HomeMy WebLinkAboutCACHE LA POUDRE INDUSTRIAL PARK PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-07-07urban design, inc.
TIMBERLINE LAKES PUD
Statement of Planning Objectives
December 20, 1996
Timberline Lakes is a logical extension of the existing Prospect East/Seven Lakes
Industrial/Employment District that has evolved in the Timberline Road/Prospect Road area.
This unique business park is anticipated as the location for basic employment uses including
office, research and development, corporate headquarters, and potentially light manufacturing.
A variety of complementary uses such as business services, convenience retail, restaurants,
and possibly residential uses may be included as well. Timberline Lakes is planned to
comprise up to 900,000 sq. ft. (2,OOOto 3,600 employees) in a mixed use activity center that
is highly accessible by several modes of transportation, and includes both "urban" waterfront
areas and natural open space with appropriate landscape transitions between these two
distinct environments. The subject property is an example of an existing, underutilized
industrial area that can provide the opportunity for mixed use development, revitalization, and
economic growth, while improving upon its unique and positive qualities.
Community Context.
The two dorninate "threads" in the urban fabric of the area including Timberline Lakes
are: (1 ) Timberline Road - a distinctly urban element; and (2) the Poudre River riparian corridor
- a distinctly natural element. It is appropriate that this site be designed around the concept
of combining these elements in a pleasant, compatible manner. The buildings and other site
plan elements are oriented in a way that is consistent with the established "Developed Urban
(Business Park) District" character along Prospect Road, while buffering the nearby open space
and riparian ecosystem. The resulting plan is intended to help implement the desired mixed -
use corridor in which the river and surrounding lands are carefully managed to: (1) protect and
enhance a diverse set of public values; and (2) allow appropriate private uses - including
cultural, commercial, and business development - within the corridor. The approved Structure
Plan - developed as a part of the City Plan process - indicates that an Employment District in
this area of the Poudre River Corridor is appropriate. Timberline Lakes is located to provide
an even greater open space buffer between the river and the Employment District than the
Structure Plan implies.
Timberline Lakes is centrally located between downtown, Hewlett Packard/Symbios,
the Foothills Fashion Mall, Anheuser Busch, CSU, Poudre Valley Hospital, 1-25, and other
community activity centers: All are within four miles - a 10 minute bike ride - of the site.
CITY OF FORT COLLINS
DEPARTMENT OF NATURAL RESOURCES
M E M O R A N D U M
G
DATE: April 17, 1985
TO . Bonnie Tripoli, Planning
FROM: Roger E. Krempel, P.E., Natural Resources Manager
RE : Project. #010-005, Cache La Poudre Industrial Park
Regarding the subject project arid the letter- dated April 16, I think
the responsibility to secure tax exempt status lies with the developer's
attorney. Of course, City Attorney's should be alerted to this so they
can research the subject and advise us all in order to make expeditious
disposition of the request.
RK/sb
cc: Paul Eckman
Sam Mutch
Don Yon
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CITY OF FORT COLLINS
EN(;INE.ERING SERVICES
MEMORANDUM
DATE: April 23, 1985
TO: 'yarn Mutch, ala.nninq Director
FROM: Tom Hays, City Engineerf#
RE: Cache La Poudre Industrial Park
We understand that the above referenced project is preparing to apply
for a Planned Unit Development. Normally, this project would be required to
provide off -site street improvements from the Timberline -Prospect Intersection
north on Timberline to the project site.
However, in this instance the project will initially consist only, of a
maintenance building and an office addition In view of this, and also that
the property owners are voluntaril`• dedicating the full right of way .within
the limits of their project) for the future extension of Timberline Poad, Ne
recommend that tree requirement for off -site street improvements be wa.iveC.
ENGINEERING SERVICES
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Shiloh, Inc.
Technical Consultants
April 30, 1985
City of Fort Collins
P.O. Box. 580
Fort Collins, Co.:0522
Attn: Mr. Bob Smith
Re: Cache La Poudre Industrial Park
Dear Bob:
This letter is being written in confirmation of our telephone conversation of last week
regarding the elimination of that portion of the Chaffee Ditch situated north of Hoffman Mill Road
within the Cache La Poudre Industrial Park.
Per our discussion, I will inform Mobile Premix, Inc. that they may proceed with the backfilling
of this portion of the irrigation ditch. The remainder of the Chaffee Ditch situated south of
Hoffman Mill Road within the project will be left intact until resolution of the existing storm
drainage proposal which would divert the major basin flows through the existing ponds.
Thank you for your assistance in this matter.
Sincerely,
Richard E. Mattingly
Project Manager
cc - Mr. John Hickman
Mobile Premixt Inc.
211 W. Mvrtle Fort Collins, CO 80521 (303) 482-1557
CITY OF FORT COLLINS
STURM WATER UTILITY
May 24, 1985
Mr. John Clark
Shiloh, Inc.
211 W. Myrtle
Ft. Collins, Colorado
Re: Design Contract for Cache La Poudre Industrial Park
Dear John,
As discussed in the meeting at your office today, the City of Fort Collins
Stormwater Utility will reimburse the developer of the Cache La Poudre
Industrial Park for those design costs associated with the stormwater
outfall that will run through the site. We have also agreed to
reimburse the developer for the project management and construction
costs that are directly associated with this drainage project.
The estimated costs with supporting calculations will become part
of the Subdivision Agreement for this P.U.D., in the form of
"Exhibit B".
I will have our legal staff draft an agreement that conveys to the
City the right to discharge 400 c.f.s. of stormwater through the
Industrial Park:. This should also be executed with the Subdivision
Agreement.
Yours truly,
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CITY OF FC PT COLLINS
STORM WATER UTILITY
Auqust 19, 1985
Mr. John Hickman
Mobile Premix, Inc.
POB 5183 TA
Denver, CO 80217
RE: Drainage Improvements in Cache La Poudre Industrial Park
Dear John,
After I talked with you this morning on the phone I thought it best to
summarize our discussion in a letter and expand or.'scrre additional topics.
Most storm drainage improvements within Fort Collins are constructed
by private development. This includes both those improvements that address
drainage within the development alone as well as large scale improvements that
may benefit tin entire drainage basin of many square miles. Those improvements
that are identified as part of a 'basin master plan' are eligible for
reimbursement: upon completion and approval by the City. The reimbursable
items and costs are identified in an attachment to each Development Agreement
entitled "Cost Estimate for Major Drainage Imprdvements.'
A typical development will go through a planning and engineering
review process that includes review and approval of the site plan and
associated criteria by the Planning Department with final approval from the
Planning and Zoning Board and review of utility plans by appropriate City
departments with final utility plan approval by the City Engineer. It
is during this process, but before final approval of the Planning and Zoning
Board, that Exhibit "8' (drainage repayment estimates) is prepared by the
developer's Eyngineer for review by drainage staff. As an attachment to the
Development Agreement it is leqally part of that contract between the
developer and the City.
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STORM WATER UTILI lY IV 300 LaPorte Ave • PO. Box 580 9 Fort Collins, Colorado 80522 • (3031 221-6605
Drainage Improvements, page 2
Cache La Poudre Industrial Park PUD differs significantly from this
typical process in that a Development Agreement is being executed without a
final set of utility plans. The effect of this deviation, as it applies to
drainage improvements, is that since the estimates in Exhibit "B" were not
prepared from a :set of final utility plans they are subject to more inaccuracy
than usual. The intent of the agreement is not changed: the City will
reimburse those actual and direct costs incurred to design and construct the
"drainage system" as shown on the final approved utility plans. Please be
aware of this when actual construction costs are determined.
I would like to emphasi--e the words "reimburse" and "actual costs" in the
paragraph above. We will pay Mobile Premix, Inc. after the project, or
significant portion thereof is complete and acceptable to the City. Within
reasonable limits, we try to make as few individual payments as possible with
the goal that only one lump sum payment will be made when all the applicable
improvements are completed. Since you stated the construction phase of this
project may extent over several years, it will be possible to divide the
construction repayment into distinct phases. However, we want to avoid any
form of frequent, item by item repayment. The appropriate vehicle for that
type of cash flow is a City sponsored and managed capital project — not a
development managed project.
The phrase "actual costs" as relates to repayment is intended to mean
those documented costs that can be shown to apply directly to the portion of
the project that is reimbursable. If, for instance you hire an engineer to
perform the design work for the drainage improvements, but that engineer also
does your site plan, street layout, water and sewer lines, atc. the City will
only repay that portion of the fee that can be shown to apply to the drainage
design. The same will be true of construction management fees: we will
pay for the costs of managing the project, including those you may now be
incurring, but we will not pay a flat rate based soley on a percent of the
total construction cost. Good documentation of costs thoughout the project is
essential. Please note that repayment of actual costs assures Mobile Premix,
Inc. that they are not at risk even if the final design and construction of
the drainage system increases the costs above those shown in Exhibit "B".
Drainage improvements, page 33
Concerning improvements to the west shore and slope of the south-west
lake, I believe that the original estimate of $80,000 was too high, and would
like to be provided with more detailed information and a "tighter" estimate
before it is incorporated in the repayment exhibit. I can understand your
viewpoint in seeking benefits from the City in exchange for the discharge
easement, but I cannot agree to additional work that represents 40% of the
total estimated cost of the project without more information.
You mentioned that you have not yet received a copy of the Development
Agreement with Exhibit "B", but anticipated its receipt shortly. After you
have received and reviewed it please call me so that we can make any final
changes that may be needed.
Sincerely,
Bob Lee
Director of Transportation Services
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Ci it En in er I - Drainage
cc: Bob Smith
Rick Mattingly
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urban design, inc.
Land Use
The proposed development is consistent with City Land Use Policies which promote:
maximum utilization of land within the city; access to alternative transportation modes;
locating more intense uses away from South College Avenue; development near transportation
facilities; location of employment uses in "less hazardous flood plain classifications; and where
urban infrastructure is readily available. In the spirit of Fort Collins current planning efforts,
Timberline Lakes strives to achieve a fair and proper balance among the sometimes conflicting
urban/economic and natural resources/recreational interests. A concentrated employment
center at this location promotes a compact development pattern, and will emphasize the
special identity of the Industrial/Employment District in this area.
In 1985, (with approval of the Cache la Poudre Industrial Park) the City of Fort Collins
deemed this site to be an appropriate location for an activity center with concentrated
intensity of development including mid -rise structures, while still respecting the established
urban design and form of Fort Collins. When the current overall community planning concepts
are considered, that conclusion remains valid. Expansion of the existing Industrial/Employment
District in this area, on this unique site, can help to maintain Fort Collins role an a regional
economic center.
Transportation Modes
Timberline Lakes is planned to be easily accessible by automobile, transit, bicycle, or
walking. Air and rail service facilities are also nearby. Development of this site will help to
establish the Timberline Road extension as a true multi -modal street; with connections to the
Spring Creek and Poudre River Trails providing additional, integrated, opportunities for
pedestrian and bicycle travel. The pedestrian circulation system accommodates walking from
the community to the site and throughout the proposed development safely and conveniently
and contributes to the attractiveness of the development. Detached walkways separate
pedestrians from vehicles where possible, and provide links to waterfront amenity areas that
are both urban and natural in character. Bike parking areas have been planned in areas
convenient to each building.
The street and parking system are designed to be safe, efficient, convenient, and
attractive; and consider use by many modes of transportation. Buildings are located for
convenient bike/pedestrian access from the street, while parking facilities are located in less
conspicuous locations.
Environment
Particular attention has been given to the interface of urban development and the
nearby (off -site) riparian corridor along the Poudre River and other sensitive areas. Although
the on -site ponds have been described by the City's Department of Natural Resources as
"...gravel mines that are presently sterile water bodies", they do provide an effective transition
between the proposed urban development on the site and the more sensitive open space and
habitat areas along the Poudre.
urban design, inc.
Because the subject property is an active gravel mining area nearing completion, the
goal of minimizing the disturbance of topography and water bodies may seem contradictory.
In this case, that situation creates the opportunity to plan the necessary disturbance of the
topography so that it can be completed in a way that allows the physical elements of the site
plan to adapt well to the physical characteristics of the site and surrounding areas.
