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HomeMy WebLinkAboutPOUDRE RIVER BUSINESS PARK - MASTER PLAN - 79-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7 PLANNING AND ZONING BOARD MEETING OF STAFF DEPORT PROJECT: Poudre River Business Park Master Plan, #79-88 APPLICANT: Harold Fisher c/o Architecture Plus 318 East Oak Street Fort Collins, CO. 80524 OWNER: Harold Fisher c/o Fisher Real Estate 1240 East Mulberry Street Fort Collins, CO. 80524 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request for a Master Plan on 19.13 acres consisting of 96,000 square feet of office floor area. The property is located on the northeast corner of Lemay Avenue and Riverside Drive and is zoned B-P, Planned Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The only developable portion of the site is on the high ground south of the Poudre River and the City Bike Trail. The balance of the parcel will be donated to the City Parks and Recreation Department as an open space dedication. The designated land use is for offices. There would be approximately 96,000 square feet of finished floor area. The proposed use conforms to the B-P zoning designation. Hoffman Mill Road will be realigned and a new local street, Poudre River Drive, will intersect with Lemay Avenue. The Master Plan is supported by the policies of the Land Use Policies Plan. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Poudre River Business Park Master Plan #79-88 P & Z Meeting - November 21, 1988 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: B-P and C (County); S: B-P; Residential E: I-G; Vacant W: I-G; Vacant Vacant and City Bike Trail The property was annexed into the City in 1983 and zoned b-p, Planned Business, with a P.U.D. condition. 2. Land Use: The proposed land use for the Master Plan is office. The developable portion of the site is south of the Poudre River. The balance of the site will be donated to the City of Fort Collins Parks and Recreation Department as an open space dedi- cation. This open space consists primarily of flood -plain, slope, and low lying ground just north of the City bike trail. The City has agreed to accept this open space and the dedication is proceeding through other channels. The office buildings are anticipated to be two story structures. Total building coverage would be approximately 48,000 square feet with a potential of 96,000 square feet of floor area. The site is zoned B-P, Planned Business. The B-P Planned Business District designation is for areas planned as a unit to provide business services while still protecting surrounding residential areas. Since offices are a business service, the proposed uses are in conformance with the zoning. As a condition of the zoning designation, all potential offices would have to be approved through the P.U.D. process. The proposed Master Plan is supported by the following land use policies as contained in the Land Use Policies Plan: "3a: The City shall promote the maximum utilization of land within the City." The proposed project represents an orderly progression of growth within the City and is not considered leapfrog development. "21: All levels of commercial development, including convenience, neighbor- hood, community and regional shopping which have significant negative transportation impacts on South College will be discouraged from Poudre River Business Park Master Plan #79-88 P & Z Meeting - November 21, 1988 Page 3 gaining their primary access from College Avenue." There will no access off South College Avenue. "47: The City should encourage, by suitable incentives, the use of non- polluting alternative energy sources in all types of development." "49: The City's Land Use Policies Plan shall be directed toward minimizing the use of private automobiles and toward alleviating and mitigating the air quality impacts of concentrated use of automobiles." With access to the City bikepath, there is an incentive for employees to use bicycles rather than cars to commute to work. "89: Areas along the Poudre River, Spring Creek, and Fossil Creek should be incorporated into the City's parks and recreational trail system." "90: Consistent with a fiscal impact analysis and effects on the Capital Improvements Program the City should acquire and utilize the officially designated floodways of the Poudre River, Spring Creek, and Fossil Creek for open space." "91: The City should protect the scenic and recreational value of the City's lakes, rivers, and streams from encroachment by incompatible uses." "92: Adequate public access to the City's lakes, rivers, and streams should be maintained." The applicant is donating a large tract of land along the Poudre River as an open space dedication to the City's Parks and Recreation Department. 3. Design: The applicant has attempted to unify the site with a design statement and the creation of an architectural control committee. The Master Plan document con- tains the following note: "Architectural character: Masonry exterior with possibility of minor amounts of wood siding. Harold Fisher and Drs. Lynch and Homburg will be the architectural control committee. Protective covenants will be drawn up, a copy of which will be delivered to the City Planning Office for review prior to final recording." Poudre River Business Park Master Plan #79-88 P & Z Meeting - November 21, 1988 Page 4 4. Transportation: The present alignment of Hoffman Mill Road will be shifted to form a 90 degree intersection with a new local street to be called Poudre River Drive. Poudre River Drive will be constructed to local street standards and will terminate with a cul-de-sac at the southern property line. At the intersection with Lemay, Poudre River Drive will be widened to accommodate left turns and anticipated traffic volumes. The break in the median on Lemay will be widened from its present width of 24 feet to 36 feet. A traffic signal is not anticipated for this intersection. Curb cuts on Poudre River Drive are consolidated between parcels. RECOMMENDATION Staff finds that the request for a Master Plan for the Poudre River Business Park is in conformance with the adopted plans and policies of the City. Staff, there- fore, recommends approval. _. m� ...:::::............i L14 �E:CE1 .::�:::r :nAno so ... as ::a ..r•• Ron ._ .. �jWIN. SEEMIS 9 ..r ..E... I a, I ..:.:. — � .. ...EE ..... o�a�..EE�: �.ti �.,�� Leo .• .• orr.�s•■•s• •• s: iM ��'��`•• aaEE •a Eud�;9�,riare� �,e.nmsrm.r. \ _��AM_ 1 c] :iz: 6se�gaapi � L Ye�fl o • p 8 ~Q C1�p LLJ 4 �6s`e p 5 {3 .ye SS99 Bpyy{{ g5fit a3y1 Q i 25889h��fl ge'P�! Z J 9 POUDRE RIVER BUSINESS PARK STATEMENT OF PLANNING OBJECTIVES The proposed development is located at the northeast corner or Lemay Avenue and Riverside Drive, accessed by Hoffman Mill Road. The site is approximately 19.13 acres total. Development is proposed for approximately 6.21 acres of the site, incorporating professional office buildings and associated off-street parking. The remainder of the site will be left as open space along the Cache LaPoudre River, under City ownership. The site is located in the Planned Business Zone, thus the proposed development is consistent with the adopted elements of the City of Fort Collins Comprehensive Plan. It is a vacant site within an area of the City that is being developed, given the impetus from the Riverside Plaza Shopping Center at Riverside and Lemay. It is the intent to realign Hoffman Mill Road and reconstruct the access onto Lemay (to he named Poudre River Drive) under Phase I of the development. The existing river embankment and bike path will not be encroached upon by the proposed development so as to minimize adverse environmental impacts of the development associated with steep slopes and flood plains. It is also the intent to leave the area adjacent to the bike path in as much of a natural state as possible, realizing that the Cache LaPoudre River is habitat for wildlife in the area. As proposed professional office buildings, the development should not generate noise, glare, dust or other objectionable emissions that would be detrimental to the area. Included with this Master Plan submittal is a drainage report to address the issue of storm water runoff and how it will be handled for this project. There is the potential, given the possible lot configurations, for energy conscious design of the buildings. The Traffic Impact Study indicates that development of this site will have only minor impacts on the traffic at Riverside and Lemay; that any congestion at this intersection will occur with or without the trips generated by this project. Access to parking areas will be via shared drives as much as possible. It is estimated that there would be approximately 180 employees when all phases of this development are constructed. However, the greatest impact will be the customers/clients accessing the site. The traffic study indicates that at completion, the development will generate approximately 5,242 vehicle trips per day. The site is within walking distance of a bus route, and is contiguous with access to the bike path along the Cache LaPoudre River, thus is fairly convenient to alternative means of transportation. With the Riverside Plaza Shopping Center, so close to the site, it is probable that potential customers/clients/employees of the development will have reduced trip length and consolidated trips to combine visits to the businesses with errands at the shopping center. Within the lots of the development, it is anticipated that the City standards will be used in the landscaping, parking area design, setback requirements, etc. EXECUTIVE SUMMARY This traffic impact study addresses the capacity, geometric, and control requirements at a proposed development known as the Fisher PUD. This PUD calls for the ultimate development of 96,000 square feet of medical office development. The first phase of development will be a 1 2, 000-square-foot medical office building. The project site is located northeast of the corner of Lemay Avenue and Riverside Avenue in Fort Collins, Colorado. The site is bounded to the north by the Cache La Poudre River. As a result of this analysis, the following is concluded: The completed Fisher PUD will generate approximately 5,242 vehicle trips per day. The PM peak hour will generate approximately 377 trips. Phase 1 of the PUD will generate 655 daily trips. The PM peak hour will generate approximately 48 vehicle trips. The addition of the Fisher PUD traffic will have only minor impacts on the level of service at the intersection of Riverside/Lemay. This intersection will operate at an acceptable level of service in the near term. By the Year 2010 this intersection will be at a congested level of service, with or without 11 the Fisher PUD. A i Long delays will occur at the intersection of the site access and Lemay Avenue if this intersection remains unsignalized. These delays will occur on - site and should not affect traffic flow on Lemay Avenue. The existing left turn lane on Lemay Avenue to Hoffman Mill Road is adequate for the proposed development of this PUD. With proper traffic control and geometries, the acci- dent rate should be acceptable for an urban area. 2 Cache La Poudre River I PHASE 1 FISHER P.U.D. 1 possible future access, 1 eventually extended \ / to Timberline Road Hoffman Mill Road - to remain temporarily - to be abandoned when new access to Timberline Road is completed Figure 2 Site Plan