HomeMy WebLinkAboutCITY OF FORT COLLINS POLICE SERVICES FACILITY - PDP - 29-05 - REPORTS - RECOMMENDATION/REPORTCity of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
Page 13
F. The Exception to the General Office Parking Standard request for
Section 3.2.2(K)(4) has been evaluated by Staff as a comparable
method by which to allow 30 extra spaces and still comply with the
standard that there not be excessive parking.
RECOMMENDATION:
Staff recommends approval of the two Requests for Modification of Standard to
Section 4.5(E)(1)(b) and (c), and approval City of Fort Collins Police Services,
P.D.P., #29-05.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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A. The land use, public facility, is permitted in the M-M-N, Medium
Density Mixed -Use zone, 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 with two
exceptions.
C. Requests for Modification of Standard has been submitted for
Section 4.5(E)(1)(b) — Block Size and Section 4.5(E)(1)(c) —
Minimum Building Frontage.
D. Staff recommends approval of the two Requests for Modification.
In fulfillment of the requirement of Section 2.8.2(H)(4) —
Modification of Standards — the specific reasons for this
recommendation are as follows:
• The granting of the two modifications would not be
detrimental to the public good.
• With regard to Block Size, the P.D.P., as submitted, will
promote the general purpose of the standard for which the
modifications are requested equally well or better than would
a plan which complies with Section 4.5(E)(1)(b).
• With regard to Block Size, Staff finds that the deviation of .36
acre out of Spring Creek Farms North subdivision of 51.05
acres represents a divergence that is nominal and
inconsequential when considered from the perspective of the
entire development plan.
• With regard to Minimum Building Frontage, that by reason of
topography that is unique to the property, it is impractical to
provide building frontage, plazas, or other functional open
space along the south block face. Thus Staff recommends
approval of the Modification to Section 4.5(E)(1)(c) based on
Section 2.8.2(H)(3).
E. The P.D.P. complies with the applicable General Development
Standards.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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M. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
As mentioned, the building is contemporary but uses high quality exterior
materials. The building features a recognizable base, middle and top. All
exterior facades, with the exception noted above along the first floor of the
east elevation, are articulated. The entrance is clearly defined.
N. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part 11 of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual. The Transportation Impact
Study indicates that level of service at the Timberline and Drake
intersection will operate acceptably. The intersection of Timberline and
Prospect, however, will operate unacceptably. A capital improvement
project, with assistance from a recently -formed special improvement
district, is underway that will improve this intersection.
In the short term (2007), a traffic signal will be warranted at the
Timberline/Nancy Gray intersection. Building occupancy is expected in
June of 2007.
5. Neighborhood Compatibility:
A neighborhood meeting was held on May 26, 2005. A summary of this meeting
is attached. The primary issues of concern were traffic, improvements to
Timberline Road, lighting, landscaping and security with respect to handling of
those being detained by police officers.
These issues were addressed by the City of Fort Collins Police Services and the
consulting team. In general, there was satisfaction that the neighborhood
compatibility issues were resolved.
6. Findings of Fact:
In evaluating the request for the City of Fort Collins Police Services Facility, Staff
makes the following findings of fact:
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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of approximately 300 feet. Staff is concerned that without significant
mitigation, the proximity to the sidewalk and appearance along a heavily
traveled major arterial that additional architectural creates the impression
of a barrier. Additional animating features are needed to soften its
appearance.
In addition, Section 3.8.11 — Fences and Walls — requires that if used
along an arterial street, walls shall be made visually interesting by
integrating architectural elements such as brick or stone columns,
incorporating articulation or openings into the design, varying the
alignment or setback, softening the appearance with plantings or similar
techniques.
Therefore, Staff recommends the following condition of Final Compliance:
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 and promote a more pedestrian -friendly
environment and attractive urban streetscape.
K. Section 3.5.1(G)(1) — Special Height Review
The building is 56 feet in height to the top of the mechanical screen. The
Shadow Analysis indicates that all shadows, as defined by the condition of
9:00 a.m. and 3:00 p.m. on December 21s', are contained within the
boundary of the site. There are no issues associated with views, privacy
or neighborhood scale.
L. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways
and Parking
There is a direct connecting walkway linking the main entrance to the
public sidewalks on both Timberline Road and Nancy Gray Avenue.
This is the build -to line standard that requires the building to be setback
from Timberline Road between 10 and 25 feet. The first floor of the
building is setback from the right-of-way line along Timberline Road by 25
feet.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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6. Maintains handicap parking ratios.
