HomeMy WebLinkAboutPOUDRE FIRE AUTHORITY STATION #14 - PDP - 14-02 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAef,+cc) Wesr-cl POD Qivt)oAe
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Modification of Standards
Fort Collins, Colorado
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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
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Poudre Fire Station No.14
Project Development Plan
Fort Collins, Colorado
May 2, 2002
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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