HomeMy WebLinkAboutCARGILL EXPANSION - PDP/FDP - FDP130043 - REPORTS - PLANNING OBJECTIVES(vi) The applicant shall submit as evidence of successful completion of the
applicable criteria, the completed documents pursuant to these
regulations for each proposed use. The planning Director may require,
or the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria shall be
described.
At this time the project is not proposing any variance from any City of Fort
Collins criteria. See above for applicable criteria.
(vii) Narrative description of how conflicts between land uses or
disturbances to wetlands, natural habitats and features and or wildlife
are being avoided to the maximum extent feasible or are mitigated.
There are not existing wetlands, natural habitats or features currently located
on site.
(viii) Written narrative addressing each concern/issue raised at the
neighborhood meeting(s), if a meeting has been held.
There was no neighborhood meeting.
(ix) Name of the project as well as any previous name the project may have
had during Conceptual Review.
The project is called Cargill Expansion. The project was referred to as 2540
E. Drake Road — Cargill Expansion at Conceptual Review.
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The location of this project and its proximity to Drake and Timberline Roads
will promote and support the idea of a predominance of the daily trips of the
employees of this project utilizing alternative modes of transportation
(walking/biking) or public transportation. The on -street bike lanes will help to
encourage safe cycling. Timberline Road is designated as an enhanced
travel corridor
Description of proposed open space, wetlands, natural habitats and
features, landscaping, circulation, transition areas, and associated
buffering on site and in the general vicinity of the project.
There are no wetlands or significant natural habitats within the boundaries of
the site.
Statement of proposed ownership and maintenance of public and
private open space areas; applicant's intentions with regard to future
ownership of all or portions of the project development plan.
The project will be owned by Cargill, LLC. All maintenance for common
areas, landscape, trash removal, stormwater infrastructure, and snow
removal shall be performed by the property owner.
(iv) Estimate of number of employees for business, commercial, and
industrial uses.
The number of employees is approximately 55.
(v) Description of rationale behind the assumptions and choices made by
the applicant.
Our assumptions are based on the following rationale for each proposed use:
The proposed Cargill Expansion is a new 40,800 S.F. building in the existing
Cargill campus, including a 16,800 S.F. central office area with an 8,000 S.F.
east wing consisting of growth rooms and lab space and a 16,000 S.F. north
wing housing a warehouse, shop and seed storage functions. The new
building will relocate these existing functions to a more centrally located area
of the campus which will provide good proximity and support for the existing
and future greenhouse buildings directly to the east and north. The office
portion of the building fronts Drake Road with large portion of the south
elevation addressing the street to create a strong entry and presence. The
east wing is defined by a recessed connector element which further assists in
reducing the overall mass of the south elevation. The north wing also utilizes
a similar recessed connector that creates the look of multiple smaller
buildings instead one large building. The office entry uses a large vertical
wall plane and overhanging roof element to accentuate the entry at the most
prominent corner of the building. Repetitive brick masses create a consistent
patterned language punctuated with areas of expansive glazing at the entry
as well as at the training and break rooms. High windows at the east and
north wings of the building provide for natural light and reinforce the facade
language around the building. A three -color cement stucco system
comprises the balance of the exterior wall materials. Parapet heights within
the office area and at the north and east wings are varied in height which also
helps to create massing which emulates multiple smaller buildings.
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The area surrounding the property contains a mix of single-family homes.
condominiums, a congregate care facility, a school, a neighborhood center
and other office and retail uses. The proposed buildings provide a transition
in scale to the residential area by being located mid -block and by providing a
softened edge with the use of landscape and change in building materials.
The visual impacts of the parking lot have been reduced by placing the
parking predominantly to the sides of the building. All service and trash areas
are located behind the building and screened from public view.
Principle LIV 14: Require quality and ecologically sound landscape
design practices for all public and private development projects
throughout the community.
Policy LIV 14.1 — Encourage Unique Landscape Features
The Cargill Expansion will utilize quality landscape materials throughout the
site, including enhanced entryway and parking lot screening.
Principle LIV15: Commercial developments create a powerful
impression of the City, both individually and taken together as a whole.
While corporate franchises and chain stores will remain vital and
recognizable, commercial developments shall be designed to contribute
to Fort Collins' distinct visual quality and uniqueness.
Policy LIV 15.2 — Seek Compatibility with Surrounding Development
While Cargill is not a corporate franchise, we do feel that this is a unique
building to Fort Collins and will be a good fit with the neighborhood. The new
building has been designed to be sensitive to the surrounding existing
development. The office portion of the building fronts Drake Road with large
portion of the south elevation addressing the street to create a strong entry
and presence. The east wing is defined by a recessed connector element
which further assists in reducing the overall mass of the south elevation. The
north wing also utilizes a similar recessed connector that creates the look of
multiple smaller buildings instead one large building.
