HomeMy WebLinkAboutC.A.T. 22ND FILING, COMMUNITY HORTICULTURE CENTER PDP & FDP - 53-85AV / AZ - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO.
MEETING DA7'E 12/05/O1
STAFF Steve Olt
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT:
APPLICANT:
Centre for Advanced Technology, 22"d Filing, Community
Horticulture Center - Project Development Plan -#53-85AV
City of Fort Collins
c/o Jim Clark
281 North College Avenue
Fort Collins, CO. 80524
OWNER: City of Fort Collins
281 North College Avenue
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for a(public) community horticulture center and public park on
approximately 18 acres located on the west side of Centre Avenue, east of the
Windtrail residential neighborhood, south of Spring Creek, and north of the
proposed Rolland Moore Drive street extension. The facility will include one main
conservatory building, two accessory outbuildings, a parking lot for approximately
75 vehicles, gazebo and bandstand, gardens, bicycle/pedestrian trails, and a
small (1 to 2 acres) neighborhood park. The property is in the E— Employment
Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with the applicable requirements of the Land Use Code
LUC , more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2-
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 — Engineering Standards, Division 3.4 —
Environmental, Natural Area, Recreational and Cultural Resource
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. Colle�e Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-675(I �
PLANI�Iti�G DIiP.ARTh7F.NT
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C.A.T., 22�d Filing, Community Horticulture Center - Project Development Plan,
#53-85AV
December 5, 2001 Administrative Hearing
Page 2
Protection Standards, and Division 3.5 - Building Standards of
ARTICLE 3- GENERAL DEVELOPMENT STANDARDS; and
the proposed use of a community horticulture center, being a public
facility, is permitted in Division 4.22 Employment District (E) of
ARTICLE 4— DISTRICTS, subject to an administrative review. The
proposed use of a neighborhood park is permitted in the E District, subject
to a building permit review.
Public facilities are permitted in the E— Employment Zoning District, subject to
administrative (Type I) review. Neighborhood parks are permitted in the E
District, subject to a building permit review. The purpose of the E District is:
Intended to provide locations for a variety of workplaces including light
industrial uses, research and development activities, offices and
institutions. This District also is intended to accommodate secondary uses
that complement or support the primary workplace uses, such as hotels,
restaurants, convenience shopping, child care and housing.
Additionally, the Employment District is intended to encourage the
development of planned office and business parks; to promote excellence
in the design and construction of buildings, outdoor spaces, transportation
facilities and streetscapes; to direct the development of workplaces
consistent with the availability of public facilities and services; and to
continue the vitality and quality of life in adjacent residential
neighborhoods.
This proposal complies with the purpose of the E District as it is a public
community horticulture center and small neighborhood park, with a community-
wide emphasis and intended service.
COMMENTS:
1. Backqround
The surrounding zoning and land uses are as follows:
N: E; undeveloped land (Centre for Advanced Technology)
S: E; undeveloped land (Centre for Advanced Technology)
E: E; existing office uses (NRRC)
W: RL; existing residential (Windtrail)
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C.A.T., 22"d Filing, Community Horticulture Center - Project Development Plan,
#53-85AV
December 5, 2001 Administrative Hearing
Page 3
The property was annexed in September, 1965 as part of the Fourth
College Annexation.
The property is part of the Center for Advanced Technology Overall
Development Plan that was approved by the Planning and Zoning Board
in September, 1983 for recreational uses.
The property has not been previously platted or planned.
2. Division 4.22 of the Land Use Code, Employment Zone District
The proposed community horticulture center, a public facility, is permitted
in the E— Employment Zoning District, subject to administrative (Type I)
review. The proposed neighborhood park, being an integral part of the
facility, is permitted in the E District, subject to a building permit review.
This proposal complies with the purpose of the E District as it is a public
community horticulture center and small neighborhood park, with a
community-wide emphasis and intended service.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it
provides "full tree stocking" within 50' of the main conservatory
building, according to the standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that
canopy shade (street) trees are provided at a 40' spacing in the
parkways along Centre Avenue and Rolland Moore Drive.
c. The proposal complies with Section 3.2.1(D)(3) in that no one
species of the proposed new trees on the development plan
exceeds 15% of the total trees on-site.
