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Home My WebLink AboutCDOT MAINTENANCE FACILITY AT EAST VINE STREETS FACILITY PDP AND FDP - 30 91C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS0000 ITEM NO. 3 MEETING DATE 5/20/99 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Colorado Department of Transportation (CDOT) Maintenance Facility at East Vine Streets Facility, P.D.P., #30-91 C APPLICANT: CDOT, Region Four C/o Muller Engineering 777 South Wadsworth Boulevard Lakewood, CO 80226 OWNER: City of Fort Collins Transportation Department Streets Division PROJECT DESCRIPTION: This is a request for a P.D.P. for a truck and heavy equipment maintenance facility. The building would be 12,602 square feet in size and contain 11 bays including crew quarters. The site is 2.5 acres in size and located west of the existing City of Fort Collins Streets Facility and south of Vine Drive and the Burlington Northern railroad tracks. The parcel is zoned I, Industrial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The site is part of the original East Vine Streets Facility P.U.D. The existing CDOT facility is located on the north side of Vine Drive and would be moved to the subject site pending P & Z approval. This would allow City and State crews to share resources such, as sand, salt and ice -slicer in an efficient manner. The use is permitted in the Industrial zone district. A modification of the standard requiring solid perimeter fencing is recommended for approval. The P.D.P. satisfies all other applicable General Development Standards (Article Three) and the standards of the Industrial zone district (Article Four). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT li•aL Y - w39.. /IpCla®OY L. _Iv 7 e UAW L.WDKJrR YLps m..ellwr vwrL S..a CDitlD bYw LIK adcc 1TFlLNL I e' wYE utlLlr [Prt. 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It Is [mod m A. a, Ni ado macho B.ouw Ile. mN i mme uUYlebn N Noun. 11 IF bbupM P mm. lioO is ud saw Na i" t doll wlt N RS moms m 1 la<wpn IB6o I.L.. s.r piOwn <IrOi N stake r.YYbNF to . to to Mglkl a iN 3 REGION 4 FORT COLLINS MAINTENAP LANDSCAPE PLAN COLORADO DEPARTMENT OF TRANSPORTATION REGION 4 No Text May 4, 1999 Mr. Ted Shepard City of Fort Collins Community Planning and Environmental Services Current Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522-0580 RE: Modification of a Standard Request for the CDOT Fort Collins Maintenance Facility PDP/FC Dear Mr. Shepard: Please consider this as a justification for a Modification of a Standard regarding the usage of vinyl -clad chain link fencing on the above -mentioned project. This letter is being transmitted on the behalf of the Colorado Department of Transportation, Region 4. Please consider the following important issues in your evaluation of this modification request: • The fencing will be vinyl -clad which will be aesthetically pleasing as compared to a non -clad. • Chain link fencing will match the fencing currently in use on the adjacent City of Fort Collins Streets Facility site. • Wood fencing would not be desirable due to the potential for graffiti in this industrial area. • The entire perimeter of the site is buffered from the public (railroad on the north, Streets Facility on the east, undeveloped industrial lot on the west and New Belgium Brewery on the south). • A wood fence would obstruct the view of the perimeter landscaping on the site. • Barbed wire will not be used on the fence. Thank you for you consideration of this Modification of a Standard request. Please let myself (303 988-4939) or Mr. Rex Touslee, CDOT Representative (970 667-1716) know if you have any questions or require additional information. Sincerely, MULLER ENGINEERING COMPANY, INC. A. Gray Clark, P.E. Xc: Mr. Rex Touslee THE GREAT WESTERN SUGAR FACTORY Fort Collins, Colorado A Brief History Prepared for Dick Beardmore by Jim Reidhead May 1, 1991 Bac_karound 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 and 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 State Agricultural College were crop irrigation and sugar beet culture. 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 logos, 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., Sugar 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 35%" 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-- developer, charter member of Larimer County Stockgrowers Association, in 1894 led campaingn to create national forest in upper Poudre Canyon. s. r. xeac.sft owner of milling oo+epany located at site of Ranchway Feeds. 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 works in- the. sugar industry. Alta Vista, Andersonville, .and. Buckingham Place were all beet workers' communities at one time. Colorado Department of Transportation (CDOT) Maintenance Facility at East Vine Streets Facility, P.D.P, #30-91C May 20, 1999 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I; Existing CDOT Maintenance Facility S: I; Vacant and New Belgium Brewery E: I; Existing City East Vine Streets Facility W: I; Vacant (Lot 5A of East Vine Streets Facility) The site is part of the historic sugar beet factory, one of the most significant historic sites in terms of the City's economic history. (A brief history of this site is attached.) 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, crew quarters and vehicle storage for the present Streets Department facility. In 1993, the O.D.P. was amended to create two new parcels along Linden Street and to modify the sizes of two existing parcels. The western portion of the site, including the subject property, is undeveloped and has consistently been leased to private parties for outside storage uses. 2. Land Use: As mentioned, the site is located in the Industrial zone district. The proposed land use is defined as a "vehicle major repair, servicing and maintenance establishment" which is permitted as an administrative review (Type One) in the Industrial zone. Since a modification to the standard regarding solid perimeter fencing is needed, the P.D.P. is forwarded to the Planning and Zoning Board. 3. Article Four — Industrial District Standards: Most of the District Development Standards address the aesthetic appearance of industrial development as it pertains to arterial streetscapes, residential areas and district boundary lines. Since the subject site is located internally within an Colorado Department of Transportation (CDOT) Maintenance Facility at East Vine Streets Facility, P.D.P, #30-91C May 20, 1999 P & Z Meeting Page 3 established industrial area, and does not abut a residential area or another zone district, most of the standards do not apply. Two standards, however, do apply: A. Building Character and Color "New building color shades shall be neutral, with a medium or dark color range, and not white, bright or reflective. " The metal building will be beige. The roof will be beige. The trim will be brown. Therefore, this standard is accomplished. B. Storage and Operational Areas "Within internal district areas, buildings may be surrounded by paving for vehicle use. To the extent reasonably feasible, side and rear yards in interior block locations shall be used for vehicle operations and storage areas, and front yards shall be used for less intensive automobile parking. " The P.D.P. accomplishes this objective by placing the employee parking lot (12 spaces) on the south side, along the internal private drive, which is the front yard. The vehicle use area is located within the side yard area on the east side of the building. The rear yard along the north property line is landscaped and is not a vehicle use area. 4. Article Three — General Development Standards: A. Landscaping Landscaping is provided on the north, south, and west sides of the project. The 12 employee parking spaces are landscaped on three sides. The front yard setback area between the building and the private access drive is landscaped. Therefore, the requirements of the landscape standards are satisfied. B. Access, Circulation and Parking The employee parking lot and vehicle use area are buffered by the required (five foot wide minimum) landscape setback area. The east property line abuts the joint City-CDOT sand and salt storage area. Such a joint use area is exempt from the side lot line setback area requirement. Colorado Department of Transportation (CDOT) Maintenance Facility at East Vine Streets Facility, P.D.P, #30-91C May 20, 1999 P & Z Meeting Page 4 C. Building Design Article Four District Standards exempt certain uses from the requirements of this section. Because the proposed land use is not a standard or fast food restaurant, bar or tavern, bed or breakfast establishment, child care center or convenience shopping center, the Building Compatibility standards of Section 3.5 do not apply. D. Transportation and Circulation The site is located internally within an established industrial park. Access is gained from an existing private drive off Linden Street. There are no public streets or public street frontage associated with the P.D.P. The transportation needs of the proposed P.D.P. can be safely accommodated by the existing transportation system. 5. Article Three — General Development Standard — Fences and Walls, Modification Request: Section 3.8.11 requires that: "Chain link fencing with or without slats shall not be used as a fencing material for screening purposes." The P.D.P. proposes to secure the north and west property lines with a six foot high vinyl -clad chain link fence. Therefore, this standard is not satisfied. A modification of the standard is requested (see attached letter). Modification Request: In requesting the modification from the standard, the applicant states: (1.) Solid fencing is not found anywhere else on the 32 acre site. (2.) Wood fencing is inadequate for an industrial site, lacks durability and is subject to weathering and wind damage. (3.) As an industrial site, the property is not used or supervised during the evenings or on weekends with the exception of a snowstorm or other Colorado Department of Transportation (CDOT) Maintenance Facility at East Vine Streets Facility, P.D.P, #30-91C May 20, 1999 P & Z Meeting Page 5 emergency. A long uninterrupted wood fagade may become a tempting target for vandalism and graffiti. (4.) A vinyl -clad fence will be an attractive alternative to wood. (5.) The north and west property lines are well landscaped and provide year- round visual interest and screening. The east is buffered by the existing City of Fort Collins Streets Facility. The are to the south is also zoned Industrial and predominantly vacant with the nearest neighbor being New Belgium Brewery. Staff Evaluation: Staff finds that the use of vinyl -clad chain link fencing is an acceptable alternative to a solid screen fence. The internal location of the site combined with the 50 right-of-way for the railroad contributes to the buffering of the P.D.P. and lessens the need for solid screening. The proposed fence will be accompanied by a mix of landscape materials designed to provide year-round visual interest. The use of wood in an industrial setting may cause long term problems with maintenance. Therefore, staff finds that the modification request will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard. Further, the modification can be granted with being detrimental to the public good. 6. Findings of Fact: In evaluating the request for a vehicle maintenance facility, Staff makes the following findings of fact: A. The use, vehicle major repair, service and maintenance establishment, is permitted in the I, Industrial zone district. B. The P.D.P. complies with the land use and development standards of Industrial zone district as specified in Article Four. C. The P.D.P. complies with the applicable General Development Standards as specified in Article Three, with one exception for which a Modification of Standard is requested. Colorado Department of Transportation (CDOT) Maintenance Facility at East Vine Streets Facility, P.D.P, #30-91C May 20, 1999 P & Z Meeting Page 6 D. A Modification of a Standard (Section 3.8.11, Fences and Walls) is requested to allow vinyl -clad chain link fencing on the north and west perimeter lot lines instead of the required solid fencing. 7. Supplemental Findina of Fact Reqardinq Modification Request The Land Use Code requires that any finding regarding a Modification of a Standard (Section 3.8.11, Fences and Walls) shall be supported by a supplemental finding showing how the plan, as submitted, meets the requirements and criteria for approving such Modification. A. The site is located within an industrial park in the middle of the Industrial zone district. There are no abutting residential areas. East Vine Drive is separated from the site by 50 feet of railroad right-of-way. Landscaping on the perimeter of the site softens the impact of the fence. B. Staff finds that the P.D.P. as submitted will advance or protect the public interests and purposes 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. C. Staff also finds that the granting of the modification from the strict application of the standard would not be detrimental to the public good nor impair the intent and purposes of this Land Use Code. RECOMMENDATION: Staff recommends: A. Approval of the Request for Modification from General Development Standard 3.8.11, Fences and Walls; and B. Approval of CDOT Maintenance Facility at East Vine Streets Facility, P.D.P., #30-91C. BI• Ir=- ..Zi-a0: omo 0 80 o e 08 e0000o ° o0 0 oa 0O o� LMN � o eoo CCN I T V T LMN CC SITE POL E OLD FORT COLLINS BUCK HERITAGE T SUCKINGHAM R CCR � T Vicinity Map 05/21/98 N #30-91 C CDOT Region 4 Fort Collins Maintenance Facility - Type I (LUC) PDP 1600' ZONED INDLIS IAL East Vine Drive -------� _- ---_—_ _ —�Srm mou, r�rc r.a ------ .Laud ca.lDa+r-r•2-1 mrr ,.wr�.,.K,� — —rm•eeus—S�.il — :EN W MMLLT. «m — .IK[ .[TILL 1' Ad1 r I.IAnuKG Aw - f mx.ar---f / ' LOT 5A ZONED INDUSTRIAL -' NTURE PAD SEE SEE EAST MNE STREET /AOUTT P.V.D. , � 1Y000.�a�IIVA � GK[ WOYJ/K M1�Y T s ouP u+l �fAu nal.nm uun. Grn� ' / ro.R e¢naALL w.r J 11 Di LOT 4k 2.50 ACRES ZONED INDUSTRIAL —Fa.u.G R«nGK I y nr[ uee]. 9 � �.elwnf 5 I KGa,A IMraiLL ' V aRaYGC AND UTLITT EASVIENT— I \\ I \ � � i.G ru ea e w uar+uc lu OI�IL'K L'� rr -- n i / t I— InAu<f,W Lutz — I lnt SA Ial 4 Lot 4HI Tract A Lot 1 EAST VINE STREETS FACILITY P.U.D. LOT LAYOUT DIAGRAM N.Ta SITE GENERAL NOTES � , W rw11[wf a M [noa rLLLs m M mr Lrav m W RauIG..0 \ — — — _ _ _ i[ ,purm .rn� r]v o r ,rrlK ee.w.. n moo. oLr nt [u/.a.r G.n a n.KwoaD w M eirwv..0 a I.O,RG �m .x .IIfxP LLrtuPK LOT 4B Da unn[xv swan. i KIm m VMCf r1.i. Im M]rIt lOr rPf P UIV1[f. ACRES 1 aIn ro rur ru enwif ..o mm.e o run va]a,�f w Y405 A ZONED INDUSTRIAL run][ mr or raa Gaun .ppfpW pyDun Ka..ro[ aLLr/...o r.Gurr .. m,RG saac a � - KMlra.. ]. LdITO<M O YIKDALD r0 6rM M1.w ]eW .r0 R GOr[[Ra MY ]WI. J wo --tyr, a lLG' vALILY WTTQ �- —._ --� wln Kw tl¢ rPLL M,V WM ulw.4f 10 �ii6L lG.r YY.QL �u1 KAMm XWL R 1) IO41i MIL Mlnm YYLL K ]e' Id.r. � \, 1..LL MYA al iOPlr aln M mr V Iplr GGIIn xw G[R. L .I <K rn M •JR i[1 R 111p� VYa. fr4rl VI]IINi M MIrG fTCR! I/Alf/ ' 1GGCK ]m0. l l4M 4rA YO OIO.10 - MVIRO m1i rG K LK[OYe V11. i' OR) fY.el[ lrRUl / I[W(w PW .KILL G.K. 0.[LOXE 10 e[ GO.f11V41[p Cr WROY.6 . G0.Q6 G' DRYUDE .I0' — _ _ IG eK Yd YY4L K . rVGlldi mr !Q ! I.L16 f6 Y4L ].OI R .IrWID [tlYL uracr uSElo.r _ ea um rG : rwKAn..K..aaG rG . curare ro amour Kmc ro rau.na.. / _ � rt Gar' Gu.Rrm .0 s enrml um a ro . amn •Glenn / I f 1.,L[i dOSO.G GPrM.. wL rGKau .. furt w m a rmfrwm eaumAm IAR.P'A m som: M-.w � � u nalRui nl.urav ru�iw KT�A nn 1 AYi .ra[+ GiI['r�fE i -- — — '_u"Duo@Ln GDrn m swm ra-r]c] r, iwG•iw ..rnaw w. — — — PLANNING AND ZONING BOARD APPROVAL ]fam L I raR. Aet Streets Facility Access Road —L 1_ —_—_—_ - _--_— LAND USE BREAKDOWN -- __ —T ----- Lil \-- o - ----� ------ � D LOT 4A -EAST VINE STREETS -_ - _�-�-------- ,' FACILITY P.D.P./F.C. EdCOOT REGION 4 FORT COLLINS MAINTENANCE FACILITY FNAL SITE PLAN