HomeMy WebLinkAboutWOODWARD TECHNOLOGY CENTER - LINK-N-GREENS OVERALL DEVELOPMENT PLAN - ODP120002 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCity of
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ITEM NO 1 -/?e,�iseJ
MEETING DATE �/eww 13, 2.o R..
STAFF f/ol l1Nnd
PLANNING & ZONING BOARD
PROJECT:
APPLICANT:
OWNERS:
Link-n-Greens Overall Development Plan, #ODP 120002
NewMark Merrill Mountain States
c/o Allen Ginsberg
2720 Council Tree Ave., Suite 230
Fort Collins, CO 80525
Link-n-Greens
C.A. Musgrave
777 E. Lincoln Ave.
James P. Hoffman Trust
Ruth N. Hoffman Trust
Dorothy A. Whisler
c/o Micheal P. Williams
Wood, Ris & Holmes, P.C.
1775 Sherman St. Ste. 1600
Denver CO, 80203
PROJECT DESCRIPTION:
This is a request for approval of an Overall Development Plan (O.D.P.) for the
Link-n-Greens property. This area consists of 101.5 acres and is generally
located at the southwest corner of East Lincoln and South Lemay Avenue. The
Cache la Poudre River is the southerly boundary and the majority of the westerly
boundary of the O.D.P. and the Poudre river trail is located on the property within
an easement.
The project is zoned C-C-R Community Commercial - Poudre River District, and
the proposed uses are permitted in this zone district at this location. The Link-n
Greens O.D.P. is being established to accommodate a new campus for
Woodward. As a large employer, Woodward intends to develop a campus of
office, manufacturing, and testing facilities. The campus will include a collection
of buildings and parking areas served by private drives.
Link-n-Greens O.D.P. September 11, 2012
f' Current Planning
fcgov.com/currentplanning
I
281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 \
970.221.6750
The Link-n-Greens O.D.P. is a mixed-use development to be constructed in
multiple phases based on land use type and ownership. It is the intent of the
applicant that subsequent Project Development Plans will be submitted for each
phase. Phasing for construction of all portions of the O.D. P. could occur over a
five to thirty year time frame depending on market activities for differing uses.
RECOMMENDATION: Approval.
EXECUTIVE SUMMARY:
The proposed Link-n-Greens O.D.P. (101.5 acres) complies with the applicable
overall development plan criteria in Sections 2.3.2(H)(1-7) of the Land Use Code,
including all C-C-R standards and general development standards that can be
applied at a level required for an overall development plan submittal.
COMMENTS:
1. Background:
The subject property was annexed from 1987 to 1997 through four separate
ordinances:
• Link-n-Greens Annexation (October 1987, 37.3 acres)
• Link-n-Greens Second Annexation (April, 1988, 16.8 acres)
• Link-n-Greens Third Annexation (January, 1992, 44 acres)
• Link-n-Greens Fourth Annexation (July, 1997, 4. 2 acres)
The property is currently used as the Link-n-Greens golf course which has been
in operation since 1986. The property contains a barn, silos and outbuildings
known as the Coy/Hoffman Barn, which were designated on the Colorado State
Register of Historic Properties in 1995. The barn is associated with the earliest
development of agriculture in the area, having been built during the 1860s as part
of a homestead.
The surrounding zoning and land uses are as follows:
N: Community Commercial
Poudre River (C-C-R):
Industrial (I):
Link-n-Greens O.D.P. September 11, 2012
Commercial (Lambspun, Back Porch Cafe)
Commercial; Light Industrial
2
S: River Conservation
District (RC): Mulberry Water Reclamation Facility
River Downtown
Redevelopment (RDR): Vacant Parcel
E: General
Commercial (CG): Large Retail; Commercial/Retail
W: Public Open
Lands (P-0-L): Udall Natural Area
Community Commercial-
Poudre River (C-C-R): Commercial
2. Compliance with Applicable Standards of the Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies seven criteria for reviewing
O.D.P.'s. The seven criteria are listed on the following pages under headings A.
through G.
A. Section 2.3.2(H)(1) - Permitted Uses. Zone District Standards. General
Development Standards
This criterion requires the O.D.P. to be consistent with the permitted uses
and applicable zone district standards (Article 4) and any applicable
general development standards (Article 3) that can be applied at a level of
detail required for an overall development plan submittal.
Permitted Uses:
• This is a request for approval of an Overall Development Plan (O.D.P.)
for land uses permitted in the C-C-R Community Commercial - Poudre
River District Zoning District at this location. The uses specifically
proposed in the O.D.P. planning area are campus employment, office
and commercial/retail. Campus employment is an Addition of Permitted
Use at this location. Additionally, the O.D.P. proposes that any
permitted use in the C-C-R zoning district be permitted in the O.D.P.
planning area.
• The proposed land uses are consistent with the permitted uses in the C
C-R District.
Zone District Standards (Article 4 ):
• All development standards for the C-C-R zone district relate to specific
site plan and building elements that are required with a project
development plan submittal and cannot be evaluated with this O.D.P.
Link-n-Greens O.D.P. September 11, 2012
3
application. This O.D.P. plan provides a notation that all provisions in
the City of Fort Collins Municipal Code, the City of Fort Collins Land Use
Code, and the Larimer County Urban Area Street Standards shall
govern this Overall Development Plan and subsequent phases, subject
to any approved variances and/or modifications of standard.
General Development Standards (Article 3):
• In addition to the O.D.P. criteria listed in heading B. through G. of this
report, the additional applicable Article 3 criteria that can be evaluated
with this project is as follows:
• Section 3. 4.2(8) Addresses Setbacks from Domestic Wastewater
Treatment Works to Habitable Structures. Unless specifically authorized
through alternative compliance, the uses proposed with this O.D.P. are
required to maintain a minimum horizontal distance of 1,000' from the
Mulberry Water Reclamation Facility located to the south of the project.
The applicant proposes alternative compliance to this standard and has
submitted a description and justification for this alternative compliance
with this application, with a request to reduce the buffer from 1000' to
500' for the Link-n-Greens ODP.
• Staff finds that, based on the description of need and specific findings
for the alternative compliance request attached with this report, that the
proposed alternative 500' setback is justified and should be granted with
the approval of this O.D.P. This is because the Mulberry Water
Reclamation Facility was significantly upgraded in 2008 with aggressive
odor controls and additional treatment technologies. Since the plant
was re-commissioned in July, 2011, odor testing has been conducted
which indicate that odors should not be detectable beyond the plant
boundary under normal operating conditions. Observations by plant
staff over the past year also indicate that odors should not be detectable
beyond the plant boundaries.
• Section 3.4. 7 Historic and Cultural Resources. This standard requires
that the development plan protect and enhance the historical and
architectural value of any historic property that is preserved and
adaptively reused on the development site. As noted, the Coy/Hoffman
Barn, which was designated on the Colorado State Register of Historic
Properties in 1995, is within the boundary of this O.D.P. The O.D.P.
acknowledges that the Coy/Hoffman farm buildings will remain. Future
development will be further evaluated for compliance with Section 3.4. 7
with subsequent project development plans.
• Section 3.4.8(8) Compliance with Parks and Recreation Policy Plan
Master Plan. The Link-n-Greens, O.D.P. is consistent with the City's
adopted Parks and Recreation Policy Plan. The proposed O.D.P.
Link-n-Greens O.D.P. September 11, 2012
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proposes additional direct pedestrian/bicycle connections between East
Lincoln Avenue, South Lemay Avenue and the Cache la Poudre River
trail corridor.
• Section 3. 7 .2 Compact Area Growth Standards. This criterion requires
that the 0.0.P. conform to the contiguity requirements of the Compact
Urban Growth Standards as per Section 3.7.2. The 0.0.P. is located
within the city limits. The O.D.P. is served by existing public
improvements capable of supporting future growth.
B. Section 2.3.2 (H)(2) - Density
This criterion requires that the O.D.P. be consistent with the required density
range of residential uses (including Jot sizes and housing types) with regard to
any land which is part of the overall development plan and which is included in
the following districts: the Rural Land District (R-U-L); the Urban Estate District
(U-E); the Residential Foothills District (R-F); the Low Density Mixed-Use
Neighborhood District (L-M-N); the Medium Density Mixed-Use Neighborhood
District (M-M-N); the High Density Mixed-Use Neighborhood District (H-M-N); the
Community Commercial - North College District (C-C-N); the Harmony Corridor
District (H-C); and the Employment District (E).
• The Link-n-Greens O.D.P. is entirely within the Community Commercial
- Poudre River District (C-C-R) and not within any of the districts listed
with this criterion, and therefore this criterion is met. Furthermore, no
residential use is proposed with this 0.0.P.
C. Section 2.3.2 (H)(3) - Master Street Plan
This criterion requires the O.D.P. to conform to the Master Street Plan and street
pattern and connectivity standards as required by Section 3.6.1and 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. An analysis of
compliance with Sections 3.6.1and 3.6. 3 (A) through (F) is as follows:
Section 3. 6. 1 - Compliance with the Master Street Plan
• The Link-n-Greens O.D.P. complies with the Master Street Plan map
and acknowledges the street and transportation facilities on the Master
Street Plan that are associated with the O.D.P. East Lincoln Avenue is
designated as a two-lane arterial, and South Lemay Avenue is
designated as a four-lane arterial.
Link-n-Greens O.D.P. September 11, 2012
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Section 3.6. 3(A) through (F) - Street Pattern and Connectivity Standards
• Section 3.6. 3(A) Purpose; Section 3.6. 3(8) General Standard; Section
3.6. 3(C) Spacing of Full Movement Collector and Local Street
Intersections With Arterial Streets; Section 3.6. 3(D) Spacing of Limited
Movement Collector or Local Street Intersections With Arterial Streets.
The Link-n-Greens O.D.P. provides for access points to East Lincoln
Avenue, South Lemay Avenue, and the Cache la Poudre River corridor
that meet the purpose, general standard and spacing requirements of
Section 3.6.3 with regard to safety, efficiency, and convenience for
automobile, bicycle and pedestrian modes of travel. The City Traffic
Operations and Engineering Departments have reviewed proposed
intersection locations and found proposed intersections to be in
compliance with the standards in Section 3.6.3.
• Section 3.6. 3(E) Distribution of Local Traffic to Multiple Arterial Streets.
The proposed O.D.P. provides five multi-modal access points to two
designated arterial streets -- East Lincoln Avenue and South Lemay
Avenue. This standard requires that the project provide access to three
arterial streets, however access to Riverside Avenue and East Mulberry
Street to the south and southwest is infeasible due to the Cache La
Poudre River that forms a natural barrier. Therefore, the ODP is
consistent with the requirement of this section and provides access
distribution to meet the standard to the extent feasible. Further, the
project provides multi-modal access to the south and west through
pedestrian/bicycle trail connections with the Cache La Poudre River
open space trail.
• (F) Utilization and Provision of Sub-Arterial Street Connections to and
From Adjacent Developments and Developable Parcels. This standard
addresses the requirement for development plans to provide sub-arterial
street connections to existing streets stubbed to the boundary of the
proposed development. Further, this standard requires that the
proposed development provide future local street connections to
adjacent developable parcels along each boundary of the development
plan at an interval not to exceed 660 feet. Due to the fact that the
proposed project is bounded by designated arterial streets to the north
and east, as well as the Cache La Poudre River buffer to the south and
west, there are no local street connections to adjacent developed or
developable parcels that are feasible or required for this development
proposal, and therefore this standard is met to the extent feasible.
Section 3.6. 4 - Transportation Level of Service Requirements
• The Traffic Operations and Engineering Departments have reviewed the
Transportation Impact Study that was submitted to the City for review
Link-n-Greens O.D.P. September 11, 2012
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and have determined that the vehicular, pedestrian and bicycle facilities
proposed with this ODP are consistent with the standards contained in
Part II of the City of Fort Collins Multi-modal Transportation Level of
Service Manual.
D. 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).
• (F) Utilization and Provision of Sub-Arterial Street Connections to and
from Adjacent developments and developable parcels. This standard
addresses the requirement for development plans to provide sub-arterial
street connections to existing streets stubbed to the boundary of the
proposed development. Further, this standard requires that the
proposed development provide future local street connections to
adjacent developable parcels along each boundary of the development
plan at an interval not to exceed 660 feet. Due to the fact that the
proposed project is bounded by designated arterial streets to the north
and east, as well as the Cache La Poudre River buffer to the south and
west, there are no local street connections to adjacent developed or
developable parcels that are feasible or required for this development
proposal, and therefore this standard is met to the maximum extent
feasible.
• Section 3.2.2(C)(6) Direct On-Site Access to Pedestrian and Bicycle
Connections. This section requires that "the on-site pedestrian and
bicycle circulation system must be designed to provide, or allow for,
direct connections to major pedestrian and bicycle destinations
including, but not limited to, parks, schools, Neighborhood Centers,
Neighborhood Commercial Districts and transit stops that are located
either within the development or adjacent to the development as
required, to the maximum extent feasible. The on-site pedestrian and
bicycle circulation system must also provide, or allow for, on-site
connections to existing or planned off-site pedestrian and bicycle
facilities at points necessary to provide direct pedestrian and bicycle
travel from the development to major pedestrian destinations located
within the neighborhood. In order to provide direct pedestrian
connections to these destinations, additional sidewalks or walkways not
associated with a street, or the extension of a sidewalk from the end of a
cul-de-sac to another street or walkway, may be required".
• The Link-n-Greens O.D.P. satisfies Section 3.2.2(C)(6) by providing two
pedestrian and bicycle connections. One direct pedestrian and bicycle
Link-n-Greens O.D.P. September 11, 2012
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connection is proposed at the eastern boundary of the project that
provides a direct connection to the Cache la Poudre River open space
trail. This pedestrian and bicycle connection provides direct access to
the existing neighborhood shopping center to the east. A second
pedestrian and bicycle connection is proposed to the south that provides
a direct connection between the Cache la Poudre River open space trail
and the interior portion of the property. As future development is
phased in and the project details emerge, additional bicycle and
pedestrian connections may be warranted.
E. Section 2.3.2 (H)(5) - Natural Features
This criterion requires that the overall development plan shall show the
general location and approximate size of all natural areas, habitats and
features within its boundaries and shall indicate the applicant's proposed
rough estimate of the natural area buffer zones as required pursuant to
Section 3.4. 1 (E).
• The O.D.P. acknowledges the 300' river buffer and the floodway where
it is wider than this 300' line. Additionally, the applicant has shown the
seven ponds that are located within the project area. The O.D.P.
provides a note that expresses the intention to determine the value of
individual natural features with subsequent Project Development Plans,
with the intention to fill, relocate, and/or mitigate the ponds and to
enhance to enhance higher valued river buffer areas. This note is
consistent with the applicable requirements of Section 3.4.1 (E) which
requires that buffer zones be established and the buffer zone criteria
met in conjunction with Project Development Plans for this O.D.P. In
conjunction with a Project Development Plan submittal, the value will be
determined of any lost natural feature and the lost value will be required
to be replaced with equal value.
• The planning objectives for the O.D.P. state that habitat enhancement
and tree plantings in the 300' buffer zone and elsewhere on the site to
mitigate potential loss of existing ponds and significant trees in areas to
be developed will be explored with subsequent Project Development
Plans.
F. Section 2.3.2 (H)(6) - Drainage Basin Master Plan
• The Drainage Report provided by the applicant has been reviewed by
City of Fort Collins Stormwater Utility, with the finding that the proposed
drainage concepts presented adequately provide for an overall
Link-n-Greens O.D.P. September 11, 2012
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conveyance and approved outfall storm water treatment of proposed
impervious areas.
G. Section 2.3.2 (H)(7) - Housing Density and Mix of Uses
This criterion requires that any standards relating to housing density and mix of
uses will be applied over the entire 0.0.P. and not on each individual P.D.P.
• This O.D.P. does not propose any residential uses, and therefore this
standard is not applicable.
3. Neighborhood Meeting
A neighborhood meeting was held on August 20, 2012 and a detailed summary
is attached.
4. Findings of Fact/Conclusion
In evaluating the request for the Link-n-Greens O.D.P., Staff makes the following
findings of fact:
• The O.D.P. is in compliance with the 2.3.2 Overall Development Plan
Procedures and complies with the standards of Section 2.3.2(H)(1)
through (7), summarized as follows:
• (1) The O.D.P. is in consistent with the permitted uses as well as Article
3 general development standards and Article 4 zone district standards
that are application at the level of detail required for an O.D.P. plan.
• (2) The O.D.P. does not include any residential uses and therefore
compliance with the required density range of residential uses is not
applicable.
• (3) The O.D.P. conforms to the Master Street Plan requirements and
the street pattern connectivity requirements pursuant to Sections 3.6.1
and 3.6.1 (A) through (F). The 0.D.P. identifies appropriate
transportation connections and conforms to the Transportation Level of
Service Requirements as contained in Section 3.6.4.
• (4) The O.D.P. is in compliance with Section 3.6.3(F) and Section
3.2.2(C)(6) that require transportation connections to adjoining
Link-n-Greens O.D.P. September 11, 2012
9
properties from neighboring properties for vehicular, pedestrian, and
bicycle movement.
• (5) The O.D.P. shows the general location and approximate size of all
natural areas, habitats and features within its boundaries and indicates
the applicant's proposed rough estimate of the natural area buffer zones
as required pursuant to Section 3.4.1(E).
• (6) The O.D.P. is consistent with the appropriate Drainage Basin Master
Plan.
• (7) The O.D.P. does not include any residential uses and therefore
compliance with the criterion that any standards relating to housing
density and mix of uses will be applied over the entire O.D.P. and not on
each individual P.D.P. is not applicable.
RECOMMENDATION:
Staff recommends approval of the Link-n-Greens Overall Development Plan
#120002.
Link-n-Greens O.D.P. September 11, 2012
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