HomeMy WebLinkAboutINVERNESS INNOVATION PARK - ODP - 30-09 - REPORTS - RECOMMENDATION/REPORTInverness Innovation Park Overall Development Plan, # 30-09
September 17, 2009 P & Z Hearing
Page 6
4. Findings of Fact/Conclusion:
A. The O.D.P. complies with the applicable standards as stated in of
2.3.2(H)(1- 8).
B. A neighborhood information meeting was held on November 6, 2008.
There is no known opposition to the O.D.P.
RECOMMENDATION:
Staff recommends approval of Inverness Innovation Park Overall Development Plan,
#30-09.
Inverness Innovation Park Overall Development Plan, # 30-09
September 17, 2009 P & Z Hearing.
Page 5
A meandering buffer will be provided along the Lake Canal. This canal was dug in 1873
and a mature stand of trees have grown relatively undisturbed creating thick stand of
vegetative cover that supports wildlife. The buffer will contain both the canal and the stand
of mature trees thus retaining the wildlife movement corridor. (The Lake Canal is 21 miles
in length and was at the center of a dispute between Fort Collins and Greeley leading to
the formation of modern Colorado water law — the doctrine of prior appropriation.)
Parcels C and D adjoin the Coy Ditch and Gustav Swanson Natural Area on the south.
And, south of Gustav Swanson and south of the B.N.S.F. railroad is the Poudre River. The
Gustav Swanson Natural Area in this location is in need of restoration. As part of the
requirements under Section 3.4.1(E), this area will be enhanced with removal of invasive
species and re -planting of native grasses and other vegetation under the direction of the
Department of Natural Resources.
G. Section 2.3.2 (H) (7) — Drainage Basin Master Plan
This criterion requires an O.D.P. to be consistent with the appropriate Drainage
Basin Master Plan.
The site is located within the Poudre River drainage basin. The 100-year floodplain slices
off the extreme southwest corner of Parcel A and no buildings are planned for this area.
Stormwater runoff will be captured by a retention pond on the south side East Vine Drive
on Parcels C and D. Since the existing B.N.S.F. railroad embankment blocks storm flows,
all stormwater runoff will be retained and filtered into the ground instead of conveyed into
the Poudre River. This design of the drainage system and infiltration pond has been
reviewed and accepted by the Stormwater Utility.
H. Section 2.3.2 (H) (8) — Housing Density and Mix of Uses
This criterion requires that any standards relating to housing density and mix of
uses will be applied over the entire O.D.P. and not on each individual P.D.P.
There is no residential component of the O.D.P
3. Neighborhood Meeting:
A neighborhood meeting was held November 6, 2008. Issues related to public
improvements on East Vine Drive, traffic on Jerome and Redwood Streets.and stormwater
runoff were raised and addressed. All development -related questions were addressed. In
general, the project is viewed as an improvement to the area and there is no known
opposition.
Inverness Innovation Park Overall Development Plan, # 30-09
September 17, 2009 P & Z Hearing
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3. With regard to the requirements of the Transportation Level of Service
Requirements, Section 3.6.4, states that the standards are intended to ensure that
"the project demonstrate that all adopted Level of Service standards will be
achieved for all modes of transportation."
A Transportation Impact Study has been prepared for this Amended O.D.P. (and
subsequent Phase One Final P.D.P.). The T.I.S. concludes:
• Operation at the key intersections will be acceptable under full build -
out of the project.
No new traffic signals, or signal modifications, will be required.
• The intersection of Vine/Lemay will meet the requirements of the
Adequate Public Facilities standard.
• Multi -modal Levels of Service can be achieved with this project.
• The project is feasible from a traffic engineering perspective.
E. Section 2.3.2 (H) (5) — Transportation Connections to Adjoining Properties
This criterion requires an O.D.P. to provide for the location of transportation
connections to adjoining properties to ensure connectivity into and through the
O.D.P. from neighboring properties for vehicles, pedestrians and bikes as per
Sections 3.6.3 (F) and 3.2.2(C)(6).
There will be internal connectivity between Parcels A and B on the north and between
Parcels C and D on the south. As mentioned, connectivity to the north and south is
precluded by the Lake Canal on the north and the Coy Ditch, Gustav Swanson Natural
Area and B.N.S.F. railroad tracks on the south. These are significant constraints that do
not allow street connections.
F. 2.3.2 (14)(6) — Natural Features
This criterion requires an O.D.P. 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).
The Coy Ditch, Gustav Swanson Natural Area and Poudre River are located at various
distances south of Parcels C and D on the south side of East Vine Drive. The Lake Canal
is located north of Parcels A and B on the north side of East Vine Drive.
