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HomeMy WebLinkAboutCSURF RESEARCH CAMPUS - ODP - 4-04B - REPORTS - RECOMMENDATION/REPORTCSURF Research Park, Overall Development Plan, #4-04B December 6, 2007 P & Z Hearing Page 8 RECOMMENDATION: Staff recommends approval of Colorado State University Research Foundation O.D.P., #4- 04B. CSURF Research Park, Overall Development Plan, #4-046 December 6, 2007 P & Z Hearing Page 7 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 Cooper Slough/Boxelder Master Drainage Basin. The majority of the stormwater runoff will be routed to the proposed water quality and detention ponds. The existing pond will be used for stormwater detention. All ponds will release the detained 2-, 10-, 50-, and 100-year storm flows into Boxelder Creek with sensitivity to the Erosion Control Buffer Limit. No new runoff will be directed into the existing irrigation ditch. The water quality capture volume was calculated using the Urban Drainage and Flood Control District's Storm Drainage Criteria Manual. This calls for 40-hour extended detention. At the time of Project Development Plan, a Final Drainage Report will address erosion control and best management practices in accordance with the City of Fort Collins. 7. Neighborhood Information Meeting A neighborhood information meeting was held on November 14, 2007. In general, concerns centered around traffic on East Prospect Road and the timing and funding of constructing public improvements necessary to serve the site. A summary of this meeting is attached. 8. Findings of Fact/Conclusion In evaluating the request for Colorado State University Research Foundation Research Park O.D.P., Staff makes the following findings of fact: A. The O.D.P. complies with the applicable standards as stated in of 2.3.2(H)(1-7 ). B. The City Council rezoned the parcel to E, Employment on November 6, 2007. C. The City Council voted to trade these 142 acres of land to Colorado State University Foundation in exchange for 267 acres of natural area in the northwest area of the Growth Management Area next to Reservoir Ridge Natural Area also on November 6, 2007. This transaction between the parties was closed on November 20, 2007. D. A neighborhood information meeting was held on November 14, 2007. CSURF Research Park, Overall Development Plan, #4-04B December 6, 2007 P & Z Hearing Page 6 There are currently no pedestrian, bicycle or transit facilities at or near the AVA Solar 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 existing access drive over Boxelder Creek to the Colorado Welcome Center. Since the balance of the western boundary adjoins the Running Deer Natural Area, there are no other opportunities to make any other connections. 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. The City Parks and Recreation Policy Plan show the "Boxelder Creek Trail' along Boxelder Creek. The Parks and Recreation Department indicates that the east side of the creek may be the best location. This is a long range improvement that will require close coordination with CSURF to ensure that the best options are preserved. 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. The O.D.P. has identified Boxelder Creek and its riparian zone as the primary ecological feature. Other natural features of importance include the existing pond and clumps of existing Cottonwood trees. All of these natural areas and features will be buffered in accordance with Section 3.4.1(E). Rough estimates and cross -sections of these possible buffer zones have been indicated. Finally, an ecological characterization study has been submitted which indicates those features requiring a buffer zone. CSURF Research Park, Overall Development Plan, #4-046 December 6, 2007 P & Z Hearing Page 5 manufacturing employees were assumed to not impact the roadways during the peak times. • Currently, the key intersections operate acceptably with existing control and geometry. • Intersections along the West Frontage Road, south of Prospect Road, will not meet peak our signal warrants. All other key intersections are currently signalized. • In the short range (2012) future, assuming background traffic only and no development of AVA Solar, the key intersections will operate acceptably, except the Prospect/Southbound 1-25 Ramp intersection in the aftemoon peak hour. • In the short range (2012) assuming full development of AVA Solar, plus an increase in background traffic, the key intersections will operate acceptably, except the Prospect/Southbound 1-25 Ramp intersection in the afternoon peak hour. • The Prospect/Southbound 1-25 Ramp intersection will operate acceptably with the addition of an eastbound right -turn lane. (2) For the long range future (2030) assuming both and increase in background traffic and full build -out of the O.D.P., the T.I.S. concludes: • The key intersections will operate acceptably but only if the 1-25/ Prospect Road interchange is reconstructed in accordance with the geometry shown in the "North 1-25 E.I.S" with the addition of dual left - turn lanes at the Prospect/West Frontage Road intersection. (3) West Frontage Road Classification • The T.I.S. recommends that the West Frontage Road be classified as a major collector street. This cross-section includes two travel lanes, two bike lanes and no on -street parking. • The T.I.S. indicates that the City may require separate left turn lanes on the West Frontage Road at the Prospect intersection. (4) Pedestrian, Bicycle and Transit Levels of Service CSURF Research Park, Overall Development Plan, #4-04B December 6, 2007 P & Z Hearing Page 4 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. The Transportation Impact Study indicates that the West Frontage Road will be the only intersection with Prospect Road. There will be no other collector or local street intersections with Prospect Road serving this O.D.P. (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 site is bounded by 1-25 on the east, the Poudre River on the south and Boxelder Creek on the west. The West Frontage Road connects the parcel to the north. The only opportunity to make a sub -arterial connection to and from adjacent developments and the O.D.P. is to maintain and improve the existing bridge over Boxelder Creek to the Colorado Welcome Center. With this connection, the O.D.P. complies with the standard. 