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HomeMy WebLinkAboutAIRPARK VILLAGE - ODP - 16-05A - REPORTS - RECOMMENDATION/REPORTAirpark Village Overall Development Plan, #16-05A April 17, 2008 P & Z Meeting Page 7 8. Findings of Fact/Conclusion In evaluating the request for Airpark Village O.D.P., Staff makes the following findings of fact: A. The ODP complies with the applicable standards as stated in of 2.3.2(H)(1 —7). B. The proposed land uses comply with the E, Employment and L-M-N, Low Density Mixed -Use Neighborhood zone districts. C. A neighborhood information meeting was held on November 14, 2007. RECOMMENDATION: Staff recommends approval of Airpark Village O.D.P., #16-05A. Airpark Village Overall Development Plan, #16-05A April 17, 2008 P & Z Meeting Page 6 5. Section 2.3.2 (H)(5) — 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). Section 3.4.1 requires a plan to be compatible with and protect natural habitats and features and minimize impacts through a variety of techniques. One of these techniques is to use buffer zones. An Ecological Characterization Study has been submitted. As a result, the O.D.P. has identified the Dry Creek Channel and its riparian zone as the primary ecological feature. Other natural features of importance include the existing wetlands. All of these natural areas and features will be buffered in accordance with Section 3.4.1(E). Rough estimates and cross -sections of the Dry Creek Channel and possible buffer zones have been indicated. 6. Section 2.3.2 (H) (6) — Drainage Basin Master Plan This criterion requires an O.D.P. to be consistent with the appropriate Drainage Basin Master Plan. The O.D.P. is located in the Dry Creek Master Drainage Basin. The majority of the stormwater runoff will be routed to the proposed water quality and detention ponds. 7. Neighborhood Information Meeting A neighborhood information meeting was held on May 23, 2007. The site is next to a large established industrial and commercial area presently located within unincorporated Larimer County. The Dry Creek Subdivision is vacant. Consequently, the meeting was attended by business owners who do not reside in the immediate vicinity. In general, concerns centered around traffic on local streets and the timing and funding of constructing public improvements necessary to serve the site. Airpark Village Overall Development Plan, #16-05A April 17, 2008 P & Z Meeting Page 5 • There will be an estimated 2,051 morning peak hour trips, 1,822 afternoon peak hour trips and 19,854 trips per day at full build -out. • Needed improvements will include new auxiliary lanes, additional traffic signals, widening the arterial street system, and constructing new roadways. • The improvements indicated in this study conform to the Master Street Plan, the Mulberry Street Access Control Plan, and the East Mulberry Corridor Plan. • With the identified improvements, all traffic movements, all approaches, and all intersections will function acceptably through the long-term based upon City Level of Service standards. • There are currently no pedestrian, bicycle or transit facilities at or near the subject site. Pedestrian and bicycle facilities will be built when the various streets are brought up to urban street standards. 4. Section 2.3.2 (H)(4) — 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). A. With regard to Section 3.6.3 (F), this standard addresses continuing the only two existing streets that abut the project. Both International Boulevard and Airpark Drive will be extended to serve the site. B. With regard to Section 3.2.2(C)(6), Direct On -site Access to Pedestrian and Bicycle Destinations, this standard requires that the bike and pedestrian system be designed to provide logical, safe and direct connections to origins and destinations. These improvements will be constructed as each individual phase is developed. The City Parks and Recreation Policy Plan does not show any future trails in the nearby vicinity. According to the East Mulberry Corridor Plan: "With development or redevelopment, additional roadway width can be required for on -street bike lanes to accommodate bike traffic within and leading to activity areas." Airpark Village Overall Development Plan, #16-05A April 17, 2008 P & Z Meeting Page 4 (2) 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. Since the O.D.P. does not have direct frontage along either Timberline Road or Mulberry Street, this criterion is not applicable. Instead, the O.D.P. will provide a framework of streets that will link to future streets as per the East Mulberry Corridor Plan. The primary component of this proposed framework is an arterial street that would run parallel with the old runway. At the north, this street would turn 90 degrees and tie back into East Lincoln Street. At the south, this street would turn 90 degrees and tie into both International Boulevard and Airpark Drive. (3) 3.6.3 (F) — Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent Developments and Developable Parcels. This standard requires that development plans incorporate and continue all sub -arterial streets stubbed to the boundary. The O.D.P. is bounded by existing development on the east (Dry Creek Subdivision) and on the west (Fort Collins Community Airpark and Fort Collins Industrial Park). Although opportunities for sub -arterial connections are limited, sub -arterial street stubs are provided where feasible. The easterly street stub will connect into the local street system within the Dry Creek Subdivision. The westerly street stub will connect into the Industrial Park via Airpark Drive and Airway Avenue. C. 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. The T.I.S. concludes: • The development of Airpark Village is feasible from a traffic engineering standpoint. Trip generation was calculated based on a mix of office and employees related to research and development activities. In addition, trip generation for hotel, conference center, trade show and business were estimated. Finally, the residential area was factored into the analysis as well. Airpark Village Overall Development Plan, #16-05A April 17, 2008 P & Z Meeting Page 3 2. Section 2.3.2 (H) (2) — Density Ranges of Residential Uses 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. The O.D.P. indicates that the 'Residential Land Use Area" is 11.6 acres in size and may contain up to 86 dwelling units. Such density equates to 7.4 dwelling units per gross acre which exceeds the minimum and is below the maximum allowable density in the L-M-N zone district thus complying with the standard. 3. Section 2.3.2 (H)(3) — Master Street Plan and Levels of Service 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. A. With regard to compliance with the Master Street Plan, Section 3.6.1, the O.D.P. acknowledges that International Boulevard is classified as a two-lane arterial street and that the O.D.P. will continue this roadway classification through the site. This alignment conforms to the East Mulberry Corridor Plan and is designed to provide access within the square mile section bounded by Vine Drive (north), Timberline Road (east), Mulberry Street/State Highway 14 (south), and Lemay Avenue (west). B. 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. There are three specific sub -sections of the standard 3.6.3 (C), (D) and (F) that are applicable. (1) 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 O.D.P. provides access to Timberline Road via an extension of International Boulevard. Airpark Village Overall Development Plan, #16-05A April 17, 2008 P & Z Meeting Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: I — Industrial (County); Burlington Northern Railroad tracks and switching yard S: I — Industrial (County); Existing Industrial Park (For Collins Community Airpark Subdivision) E: L-M-N; Existing Dry Creek Mobile Home Park E: I — Industrial (County); Existing Industrial Park (Industrial Business Park International P.U.D.) W: I — Industrial (County); Existing Industrial Park (Fort Collins Business Center, Fort Collins Industrial Park, Fort Collins Community Airpark Subdivision) The Downtown Airpark was a privately owned but publicly used airport operated under the jurisdiction of the General Aviation Administration. It was in operation between 1966 and 2006. Upon the cessation of the airport operation, the land was sold by the Community Airpark Association to the present applicant. The site was included in the East Mulberry Corridor Plan, adopted in 2002. In April of 2006, the Downtown Airpark was combined with the Parsons and Kincaid parcels to form the subject property and annexed into the City. There have been no other land use approvals on the subject property. OVERALL DEVELOPMENT PLAN — REVIEW CRITERIA 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 site is zoned E, Employment and L-M-N, Low Density Mixed -Use Neighborhood. All of the uses depicted on the O.D.P. are permitted in these zone districts. The Land Use Standards of the Employment and L-M-N zones are not applicable as there are no buildings or structures proposed at this time. Such standards will be evaluated with the P.D.P. associated with future development. City Collins Planning & Zoning Board Staff Report Item No. 5- Meeting Date Staff -TPd S/W--ba rc� PROJECT: Airpark Village Overall Development Plan, #16-05A APPLICANTS: Airpark Village L.L.C. c/o M.T.A. 204 Walnut Street, Suite D Fort Collins, CO 80524 OWNERS: Airpark Village L.L.C. 1593 Jamaica Street Aurora, CO 80012 PROJECT DESCRIPTION: This is a request for an Overall Development Plan for the former Downtown Airpark in anticipation of redevelopment of the terminal building, runways and taxiways. The O.D.P. contains 151 acres and identifies a mix of land uses including employment, light industrial, commercial, offices and residential. The parcel includes two zone districts — Employment and Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: A. The O.D.P. complies with the applicable standards as stated in of 2.3.2(H)(1 —7). B. The proposed land uses comply with the E, Employment and L-M-N, Low Density Mixed -Use Neighborhood zone districts. C. A neighborhood information meeting was held on November 14, 2007.