the intent of the City of Fort Collins to purchase the Old Sugar Beet Site located on East Vine Drive for the new location of the Streets Department operations. This project is planned to be implemented over a period of 5 to 10 years and will be done in phases as funding permits. The site is located in the IP zone (Industrial Park) which allows this type of development as a permitted use, however the City wishes to develop the project as a P.U.D. in order to have public review by the surrounding neighborhoods. it is the City's intent to be very sensitive to the neighborhood and to be good neighbors in the event that the project moves forward. The City has 3 basic goals they wish to achieve with this project. 1. Design a functional facility for the Streets Department while preserving the 'historical architectural features' of the exising old Sugar Beet Plant Buildings. 2. Develop aesthetic design solutions that are sensitive to the surrounding neighborhoods. 3. Develop a project the City can be proud of. It has been determined that the Old Great Western Sugar Beet Plant has no National or State Historical designation, however the City wishes to preserve the two brick warehouses that exist and may pursue some Local designation in the future. The original plant closed in 1955 and most of the buildings were razed in 1964. The two remaining brick structures are sound and will be incorporated into the design solution thereby preserving some of the past that is part of the heritage of the surrounding neighborhoods. Access to the site has been carefully considered and the proposal is to separate truck and equipment access to the Linden Street entrance and employee and visitor access to the Ninth Street entrance. With this approach, no widening improvements are anticipated for Ninth Street, however the City is planning to install a signal at the intersection of Ninth and East Vine which will improve traffic flow significantly. The City will follow the 'xeriscape' concept of landscaping for this site similar to other sites the City has completed with emphasis on landscaping around the buildings and creating buffers along the railroad tracks to the north. Additionally the access drive from Ninth Street will be landscaped and the stormwater area seeded in a native grass. The City Streets Department currently has 35 full-time and 25 part-time employees. This facility is being designed to accommodate their 2010 projection of 83 total employees by providing 66 parking spaces and 27 future spaces. In summary the positive benefits of the City developing this site for the Streets Facility Department are: 1. Restoring architecturally significant buildings that are part of our history. 2. Removing unsightly buildings, overhead power lines, fuel tanks, sawdust pile and trash. 3. Separating truck access from employee and public access. 4. Organizing the site to present the more significant buildings and landscaping toward the neighborhood. 5. Locating maintenance and storage facilities on the west side of the site using buildings and landscaping to screen these activities. 6. Providing a City facility that can. be an asset to the neighborhood and community at large. East Vine Streets Facility Amended Preliminary and Final, #30-91B April 26, 1993 P & Z Meeting Page 2 COMMENTS 1. Background• The surrounding zoning and land uses are as follows: N: I-P; Larimer County Garage and Manufacturing T; Vacant R-L; Single Family (Alta Vista) B-P; Vacant S: I-P; Vacant E: R-L; Single Family (Andersonville) W: I-G; The Mission (shelter) and Linden Tech Center In July of 1991, the City of Fort Collins Streets Department obtained approval for an Overall Development Plan on the entire 32.45 acre site. A Preliminary P.U.D. was also approved for 12.7 acres for administrative offices, outside and inside material storage, heavy equipment parking, enclosed vehicle storage and indoor shop. The intent is move the offices and utility yard operations from 700 Wood Street to East Vine Drive. 2. Description of Parcels: As an Amended Preliminary and Final P.U.D., the request differs slightly from the approved Preliminary of 1991. The following table represents the new parcelization of the 32.45 acres and describes the status of each parcel. PARCEL ACRES USE STATUS Lot 1 10.44 Offices, Utility Yard Final P.U.D. Lot 2 3.73 Material Storage Final P.U.D. Lot 3 1.03 Water -Man Facility Final P.U.D. Lot 4 6.56 Yard Storage/Sales Office (Future Asphalt Operation) Final P.U.D. Tract A 8.48 Stormwater Detention Final P.U.D. Lot 5 2.21 Future Pad Site Prelim. P.U.D. Total 32.45 East Vine Streets Facility Amended Preliminary and Final, #30-91B April 26, 1993 P & Z Meeting Page 3 It should be noted that Lot 2 will be used for indoor and outdoor storage of materials for the short term needs of the Streets Department. Long term plans call for this area to be redeveloped for future building expansions as conditions warrant. If and when these expansion plans are necessary, Lot 2 will be submitted for an Amended Final P.U.D. It should also be noted that Lot 4 will be used to house the inventory of the former occupant of the main building on Lot 1, A.D.S. Plastic Pipe. Whereas A.D.S. Plastic Pipe formerly manufactured plastic pipe in the main building, it will now store product on Lot 4 as a wholesale distribution yard with a small sales office. It is anticipated that this wholesale function will terminate in the near future at which time the Streets Department will set up the outside crushing and storage of recycled asphalt. Lot 5 is reserved as a future pad site and remains in a Preliminary P.U.D. status. While there are no anticipated uses at this time, one consideration is to keep the options open for other City departments or a future fire station. The lack of development on this pad will make it easier for the City to re -align the East Vine/Redwood/Linden intersection. 3. Land Use• At the time of Preliminary P.U.D. for the entire 32.45 acres (July, 1991), the project received a variance from the Planning and Zoning Board allowing the proposed uses with a score of only 46% on the Industrial Uses Point Chart of the L.D.G.S. The basis for the variance was the finding of an exceptional and practical difficulty in obtaining access from an arterial street (East Vine Drive) due to the railroad tracks. Staff finds that the Amended Preliminary P.U.D. (Lot 5) and Final P.U.D. (Lots 1,2,3,4 and Tract A) are in substantial conformance with the approved Preliminary P.U.D. granted in 1991. Staff, therefore, finds that proposed land uses are supported by the L.D.G.S. and are appropriate at this location. 4. Neighborhood Compatibility: At the time of Preliminary P.U.D., three neighborhood meetings had been held. In conjunction with the Amended Preliminary and Final P.U.D., a fourth neighborhood meeting was held on March 22, 1993. Neighborhood residents and adjacent property owners continue to support this project. City ownership is perceived as providing 0 East Vine Streets Facility Amended Preliminary and Final, #30-91B April 26, 1993 P & Z Meeting Page 4 long term stability and offers advantages of local control versus out-of-town landlords with a variety of short term tenants. The neighborhood supports the historic preservation of the structures as the history of the Sugar Beet Factory is linked to the history of the neighborhoods. Finally, the basketball court and picnic area on Tract A will be available for use by the neighbors. Staff finds that the P.U.D. is compatible with the surrounding area. 5. Design: The only significant design change from the Preliminary is the addition of the "Water -Man" Yard on Lot 3. This 1.03 acre site replaces the present operation at the Old Trolley Barn at the corner of Howes and Cherry Street. This operation is considered in keeping with the character of the P.U.D. and has no impact on the surrounding properties. 6. Transportation: The traffic impact analysis concludes that a traffic signal is warranted at the Vine Drive/Ninth Street intersection. (Lemay Avenue is referred to as Ninth Street in the Andersonville and Alta Vista neighborhoods.) Presently, the intersection is controlled by a stop sign and is impacted by the railroad embankment and train crossings. Recommended improvements also include adding pavement width so cars may back out of the driveways on Ninth even when a train is blocking the intersection. Long term plans call for Lemay Avenue to be re-routed to the east of Andersonville with an overpass over the railroad yard. Ninth Street would then return to the status of a local street. Employees and visitors will be directed to use the Ninth Street access to the facility. Trucks and heavy equipment for both the A.D.S. Plastic Pipe Company and the Streets Department will be limited to using the Linden Street access. In an agreement with the neighborhoods, the Streets Department reserves the right to allow equipment to use the Ninth Street access during times of emergencies or snowstorms. In conclusion, the traffic generated by the Amended Preliminary and Final P.U.D. can be accommodated by the surrounding street system. The project is compatible with the planned improvements to the East Vine/Linden/Redwood intersection and the ultimate re-routing of Lemay Avenue around Andersonville and over Vine Street. East Vine Streets Facility Amended Preliminary and Final, #30-91B April 26, 1993 P & Z Meeting Page 5 RECOMMENDATION: Staff finds that the request for Amended Preliminary and Final P.U.D. for East Vine Streets Facility is in substantial conformance with the Preliminary P.U.D. approved in July of 1991. The P.U.D. continues to satisfy the requirements of the All Development Criteria of the L.D.G.S. The P.U.D. preserves historic structures and is compatible with the surrounding neighborhoods. Staff, therefore, recommends approval of the East Vine Streets Facility, Amended Preliminary and Final P.U.D., #30-91B, subject to the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (June 28, 1993) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of East Vine Streets Facility Amended Preliminary and Final, #30-91B April 26, 1993 P & Z Meeting Page 6 time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decisionve of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. 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