Inverness Innovation Park Overall Development Plan, # 30-09
September 17, 2009 P & Z Hearing
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For the C-C-N, the potential land uses include office, commercial/retail and light industrial.
For the C-C-R, which is a more restrictive zone, the potential uses include office,
commercial/retail and workshop and custom small industry.
B. Section 2.3.2 (H) (2)
This criterion requires that the O.D.P. be consistent with the required density range
of residential land uses if located in the L-M-N or M-M-N zone district.
There are no parcels zoned L-M-N or M-M-N within the O.D.P.
C. Section 2.3.2 (H) (3)
This criterion requires that the O.D.P. conform to the contiguity requirements of the
Compact Urban Growth Standards as per Section 3.7.2.
The O.D.P. is located within the city limits as per the East Vine 5th Annexation of 1978.
D. Section 2.3.2 (H) (4)
This criterion requires the O.D.P. to conform to the Master Street Plan and street
pattern and connectivity standards as required by Section 3.6.1 and 3.6.3 (A)
through (F). In addition, the O.D.P. shall also conform to the Transportation Level of
Service Requirements as contained in Section 3.6.4.
1. With regard to compliance with the Master Street Plan, Section 3.6.1, the O.D.P.
acknowledges that East Vine Drive is classified as a two-lane arterial street. There
are no master -planned future streets that traverse or bisect the parcels.
2. 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 with regard to
safety, efficiency, and convenience for cars, bikes, pedestrian and transit.
The O.D.P. is located along both sides of a public street. The parcels are located
between Jerome Street on the west and Redwood Street on the east but do not
adjoin either of these streets. Connectivity to the north and south is precluded by
the Lake Canal on the north and the Gustav Swanson Natural Area, the B.N.S.F.
railroad tracks and the Poudre River on the south.
Inverness Innovation Park Overall Development Plan, # 30-09
September 17, 2009 P & Z Hearing
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COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: C-C-N; Old Town North P.U.D.
S: P-O-L; Gustav Swanson Natural Area
E: C-C-N; Existing industrial buildings
W: C-C-N; Inverness Stock Farm — vacant house and property
Both the sides of East Vine Drive were included in the East Vine 5th Annexation which
contained a total of 202 acres and annexed in 1978.
On the north side of East Vine Drive, Parcel A is the former location of Waste Management
which used the site for a dispatching office and truck yard. Parcel A is currently vacant.
On Parcel B, existing industrial buildings have housed a variety of tenants over the years
with the current occupants being an asphalt paving company, an auto repair shop and a
woodworking shop.
On the south side of East Vine Drive, on Parcel C, the existing house is leased as a
dwelling unit and the metal building is leased to a plumbing shop. Parcel D is vacant and
characterized by significant existing infrastructure such as the Platte River Power Authority
overhead electrical power lines, the B.N.S.F. railroad tracks, a high pressure underground
gas line and the Coy Ditch.
2. Compliance with Applicable Standards of the Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies eight criteria for reviewing Overall
Development Plans.
A. Section 2.3.2(H)(1) — Permitted Uses and District Standards
This criterion requires the O.D.P. to be consistent with the permitted uses and
applicable zone district standards and any applicable general development
standards.
The O.D.P. indicates potential land uses that comply with the permitted uses within the
both Community Commercial North College (C-C-N) and Community Commercial —
Poudre River (C-C-R) zone districts.
Fart Collins
I i EM NO 4
MEETING DATE 9 i D
STAFF
PLANNING & ZONING BOARD
PROJECT: Inverness Innovation Park Overall Development Plan, #30-09
APPLICANTS: Urban Development Partners, LLC
c/o Mike Bello
1220 South College Avenue
Fort Collins, Co 80524
OWNERS: Same
PROJECT DESCRIPTION:
This is a request for an Overall Development Plan on 7.68 acres located on both the north
and south sides of the 200 to 500 blocks of East Vine Drive. The site is between Jerome
Street to the west and Redwood Street to the east. The proposed land uses include office,
commercial, retail and light industrial.
The properties are zoned CCN — Community Commercial North College District (north side
of East Vine Drive) and CCR — Community Commercial — Poudre River District (south side
of East Vine Drive).
RECOMMENDATION: Approval
M
EXECUTIVE SUMMARY:
The amended O.D.P. has been evaluated by the standards of Section 2.3.2 (H) (1-8) of the
Land Use Code and found to be compliant. This amended O.D.P. is being offered in
anticipation of the property developing in a series of phases over time. A Phase One
P.D.P. for an office building on Parcel A has been submitted and will be subject to
Administrative Review.
Current Planning
fcgov.com/currentplanning
281 N College Av PO Box 580 Fort Collins, CO 80522-0580
970.221.6750