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HomeMy WebLinkAboutNIX FARM NATURAL AREA FACILITY - PDP/FDP - 10-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSalternative exit/entrance route. As well, this would potentially give patrons of the bike path an additional point in which to leave their vehicles to utilize the path. As there is not any public owned parking areas or off street parking in this part of the bike trail, this would be a great opportunity for the City to provide bike path parking at that facility as well. At this time, we do not have any major concerns about the development itself, just the impact of the increased traffic problem and poor access. We would like to be kept informed about the advancements of this project and how they might impact our facility Sincerely, Mic ael J. ynch, DO Rdbert . Homb MD avid M. Abbey, MD William L. Harrison, MD „--.%��d rge A. end,', MD Debra Schoonover Practice Manager CC: Charles Hatchette, MD — GeneralCare Health Services, Inc. INTERNAL MEDICINE CLINIC OF FORT COLLINS, PC 1100 Poudre River Drive - Fort Collins, CO 80524 Phone: (970) 224 - 9508 - Fax: (970) 224 —1210 Michael J Lynch, Ph.D., DO —Robert C. Homburg, AM — David M. Abbey, MS, MD— William L. Harrison, MD Jorge A. Allende. MD -James D. Kavalec, PA-C — Priscilla J Virant, PA-C April 6, 2001 Cameron Gloss Current Planning Director City of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 RE: Natural Areas Program Proposal Dear Mr. Gloss, This office understands that the proposal for the Natural Resources Program to convert the Nix Farmhouse desires to utilize Poudre River Drive and Hoffman Mill Road as it's main vehicle entrance rather than the alternative of Timberline Rd. It is also our understanding that an additional 100 vehicles are expected to access this facility daily. We have serious concerns about this proposal. Our office is located at the corner of Lemay and Poudre River Drive. Our driveway is adjacent to Hoffman Mill Road. We have already written your office with concerns over increased traffic on Lemay and how difficult it is to pull out onto Lemay from Poudre River Drive. This has been of increased concern with this intersection as it has already been the site of multiple accidents, due to difficult access to pull out and poor visibility because of the type of foliage in the planters. Already, we are expecting significant increase in traffic along Lemay Ave., with the Walmart and additional housing that have been or are currently being added. Poudre River Drive will have increased traffic with the addition of the GeneralCare Clinic that will also house a physical therapy business. Due to the proximity -of the Poudre River, and Railroad crossing, improvements of the surrounding streets is nearly impossible. As our facility mainly services elderly patients, we are gravely concerned about the safety and welfare of those patients as well as our other patrons, trying to access and leave our facility. The alternate solution to have main access from Timberline is ideal. This would allow for better traffic flow and less possibility for accidents. Currently, Poudre River Drive is the only public exit out of this area. If there is construction on Lemay (under current proposal) or other access problem, the residents and businesses and their patrons would be potentially unable to access their homesibusinesses. This would allow for an To: Mr. Cameron Gloss, Current Planning Director From: Charles Hatchette, M.D. GeneralCare Health Services, Inc. RE: Nix Farm traffic impact Date: May 27, 2001 Dear Mr. Gloss, MAY 3 0 2001 After review and reflection on Mr. Sears' reply to the Nix Farm development proposal traffic impact concerns we have raised, I feel we must renew our objection to this proposal since some significant planning issues remain unresolved. Although the estimated traffic volume generated by this development is "estimated" to be 100 trips per day, this estimate was informally generated through conversations with Natural Resources staff since traffic volume could not be derived using customary references. Trip volume could easily rise if these informal estimates are inaccurate, or if staffing levels were to increase in the future, or if there were a future change in the use of this facility. This informal estimate does not include the impact of any associated activities, such as "trailhead parking". Development of the GeneralCare Clinic project was contingent upon granting a public assess easement adjacent to the railroad track to enable the construction of a future bike -path between Old Town and Prospect Avenue, running along the North side of the railroad tracks. To my knowledge, no planning . has been done to relate Hoffman Mill Road and this proposed bike path. Issues regarding easement width and how best to accommodate both the existing road and the path are still unresolved. At the very least, a street planning effort should be completed before Hoffman Mill Road becomes the main entrance to a large, permanent new City facility. Where is the logic in allowing this project to move forward if it is known in advance that access cannot legally be upgraded to current City street standards? A traffic engineering study in April of last year concluded that: 1. Acceptable pedestrian level of service could NOT be achieved with the proposed design. 2. The level of public transportation service would be in the "D" category, since the closest present or anticipated bus route is over 1320' distant. A unique development situation exists for this area, since it is a narrow strip of land that is sandwiched between the railroad track and the Poudre River, and the ONLY exit (onto Lemay) is increasingly difficult, especially for southbound traffic. Development of land to the East and Southeast of the internal medicine clinic may well be impacted by traffic engineering concerns, even without the burden created by this new facility. The anticipated addition of physical therapy services to those services already offered by GeneralCare may significantly increase the daily traffic volume contributed by our facility. It is NOT our intention to propose any link between Timberline and Lemay, as suggested in Mr. Sears' letter, nor do we suggest that the only acceptable eastside access route must run between the existing ponds. Rather, we propose that a comprehensive and formal feasibility study be conducted regarding a connection between the proposed facility and Timberline Road before this project is approved, given the adverse impact on existing businesses in the area, and the potential for future problems. We think it is good planning to address these issues now. Sincerely, Charles Hatchette, M.D. GeneralCare Health Services, Inc. 1025 Pennock Place Fort Collins, CO 80524 General Care Clinic and our facility is 1,400 vehicles per day. According to the City's Traffic Engineer this is a low traffic volume for this type of intersection. Our projected 100 vehicles a day is less than a 10% increase in traffic volume. We feel that this is an insignificant increase to the existing low traffic volume. We appreciate your concerns about the heavy traffic volumes on Lemay Avenue and that the traffic on Lemay Avenue will get worse over time. We feel that the traffic we are adding to Poudre River Drive will not have a significant impact on the existing access to Lemay Avenue off Poudre River Drive. Hoffman Mill Drive is a private drive that is currently being maintained by the City. If Poudre River Drive is ever extended to the east in the future, Hoffinan Mill Drive may be rerouted to connect with the extension. We understand your concern about the safety of your elderly clients trying to access Lemay Avenue. However, we do not see how the slight increase to traffic on Poudre River Drive will affect their safety. The traffic volume on Poudre River Drive is very low. You have suggested that we extend Hoffinan Mill Road to Timberline Road for our access and for an alternative access to Poudre River Drive. We do not want to do this for a variety of reasons. Natural Resources purchased the property along Timberline Road for the Kingfisher Natural Area to restore, protect and enhance wildlife habitat. Having a road between the two ponds would have a significant impact on the wildlife habitat. Although the City's regulations allow an emergency access road between the two ponds, the regulations prohibit a street being built. If Hoffman Mill Road were extended to Timberline, it would not decrease traffic on Poudre River Drive it would actually increase the traffic volume on Poudre River Drive. If Hoffinan Mill Road were connected to Timberline, it would greatly increase the value of the undeveloped land east of Lemay and accelerate the development of that land. Also traffic would use Hoffman Mill Road as a short cut to avoid Riverside Drive or Mulberry Street. I hope that I have addressed your questions and concerns, but I would like the chance to meet with you and discuss your concerns in more detail. I will give you a call to set up a meeting. Respectfully, Mark Sears, Natural Areas Program Manager Cc: Cameron Gloss, Current Planning Director Elmer Schneider Dave Hill Commu _y Planning and Environmental rvices1lJ recycletl paper Natural Resources Department City of Fort Collins May 23, 2001 General Care Health Services P.O. Box 2127 Fort Collins, CO 80522 Internal Medicine Clinic of Fort Collins, PC 1100 Poudre River Drive Fort Collins, CO 80524 Attn: Charles Hatchette, M.D. Michael J. Lynch, DO Robert C. Homburg, MD David M. Abbey, MD William L. Harrison, MD Jorge A. Allende, MD Debra Schoonover, Practice Manager Re: Access to Natural Areas Facility at Nix Farm Natural Area I'm sorry that I am so slow responding to your two letters stating your concerns about the proposed Natural Areas Facility traffic accessing Lemay Avenue. I thought it would be best if I responded to both letters in this one letter, so that everyone could see my responses to the issues raised in both letters. There will be a public hearing for this project on June 6, at 4:00 PM, at 281 N. College Avenue, at which you may also voice your concerns. You should receive a separate letter notifying you of the hearing. I would like to meet with you prior to the hearing in an attempt to resolve the issues before the hearing. This hearing is the final approval for our proposed development and we would really like to get approved. The Nix farmhouse will be remodeled into an office building for some of our Natural Areas Program staff and a new maintenance facility will be built for our maintenance staff. We anticipate very few visitors coming to our facility, therefore we do not need to be visible to the public. Since our facility will be a long way from Lemay Avenue we did not want to encourage the use of our site as a trailhead parking lot. The maximum future daily traffic in and out of our facility is anticipated to be 100 vehicles a day, with a maximum number of 29 vehicles in an hour. Most of our staff work ten-hour days so our traffic will be spread out from 6:00 AM to 6:00 PM seven days a week rather than 8 to 5 Monday thru Friday. They will be driving almost exclusively cars and pickups. The existing traffic on Poudre River Drive is approximately 1,000 vehicles per day. The projected future traffic on Poudre River Drive including traffic from the 281 N. College Ave. 0 PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6600 • FAX (970) 224-6177 �@Nfl To: Mr. Cameron Gloss, Current Planning Director MAR 2. 9 2001 D From: Charles Hatchette, M.D. GeneralCare Health Services, Inc. RE: Neighborhood information meeting By Date: March 27, 2001 Dear Mr. Gloss, Thank you for hosting last night's meeting about the Nix's Farmhouse conversion currently being proposed by the Fort Collins Natural Resources Department. My wife and I enjoyed the hospitality and the information about this proposed development. After reflection, I still have concerns about the traffic impact from the proposed development, and would like to summarize these for your consideration. 1. Traffic problems could easily develop at the corner of Poudre River Drive and Lemay Avenue due to current and future development, even without the additional burden of approximately 100 cars per day anticipated by this project. Southbound exits from Poudre River Drive onto Lemay will remain a traffic engineering problem, due in part to the proximity of the rail crossing and the Riverside Avenue signal. 2. Truck traffic on Hoffiman Mill Road is already quite heavy due to the City recycling operation. My understanding is that Hoffman Mill Road cannot be brought up to current City street standards because it meanders into the railroad right-of-way over much of its length. Additionally, easement and road width issues are complicated by a proposed bike path along the North side of the right-of-way, and by houses that are located quite near the tracks. 3. City planners have recently given serious thought to returning parts of Hoffman Mill Road to private ownership. This in itself would seem to argue against making it the main entrance to the proposed development. On a more general note, I wonder if the public interest in a visible, accountable and accessible Natural Resources Department is well served by this plan. Since the proposed access to this publicly -funded facility is (for all practical purposes) so hidden, it may be difficult for members of the general public to even find this facility, as it is currently being considered. A simple solution exists. Development of the existing road that joins Timberline would provide visible access, signage, and possibly even parking areas for bike path users. I understand the City already owns this land, and that an unpaved access road to the farmhouse is already available for fire department use. Suggestions that such a road would not be "natural enough" are somewhat suspect, to say the least. Thank you for considering these comments. Overall, this development project seems quite worthwhile, and we hope to be kept informed as it moves forward. Sincerely, Charles Hatchette, M.D. Copies: Elmer Schneider 2334 West Ridgecrest Road Dave Hill 3500 JFK Parkway Michael Lynch, Ph.D., D.O. 1100 Poudre River Drive Robert Homberg, M.D. 1100 Poudre River Drive David Abbey, M.D. 1100 Poudre River Drive William Harrison, M.D. 1100 Poudre River Drive file Nix Farm Natural Areas PDP Neighborhood Meeting Monday, March 26, 2001 Nix Farmhouse-7:00 pm Comments: Q: Could site access be provided from Timberline Rd. rather than Lemay Ave? A: Natural Resources does not want to adversely impact the reclaimed adjacent Kingfisher Natural Area and legal access to Lemay Ave. already exists. Q: Is Lemay Ave. adequate to accommodate traffic generated from this site as well as the existing offices and that under construction? A: The Traffic Impact Study (TIS) indicates that there is adequate capacity. Q: How will the new bicycle path parallel to the Great Western railroad track be accommodated? Should it be at the UP/SP tracks instead? A: Natural Resources will dedicate easements necessary for a future path, but no alignment as been finalized. The City's Transportation Department has presented no other alternatives. 1 No Text Nix Farm Natural Area- . acility, Project Development Plan, File .. 10-01 June 6, 2001 Type 1 Hearing Page 7 Utility meters, trash collection, and other service functions are incorporated into the overall design scheme of the site so that these uses are screened and out of view of high visibility areas. D. Transportation and Circulation [3.6] 1. Transportation Level of Service Requirements [3.6.4] — The Transportation Planning Department has determined that the project meets the applicable Level of Service (LOS) requirements for vehicular, bicycle, pedestrian and transit facilities. 2. Transit Facilities Standards [3.6.5] — There is an existing Transfort route that goes down Riverside Avenue and Lemay Avenue. Employees can utilize this existing system including the existing bus stops. Transit will function at LOS D, within the acceptable service level. FINDINGS OF FACT/CONCLUSIONS After reviewing the Nix Farm Natural Areas Facility, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the (P-O-L) Public Open Lands District. 2. The Project Development Plan complies with all applicable district standards of Section 4.10 of the Land Use Code, the (P-O-L) Public Open Lands District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 4. The Subdivision Plat conforms to the provisions of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Nix Farm Natural Areas Facility, Project Development Plan and Subdivision, Current Planning File # 10-01. List of Attachments: Attachment A: Site Vicinity Map Attachment B: Neighborhood Meeting Comments Attachment C: Correspondence Nix Farm Natural Areas , acility, Project Development Plan, File ft 10-01 June 6, 2001 Type 1 Hearing Page 6 3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is designed in a way that protects its roofs access to sunshine between 9am and 3pm on December 215f. The physical elements of the development plan are located and designed in a way that will not cast a shadow onto structures within the site or on adjacent property greater than allowed in this section. 4. Site Lighting — [3.2.4] —As required the applicant is using lighting fixtures that are concealed and fully shielded featuring sharp cut-off capability which reduces up -light, spill -light, glare and unnecessary diffusion on adjacent property. The maximum and minimum lighting on -site lighting levels are in compliance with this section. B. Engineering Standards [3.3] 1. Plat Standards [3.3.1] • Public Sites, Reservations and Dedications [3.3.1(C)] —A series of easements will be dedicated in conjunction with the Final Plat. 30 foot -wide access and drainage easements will correspond with the private drive encircling the facility. Further, this easement will be widened to 42 feet and expanded to include emergency access rights between Timberline Road and the facility. A drainage easement is being dedicated south and east of the facility to accommodate an on - site water quality pond. 2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies with the requirements of the Stormwater Department. 3. Engineering Design Standards [3.3.5] — This project complies with all design standards, requirements, and specifications for all of the commenting departments and agencies. C. Building Standards [3.5] Building and Project Compatibility [3.5.1] — The proposed new construction and building rehabilitation has been designed to complement the architectural and site characteristics of the historic Nix Farm. An application has been received for local landmark designation of the main farmhouse. City Council consideration of this request will be heard at its February 5, 2001 hearing. The City's Landmark Preservation Committee has evaluated the submitted building elevations and provided comment through a complimentary review process. The latest plans incorporate changes to roof materials and design that will make the new maintenance facility evoke a more agricultural theme and be more sympathetic to the existing Craftsman style bungalow and historic dairy barn. Nix Farm Natural Areas racility, Project Development Plan, File * 10-01 June 6, 2001 Type 1 Hearing Page 5 provided. Patterned crosswalks at the private drive add to pedestrian safety and demarcate the continuous walkway system. This requirement is therefore satisfied. • Access and Parking Lot Requirements [3.2.2(D)] — Vehicle areas are clearly separated from walkway areas (see above). Unobstructed vehicular access is provided from the public street to all parking spaces. The private drive and all off-street parking areas are surfaced with materials in conformance with City specifications. Asphalt of a standard thickness will be overlaid with 3/8" chip seal coat to achieve the appearance of a gravel road, in keeping with the rural character of the site. The project therefore complies with access and parking lot requirements. • Parking Lot Layout [3.2.2(E)] — The parking lot provides well- defined circulation routes for vehicles, bicycles and pedestrians. Landscaped peninsulas define parking lot entrances and the end of parking aisles. The proposed plan provides continuous, direct pedestrian access with a minimum of driveway and drive aisle crossings. • Required Number of Spaces for Type of Use [3.2.2(K)] — The proposed office building has 4499 square feet of office use which is limited to a maximum of 3 parking spaces per 1000 square feet of gross leasable area or .75 per employee on the largest shift (seven employees are intended to occupy the office building). Vehicle Servicing and Maintenance Facilities permit a maximum of 5 spaces per 1000 square feet. The proposed Maintenance Building is 6000 square feet. The K-9 Training facility, which is used on an occasional basis, and the two storage buildings and greenhouse, would be considered "low intensity" uses with a maximum parking ratio of 2 parking spaces per 1000 square feet of floor area. The site plan shows 23 parking spaces, thereby satisfying the maximum parking space limitation. • Handicap Parking - [3.2.2(K)(4)] — The applicant has provided two handicap spaces, therefore the application satisfies this requirement. • Parking Stall Dimensions - [3.2.2(L)] — The standard parking stalls are 9'x19'. The stall length requirement is 19 feet long unless the stalls allow for a 2' overhang with a curb or wheel stop provided. The proposed parking lot is in conformance with the stall size requirement. Nix Farm Natural Areaa . acility, Project Development Plan, File,. i 0-01 June 6, 2001 Type 1 Hearing Page 4 • Foundation Plantings [3.2.1(E)(2)(d)] — All exposed sections of building walls have planting beds of at least 5 feet in width. The landscape plan therefore satisfies the foundation plantings requirement. • Parking Lot Perimeter Landscaping [3.2. 1 (E)(4)] —Parking lots with six (6) or more spaces shall be screened with walls, fences, berms and/or plant materials a minimum height of 30 inches and shall be at least 70% of the length of the parking lot. The landscape satisfies the parking lot perimeter landscaping requirement. • Screening [3.2.1(E)(6)] — Landscape and building elements are placed to adequately screen areas of low visual interest and visually intrusive site elements including the trash enclosure area. • Utilities [3.2.1(K)] — The landscape and utility plans have been coordinated and the required tree/utility separations have been provided, thereby satisfying this standard. 2. Access, Circulation and Parking [3.2.2] • Safety Considerations [3.2.2(C)(1)] — Pedestrians are separated from vehicles and bicycles to the maximum extent feasible, thereby satisfying this requirement. • Curbcuts and Ramps [3.2.2(C)(2)] —A ramp is provided for the handicap parking spaces to give access to the front doors, thereby satisfying this requirement. All other Federal ADA requirements are met. • Bicycle Facilities [3.2.2(C)(4)] — Two bicycle racks are being provided north of the office building, thereby satisfying this requirement. To meet Level of Service requirements for bicycle/pedestrian facilities, a trail connection will be made connecting the facility to the Poudre River Trail system. An easement will also be dedicated to accommodate an 8-foot wide bicycle/pedestrian path on the southeastern edge of the property line. The final alignment has not been identified, but will generally parallel the Great Western railroad tracks and connect to Hoffman Mill Rd. • Walkways [3.2.2(C)(5)] — A walkway system, connecting the maintenance building, offices and the Poudre River path, is Nix Farm Natural Areas , acility, Project Development Plan, File,. 10-01 June 6, 2001 Type 1 Hearing Page 3 The Natural Resources Department has considered the request to establish the primary access route to Timberline Rd. and found it to be in conflict with the Natural Area Protection Standards of Division 3.4. The Kingfisher Point Natural Area, within which the access road would lie, has been included on the Natural Habitats and Features Inventory Map. The expressed purpose of the standards, under Section 3.4.1(B); is to "ensure... that the physical elements of the development plan are designed and arranged on the site (that) will protect the natural habitats and features on the site and in the vicinity of the site". Further "(t)he project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological character or wildlife use of the affected natural habitats or features". From the perspective of the Natural Resources staff, a primary entrance through the Kingfisher Point Natural Area would be in direct conflict with the purpose of the natural resource protection standards. 2. Division 4.10 of the Land Use Code, Public Open Lands District (P-O-L) The proposed use of "public facility" is a permitted use in the (P-O-L) Public Open Lands Zoning District subject to administrative review. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Site Planning and Design Standards [3.2] 1. Landscaping and Tree Protection [3.2.1] • Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is required in all landscaped areas within 50 feet of any building along high use or high visibility sides. Full tree stocking is formal or informal groupings of trees planted at 30' to 40' spacing intervals for canopy shade trees, or at 20' to 30' spacing intervals for coniferous evergreens or ornamental trees. The proposed landscape plan satisfies this standard. • Street Trees [3.2. 1 (D)(2)] — Street trees are required at 30 to 40 foot spacing along adjacent streets. Not applicable; the property does not front a public street. • Minimum Species Diversity [3.2. 1 (D)(3)] — Based on the total proposed number of new trees (56), the applicant would be allowed to have up to 25% of any one species (14), but has only proposed a maximum of 12 of one species, therefore satisfies the minimum species diversity requirement. Y Nix Farm Natural Areas . acility, Project Development Plan, File 0-01 r June 6, 2001 Type 1 Hearing Page 2 COMMENTS: Background The surrounding zoning and land uses are as follows: N: POL; Cache la Poudre River, Poudre River Trail. S: I; Hoffman Mill Rd., Great Western railroad tracks (formerly Burlington Northern and Santa Fe), Riverside Avenue, E: POL; Kingfisher Point Natural Area W: CCR; Asphalt Recycling Facility, Medical Offices SW: NC; Intersection of Riverside Avenue and Lemay Avenue, Riverside Shopping Center The property was annexed in September of 1967 as part of the First Lemay Annexation. The City of Fort Collins Natural Areas program intends to create a new facility that will blend into the rural character of the property. Two historic houses are located on the site, as well as a barn and shed that were part of the original farm. The program includes remodeling of the shed and barn as storage facilities, use of the smaller house as a City of Fort Collins K-9 Training Facility, conversion of the larger house as Natural Areas Program offices, construction of a maintenance facility, greenhouse, and nursery for the Natural Areas maintenance staff. Landscaping would feature plant species that both reflect an agrarian theme and are predominantly native. Site access will be from Hoffman Mill Rd. to the west along a private drive access easement. A secondary point of access will be provided from Timberline Rd. that will be limited to emergency use. This emergency access drive is within the existing Hoffman Mill Rd. right-of-way between the two lakes located on the Kingfisher Point Natural Area site. Some neighboring property owners have raised issues about the proposed site access from Lemay Avenue. Comments received at the neighborhood meeting and through written correspondence (see Attachments B and C) indicate a preference for the Nix Farm Facility to take primary access from Timberline Rd., through the existing gravel road. Concerns have been expressed that an access to the west, onto Lemay Ave., will add to traffic congestion and safety issues at the nearby intersections of Poudre River Dr/Lemay Ave. and Riverside/Lemay Ave. The Traffic Impact Study (TIS) concluded that the Level of Service at these intersections would be at or below Level of Service (LOS) D, the City's critical threshold for traffic impact, including the additional traffic generated from the Nix Farm facility. This analysis was based on recent peak hour traffic counts and forecasted traffic impacts of the GeneralCare Medical Clinic. I ITEM NO. 4h� MEETING DATE 6/6/01 ATM STAFF Cameron Gloss Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Nix Farm Natural Areas Facility- Project Development Plan and Subdivision, File # 10-01 APPLICANT: Jim Sell Design, Inc. 153 W. Mountain Ave. Fort Collins, CO 80524 OWNER: City of Fort Collins Natural Resources Department 281 N. College Ave. Fort Collins, CO 80524 PROJECT DESCRIPTION: Project Development Plan and Subdivision review for a public facility use containing offices, maintenance facilities, greenhouse, and nursery, to serve the City of Fort Collins Natural Areas program. The site is located northeast of Hoffman Mill Rd and south of the Cache la Poudre River, adjacent to the Kingfisher Point Natural Area.. The property is located in the Public Open Lands (P-O-L) zoning district and comprises 27.479 acres in area. Over 60 percent of the site will remain as open space. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed Project Development Plan is permitted in the P-O-L zone district subject to a Type 1 review. The Project Development Plan complies with all applicable district standards of Division 4.10 of the Land Use Code Public Open Lands District. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. The Subdivision Plat conforms to the provisions of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT