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HomeMy WebLinkAboutCARGILL - ODP - ODP130005 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 December 11, 2013 Cargill ODP Statement of Planning Objectives This proposal is for an Overall Development Plan submittal for the Cargill Research facility located at 2540 East Drake Road. The property is owned by Cargill Inc. and contains 30.730 acres. . The proposal consists of a new office building, growth rooms, laboratory, seed storage, 2 new greenhouses and a new shop, which would take up Lots 2 and 3. Uses surrounding the property consist of the following: South: Rigden Farm Ninth Filing – Parkside West West: Sidehill Subdivision North: Bucking Horse, Filing Two East: Bucking Horse, Filing Two Cargill currently operates a research and development center for specialty seeds and oils. The proposed expansion will contain approximately 16,791 sq. ft. of office space, a 7,980 sq. ft. growth room, 16,305 sq. ft. or warehouse, shop and seed storage and 22,464 sq. ft. of greenhouse. The new facilities are intended to condense the existing operations located within the current campus. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Cargill Expansion meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment By expanding their facilities, Cargill will continue to promote and sustain their local business thereby further enhancing the economic health of Fort Collins. This represents business retention for a business that is successful and unique to Fort Collins. Environmental Health Page 2 Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development Cargill is implementing LID by incorporating grass swales and pervious pavement, which will treat runoff from the existing greenhouse building, as well as the new buildings. Community and Neighborhood Livability Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods The Cargill Expansion is a unique development in a residential zoning district. The area surrounding the property contains a mix of single-family homes, condominiums, a congregate care facility, a school, a neighborhood center and other office and retail uses The proposed expansion employment, office and retail. The proposed expansion provides a transition in scale to the residential area by being located mid-block and by providing a softened edge with the use of landscape and change in building materials. The site is located in the Harmony Technology Park, which provides a campus-like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The visual impacts of the parking lot have been reduced by placing the parking to the side of the building. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features Cargill is a primary use located in an employment park, in a targeted activity center. The area surrounding the Harmony Technology Park contains a mix of residential, institutional, employment, office and retail. The proposed expansion provides a transition in scale to the residential area by being located mid-block and by providing a softened edge with the use of landscape and change in building materials. The site is located in the Harmony Technology Park, which provides a campus-like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The visual Page 3 impacts of the parking lot have been reduced by placing the parking to the side of the building. Principle LIV15: Commercial developments create a powerful impression of the City, both individually and taken together as a whole. While corporate franchises and chain stores will remain vital and recognizable, commercial developments shall be designed to contribute to Fort Collins’ distinct visual quality and uniqueness. Policy LIV 15.2 – Seek Compatibility with Surrounding Development Cargill is a primary use located in an employment park, in a targeted activity center. The area surrounding the Harmony Technology Park contains a mix of residential, institutional, employment, office and retail. The proposed expansion provides a transition in scale to the residential area by being located mid-block and by providing a softened edge with the use of landscape and change in building materials. The site is located in the Harmony Technology Park, which provides a campus-like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The visual impacts of the parking lot have been reduced by placing the parking to the side of the building. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project and its proximity to Drake and Timberline Roads will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on-street bike lanes will help to encourage safe cycling. Timberline Road is designated as an enhanced travel corridor (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. There are no wetlands or significant natural habitats within the boundaries of the site. Page 4 (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 project will be owned by Cargill, LLC. All maintenance for common areas, landscape, trash removal, stormwater infrastructure, and snow removal shall be performed by the property owner. (iv) Estimate of number of employees for business, commercial, and industrial uses. The number of employees is approximately 55. (v) Description of rationale behind the assumptions and choices made by the applicant. Our assumptions are based on the following rationale for each proposed use: Office Building - Growth Room - Seed Storage - Warehouse - Shop - Greenhouses - (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. At this time the project is not proposing any variance from any City of Fort Collins criteria. See above for applicable criteria. (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. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. Page 5 The project is called Cargill Expansion. The project was referred to as 2540 E. Drake Road – Cargill Expansion at Conceptual Review.