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HomeMy WebLinkAboutGARDENS ON SPRING CREEK - MAJOR AMENDMENT - MJA150006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESCentre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 1 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 CENTRE FOR ADVANCED TECHNOLOGY 22ND FILING COMMUNITY HORTICULTURE CENTER – MAJOR AMENDMENT Statement of Proposed Planning Objectives September 16, 2015 This project shall be titled Centre For Advanced Technology 22nd Filing Community Horticulture Center – Major Amendment. The project components include the following: • 5.78 AC project site area • Stage structure for outdoor performances • Expanded garden areas – including botanical/display gardens • Improved circulation through-out gardens and to existing Spring Creek Trail • 150 total bike parking spaces • Existing property zoning – Employment District SITE PLAN This project is a major amendment to the approved PDP submittal titled – Centre for Advanced Technologies 22nd Filing “Community Horticultural Center” PDP, #53-85AV. This plan reflects the major components outlined in the approved master plan. The proposed plan also fulfills a need of providing an outdoor performance facility outlined in the Cultural Plan approved in 2008. Some outdoor events will require additional parking from adjacent parking locations surrounding the Gardens. These parking areas have been identified on the LS002 sheet in the site submittal. These parking areas have also been outlined in a memorandum of understanding (MOU) that was developed in 2000. This MOU outlines the agreements that have been reached between surrounding landowners and the City regarding the use of these parking areas. The proposed major amendment is needed to approve increased occupancy during events at the facility. Other site improvements include: • Expanded garden areas including – Plant Select Garden, Fragrance Garden, Rose Garden, Moon Garden, Undaunted Garden, Prairie Garden, Bird Garden, and Foothills Garden. • Stage structure for outdoor performances • Improved connectivity through gardens and to existing Spring Creek Trail • Bike parking area that will accommodate approx. 150 bikes. • Small arbor structures at gardens and larger structure in Undaunted Garden. ARCHITECTURE The proposed stage structure has been designed to accommodate outdoor performances that will be held at the Gardens. See architectural elevations and perspectives. 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN ENV 1.1 – Protect and Enhance Natural Features The Gardens expansion is planned to showcase and highlight natural features of the region. Where existing features exist on site the Gardens will conserve and protect those Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 2 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 features. Those include the existing wetland area to the NE of the site and Sherwood Lateral running through the middle of the site. ENV 2.2 – Outreach to the Public The Gardens will promote activities and events occurring at the facility and provide a variety of formal, non-formal education and interpretive programs. ENV 4: The City will pursue new opportunities to provide multifunctional open lands. The gardens act as a multi-functional use by providing a variety of educational opportunities, as well as entertainment and passive recreation for the community. ENV 4.3 – Improve Water Quality and Detention The site will highlight a water quality feature that starts in the foothills garden, travels through a bio-swale and ends in a detention area. The existing wetland area, that acts as another water quality area will be retained and will be an additional highlight of the site. ENV 4.5 – Support Community Horticulture As the City’s community horticultural center, they will continue to encourage and support community horticulture programs. This is a core value of the gardens and it’s mission statement, “To improve the lives of people and foster environmental stewardship through horticulture.” ENV 15.1 – Encourage Composting The Gardens will explore and encourage composting on site and educate visitors to the beneficial use of composting. ENV 18.5 – Provide Education Careful planning of the site was needed in order to maintain a no-rise condition in this flood area – this presents a unique educational opportunity for all visitors to understand the delicate balance of developing within one of these areas. ENV 20.2 – Follow Design Criteria for Stormwater Facilities All stormwater BMP’s will be followed for all the stormwater facilities. LIV 11.2 – Incorporate Public Space Public spaces will be included throughout the entire site with a variety of café seating types, overlooks, children’s play area and plazas/walkways. LIV 14.1 – Encourage Unique Landscape Features The garden expansion will highlight many unique landscape features – these include: The undaunted garden, foothills garden, prairie garden, great lawn, café grove, along with a variety of smaller unique, highly designed landscaped spaces. LIV 14.2 – Promote Functional Landscape All planting will be designed with native/adaptive plants, as well as highlighting a variety of botanical planting areas that will showcase unique plants of the region. LIV 14.3 – Design Low Maintenance Landscapes Native and adaptive planting and the great lawn turf area, reserved for functional/multi-use will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or ‘snow-balling’ of shrubs. Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 3 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The pedestrian network will allow access to all proposed garden areas as well as providing easy access to other structures within The Garden areas. LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces The garden expansion will provide a unique neighborhood and community asset by providing a passive park setting with unique and highly designed outdoor spaces. The Gardens are within walking distance of several residential neighborhoods. LIV 23.2 – Integrate Natural Features The existing Spring Creek as well as the existing wetland areas on site will be protected and will be integrated into the design of The Gardens expansion. LIV 30.3 – Improve Pedestrian and Bicycle Access Additional bike parking to the north of the gardens expansion will be provided. This will accommodate approximately 150 bikes. LIV 31.4 – Design for Pedestrian Activity The pedestrian walks ensure connectivity throughout the facility. SW 3.1 – Encourage Community Gardens and Markets The Gardens will continue to encourage and support cooperative efforts for the establishment and continuation of community gardens and markets throughout the community. The gardens will foster its partnerships with several local programs and community events at The Gardens and around the community. CPR 2.2 – Build Identity The Gardens has and will continue to help solidify Fort Collins as a world-class cultural center and destination by providing an invaluable horticultural education and entertainment experience through classes, events and partnerships within the community. CPR 4.1 - Provide World-Class Facilities The expansion will provide an invaluable facility that will educate and foster smart and sustainable horticulture practices. CPR 5.2 – Provide Multi-Purpose Lands The Gardens expansion will bring together several City departments to maintain and develop a valuable City resource and provide a passive recreation experience through an extensive expansion of walking trails that will connect to the existing facility and the Spring Creek Trail. HI 1.3 – Welcome and Support Volunteerism in the City Organization The expansion will provide more opportunities for volunteer work within the Garden by providing insight into how the Gardens can provide a range of opportunities for citizens to volunteer and learn about the Gardens on Spring Creek. HI 2.1 – Support a Learning Community Several classes will be offered with the addition of classes and events once the additional garden areas are complete. These will support an already robust educational experience for the entire community. These will be in conjunction with many informal learning opportunities throughout the community that are sponsored by a wide range of organizations. Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 4 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 HI 4.1 – Forge Partnerships The development and growth of partnerships between the Gardens, City and other local agencies will help to share information, use resources efficiently, and avoid duplication of efforts. 2. DEVELOPMENT SCHEDULE Planning Phase (PL) Neighborhood Meeting #1 Completed Neighborhood Meeting #2 Completed Submit Major Amendment September 16, 2015 Receive Major Amendment Comments October 14, 2015 Submit FP October 21, 2015 Receive FP Comments November 18, 2015 D.A. approved/mylars signed December 2, 2015 Building Design (DD-CD) Backgrounds to S/E consultants Completed Design Development Submittal Completed Cost Estimate Due Completed Design Development Comments Due Completed 80% CDs Due November 16, 2015 80% CD Comments Due November 30, 2015 Final Construction Documents December 14, 2015 Permit and Bidding Phase (B) Submit CD drawings for permit review and start Bid January 11, 2016 Bids Due January 25, 2016 Building permit approved Feb. 8, 2016 Construction Phase (CA) Begin site work & core and shell building Feb. 15, 2016 construction Complete construction May 16, 2016 3. NEIGHBORHOOD MEETING ISSUES/CONCERNS NEIGHBORHOOD MEETING #1 – JULY 24, 2014 Q: The limit was capped before at 500, why is the cap expanding? A: Another public process is needed to accommodate something of this size. Standard will be enforced. Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 5 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 Q: Do you think people will sit on the trail, or around my house? A: Security will be on site Q: For how long? A: No answer at this point in time Q: The limit was capped before at 500, why is the cap expanding? A: Another public process is needed to accommodate something of this size. Standard will be enforced. Q: Our property values will go down if we don’t have life, liberty and the use of our property. This is the city reviewing the city, and trust is gone. How will the city enforce noise? A: Decibel limits for sound levels are enforced by Neighborhood Services Code Compliance staff Q: Neighborhood Services doesn’t show up now. Why will they show up then? A: They respond as they can Q: Why does the city need to be in this business? Why would you dump another problem on our neighborhood? Would you buy my house right next to all of this? None of this matters. What happens when a city blights another neighborhood? Police don’t show up when called. A: That is not our intent as a city Q: Is there a limit to weddings and smaller events? A: Won’t be going past 8 pm. Will be within sound limits required by the City of Fort Collins in the municipal code Q: Where do you measure these lines? A: property lines with a decibel meter C: Measure of decibels: 90, which is like a diesel truck 10 m away C: The sound models proposed must be false (before sound mitigation walls) because the sound on my porch from a wedding reception this past weekend was much louder than your saying it will be. A: We will be moving away from the wedding reception venue, and more of a wedding ceremony event A: Alternative sound options when moving the stage is the same amount of decibels in an average household (50 -55 decibels) A: Grove of trees around the wall sound barriers will begin at 15 feet, stucco and transparent on top, surround the walls with Evergreen trees Q: Why are the walls so close to the houses? A: There is plenty of room between the house and the wall Q: Is topography accounted for here? A: Floodplain technology used to account for that C: The wall is an eyesore and it right up against our houses. The wall will have too much graffiti. A: Conifers will cover the wall C: Conifers need space, they will die Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 6 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 A: What about vine covered walls? C: They take too long to grow over a wall C: You put the stage so close to the houses. Move Spring Creek Trail to move the stage away from neighborhoods A: This is the already approved framework Q: Why go back to the Master Plan when you’re trying to modify Master Plan? A: We are trying to make the Master Plan a reality C: This is not implementing the Master Plan when you add 1000 people on top ofthe 500 originally stated in the Master Plan Q: Can the fence be moved? Q: Is revenue not decent enough for the city right now? A: We are trying to be a more self-sustaining C: If you can’t support yourself, tax us more A: That is not my call Q: Increasing number of attendees…will this help your business problem? A: Admission revenues, donations, and grants Q: Where did the 1500 people come from? Why 1500 of all numbers? A: Quality acts to charge admission for, and people in the industry tell me this is the game changer number C: Chataqua in Boulder seats 1300, and this is larger than Chataqua A: I was not aware of that, I will look into that Q: Has this money already been allocated? A: No, we are in the process of getting donations Q: What is the offer? A: 2.5 million in total. Comprehensive capital campaign is in order. Building is 3 million and gardens are 2.5 million. We will raise 5.5 million and receive a $500,000 endowment Q: So this is under Bob 2 in the BFO? A: Yes, we don’t have the BFO numbers for this project yet, but we proposed 2 million Q: Are you asking for additional revenue from the city? A: We will be operating and supporting ourselves Q: Is providing financial models part of the review process? A: I don’t know, I will look into it Q: Will the 1500 be coming all at one time? A: All attendance numbers are tracked Q: How does Lincoln Center get involved? A: They handle getting the performers involved Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 7 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 Q: Our neighborhood does not have a pocket park. There’s no place for kids to play. What do you think Ted? A: Ted Shepard: Parks and Rec won’t replicate services so close to Rolland Moore. I understand the concern, we don’t have an answer. Q: Are there places around here where a playground could go? A: Currently not supporting pocket parks of the original plan in the Master Plan Q: Flood plain issue, where the stage might sit in terms of flood plain. Our neighborhood was adversely affected by the Grove by the changes in flood plain. A: We have been working with flood plain folks. Great Lawn acts as a basin for flood control Q: What’s the surface of the bike parking area? Will there be bike racks? A: The bike parking area will be a permeable surface or permeable pavers. This will be permanent bike parking. Q: Concern about parking—only 66 guaranteed spots, but 1500 people coming in, is this a concern? A: Synergistic relationship between shared parking facilities, plus connections to MAX and bike parking Q: What is break down time like for performances? A: By 9:00 everyone would be gone including performers and stray folks after concerts Q: Lighting impacts? A: Small ball lighting in the ground Q: Lighting around bike parking? A: We haven’t submitted anything yet Q: Will the walls impact flood plain? A: That shouldn’t be an issue Q: Are there any plans for all day festival events? A: No Q: Will people begin to park on our street? A: Permits can be issued Q: Gardens of Spring Creek is a failed operation. You are not paying interest. At what point do you say this doesn’t make any sense? Yes it’s beautiful, but this is not botanical A: This is very botanical Q: What are all of your revenue streams? A: Charge admission, museum memberships, education programs, increasing attendance in general with 60,000 residents last year with only half the facility completed, donations, and an annual campaign. Essentially anyway a non-profit supports themselves is what we are doing Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 8 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 Q: What other avenues have you explored to obtain the same objective other than an event venue? A: Other smaller options, but the Great Lawn is the fundraising magnet Q: We need this place to raise money? A: Encompassed by surrounding garden open 365 days per year which will bring in revenue as well Q: Can we stick with the original 500 as stated in the Master Plan? A: There wasn’t a lot of original thought in that number. This all depends on the types of performers we are going to showcase. The types of performances we will have will have larger crowds than 500 people Q: Do they have police for trails in Boulder? A: Yes Q: I can envision trash in my yard, but your responsibility ends at your fence lane. So that’s alright, but then we would have to call the police which is another responsive issue. They are slow to respond if they respond at all A: We are trying to build in regulations to avoid creep in the future Q: Timing of this and public input in front of City council…what is this timeline? A: Public meetings will occur where all of you will be invited Q: When will ground be broken to begin this project? A: Spring of 2015 Q: Is private fundraising dependent on the whole package? A: Assumption we would have to raise 5.5 million dollars (Spring Creek representatives) Q: Is this a Type 1 review, requiring an administrative hearing officer? A: Cameron Gloss: Yes Q: Why is this Type 1? Is it listed as a Type 1 review use? A: Cameron Gloss: It’s based on the original approval. Increasing number of people from the Master Plan constitutes a Type 1 hearing and major amendment. Q: When will there be further detail in the progress of the plan? A: In the coming months. Is there anything to be done to generally help with your concern? C: move the Great Lawn further away from homes C: We don’t want the dense forest with no lighting near the wall Q: Has this facility seen more traffic from the Grove? A: More kids at the bus stops, many coming in to volunteer but no significant increase in traffic. Q: What do you foresee as the demographics who would be interested in this kind of music? A: Middle aged Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 9 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 NEIGHBORHOOD MEETING #2 – SEPTEMBER 8, 2014 Q: Where does Lilac Park go? A: We’re having discussions with Park Planning. We want to create an expression of a neighborhood pocket park and it would likely be more linear along the creek. Q: Won’t developing Lilac Park mean more people hanging out at Lilac Park during concerts? A: There would be a separate planning and design process for Lilac Park. C: Concern was expressed that reconfiguring Lilac Park would sacrifice the wildlife corridor for the benefit of an event venue. Q: The Employment zone doesn’t allow for this as a permitted use. Starting at a macro level – the amphitheater use is not permitted in the Employment zone district. Does this zone allow for an amphitheater? A: (City staff) Staff looked at the use when this question came up after the first neighborhood meeting. The current use listed on the plan is a neighborhood park. The closest appropriate use for the whole center is a Community Facility, and the amphitheater would be permitted as part of the facility. C: If it’s a community facility, it has to be open to the community. This would be walled off and there would be an entrance fee – the definition of a community facility does not speak to that. Q: Concerns with ability of pedestrians to cross Center Avenue. Will there be a signal/light at grade crossing? A: Don’t know yet, the City’s traffic review might address this once the project is submitted for staff review. Q: Are the Gardens on Spring Creek a part of the Park Department? Is this proposal from them? A: It is a facility within the Parks Department and owned by them. C: Why would Parks Department pick a small site for an amphitheater? I don’t remember an amphitheater being a part of the mission/vision of the Gardens. The original approval was for 300 people, this is over 800% bigger. There are also already more than 6-8 events and they run later than 8 p.m. A: We would end the performance music at 8 p.m. and these events would be done by 8:30. Q: Will alcohol be served? A: Still undecided. May be served, cannot be sold. C: We want to see the Garden’s budget, rate of return, etc. We want to see the numbers. We’re worried that there will be a ton of events to make it work financially. A: We’re offering to cap the performance events. C: Concern that fire truck/emergency vehicles can’t get to great lawn. A: (City staff) Poudre Fire Authority will be reviewing the access if the formal submittal comes in for review. Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 10 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 Q: The original plan projected sound away from the residents. Why does this not need to go to the Planning and Zoning Board? A: (City staff) It’s based on the original approval. Because the original approval was approved by a hearing officer, the major amendment also is reviewed by a hearing officer. Q: An appeal stills goes to City Council even if it’s not a Planning and Zoning Board project? A: (City staff) Yes, and appeal of a hearing officer would go to City Council, same as if the Planning and Zoning Board reviewed the project. Q: How will events be counted? A: All performances would be hosted by the Gardens through the Lincoln Center, and we would be able to count and schedule the number of events. C: Concern with a multi-day event only being counted as one event. A: There would not be any multi-day performance events. Q: Will there still be wildlife corridors? A: (City staff) There is still a buffer requirement along the Spring Creek corridor and the Gardens would be required to provide an ecological study that staff will review with their formal submittal. Q: Will there be sound mitigation between the crowd and the residents? A: Yes, the sound walls are intended to buffer crowd noise and the music. (Applicant continues presentation showing where the proposed walls are located) Q: What is the size of the walls and what will they look like? Q: How do they know there won’t be more or longer events? What happens if they don’t follow it? A: (City staff) They would need to incorporate notes/requirements into the plans with a much tighter approval document. The enforcement would be through City zoning. C: An event needs to be defined as one day, not multi-day. You should also include the max number of events per calendar year. A: (Applicant) All events will be ticketed and we can control the timing of the events. Q: How will security work and how far along trail will security be placed? Already concerns now, will be worse with 1,500 people dispersing. A: This could be provided by off-duty police and park rangers. It’s unclear what a reasonable distance would be. Security would make sure artists end on time. C: This will be primarily foot and bike traffic, 1,500 people through the neighborhoods, concerned if people linger after an event is over. Q: Can there be additional lighting along the trail? A: There will be some additional lighting within the grounds but not more along the trail due to Parks Department policy on trail lighting. Q: How did you decide on 1,500 people for an event? Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 11 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 A: Lincoln Center staff has advised that in order to get high quality ticketed events, this is the number to make it work. C: Need to make sure it’s clear that this proposal is bigger than the Lincoln Center venue. Q: The music already seems over the allowable noise level. I can hear it in my basement. What about when you include the crowd noise? That will push the noise levels louder. A: Crowd noise is factored into the sound models. Q: In “perpetuity” in the notes, what does that mean? When can it be changed? A: (City Staff) There’s no guarantee that a plan will not change and will remain the same “in perpetuity”. If they proposed a change, it would need to go through a review process and new public hearing for any major change. C: More concerns were expressed about how to enforce the plan and how to enforce conditions written on the plan. Q: Would this be viable with a smaller venue (less than 1,500 people)? A: We don’t think so, and the event stage is pretty common with other botanical gardens around the country. C: More concerns were expressed about the frequency of the events, and that 8 events per season could be more than 2 events per month. Concerns were expressed that 8 events seem like a lot for the surrounding neighborhoods. C: Concerns were expressed about how loud 1,500 people would be before, after and during the performance and the role alcohol would play in increasing the crowd noise. Q: How can sound walls be put into the flood plain? What would happen if it flooded like in 1997? A: The stage and lawn area is part of the flood storage zone, not the conveyance zone. Also all of the removable structures must be cabled down. Q: Why do the Gardens need to be self-sustaining? Other City services are not. A: We are currently 50% self-funded. Q: What about lowering the stage and lawn seating and putting it into a bowl? A: We have lowered it about 3 feet, but there are ground water issues with lowering it further. Q: What is the effect on noise levels if the sound wall and stage / lawn are moved further east? A: The sound model shows only a small reduction in the sounds levels if the venue is moved east. C: The property line is not the correct line where the sound levels should be measured. This should be the HOA line further east. C: Other alternatives should be explored to generate revenue other than the performance venue. Centre for Advanced Technology 22 nd Filing Community Horticulture Center-Major Amendment Page 12 of 12 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | September 2015 Q: Will the mission / vision of the gardens be re-done? The venue seems to be a change philosophically.