Landscaping on the site is planned to support the functional needs of the project,
enhance the aesthetic appearance of the site, provide a visual tie to the Prospect Road
Streetscape Program, and integrate with, and buffer the impact of the development upon
nearby natural areas. Planting approaches, combined with final grading and urban waterfront
improvements are designed to minimize safety hazards that may be associated with the
existing ponds. Pedestrian improvements adjacent to buildings provide safe access to the
water's edge and direct people away from the unprotected "natural" shore lines.
The development areas on this site do not contain known areas of natural or geological
hazards. The steep slopes at some shore lines are intended to be mitigated with final grading
and landscape installation.
Except for ;areas that may be acquired by the City of Fort Collins or other public
agencies, landscaped and open space areas are intended to be owned and maintained by the
property owners at Timberline Lakes.
Building Height & Views
Consistent with the previously approved master plans for the site, buildings greater
than 40 feet in height are appropriate at this location. The project has been designed to meet
the City's objectives with regard to building height in the community. The taller buildings have
essentially no impact on existing residential neighborhoods, allow for maximum utilization of
the activity center, protect access to sunlight, and provide conscious direction to the urban
form of the City through careful placement of the tall buildings on the site.
Development Phasing
Construction is anticipated to begin in 1998, and is anticipated to be phased on a lot
by lot basis. The first phase of development is anticipated to include lots 8 - 11, with
subsequent phases proceeding from south to north across the site. This order of phasing may
be modified depending on market conditions, and infrastructure improvernent requirements.
3�z ell
• Project has been inactive since our comments were sent back 3/3/97.
• Major issues had to do with them needing to still connect Hoffman Mill Road
through to Timberline Road - their plan did not show this connection; access to
Timberline Road conforming to whatever access control plan is in the works for
Timberline Road extension; additional traffic study analysis per Traffic
Engineering; wetlands and stormwater issues.
• Have heard rumors that the property (all or a portion) is being considered for
Natural Areas acquisition.
That's all I know!!!
CACHE La.POUDRE INDUSTRIAL PARK - LAND USES AND PLANNING OBJECTIVES
Tract "A" Lot #1 P.U.D.
PLANNING OBJECTIVES
Land Use Policies: Currently, the subject property is zoned IG, General
Industrial. Consistant with this and the accompaning master plan, land use
is planned to be industrial. Existing and proposed transportation corridors
also indicate the proposed use is appropriate.
Open Space Ownership: All open spaces on Lot #1 Tract "A" will be
privately owned and maintained. A landowners association will be formed to
develop and maintain all open spaces not contained within this or other
described lots. Ownership transfer of common open spaces will occur after
75% of all future lots are sold and developed.
Estimated Employment: Employment for Lot #1 Tract "A" development
could range from 100 to 150. Actual employment will be adjusted subject to
the end use of the future structures.
Rational for P.U.D.: The owners intent is to apply long range planning
to potential use of Lot #1 Tract "A". This planning is consistant with the
master plan goals and objectives. Immediate needs for improvements on Lot #1
are for a free standing maintenance facility to support continuing mineral
extraction operations. The maintenance facility (Phase I) will be designed
for future incorporation into an expanded structure illustrated as the
building envelope. The envelope also encompasses current on -site existing
structures. The P.U.D. allows the owners to expand current needs within
the envelope while having planning guidelines for the ultimately total
structures.
Land Use Conflicts: No land use conflicts exist between Lot #1 Tract "A"
and the master plan. Futhermore, land use is also compatible with current
land uses of adjoining properties.
Energy Issues: Long range development of Lot #1 Tract "A" incorporates
several elements proven to reduce energy consumption. Building orientation
provides for passive solar heating. Earth berming on north and west sides
will contribute to temperature moderation. Landscape screening will reduce
climatic impacts. Natural daylighting from roof monitors will reduce lighting
demands and also assist interior temperature control.. Ground water will be
utilized to meet cooling requirements. Efficient use of the noted elements
could reduce building energy demand by 70'/.
CACHE LaPOUDRE INDUSTRIAL PARK - TRAFFIC IMPACT ANALYSIS
Lot #1 Tract "A" P.U.D.
Reference: Refer to attached analysis prepared for master plan of which
this lot is a part.
Traffic Volumn: Traffic volumn for Phase I will be approximately 70
vehicles per day. Volumn will use currently unimproved Timberline Road
and to a lesser degree Hoffman Mill Road.
Vehicle Ty ems: Most of volumn noted is loaded and unloaded construction
vehicles with loads up to 14,000 lbs. per axle.
Improvements of Streets, Curbs, and Walks: The nature of current land
use and vehicle types indicate that improvement of Hoffman Mill Circle along
with any on -site paving is not appropriate. Also, improvements of Timberline
Road will be jepordised if proper precautions are not taken to address current
site activities.
A joint agreement for temporary haul road alongside proposed Timberline
improvements is recommended.
Shiloh, Inc.
Technical. Consultants
April 15, 1985
City of Fort Collins
P.O. Box 580
Fort Collins, Co. 80522
Attn: Bonnie Tripoli
Re: Cache La Poudre Industrial Park
Project #010-005
Dear Bonnie:
As a result of discussions to date regarding the Cache La Poudre Industrial Park submittal we
are hereby submitting a request for variance to the City "Off -Site Street Improvement"
requirements for the subject project. This request reflects the owners present need to only make
improvements to the site as are incidental to the present use, which is gravel extraction. These
improvements are as detailed on the submitted "Site Development Plan & Preliminary Plat".
It shall be the owner's intent to submit only the following major documents at this time for the
project: 1) Master Plar�; 2) Site Development Plan & Preliminary Plat for Lot #1; 3) Development
Agreement; 4) Filing Plat; 5) Master Traffic Impact Study; cl Preliminary Master Drainage Report.
Reclamation of the entire site will be completed in conformance with the approved Master Plan and
at the time of actual future development of the project the owner will submit documentation as is
normally required for land development within the City.
The Filing Plat to be submitted for this phase of the project will reflect the total outer
boundary of ownership, Lot # 1 and dedication of the rights -of -way for Timberline Road, Hoffman
Mill Road to the western property line and Hoffman Mill Road to the eastern limit of Lot #i. As a
concession for the variance the owners agree to dedicate the streets as mentioned above and abide
by the terms of the Development Agreement which will detail future outlet of major storm basin
drainage through the project's lake system to the Spring Creek drainageway.
Please be aware that the revised submittal package which was delivered to Elaine Kleckner last
week contained a letter outlining concerns of the owners regarding details of the off -site storm
drainage as requested by Bob Smith. It was Bob's intent to use this information to formulate that
portion of the Development Agreement.
If you have any questions or comments please do not hesitate to contact me.
Sincerely,
E_A_ -
Richard E. Mattingly
Project Manager
cc - Mr. Marvin Kercher,
Mobile Premix, Inc.
211 W. Myrtle Fort Collins, CO 80521 (303) 482-1557
Shiloh, Inc.
Technical Consultants
April 16, 1985
City of Fort Collins
P.O. Box 580
Fort Collins, Co. 80522
Attn: Bonnie Tripoli
Re: Cache La Poudre Industrial Park
Project # 010-005
Dear Bonnie:
This letter is being written to inform you of Mobile Premix's desire to pursue tax exempt status
for the four lakes and associated wildlife habitat areas as indicated on the submitted Master Plan
for the Cache La Poudre Industrial Park.
The potential of tax exempting these areas of the project was discussed at separate meetings
with Storm Drainage and Natural Resources. The Storm Drainage Department expressed their
interest in supporting tax exempt status for the two southern lakes and the northwest lake in
association with major storm drainage basin improvements. The Natural Resources Department
and Colorado Division of Wildlife expressed interest in supporting tax exempt status for all lakes
and wildlife habitat areas for wildlife refuge.
Please let us know the process required to investigate this potential further.
Sincerely,
C_-
Richard E. Mattingly
Project Manager
cc — Mr. Marvin Kercher,
Mobile Premix, Inc.
211 W. Myrtle Fort Collins, CO 80521 (303) 482-1557