C.A.T., 22"d Filing,
#53-85AV
December 5, 2001
Page 4
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Community Horticulture Center - Project Development Plan,
Administrative Hearing
d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees
are provided at a ratio of at least 1 tree per 25 lineal feet along
Centre Avenue adjacent to the parking lot.
e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on-
site parking area will be screened from Centre Avenue to the
east with deciduous and evergreen trees and shrub plantings
that will block at least 75% of the vehicle headlights and extend
along at least 70% of the street frontage along the parking area.
f. The proposal complies with Section 3.2.1(E)(5) in that it
provides at least 6% interior landscaping in the parking areas,
satisfying the minimum requirement.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it
provides secure and conveniently located bicycle parking in the
amount of 20% of the total number of automobile parking
spaces on-site, satisfying the minimum requirement of 5%.
b. The proposal complies with Section 3.2.2(C)(5) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area.
c. The proposal complies with Section 3.2.2(D) in that it provides
for safe, convenient, and efficient bicycle, pedestrian, and
vehicular movement to and through the site. Vehicular access
will occur via a curb cut from Centre Avenue to the public
parking area and a curb cut from Rolland Moore Drive to the
maintenance area only.
B. Division 3.3, Engineering Standards
1. Section 3.3.1, Plat Standards
The proposal complies with the general plat requirements as set
forth in this section.
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C.A.T., 22"d Filing, Community Horticulture Center - Project Development Plan,
#53-85AV
December 5, 2001 Administrative Hearing
Page 5
2. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements,
and specifications for the services as set forth in this section.
D. Division 3.4, Environmental, Natural Area, Recreational and
Cultural Resource Protection Standards
1. Section 3.4.1, Natural Habitats and Features
The proposed community horticulture center PDP provides for
adequate setbacks and buffer zones between the proposed
development and Spring Creek.
2. Section 3.4.8, Parks and Trails
The proposal complies with Section 3.4.8(B) in that it provides for
trails within the development plan, connecting to off-site trails in the
area, and incorporates a small neighborhood park in conformance
with the City's adopted West Central Neighborhood Plan.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposed community horticulture center and neighborhood
park contains a total of 4 buildings. They include the main
conservatory building, a gazebo/bandstand, a hoop house, and a
pump house. The buildings are somewhat internal to the site and
relate to the horticulture center activities. They are unique to the
specific community horticulture center theme.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The proposed public buildings in this community horticulture center
and neighborhood park are situated internal to the site and relate to
the various activities within the facility. The main conservatory
building meets the "build-to" line standards because it provides a
courtyard/plaza and gardens between the building and the public
sidewalks on Centre Avenue and Rolland Moore Drive. This
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C.A.T., 22"d Filing, Community Horticulture Center - Project Developmen# Plan,
#53-85AV
December 5, 2001 Administrative Hearing
Page 6
satisfies the permitted exception as set forth in Section
3.5.3(B)(2)(d)1 of the Land Use Code.
4. Neighborhood Information Meetinq
The C.A.T., 22�d Filing, Community Horticulture Center, PDP contains
proposed land uses that are permitted as Building Permit and Type I uses,
subject to an administrative review. The proposed uses are a public
community horticulture center and a neighborhood park. The LUC does
not require that a neighborhood meeting be held for a Type I development
proposal and a City-facilitated neighborhood meeting was not held to
discuss this proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Centre for Advanced Technology, 22"d Filing, Community
Horticulture Center - Project Development Plan -#53-85AV, staff makes the
following findings of fact and conclusions:
1. The proposed land uses are permitted in the E— Employment Zone
District.
2. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
3. The Project Development Plan complies with all applicable Land Use
and Development Standards contained in Article 4, Division 4.22 of the
Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Centre for Advanced Technology, 22"d Filing,
Community Horticulture Center - Project Development Plan -#53-85AV.
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#53-85AV C.A.T. 22nd Filing
Community
PDP Type II
Horticulture Center
LUC
N
1"= 600'
VICINITY MAP 11/16/00
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Project Development Plan - Community Horticulture Center
Statement of Planning Objectives
11/9/00
1. Applicable City Plau Principles and Policies
a. LU-1.1: Compact urban growth.
The project is centrally located in Fort Collins, within an infill area, and contiguous
with existing vehicular, bicycle, and pedestrian traffic routes.
b. CAD-2.1: Functional, attractive, safe, and comfortable civic buildings and grounds.
As a civic facility, the Community Horticulture Center (CHC) will be located in a
central and highly visible location. The architectural qualiry of the building and
grounds will express permanence and importance. A primary objective for the design
and the programming of the CHC will be to reflect and interpret our local heritage,
and through that create a sense of communiry identity. The project will be adjacent
to the existing Spring Creek bike trail, and within easy walking distance of the Mason
Street Transit Corridor. The safety and comfort of our visitors will be strongly
addressed.
c. CAD-5.2: Education and awareness of our local heritage.
Throughout our design and the development of our programming, we will be looking
for opportunities to create a local "sense of place", and to educate our visitors about
Fort Collins history, particularly related to horticulture (for example, sour cherry
orchards and lilacs), agriculture (such as with irrigation ditches), climate, and soils.
d. CAD-6.2: Cultural development and participation.
In addition to serving as a recreational and educational faciliry, the CHC will also
provide cultural services as a venue for art shows, small concerts, and other art-
related programs.
e. ENV-2: Protect environmental resources.
The foremost mission of the CHC will be to demonstrate sustainable horticulture,
including water-conserving landscaping, backyard wildlife habitat, use of native
plants, "organic" gardening techniques, composting, and alternatives to fossil fuel
requiring maintenance practices.
f. ENV-4: Encouraging energy efficiency and use of renewable energy.
The CHC building will be a state-of-the-art facility demonstrating the use of solar
energy, energy efficiency and "green" construction. It will serve as a public
demonstration site with educational programming to extend its impact.
g. ENV-5.1: Protection and enhancement of ecosystems.
The restoration of 5 acres of the Spring Creek corridor will be a major element of our
site development. It will include extensive re-grading of the area to approximate a
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more naturalistic cross-section, wetlands will be added, and the entire area will be
replanted with appropriate native plants.
h. ENV-7.3: Minimize flood damage.
The site grading will result in the creation of an additional — 20 acre feet of
stormwater detention along Spring Creek, a high priority of the city's Stormwater
Utility.
ENV-7.5: Flood education.
One element of our programming will be the interpretation of the Spring Creek 1997
flood, and associated education.
ENV-7.6: Fducational programs on stormwater quality.
The proposed development includes a boardwalk path along Spring Creek and over
the created wetlands, to serve as an outdoor laboratory for environmental education.
k. NOL-1.3: Public opportunities for educational and recreational opportunities related
to natural features.
This project will create numerous opportunities to learn about and enjoy Spring
Creek.
NOL-3: Balancing opportunities for passive and active recreation within city's parks
and natural areas.
This project will provide the opportunity for both active (athletic and play activities in
the neighborhood park, and participatory gardening at the CHC) and passive
(strolling the grounds, relaacing on a bench, listening to a concert, etc.) recreation.
m. GM-4.1: City commitment to providing capital facilities.
As one of the projects in the Building Community Choices capital improvement plan,
the CHC will help meet the needs and desires of our growing community.
n. RD-5.2: Neighborhood parks in residential districts.
This project includes the development of a several acre neighborhood park, within
easy walking and biking distance of the residential areas to the west. It will have an
unprogrammed multi-use turf area, a picnic shelter, benches, and gardens.
o. ED-1: Appropriate development within an Employment District.
The CHC and neighborhood park represent an appropriate addition to this
Employment District, as it will provide recreational/educational/cultural
opportunities, it will have an attractive appearance, and will be designed to encourage
bicycle, pedestrian, and transit access.
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p. WC-1.1 and 1.2: Functions of water corridors and protection of natural resources.
This development will not only preserve, but it will enhance, the functions of Spring
Creek for drainage (floodwater detention will be increased), recreation, habitat
conservation, and wildlife movement.
q. WC-2.1: Appropriate placement of recreational trails.
This development includes the re-routing of the Spring Creek bike trail along the
creek, in a manner that minimizes habitat impact and maximizes human enjoyment.
r. WC-2.3: Connections between water corridors, open lands, and trails.
The restoration of Spring Creek through our site will serve as a critical component of
the entire Spring Creek corridor, hopefully inspiring further restoration along its
length. The bike trail along the corridor and through our site provides a great
opponunity for people to experience the beauty of this area.
2. Description of proposed open space, buffering, landscaping, circulation, transition
areas, wetlands and natural areas on site and in the general vicinity of the project:
Ecologists assessing the Spring Creek corridor through our site have determined that it
currently has little natural resource value in the way of native vegetation or wildlife. The
water course is lined with one large cottonwood, several non-native crack willows, and
about a dozen invasive Russian olives. The adjacent fields have been leveled right up to
the banks, for the purpose of flood irrigation, and are vegetated primarily with alfalfa,
weeds, and non-native grasses. This corridor does, however, ha�e great potential for
restoration. In order to improve the natural resource value and to create much-needed
floodwater detention, our proposed grading includes extensive pulling back of the top
several feet of the existing banks (leaving the existing channel and bottom 2 feet of
embankment as is) to create a more naturalistic two-year floodplain with meandering high
water channels and wetland areas within it.
The existing trees within the corridor will be preserved, other than the Russian olives and
the smaller crack willow (Salix fragilis). The corridor will be replanted extensively with
appropriate wetland, riparian, and upland native plants, including trees, shrubs, forbs,
sedges, rushes, and grasses. This area of native plantings will be for the entire 100 feet
width of the CHC property on the north side of the creek. On the south side, the native
plantings will vary between 60 feet (for a portion of the neighborhood park area) and 200
feet (in the area of the Habitat Garden), with an average of over 100 feet. These
plantings will consist of native trees, shrubs, forbs, and unmowed grasses. A portion of
the south side of the corridor will be accessible by an informal path and boardwalks for
the purpose of environmental education. Interpretive signage in this area will be kept to a
minimum. The restoration work will be done with the assistance of riparian naturalists
and restoration hydrologists. This area will be maintained with a naturalistic approach,
with an example being that the grasses will not be mowed. The bike trail will be located
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o� ��e south side of Spring Creek with a meandering route that varies between 60 and 130
feet from the creek.
Section 3.4.1 D of the Land Use Code deals with natural feature buffer zones, and
subsection (2) states that "no disturbance shall occur within any buffer zone....except as
provided in subsection (c)." Subsection (c) states that "the decision maker may allow
disturbance or construction activity within the buffer zone for the following limited
purposes: ", and goes on to list six situations. We feel that our proposed development
meets the second and fourth situations due to the environmental improvements to this
previously disturbed area and due to the creation of stormwater detention as a"utility
installation". The second and fourth exceptions read as follows: "2. restoration of
previously disturbed or degraded areas or planned enhancement projects to benefit the
natural area or feature" and "4. utility installations when such activities and installations
cannot reasonably be located outside the buffer zone or other nearby areas of
development".
We have met with the Natural Resources staff on several occasions over the past 6
months, and have received their tentative approval of this concept. The Natural
Resources staff has also tentatively determined that it will provide �inancial assistance to
this project, to be used for the restoration of the Spring Creek corridor. We have also
given presentations to the natural areas committee of the Natural Resources Advisory
Board and the full Nanzral Resources Advisory Board. The committee and the full board
were supportive of the project as a whole, and with our proposed development along
Spring Creek, with the proviso that several specific concerns be addressed. The proposed
development indicated in this Project Development Plan submittal does address those
concerns.
3. Statemeut of proposed owuership and maintenance of public and private open space
areas:
The Community Horticulture Center and the neighborhood park will be owned and
maintained by the City of Fort Collins. No future change is foreseen in the ownership
and maintenance.
4. Estimate of number of employees:
The Community Horticulture Center will initially be staffed with four full-time, several
part-time employees, and possibly an intern. We will also rely heavily on the assistance
of volunteers for the operation and maintenance of the facility and grounds. At any point
in time, this could vary between no volunteers and 10 or 15 volunteers.
As additional gardens are built and more maintenance is required, the number of paid staff
will increase. When the project is completed, we estimate that there would be ten full-
time and part-time staff during the growing season.
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5. Description of rationale behind the assumptions and choices made by the applicant:
The only design-related decision that might not be self-evident, and that varies from what
might be expected by City staff or directed by City Plan, has to do with the location of
our parking lot. The parking lot was originally proposed to be in the southwestern corner
of our site due to our believing that, with the information we had at that time, that
location was the most cost-effective, the most practical in terms of site layout and flow,
the safest for traffic, the least impact to flood detention volumes, and the most consistent
with City Plan objectives. However, as described in #8 below, the Windtrail
neighborhood to the west of our site was strongly opposed to that location, for several
reasons.
As a result of that vocal resistance, we re-assessed our options for the parking lot location,
including a further contact with Eric Bracke, City traffic engineer. Because of the
circumstances, he stated that he would allow our parking lot access to be directly across
from the Natural Resources Research Center's north entrance, rather than the previously
stipulated 315 feet north of that entrance. This allowed us to avoid a vety large amount of
filling within the floodway, thereby eliminating a major disadvantage (and possible "fatal
flaw") of the previous design for this parking lot location. Allowing the parking lot
access at this point also eliminated other drawbacks previously identified with locating the
parking lot along Centre Avenue, and even created some additional bene�ts, most notably
allowing us to have a staff parking lot and service access on the "back side" of our
building. This was a feature that was not possible with the parking lot as previously
considered.
In re-assessing the pros and cons of the two options and in wanting to meet the
neighborhood's request, we determined that the location alongside Centre Avenue was
best. Therefore, that is what we are now proposing, as seen in our attached plans. This
is in a more visible location than what might be preferred by City Plan. However, this
best meets the concerns of the neighborhood, and has received their strong support (see
attached). It also, we feel, results in a better overall project for the community. The
view of the parking lot from Centre Avenue will be mitigated as much as possible with
screening from trees and shrubs.
6. Evidence of successful completion of the applicable criteria:
Not applicable
7. Narrative description of how conflicts between land uses or disturbances to wetlands
or natural areas are being avoided or mitigated:
The net effect of our project will be a greater amount and improved quality of wildlife
habitat on our site, as compared with its current condition. However, before it can be
improved with a vast amount of replanting, we will have to do a considerable amount of
earthwork that will be intially disruptive. With all of this earthwork, we will need to
provide appropriate measures to protect Spring Creek, certain trees, and any existing
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animal shelters/habitat that are deemed important, such as fox dens. Protective measures
will include: construction documents that clearly and explicitly state areas requiring
special care (with stiff penalties for violation); orange plastic fencing to protect trees to be
saved and any important animal habitat areas; silt fencing along the border of Spring
Creek; and close construction observation/supervision.
S. Narrative addressing each concern/issue raised at the neighborhood meetings:
During the course of our extensive public outreach, strong support was expressed for the
project as a whole and for having it located on the intended site. There was not a single
opinion expressed against the project itself or our location. During the five neighborhood
meetings and about a dozen phone conversations and E-mails, however, about 26 people
expressed some concem (ranging from mild to strong) about a particular aspect(s) of our
proposed development. The following narrative relates the nature of those concerns and
how we have addressed them.
One minor concem expressed by one individual had to do with the proposed location of
our compost bins. He was concerned that the compost would result in offensive odors
that could be smelled from his residence. This concem was addressed by moving the
compost bin location about 100 feet further away (so that it is now at least 300 feet from
his property), in addition to assuring him that a well-tended compost bin produces very
little odor, certainly nothing that could be detected from that distance. We also
encouraged him to contact us in the future if he was able to smell it, and convinced him
that we would then take further corrective actions.
Beyond that minor concern, all other concerns that were expressed boiled down to two
issues, one regarding the initially-proposed location of the parking lot and the second
regarding our serving as a venue for concerts or wedding receptions. Between these two
issues the most concern, both in terms of number of people and strength of opposition,
was regarding the parking lot. The parking lot was originally proposed to be in the
southwest corner of our site due to our believing that location was the most cost-effective,
the most practical in terms of site layout and flow, the safest for traffic, the least
impactful to flood detention volumes, and the most consistent with City Plan objectives.
The specific concern(s) about the parking lot varied between people, but in all cases it was
some combination of: excessive noise, visual unsightliness, annoying lighting, harmful traffic
exhaust, and safety risk for the neighborhood children. They all expressed that the parking lot
should be located along Centre Avenue, rather than along our southwest corner. We felt that
many of their concerns were based at least somewhat on inaccurate assumptions (for example,
we are not proposing that the parking lot lights be on after 10:00 p.m.) and that we could
mitigate some of the issues (such as with a sound wall and trees for visual and sound buffer), but
our justifications and proposed mitigations were not adequate to satisfy their concerns. We
therefore re-assessed our options, the result of which is now proposing that the parking lot
be located along Centre Avenue, as requested by the neighbors. They are happy with this
decision (see attached letter), and we and the neighbors consider that issue resolved.
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The second issue of concern, as expressed by about 12 people, has to do with our
proposed use of our site as a venue for small concerts, wedding receptions, special events,
etc. In order to provide a highly-demanded service to the community, and to provide
some earned revenue for our facility, we would like to be able to rent out our meeting
room, the adjoining patio area, and the Great Lawn (see our Landscape Plan) for these
rype of events. Associated with these events, there would be live music or amplified
recorded music, and possibly the serving of alcohol. These people's specific concerns
related to these events were/are: (1) noise, (2) spillover parking in their neighborhood,
and (3) drunken behavior from alcohol served at the events.
The first order of addressing these concerns has been with clarification. Many of the
people expressing concem have had an inaccurate perception that we are proposing very
loud concerts with a thousand or more people, similar to the CSU Lagoon Concert Series.
In fact, we are envisioning much more subdued music and much smaller audiences,
comparable to the Lincoln Center's summer "Nooner" series with minimally amplified
music and about 300 people attending.
Controlling the number of people attending is a key issue, as that relates to both the noise
level and the risk of people not finding convenient parking and resorting to looking for it
in the adjoining neighborhood. We can control the number of attendees in several ways,
including through strict limitations in our contracts with the groups that rent our facility,
through limiting the number of tickets sold, and through the fact that our site will be
secured with fencing and a single entrance. We will make sure ahead of time that there is
adequate parking for the maximum number attending, through a combination of our
parking lot, the Natural Resources Research Center parking lot across the street (we are in
the process of obtaining a signed Memorandum of Understanding), and/or possibly the
vacant field to the south of Rolland Moore Drive, owned by CSURF. Any remaining risk
of people trying to park in the adjacent neighborhood should be eliminated by the fact that
our parking lot location and entrance is now along Centre Avenue (rather than the
previously-proposed parking location and entrance that were closer to the neighborhood),
in addition to signage and parking enforcement, if needed.
We have recognized all along that the noise level of any event, whether from people or
music, is a critical one. We also understand that the nearest homes are relatively close to
the Great Lawn, and that sound travels more readily in this creek basin, for geographic
and climatological reasons. To begin with, we re-oriented the gazebo/bandstand so that
sound would be projected away from the residential neighborhoods to the west and
northwest. Since June we have been performing tests and gathering information on this
issue. We have sought the input of Rich Kopp, who enforces the city's noise ordinance,
on several occasions. We also hired Balloffet and Associates to perform a very detailed
scientific analysis of the existing noise levels at the site. Their opinion is that, with
reasonable precautions, it will be possible to have amplified music and other activities on
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the Great Lawn, that meets both the desires of attendees and the city's noise ordinance ?
levels.
The time of day and frequency of these events is also a key issue. We have informed the
neighbors that we do not intend to have any event last past 10:00 p. m. , and in most cases
they would not go past dusk. Events would most likely be limited to Friday and
Saturdays during the summer.
The serving of alcohol is quite common for social events at botanic gardens. Alcoholic
drinks are also permissible for adults attending events at the Senior Center and the Lincoln
Center. Both facilities consider the option of serving alcohol to be essential for the rental
market that they serve, and they report negligible problems associated with it. We do not
want to short change our revenue-earning potential by limiting ourselves at the outset.
We also feel that we can adequately establish, control and enforce limitations on the
consumption of alcohol during events at our facility. Furthermore, if problems develop,
they can be resolved, as we do not need to view any particular policy as "written in
stone". That is particularly true for a public facility that is held to a higher standard and
subject to citizen oversight and review.
Thus far, we have not been able to alleviate all of the concerns of the neighbors related to
the holding of small concerts and other events. Our intent for the further resolution of
these issues--the noise levels, time of day, frequency, number of people attending, and the
serving of alcohol--is to continue researching and discussing them with the neighborhood.
When we are further along in our planning, for example, we would be happy to conduct
sound demonstrations for the neighbors so they will know what, exactly, we are proposing
in terms of noise level. We feel that we do not have to have these programming issues
firmly resolved in order to obtain approval of this project, given that none of these issues
impact our physical design. Even if we thought that we would never hold a concert on
the grounds, we would still intend to have the Great Lawn and gazebo/bandshell, for the
benefit of other social events without amplified music. Furthermore, the construction of
the Great Lawn and gazebo/bandshell is not anticipated to be part of phase one, and will
likely be several years into the future, pending private fundraising. We feel that there is
ample time to discuss these issues further, and a process set up for doing so, in parallel to
the construction of the project so that it is not held up.
9. Current aud past names of the project, as submitted for conceptual review:
This project has solely been referred to as the Community Horticulture Center, throughout
its 14 year history of being envisioned and planned.
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Project Development Plan - Community Horticulture Center
Hazardous Materials Impact Analysis
11/9/00
The following is a description of the anticipated materials used and stored on our site which we
consider to have the potential to be flammable, hazardous, and/or toxic. Not being entirely
knowledgeable about what does or doesn't qualify for these designations, we will error on the
conservative side and list any product that we think has that potential. We will defer to the
Poudre Fire Authority's review of this list for those actual determinations. We also will
welcome the requests and recommendations of the Poudre Fire Authority to improve the safery
of our storage and use of these materials.
With each material listed we will describe, as best we know it, our intentions for using and
storing them, and the likely amounts.
1. gasoline
Gasoline will be used for operating a small tractor, snowblower, lawnmowers, and other
landscape maintenance equipment. Our intent is to store gasoline in four or five five-
gallon containers (approved for storing gas). These containers would be initially stored on
the floor of a tool shed (approximately 10' x 10'). Within several years, we intend to
build a garage/shop structure of about 500 square feet, in which the gasoline containers
would be stored. The tool shed and garage/shop will both be located above the 500 year
FEMA flood elevation.
2. motor oil
It is probable that we will store small quantities, maybe a few cases, of motor oil in their
original one-quart containers, for the maintenance of our vehicles and gardening power
tools. This oil would be located in a cabinet initially in the tool shed, and later in the
garage/shop.
3. fertilizers
In general, we will be utilizing "organic" gardening techniques, with limited use of
synthetic fertilizers, and no use of high toxicity herbicides and pesticides. Although
relying primarily on compost and other organic fertilizers, we will occasionally use over-
the-counter synthetic fertilizers. These fertilizers would be for some combination of
nitrogen, phosphorus, potassium, sulfur, magnesium, iron, and/or micro-nutrients. If
these fertilizers were for use in the conservatory and/or greenhouse, they would be stored
in the main building's storage room in a cabinet or above the floor on a shelf. We would
estimate that there would be, at most, six or eight 50 pound bags stored at any one time.
If these fertilizers were for outside gardens and landscaping, they would be stored initially
in the tool shed and later in the garage/shop. In this case, there could be as many as
twenty 50-pound bags stored at any one time.
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4. herbicides
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For the control of weeds, we will be relying on a variety of cultural techniques and safe
"organic" methods, rather than highly toxic synthetic chemicals. We do plan on having
to resort to using the approved, over-the-counter herbicides glyphosate (e.g. Round-up)
and glufosinate-ammonium (e.g. Finale), and it is possible, but unlikely that we would
use 2,4-D. These would be stored in their original containers, in small quantities of one
gallon of concentrate or less, in a cabinet initially in the tool shed and later in the
garage/shop.
5. pesticides
We will not be using any synthetic chemical pesticides. Instead, we will rely on a variety
of cultural techniques and off-the-shelf low toxicity "organic" pest controls such as Neem
oil, Bacillus thuringiensis, diotomaceous earth, soap sprays, horticultural oils, and sulfur.
These would be stored in their original containers, in small quantities, in a cabinet in the
tool shed initially and later in the garage/shop.
6. cleaning products
We anticipate storing and using routine, over-the-counter commercial-strength cleaning
products in the janitor's closet of the main building, to be used for cleaning the building.
7. paint, stain, varnish, etc.
It is probable that we will accumulate a relatively small amount of paints, stains, and
similar wood finish products to be used for maintaining our building and site furnishings.
These would be stored in their original containers in a cabinet in the storage room of the
main building.
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