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HomeMy WebLinkAboutFORT COLLINS POLICE FACILITY PDP - TYPE II - 29-05 - DECISION - MINUTES/NOTES/7- Y �} p/� r N � s � ,c A ri ✓� �'I �•e ice/ G Q cT 3 f, �a o llakka—&—HLL tZI6 w._AIN�Sr C_G/�N_oloia,C'D�,8'_oScS'o_ ��_ G�T/ A•eyt . Co 17i�_V_iS FC. PS-- 3U o ��`j-c I��e , �C . <3 oSL2 IRiU �I City of Fort Collins-Type•l Administrative Hearing • Findings, Conclusions, and Decision City of Fort Collins Police Services Facility, PDP #29-05 Page 6 of 5 The proposed building will not substantially alter the opportunity for or the quality of desirable views. A shadow analysis shows that all shadows at 9:00 a.m. and 3:00 p.m. on December 21 will be contained on the property. There are no issues of privacy associated with the height of the buildings. And, since the surrounding land is vacant, and the land to the north, in closest proximity to the three-story portion of the building, is zoned E — Employment, the building is or will be compatible with the scale of the neighborhood. SUMMARY OF CONCLUSIONS A. The proposed use, public facility, is permitted in the M-M-N — Medium Density Mixed -Use Neighborhood district subject to Administrative Review. B. The P.D.P. complies with the applicable land use and development standards of the M-M-N zone district, subject to allowed exceptions and variation. C. The P.D.P. complies with the applicable General Development Standards in Article 3. DECISION The Hearing Officer APPROVES P.D.P. #29-05 for the City of Fort Collins Police Services facility subject to the following condition: 1. At the time of submittal for Final Compliance, that portion of the east -facing wall along Timberline Road shall be upgraded with additional architectural features to increase the articulation in order to soften the impact of the length of wall and promote a more pedestrian -friendly environment and attractive urban streetscape. Dated this 11th day of October, 2005. Claire B. Levy Hearing Officer City of Fort Collins-Typ*Administrative Hearing Findings, Conclusions, and Decision City of Fort Collins Police Services Facility, PDP #29-05 Page 6 of 6 The proposed building will not substantially alter the opportunity for or the quality of desirable views. A shadow analysis shows that all shadows at 9:00 a.m. and 3:00 p.m. on December 21 will be contained on the property. There are no issues of privacy associated with the height of the buildings. And, since the surrounding land is vacant, and the land to the north, in closest proximity to the three-story portion of the building, is zoned E — Employment, the building is or will be compatible with the scale of the neighborhood. SUMMARY OF CONCLUSIONS A. The proposed use, public facility, is permitted in the M-M-N — Medium Density Mixed -Use Neighborhood district subject to Administrative Review. B. The P.D.P. complies with the applicable land use and development standards of the M-M-N zone district, subject to allowed exceptions and variation. C. The P.D.P. complies with the applicable General Development Standards in Article 3. DECISION The Hearing Officer APPROVES P.D.P. #29-05 for the City of Fort Collins Police Services facility subject to the following condition: 1. At the time of submittal for Final Compliance, that portion of the east -facing wall along Timberline Road shall be upgraded with additional architectural features to increase the articulation in order to soften the impact of the length of wall and promote a more pedestrian -friendly environment and attractive urban streetscape. Dated this 11th day of October, 2005. Claire B. Levy Hearing Officer City of Fort Coll ins-TypepAdministrative Hearing • Findings, Conclusions, and Decision City of Fort Collins Police Services Facility, PDP #29-05 Page 5 of 6 faces of this block. Therefore, the Hearing Officer finds the parking proposal (1) does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity; (2) minimizes the visual and aesthetic impact along the public street by placing the largest parking lot to the rear of the building; (3) minimizes the visual and aesthetic impact of the additional parking on the surrounding neighborhood; (4) creates no physical impact on any facilities serving alternative modes of transportation; (5) creates no detrimental impact on natural areas or features; (6) maintains handicap parking ratios; (7) conforms with the established street patterns; and (8) results in a ratio that does not exceed one space per employee. b. Section 3.5.1(B) requires the architecture of new development in areas where the existing architectural character is not definitively established to set an enhanced standard of quality for future projects in the area. A portion of the east elevation does not include windows or other architectural elements. The east elevation fronts on Timberline Road, which will become a major north -south route in this area with multi - modal transportation opportunities. Therefore, it is particularly important that this building provide an attractive frontage on Timberline. The east elevation of the building connects to a wall that is seventeen (17) feet above grade, which extends south to the detention pond. The wall implicates the requirement of Section 3.8.11 that if walls are used along arterial streets they should be made visually interesting by integrating architectural elements, incorporating articulation or openings into the design, varying the alignment or setback, or softening the appearance with plantings or similar techniques. To meet the standards in Section 3.5.1(B) and Section 3.8.11, the east elevation and wall require additional features to soften their appearance and make them more visually interesting. This requirement is set forth as a condition of approval. C. Special Height Review. The building is proposed to be 56 feet in height. Therefore, it is subject to special height review under the standards in Section 3.5.1(G)(a). City of Fort Coll ins-Typewdm inistrative Hearing • Findings, Conclusions, and Decision City of Fort Collins Police Services Facility, PDP #29-05 Page 4 of 6 these streets, which would have created offset intersections along Timberline Road or a curve on the future north -south street. (3) Compliance with the requirement that fifty (50) percent of the block faces of. the total block consist of building frontage, plazas or other functional open space is not feasible due to the topography of the site. The project provides 710 feet of building frontage or functional open space and plazas where 1,133.5 feet would be required. The south face of the block consists of a stormwater detention pond, which is not functional open space. The detention pond it will be landscaped with shade trees, ornamental trees, dryland grasses and a riparian seed mix. The detention pond is in that location because that is the natural low point of the property. Therefore, the topography of the site prevents compliance with the minimum block frontages requirement. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The proposal complies with all of the applicable General Development Standards in Article 3 with the exception of two. a. The maximum allowed number of parking spaces for this facility based on Section 3.2.2(K)(2) is 288 spaces. The Applicant has proposed a total of 318 spaces, consisting of 97 public spaces and 221 secured spaces. Section 3.2.2(K)(4) allows flexibility to exceed the maximum number of allowed spaces to ensure there is adequate but not excessive parking. The Hearing Officer finds, based on the criteria in Section 3.2.2(K)(4) that the proposed parking is adequate but not excessive. The number of parking spaces available to the general public is designed to accommodate visitors to the Police Services facility as well as users of the community meeting room. The proposed 97 spaces is not excessive for these anticipated uses. The number of secured spaces is designed to accommodate the number of employees on the largest shift in the year 2020. It is also designed to hold vehicles held as evidence and specialty vehicles used by various police teams. Because there is overlap in shifts, the proposed 221 spaces is adequate but not excessive. Parking is divided between two lots, which are separated by the building. Both of the parking lots are well screened and integrated into the site and do not interfere with pedestrian uses along each of block City of Fort Collins-TypeoAdministrative Hearing • Findings, Conclusions, and Decision City of Fort Collins Police Services Facility, PDP #29-05 Page 3 of 6 potential residential development by limiting the amount of light and noise that will leave the property, and by including a small pocket park and ample landscaping on the west side. By planning the public entrance on the north side of the parcel with a public plaza, community meeting room, and landscaped parking lot perimeter, the proposal will also be compatible with future development in the Employment District. Therefore, the Hearing Officer finds that the proposal is compatible with potential development in the surrounding neighborhood. 2. Compliance with Article 4 and the M-M-N Medium Density Mixed -Use Neighborhood District Standards. a. The proposed land use is permitted in the M-M-N zone district subject to Type One Administrative Review. b. The Police Services facility is considered a secondary use in the M-M- N district under Section 4.5(D)(4). Because the site is less than ten acres, this section requires the development plan to demonstrate how it contributes to the overall mix of land uses in the surrounding area. An overall mix of land uses in the surrounding area will be achieved by developing the mix of land uses anticipated for the Spring Creek Farms North O.D.P., which includes Employment, Medium Density Mixed -Use and Low Density Mixed -Use. In addition, retail and residential uses are currently under development southeast of this site. C. Section 4.5(E)(1) requires development to be developed as a series of complete blocks, limited to a maximum size of seven (7) acres, with forty (40) percent of each block side or fifty (50) percent of the block faces of the total block consisting of either building frontage, plazas or other functional open space. Building height is limited to a maximum of three stories. The Hearing Officer finds that the development complies with these requirements based on the findings below. (1). The proposed facility will be located on a complete block formed by four public streets, three of which will be extensions of existing streets. (2) The block size is 7.36 acres, which slightly exceeds the maximum allowed seven acre block. Section 4.5(E)(1) allows the maximum size to be exceeded if the decision maker determines that compliance is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature. The Hearing Officer finds that the 7.36-acre block results from existing development patterns in that it is formed by the extension of existing streets. Complying with the maximum block size would have required shifting the alignment of City of Fort Collins -Type Administrative Hearing • Findings, Conclusions, and Decision City of Fort Collins Police Services Facility;' PDP #29-05 Page 2 of 6 SUMMARY OF HEARING OFFICER DECISION: Approved with Conditions ZONING DISTRICT: M-M-N: Medium Density Mixed -Use Neighborhood STAFF RECOMMENDATION: Approval with Conditions NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 6:15 p.m. on October 3, 2005 in the Planning Department Conference Room, 281 North College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; and (3) public testimony provided during the hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. FACTS AND FINDINGS 1. Compatibility with Surrounding Uses: The following zoning and land uses surround the proposed development: N: E — Employment District; Vacant S: M-M-N — Medium Density Mixed Use Neighborhood; Vacant E: L-M-N — Low Density Mixed Use Neighborhood; Vacant W: L-M-N — Low Density Mixed Use Neighborhood; Vacant The facility is proposed for an area that is in the process of developing under the Spring Creek Farms North O.D.P. There are residential neighborhoods to the west, separated by a parcel of land zoned L-M-N and a railroad right-of-way. The facility has been designed so as not to have negative offsite impacts on Comm4ty Planning and Environmentaarvices �> Current Planning V City of Fort Collins CITY OF' FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: October 3, 2005 City of Fort Collins Police Services Facility P.D. P. #29-05 City of Fort Collins c/o Vignette Studios 144 North Mason Street Fort Collins, CO 80524 City of Fort Collins Claire Levy, Esq. Claire B. Levy, LLC 3172 Redstone Road Boulder, CO 80305 PROJECT DESCRIPTION: The City of Fort Collins Police Department proposed a new Police Services building on 7.5 acres of the Spring Creek Farms North Overall Development Plan. The facility is to be located at the southwest corner of Timberline Road and Nancy Gray Drive (extended), north of Drake Road. The building is proposed to be three -stories in height with a total square footage of 96,000 square feet. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020