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Home My WebLink AboutCSU CHALLENGE ROPES COURSE@ CSURF - PDP - 53-85BB - REPORTS - RECOMMENDATION/REPORTHMN E #53-85BB CSU Ropes Course @ C.A.T. Type I (LUC) NCL I 0 REEK SIDE r. 2/21 /03 N 1 inch : 600 feet CSU Ropes Course - Project Development Plan, #53-85136 May 8, 2003 Administrative Hearing Page 6 FINDINGS OF FACT/CONCLUSIONS After reviewing the CSU Ropes Course @ the Centre for Advanced Technology - PDP, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the E — Employment Zone District. 2. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.22 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Colorado State University (CSU) Ropes Course @ the Centre for Advanced Technology - Project Development Plan - #53-85BB. CSU Ropes Course - Project Development Plan, #53-85BB May 8, 2003 Administrative Hearing Page 5 c. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and from the site. Vehicular access will occur via Bay Street into a parking lot between the street and the Arthur Ditch to the north of the facility. Bicycle parking will also be provided in the parking lot area. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The proposed challenge ropes course PDP provides for an adequate setback and buffer zone between the proposed development and the Arthur Ditch to the north. 5. Neighborhood Information Meeting The CSU Ropes Course @ the Centre for Advanced Technology - PDP contains a proposed land use that is permitted as a Type I use, subject to an administrative review. The proposed use is a CSU developed and sponsored educational and recreational facility with a community -wide emphasis and intended service. The LUC does not require that a neighborhood meeting be held for a Type I development proposal and a City -facilitated neighborhood meeting was not held to discuss this specific proposal. CSU Ropes Course - Project Development Plan, #53-85BB May 8, 2003 Administrative Hearing Page 4 2. Site Design and Context to Surrounding Area The facility will be enclosed within an 8' high, open chain link fence. There will be security lighting on eight 12' high poles located inside the perimeter fence. The source of lighting will be 175-watt halide fixtures, down directional in nature and directed into the facility. The reason for the open chain link perimeter fence is to allow for surveillance of the facility by CSU Police from Centre Avenue and the parking lot to the north. The east edge of the ropes course fence will be set back almost 1 00'from the west edge of Centre Avenue. The facility will be buffered from the Sheeley residential neighborhood by a distance of 300' that includes existing mature trees along the west side of the ropes course, the existing Aggie Village gardens, and a new plant arboretum. 3. Division 4.22 of the Land Use Code, Employment Zone District The proposed challenge ropes course, defined as a community facility, is permitted in the E — Employment Zoning District, subject to administrative (Type 1) review. This proposal complies with the purpose of the E District as it is a CSU developed and sponsored educational and recreational facility with a community -wide emphasis and intended service. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking in the amount of at least 5% of the total number of automobile parking spaces in the parking lot north of the Arthur Ditch, satisfying the minimum requirement. b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to and from major pedestrian and bicycle destinations in the surrounding area. CSU Ropes Course - Project Development Plan, #53-85BB May 8, 2003 Administrative Hearing Page 3 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: E; CSU Married Student Housing South and parking lot S: E; undeveloped land (Centre for Advanced Technology) E: E; undeveloped land (Centre for Advanced Technology) W: E, RL; Centre for Advanced Technology and existing residential (Sheeley Subdivision) The property was annexed in September, 1965 as part of the Fourth College Annexation. The property is part of Parcel 'J' of the Center for Advanced Technology Overall Development Plan that was approved by the Planning and Zoning Board in September, 1983 for open space/recreational uses. The property is part of Parcel 'A' of the Center for Advanced Technology Amended Overall Development Plan that was approved by the Planning and Zoning Board in January, 1988 for open space/recreational uses. The property is part of Parcel 'A' of the Center for Advanced Technology Amended Overall Development Plan that was approved by the Planning and Zoning Board in June, 1994 for open space/recreational uses. The property is part of Parcel 'A' of the Center for Advanced Technology Amended Overall Development Plan that was approved by Minor Amendment in January, 1999 for open space/recreational uses. The property is part of Parcel 'D' of the Center for Advanced Technology Amended Overall Development Plan that was approved by the Planning and Zoning Board in February, 2003. The land uses are not defined. The property has not been previously platted or planned. CSU Ropes Course - Project Development Plan, #53-85BB May 8, 2003 Administrative Hearing Page 2 standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, and Division 3.4 — Environmental, Natural Area, Recreational and Cultural Resource Protection Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the proposed use of a challenge ropes course, being defined as a community facility, is permitted in Division 4.22 Employment District (E) of ARTICLE 4 — DISTRICTS, subject to an administrative review. Community facilities are permitted in the E — Employment Zoning District, subject to administrative (Type 1) review. The purpose of the E District is: Intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing. Additionally, the Employment District is intended to encourage the development of planned office and business parks; to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to continue the vitality and quality of life in adjacent residential neighborhoods. This proposal complies with the purpose of the E District as it is a CSU developed and sponsored educational and recreational facility with a community - wide emphasis and intended service. ITEM NO. M. MEETING DATE 8 D STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Colorado State University (CSU) Ropes Course @ the Centre for Advanced Technology - Project Development Plan - #53-851313 APPLICANT: Colorado State University Facilities Management c/o Jim White & William Conn 251 Edison Drive Fort Collins, CO. 80523-6030 OWNER: Colorado State University Research Foundation 601 South Howes Street, Room 410 Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for a Colorado State University (CSU) Challenge Ropes Course in the Centre for Advanced Technology. The facility will be contained within an 8' high chain link fence and will contain fourteen ropes course elements, offering teambuilding and experimental education programs to CSU and the community. No more than 40 people would be on the course at a time. It would be open 7 days a week from 8:00 a.m. to 6:00 p.m., and groups could use the course only under supervision of the CSU Challenge Ropes Course staff. The site is west of Centre Avenue, north of Spring Creek, east of South Whitcomb Street, and south of CSU Married Student Housing South. The property is owned by the Colorado State University Research Foundation and is in the E - Employment Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code LL UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT