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HomeMy WebLinkAboutNORTHEAST CORNER OF EAST PROSPECT ROAD & I-25 - REZONING - 16-07 - SUBMITTAL DOCUMENTS - ROUND 1 - PETITIONAt the present time, Larimer County has adopted the Plan and the COFC and the Town of Wellington are nearing adoption. The jurisdictions are also developing an Inter -Governmental Agreement pertaining to the implementation of the Plan which addresses the formation of a Stormwater Drainage Authority which would have contracting/financing authority for the construction and long-term maintenance of the flood control improvements. Flood flows on the Subject Property The natural flood channel of Boxelder Creek in the vicinity of Prospect has been impacted by several man-made obstructions including the interstate itself. The creek currently crosses under I-25 in a series of box culverts at a point midway between Prospect and Mulbery. This crossing point is at the extreme NW corner of the subject property. The culverts under I-25 at this location are of insufficient capacity to carry the predicted 100 year flood. As a result, stormwater modeling indicates that a "split flow" will be created at time of high stormwater flows which will result in the flooding of several acres of the subject property. This flooding (termed the Boxelder / I-25 Split Flow) crosses Prospect south of the subject property just east of the I-25/Prospect interchange and flows generally southeasterly through the town of Timnath flooding hundreds of acres until it then reaches the Cache la Poudre River at a point southeast of Timnath. The short-term solution The owners, working closely with the COFC stormwater utility, engineering and transportation departments and with PBS&J Consulting Engineers, have developed a conceptual plan whereby the entire split flow would be carried across the west end of the subject property in a stormwater channel. Said channel would intercept the excess flows adjacent to the culverts under I-25 and would carry them across the subject property to Prospect Road at the historic overtopping point of the road. At this point the flood would be directed back to its "natural" flood plain. The effect of this stormwater channel would be to limit the entirety of the "split flow" across the subject property to the width of the channel thereby eliminating the floodplain on the rest of the property. The owners are currently completing some additional engineering on this channel and are slated to meet with representatives of COFC stormwater/engineering/transportation, CDOT, and the two ditch companies to further refine the plan. The owners will then obtain FEMA approval of the channel through the CLOMR/LOMR process. We believe that this process will be completed within a year. The long-term solution The Regional Stormwater Master Plan has as one of its goals, the elimination of the Boxelder / I- 25 split flow. Preliminary engineering calculations completed as a part of the Master Plan indicate that if all of the recommended improvements are constructed, this goal will be achieved. The Alliance is currently seeking more detailed topographic information on the Boxelder floodplain which will be used to further refine floodplain modeling. This information will also be used to further refine the details of the Boxelder I-25 split flow. However, there remain a number of details to be worked out regarding the formation of the recommended stormwater utility, collection of advanced engineering / design information and district financing that raise a question regarding the reality and timing of the regional solution. At the present time, the applicants believe that the on -site channel described above is the best, most cost effective and most realistic solution to the local flooding issue. COFC contact for further information: Bob Smith: bsmithafc og v.com, 970.224.6021 OVERVIEW BOXELDER CREEK FLOODPLAIN SOLUTIONS Background Boxelder Creek is a natural creek which flows generally from north to south, draining a 265 square mile watershed extending from southern Wyoming to the creek's confluence with the Cache la Poudre River southeast of Ft. Collins. The lower portion of the watershed is becoming urbanized, has a history of flooding and is impacted by numerous existing man-made structures (irrigation canals, culverts, roadways, railroad crossings, etc). The 100-year Boxelder floodplain that was recently adopted by the Federal Emergency Management Agency (FEMA) impacts many existing residential and commercial properties and, if flood flows are unabated, limits the ability for future development within what has become a highly desirable area. Since the Boxelder Creek Watershed affects many property owners in several governmental jurisdictions, flood control mitigation should be developed through a cooperative effort among these affected interests. To that end, the Boxelder Creek Regional Alliance was formed in early 2004 to develop a regional solution that would be more efficient and cost-effective to implement than if the entities dealt with the flood threat independently. The Regional Alliance consists of representatives from the following entities: • Larimer County • Town of Wellington • City of Ft. Collins • Town of Timnath • Town of Windsor • The North Poudre Irrigation Company • The Boxelder Sanitation District • The New Cache la Poudre Irrigation Company • The Lake Canal Irrigation Company • A private property owners group • Colorado Water Conservation Board (CWCB) As part of the Regional Alliance, a Technical Advisory Committee (TAC) and a Financial Advisory Committee (FAC) were established to oversee the technical and financial aspects respectively of a regional mitigation solution. The TAC selected an engineering consultant, PBS&J, to complete the engineering and financial analyses and to recommend the components of a Regional Master Drainage Plan. The Applicant served on the TAC and the FAC and was one of five members who funded the regional study. In October, 2006, following numerous public meetings, PBS&J published the Final Boxelder Creek Regional Stormwater Master Plan. The Plan identifies a series of upstream impoundments, channel improvements and road crossings which will reduce the volume of flood flows reaching the lower portions of Boxelder Creek and which limit the flood waters to the improved creek channel. A hard copy of the Plan is available at the COFC Stormwater Utility office and an electronic copy is available on the City and on the County web sites. 1-25 and Prospect Regional Retail Opportunity Study Final Report June 8, 2007 2. The White property will draw from a larger regional trade area experiencing greater growth to the east of Fort Collins. The project trade area will support approximately 1.5 million square feet of additional retail over the next 10 years. The demand for regional goods has been estimated by forecasting household and real income growth within the larger regional trade area including all of Larimer County (except the Estes Park area) and portions of western Weld County including Windsor and Timnath. This trade area is expected to generate $2.4 billion in additional resident expenditure potential between 2006 and 2016. This additional resident expenditure potential will translate into approximately 1.5 million square feet of additional regional retail space (after netting out estimated retail sales for Front Range Village). 3. The White property will face substantial competition from other proposed retail locations for a limited number of available anchor tenants. The Front Range Village site is just breaking ground and the Centerra project in Loveland has substantial additional development capacity. Additionally, the Foothills Mall in Fort Collins is expected to undergo a major expansion/redevelopment. The number of potential anchor stores looking for sites in the trade area is quite limited. Wal-Mart (which is expected to locate in Timnath), Costco (which is now considering its options for expansion to Northern Colorado), and Kohl's are considered likely prospects in the next five years. Although Costco is a strong prospect for the White property, the competitive sites in the I-25 corridor (including the Mulberry property in Fort Collins, the Flatirons properties in Timnath, and the Highway 392 property in Windsor) are also pursuing this highly desired anchor tenant. 4. The White property will be at a substantial competitive disadvantage for attracting retail tenants until the I-25 and Prospect interchange plan is financed. Each of the regional retail sites in the I-25 corridor has major infrastructure challenges. Only one or two of the four competitive sites are expected to move ahead in the next 5 to 10 years. The White property will therefore need to quickly develop an interchange reconstruction plan and financing plan to remain a competitive site for regional retail development. I. INTRODUCTION AND SUMMARY OF FINDINGS This report summarizes the analysis and conclusions of Economic & Planning Systems (EPS) regarding regional retail development opportunities on a 129-acre site located at 1-25 and Prospect in the northeast corner of City of Fort Collins. This study addresses the market viability of the White property site and its implications regarding existing retail sites in the City and the larger trade area. It also estimates the impacts of this project on overall City retail sales capture and related sales tax revenues. SCOPE OF WORK The retail market analysis includes the following tasks: ■ Retail Sales Flows - EPS quantified the resident retail expenditures for the City of Fort Collins and a larger regional trade area centered on the subject property. Retail expenditures were compared to existing retail sales by store category to estimate sales inflows and outflows for the City. These sales flows identified key store categories with the potential for additional store space. Retail Market Analysis - EPS inventoried major large format and mass merchandise retailers in the regional trade area (including Fort Collins, Loveland, Windsor, and Timnath). The inventory of existing retailers supplemented the sales flow analysis. The result was a comprehensive analysis of the retail opportunities in the City of Fort Collins and regional trade area. Site Specific Retail Opportunities - Based on the existing and projected market conditions, site specific development options were developed for the available regional retail sites along the I-25 corridor in the City of Fort Collins. The analysis considered site constraints, capacity, and delivery, timing and the influence of these attributes on the retail development opportunities of the sites. SUMMARY OF FINDINGS The following points summarize the analysis of retail development potentials for the I-25 and Prospect site. 1. The forecasted growth in households and real incomes in the City of Fort Collins will support approximately 500,000 square feet of retail space in the next 10 years. Based on household and real income growth, decreases in outflow and increases in inflow will support an estimated 480,000 square feet of additional retail space across all store categories. This amount is net of the 900,000 square feet of anticipated development at Front Range Village. Approximately 114,000 square feet of additional retail space will be convenience oriented retail and the remaining 366,000 square feet will be regionally oriented space. Economic d- Planning Systems Pa61i[ Finance Real !'rare E[nnamiu Regional F[onorni[s land Use Pnhq• FINAL REPORT I-25 AND PROSPECT REGIONAL RETAIL OPPORTUNITY STUDY FORT COLLINS, COLORADO Prepared for: City of Fort Collins Prepared by: Economic & Planning Systems, Inc. June 2007 EPS #16888 DENVER 9ER KE L ET SAC RA MIE 730 Seventeenth Street, Suite 630 phone: 303-623-3557 phone: 510-841 -9190 phone: 916-649-8010 Denver, CO 80202-3511 fax: 303.623.9049 fax: 510-841-9208 fax: 916-649-2070 www.cpsys.com J J J J NORKIS DESIGN June 20, 2007 Cameron Gloss, Director City of Ft. Collins Planning Department 281 North College Ave Ft Collins. CO 80522 Steve Olt, Planner City of Ft. Collins Planning Department 281 North College Ave. Ft Collins. CO 80522 Dear Cameron and Steve Per our discussions earlier this week, please find transmitted herewith some information to supplement the Rezoning Petition for the White Property located at the northeast comer of Interstate 25 and Prospect Rd. in the City of Ft. Collins. The petition was submitt3d Friday, June 15, 2005, We are transmitting a document entitled EPS Final Report Summary which has been taken from the EPS report completed for the City of Ft Collins. The first two pages of the report provides a summary of the findings and is the justification for the Rezone Petition. If P&Z staff would like additional information, they can obtain a full copy of the report from Mike Freeman who commissioned the report. I've also attached the Overview of the Boxelder Creek Floodplain Solutions that provides some background on the Boxelder Creek stormwater issue as it affects the subject property. A summary of the near -term and long-term solutions which we and the Boxelder Creek Regional Alliance have developed for the predicted storm event is included. References to additicnal sources of information on this topic have also been provided. Contact information is provided for a COFC Stormwater Utility Department contact person (Bob Smith) as an additional resource. If you need additional information please feel free to contact me Sincerely. Norris Design Wendi Birchler Principal ji 1t fm , o . o a� 74,\ y SW 1/4 WEST 6TH SEC )N 15, P.M., COUNTY TOWNSHIP 7 OF LARIMER, EXHIBIT A 11 )RTH, RANGE 68 STATE OF COLORADO L1 N 89'56'38" W 635.26' L11 N 84'56'30" W 552.56' L2 N 89.56'38" W 466.90 L12 N 6T49 30 W 101.38' L3 N 07'00'10' E 191.80' L13 N 54'49'03" W 895.34' L4 N 03'30'59 E 120.05 L14 N 14*23*52 W 78.64' L5 N 13.12'43 E 84.97' L15 N 00'14 26 E 1151.18' L6 N 04.34'18" E 117.51' L16 N 09*23*57" W 59.72' L7 N 30.23125" E 95.23 717 S 89-350570 E 2598.20' N 3'3532;WW 198 S 00'08'25" W 1331..29' 54'34 1 6162f L1 N 8947 03 W 63770 L9 10 76' . L20 I S 00.03'22" W 1334.24' NOTE THIS DRAWING IS MEANT TO DEPICT THE ATTACHED LEGAL DESCRIPTION AND IS FOR INFORMATIONAL PURPOSES ONLY. IT DOES NOT REPRESENT A MONUMENTED LAND SURVEY. CENTER y4 G. L+f•TiAll . L uww AAS 14 SECTION 15 ZONING EXHIBIT 1 "=500' '; ii l �._, EJ�! -i /i�_. Sheet 710 WEST COLFAX AVE. Date: 0 1 DENVER, COLORADO 80204 r W of PH: 303-753-6730 h ke ENGINEERS 1 z FAX: 303-753-6568 Job No.: W04094 1 SURVEYORS n EXHIBIT A A PARCEL OF LAND BEING PART OF THE SOUTHWEST QUARTER (SW1/4) OF SECTION FIFTEEN (15), TOWNSHIP SEVEN NORTH (T.7N.), RANGE SIXTY-EIGHT WEST (R.68W.) OF THE SIXTH PRINCIPAL MERIDIAN (6TH P.M.), COUNTY OF LARIMER, STATE OF COLORADO AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 15 AND ASSUMING THE SOUTH LINE OF THE SOUTHEAST QUARTER (SEI/4) OF SAID SECTION 15 AS BEARING SOUTH 89°56'23" EAST, AS DETERMINED BY A GPS OBSERVATION, A DISTANCE OF 2638.04 FEET WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO: i THENCE NORTH 89056'38" WEST ALONG THE SOUTH LINE OF SAID SW1/4 A DISTANCE OF 635.26 FEET TO THE POINT OF BEGINNING: THENCE NORTH 89056'38" WEST, 466.90 FEET; THENCE NORTH 07000'10" EAST, 191.80 FEET; THENCE NORTH 03030'59" EAST, 120.05 FEET; THENCE NORTH 13012-43" EAST, 84.97 FEET; THENCE NORTH 04034'18" EAST, 117.51 FEET; THENCE NORTH 30023'25" EAST, 95.23 FEET; THENCE NORTH 03035'32" WEST, 112.92 FEET; THENCE NORTH 39054-34" WEST, 66.61 FEET; THENCE NORTH 76016-30" WEST, 150.63 FEET; THENCE NORTH 84056-30" WEST, 552.56 FEET; THENCE NORTH 67049'30" WEST, 101.38 FEET; THENCE NORTH 54049'03" WEST, 895.34 FEET; THENCE NORTH 14023'52" WEST, 78.64 FEET; THENCE NORTH 00014'26" EAST, 1151.18 FEET; THENCE NORTH 09023-57" WEST, 59.72 FEET TO THE NORTHERLY LINE OF SAID SECTION 15; THENCE ALONG SAID NORTHERLY LINE, SOUTH 89035'57" EAST, 2598.20 FEET TO THE NORTHEAST CORNER OF SAID SECTION 15; THENCE SOUTH 00008'25" WEST ALONG THE EASTERLY LINE OF SAID SECTION 15, 1331.29 FEET; THENCE NORTH 89047'03" WEST, 637.70 FEET; THENCE SOUTH 00003'22" WEST, 1334.24 FEET. TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL CONTAINS 4571543 SQ. FT. (104.948 ACRES) MORE OR LESS. CJ BIEWENGA PLS #23032 FOR AND ON BEHALF OF R&R ENGINEERS -SURVEYORS, INC. 710 WEST COLFAX AVE. DENVER, COLORADO 80204 JOB #: RIV04094 DATE: 617107 I (We), the undersigned, do hereby respectfully petition and request that the City Council amend the zoning ordinance of the City of Fort Collins by changing the zoning of the hereinafter described parcel, containing 104.948 acres, more or less, from Industrial District zoning district to Commercial Corridor zoning district: (Please See attached.) Reason for Request: (Please see attached.) Please attach listing of names and addresses of all persons owning land (as per Larimer County Assessor's office on date of request) within 800 feet of any portion of the area under petition for rezoning. Respectfully submitted, State of Colorado ) ) ss. County of Larimer ) The forgoing instrument was acknowledge before me this /3 day of J✓nZ 2 007 BY Okl ki 6,lichlor for the purpose therein set forth. My commission expires 7/ 1 of a-7 Notary Public Please return to the City of Fort Collins Current Planning Department. /-!;m im City of Fort Collins Petitioner: CITY OF FORT COLLINS REZONING PETITION Land Acquisition and Management LLC 7200 S. Alton Way Ste. B 150 Name Address Centennial, Colorado 80012 City, State, Zip '�:- �: Let 6 /1 Signature / Owner: Land Acquisition and Manaaement LLC Name c l� P Signature 7200 S. Alton Way Ste. B 150 Address Centennial, Colorado 80012 City, State, Zip To the City Council of the City of Fort Collins, Colorado.