Transportation
Principle T 9: Enhanced Travel Corridors will contain amenities and
designs that specifically promote walking, the use of mass transit, and
bicycling.
Policy T 9.1 — Locating Enhanced Travel Corridors
Principle T10: Using transit will be a safe, affordable, easy, and
convenient mobility option for all ages and abilities.
Policy T 10.1 — Transit Stops
Policy T 10.6 — High Frequency Transit Service
Principle T11: Bicycling will be a safe, easy, and convenient mobility
option for all ages and abilities
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(i) Statement of appropriate City Plan Principles and Policies achieved by
the proposed plan:
The Cargill Expansion meets the following applicable City Plan Principles and
Policies:
Economic Health
Principle EH 4: The City will encourage the redevelopment of strategic
areas within the community as defined in the Community and
Neighborhood Livability and Neighborhood Principles and Policies.
Policy EH 4.2 — Reduce Barriers to Infill Development and
Redevelopment
By expanding their facilities, Cargill will continue to promote and sustain their
local business thereby further enhancing the economic health of Fort Collins.
This represents business retention for a business that is successful and
unique to Fort Collins.
Environmental Health
Principle ENV 19: The City will pursue opportunities to protect and
restore the natural function of the community's urban watersheds and
streams as a key component of minimizing flood risk, reducing urban
runoff pollution, and improving the ecological health of urban streams.
Policy ENV 19.2 — Pursue Low Impact Development
Cargill is implementing LID by incorporating grass bioswales with and without
under drains, which will treat runoff from the existing greenhouse building, as
well as the new buildings.
Communitv and Neighborhood Livabilitv
Principle LIV 6: Infill and redevelopment within residential areas will be
compatible with the established character of the neighborhood. In areas
where the desired character of the neighborhood is not established, or
is not consistent with the vision of City Plan, infill and redevelopment
projects will set an enhanced standard of quality.
Policy LIV 6.1 — Types of Infill and Redevelopment in Residential Areas
Policy LIV 6.2 — Seek Compatibility with Neighborhoods
The Cargill Campus is a unique development located within a
zoning district primarily targeted towards residential development and similar
compatible uses. The current and continued use of this site for office,
research, and lab is classified as an Existing Limited Permitted Use.
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October 30, 2013
Cargill Expansion
Statement of Planning Objectives
This proposal is for a combined PDP/Final Plan submittal for the Cargill Research facility
located at 2540 East Drake Road. The proposed expansion would be located to the west of
the existing facilities. The entire 30-acre property owned by Cargill will be platted with this PDP
proposal. All of the existing buildings and improvements will be placed in Lot 1. The proposal
consists of a new office building, growth rooms, laboratory, seed storage, 2 new
greenhouses and a new shop, which would take up Lots 2 and 3.
Uses surrounding the property consist of the following:
South: Rigden Farm Ninth Filing — Parkside West
West: Sidehill Subdivision
North: Vacant Land — owned by Cargill
East: Vacant Land — Bucking Horse, Filing Two
Cargill currently operates a research and development center for specialty seeds and oils.
The proposed expansion will contain approximately 16,791 sq. ft. of office space, a 7,980
sq. ft. growth room, 16,305 sq. ft. or warehouse, shop and seed storage and 22,464 sq. ft. of
greenhouse. The new building will relocate Cargill's existing functions to a more centrally
located area of the campus which will provide good proximity and support for the existing
and future greenhouse buildings directly to the east and north.
The 6.54-acre site is in the L-M-N zoning district. The area surrounding Cargill contains a
mix of single-family homes, condominiums, a congregate care facility, a school, a
neighborhood center and other office and retail uses. The site is ideal for this type of use
as it provides an expansion to a major employer in Fort Collins. The proposed project is
located within walking and biking distance to schools, churches, and a neighborhood
shopping center, thus representing a reduction in the amount of cars on the streets. There is
an existing transit stop on Timberline Road at Custer Drive.
Main access to the expansion site will utilize a new entrance off of Drake Road located
approximately 600' west of the existing access, which will be closed and used for
emergency access only. The new drive will be 36' wide to accommodate delivery trucks and
Poudre Fire Authority requirements for a fire lane. 85 parking spaces will be provided for
employees and visitors on the south, east and west sides of the building. A truck loading
dock and trash enclosure are provided on the north end of the main building.
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