HomeMy WebLinkAboutTRAFFIC OPERATIONS FACILITY PDP - 30 91E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. _
MEETING DATE -/ -d,.
STAFF 7'C-0 S' HEPAlD
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Traffic Operations Facility P.D.P., #46-01
APPLICANT: City of Fort Collins
Operations Services Department
117 North Mason Street
Fort Collins, CO 80521
OWNER: City of Fort Collins
PROJECT DESCRIPTION:
This is a request for a one-story, 9,441 square foot office building as Phase One of a
multi -phased development. Phase Two would consist of two buildings, one for a
combined office and sign/paint shop and one for a vehicle storage building. The site is
3.2 acres in size located at the southwest corner of Linden Street and East Vine Drive.
The parcel is zoned I, Industrial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The land uses, office, signs/paint shop and vehicle storage, are permitted in the Industrial
zone district as an Administrative Review. The P.D.P. complies with the Land Use and
Development Standards of the Industrial zone district. The P.D.P. complies with the
applicable General Development Standards.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
.,
The main visible use for this site will be vehicle storage, which is suited to the district in
which it will be located: Industrial.
Policy ID-1.4 Design Character and Image
As the site lies in an industrial district and will be used as such, the buildings will have a
highly practical and vehicle -oriented appearance, though the landscaping will
appropriately preserve the pedestrian value along Linden Street through screening and
maintaining a streetscape pattern.
Principle UGE-1: The City's development will be contained by well-defined
boundaries.
Policy UGE-1.1 Community Growth Management Area Boundary
The site is infilling within the growth management area adjacent to other similar uses
THE GREAT WESTERN SUGAR FACTORY
Fort Collins, Colorado
A Brief History
Prepared for Dick Beardmore by Jim Reidhead
May 1, 1991
Backaround
From 1867, when President Andrew Johnson ordered the Camp
Collins army outpost closed, until the late 1870s, the future of
the town of Fort Collins was in question. A small ranching and
farming community, the town struggled to survive. Three events
helped ensure the town's future:
In 1868 the Larimer County Seat was moved from LaPorte to
Fort Collins.
In 1872 the Colorado State Legislature voted to make Fort
Collins the home of the new state land grant college under
the federal Morrill Act of 1862. However, no money was
appropriated to start the college. Local citizens, prompted
by the fact that other Colorado communities wanted the
college, joined forces: John C. Mathews and others donated
240 acres of land south of town and William F. Watrous a_^.d
John J. Ryan borrowed $3,000 in Denver, using their own
collateral, to start the college. Five students enrolled in
1879.
In 1877 the railroad came to town.
Two early areas of research for the new Colorado
Agricultural College were crop irrigation and sugar_beet_ci
State
Charles Boettcher, having made money in mining in Leadville
(he had a small hardware business on Jefferson Street in Fort
Collins in 1874, but left because he had doubts about whether the
railroad would come to Fort Collins) started a sugar beet
processing plant in Grand Junction in the early 1880m, it
failed, but he and his colleagues (he was in business with a Mr.
Campion ---the little town south of Loveland is named after him)
learned from their experiences and, still believing in the future
of sugar beets, started an enterprise which later became the
Great Western Sugar Co.. Suga; beets were being grown in northern
Colorado at this time, but were being shipped by rail to Grand
Island, Nebraska for processing.
In 1899, in order to stimulate business, the Colorado and
Southern Railroad offered free seed to any farmer who wanted to
grow sugar beets. A few years later, another railroad, the Great
Western Railway, developed to serve the beet industry.
In 1901, the first beet processing plant in Colorado was
opened in Loveland by Great Western and the Fort Collins' beets
were shipped by rail to Loveland for processing.
The community of Fort Collins followed by opening their own
new plant in 1903. Originally a co-operative, the plant was
purchased a few years_ later .by Great Western. It operated for
half a century and contributed much to Fort Collins' economic
growth, cultural development and character. The last sugar beet
campaign (the growing, harvesting, and refining of the beets) was
in 1954. The plant closed April 1, 1955 and most of the
buildings were razed in 1964.
Today Warehouse #3 remains. It was used for the storage of
processed sugar and was large enough to hold 325,000 100# bags of
refined beet sugar.
Other Facts. Snippets, and Conjectures
The sugar industry gave northern Colorado a diversified crop
and "increased farm income 15% to 35V and caused a commensurate
increase in land values ---(one of the early successes of csu).
The Fort Collins sugar plant started out as a co-operative.
The citizens who were involved early on were:
Peter Anderson- early farmer and rancher, owner of hardware
store, vice-president of First National Bank, land around sugar
factory developed to house workers became known as Andersonville.
James B. Arthur- Irish immigrant, successful farmer in
Timnath, Fort Collins civic leader.
R. 0. Tenney- with Gen._ —Grant —at Appomattox, pioneer water
deve�roper, charter member of Larimer County Stockgrowers
Association, in 1894 led campaingn to create national forest in
upper Poudre Canyon.
a. s_ xeat.sM odnes of Milling oospany ldaeted et site at
Ranchway Foods. Water developer ---involved in suits establishing
early water law. He invested $25,000 in sugar factory (a lot of
money then) and was president of Poudre Valley Bank for a number
of years.
J. S. McClelland- founder of Larimer County Express (forerunner
of the Coloradoan) and one of the first fruit growers in northern
Colorado.
Charles Boettcher, founder of the Boettcher fortune, was
disturbed that almost all of the mortar for the Loveland beet
plant was imported from Germany, even though all of the
ingredients for cement were found locally. The quality of local
cement was inconsistent. He purchase a small cement factory
north of LaPorte and started making his own Portland cement. The
company was named Ideal Cement Co. and was the beginning of
Boettcher's Ideal Basic Industries.
The beet industry required many workers, both in the fields
and factory. Most aspects of the early sugar industry were labor
intensive. Many .-German-Russians and Hispanics came to Fort
Collins to work- in'`., --the.' sugar industry. Alta Vista
Andersonville, and Buckingham Place were all beet workers'
communities at one time. .
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: I; Existing Larimer County Vehicle and Equipment Maintenance Facility
S: I; Existing New Belgium Brewery
E: I; Existing Colorado Department of Transportation Maintenance Facility
W: E; Existing Mini -Storage and Catholic Community Services Mission
The site is the easterly portion of the old Great Western Sugar Beet Factory, established
in 1903. This site and its structures are a very important part of our City's economic and
ethnic history. (A brief history is attached.)
The parcel is also Lot 5A of the East Vine Streets Facility P.U.D., originally approved in
1991.
In 1991, the City of Fort Collins purchased the entire 32-acre parcel and an O.D.P. was
approved for a mix of industrial uses. Also in 1991, a Preliminary and Final P.U.D. were
approved on the easterly portion of the site. This project renovated the existing structures
for offices and allowed new construction for shops, vehicle maintenance, locker room
and outside vehicle/equipment storage for the City of Fort Collins Transportation, Traffic
and Streets Departments.
In 1993, the O.D.P. was amended to create the two westerly parcels. In 1999 The
Colorado Department of Transportation gained approval for their truck and heavy
equipment maintenance facility which is now constructed on Lot 4A. Also in 1999, the
Streets Department gained approval for a new sand and salt storage facility which has yet
to be constructed on Lot 4B.
2. Compliance with O.D.P.:
As mentioned, the O.D.P. was initially approved in 1991 and amended in 1993. The
subject parcel is simply designated "future pad site." Therefore, it is difficult to test for
land use compliance with the O.D.P. The parcel size and access, however, do comply
with the O.D.P.
3. Compliance with Industrial Zone District:
A. Land Use
The proposed land uses, office, sign/paint shop and vehicle/equipment storage are
classified as "public facilities" and permitted in the Industrial zone subject to
Administrative Review.
B. Development Standards
(1.) Section 4.23(E)(2)(b) - Orientation
The west -facing elevation of both the office building and signs/paint shop along
Linden Street is attractive and features windows, doorways and projections in the
building line for 100% of its length.
(2.) Section 4.23(E)(2)(c) — Building Character and Color
The building uses both masonry and pre -finished metal panels on the exterior.
Color shades will be light to medium tones. There will be no white, bright or
reflective materials.
(3.) Section 4.23(E)(3)(a)2. — 30-Foot Deep Landscape Yard
There is a minimum of 30 feet of landscaping between the building and Linden
Street.
4. Compliance with General Development Standards:
A. Section 3.2.1— Landscaping and Tree Protection
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs around the north,
west and south sides of both phases of the project. Street trees are provided along
Linden Street.
B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping
The parking lot is internal to the site and screened from Linden by the building.
Along the east perimeter, a continuous row of shrubs and four shade trees are
provided.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands which
exceeds the required minimum for lots with less than 100 spaces.
D. Section 3.2.2(B) — Access Circulation and Parking
Linden Street is an existing collector street. The private access drive on the south
of the parcel is also existing. The parking lot access drive ties directly into the
existing CDOT and City of Fort Collins Streets Facilities. The sidewalk in front of
the proposed building ties directly into the existing sidewalk along Linden.
E. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
For the general office component of both Phase One and Two, there is 12,721
square feet. The maximum number of parking spaces allowed for general office
is three spaces per 1,000 square feet resulting in 38 spaces. For the sign shop,
there will be four employees. The maximum number of spaces for industrial
space is .75 spaces per employee resulting in three spaces.
Therefore, the total maximum allowable spaces is 41. The P.D.P. indicates 40
spaces which is less than the maximum allowed for both uses combined.
F. Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility
The new office building (both phases) will be an attractive new element to the
Streets Facility. The height, scale, roof form, building materials, and building
color achieve a high level of quality that exceeds the level of quality generally
associated with industrial development.
G. Section 3.5.3(B) — Relationship of Buildings to Streets, Walkways and
—Parking
The build -to line standard is 15 feet. This standard is superceded, however, by
the more specific standard in Article Four pertaining to the 30-foot landscape yard
between building and street. Since the individual zone district standards in
Article Four are considered more specific than the general standards in Article
Three, the 30-foot landscape yard prevails over the 15-foot build -to line.
H. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
The office building provides architectural variety in the staggered elevation along
Linden and by the use of mezzanine windows. The curvature at the joining of the
west and south elevations is distinctive. The roof is flat but varied, facades are
articulated, and there are windows on three sides. With a variety of masonry
materials, windows and doors there is a recognizable base, middle and top.
5. Finding of Fact/Conclusion:
In evaluating the request for Traffic Operations Facility P.D.P., Staff makes the following
findings of fact:
A. The land uses, office, signs/paint shop and vehicle storage, are permitted
in the Industrial zone district as an Administrative Review.
B. The P.D.P. complies with the Land Use and Development Standards of the
Industrial zone district.
C. The P.D.P. complies with the applicable General Development Standards.
RECOMMENDATION:
Staff recommends approval of Traffic Operations Facility P.D.P., #46-01.
No Text
November 6, 2001
Ted Shepard
Chief Planner
City of Fort Collins
281 North College Avenue
P.O. Box 580
Fort Collins; CO 80521-0580
RE: Planning Objectives for Traffic Operations Facility, Project Development Plan
(PDP).
Dear Ted Shepard,
The Traffic Operations Facility site is 3.2 acres in size. The project is to be built in two
phases: the first phase completing the office building, and the second phase completing
the signs and paint building as well as the covered vehicle storage. The Traffic
Operations Facility site will be located at the southeast corner of East Vine Drive and
Linden Street, north of the New Belgium. Brewery. The Catholic Charities Northern
Mission and a mini storage facility lie to the west of the Traffic Operations Facility. A C-
Dot site is to the east, along an access drive which runs along the southern edge of the
property. There is a security gate on the access drive as it enters the C-Dot property.
Between the Traffic Operations property and Vine Drive runs the Burlington Northern
Railroad.
The Traffic Operations Facility site is zoned 1, Industrial. The Traffic Operations
Department is proposing a 9,000 square foot office building, with a parking area for
phase one. Phase 2 consists of two buildings totaling 11,000 square feet, one for signs
and paint equipment and another for vehicle storage in the north part of the site. Also
included within the site is an outdoor parking area for City -owned vehicles which will be
secured by a fence with Opticon technology for fire access.
The site entrance is off of —an--access-drive that-runs-along-the_southem edge of the site.
There are two entry access points from the access drive into the parking area. A sidewalk
will run along the west edge of the site parallel to Linden Street with three connections:
the northernmost one connects to the west side of the office building where it meets the
signs and paint building, the middle one connects directly into the middle of the office
building, and the southernmost sidewalk connects to the main entrance of the office
buildings on the south and the parking area. There are other sidewalk connections to the
parking areas to the east of the buildings. A patio area and bike parking are located on
the east side as well.
The landscaping for the Traffic Operation Facility will serve to enhance the office area
and the existing streetscape while also screening the parking areas from the streets.
Deciduous trees, evergreens trees, and ornamental trees, as well as foundation plantings
shall be utilized to add visual interest year. round. Species will be clustered for compact
and uniform stands of plant material. Plant selection shall compliment the surrounding
landscaping.
City Plan Principles and Policies achieved by the proposed plan include:
Principle LU-1: Growth within the city will promote a compact development
pattern within a well-defined boundary.
Policy LU-1.1 Compact Urban Form
The project is located in close proximity downtown Fort Collins providing convenience
especially to those who work there.
Principle LU-2: The city will maintain and enhance its character and sense of place
as defined by its neighborhoods, districts, corridors and edges.
Policy LU-2.1 City -Wide Structure
The site lies approximately 1000 feet from the Cache la Poudre River and in an area
among several other areas zoned Industrial.
Principle T-1: The physical organization of the city will be supported by a
framework, of transportation alternatives that maximizes access and mobility
throughout the city, while reducing dependence upon the private automobile.
Policy T-1.5 Targeted Areas
The project site lies along Route 8 of the Transfort transit system on Linden Street.
Principle T4: Bicycling will serve as a viable alternative to automobile use for all
trip purposes.
Bike racks are included on the site and will at least be used by Eric Bracke.
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-5.2 Connections
The project provides a sidewalk connection along Linden Street with access to the office
building on site.
Principle CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces,
parks, and gateway landscapes should be designed to be .functional, accessible,
attractive, safe and comfortable.
Policy CAD-2.3 Entryways
The main entrance of the Traffic Operations office building will have enhanced
landscaping, as will a patio at one of the east entrances.
Principle CAD-6: Artistic enrichment and cultural opportunity are vital to
community values, quality of life, and economic and social wellness. The City will
promote, encourage and stimulate the growth of cultural development and
participation.
Policy CAD-6.3 Acquisitions
The site will feature a display of public art near the main entrance of the office building
off the southwest corner.
Principle ECON-1: The City will pursue a balanced and sustainable economic
development program.
Policy ECON-1.2 Economic Development Policy
In building this facility the city is planning for the provision of street traffic services for a
growing Fort Collins.
Principle ENV-3: Drinking water provided by the City's Water Utility will meet or
exceed customer expectations for quality, quantity, and reliability. Water
conservation will be strongly encouraged.
ENV-3.3 Water Demand Management Policy
The landscape plan for the project will utilize the following xeriscape principles:
Plant material with low to moderate water requirements
Limited turf areas
Effective use of soil amendments
An efficient irrigation system
Appropriate maintenance
Principle ID-1: Industrial Districts will provide places for a wide range of industrial
and commercial uses that do not need or are not suited to high public visibility.
Policy ID-1.1 Land Uses