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Home My WebLink AboutPOUDRE FIRE AUTHORITY STATION #14 - PDP - 14-02 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAef,+cc) Wesr-cl POD Qivt)oAe MAIC:HLINt.... 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FOR DEVELOPMENT EDGE OF EXIsndl IT AT ASPHALT I 4 275 LIMITED MOVEMENT ENTRY � '� RIGHT IN I RIGHT OUT ONLY i III•41 2 sr. 6' WALK ON TIMBERLINE ROAD 124 ' xsF y L �\ 45' X xx sF PUBLICLY ACCESSIBLE I L_____—_`_--___-__� DUp� OUTDOOR SPACE. z1 'I i 8.6-' II 10 Tg'i'e' 1 jl1 I 2ND FILING r Ic Dl { LANDUSE AS DEFINED IN THE FOSSIL CREEK RESEVOIR AREA PLAN. i 21' 3' .so UNINCORPORTATED i I. I LARIMER COUNTY -TVc s;k. rc 4 hf. `` �� by ... .'. h"-�} 3 Uf• q �M f rvT5 `•�T ' R FPO 4q � a ¢ . �,� �;G �i. u�4h F�r�e '°"@ t"s Ai A11� 11 T �3 i I i f t ' w H E y' Ito Architectural Elevations (Exhibit Q fit t� ie Poudre Fire Station No.14 Modification of Standards Fort Collins, Colorado ' I . }p!!g IF � � fitii Compliant Site Plan (Lxhibit B) EATER FRONT YARD HEADLIGHT IMPACT MENT 20' IR ICATION E SE NO ON -SITE VISITOR PARKING ADJACENT TOFRONTDOOR EXIT ON CAKIMICHAEL STREET (POSSIBLE CONFLICTS WITH 914=STREET PARKING) -'WEAKER NEIGHBORHOOD- 7' CENTER PEDESTRIAN , LINK UTILITY EASEMEWT VISITOR AND EdLOYEE PARKING A, 24' ACCESS EASEMENT x� LOTSFOR PROPOSED DAY CARE AND 9 IGHBORHDOD CENTER .. . . . . .. . .. . . . . ... . .. .. . . ............. . . .. LLI I I I 1 I [-I I 1 1 A 00 0 0 ;I I fill, Z Poudre Fire Station No. 14 Modification of Standards Fort Collins, Colorado .1-I 20' 1 0 Proposed Site Plan (Exhibit A) Poudre Fire Station No.14 Modification of Standards Fort Collins, Colorado ONLY SIDE YARD FIRE TRUCK HEADLIGHT IMPACT EXIT ON WESTCHASE ROAD (NO ON -STREET PARKING) VISITOR PARKING ADJACENT TO FRONT DOOR PEDESTRIAN LINK-Ta MAIN. ENTRANCE STRONGER NEIGHBORHOOD CENTER PEDESTRIAN LINK 9' UTILITY EASEMENT i EMPLOYEE PARKING- 24' ACCESS ,ASEMENT LOTS FOR, PROPOSED DAY CAKE AND NEIGHBORHOOD CENTER urban design, inc. 3555 Stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 fax (970) 226-4196 CITY OF FORT COLLINS PLANNING AND ZONING BOARD e@cityscapeud.com REQUEST FOR MODIFICATION ON LOCATION OF STRUCTURE POUDRE FIRE AUTHORITY STATION NO. 14 MAY 2, 2002 The applicant, Poudre Fire Authority, is requesting a Modification of Standards for the building location of Fire Station No. 14 on the site; as per section 3.5.3 B 2 A & B and section 3.8.19 C of the Land Use Code. As per Article 2, Page 47, Section 2.8.2 H, the applicant maintains the proposed location of Station No. 14 is not detrimental to the public good and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. When compared to a plan compliant with the Land Use Code standards, the proposed plan: ■ Creates a stronger relationship to Carmichael Street by facing the residential scaled side of the fire station building to the internal street while turning the oversized garage doors towards Westchase Road. • The proposal plan allows fire apparatus to exit onto Westchase Road while leaving Carmichael Street to better function as a pedestrian link to the proposed day care and the proposed Westchase PUD neighborhood center. • The proposed plan allows for vehicular circulation through the site rather than mandating that all fire apparatus back into the driveway from a local street (Carmichael Street). ■ The proposed plan allows a greater separation between exiting fire apparatus and pedestrians in an emergency situation due to the extended driveway length. • The proposed location will afford a lesser headlight impact on the surrounding neighborhood homes during evening hours. • The turning radii of exiting fire apparatus will not be impacted by the presence of on street parking along this section of Westchase Road. On street parking is allowed along Carmichael Street. Please see the attached plans showing the applicant's proposal and a plan that is compliant with the Land Use Code standards. ityscape Urban Design IC Troy_ Jones -Re: new firestation From: Eric Bracke To: Troy Jones Date: 2/26/02 2:53PM Subject: Re: new firestation The TIS was waived over a year ago. The trip generation of a fire station is exceptionally low. Kind Regards, Eric L. Bracke, P.E. Traffic Engineer City of Fort Collins 970-224-6062 ebracke@fcgov.com >>> Troy Jones 02/26 1:01 PM >>> Joe Carter from Cityscape is working on the new firestation in the Westchase development. He said he spoke to you and you waived the TIS. Can you e-mail me confirmation of this so I can create a paper trail? Thanks. Troy Jones, City Planner Fort Collins Current Planning Department (970)221-6206 MITTEN lilt 11 com IIc PAN Al wig ya i- , , ,I I .74 _ � uli!I:IITIdLIUI(Illlll�.l:�. L;. i I II-! I..L, II��I�J � !�" PLAN SYMBOL LEGEND 4 PROPOSED DECIDUOUS /\ CANOPY TREES RNAMENT OVO ORNAMENTAL TREES PROPOSED EYERGREEN TREES PROPOSED DECIDUOUS SHRUBS PROPOSED EVERGREEN SHRUBS ® SOO AREA ANNUALS/PERFNNAXS WFSTCHASF ROAD Poudre Fire Station No.14 Project Development Plan Fort Collins, Colorado May 2, 2002 NORM 0 10 20' 40' SCnce(�zv S14EETLEGEND p HANDICAPPED PARKING SPACE 4114 RKF RACK r7A® TRASH ENCLOSURE, RECYCLE SIN AND GENERATOR Q FLAG POLE (BY OTHERS) k LLLCTRIC TRANSFORMER I.U. IDENTITY SIGN RAMP HANDICAP ACCESS RAMP EASEMENT — — — — — — — BUILDING ENVELOPE PARCEL BOUNDARY SGN/UONUMENT (BY OTHERS) SICN IIIENT (RY OTHERS) CKTERIOR POLE LIGHTS .� EXTERIOR POLE LIGHTS 4 EXTERIOR BUILDING UWS %North Star design. inc. .ICI w.A 8A H a rnm. cetram IMaw PM1X.A aM6AI{M% Fa PAlK1tM VICINITY MAP 03/20/02 #14-02 PFA Station #14 Type I (LUC) 1"=600' PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 8 because the alternative design reduces the amount of emergency vehicle traffic on adjacent neighborhood streets, and promotes "human scale." RECOMMENDATION: 1. Staff recommends approval of the modification to 3.5.3(B)(2)(a) of the LUC. 2. Staff recommends approval of the PFA Station #14, Project Development Plan, #14-02. PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 7 Focusing emergency vehicular use away from Carmichael street will also improve the streetscape design of the neighborhood center. The two neighborhood center uses (a fire station and a daycare center) are intended to be located in a configuration that allows the streetscape elements along Carmichael Street to be designed in such a way that the neighborhood center reads as a cohesive group of buildings and outdoor spaces. If the building were required to be near the corner of Carmichael Street and Westchase Road, the buildings comprising the neighborhood center (this fire station and the future daycare center south of this site) would be pushed farther apart which would make a successful treatment of human scale more difficult to accomplish. Furthermore, under a compliant design, emergency vehicles entering and exiting would conflict with pedestrian connectivity between much of the neighborhood and the neighborhood center. Staff finds that the granting of the modification request would satisfy the general purpose of the standard better than a plan that satisfies the standard because the alternative design reduces the amount of emergency vehicle traffic on adjacent neighborhood streets, and promotes "human scale." FINDINGS OF FACT/CONCLUSIONS After reviewing the PFA Station #14, Project Development Plan, #14-02, staff makes the following findings of fact and conclusions: 1. The proposed land use of a community facility as part of a neighborhood center is a permitted use in the LMN zone district subject to administrative review. ♦ 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, the LMN — Low Density, Mixed -use Neighborhood zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where the modification is requested. 4. The modification request is subject to Planning and Zoning Board Review. 5. The granting of the modification is not detrimental to the public good. 6. Staff finds that the granting of the modification request would satisfy the general purpose of the standard better than a plan that satisfies the standard PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 6 4. Applicant's Modification Request For illustrative purposes, the applicant has submitted the following diagrams: (i) The proposed site plan (Exhibit A) depicting the applicants proposed modification requests. (2) The compliant site plan (Exhibit B) depicting what the site would look like if it satisfied the code without any modifications. The applicant has proposed that the modification request meets the requirements of LUC 2.8.2 Modification Review Procedures (H) Step 8 (Standards). Please see the attached written justification by the applicant. 5. Analvsis of the Modification Request Staff finds that the granting of the modification request would not be detrimental to the public good because the proposed layout keeps the outgoing emergency vehicles away from the residential streets (trucks exit onto Westchase Road which is a connector street with no lots fronting onto it in this block) whereas a plan satisfying the standards would have fire trucks exiting the site out onto Carmichael Street (a local street with lots fronting onto it directly across from the site). The purpose of the standards requested to be modified can be found in section 3.5.3(A) where it states, "these standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement." Human Scale (pedestrian scale) is defined in Article 5 of the LUC as, "the proportional relationship between the dimensions of a building or building element, street, outdoor space or streetscape element and the average dimensions of the human body, taking into account the perceptions and walking speed of a typical pedestrian. PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 5 no more than 15 feet behind the Westchase Road and Carmichael Street right-of-ways. At least 30 percent of the total length of the building along the street shall be extended to the build -to line area. The code specifies that if a parcel has frontage on multiple streets, the building shall be built to at least two of them at a street corner. The proposed design does satisfy the build -to line standards on two of the streets, but not at a street corner, therefore the applicant is requesting a modification to the LUC section 3.5.3(B)(2)(a) to allow an alternative configuration with regard to the build -to line standards (see items 3,4,and 5 below). d. Master Street Plan • The Master Street Plan identifies Timberline as a 4-lane arterial. This proposal is consistent with that designation. 3. The Modification Process Section 2.8.2(H) of the LUC specifies that in order to approve a modification the Planning and Zoning Board must find that: (1) the granting is not detrimental to the public good, and that (2) the plan as submitted would satisfy one of the following: (a) the general purpose of the standard is satisfied equally well or better than a plan that satisfies the standard, or (b) the proposed project would, without impairing the intents and purposes of the LUC, substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance or resolution, and that the strict application of such a standard would render the project practically infeasible, or (c) strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties or exceptional or undue hardship due to exceptional physical conditions unique to such property. PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 4 • Safety Considerations - The parking and circulation system will accommodate the movement of vehicles, bicycles, pedestrians and transit safely and conveniently throughout the site and to and from surrounding areas. • Curbcuts and Ramps — Adequate curbcuts and ramps have been provided at convenient, safe locations for the physically disabled, for bicyclists and for people pushing strollers or carts. • Bicycle Facilities -Bicycle racks are provided near the front entrance. • Walkways - The onsite pedestrian system provides directness, continuity and safety. • Direct On -site Access to Pedestrian and Bicycle Destinations - Direct connections to the immediately adjacent remainder of the neighborhood center and the regional trail along Trilby Road are provided by the on -street and street sidewalk pedestrian/bicycle network. • Access and Parking Lot Requirements — The vehicular use areas are adequately safe, convenient, and attractive for all modes of transportation that will use the system, including cars, trucks, busses, bicycles, pedestrians, and emergency vehicles. • Parking Lot Layout —The two small lots associated with the fire station present no conflicts between pedestrians, bicycles and automobiles. C. Mixed -Use, Institutional and Commercial Buildings • Orientation to a connecting walkway — The main entrance in on the north side of the building and it has a connecting walkway that connects directly to the street sidewalk along Carmichael Street. This standard is thereby satisfied. • Orientation to build -to lines for streetfront buildings — The lot has frontage on three streets: Timberline Road to the east, Westchase Road to the north, and Charmichael Street to the east. This section of the code establishes a build -to line between 10 and 25 feet behind the Timberline right-of-way, and PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 3 • 100% of the dwellings in the Westchase PUD are located within the specified distance (3,960') from the neighborhood center. b. Nonresidential and Mixed -Use — The proposed fire station satisfies the maximum size, height, roof form, building massing, orientation, and other restrictions for nonresidential buildings within the LMN zone. 2. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: a. Landscaping and Tree Protection • Full Tree Stocking — Formal and informal groupings of trees are provided within 50 feet of the building along all high use and high visibility sides of the building, thereby satisfying this requirement. • Street Trees — Street trees are provided along public street frontages at 30 to 40 foot spacing intervals, thereby satisfying this standard. • Minimum Species Diversity - As required, no more that 33% of the landscaping consists of a single species. The largest single percentage of one species is 20%. • Foundation Plantings - As required, at least 50% of the exposed sections of the exterior building walls of the neighborhood center main building that are in high -visibility areas have 5 feet wide planting strips placed directly along the fagade. • Utilities - Proper separation distances have been provided between street trees and utilities. • Visual Clearance or Site Distance Triangle - all site distance triangles have been kept free from all prohibited structures and landscape elements. b. Access, Circulation and Parking PFA Station #14, Project Development Plan, #14-02 May 2, 2002, P&Z Hearing Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: LMN; Westchase Road, approved residential lots within the Westchase Development, S: LMN; Future site of a day care center (the other use of the neighborhood center, E: LMN; Carmichael Street, approved residential lots within the Westchase Development, W: LMN; Timberline Road, FA-1 Larimer County Zoning; existing rural residential The property was annexed as part of Westchase Annexation No. 2 in November of 2001. 1. Division 4.4 of the Land Use Code, LMN — Low Density, Mixed -use Neighborhood Zone District The proposed use of a "community facility with a neighborhood center" is permitted in the LMN zone district subject to administrative review. a. Neighborhood Centers • A neighborhood center satisfying the location, design & access, and outdoor spaces requirements has been planned as part of the Westchase PUD which was approved in Larimer County subject to the Fossil Creek Reservoir Area Plan and the Intergovernmental Agreement between Fort Collins and Larimer County. • The approved neighborhood center specified that a fire station and a day care center would constitute the two uses satisfying the land use requirements of a neighborhood center. • Site specific development plans for the neighborhood center were not part of the original approval, thus the need for this application. STAFF REPORT PROJECT: PFA Station #14, Project Development Plan, #14-02 APPLICANT: Bob Poncelow Poudre Fire Authority 102 Remington Drive Fort Collins, CO 80524 OWNER: Poudre Fire Authority PROJECT DESCRIPTION: This Project Development Plan is a request to construct a new 7,700 square foot fire station on a 38,659 square foot lot in the Westchase Development at the southeast corner of Timberline Road and Westchase Road. This fire station is one out of two eventual uses for the neighborhood center for the Westchase PUD. Part of the request is to modify section 3.5.3(B)(2)(a) of the Land Use Code where it requires lots with frontage on more than one street to satisfy build - to line requirements to a street corner. The PDP is located within the Low Density Mixed -Use Neighborhood District,;L-M-N. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land use of a community facility as part of a neighborhood center is a permitted use in the LMN zone district subject to administrative review. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, the LMN — Low Density, Mixed -use Neighborhood zone district. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where the modification is requested. The modification request is subject to Planning and Zoning Board Review. The granting of the modification is not detrimental to the public good. Staff finds that the granting of the modification request would satisfy the general purpose of the standard better than a plan that satisfies the standard because the alternative design reduces the amount of emergency vehicle traffic on adjacent neighborhood streets, and promotes "human scale." COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT