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HomeMy WebLinkAboutENGINES & ENERGY CONVERSION LAB - BDR - BDR120006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives Engines and Energy Conversion Lab – Expansion to Old Power Plant, 430 N. College Avenue July 18, 2012 Project Overview Since its founding in 1992, the Engines and Energy Conversion Laboratory (EECL) has had a history of innovation and entrepreneurship. The lab was established through a partnership with the City of Fort Collins which provided Colorado State University access to the then vacant Fort Collins Power Plant at 403 North College Avenue. Originally constructed in 1936, the historic 24,000 s.f. building has allowed the EECL to build unique facilities capable of conducting experimental research on engines ranging in size from 1 to 2500 horsepower. The EECL’s world-class laboratories have led to their expanded research and product development with industrial partners around the globe. As a result, the City of Fort Collins, CSURF, and the EECL have partnered together to develop expansion plans for the EECL resulting in a new, high-quality facility and a successful adaptive reuse of the historic Power Plant building. The Power Plant building and site have numerous characteristics that make it difficult for more ‘typical’ uses, and make successful redevelopment complicated. The site is adjacent to the Cache la Poudre River, US Hwy 287 and an active BNSF railroad line, has housed many types of industrial uses over several decades, contains multiple landmark designations, and is a highly visible part of downtown Fort Collins. But the EECL, the City of Fort Collins and the design team has spent many months of coordination to develop successful expansion plans for this significant site, building, and user. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Adherence to City Plan A fundamental component of City Plan is the Triple Bottom Line Analysis. The Block One Mixed Use redevelopment exemplifies this key principal as it “incorporates environmental, economic, and human considerations so that principles, policies, strategies, and implementing actions were developed with consideration of the benefits and tradeoffs across all three of these topic areas.” (City Plan page 15) Economic - The EECL plays a key role in provide research and testing for established and emerging industry partners. They co-locate with emerging businesses such as Envirofit, VanDyne Superturbo, and Solix Biofuels. Environmental - As an energy innovator, they plan to create a highly sustainable new facility and site with ‘beyond LEED Platinum’ as a goal. They have partnered with the City and its Design Assistance Program to help achieve this and to identify and integrate the best and most efficient practices. Human – The EECL will add to the vibrancy of the downtown fabric as a key employer bringing research students, faculty, industry, and hundreds of visitors each year to the world-class facility. Many principles and policies outlined in City Plan are achieved with this project. The most significant are listed here: Economic Health Principles and Policies Policy EH 1.4 – Target the Use of Incentives to Achieve Community Goals Policy EH 3.1 – Support Programs Emphasizing Local Business Policy EH 3.3 – Support Local and Creative Entrepreneurship Policy EH 4.1 – Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Environmental Health Policy ENV 1.1 – Protect and Enhance Natural Features Policy ENV 1.2 – Regulate Development along Waterways Policy ENV 2.6 – Manage Conflicts Policy ENV 2.9 – Provide Access Policy ENV 4.1 – Improve Connectivity Policy ENV 4.6 – Utilize Corridors Stormwater and Flood Management Policy ENV 18.2 – Manage Risks Policy ENV 18.6 – Modify Detention Requirements for Redevelopment Policy ENV 19.2 – Pursue Low Impact Development Policy ENV 20.3 – Utilize Public Lands Policy ENV 20.4 – Develop Public/Private Partnerships Poudre River Corridor Policy ENV 24.3 – Provide Natural Area Protection Buffers Policy ENV 24.4 – Restore and Enhance Community and Neighborhood Livability Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Policy LIV 5.4 – Contribute to Public Amenities Housing Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Streetscapes Policy LIV 11.2 – Incorporate Public Spaces Policy LIV 13.3 – Establish Gateway Design Landscape Design Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Commercial Development Policy LIV 15.1 – Modify Standardized Commercial Architecture Districts Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots Policy LIV 31.2 – Site Layout and Building Orientation Policy LIV 31.4 – Design for Pedestrian Activity Policy LIV 31.5 – Incorporate Public Spaces and Community Facilities Policy LIV 31.6 – Relationship to Surrounding Neighborhoods Policy LIV 32.5 – Maintain Visual Character Policy LIV 32.6 – Encourage Human-Scale Architectural Elements Policy LIV 32.7 – Allow Various Building Heights Policy LIV 32.8 – Design for Safety Policy LIV 32.9 – Design to Enhance Activity Open Lands, Parks and Water Corridors Policy LIV 44.4 – Utilize Buffers Policy LIV 45.3 – River Segments Historic and Cultural Core Segment (College Avenue to Lemay Avenue). (ii) 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. The site is a previously developed industrial site adjacent to the Cache la Poudre River. An Ecological Characterization Study and bank delineation was prepared for the site. The site and landscape plan details have been based on the results and recommendations of these studies as well as discussions with and recommendations by: • Natural Resources and Maintenance staff • Historic Preservation staff • Current Planning staff • Operation Services The building expansion will occur in a triangle-shaped area south of the existing building to prevent further encroachment in the 200’ river setback and allow visibility to the historic building from College Avenue. The existing historic grotto and front lawn for the historic building will be retained. Site access will be from the existing access on College Avenue, and will follow along the south edge of the building to provide access to the new addition’s vehicle bays and service access to the existing building and new addition. The large parking lot and paved storage areas east of the building will be removed and restored with native landscape materials to establish and area of ‘riparian forest’ adjacent to the river. A small parking lot is planned near College Avenue at the main building entrance and will accommodate limited visitor parking only. Additional parking will be provided adjacent to the vehicle bay access drive on the BNSF RR property if approved. (iii) 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 developed property including the landscaping within the 200’ setback area will be maintained by the EECL as a condition of their lease. (iv) Estimate of number of employees for business, commercial, and industrial uses. EECL anticipates up to 250 employees (students, faculty and staff) utilizing the expanded facility. (v) Description of rationale behind the assumptions and choices made by the applicant. The proposed expansion is an extraordinary example of innovation, entrepreneurship, and successful public/private partnership in Northern Colorado. This expansion allows the city to: - support a globally significant employer bringing visibility to downtown Fort Collins, - promote a high-performance, high-quality and sustainably-designed facility - save and protect a significant historic resource for the future with successful adaptive reuse and preservation - enhance and restore previously disturbed habitat along the Cache la Poudre River The design and engineering of the project has been based on a long process of collaboration with city staff to help the City and the EECL to achieve the goals and principles of City Plan and the Land Use Code. (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. The submittal includes all items required for Basic Development Review as well as other items requested by staff. (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. The Old Power Plant site currently consists of the historic building, fenced utility yard, and a large paved area used for parking and storage. The site lacks much landscaping with the exception of the front lawn between the existing building and College Avenue, and trees along the south end of the building. The existing building, utility yard and parking areas are within the 200’ river setback area. While the existing historic building will remain, the utility yard will be reduced in size and the parking area will be removed providing the opportunity to create a significant area of restored riparian forest within the site’s 200’ setback area. Access through the setback area is limited to service access to the existing building. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. As a Basic Development Review, no neighborhood meeting is required. And based on the site’s configuration there are no immediately adjacent property owners. However, the EECL and design team have held meetings and discussions with several key stakeholders including: • BNSF RR representatives • Natural Resources staff • Historic Preservation staff • Landmark Preservation Commission (3 meetings including a formal approval of plans) • Design Assistance Program • Utilities • Current and Advance Planning • City Forester • Parks Planning • Operations Services • Stormwater and Floodplain Administration (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. none