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.
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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