Section 3.2.4(D) — Site Lighting — Design Standards
The Lighting Plan is designed to provide uniform illumination at levels that
are appropriate for the amount of outdoor activity and security. Further,
the Lighting Plan calls for sharp cut-off luminaries so that there is no
illumination trespass over the property line.
J. Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility —
Architectural Character
The building is located in an area where the existing architectural is not
definitively established. Therefore, the building is required to set an
enhanced standard of quality. According to the Land Use Code:
"Compatibility shall be achieved through techniques such as the repetition
of roof lines, the use of similar proportions in building mass and outdoor
spaces, similar relationships to the street, similar window and door
patterns, and/or the use of building materials that have color shades and
textures similar to those existing in the immediate area of the proposed
infill development."
The rectangular three-story building is characterized by single, large,
sloping, metal roof that includes a substantial decorative overhang. This
roof has been described as "soaring", and the clean and simple lines of
the building, creates a contemporary modern theme.
The first floor of the building features the main plaza and entrance as well
as a solid wall. The second and third stories are stepped back.
The predominant field material is a combination of sandstone and split -
face concrete block. The long exposure to the south, and the impact of
excessive solar gain, is mitigated by glazing with a thermal barrier.
Staff is concerned about that portion of the first floor east elevation that
faces Timberline Road. Since the vacant parcel to the north is zoned
Employment, and will likely become a highly visible office building, the
issue of architectural compatibility is important. In order to set the stage
for an enhanced standard of quality, and to create an attractive, human -
scaled streetscape, the area along the east elevation that does not feature
any windows should be upgraded to include additional articulation. The
height of the east -facing wall is 17 feet above grade and runs for a length
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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public parking lot, the number of spaces (97) is designed to accommodate
the normal visitor load as well as full attendance in the community
meeting/training room. This room is anticipated to contain between 65
and 75 seats. Between visitors and attendees in the meeting/training
room, the number of 97 spaces is not considered excessive.
For the secured parking lot, the number of spaces (221) is designed to
accommodate the number of employees, including patrol officers, on the
largest shift. Based on 2005 data, there are 163 sworn officers and 97
civilians for a total of 260 employees. Based on a future needs study, by
2020, there would be 256 sworn officers and 143 civilians for a total of 399
employees.
The lot will also include storage of vehicles of the Special Weapons and
Tactics team, the bomb trailer and other specialty vehicles. In addition,
vehicles being processed will be investigated in the lot but not impounded
on a long term basis.
The 221 parking spaces in the secured lot do not appear excessive.
Based on shift overlap and future increase in the number of employees,
the lot is being designed appropriately. Staff is sensitive to the issue of
neighborhood compatibility which would be impacted if parking were to
spill over onto the abutting public streets.
In evaluating the Exception to the General Office Parking Standard, Staff
finds that 30 extra parking spaces:
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 parking lots to the rear or along the side of
buildings, to the maximum extent feasible;
3. Minimizes the visual and aesthetic impact 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;
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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D. Section 3.2.1(F) — Tree Protection and Replacement
There are several existing significant trees that will be removed. These
trees have been inspected by the City Forester and 12 mitigation trees
have been provided. The mitigation trees will be a combination of
deciduous at no less than three inches in caliper and evergreen at no less
than eight feet in height.
E. Section 3.2.2(8 - E) — Access Circulation and Parking .
As mentioned, the parking and circulation system is intentionally designed
to separate customer (convenient) and employee (secured) demands. For
the public parking, there will be two access points onto Nancy Gray
Avenue. Bicycle and pedestrians are provided with cross -walks for safety.
For the secured parking, there will be two controlled access points onto
Sagebrush (Joseph Allen Drive) and Katandin (Brockman Drive).
The public parking lot and sidewalks are laid out in a logical and functional
manner. The on -site pedestrian system provides connections out to the
public sidewalk of both streets. A bicycle rack is provided near the public
entrance.
F. Section 3.2.2(J) — Setbacks
The public parking lot along Nancy Gray Avenue is setback from the right-
of-way line by the required ten feet. The secured parking lot is setback
from Sagebrush (Joseph Allen) by a distance ranging from 10 to 65 feet
and from Katandin (Brockman) by 90 feet.
G. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
There will be 97 public spaces and 221 secured spaces for a total of 318
spaces. The facility is roughly equivalent to an office building which is
allowed a maximum of 3.00 spaces per 1,000 square feet of gross floor
area for a total of 288 spaces. The facility, therefore, contains 30 spaces
in excess of the standard.
H. Section 3.2.2(K)(4) — Exception to the General Office Parking Standard
The code provides flexibility for those particular office uses that have
unique needs to allow adequate, but not excessive, parking. For the
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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The size of the pond is governed by the volume of the runoff and the
outfall point. If any portion of the pond falls below the outfall point, then it
becomes a retention pond which is not allowed by the Stormwater Utility.
Staff contends that by reason of topography that is unique to the property,
it is impractical to provide building frontage, plazas, or other functional
open space along the south block face. Thus Staff recommends approval
of the Modification to Section 4.5(E)(1)(c) based on Section 2.8.2(H)(3).
4. Compliance With General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the building along all but the
south elevation which is dominated by the secured parking lot. Street
trees are located in the parkway between the sidewalk and curb along all
four public streets. Foundation shrubs are provided along the east and
north elevations only due to the secured parking lot.
B.. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping - Trees
There are two separate and distinct parking lots. The public parking lot on
the north provides convenient access to the entry plaza. The secured
parking on the west and south is controlled by a gate and perimeter
fencing.
The public lot abuts Nance Gray Avenue. The number of street trees is
provided in informal groupings to accommodate underground utilities
accordance with the standard. The secured lot is pulled back from the
street edge to allow for the public open space on the west and stormwater
detention on the south. This separation helps mitigate the impact of the
parking lot on the neighborhood.
C. Section 3.2.1(E)(4)(b) — Parking Lot Perimeter Landscaping - Screening
The perimeter security fence is eight feet in height and features wrought
iron pickets. Sandstone columns are spaced at 30-foot intervals. For the
entire length of fence, along both street frontages, there is a continuous
row of shrubs and ornamental trees. Combined with the setback from the
two public streets, the landscaping will effectively screen the secured
parking lot in accordance with the standard.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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B. Block Size
The standard limits the maximum size to seven acres. The block is 7.36
acres thus exceeding the standard by .36 acre or 15,682 square feet.
The P.D.P. is Lot One of a larger Overall Development Plan referred to as
Spring Creek Farms North. As an O.D.P. and subdivision, this larger
parcel is 51.05 acres in size. A subdivision plat of this parcel was
approved on August 22, 2005.
The fundamental reason Lot One was platted in excess of seven acres is
that it is formed by one existing street and the future extension of three
existing streets. To deviate from continuing this logical street pattern to
form a slightly smaller block would have required an unusual shifting in the
alignment of the future extension of the three streets. Such a shift would
have resulted in either two offset intersections along Timberline Road or
an impractical curve on the north -south street. Under any of these
scenarios, standard engineering intersection design and street curvature
would have been violated to the point of sacrificing public safety.
Therefore, Staff contends that the logical extension of three existing
streets in a design that meets the standards for public safety, results in a
block that exceeds seven acres, represents a plan that will promote the
general purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the standard.
Further, Staff contends that the deviation of .36 acre out of Spring Creek
Farms North subdivision of 51.05 acres represents a divergence that is
nominal and inconsequential when considered from the perspective of the
entire development plan.
Thus, Staff recommends approval of the Modification to Section
4.5(E)(1)(b) based on Sections 2.8.2(H)(1) and (4).
C. Minimum Building Frontage
The standard requires that at least 50% (1,133.5 feet) of the block faces of
the total block (2,267 feet) consist of either building frontage, plazas or
other functional open space. The P.D.P. provides only 31.3% (710 feet).
The entire south block face consists of a stormwater detention pond. This
is the natural low point of the property and the logical location of the pond.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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F. Section 4.5(E)(1)(d) — Building Height
This standard requires that buildings be limited to a maximum of three
stories. The P.D.P. indicates a three-story building this complying with the
standard.
3. Two Modifications of Standard — Block Size and Minimum Building
Frontage:
A. The standards by which a Modification may be granted are as follows:
(H) Step 8 (Standards): Applicable, and the decision maker may
grant a modification of standards only if it finds that the granting of
the modification would not be detrimental to the public good, and
that:
(1) the plan as submitted will promote the general purpose of
the standard for which the modification is requested equally
well or better than would a plan which complies with the
standard for which a modification is requested; or
(3) by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such
property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography,
or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the
standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue
hardship upon the owner of such property, provided that
such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards
of the Land Use Code that are authorized by this Division to
be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development
plan, and will continue to advance the purposes of the Land
Use Code as contained in Section 1.2.2.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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Neighborhood. (See attached map.) The Police Facility will be located at
the north edge of the M-M-N and will act as transitional land use between
the uses associated with Employment zoning and the multi -family
associated with M-M-N zoning.
The Police Facility also contributes to a mix of land uses by being located
along Timberline Road, classified as a major arterial street. This location
will help buffer the residential land uses to the west from the traffic noise
expected along such a busy street.
C. Section 4.5(E)(1)(a) — Block Requirements — Block Structure
The P.D.P. is located on a block that is formed by four public streets. One
of these streets is Timberline Road, an existing major arterial street. The
other three are extensions of existing streets that are to be continued.
(Two of these streets are to be renamed in honor of two police officers.)
D. Section 4.5(E)(1)(b) — Block Size
This standard requires that the maximum size of a block shall be seven
acres. The P.D.P. is located on a block that is 7.36 acres in size after the
right-of-way dedications for the four public streets thus exceeding the
maximum by .36 acre. A Modification of Standard is required and is
discussed in the next section.
E. Section 4.5(E)(1)(c) — Minimum Building Frontage
This standard requires that 40% of each block side or 50% of the block
faces of the total block shall consist of either building frontage, plazas, or
other functional open space. Regarding the latter option of the standard,
the total of the four block faces equals 2,267 linear feet. Fifty percent of
this total equals 1,133.5 feet.
The new building has 250 linear feet of building frontage and 165 linear
feet of functional open space along Timberline Road. Also, there is 295
feet of usable open space along Sagebrush Drive. This total of 710 feet
represents only 31.3% of the total of the four block faces versus the 50%
required. A Modification of Standard is required and is discussed in the
next section.
City of Fort Collins Police Services Facility, P.D.P. #29-05
October 3, 2005 Administrative Hearing
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Frontage. The P.D.P. complies with the applicable General Development
Standards. A condition of approval is recommended to ensure that final design
of the east -facing wall complies with the standard for Fences and Walls. Staff
finds that the Exception to the General Office Parking Standard to allow 30
spaces over the maximum is comparable to meeting the standard that there be
no excessive parking.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: E; Vacant (Spring Creek Farms North O.D.P.)
S: M-M-N; Vacant (Spring Creek Farms North O.D.P.)
E: L-M-N; Vacant (Side Hill Filing Two)
W: L-M-N; Vacant (Spring Creek Farms North O.D.P.)
The 7.5 acre parcel is part of the 435 acre Timberline Annexation approved in
November of 1997. The P.D.P. is also a component of Parcel B of the 55 acre
Spring Creek Farms North Overall Development Plan approved in February of
2001.
2. Compliance with Applicable Standards of M-M-N Zone — Article Four:
A. Section 4.5(B)(2)(b)4. — Permitted Uses
The proposed land use, Public Facility, is permitted in the M-M-N zone
district, subject to administrative (Type One) review.
B. Section 4.5(D)(4) - Secondary Uses
As a Public Facility, the use is considered secondary. Since the site is
less than ten acres, the P.D.P. must demonstrate how it contributes to the
overall mix of land uses within the surrounding area, but shall not be
required to provide a mix of land uses within the development.
The mix of land uses anticipated for Spring Creek Farms North O.D.P. is
allocated by the three zoning districts on the property; Employment;
Medium Density Mixed -Use Neighborhood and Low Density Mixed -Use
PROJECT: City of Fort Collins Police Services Facility, P.D.P. #29-05
APPLICANT: City of Fort Collins
C/o Vignette Studios
144 North Mason Street
Fort Collins, CO 80524
OWNER: City of Fort Collins
PROJECT DESCRIPTION:
This is a request for a new facility for the City of Fort Collins Police Services.
The project consists of a new Police Services building on 7.5 acres of the Spring
Creek Farms North Overall Development Plan, at the southwest corner of
Timberline Road and Nancy Gray Drive (extended), north of Drake Road. The
proposed building would be three -stories in height. There would be
approximately 31,000 square feet per floor for a total of 96,000 square feet.
The site is divided by the building. On the north side of the building, there would
be the public entrance, entry plaza, community meeting room and 97 parking
spaces. On the south side of the building, there would secured parking for 221
vehicles and an employee entrance. The stormwater detention pond is on the
south side of the site along the future extension of Katandin Drive being
developed in Side Hill on the east side of Timberline Road. (This street will be
named 'Brockman" on the west side of Timberline Road in honor of a police
officer killed in the line of duty.) A small pocket park is located on the western
edge of the site
EXECUTIVE SUMMARY:
The P.D.P. is a public facility and permitted in the M-M-N zone subject to
administrative review. The P.D.P. complies with the zone district development
standards with two exceptions. Staff recommends approval of the two Requests
for Modification for standards relating to Block Size and Minimum Building