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 for both the AVA Solar (Phase One, short term future - 2012) and the O.D.P. (Future Phases, long term future — 2030). (1) For Phase One — AVA Solar, the T.I.S. concludes: • The development of AVA Solar is feasible from a traffic engineering standpoint. Trip generation was calculated based on a mix of office and manufacturing employees. There will be an estimated 158 office employees working a typical 8:00 a.m. to 5:00 p.m. shift Monday through Friday. In contrast, there will be an estimated 528 manufacturing employees divided between two 12-hour shifts. These shifts are 7:00 a.m. to 7:00 p.m. and 7:00 p.m. to 7:00 a.m. and operate 24 hours per day, seven days per week. In determining the impacts on levels of service at the key intersections, the CSURF Research Park, Overall Development Plan, #4-04B December 6, 2007 P & Z Hearing 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. This standard is not applicable as the entire site is anticipated to include light industrial uses and support services. There are no planned residential uses. 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 East Prospect Road is classified as a standard arterial and the Southwest Frontage Road is classified as a collector. There are no other master - planned future streets (defined as a collector or arterial) that traverse or bisect the parcel. 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. There is an existing traffic signal at the intersection of Prospect Road and the West Frontage Road. Since the O.D.P. has only 950 feet of frontage along East Prospect Road, this standard has been satisfied by the existing condition. (2) 3.6.3 (D) - Spacing of Limited Movement Collector or Local Street Intersections with Arterial Streets. CSURF Research Park, Overall Development Plan, #4-04B December 6, 2007 P & Z Hearing Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: C; Vacant (Interstate Lands O.D.P.) S: P-O-L; City of Fort Collins Natural Area and Archery Range E: C; Vacant (Galatia O.D.P.) E: County — Commercial; Vacant and R.V. Sales W: P-O-L; City of Fort Collins Running Deer Natural Area and Welcome Center The site was originally owned by the City of Fort Collins Utilities and referred to as the Resource Recovery Farm. Despite this euphemistic title, this operation was typically called `The Sludge Farm" reflecting its true role in the management of our City's municipal solid waste. In 2003, at the conclusion of the solid waste operation, the Utilities sold the land to the Natural Areas Program. At this time, the property was rezoned into two parcels. The northeast comer was zoned C, Commercial and the balance was zoned P-O- L, Public Open Lands. On November 6, 2007, the site was recently rezoned by City Council from C, Commercial and P-O-L, Public Open Land to E, Employment. On November 20, 2007, the site was traded by the City of Fort Collins to Colorado State University Research Foundation (CSURF) in exchange for 267 acres of land in the northwest area of the Growth Management Area near the foothills next to the Reservoir Ridge Natural Area. 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. All of the uses depicted on the O.D.P. are permitted in this zone. The Land Use Standards of the Employment zone 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 AVA Solar, a light industrial manufacturing facility with office support functions. ITEM NO. 4 MEETINGDATE 12/6/07 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Colorado State University Research Foundation Research Park, Overall Development Plan, #4-04B APPLICANT: Colorado State University Research Foundation C/o BHA Design 4847 Innovation Drive Fort Collins, CO 80525 OWNER: Colorado State University Research Foundation P.O. Box 483 Fort Collins, CO 80522 PROJECT DESCRIPTION: This is a request for an Overall Development Plan on 142 acres located at the southwest quadrant of 1-25 and East Prospect Road. The site is the former City of Fort Collins Resource Recovery Farm. It is located between the Colorado Welcome Center and 1-25. The Overall Development Plan includes a future development phase for AVA Solar on approximately 25 acres. This is a light industrial use that will manufacture solar photovoltaic panels and include offices for support functions. An estimated 600 to 700 employees will be needed for this first phase. Future phases are expected to be a mix of offices and light industrial. The site was recently rezoned by City Council from C, Commercial and P-O-L, Public Open Land to E, Employment. In addition, the site was traded by the City of Fort Collins to Colorado State University Research Foundation (CSURF) in exchange for 267 acres of land in the northwest area of the Growth Management Area near the foothills next to the Reservoir Ridge Natural Area. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The amended O.D.P. has been evaluated by the standards of Section 2.3.2 (H) (1-7) of the Land Use Code and complies with these standards. This O.D.P. is being offered in anticipation of a P.D.P. for AVA Solar, a light industrial use. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT