HomeMy WebLinkAboutAMENDED CSURF CENTRE FOR ADVANCED TECHNOLOGY - ODP - MJA110001 - REPORTS - RECOMMENDATION/REPORTAmended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
Page 12
F.
The Alternative Development Plan proposed in this Amended ODP does not extend
Northerland Drive to the south into Parcel C and does not propose crossing the
Larimer Canal No. 2 with streets. However, the Alternative Development Plan
accomplishes the purposes of Section 3.6.3(F) equally well or better than a plan
that would meet the standard and that any reduction in access and circulation for
vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum
extent feasible for the following reasons:
The Alternative Development Plan will provide enhanced bicycle and pedestrian
connectivity within the Amended ODP. The pedestrian and bicyclist will be able
to access parks, recreational opportunities, schools, commercial uses, and
employment uses within the mile section.
The streets that are being proposed in the Alternative Development Plan will
distribute traffic without exceeding Level of Service (LOS) standards.
Lastly, the Alternative Development Plan eliminates negative impacts to high
quality wetlands, avoids constricting an important drainage way, eliminates
impacts to the FEMA floodway and avoids negative impacts to natural habitats
and features associated with the designated wildlife corridor along the Larimer
Canal No. 2.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the Amended CSURF
Centre for Advanced Technology Overall Development Plan - #MJA 110001 based on the
preceding Findings of Fact/Conclusions.
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
Page 11
Moore Drive to the south and the elimination of the Northerland connection to Rolland
Moore Drive will actually preserve the existing wetland and natural features more than the
plan would as it is proposed currently. In addition, the general location and approximate
size of all natural habitat buffer zones have been provided in each Parcel as per Section
2.3.2(H)(5) of the Land Use Code. Furthermore, PDP's that have wetland and/or natural
features present are required to submit an ecological characterization study to gauge the
impact of their development on the natural features present and mitigate the impacts
satisfying Section 3.4.1.
G. Section 2.3.2(H)(6) — Drainage Basin Master Plan
This criterion requires as the Amended CDP to be consistent with the appropriate
Drainage Basin Master Plan. The Spring Creek drainage basin traverses the subject site.
The previously approved ODP designs Parcels D, E and F as the location storm flows will
collect. This amendment does not change anything to impact the ODP's compliance with
this standard.
H. Section 2.3.2(H)(7) — Housing Density and Mix of Uses
This criterion requires that any standards related to housing density and mix of uses will be
applied over the entire CDP and not on each individual PDP. This standard simply allows
any individual PDP to be given the flexibility of meeting any housing density and mix of
uses identified in the ODP and not being required to fulfill all housing density and mix of
uses identified in the ODP.
4. Findings of Fact/Conclusions:
In evaluating the request for the Amended CSURF Centre for Advanced Technology ODP,
Staff makes the following findings of fact:
A. The Amended ODP was submitted on March 30, 2011. It is in conformance with Plan
Fort Collins and the Structure Plan Map adopted in February, 2011.
B. The Amended ODP satisfies the applicable requirements of Article 2 —
Administration.
C. The CDP complies with the applicable standards as stated in Section 2.3.2(D)(1 — 8).
D. It is infeasible for the structure of potential Blocks 1 and 3 to be defined by features
set forth in Section 4.6(E)(1)(a) of the LUC because of existing development.
E. The re -alignment of Rolland Moore Drive is in compliance with the intent of the
Master Street Plan and enhances preservation of the existing wetlands.
J
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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the City's Multi -modal Transportation Level of Service Manual. All
development proposals must prove that they are in compliance with this
standard, the proposed re -alignment in this amendment to the ODP will not
impact a future developer's ability to meet the standards of this section.
The Amended ODP identifies appropriate transportation improvements to be constructed
in association with the development.
E. Section 2.3.2(H)(4) — Transportation Connections to Adjoining Properties
This criterion requires as the Amended ODP to provide for the location of transportation
connections to adjoining properties to ensure connectivity into and through the ODP from
neighboring properties for vehicles, pedestrians and bicycles per Sections 3.6.3(F) and
3.2.2(C)(6).
Section 3.6.3(F) is discussed in the previous section 2.C.2.c. of this Staff
Report.
2. Section 3.2.2(C)(6) Direct On -Site Access to Pedestrian and Bicycle
Destinations.
This standard requires that that the bike and pedestrian system be designed to
provide logical, safe and direct connections to origins and destinations. The site is
strategically located near the CSU campus, Mason Street Corridor, Rolland Moore
Park, Spring Creek Trail, Natural Resource Research Center, CSU Veterinary
Teaching Hospital, City Horticulture Center and a variety of commercial services
within Market Centre shopping area. In addition, there are five residential
neighborhoods to the north and west that are connected to the amenities listed
above via the local street network and pedestrian and bicycle trails in the area.
These are Sheeley, Windtrail on Spring Creek, Sundering, Hillpond and Windtrail
Park. At the time of the PDP for and of the parcels, there will be ample opportunity
for non -vehicle connections. As with any PDP, the extent of off -site improvements
will be based upon the impacts generated by the land use proposal.
F. 2.3.2(H)(5) Natural Features
This criterion requires as the Amended ODP to show the general location and size of all
natural areas, habitats and features within its boundaries and shall indicate the rough
estimate of the buffer zone as per Section 3.4.1(E). Section 3.4.1 requires a plan to be
compatible with and protect natural habitats and features. Development impacts are to be
minimized by either performance -based techniques or by simple buffering.
This proposed amendment to the ODP shows the wetland and natural features located in
Parcel C in greater detail than the currently adopted ODP. The re -alignment of Rolland
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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' The streets that are being proposed in the Alternative Development Plan
will distribute traffic without exceeding Level of Service (LOS) standards.
Lastly, the Alternative Development Plan eliminates negative impacts to
high quality wetlands, avoids constricting an important drainage way,
eliminates impacts to the FEMA floodway and avoids negative impacts to
natural habitats and features associated with the designated wildlife
corridor along the Larimer Canal No. 2.
Staff's Analysis of the Alternative Compliance Plan:
In order to meet the standard set forth in Section 3.6.3(F), Northerland Drive
would need to be extended into Parcel C of the Amended ODP. In addition,
the development proposed for Parcel C would be required to provide local
street connections spaced at intervals not to exceed six hundred sixty (660)
feet along the southern edge of Parcel C adjacent to the Larimer Canal No. 2
because it abuts potentially developable land. The southern edge of the
property is approximately 1,650 feet long and, therefore, two streets
crossings of the canal would be required.
The Alternative Development Plan proposed in this Amended ODP does not
extend Northerland Drive to the south into Parcel C and does not propose
crossing the Larimer Canal No. 2 with streets. However, the Alternative
Development Plan accomplishes the purposes of Section 3.6.3(F) equally
well or better than a plan that would meet the standard and that any
reduction in access and circulation for vehicles maintains facilities for bicycle,
pedestrian and transit, to the maximum extent feasible for the following
reasons:
• The Alternative Development Plan will provide enhanced bicycle and
pedestrian connectivity within the Amended ODP. The pedestrian and
bicyclist will be able to access parks, recreational opportunities, schools,
commercial uses, and employment uses within the mile section.
' The streets that are being proposed in the Alternative Development Plan
will distribute traffic without exceeding Level of Service (LOS) standards.
Lastly, the Alternative Development Plan eliminates negative impacts to
high quality wetlands, avoids constricting an important drainage way,
eliminates impacts to the FEMA floodway and avoids negative impacts to
natural habitats and features associated with the designated wildlife
corridor along the Larimer Canal No. 2.
3. With regard to the Transportation Level of Service Requirements as
contained in Section 3.6.4., this standard requires all development plans
provide adequate vehicular, pedestrian and bicycle facilities necessary to
maintain the adopted transportation level of service standards contained in
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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* The ditch company is not likely to support street crossings of the canal if
an Alternative Development Plan can work. The agricultural purpose of
the canal would conflict with the urbanization caused by street crossings.
The introduction of cars, bicycles and pedestrians serves to increase
conflicts such as trash accumulation, maintenance challenges and safety
concerns.
The Alternative Development Plan
The Alternative Development Plan provides vehicular street connectivity
to Centre Avenue in two locations on the east and to Shields Street on
the west via Rolland Moore Drive. The resulting extension of Rolland
Moore Drive provides vehicular connectivity with neighborhoods to the
west that currently does not exist.
* With the extension of Rolland Moore Drive, Bridgefield Lane provides
vehicular connectivity between the neighborhoods north of Parcel C and
the other land uses in the square mile.
* The Alternative Development Plan provides for striped bicycle lanes on
Rolland Moore Drive and provides appropriate width for bicycle travel on
the local streets proposed in Parcel C.
* In addition, the current development plan for Parcel C includes an off-
street bicycle trail through the proposed student housing project
increasing the convenience and safety of riding bicycles through the
project as a student resident or as a member of the larger neighborhood
and community.
* The CDP allows for bicycle and pedestrian connections to the existing
Spring Creek bicycle and pedestrian trail system within the CDP. The
Spring Creek Trail is one of three main urban regional trail systems
serving Fort Collins. The trail system provides extensive recreational
opportunities as well as access to a variety of activity centers.
* The Alternative Development Plan places equal, if not greater emphasis
on alternative forms of transportation. Pedestrian and bicycle connections
are emphasized due to the proposed use of Parcel C for student housing
and its proximity to the main CSU campus.
* The site is located near an existing Transfort bus stop, and near the
Mason Corridor BRT. Providing pedestrian and bicycle connections to
the mass transit stations further encourages the use of alternative modes
of transportation.
In Summary
The Alternate Development Plan will provide enhanced bicycle and
pedestrian connectivity within the CDP. The pedestrian and bicyclist will
be able to access parks, recreational opportunities, schools, commercial
uses, and employment uses, within the section mile
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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further compromise the habitat beyond the constructed limits of
disturbance.
The street extension would also cross a drainage way that carries storm
water from the Windtrail neighborhood and other adjacent subdivisions to
Hill Pond and Spring Creek. This drainage way has not functioned as
originally planned for complex reasons having to do with sediment
deposition, vegetation, unclear maintenance responsibility, property
ownerships, floodway issues. etc. Crossing this important drainage with a
street would make proper drainage even more difficult and could
potentially increase the risk of flooding for the adjacent neighborhood.
Extending the street to the south would require crossing the FEMA 100-
year floodplain and the floodway. Sound environmental planning would
advise against building a street in a floodway for health and safety as well
as environmental reasons.
Neighborhood residents attending the neighborhood meetings have
supported the elimination of any vehicular connection between their
neighborhood and Parcel C.
Crossing the Larimer Canal No. 2
The Larimer Canal No. 2 along the southern border of Parcel C has been
identified as a wildlife corridor by the City's Natural Resource Department.
Building streets across a wildlife corridor violates City standards designed
to protect and enhance the natural habitat and features of this unique
natural area. LUC 3.4.1 Natural Habitats and Features (C) General
Standard states:
To the maximum extent feasible, the development plan shall be
designed and arranged to be compatible with and to protect natural
habitats and features and the plants and animals that inhabit them and
integrate them within the developed landscape of the community by:
(1) directing development away from sensitive resources, (2)
minimizing impacts and disturbance through the use of buffer
zones, (3) enhancing existing conditions. or (4) restoring or replacing
the resource value lost to the community when a development
proposal will result in the disturbance of natural habitats or features.
Building streets would disrupt the flow of wildlife through the corridor and
potentially endanger the lives of animals living in it. Furthermore, the
streets would degrade the quality of the enhanced buffers zones
proposed adjacent to the canal.
Given the elevation of the canal, the extensive grading required to do so
would further alter the natural topography and cause additional impact to
the wildlife corridor, habitat, and overall aesthetic.
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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wildlife corridor along the Larimer Canal No. 2. Eris
Applicant's Request for an Alternative Compliance Plan:
This is a request for Alternative Compliance for sub -arterial street
connections to and from Parcel C of the CSURF Centre for Advanced
Technology Overall Development Plan (ODP). The land is owned by
Colorado State University Research Foundation (CSURF) and is located
west of Centre Avenue and south of the City's Horticulture Center. Parcel C
is bordered on the north and west by existing wetlands. Centre Avenue is
the eastern boundary of the property and the Larimer Canal No. 2 is the
boundary on the south.
Since a Project Development Plan (PDP) for a portion of Parcel C is currently
in the development review process and proposed street connections are
known, we are requesting approval of an Alternative Development Plan as
part of the Amended ODP. Other Parcels in the ODP will need to meet the
requirements of LUC 3.6.3 or request approval of an Alternative
Development Plan when development proposals for those Parcels are
submitted for development review in the future.
Northerland Drive located north of Parcel C is stubbed to the edge of the
CSURF ODP. In order to meet the standard. Northerland Drive would need
to be extended into Parcel C. In addition, the development proposed for
Parcel C would be required to provide local street connections spaced at
intervals not to exceed six hundred sixty (660) feet along the southern edge
of Parcel C adjacent to the Larimer Canal No. 2 because it abuts potentially
developable land. The southern edge of the property is approximately 1,650
feet long and, therefore, would require two streets crossings of the canal.
The Alternative Development Plan proposed in this ODP does not extend
Northerland Drive to the south and does not propose crossing the Larimer
Canal No. 2 with streets. The Alternative Development Plan is better than a
plan that would meet the standard for the following reasons:
Extension of Northerland Drive
High quality wetlands are located immediately south of the Northerland
Drive stubbed street. Extending the street would require filling in the
wetlands causing disruption to the existing wildlife habitat and ecosystem.
In addition to the temporary construction disturbance and permanently
placed fill material, the increased vehicular activity, headlights, etc. would
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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Street Plan. No other changes are proposed with this amendment to impact
any other compliance with the standards of this section.
With regard to Street Pattern and Connectivity, Section 3.6.3, the standards
are intended to ensure that the local street system is well designed,
considering safety, efficiency and convenience for cars, bikes, pedestrians
and transit. There are three specific sub -sections of the standard 3.6.3 (C),
(D) and (F) that are applicable.
a. 3.6.3(C) — Spacing of Full Movement Collector and Local Street
Intersections with Arterial Streets.
This standard requires that potentially signalized, full movement intersections
of collector or local streets with arterial streets, shall be provided at least
every 1,320 feet or one -quarter mile. The proposed re -alignment will move
the connection of two collector streets that is not anticipated to be signalized
in the near future. Rolland Moore Drive and Shields Street is already a
signalized intersection and no other changes are occurring with this
amendment to impact any other area of this plans compliance with this
standard.
b. 3.6.3(D) — Spacing of Limited Movement Collector or Local Street
Intersections with Arterial Streets.
This standard requires that additional non -signalized, potentially limited
movement collector or local street intersections with arterial streets shall be
spaced at intervals not to exceed 660 feet between full movement collector
or local street intersections. No new arterial streets with collector and local
intersections are proposed with this amendment to the ODP.
C. 3.6.3(F) — Utilization and Provision of Sub -Arterial Street Connections
to and from Adjacent Development and Developable Parcels.
This standard requires that development plans incorporate and continue all
sub -arterial streets stubbed to the boundary of the plan. This proposed ODP
amendment eliminates the connection of Northerland Drive to Rolland Moore
Drive. Staff supports the elimination of this connection because the
neighborhood is already well connected via the existing local street network
and pedestrian connections to the Spring Creek Trail; and, the elimination of
this connection will help preserve the existing wetlands that the Northerland
connection was to be located directly on and through. Other connections to
properties abutting this site to the south are not being made to avoid negative
impacts to natural habitats and features associated with the designated
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
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remaining two (2) sides of this block structure are formed by the property lines. The
block structure and size satisfy the requirements set forth in Section 4.6(E)(1).
Existing adjacent development makes it infeasible for such sides to be formed by
any of the elements listed in Section 4.6(E)(1)(a).
Block 2: This block is 4.67 acres in size. It is bounded on all sides by public
streets. The block structure and size satisfy the requirements set forth in Section
4.6(E)(1).
Block 3: This block is on the south side of Rolland Moore Drive and is 5.35 acres
in size. It is bounded on three (3) sides by public streets and an irrigation ditch.
The remaining side (west) of the block structure is formed by the property line. The
block structure and size satisfy the requirements set forth in Section 4.6(E)(1).
Existing adjacent development makes it infeasible for such side to be formed by any
of the elements listed in Section 4.6(E)(1)(a).
C. Section 2.3.2(H)(2) Consistency with Density Ranges
This section requires the Amended ODP to be consistent with the required density range
of the residential land uses with regard to any land which is part of the ODP
The current approved ODP does not specify any differing
densities, suggesting that each specific development plan must meet the density
requirements of the zone district. This amendment will not change the density indicated in
the approved ODP; therefore, this plan is still in compliance with the standards of this
section.
D. Section 2.3.2(H)(3) Consistency with the Master Street Plan
The section requires the Amended ODP to conform to the City's adopted Master Street
Plan and the street pattern/connectivity standards both within and adjacent to the
boundaries of the plan as required by Section 3.6.1 and 3.6.3 (A) through (F). In addition
the ODP shall also conform to the Transportation Level of Service Requirements as
contained in Section 3.6.4.
This amendment is proposing the re -alignment of Rolland Moore Drive to
connect to Centre Avenue approximately 750 feet south of the current
connection. The City's Transportation Planning, Advance Planning, Traffic
Operations, Engineering, and Community Development and Neighborhood
Services Departments and Poudre Fire Authority support the re -alignment of
Rolland Moore Drive. Staff finds that the re -alignment continues to meet the
intent of the Master Street Plan because that plan is intended to ensure that
connectivity and alignments are maintained as development occurs, not to
designate the exact locations. Therefore, the location of the connection of
Rolland Moore Drive and Centre Avenue is in compliance with the Master
Amended CSURF Centre for Advanced Technology ODP - #MJA 110001
June 16, 2011 P & Z Hearing
Page 3
2. Comprehensive Plan / Plan Fort Collins:
Plan Fort Collins was adopted by City Council on February 15, 2011 with the passing of
Resolutions 2011-015, 2011-016, 2011-017 and 2011-018. The Amended CSURF Centre
for Advanced Technology ODP was submitted on March 30, 2011. It is in conformance
with Plan Fort Collins adopted February, 2011 and Structure Plan Map of record amended
February, 2011. The ODP shows Parcel C to be in the E, Employment and MMN, Medium
Density Mixed -Use Neighborhood Districts. The Amended ODP satisfies applicable
policies in Plan Fort Collins including, but not limited to:
• Environmental Stewardship and Resource Conservation on Private Lands
• Stormwater and Flood Management
Infill and Redevelopment
• Housing
• Medium Density Mixed -Use Neighborhoods
• Integrated Land Use and Transportation, most specifically Policy T 4:
Transportation infrastructure will be designed to be sensitive to the surrounding
land use context
3. Land Use Code:
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The Amended ODP satisfies the applicable requirements of Article 2 — Administration as
required by this section of the LUC.
B. Section 2.3.2 (H)(1) — Permitted Uses and District Standards
This section requires the Amended ODP to be consistent with the permitted uses and
applicable zone district standards and any applicable general development standards.
The site is zoned E, Employment (96.5 acres) and MMN, Medium Density Mixed -Use
Neighborhood (20.2 acres). No land uses depicted on the approved ODP are proposed to
change with the amendment and, therefore, still comply with the permitted land uses
allowed in these two zone districts.
With regard to Block Requirements per Section 4.6(E)(1) in the MMN, Medium Density
Mixed -Use Neighborhood District of the LUC, there are three (3) potential "blocks" within
the development plan, each defined by the following features:
Block 1: This block is on the north side of Rolland Moore Drive and is 6.79 acres in
size. It is bounded by public streets and a natural area or feature (wetland). The
Amended CSURF Centre for Advanced Technology C DP - #MJA 110001
June 16, 2011 P & Z Hearing
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: MMN, RL, HMN and CSU;
Existing residential (SunderinT Townhomes, Wilderland
Townhomes, and Hillpond 2" Filing), mixed use
development and CSU Campus
S: RL, MMN and CSU;
Existing residential (Woodwest, Cimarron Square multi-
family development, and South Meadowlark Heights)
and CSU Veterinary Teaching Hospital
E: C and CSU;
Existing Commercial across railroad tracks and CSU
Veterinary Teaching Hospital
W: INC, MMN, POL and RL;
Existing shopping Center, Senior Center, Rolland Moore
Park, Spring Creek Trail, and existing single and multi-
family residential (Raintree Townhomes, Sundering
Townhomes, Windtrail on Spring Creek PUD and Spring
Valley Subdivision)
This group of properties was included in a larger annexation known as the College
Addition Fourth, which was annexed in 1965.
The original Centre for Advanced Technology, Master Plan (AKA Overall Development
Plan) was approved by the Planning & Zoning Board, on September 23, 1985. Since then,
the Board has approved three (3) amendments to the plan on: January 25, 1988; June 27,
1994; and February 20, 2003. An administrative amendment (minor amendment) was also
done for the ODP on January 21, 1999. With the adoption of the Land Use Code in 1997,
parcel C was rezoned to E, Employment and MMN, Medium Density Mixed -Use
Neighborhood.
Since the original ODP approval in 1985, twenty-two (22) filings have been approved to
date in a mix of uses. A variety of amendments and replats have been approved, which
have modified parcel sizes and land uses in some areas. A land trade with Windtrail
allowed for residential housing to be placed along South Shields Street, while reserving
internal parcels for CSURF's eventual use. The Natural Resources Research Center was
carved out in 1998 to provide a campus setting for six federal office buildings and one
fabrication shop. A fundamental component of the ODP has been the connection of
Centre Avenue north to Prospect Road and Rolland Moore Drive has always been planned
to connect between Shields Street and Centre Avenue.
Fort Collins
7'P16A_k
EM NO
MEETING DATE /b i
STAFF 01_/__
PLANNING & ZONING BOARD
PROJECT: Amended CSURF Centre for Advanced Technology Overall
Development Plan - #MJA 110001
APPLICANT: Campus Crest at Fort Collins, LLC
2100 Rexford Road, Suite 414
Charlotte, NC 28211
OWNER: Colorado State University
601 South Howes Street
Fort Collins, CO 80521
PROJECT DESCRIPTION:
Research Foundation (CSURF)
This is a request for an Amended CSURF Centre for Advanced Technology Overall
Development Plan (ODP). The purpose of the Amended ODP is to realign the proposed
future Rolland Moore Drive street connection through Parcel C between Centre Avenue
and South Shields Street; and, to eliminate the proposed future Northerland Drive street
connection from Parcel C to Gilgalad Way in the Windtrail on Spring Creek PUD to the
north. The properties contained on the ODP are, accumulatively, 116.7 acres in size. They
are located in the MMN - Medium Density Mixed -Use Neighborhood and E - Employment
Zoning Districts.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Amended CSURF Centre for Advanced Technology ODP complies with the applicable
review criteria in the Land Use Code (LUC), including: the ODP criteria; the E,
Employment, and MMN, Medium Density Mixed Use Neighborhood Zone District
Standards; the General Development Standards; and the adopted Master Street Plan.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750