Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
COUNCIL - AGENDA ITEM - 01/02/2001 - ITEMS RELATING TO THE JOHNSON FARM REZONING
AGENDA ITEM SUMMARY ITEM NUMBER: 31 A-B FORT COLLINS CITY COUNCIL DATE: January 2, 2001FROM• Troy W. Jones SUBJECT: Items Relating to the Johnson Farm Rezoning. RECOMMENDATION: Staff recommends adoption of the Resolution and the Ordinance on First Reading. The Planning and Zoning Board forwarded a recommendation to approve the Structure Plan Map amendment and the proposed rezoning on November 16, 2000 by a vote of 4 to 3. EXECUTIVE SUMMARY: A. Resolution 2000-6 Amending the City Structure Plan Map. B. First Reading of Ordinance No. 7, 2001, Amending the Zoning Map of the City of Fort Collins by Changing the Zoning Classification for that Certain Property Known as the ID Johnson Farm Rezoning. This is a request to rezone approximately 55.35 acres of property located on the northwest corner of Timberline Road and Drake Road. The property is currently zoned T - Transitional. The Structure Plan designation for the entire property is Employment. The applicant is proposing to amend the Structure Plan to change 18.56 acres to Low Density Mixed-Use Residential,29.62 acres to Medium Density Mixed-Use Residential, and to maintain 7.18 acres as Employment. The applicant is also requesting to rezone the property to a combination of LMN, MMN, and E to correspond to the requested Structure Plan amendment. The proposed Structure Plan amendment is supported by the policies within the City's Comprehensive Plan. The proposed zoning districts LMN, MMN, and E are compatible with existing and proposed uses surrounding the subject land. The proposed zoning districts are appropriate for this property. The proposed rezoning will not result in significantly adverse impacts on the natural environment. The proposed rezoning results in a logical and orderly development pattern. ACKGROUND: The surrounding zoning and land uses are as follows: N: E: Partially vacant industural pipe plant, I; Existing industrial uses, S: RL; Meadows East Neighborhood (single family housing), Drake Road, DATE: January ITEM NUMBER: SE: NC; The planned Rigden Farm Neighborhood Commercial Center, the intersection of Timberline and Drake, MMN; The planned Rigden Farm multifamily housing area, LMN; The planned Rigden Farm multifamily and single family housing area,the planned Timberline Church, E: T: Existing farm land,Cargil seed research facility,2 historic farmsteads,Timberline Road, W: RL; Existing Parkwood East neighborhood, Union Pacific Railroad tracks, city trail running adjacent to the railroad tracks (on the west side), NW: MMN; Parkwood East Apartments, POL; Edora Pool and Ice Center, Edora Park, Spring Creek Trail. The property was annexed in November 1997 as a portion of the "Timberline Annexation". The property is currently in the residential sign district. Amending the Structure Plan The applicant prepared a market analysis of the site based on current and future land use inventory and absorption rates, and tailored the land use plan to the market demand. The results of the city-wide market analysis indicated that: (1) significant land resources exist to support commercial uses for the next 21-22 years; (2) current land resources within the Urban Growth Area exist to support lower density residential uses (+/- 5 units per acre) for the next 12 to 13 years;and(3)multifamily land resources within the Urban Growth Area will likely be completely absorbed within 7-8 years. The results of the market analysis specific to the site indicate: (1) ample land resources for employment uses exist in better locations (Harmony, Prospect and Mulberry Corridors); (2) this location is at a competitive disadvantage for retail or employment uses because it has no direct connection to I-25, and the Poudre River's location hinders connectivity to the east; (3) the site is large enough to support a broad variety of housing types at various densities; and (4) nearby retail development in Rigden Farm will provide an attractive convenience to prospective residents within walking distance of this site. Staff finds that the proposed Structure Plan amendment is supported by the policies of City Plan,and that: • the location of LMN and MMN is ideal given the close proximity to the Neighborhood Commercial Center(the red dot on the Structure Plan) in Rigden Farm; • the site is well suited for LMN and MMN uses because it is on a designated future high frequency transit route; and • the location is well suited for LMN and MMN uses because of the close proximity to employment centers along Prospect, further south on Timberline, and along Harmony Road. Staff also finds that the loss of E zoned area would not be as significant as the gain in MMN area to the community. , DATE: January ITEM NUMBER: Zoning and Analysis The purpose of the LMN zoning district(Section 4.4 of the Land Use Code) is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. The purpose of the MMN zoning district (Section 4.5 of the Land Use Code) is to be a setting for concentrated housing within easy walking distance of transit and a commercial district, and to form a transition and a link between surrounding neighborhoods and the neighborhood commercial center. The purpose of the E zoning district(Section 4.22 of the Land Use Code) is 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. The LMN zoning district is proposed along the west side of the property, which is adjacent to existing low density residential uses. The MMN zoning district is proposed along most of the property's frontage with Timberline Road, which is anticipated to be a high frequency transit route in the future. Across Timberline Road to the east and southeast, will be a future Neighborhood Commercial Center. The E zoning district will be along the north part of the property to act as a buffer between the residential uses and the industrial use to the north. The Advance Planning Department has taken the position that the site is a good location for either i Employment or Residential uses. Either land use would greatly benefit from being located adjacent to the Neighborhood Commercial activity center, and both land uses would greatly benefit from being located along the future high frequency transit route along Timberline. Employment uses are transit rider destinations,while residential uses are transit rider origins.It is beneficial for both transit origins and to be located along the high frequency transit route. By recommending approval of the applicant's requested Structure Plan amendment and Rezoning application, city staff is not saying that the site would not work well as Employment. Staff finds that either use is appropriate here. As proposed with the combination of "E," "LMN," and "MMN" designations, the site would generate 40% fewer vehicle trips per day than if the site were developed entirely with an "E" designation. One area where traffic impacts would be greater with the proposed residential uses as opposed to employment uses is the number of trips anticipated to go through the Parkwood and Parkwood East neighborhoods in route to Edora Park, EPIC Center, and possibly Riffenburg Elementary School. The applicant's traffic study quantifies this projected increase in vehicle trips through the Parkwood East and Parkwood neighborhoods as an additional 16 vehicular trips a day. The City's Traffic Operations staff finds this impact to the neighborhoods negligible. Planning and Zoning Board Recommendation The Planning and Zoning Board forwarded a recommendation to approve the Structure Plan amendment and the proposed rezone on November 16,2000 by a vote of 4 to 3. Video tapes of the November 16, 2000 Planning and Zoning Board hearing have been provided. RESOLUTION 2001-6 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE CITY STRUCTURE PLAN MAP WHEREAS, by Resolution 96-79 and Resolution 97-25,the City Council adopted the City Structure Plan as an element of the City's Comprehensive Plan; and WHEREAS, the Structure Plan Map has been amended from time to time by the City Council; and WHEREAS,Spring Creek Farms,LLP and the Cumberland Companies have requested the rezoning of certain lands located at the northwest comer of the intersection of Timberline Road and Drake Road (the "Johnson Farm Rezoning request"); and WHEREAS, the Johnson Farm Rezoning request also proposes certain amendments to the City Structure Plan pertaining to the land uses identified on the Structure Plan Map; and WHEREAS, the staff and the Planning and Zoning Board have recommended the proposed changes to the Structure Plan Map for adoption by the City Council; and WHEREAS, the Council of the City of Fort Collins has determined that it is in the best . interest of the citizens of the city that the City Structure Plan Map be amended accordingly. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS,that the City Structure Plan Map is hereby amended so as to appear as shown on Exhibit "A", attached hereto and incorporated herein by this reference. Passed and adopted at a regular meeting of the Council of the City of Fort Collins held this 2nd day of January, A.D. 2001. Mayor ATTEST: City Clerk • ORDINANCE NO. 184, 2000 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE ZONING MAP OF THE CITY OF FORT COLLINS BY CHANGING THE ZONING CLASSIFICATION FOR THAT CERTAIN PROPERTY KNOWN AS THE JOHNSON FARM REZONING WHEREAS, Division 1.3 of the Land Use Code of the City of Fort Collins establishes the Zoning Map and Zone Districts of the City; and WHEREAS, Division 2.8 of the Land Use Code of the City of Fort Collins establishes procedures and criteria for reviewing the rezoning of land; and WHEREAS, in accordance with the foregoing, the Council has considered the rezoning of the property which is the subject of this ordinance,and has determined that the said property should be rezoned as hereafter provided. NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code of the City of Fort Collins be,and the same hereby is,amended by changing the zoning classification from "T",Transition Zone District,to"LMN",Low Density Mixed Use Neighborhood Zone District,for the following described property in the City known as the Johnson Farm Rezoning: DESCRIPTION: LMN ZONE - PARCEL A THAT PORTION OF SECTION 19,TOWNSHIP 7 NORTH,RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, LARIMER COUNTY, COLORADO, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 19; THENCE SOUGH 89053'54"WEST A DISTANCE OF 660.04 FEET ALONG THE SOUTH LINE OF SAID SECTION 19 TO THE POINT OF BEGINNING; THENCE SOUTH 89053'54"WEST A DISTANCE OF 396.76 FEET ALONG SAID SOUTH LINE TO A POINT ON THE EASTERLY LINE OF THE UNION PACIFIC RAILROAD COMPANY PARCEL OF RECORD IN BOOK 277 AT PAGE 042,LARIMER COUNTY RECORDS; THENCE NORTH 00028'22"EAST A DISTANCE OF 2035.10 FEET ALONG SAID EASTERLY LINE TO A POINT; THENCE NORTH 89053'54"EAST A DISTANCE OF 397.68 FEET TO A POINT; THENCE SOUTH 00029'55" WEST A DISTANCE OF 2035.11 FEET TO THE POINT OF BEGINNING. CONTAINING 18.557 ACRES(808,348 SQUARE FEET),MORE OR LESS. Section 2. That the Sign District Map adopted pursuant to Section 3.8.7(E) of the Land Use Code of the City of Fort Collins be,and the same hereby is,changed and amended by showing that the above-described property in the "LMN" zone district is included in the Residential Neighborhood Sign District. Section 3. That the Zoning Map adopted by Division 1.3 of the Land Use Code of the City of Fort Collins be,and the same hereby is,amended by changing the zoning classification from "T",Transition Zone District,to"MMN",Medium Density Mixed Use Neighborhood Zone District, for the following described property in the City known as the Johnson Farm Rezoning: DESCRIPTION: MMN ZONE - PARCEL B THAT PORTION OF SECTION 19,TOWNSHIP 7 NORTH,RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, LARIMER COUNTY, COLORADO, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION 19; THENCE SOUTH 89053'54"WEST A DISTANCE OF 660.04 FEET ALONG THE SOUTH LINE OF SAID SECTION 19 TO A POINT; THENCE NORTH 00029'55"EAST A DISTANCE OF 1954.61 FEET TO A POINT; THENCE NORTH 89053'54"EAST A DISTANCE OF 660.04 FEET TO A POINT ON THE EAST LINE OF THE SOUTHEAST ONE QUARTER OF SAID SECTION 19; THENCE SOUTH 00°29'55"WEST A DISTANCE OF 1954.61 FEET ALONG SAID EAST LINE TO THE POINT OF BEGINNING. CONTAINING 29.615 ACRES(1,290,041 SQUARE FEET),MORE OR LESS. Section 4. That the Sign District Map adopted pursuant to Section 3.8.7(E)of the Land Use Code of the City of Fort Collins be, and the same hereby is, changed and amended by showing that the above-described property in the "MMN" zone district is included in the Residential Neighborhood Sign District. Section 5. That the Zoning Map adopted by Division 1.3 of the Land Use Code of the City of Fort Collins be,and the same hereby is,amended by changing the zoning classification from "T", Transition Zone District, to "E", Employment Zone District, for the following described property in the City known as the Johnson Farm Rezoning: DESCRIPTION: E ZONE - PARCEL C THAT PORTION OF SECTION 19,TOWNSHIP 7 NORTH,RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, LARIMER COUNTY, COLORADO, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 19; THENCE NORTH 00029'55" EAST A DISTANCE OF 1954.61 FEET ALONG THE EAST LINE OF THE SOUTHEAST ONE QUARTER OF SAID SECTION 19 TO THE POINT OF BEGINNING; THENCE SOUTH 89053'54"WEST A DISTANCE OF 66.04 FEET TO A POINT; THENCE NORTH 00029'55"EAST A DISTANCE OF 80.50 FEET TO A POINT; • THENCE SOUTH 89053'54" WEST A DISTANCE OF 397.68 FEET TO A POINT ON THE EASTERLY LINE OF THE UNION PACIFIC RAILROAD COMPANY PARCEL OF RECORD IN BOOK 277 AT PAGE 042,LARIMER COUNTY RECORDS; THENCE NORTH 00028'22"EAST A DISTANCE OF 241.75 FEET ALONG SAID EASTERLY LINE TO A POINT; THENCE NORTH 89030'30"EAST A DISTANCE OF 1057.94 FEET TO A POINT ON THE EAST LINE OF THE SOUTHEAST ONE QUARTER OF SECTION 19; THENCE SOUTH 00029'55"WEST A DISTANCE OF 329.45 FEET ALONG SAID EAST LINE TO THE POINT OF BEGINNING; CONTAINING 7.177 ACRES(312,643 SQUARE FEET)MORE OR LESS. Section 6. That the Sign District Map adopted pursuant to Section 3.8.7(E)of the Land Use Code of the City of Fort Collins be, and the same hereby is,changed and amended by showing that the above-described property in the "E" zone district is not included in the Residential Neighborhood Sign District. Section 7. The City Engineer is hereby authorized and directed to amend said Zoning Map in accordance with this Ordinance. Introduced, considered favorably on first reading, and ordered published this 2nd day of January, A.D., 2001, and to be presented for final passage on the 16th day of January, A.D. 2001. Mayor ATTEST: City Clerk Passed and adopted on final reading this 16th day of January, A.D. 2001. Mayor ATTEST: . City Clerk ti uv■■■■ � n �A4a • _ , ORAPARK I♦1���11 � . . - 'IVA all owe I i - AP - ` Y a4 w• x . INS!; . ®IAN ®� `> ►��Ottl INN 3T '� t v : .� :a ■11�►�: i��� vumlp�� I Ise iigigolo Mai IN �Gulllllt all . �: ..f.•f.� tllllj;I llll its- a IVAN ,,,,■ �I'��O ..�. ��� �;�1■ Ili i��iii ��� : :: � �31 Illh,n■ ' , i�i 0-1 1►',• wli �1 711111111 �'���� �i'�, -pp•�i an =1k — � t � . t owe ®®MA oy. a MA man in \: :u�� amuu► i • nulnIn Him I ma Will a IIA yll g, Q.1.. :: =V�-Fr_ ■glq;�If.I:f►,� ' all� ♦♦ 11 _ _►II ;IfI ♦ � MIN I — _• ■111 .flj LINA •♦w.�1 'C JI i1111�... ��i"=n.'_�=��r� ■1►/� ��all :!a� ���jiij•�y�`7� '.gyp �,� � ��i G�i �•�,, ■ . . '♦�` Op. �i.- a1:�1a1 fj♦err ri i pI. Ellaim / �1 ►31 11117r;u T�. .. .�����♦ . Mm ram VAJ 1 1 1 1 a � \ PROPOSED ZONING PLAT OF SPRING CREEK FARMS A FART OF THE DOUTNEAET ONE QUARTER OF $9cTION 19,TOWNOW T NORTN.RANGE M WEST OF THE!TN PHWWAL MERMAN, t"` P.'}7_•. r`r CITY OF FT.COU M,LARRER COUNTY,COLORAPO n.,— (O.T01e 2OIr1Y R' aer wewnr werw,uu ....�...�. ..�.................. ......... .�........r.ow craw mro, ......`anw, or,a..a.. ..... ...........�...—.«.®....�... ................... A ua n ®evo m r,r ew awr wrurtr wearwn,u Y.,N a , NNreem..was• rt sear avows:owe.T !ci art e waroro ia,ne.w �' aor vrwm,rem ur,oRswrw, craw or 3� �� � Nrf s ew,e 1 amnr Sorg T S ,nurrwi ram• row am„wn ue ' g$ Pane S � orr fw6 NYw6 L fi IF wOeMm FYlwl• � IIIeHOO NI1C6 C u��� H OAM,Mw H. lm,OKF M. N e eLelFe SrNI\T wir �T (TllwwwalelD rMiaave�r` N101ewm xor rtr, w9•Ywf „ T f owvww Ywr ram ,wowowwv. a ..�imv,eeremwr- F NwR v aww o- t �� w,w�rr.. warm SrwO.T �•`~w.wwi�1� ror �axnc +,. 1 ,n,wu,rr e"""•'wr..��.�,wSTrr^"wa.'�' ! sroua nwnn uc tw" .�vi•M err.... ..e...,ra .....�.. ��� 1 '� NOV-22-2000 WED 12:00 PM PROFESSIONAL OFFICES FAX NO. 3032201818 P. 02 NOV-22-2000 W® 12:35 PM CITY ATTORNEYS OFFICE FAX NO. 18702216327 P. 02 WAIVER THIS WAIVER is executed this,_,2,2mk _day of November,2000. WHEREAS,the Cumbort&A Companies boa filed&Request IbrRczoning and Structure plan Amendment with the City of Fort Collins(known as project#24-00)for the purpose of emending the StrueturoPlsnMap of the Cityand the convWndingrwAningofthatceita{npropertyin the City known as the"Johnson terawdon Farrar"at the northwest corner of the i of inntbadino Road and Dtake Road; end WHEREAS,the aforesaid property is presently located in the T TransitionZons District in the City.Which lane district ngaladon require that the City Council,within sixty(60)days of rho date that the rezoning is considered by the Planning and Zoning Hoard,Shalt ohango the zoning ibr the property to another zone district authorized under the City Coda;and WHEREAS,this provision of the Land Use Code Is intended to benefit the party petitioning for tho rezoning;and WHEREAS, the Planning and Zoning Hoard of the City considered the rera»ing on Novembal6,2000;and WHEREAS, the City Council has scheduled its consideration, on first of an ordinance rezoning the Property(tile"Oediaancd)for Decaaber 19,2000,but has b�wed of neighborhood concerns about scheduling the first reading onDeeembor 19.2000 because ofboliday vacations,and the CityCouncilofOwCityisdeakrous ofoontimaing the consideration ofthe Johnson Farm,rozoning to January2,2001,with second reading ofthe Ordinance to be considered by the City Council on January 16,2001, The Cumberland Companies has no objection to the continuation of the Johnson Perm Rezoning to Jamrary 2,2001 for hearing and first reading of the Ordinance and to January 16,Perm for second reading of the Ordinance and therefore consent$ to such scheduling and waives any objection to the fact that the Property will not have been rezoned within the sixty(60)day period required byDivision 4.9 oflheLend Use Code,as long as the property will be rezoned within eighty (80)days ofNovembor 16,2000. THE C LAND COMPANIES BY. ` ! Hroek Chapman, (dam) a zz o0 i ITEM NO. 7 MEETING DATE p`Z STAFF Troy Jones City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Johnson Farm Rezone and Structure Plan Amendment, #24-00 APPLICANT: Stephen Maguire The Cumberland Companies 6300 South Syracuse Way, Suite 293 Englewood, Co 80111 OWNERS: Spring Creek Farms, LLP 3432 Carlton Ave. Fort Collins, CO 80525 PROJECT DESCRIPTION: . This is a request to rezone approximately 55.35 acres of property located on the northwest comer of Timberline Road and Drake Road. The property is currently zoned T- Transitional. The Structure Plan designation for the entire property is Employment. The applicant is proposing to amend the Structure Plan to change 18.56 acres to Low Density Mixed-Use Residential, 29.62 acres to Medium Density Mixed-Use Residential, and to maintain 7.18 acres as Employment. The applicant is also requesting to rezone the property to a combination of LMN, MMN, and E to correspond to the requested Structure Plan amendment. RECOMMENDATION: Approval EXECUTIVE SUMMARY: 1. The proposed Structure Plan amendment is supported by the policies within the City's Comprehensive Plan. 2. The proposed zoning districts LMN, MMN, and E are compatible with existing and proposed uses surrounding the subject land. 3. The proposed zoning districts are appropriate for this property. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N.College Ave. P.O.Box 590 Fort Collins,CO 80522-0580 (970)221-6750 PLANNING DEPARTMENT Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 2 4. The proposed rezoning will not result in significantly adverse impacts on the natural environment. 5. The proposed rezoning results in a logical and orderly development pattern. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: E: Partially vacant industrial pipe plant, I; Existing industrial uses, S: RL; Meadows East Neighborhood (single family housing), Drake Road, SE: NC; The planned Rigden Farm Neighborhood Commercial Center, the intersection of Timberline and Drake, MMN; The planned Rigden Farm multifamily housing area, LMN; The planned Rigden Farm multifamily and single family housing area, the planned Timberline Church, E: T: Existing farm land, Cargil seed research facility, 2 historic farmsteads, Timberline Road, W. RL; Existing Parkwood East neighborhood, Union Pacific Railroad tracks, city trail running adjacent to the railroad tracks (on the west side), NW. MMN; Parkwood East Apartments, POL; Edora Pool and Ice Center, Edora Park, Spring Creek Trail. The property was annexed in November 1997 as a portion of the "Timberline Annexation." 2. Amending the Structure Plan The applicant prepared a market analysis of the site based on current and future land use inventory and absorption rates, and tailored the land use plan to the market demand. The results of the city-wide market analysis indicated that: (1) significant land resources exist to support commercial uses for the next 21 —22 years; (2) current land resources within the Urban Growth Area exist to support lower density residential uses (+/- 5 units per acre) for the next 12 to 13 years; and (3) • Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 3 multifamily land resources within the Urban Growth Area will likely be completely absorbed within 7 —8 years. The results of the market analysis specific to the site indicate: (1) ample land resources for employment uses exist in better locations (Harmony, Prospect and Mulberry Corridors); (2) this location is at a competitive disadvantage for retail or employment uses because it has no direct connection to 1-25, and the Poudre River's location hinders connectivity to the east; (3) the site is large enough to support a broad variety of housing types at various densities; and (4) nearby retail development in Rigden Farm will provide an attractive convenience to prospective residents within walking distance of this site. Staff finds that Structure Plan amendment is supported by the policies of City Plan, especially: • the location of LMN and MMN is ideal given the close proximity to the Neighborhood Commercial Center (the red dot on the Structure Plan) in Rigden Farm; • the site is well suited for LMN and MMN uses because it is on a • designated future high frequency transit route; and • the location is well suited for LMN and MMN uses because of the close proximity to employment centers along Prospect, further south on Timberline, and along Harmony Road. Staff also finds that the loss of E zoned area would not be as significant as the gain in MMN area to the community. 3. Petition For Rezoning The applicant filed a rezone petition with the City requesting the zoning be changed from T—Transition to a combination of LMN — Low Density Mixed-Use Neighborhood, MMN — Medium Density Mixed-Use Neighborhood, and E— Employment. 4. Provisions of the Proposed Zoning Districts The purpose of the LMN zoning district (Section 4.4 of the Land Use Code) is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 4 The purpose of the MMN zoning district (Section 4.5 of the Land Use Code) is to be a setting for concentrated housing within easy walking distance of transit and a commercial district, and to form a transition and a link between surrounding neighborhoods and the neighborhood commercial center. The purpose of the E zoning district (Section 4.22 of the Land Use Code) is 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. The LMN zoning district is proposed along the west side of the property, which is adjacent to existing low density residential uses. The MMN zoning district is proposed along most of the property's frontage with Timberline Road, which is anticipated to be a high frequency transit route in the future. Across Timberline Road to the east and southeast, will be a future Neighborhood Commercial Center. The E zoning district will be along the north part of the property to act as a buffer between the residential uses and the industrial use to the north. 5. Land Use Code Criteria For Rezoning Section 2.8.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-judicial rezonings. This section states: Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the City's Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property." In addition, Section 2.8.4[H][3] outlines additional considerations for quasi-judicial rezonings: "In determining whether to recommend approval of any such proposed amendment, the Planning and Zoning Board and City Council may consider the following additional factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land, and is the appropriate zone district for the land; . Johnson Farm Rezone and Structure Plan Amendment, File#24-00 November 16, 2000 P & Z Hearing Page 5 (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural environment' (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." 6. Analysis a. Is the request consistent with the City's Comprehensive Plan? The request to amend the Structure Plan is supported by the following Comprehensive Plan policies: • AN-1.1 Relationship to Residential Districts. "A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed-Use Neighborhoods will be located around a Medium Density Mixed-Use . Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household needs on an everyday basis." • ECON-1.4 Jobs/Housing Balance. 'The city will strive to ensure that a reasonable balance exists between housing demand created by growth in lower income jobs and residential development capacity. The City will encourage existing and future major employers locating within the City to develop employer-assisted housing programs for lower income employees. The City should provide technical assistance to employers wishing to obtain information on model programs." • HSG-1.1 Land Use Patterns. "The City will encourage a variety of housing types and densities, including mixed-use developments, that are well-served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the sitting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts." • Johnson Farm Rezone and Structure Plan Amendment, File#24-00 November 16, 2000 P & Z Hearing Page 6 • HSG-1.2 Housing Supply. "The City will encourage public and private, for-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force." • MMN-2.1 Size. "A Medium Density Mixed-Use Neighborhood should extend an average about one-quarter(114) of a mile from the adjacent Neighborhood Commercial Center or Community Commercial District, subject to adjustment for site-specific or pre-existing circumstances such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods." • MMN-2.2 Relationships and Transitions at Edges. "Non- residential uses and larger buildings of attached and multiple- family housing should be encouraged to be near the commercial core, with a transition to smaller buildings, such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods." b. Is the rezone request compatible with existing and proposed uses surrounding the subject land and is it the appropriate zone district for the land? The requested zoning is compatible with all existing land uses. Low density residential exists across Drake Road to the south and across the Union Pacific railroad tracks to the west. Apartments exist across the railroad tracks to the northwest. A vacant industrial property exists to the north. The structure plan indicates that, across Timberline to the east, the existing farming uses will eventually become commercial at the corner of Drake and Timberline, multifamily north of the corner on Timberline, and low density residential further north along Timberline. The Neighborhood Commercial Center for the Rigden Farm development is planned to the southeast across the Timberline/Drake intersection from the site. c. Will the rezoning result in significantly adverse impacts on the natural environment? There are no significant environmentally sensitive areas associated with the subject property. There are no wetlands on the site. Current air quality Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P &Z Hearing Page 7 and noise levels along Timberline will increase as Timberline widens, but there will not be a significant change as a result of this rezone. d. Will the rezoning result in a logical and orderly development pattern? This property is located adjacent to two existing arterial streets. Should any development occur on the site, the Land Use Code will require that local and collector streets connect from the site to arterials at least every 660 feet along those arterials. The Land Use Code also requires that stubs for future street connections be provided every 660 feet along common property boundaries with developable or redevelopable land. A design charette has been scheduled for later this month to coordinate the logical and orderly development pattern of the developable and redevelopable properties in the general vicinity of Timberline Road north of Drake Road. FINDINGS OF FACT/CONCLUSIONS After reviewing the Johnson Farm Rezone and Structure Plan Amendment, File #24-00, staff makes the following findings of fact and conclusions: 1. The proposed Structure Plan amendment is supported by the policies within the City's Comprehensive Plan. 2. The proposed zoning districts LMN, MMN, and E are compatible with existing and proposed uses surrounding the subject land. 3. The proposed zoning districts are appropriate for this property. 4. The proposed rezoning will not result in significantly adverse impacts on the natural environment. 5. The proposed rezoning results in a logical and orderly development pattern. RECOMMENDATION: Staff recommends approval of the Johnson Farm Rezone and Structure Plan Amendment, File #24-00. -- - -- ---- - •-• •— -- .... ...... .......v.v u. v„ ava..a fM nv. owee- ow r. U CITY OF FORT COLLMS REZONING PETITION ti "on Name AddrM St Charles 1mvesnment Cortrpmry,Inc (db.o. CuniberlmtdComponies, Inc.) 63001 SYrwttre Way. Suite 193 Engle*vod CO 80111 NAm-e Address SPringCreekForms, LLP 3431 Carlton,Ivemie Fort Collins, CO 80525 To the City Council of the City of Fort Collins,Colorado. 1(Wel the undersigned,do hereby respxtfu the Zoning ordinance of the City of Fort Collins Petitiong the City Council amend Of the hereifter dcscribed parcel,containing 553496acres,more of less,from(T)zoning dis i t to a combination(LMN),(iAW4)and M zoning distric(s). Legal Description (see anachea) .. wuu ini iu•Y� rut rn�rca�t�nnL urrlrCa htih flV, JUQZZUItlIti P. 03 1 one. i nd l jv7=t hM jo?g design n a�oniftwt `0,rhm,eetymesses both the Cit s housin ne reg,&,stand , In ordhtoWettheseGrit rty'sestablirhedgm*, o6jectjvesanddeS1� guiles a Bonin dare comrnun is prep for dds site, which 4Ppropriore laid rgefrom M to a o nb hY osed detacded s uses within an overall, cohes+be rnnryirrr g�0' TJrtr dlowsfor space/c e�gY attxhed and multfjmnily lroraittg 0 kit 'fi e pe conrrrnotity rose such m �+d tra+b. ThePropased( dvtrict s for s x1'o n services, cibm, workshops and wan eeffxeifie�t y7ta zwifiigplan shown the caM light lndt M44 resemch,. (ATV)and(;7 distrfcrs arranged to plan mixed togw "'ofthe btdlvidual °sP>ovides ro+nFatibJe lmrd aues relative ro the sraraund et esfs use co n�PJorr ar wd1 ilng Please attach listing of names and addresses of all persons Owning land(as Larimes County Arsstezonessoriu's go$ce on the date of request)within 500 feet of any portion of the area under fo petition Respectfully submitted, Z Brock Chapman, ///eo pman Vi a dent St.Charles Invesurteni Com . (d.b.a.Cumberland Com patty,Inc. 6300 S.Syracuse WayPaaiesI lac,) Denver,CO 8011 l 'Suite 293 State of Colorado) County of�.aa� )ss. The forgoing instnmrcm was acknowledged before me this 1'day of Q�4.2000. $Y for the purpose therein set forth. MY Commission Expires Zit No P�Iic----� Note: Filing of a petition to rezone requires a deposit of the cost of the amendment with the City Clerk to defray Please return to the Planning Department—City of Fort Collins. o '1'0: tit. Charles h)vcsfntent Company CERTIIrICATI(ilN Attorocys'fille Guareafoly,Fund, Inc. This is 10 certify that Ibis fowl)or plat and the survey al which it is based werc made in Accnrdancc widf"Minimum Standard Detail Requirements liu At:I:VACSh1 Land lick Soled b,jointly established and adopted by ALTA and ACSA(be 1992,and includes Items 1-1.1 of fable A(hereof, and meets Ilk, Acn+raly Staldar(Is less adulfocd by ALTA and ACSA and in ellect on the dale orlhis cereiticslion)oran Urban Survey,as defined 1llerein. I filniter'certify Ilfal mgrtm Hold egress to and from life subject Properlyis provided by streets and dedicated Iloblic l"Shls-ol=way nlainlained by Ilse City or Furl Collins.Slab ufCul,rulo;that tile lllmliwt ofatl improvanaus irally, on the subject pfoperty is in accordance IvilIf all applicable licrnsing a+al zoldng laws regulating ins.S the elwt.nl'the sldlject Ixuperly,altl)lieml)k laws ealladniug nninimumset-back prm•ision and covenants alld reslriuionx of retard,shag 8:lucnling wok' regund olling liiv lines I11141 drairwge lacililies, (lot Apparent front th¢surface• the folfowing infornlalion was relied ua caisti utilityill ng rnsencnt descriptions. t)mc :April I.{, 2b1ao v I Itichcud A Idahclfurd. P.li. k 1.3 z Itvgiclnuion I�'a SOiN , ' LF:(:A1.llF:1(:IUI''1'lUN :\Intl l ol'IalmisillAlfC 111 IIte ti/lenlR71:11 1/4 ol'Seclinn 19, 1'nwvaSlBll >Ninth. itangc(dt'4ycsl of lho(ill f I'AL, Larintcr C'uunly, (:ul)nnlu, wJnieh anl♦itlning llIv I •1st line u1'lhc Nuoighteast im urmid sectNfol 19 as hcarilim S0O'T JO`w load with loll home'Ingt C11nImM.,illed iritne rCltnall dk,mto if l), witlrll'lI WIIha1 lbr IANIIAlal1•hl)e%which Ilk"ll of 11 IAAIM flit late I:aa1 line Ilrlllu amid Slaftficusl I/•{1V1111'll bCAfa SfNy 29'SS" ive19;foal net/4 111r filling '1yt"w 22N41!(.fret lu Ile hnllheast confer orsaid Secaull 11) thence tiNo';Sv.i,IoW I036 NO('eel along the Sewall line ul'de wliwI W;16I.11 foes fianl the Bast 1/4 turner twi'mid Slclfu,l GAulxsul Ihl 111.1{auto rat ahc Itiast I Ighl e)ftvay line of 1Je Ulgon I'xtilic Rnikaad; Ihalex NUtl'2N'22"li 2276 NS feet xlnq{de said caul rigor-ol=way lino, j ' I imill•r NNIr nt'ill"I? Intl µj fa•Ca IU Ibe pnllfo ol'lleµllAllll1l,e11111A11d11{(A gll)aa afoA Itr S{„t49b Acre%IIItIIC Ur Irs7 MINI t1C41g NIbjCCI 10 Y rlglll•1/1-way ne, , J. 1,1wolme Itwlall owls lilt.Ii"N .In flu lecl l ketc ll'And fu a rigbl-o 44Y fur Make Billed over 111C tiu,llb.W t10 hrl Ittereuralul to rasflllnus in phase or now nfrlvnld .. L J 7 G 2 `° roNrooA tnac(rs l - ...wax ............... .. - :. _ _ .; _::xti" �,'•_�,,^r+►.-w♦-`Art—'•'►'•_•'__'-�";:M,f�.:--"d41�iR.i.•'_q;: lflp0'?8'221 2276.84' Iw r ''t yi, ♦w - :.::::::::.v::�i::•ri:.::'. ..,i' i ' %:•l1Y. 1111145 c 1 .. 77r'i7nY: It. w t t 1 t i ....... ' j • ti I y f Community Planning and Environmental Services Current Planning ity of Fort Collins November 16, 2000 Summary of Planning and Zoning Board Recommendations (This is a staff summary and should be treated as a draft, the Planning and Zoning Board has not yet adopted any minutes for the November 16, 2000 meeting. A copy of this summary was e-mai led to all 7 of the Planning and Zoning Board members on November 20, 2000. None of the board members have indicated that they disagree with the summary.] Item: Recommendation to City Council for the Johnson Farm Rezone and Structure Plan Amendment. • Planning and Zoning Board Recommendation of Approval for the Structure Plan Amendment: vote 4 -3, • Planning and Zoning Board Recommendation of Approval for Rezone: vote 4-3. Neighbor Opposition- Several neighbors voiced opposition to the proposed structure plan amendment which would change the designation of the property from employment uses to residential uses. The primary concern was that residential units in that location would add a significant amount of traffic to the Parkwood and Parkwood East neighborhoods because Edora Park, the EPIC Center,and perhaps Rif fenburgh Elementary School will be frequent destinations of the inhabitants of these new residential units. The concern was not just with the units within the 55 acre rezone site, but the units generated by the major activity center as shown on the Structure Plan. The neighbors are very concerned that the thousands of new dwelling units that will be accommodated within Rigden Farm, the land north of Rigden Farm, and this site together will negatively impact their quality of life. Traffic within Parkwood and Parkwood East were concerns,as well as increased difficulty turning left onto Drake. The affect that this kind of density would have on property values was also a concern. Neighbor Support - One neighbor commented that he was glad to see residential uses proposed rather than employment. He owns one of the lot that backs up to the former pipe plant, and after experiencing that kind of noise from non-residential neighbors, he thinks residential uses next door would be much better. He said that he had talked with several of his neighbors on his street,and they also agreed. Board Member Craig - Why was this Employment,and why is the change warranted? Clark Mapes (Advance Planning)- This is a fine site for either Employment or MMN. We are supporting the applicants request because of 2 main points. First, based on the applicant's 281 North College Avenue • P.O. Box 580 • Fort Collins,CO 80522-0580 • (970)221-6750 • FAX(970)416-2020 market study,we don t have a compelling reason to reserve the site as Employment although we have felt the need to do so in other locations such as along Harmony. Second, it would fit well with the concentric rings of MMN and LMN around the NC of Rigden Form. Board Member Carpenter- Is there a compelling reason why Employment wouldn't work there? Has there been a changed condition to warrant this change in the Structure Plan? Clark Mapes (Advance Planning)- No, but keep in mind that the criteria that the justification for a rezone can be because of a changed condition is an and/or condition, not a hard and fast requirement. Clark Mapes (Advance Planning )- We looked at the pattern of the Neighborhood Commercial zone as a new kind of center surrounded by a concentric zone of higher density housing. We think this site, if it were to develop more residential, would help make the Rigden Form commercial district more viable, possibly sooner than if this isn t housing. We feel that either the E or the MMN are both the types of zones that are appropriate for . this property. The two zones in fact have some overlap in permitted uses. The E zone would allow up to 25%of the land area to be housing which would most likely be some kind of multifamily configuration,and the MMN zone does allow for some office uses. The are similar in their intensity and their tendency to locate on arterials. Board Member Gaveldon- Why the property designated E in the first place? Clark Mapes(Advance Planning)- It wasn't that we studied it carefully and determined that the property definitely has got to be E. When you look at the site in terms of a railroad on the west,an arterial to the south,a major arterial to the east,and the pipe plant to the north, it's kind of a transitional area that is probably going to go to some sort of office or higher density housing use. When you look at office and high density housing uses you look at the E and MMN zones. We saw the large parcel as an opportunity for a site for a major employer,which often is a good thing for a city to have room for. Part of the reason it was designated E was to allow for the possibility for a large employer to choose this site to locate to. Make no mistake, E is a fine zone for the property, but the general reasons that make E an appropriate use for the property also make MMN an appropriate use. Board Member Carpenter- Since she served on the LUC Advisory Committee she would also like to share her recollection of why the property was designated E. She doesn't think there was anything magic about E other than we wanted to disperse Employment throughout the city so that you had employment close to some of the medium density housing and commercial areas to provide more opportunities to live, work,shop, play all within your same neighborhood. Board Member Bernth - How do we address neighborhood concern? It seems kind of ironic that typically existing neighborhoods are extremely concerned about density going into their neighborhood,yet the whole goal of City Plan is to increase density. 2 • Clark Mapes (Advance Planning)- City Plan is based on a forecast for growth and a decision not to deflect or stop that growth. So then the decision had to be made, how should we best accommodate that growth. We had to choose between the popular trend of single-use auto dominated type of development pattern, or with more compactness,slightly more density as a city overall,slightly more mixing,sort of a moderate degree of growing up as a city. The choice was made to grow up to be a city, not just a great big suburb. One thing to keep in mind is that it is in one's personal interest of argue against a higher density coming in near their house. We understand that, but we had to sort of break through that with the Comprehensive Plan, because that is not a basis to use to plan for the future of the city overall. There s a fundamental difference between an individual acting in their own interest, and looking at this projection of 50,000 additional people over a 20 year period,and how to accommodate that,and deciding what kind of place you want to end up with in the end. Board Member Colton- How is it that traffic is 40% less under this proposal than if it is zoned E? Eric Brocke(Traffic Operations)- There are a number of uses that could go into an E. The applicant use an office park as the assumed use,which is middle of the road among the uses that could go in E. With a site this size,an office park would generate about 8,000 trips per day. The mixed-use pattern that is being proposed would be about 5,000 to 5,300 trips per day. It's about 40% less, but keep in mind that it's a ball park figure. The Employment trips would be primarily weekday trips, very few weekend trips. The average daily trips in terms of the trips that would cause congestion, the Employment uses would cause more. In terms of the surrounding intersections, the Employment zone would have a significantly greater impact than a mixed use development because you get a high concentration between 7:30 - 8:30 and 4:30- 5:30. Board Member Carpenter - I agree with Clark about the goals of the structure plan being compactness and walkability, but I also remember predictability also being one of the primary reasons came up with the Structure Plan. I think developers wanted to know what was and wasn't O.K. to put on their land. Predictability was percieved to be one of the major failings of the L065, so predictibility was one of the things that we tried to build into City Plan. If there's not a compelling reason to change the Structure Plan, we loose that predictibility for everybody. I'm not saying we should never change the Structure Plan, but when we do, I think we ought to have some compelling reasons. Board Member Bernth - Doesn't the fact that the land was zoned Transition mean that there is some degree of uncertainty about the future uses of the property? Even though the structure plan has a designation, the fact that it was zoned Transition means that there has been some unresolved disagreement about what should happen there. Board Member Colton- Why was the property zoned Transition in the first place? Clark Mapes (Advance Planning)- I think the typical reason a property was zoned T was • what happened here, which is that the property owners just didn't know what use would be appropriate after the land was no longer farmed,and didn't feel comfortable letting the , 3 city impose its ideas for the property. The property owners in this situation typically just wanted to wait and see. Troy Jones (Current Planning)- The property was annexed in November of 1997 and was zoned Transition upon annexation. The structure plan was already in place at the time that it was zoned,so there must have been some discrepancy with the land owner agreeing to the E zone for the property. Board Member Torgersen- Is traffic one of the criterion we should look at in this decision? Troy Jones (Current Planning)- Only in so much as you consider the difference in traffic impacts between an E zoning designation, which is consistent with the current structure plan,and the proposed zoning of E,LMN,and MMN. Only in those differences is the traffic a criteria. It's not a specific criteria, but I think it's encompassed in the rezone criteria that the proposed rezone be consistent with the city's comprehensive plan. There are traffic principals and policies that need to be satisfied. Board Member Torgersen -It seems that reducing peak hour troffic would be consistent with the city's Comprehensive Plan. Troy Jones (Current Planning)- One of the issues that the neighbors had made was that if the site were to become residential, there would be a substantial increase in traffic going through the Parkwood and Parkwood East neighborhoods for trip to Edora Park,the EPIC center,and perhaps Rif fenburg Elementary. Although the overall traffic on the arterials would be less if the site develops residential, the traffic impact on the Parkwood and Parkwood East neighborhood would be greater due to this destination traffic. Eric Bracke(Traffic Operations)- Because of the location of the railroad tracks, this proposed rezone site will not have any street connections to the existing neighorhoods to the west,and there will likely never be any vehicular connections from the existing neighborhoods to the east to Timberline. The City made some decisions a long time ago that prevented Stuart Street from ever connecting to Riverside. This created a disconnect in the collector system between the east-west collector of Stuart and the north-south collector of Riverside. There is also a lack of collector streets running north-south between Drake and Prospect in this square mile. The traffic generated by people going to the school or the park is considered neighborhood traffic,and is quite normal traffic for a neighborhood. The streets that would absorb this traffic as a result of this rezone can handle the additional traffic from a traffic engineering standpoint. Eric Bracke(Traffic Operations)- The problem on the residential streets in Parkwood and Parkwood East are that they are fairly wide streets that are a straight shot, so they get a lot of speeders. We have made some traffic calming efforts in this neighborhood in the past, but this neighborhood cannot come to a consensus about what to do about the traffic problem. There is also an unwarranted stop sign that people tend to run because there is seldom any traffic on the cross street. 4 . Board Member Torgersen- Motion to approve the Structure Plan Amendments. Board Member Bernth - Seconded the motion Board Member Carpenter - I won't be supporting the motion. I don't believe that we have something here that is consistent with the City's Comprehensive Plan,and I don't believe that there are any changing conditions that warrant a change to the Structure Plan. I also believe that we need to be very careful when we do change the Structure Plan because we do jeopardize predictability. I dont like the way we've been approaching Structure Plan amendments on a case by case basis,so we loose predictability. Board Member Craig-I could support this if the neighbors had come to us saying they wanted the change. I agree with Jennifer that the Structure Plan was supposed to be a blue print that gave some sort of predictability. I won't be supporting the motion. Board Member Goveldon- I won't be supporting it either. I do believe in the Structure Plan. We need to be consistent with the Structure Plan because that's what the neighbors have had to look to for the future of the property next door,and I don't want to loose the predictability. Board Member Torgerson- I agree we want predictability, but if it's Transition zoning,that was because the property owner didn't want to become E - Employment. Property gets rezoned every day all across America,and that doesn't cause chaos. The reason I support it is that the E zone does allow multifamily residential over 25% of their project. I look at the MMN and E zones and they are very similar. When I look at the criterion that we are supposed to be judging this on, it really seems like the proposal met those and is consistent with the city's comprehensive plan. I don't necessarily think that the Structure Plan amendment is warranted by a changing condition, but that is an and/or condition, so basically they have met the criterion. Board Member Bernth - I find it ironic that something that increases density that we are actually voting against it. From a pure sentimental standpoint, I don't like the idea because it's against what the neighbors want. But again, sometimes density is what the city is looking for in City Plan, which is an evolutionary document which is why we are considering changing it tonight. I don't like urban sprawl,and because we have the opportunity tonight to do something that will help combat urban sprawl, I'm voting for it. Board Member Colton - I'm the last guy in the world who likes growth, which is driving a lot of the troffic problems. We did decide as a city to grow denser,and I feel that this does meet City Plan. I don't see how the neighborhood's concerns would be any worse with residential than with employment. The traffic engineers are telling us that traffic impacts would actually be less with residential. I support locating this use closer in rather than pushing it out further out toward the edge of the city. I'll be supporting the motion. The motion passed 4 to 3. 5 Board Member Torgersen- Recommend approval of the rezone request Board Member Bernth - Second The motion passed 4 to 3. 6 The Cumberland Companies, Inc. 6300 South Syroeu Way,Suite 293.Englev od.CO 80111 303/779-9009.Fox 3 03/220.1 8 1 8 Troy Jones December 13,2000 Fort Collins Current Planning 281 N. College Ave. P. O. Box 580 Fort Collins,CO 80522-0580 Re: Johnson Farms—Traffic Study Memorandum re: site generated traffic impacts to Parkwood East neighborhood Dear Troy: Enclosed please find the recent traffic study memorandum prepared by our traffic engineer,which quantifies the projected traffic impacts to the Parkwood East neighborhood generated by our proposed Johnson Farm development. Prior to the Planning and Zoning Board hearing,both our traffic engineer and Eric Brachi,the City traffic engineer,agreed that the site generated traffic impact to the Parkwood East neighborhood was insignificant. Because this was such an important topic of discussion at the P&Z hearing,however,I requested our traffic engineer study this issue in more detail and quantify the actual number of vehicles that could be expected to use . the local public streets within the Parkwood East neighborhood,then make a conclusion of impacts relative to City Standards. As you can see,the total traffic impact was estimated to be 16 vehicles per day generated by the Johnson Farm site at full build-out. Based on this vehicle count,the traffic impact to the local street system is 0.7%or less using a conservative analysis. This is far below the 12% impact threshold defined by the City as being significant. Because this is a major issue associated with our proposed Johnson Farm application,I respectfully request this updated traffic information be added to the City Council Staff Report and review packages. In addition,this information should serve to assist you as the City Planner assigned to this project in addressing questions on this subject during the City Council hearing. Please contact me at(303) 741-1113 to verify you received this information and that this information will be provided to City Council for their review prior to our January 2, 2001 City Council hearing. Thank you for your assistance in this matter. Cordially, Brock Chap an Vice President . Cc: Eric Brachi,Fort Collins Traffic Engineering EUGENE G. COPPOLA, P.E. P.O. Box 260027 . Littleton, CO 80126-0027 303-792-2450 December 11, 2000 Mr. Brock Chapman The Cumberland Companies 6300 S. Syracuse Way, Suite 293 Englewood, CO 80111 RE: Site Traffic Diversion from Johnson Farm Dear Mr. Chapman: I have assessed the impact of site traffic using the neighborhood streets to the west of the site for access to the EPIC Center area. This analysis is documented in the following sections of this letter. Base Assum bons The following assumptions form the basis of the investigations conducted in this analy- sis. • Site residents wishing to use the EPIC Center will use the shortest, easiest, and quickest route to access the facility. • City criteria governing the definition of"significantly impacting" local residen- tial streets are applicable for use in this study. • Edora Park must be considered in this study since residents will also use this facility. Site Access to EPIC Center and Edora Park Site residents have two identifiable routes to access the EPIC Center and Edora Park area. These are: 1) Access Timberline, travel north to Prospect, turn west to Riverside and proceed south on Riverside. This route uses the arterial and collector street system. Travel distance is some 6,600 feet from the north site access to Timberline. Speeds are typical of those achievable on arterial streets and critical turns occur under traffic sig- nal control. 2) Access westbound Drake and turn north on Eastwood. Go north on Eastwood to the Parkwood East apartments and cut through the apartment complex to access River- side. Speeds are typical of residential local streets with speeds within the apartment complex much lower given speed bumps, narrow travel ways, a circuitous route, and other impediments. This route is some 6,700 feet long from the Drake site access. Practically speaking, both routes are the same distance. Improved travel time and ease of travel will likely make the arterial streets the preferred route. In order to conduct a con- servative analysis, however, equal use of both routes was assumed. Site Demand for EPIC Center and Edora Park Per discussions with EPIC Center management, an average of some 977 visitors per day use the EPIC Center. This is estimated to represent about 650 vehicles (1,300 trips) per day assuming a conservative 1.5 visitors per vehicle. Demographic data indicates 52,630 households within a 5 mile radius of the EPIC Center. Johnson Farm therefore represents one percent of this demand. This is based upon year 2000 demographics and does not consider additional growth during the time Johnson Farms is being built. Accordingly, the site demand for EPIC Center is 13 trips per day. Edora Park daily traffic was estimated at 250 trips during peak season. This assumes a 50 acre facility and normal day of week variations. Johnson Farm represents one per- cent of the park demand based upon the number of households (excluding the site) within a five-mile radius. This represents 2- 3 trips per day without considering growth while Johnson Farm is being built. • Site traffic demands associated for EPIC Center and Edora Park are summarized below. #Trips Site as Use Per Day % Demand Site Trips EPIC Center 1,300 1% 13 Edora Park 250 1% 3 TOTAL 16 Based upon the above estimates, 8 trips per day were assigned to each access route to EPIC Center and/or Edora Park. The impact of this traffic is assessed below. • Imp=on Area Streets Recent traffic volumes were obtained from the City for the local streets west of Johnson Farm. To determine the impact of traffic cutting through Parkwood Apartments, an esti- mate of daily traffic within that complex was calculated using ITE trip generation rates for 256 dwelling units. It may be understated due to the observation that traffic from resi- dential areas to the south may be cutting through the apartment complex to travel east on Prospect or north on Timberline. This information is presented below. Current Site Total Site Related Street/Area ADT Trips Trips Increase Eastwood ( N. of Trailwood) 1,160 8 1,168 0.7% Parkwood Apts. Complex 1,700 8 1,708 0.5% City criterion defines significant impact as site traffic increasing daily traffic by 12% or . more on local residential streets. Clearly, this threshold is not exceeded and is far from being met. SUMM tY Based upon the analysis documented above, the following can be concluded: • Access to the recreational amenities is available by either of two routes. The preferred route uses the arterial and collector street system, however equal distribution of site traffic was assigned to each route for evaluation purposes. • Site traffic going to and returning from the recreation area must be recog- nized as destination traffic intended to use the area streets and not cut- through traffic. • Site traffic using the local street system will need to travel through Parkwood Apartments to access EPIC Center and Edora Park. Area residents are likely using the same route cutting through Parkwood Apartments to access rec- reational areas in addition to those wishing to travel east on Prospect or north on Timberline. While not a desirable condition, the lack of continuity of the local street system has made this route beneficial to local drivers. • Site traffic will not significantly impact the local street system based upon an impact of 0.7% or less using a very conservative analysis. This is well below the 12% impact threshold defined by the City as being significant. I trust this letter fully addresses your concerns at this point in time. Please call if you have any questions. „aCi`i�iliN7ung7/ry,� EORG Sincerely, °����••••E y -�JV4.�.�61STEq�•,G.,'AO.yf i 15945 G'37k= Eu ne G. Coppola, P.E. ,Nyr;�.oNa. e:�•�ar' Attachments \ Y ° M°y S� b \� Ho/ Rd (\ e Doctors Ln n N Eo f on tilill TO 00 ". E — = o 5 E.P t Buckeye St got u \ 0: o U 0.c 0. i c \ s aos m < I c " E Lake St E PrO1p i:l Rd. o 3 Erma I /� Mid Otnr ` aY N:Dr a a' 5 r r 011101 E. Stuorl St ``1�4 e I r c IMENSON %Ccrrmanc o °6 P ot0�' Kenwood 2 I r r' r n �� 0 C Su mm 64j OO,o/ Ct. Cf. $ r �� o c . 3 v Ci- h - r t' Stonehenge o I r �f (G G ton y H 2 U cV Dr. Tr p Rolf o U ! °9Oro per C t u- o Dogwood Q I r Ct. 0 0 ct Jo— a o 'feakwo 3u E u Rush °o woodl ' r c Q u v Y Ct w g v sort qo Park wood p ' ; g w001 Or ( r eatherw000 o v+Y 2 to 4 0 $ wa Qp I r Y st. ooc c _ tr u ?ro,iw°pd I° - 1 Or 8 Or r r I o PARKW00 \ Easty�� i3 I r LAKE _ C ' �eakwoodC. " I r J Rollin `Np0 Ct. � I \E DraKe R East :f:Ke n 1 0 0 °doy Y = t I o Ct. o rp t L I 1 c U s C U W Kam' °r a N O r = b va I Custer �, 2 N p` Or. r t r Cr�sta Ct. � Y P Pi, .,•. C' : ' 10r7 Lh LakE I '.: c o rr. r. r r � r r r w ^ c 4 5HERW0OD f It o m a eL 3 Y E c o O O Ot n9�' 1 0 of to ' C Co a, , o V a° u W Centenn i a l t-�`der 00 1 r I ' St rat Oo r Ou-In'-n q reSol I OnOf V Soo IIIIr I a L (9 �. N is• .�� _ r+ I u 4f i'• t V fail tfi I•�� .�.. c e ' y: - .: a :: - y •: i r: '• N i' '.. .,. �: - -; a:• � � �@ (( � 't' 00 N III �, W • w A S.L)1'.INt).)'IV1.f i rn O. tT u0 rq vY rn r• rn -- 'y W r•I w C _: C � rrt Y GO b o r-I 0• � 1�1 f.• Wl \. K> r I C 1 — ... r�r rh p d qLq n0 fn rn ti O Vr �T i 00 V a 'i a .o rn K, trq 1 r`1 rq q yl •r N O p a x r.1 r•, r•1 �i r•r •r P rWp '� L 4.. i. y1 tnl t`I ts O !"1 h• rn ^Y V P. rl N r� .� 1'n rI O� 1•• 1� Ni r•L •� b vl R r'f hl r'1 b y •T +O d (q I^• I 0........... Z 0.' .O' / 13 u: rn ell C U yy r� N N U c ►� 9 v to ° a VOL) .o [-+ ul a � W ZO'd vtT ;OL 00-LO-:�o0 4 - Account: W04714 DemographicandlncomeForecast 11/30/00 Iite: 35428 PREPAREDFOR: CumberiandCompanies,Inc. 1801 Riverside FortCollins,C080525 Coords:40.563855-105.043789 Areal 5MileRadius Snapshot 1990Census 2000Update 2005Forecast Population 104,373 134,835 149.596 Households 39,908 52,630 58,879 Families 24,196 31.102 34,162 AverageHousehokslze 2.47 1.78 2.44 Owner-=upiedHHs 22,598 35,269 41,987 Renter-occupiedHHs 17,310 17,361 16,892 MedienHouseholdlncome 30,374 51,641 60,863 AverageHousehokllncome 35,259 64,377 79.251 PerCapbinoome 13,682 25,330 31,394 MedianAge 30.6 32.9 33.6 AnnualPercentChangefor2000.2005 Trends Area National Population 2.19% 0.88% Households 2.38% 1.04% Families 1.97% 0,74% OwnerHHs 3.81% - 1.41% PerCapitalncome 4.79% 4.57% 1990Census 2000Update 2005Forecast ouseholdsbylncome Number Percent Number Percent Number Percent <$15,000 10,885 27.3% 6.410 14.2% 5,385 9.1% $15,000-$24,999 7,372 18.5% 5,979 11A% 5.154 8.8% $25,000-$34,999 5.852 14.7% 6,020 11.4% 5.559 9.4% $35,000-$49,999 6.677 16.7% 9,016 17.1% 9,813 16.7% $50,000-$74,999 6,014 15.1% 10.957 20.8% 12,499 21.2% $75,000-$99,999 1,936 4.9% 6,076 11.5% 7,462 12.7% $100,000-$149,999 903 2.3% 5,422 10.3% 7,913 13.4% $150,000+ 349 0.9% 2,750 5.2% 5,026 8.5% PopulationbyAge G5 7,574 7.3% 9,157 6.8% 9,848 6.6% 5-14 13,389 12.8% - 17,122 12.7% 18,125 12.1% 15-19 9,345 9.0% 12,852 9.5% 14,212 9.5% 20-24 14,881 14.3% 17.440 12.9% 20,040 13A% 25-34 20,153 19.3% 19,086 14.2% 19,999 13.4% 35-44 16,802 16.1% 21.733 16.1% 21,955 14.7% 45-64 14.033 13.4% 26,987 20.0% 33,574 22.4% 65.74 4,612 4.4% 5,342 4.0% 5.846 3.9% 75-84 2,633 2.5% 3,661 2.7% 4.162 2.8% 85+ 950 0.9% 1,456 1.1% 1.837 1.2% RaceandEthnicity White 97.492 93.4% 124,126 92.1% 136,682 91.4% Black 928 0.9% 1.248 0.9% 1,388 0.9% Asian/Pacificlslander 2,229 2.1% 3,729 2.8% 4,647 3.1% OtherRaces 3,108 3.0% 4,957 3.7% 6,052 4.0% Hispanic(AnyRace) 7,662 7.3% 12,775 9.5% 15.903 10.6% • ®Copyright2000CACl Page3 1-800-795-7483 The Cumberland Companies, Inc. 63M South Syronae way.SL*e 293.Englewood.CO 80111 303/779-9009.Fox 303/220-1818 Troy Jones December 6,2000 Fort Collins Current Planning 281 N.College Avenue Fort Collins,CO 80522 Re: Recent Fort Collins Apartment Vacancy Rate Data/Johnson Farm Rezoning Dear Mr.Jones: Enclosed please find two articles published on December 6,2000 by the Denver Rocky Mountain News and the Denver Post newspapers,based on a recent market study by the Colorado Division of Housing. This article confirms the accuracy of the apartment vacancy rate data presented at the November 16'"Planning and Zoning Board hearing for the Johnson Farm Structure Plan Amendment and Rezoning. It should be noted that if ski resort communities are excluded from the analysis, the Fort Collins/Loveland metropolitan statistical area has the lowest apartment vacancy rates in the state of Colorado. This latest apartment vacancy rate information,combined with the detailed market study prepared • by Ross Consulting showing a significant shortage of multifamily land relative to other land uses, further supports the immediate need for additional land to be made available for higher density rental housing within the City. Industry experts agree that the effect of this shortage of available multifamily housing combined with the shortage of land zoned for future multifamily housing will likely result in significant increases in apartment rental prices. Approval of our Johnson Farm Structure Plan Amendment and Rezoning application will help rebalance this shortage of available multifamily land within the City and serve to partially address this undesirable rental housing market condition. It is likely that this market condition will continue to worsen, further pricing some residents out of the housing market, unless more land resources are committed to new multifamily housing opportunities. Because of the direct relevancy of this information to our Johnson Farm Structure Plan Amendment and Rezone application,I respectfully request this information be included in the information package provided to City Council for their review prior to our scheduled City Council hearing. Please contact at(303) 741-1113 should you have any questions or comments. Thank you for your assistance in this matter. Cordiauv, Brock Chapman Cc: Clark Mapes,Advance Planning Cameron Gloss,Current Planning /2/jr/o o - ""I T611' 70)7 VL1 ' MrsUal ENVEW4t0eK1NMtJNTAtN-Nl!W8- APartment market t'ightens ., Vacancy rate ouf side 'l�en`t gone up even more" said VACANCY RATES Tom Hart,director of the Ihvision of Denver area drops t0 Apartment vacancy rates for Housing. ? : 3%; average n1OntMy . some Colorado areas: 71ke report shows that a person Area 'Vaeam rab '. needs an annual salary of$29,240- rent rises to.$730 65 :or $14.06 per-hour — to com Loveland r'_. 0 7% , fortably afford. an average .apart- gy Mn Relmhook ment.Hart said he suspects a lot of NewRealEsfakFd+tor` summit 11% people are.getting roommates The average apa ment van FortWilils 19% .because .they cant afford apart cY �! ments. rate outside the Denver atea'was Glenwood Springs 2�% Hart worries that if a person only 3 percent at the t ndof October, p �r - ' spends too much of his income on a 26.8 percenrdrop frAin the 4.l per Gunnison Montrose 3 0%: rent he will drop other necessities, cent vacancy rate in February. etay—I' such as car insurance. 'It also.awked a 4.6 percent drop Buena Vista/Salida -3 6% 1 think for most people,the first from the 3.8 percent vacancy rate a 43 " priority is to out a roof over their. year ago,said Gordon Von Stroh;the take County. 4 2% head, Hart said. University of Denver business pro- " ��' � With heating prices up as much fessor who completed the report for Durango 6 2% as 40 percent, he.said some land-. the Colorado Division of Housing Swmleo"llfo C,.M ttA"� 45 lords may adjust rentat rates lower „ :sour« CdoraE-Dms�on or Ho using I think the dropping vacancy : : . -: ., '. to make up for the increased hating rate speaks to the vibrancy of our bills. market,both in the Denver area and for the metro area The average rent - While many,economists 'have the rest of the state, Von Stroh_ outside Denver was '$716.64 in forecast an economic slowdown in said. October, according to the Colorado Colorado, Hart said the numbers' Overall, the apartment'market Multi-Family Housing-Rental and .don't reflect that. outside Denver is even tighter than Vacancy Survey:' "I don't think we're having a cri the metro-area vacancy rate,which -Ile survey is conducted in Feb= sis in the apartment market,but it is stood at 3.7 percent at the end of.the nm* and in late fall to account for a market that has been tight and third quarter. -- seasonal differences in ski resorts. . remains tight,"Hart said."It seems The average monthly rent out- "Given how tight the apartment , that we're still seeing a lot of eco- side Denver is $730.65, compared market is outside of the Denver`.pomic growth, despite predictions to the$762.03 average monthly rent metro area,I'm surprised that rents about this year." WIN, TITIMM l Z/5/oo • Coco orado's rental YaM y rates InColorado dipped to rcern n October,down born 4., ,. dement in February.Durk the some bedroom apparinwt irxx esed ems" than 2 pemenL Here's a look at lacarrcies and Mts&pass the state;" pen . . 30 30 `. 1999 2000 Average r&d 1,096. $W.93 olorado Spdngs rat $610.30 , Durango' Averege rot 5639.12 $640.67 Eagle County Vacs xyialeAW Average roof ag5g.28 $996.57. Fort Collins/Lavelan 9r Average rent $668.25 565764 Fod Morgan/Sterling Average rent ,$349.89 $425.55.. Menwood Springs overage red $70 M 5658.07: $rand Junction a verage rent $460.25 $493.87' reeleY 9 Average rem E563.66 i538.56 �ake County /acapy rate . : . verage rent 5554.96 $575.71 , tueblo „ { arancllra�P, ��. s50�--, verage rent $428.42 $476.17 um`mit County ��� �Iveragerent E780.17 574298 9Wrq:Colorado Uvww or nw*v . The Derruer Poa Frederick Ross Company Worldwide Real Estate Servk-es 717 Seventeenth Sheet,Suite 2000,Denver.Colorado 80202-3323(303)892-1111 Telefox:(303)892-6338 Established 1888 August 3, 2000 Mr. Brock Chapman The Cumberland Companies 6300 South Syracuse Way, Suite 293 Englewood, CO 80111 RE: Supplemental Memorandum—Spring Creek Farms parcel Dear Brock: The Cumberland Companies has asked Ross Consulting Group (RCG) to assist in evaluating a possible Structure Plan re-designation for a 55-acre parcel from "E" (Employment) to a category which permits more multi-family residential product. The property, known as the Spring Creek Farms parcel, is located within the City of Fort Collins, at the northwest corner of Drake and Timberline Roads. This memorandum is prepared as additional backup to a previous report dated April 27, 2000. Issues addressed in this memorandum include: • Sensitivity Estimate of Remaining Fort Collins Multifamily Land Supply To provide additional backup to the April 27, 2000 report, RCG prepared a sensitivity table which estimates remaining Fort Collins multi-family land supply given variations in annual household growth over the next 20 years. • Localized Market Capture Analysis To answer market related questions posed by City of Fort Collins Advance Planning Staff, RCG prepared a localized market capture analysis for developments anticipated at the Drake & Timberline intersection. The purpose of this analysis is to evaluate the zoning of the Spring Creek Farms parcel to allow significant multi-family development, and the impact of this change to multi-family absorption to locally competitive properties. ® Offices throughout the United States,Asia,Europe.United Kingdom,Australia.Canada,Mexico.Eastern Europe and South Africa Brock Chapman Analysis Memorandum 08/03/00 Page 2 of 9 Established 1888 SENSITIVITY ESTIMATE: FORT COLLINS MULTI-FAMILY LAND SUPPLY The summary table below shows the remaining supply of multi-family land in Fort Collins (in years) assuming population growth rates of between 2%and 4.25%, an average household size of 2.4 persons (constant),and 545 developable acres of multi-family land. Years Of Land Supply Percent Annual Growth Multifamily Single Family 2.00% 15.3 24.7 2.25% 13.5 21.7 2.50% 120 19.3 2.75% 10.8 17.3 3.00% 9.8 15.7 3.25% 8.9 14.3 3.50% 8.2 13.2 3.75% 7.5 111 4.00% 7.0 11.2 4.25% 6.5 10.5 Note that this analysis assumes estimated persons per household in Fort Collins at a static 2.4 to reflect existing city estimates and the historical trend. Using city data, the numbers below illustrate this historical trend: Year Persons Per Household 1960 3.15 1970 3.13 1980 2.56 1990 2.48 1999 2.44 Brock Chapman Analysis Memorandum 08/03/00 . Page 3 of 9 Established 1888 In addition, the numbers below illustrate the historic trend in annual growth for both residential building permits (new home construction) and population. It is notable that the average growth for building permits is higher than population. Some difference is acceptable when one assumes the need for excess inventory to satisfy demand. Falling housing densities in the form of persons per household also have an effect Fort Collin Residential Units:Historic Growth uildin Permits 'n elo itS Over Year Tod Housing Stock 1991 2.1% 1992 1.8% 1993 3.0% 1994 5.4% 1995 3.7% MIS 3.7% 1997 3.0% . 199 4. % 1999 4.0% AverAge 0991-I :35% Source:Realw Fort Collins Population:Estimated Annual Growth Year Estimated Annual Growth 1991 1.8% 1992 2.4% 1993 3.1% 1994 3.8% 1995 3.0% 1996 4.2% 1997 3.0% 1998 3.8% 1999 3.6% Ave 1991.1999,3.2% Source:Fort Collins Advance Planning Dept • Brock Chapman Analysis Memorandum 08/03/00 Page 4 of 9 Established 1888 LOCAL MARKET CAPTURE ANALYSIS The purpose of the Localized Market Capture Analysis is to evaluate the zoning of the Spring Creek Farms parcel to allow significant multi-family development, and the impact of this change to multi-family absorption on locally competitive properties. Project Descriptions Of the four properties fronting the Drake and Timberline intersection one is developed as single family residential and three remain vacant developable.The vacant properties include the following: • The Rigden Farm Parcel Rigden Farm is located on the southeast corner of Drake and Timberline and has PUD approval for between 671 and 1076 multi-family units.Given current and anticipated market acceptance of housing densities RCG estimates that,at best, no more than perhaps 700-800 multi-family units will be constructed on the Rigden Farm property. • The Johnson Parcel This property is located on the northeast corner of Drake and Timberline. The Johnson Parcel is currently zoned transition and, like Rigden Farm, the development has several Structure Plan designations including; Neighborhood Commercial Center, Medium Density Mixed-Use Residential, Low Density Mixed-Use Residential, Urban Estate and Industrial. For the purpose of this exercise, RCG assumed between 70 and 80 acres of multi- family development potential on the site (or between 800 and 1,000 attached units). • The Spring Creek Farms Parcel The Spring Creek Farms parcel is located on the northwest corner of Drake and Timberline. The property is zoned transition and has an Employment (E) designation under the City Structure Plan. As "E", RCG assumes the potential of between 70 to 80 multi-family units on the property. Under a re-designation scenario, RCG assumes the potential for 300-400 multi-family units. Brock Chapman Analysis Memorandum O8/03/00 Page 5 of 9 Estoblished 1888 Local Competition & Market Share From a competitive standpoint, RCG has identified several major factors as most important in projecting absorption for properties fronting the Drake and Timberline Intersection. • Overall City Land Development and Absorption Patterns • Timing • Size & Masterplan Character • Price/Quality Overall City Land Development and Absorption Patterns: Citywide for-sale attached residential product absorption was estimated using historic sales data obtained from Homebuilders Research.Apartment absorption data was obtained from Realtec. For-Sale Attached Residential Product According to data supplied by Home Builders Research, • Sales of new attached housing in Fort Collins reached 311 units in 1998 and 484 in 1999 indicating an annual increase of 55% for the year. More recently, year over year sales increased by 34% during the first quarter of 2000 versus 1999. • During the period from 1/98 to 12/99, 78% of all multi-family sales occurred east of College Avenue. More specifically, 16%of all multi-family sales during this period occurred east of College and north of Harmony, with 42% of sales occurring east of College and south of Harmony. Apartment(Rental) Product Data supplied by Realtec indicate: • Apartment absorption increased by 17% last year from 380 units in calendar year 1998 to 445 in 1999. General Market Trends Harmony Road has been the location of choice for multi-family development due to proximity to employment, retail and access to 1-25. As multi-family ground closest to Harmony is absorbed, or priced beyond the means of the Brock Chapman Analysis Memorandum 08/03/00 Page 6 of 9 Established 1888 residential market, we anticipate new demand to travel farther south and north of Harmony, generally along Timberline. Market share north of Harmony will grow. Already, Rigden Farm has received final plating approval for 14 town- homes. Lot inventory for apartment and for sale attached residential (Concept, Preliminary and Final Platting) within the City is estimated at 2,224 lots as of June 2000, yielding approximately a 4.5 year supply at a 2.5% annual compounded growth rate Other Absorption Drivers Timing • Rigden Farm Rigden Farm recently received approval for its first multi-family plats (14 units of townhome product). Development and sale of this product will prove-up Rigden and the local area as an attached product location, ultimately leading the way for development of the remaining 600-800 units planned, as well as any subsequent attached product that may occur on both the Johnson and the Spring Creek Farms parcel. Of the three sites under evaluation, Rigden clearly has the advantage in terms of timing and its effect on absorption. Given that the Rigden project is "first in", more development risk applies. It is likely that the residential product developed at Rigden will, in the initial stages, be built at comparatively low densities, followed by moderate overall density increases occurring with each successive phase. • Johnson Parcel/Spring Creek Farms Parcel RCG estimates that the Johnson and Spring Creek Farms parcels are at least 18 to 24 months away from any physical development, due to the need for regulatory approval through the city.As a consequence, Rigden will have the local (Drake and Timberline) multi-family market to itself over this period. Size &Masterplan Character • Rigden Farm Coupled with timing, Rigden's comparatively large size could potentially allow it to develop a recognizable identity and become a "place". This masterplan character also will effect absorption positively. With timing and size on its side, Rigden can establish itself within the sub- market as a location of choice for homebuyers and residential and commercial developers as opposed to the newer competition which will follow. Brock Chapman Analysis Memorandum 08/03/00 • Page 7 of 9 Established 1888 • Johnson Parcel/Spring Creek Farms Parcel In contrast to Rigden, the Johnson and Spring Creek Farms parcels will also be of substantial size, which will enable the creation of significant "places" there. Rigden's early entry into the limited commercial market will result in the capture of most, if not all commercial retail demand in the local area, long before the Johnson and Spring Creek Farms parcels are substantially under-way. As a result, the mix of uses at Rigden will probably be greater then these other local competitors. Price/Quality Due to the as-yet unplanned nature of the Johnson and Spring Creek Farms parcels, we assume pricing, product type and quality levels will be similar between the three communities. As a result of all these factors, The Rigden Farm project will likely capture the highest proportion of market share until the Johnson and the Spring Creek Farms parcels are substantially under development. Rigden will maintain this timing advantage until the project nears completion. Conclusion Considering the foregoing, RCG has prepared the following attached residential absorption estimates: CAPTURE ESTIMATE:ASSUMING REDESIGNATION OF SPRING CREEK FARMS Year 2000 2001 2002 2003 2004 2005 2006 2007 Total Rigden Units 14 40 38 214 50 86. 192 85 719 Johnson Units 0 0 14 37 32 57 192 57 389 Spring Creek Units 14 L7 32 51 LU 25 M Total Units 14 40 66 280 88 184 542 183 1,458 Rigden%Capture 100% 100% 58% 74% 44% 43% 34% 51% Johnson%Capture 0% 0% 21% 13% 28% 29% 34% 34% Spring Creek% 0% 0% 21% 13% 28% 29% 33% 15% Capture • Weighted average estimated capture over 8-years with Spring Creek Farms parcel re-designation from"E":Rigden 49%;Johnson 27%;Spring Creek 24%. Brock Chapman Analysis Memorandum 08/03/00 Page 8 of 9 Established 1888 RCG believes that Rigden Farm's early entry into the attached residential market in this region will provide ample fuel to capture the greatest share of the overall absorption as compared to both the Johnson and Spring Creek Farms parcels. Maintaining the "E" designation on the Spring Creek Farms parcel will effectively eliminate any significant attached multi-family component there, leaving Rigden to compete only with the Johnson Parcel: CAPTURE ESTIMATE:ASSUMING SPRING CREEK REMAINS AS "E"(Employment) Year 2000 2001 2002 2003 2004 2005 2006 2007 Total Rigden Units 14 40 38 216 42 234 48 234 866 Johnson Units 0 0 14 34 33 174 25 174 454 Spring Creek Farms 4 2 14 20 33 A 0 0 L7 parcel Units Total Units 14 40 66 270 108 418 73 408 1,397 Rigden%Capture 100% 100% 58% 80% 39% S6% 66% 57% Johnson%Capture 0% 0% 21% 13% 31% 42% 34% 43% Spring Creek% 0% 0% 21% 7% 31% 2% 0% 0% Capture Weighted average estimated capture over 8-years w/out Spring Creek re-designation from "E": Rigden 62%;Johnson 32%;Subject 6%. Overall Citywide Benefit RCG believes the re-designation of the Spring Creek Farms parcel from "E" to another classification allowing more attached multi-family residential development would have some effect on Rigden Farm absorption. This reduction could be offset however, by the increase in competition brought by more residential land locally. This additional competition would likely spur lower pricing, greater product differentiation, and, arguably, higher quality. More competitive pricing would, in turn, drive absorption rates higher on all three projects. Brock Chapman Analysis Memorandum 08/03/00 Page 9 of 9 Esfoblished 1888 If you have any questions or comments regarding the contents of this analysis, please contact me at(303) 260-4207. Respectfully submitted, RO55 CONSULT GROUP y C f Totem Martin Frederick Ross Company Spring Creek Farms Development Analysis Prepared For: The Cumberland Companies April 27,2000 By: 717174"Street, Suite 2000 Denver, Colorado 80202 . oscwu TABLE OF CONTENTS I. EXECUTIVE SUMMARY II. INTRODUCTION:ANALYSIS OBJECTIVES III. LAND DEMAND AND SUPPLY: COMMUNITY GROWTH MANAGEMENT AREA(CGMA) IV. LOCAL SITE MARKET ANALYSIS: SPRING CREEK FARMS PROPERTY V. CONCLUSIONSIRECOMMENDATIONS Spring Creek Farms Development Analysis MW*M—co ssu/"'W I. Executive Summary Study Purpose Ross Consulting Group was asked by The Cumberland Companies to prepare a market analysis for a 55-acre site located at the northwest corner of Drake and Timberline Roads in Fort Collins, Colorado (herein described as the Spring Creek Farms site).The parcel is currently zoned with an "E" (Employment) designation under the City of Fort Collins City Plan which limits the majority of the site to commercial employment related uses.The results of this analysis will be used to assist in the planning of the overall project City objectives and land market balance. The City of Fort Collins has identified several important citywide planning objectives for which City Plan is designed to address.Among these are: • Compact urban form • Promotion of mixed use development • Promotion of housing affordability and variety • Reductions in Vehicle Miles Traveled (VMT) • Promotion of a jobs-housing balance • Promotion of good air quality The appropriate placement and balanced allocation of land resources are critical components to • achieving these goals. Improper placement and imbalance of land allocations could result in: • Leapfrog development/sprawl • Higher prices for uses for which land is in short supply • Higher VMTs and reduction of air quality (due to jobs-housing imbalances) Cumberland objectives and overall balance Cumberland's objectives relate to the desire to link market supply/demand for specific land uses with a viable, well conceived and planned real estate development In short,the intent is to systematically match the market needs, based on current/future land use inventory and absorption rates, and meet these findings with the best land use plan for the site. Methodologr: To complete the assignment, Ross Consulting Group conducted two levels of analysis. Land Demand and Supply: Community Growth Management Area(CGMA) The first level of analysis concerns overall demand and supply of developable land for commercial (office, retail and industrial) and residential property within the Fort Collins CGMA. The analysis included a projection of demand for these land uses, which was then translated into a land absorption estimate.This absorption was then compared to estimated land supplies within the local CGMA.The results of this demand/supply analysis are as follows: 1-1 awsoo Spring Creek Farms Development Analysis Estimated CGMA Land In ntory and Buildout ears Assumned Annual Estimated Net Buildable Assumed Average Absorption Buildout Vacant Acres ears C*nvnwc l 1,79 .20-JS 83 22 Residential (Units/Acre) Single Family 5,2 3.4 417 13 Multi-Fan ily 12 jQ 8 Subtotal 5,82 Total 7,621 Total 570 The analysis results indicate: • Significant land resources exist to support commercial uses for the next 21-22 years. • Current CGMA land resources needed to support lower density residential uses (+/- 5 dwelling unitslacre) will be exhausted in approximately 12 to 13 years. • Multifamily(attached for sale and for rent) land resources within the CGMA will likely be completely absorbed within 7-8 years. Local Site (Spring Creek Farms parcel) Market Analysis The second level of analysis focuses on the Spring Creek Farms site specifically, and evaluates the appropriate uses for the property in the context of local competition and current and future supplies of specific area land uses.A range of possible uses were considered, including office, retail, industrial and residential.The conclusions of this analysis are as follows: Commercial Uses (Office, Industrial, Retail): The Spring Creek Farms site is not likely to succeed as a significant commercial site.The property is at a competitive disadvantage for several reasons: • Ample land resources for commercial exist in better locations (Harmony, Prospect and Mulberry Corridors). • The Spring Creek Farms property has no direct connection to Interstate 25 unlike the better commercial alternatives on Harmony, Prospect and Mulberry. • The property is not near a proven commercial center/corridor. Rather, the Timberline Corridor has and is likely to continue to develop into a chiefly residential location. • The local retail market is severely limited by the Cache la Poudre River, which eliminates most of the potential retail customer base to the east. • Rigden Farm,a neighboring real estate development, is currently approved for between 275,000 and 488,000 square feet of commercial space. Once the Rigden project is 1-2 osnaroo Spring Creek Farms Development Analysis �.,n, ,gyp, complete, it will effectively eliminate any significant retail opportunity in the local competitive market. • If this site is considered for commercial, only a small percentage of the property could economically support such uses. Residential Uses: The Spring Creek Farms site is most likely to succeed as a mostly residential development for the following reasons: • Absent any significant changes to zoning, land supplies of a size and location appropriate for multifamily will become increasingly scarce throughout the CGMA. • The Spring Creek Farms site is large enough to support a broad variety of housing types (for sale,for rent and a variety of densities). • Multi-family(rental) developers will be attracted to the higher traffic volumes anticipated for Timberline and the visibility the site will provide to potential renters. • Nearby retail developments at Rigden Farm will provide an attractive convenience to prospective residents within walking distance of the Spring Creek Farms site. Other Considerations: In addition to these conclusions, and as an outgrowth of these analyses, Ross Consulting Group believes a development more heavily weighted to medium to higher density residential at the Spring Creek Farms site will promote many of the City Plan objectives listed earlier. Increases in residential, particularly multi-family and residential attached housing will: • Help promote a compact urban form and discourage leapfrog development by bringing a significant edge parcel to market at roughly the same time as the Rigden Farm project; • Locate additional consumers directly adjacent to the mixed-use development planned for Rigden Farm, thus providing extra economic support for the retail at that location; • Maintain housing accessibility/affordability by committing needed land resources to higher density residential uses; • Reduce in Vehicle Miles Traveled (VMT) and improve air quality by locating higher density residential between Rigden Farm commercial and the future multi-modal corridor planned for the Union Pacific Railroad right-of-way to the west. • Provide the best compatible land uses with existing adjacent area neighbors. • Allow for future development of a region with a variety of land uses and housing alternatives. 1-3 nnwo Spring Creek Farms Development Analysis RMIWM- 11. INTRODUCTION: ANALYSIS OBJECTIVES The objective of this analysis is to estimate the development timing and achievable land uses likely to occur on a 55 acre undeveloped parcel located at the northwest corner of Drake and Timberline Roads within the City of Fort Collins, Larimer County, Colorado.The parcel is currently listed with an "E" (Employment) designation under the City of Fort Collins City Plan which limits the majority of the site to commercial employment related uses. REGIONAL VICINITY MAP Ro04V6rl —774 HIA i --- III Erato � _ aTama� t� � � . OaaaR "'c..�,_�0)tlr•J qeM � IM.Y Fbl _ t Upai MlwwaO`tea L1• N,lCn .woN+o•''�: .- -'nave -' m.rw rams •� ERR, __PgNi .Hft. i LOCAL VICINITY MAP L r �^ it yaaRti °", " ui ]e1�Ii iI q �I _J !� 1 Land uses considered include office, industrial, research and development, retail and residential. The results of this analysis are to be used by the Cumberland Companies to determine the most appropriate mix of land uses for the site given its location and the emerging competitive market in the local vicinity. 11-1 a� Spring Creek Farms Development Analysis �� �� � City objectives and land market balance. The City of Fort Collins has identified several important citywide planning objectives for which City Plan is designed to address.Among these are: • Compact urban form • Promotion of mixed use development • Promotion of housing affordability and variety • Reductions in Vehicle Miles Traveled (VMT) • Promotion of a jobs-housing balance • Promotion of good air quality The appropriate placement and balanced allocation of land resources are critical components to achieving these goals. Improper placement and imbalance of land allocations could result in: • Leapfrog development/sprawl • Higher prices for uses for which land is in short supply • Higher VMTs and reduction of air quality(due to jobs-housing imbalances) Cumberland objectives and overall balance Cumberland's objectives relate to the desire to link market supply/demand for specific land uses with a viable,well conceived and planned real estate development. In short,the intent is to systematically match the market needs, based on a current/future land use inventory and absorption rates,and meet these findings with the best land use plan for the site. Methodology: To complete the assignment, Ross Consulting Group conducted two levels of analysis: • Land Demand and Supply: Community Growth Management Area (CGMA) The first level of analysis concerns overall land absorption for commercial (office, retail and industrial) and residential property within the Fort Collins CGMA. ■ Local Site (Spring Creek Farms parcel) Market Analysis The second level of analysis focuses on the Spring Creek Farms site specifically, and evaluates the appropriate uses for the property in the context of local competition and current and future supplies of specific area land uses.A range of possible uses were considered, including office, retail, industrial and residential. II-2 aos•o Spring Creek Farms Development Analysisinv�� pT III. LAND DEMAND AND SUPPLY: COMMUNITY GROWTH MANAGEMENT AREA (CGMA) General Methodology To complete this assignment, Ross Consulting Group evaluated historic demographic and real estate trends, interviewed city staff, industry and local market experts. RCG uses employment, population and retail sales growth as primary variables in determining demand (land and building space) over a given analysis period. Office, industrial, R&D and institutional demand/absorption is primarily determined by projected employment growth, retail uses by population and retail sales growth,and residential uses by population growth. RCG consulted with Realtec Commercial Real Estate Services, a local commercial brokerage company specializing in Larimer and Weld counties, regarding existing commercial space and land availability within the local competitive market In addition, RCG also met with City of Fort Collins Advance Planning staff to understand the remaining developable land resources in the CGMA. Historic Growth Patterns Employment, population and retail sales growth in the Fort Collins and Larimer County areas have recently outpaced the nation. Employment Growth 15.00% _ t 12.0% Projection > s.o^io 6.0% 3.0% 0.0% s� vvs� vvvm vvvvvvv —Denver LISA —U.S. —Larimer County SOU/Ce:BLS&Colorado Department of(aDorand EM010ynlenf III-1 metro Spring Creek Farms Development Analysis Population Growth 6.0% Projection 5.0% 4.0% 3.0% a c a 1.0% ' 0.0% '91 '92'93 94 95 95'97'98'99 '00'01 '02'03'04'05 '06'07'08 —City of Fort Colin —State of Colorado —Web 3 Larimsr Counties —US. Source:US Census d Colorado Divisbn of Loot Government Retail Sales Growth 20.0% Projection t 0 10.0% 0.0% ei � m w es ae ar ae m m yr m m w w ve m m —City of Fort Collins —Colorado —Weld 8 Larimer Counties —Deriver MSA Source:Colorado Depenrnent of Revenue RCG anticipates growth in the near term will slow in all these areas, but still outperform US averages.At least two major factors will account for this slowdown. First, rising interest rates and inflationary pressures will create a slowing effect on economic expansion and investment nationwide. Second, the current record lows in unemployment in the region will place strains on corporate expansion plans. III-2 asmm Spring Creek Farms Development Analysis AFo-m-e.r#?.r +rllL.,,y,, ,,,,, AREA LAND DEMAND (ABSORPTION) FORECASTS The forecasts that follow provide an analysis of historic development activity and help elicit the likely land absorption within the CGMA over the next 25 years. Competitive Market Areas The Fort Collins real estate market competes on a regional and local level. The regional market includes Fort Collins, Greeley, Loveland,and Windsor,while the local market, in general, is limited to the boundaries of Fort Collins.This analysis is primarily focused on local competitive markets but RCG has also factored key regional influences such as transportation into the analysis. REGIONAL COMPETITIVE TRADE AREA MAP aef L IWYY,N � y,o, y�Y C,ar GwR C nwl v.Yn Y �* M.�RI BKe1M Iln. \ JrLI- 1 BriYaa, d Cel e00 ff C„n Csbl ` �I , x Gn.� ' n 3yvYn lero aiF LOCAL COMPETITIVE TRADE AREA MAP 10. e.mxw saaF> �arpAII rt : Fe,t Cep a Y`J NWMOIW Yer tine is lOrYim� l: l.,lll,ll, Y , u 111-3 ,amm Spring Creek Farms Development Analysis ! roarsaa/tl�yr6iv..p� Office Uses According to Realtec sources, office space within the local competitive market totaled 4.1 million feet as of December 1999.This total represents multi-tenant space only. Single tenant and owner occupied space is evaluated under institutional uses which follows in the next section. Location Patterns Most new office space in the local market is clustering near Harmony Road, between College Avenue and Interstate 25 to take advantage of the direct access to those major north/south arterials. In addition, Harmony Road is located to the south,closer to Denver than Prospect and Mulberry, and historically associated with high quality high technology names such as Hewlett Packard and Celestica. Market Balance Competitive Office Trade Area Market Balance: Historic & Projected aoo,000 zo% 300,000 15% d ILL io 200,000 10% p j N 100,000 5% 0 JJ . ' 0% '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08 '09 0 New Office DOMW i--._9 New Constniclion —vacancy Source:Reaaec,Ross Consuft Group In recent years, the local Fort Collins office market has absorbed an average of 125,000 square feet of new space per year. By January 1998,vacancy rates had increased to 9.2%due largely to corporate relocations from multi-tenant space to new single tenant build-to-suits within the local market. In 1999,vacancy was expected to increase again as government users conduct a similar transition to new space. Given projected employment growth,and assuming restraint for new supply over the next two years, RCG expects local office absorption to improve market balance. On average, RCG anticipates office absorption at a rate of approximately 260,000 square feet per year over the next ten years. Assuming a 0.25 floor area ratio (FAR), RCG anticipates the annual land absorption rate for new office space within the local competitive market to average about 24 acres per year. 111-4 Spring Creek Farms Development Analysis Om"i•,Qdwwr-A awwww Multi-Tenant Industrial and Institutional Uses Multi-tenant industrial and institutional (single tenant) uses within the local Fort Collins Market totaled over I I million feet in December 1999 according to information provided by Realtec. Location Patterns In the past, multi-tenant industrial and institutional uses within the local competitive market have tended to locate near the Harmony corridor. In recent years however, the land market along Harmony has matured. As a result, Harmony Road's high visibility, image and direct access to the significant commercial uses along College and Shields and the regional access afforded by Interstate 25 have attracted office, retail and some institutional uses. Land prices within the area have been forced higher as a result, causing industrial users to seek more affordable locations in the local and regional competitive markets. Growing areas for multi-tenant and single tenant industrial uses within the local competitive market include the area surrounding Mulberry Road as well as the region near the Anheuser Busch plant. Regionally, new business parks are emerging in areas to the south including Loveland, Greeley,and Windsor.Together with the lower costs, users are generally attracted by good access to Interstate 25 and other local arterials and the growing labor pool within smaller communities located in Larimer and Weld Counties. Market Balance • An average of 275,000 square feet per year of new multi-tenant industrial and institutional space has been absorbed within the local competitive market over the 3-year period from 1997 to 1999. Of this number approximately 50%is attributable to multi-tenant industrial uses. RCG estimates that one half of the institutional uses are predominantly industrial in nature while the balance functions chiefly as office and research and development use. Competitive Industrial Trade Area Market Balance: Historic & Projected 800,000 20% V 600,000 - 15% m m 400,000 10% - 200,000 5% 0 0% .P00 000 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 W '07 '08 'os .5% ©New Industrial Demand W---O New Constnrc8on —Vacancy Source:Reaftec 6 Ross ConsuMng Group • III-5 aenaoo Spring Creek Farms Development Analysis Rom•C•.WWOWIWJA�91 Current vacancy for multi-tenant industrial use is estimated at 4.6%.Vacancy for institutional users is not available.As a special note,for purposes of this analysis, RCG assumes no vacancy for single users and provides a blended vacancy estimate of 2.3%for the combined multi-tenant industrial and institutional space in the local competitive market Over the next ten years, RCG anticipates continued growth for multi-tenant industrial and institutional uses with an average absorption of 375,000 square feet per year. RCG projects a split of office/R&D institutional and multi and single tenant industrial space demand resulting in an average of nearly 248,000 square feet of single and multi tenant industrial and 127,000 square feet of office/R&D institutional absorption per year. Assuming a 0.20 FAR for single and multi-tenant industrial uses, RCG anticipates an average absorption of approximately 29 acres per year. In addition applying an average FAR of 0.25 office and R&D oriented institutional uses yields an average absorption rate of approximately 1 1.5 acres per year.As a consequence. RCG anticipated a total average absorption of approximately 40.5 acres per year for all industrial and institutional space in the local competitive market area. 111-6 muvm Spring Creek Farms Development Analysis •r-dMA-ff.WON?/&-fJ%WAW-, Retail Uses Retail land has been absorbed at a rate of 23 acres per year for the last 3 years. Retail space in the local competitive retail market totaled nearly 3.4 million feet in January 1999. Location Patterns Retail growth within the local competitive market area has chiefly been concentrated in neighborhood commercial centers.The two most recent centers include the Safeway Marketplace project,and Harmony Market, anchored by Home Depot and King Soopers.As residential rooftops emerge and in-fill continues along the eastern fringe of Fort Collins, retailers will be attracted to important area intersections, including Drake and Timberline. Market Balance Retail vacancy rates reached 6.1%in January 1998 as the local Fort Collins competitive market absorbed an estimated 536,000 square feet of new space.Another 700,000 square feet of additional space is anticipated in 1999,which should force the local retail space into an oversupply condition for the short term. Fort Collins Retail Market Balance: Historic & Projected 1,000,000 20% • 800,000 � 15% LL 600,000 m 10% �P 400,000 N 200,000 5% 0 0% 436 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08 '09 OEM New Retail Demand e=7 New constriction —vacancy Source:Ross Comuft Group RCG anticipates retail absorption to average approximately 164,000 square feet per year for the next ten years. In addition, we anticipate the market will supply approximately 210,000 square feet per year. Applying an average FAR of 0.25 over the anticipated new construction estimate yields an average annual land absorption of approximately 20 acres per year. • 111-7 Spring Creek Farms Development Analysis A.R:"ArlC Residential Uses Local Fort Collins residential land has been absorbed at an average annual rate of 382 acres per year over the last 3 years. Single Family and mobile home product have absorbed at an average of 310 acres per year over this period,while multi-family has absorbed at about 72 acres per year. Location Patterns Throughout the local market area, residential development has served as an in-fill use,although more systematic zoning was recently put into place via the Fort Collins City Plan. In addition, infill locations are depleting,forcing most new residential to the fringes of the CGMA. Market Balance Competitive Trade Area New Residential Construction 2,000 1,500 m 0 1,000 500 0 '95 '98 '97 198 199 n New Residential Construction(Units). Source:Rwftw According to Realtec, overall housing growth in the City of Fort Collins (single and multi-family) has averaged 3.8% per year for the years 1997— 1999. Rents for a two-bedroom apartment have escalated an average of 5.7%per year over the same period. Estimated vacancy over the 1997-1999 period has averaged 3.8%. Multi-family vs. Single Family Absorption Over the next ten years, RCG estimates absorption rates for single family development at about 417 acres per year. Multi-family development is projected to absorb at a rate of 70 acres per year. Assuming the historic density of multi-family development in Fort Collins of 12 units per acre. III-8 moss Spring Creek Farms Development Analysis ~W_.' � AREA LAND SUPPLY ESTIMATES RCG analyzed the remaining developable land resources in the local competitive market area.This effort was undertaken to help establish the likely timing of land absorption in the Fort Collins and the implications for the Spring Creek Farms parcel. COMMUNITY GROWTH MANAGEMENT AREA(CGMA) MAP 4. ••Darer I _ i� , . W � '•,_. MnoxK rousr unsure U J s 4 wawa. _:,a try So,•L e ��� _ As part of City Plan, The City of Fort Collins established a Community Growth Management Area (CGMA) which serves as a management tool for land development occurring within and immediately adjacent to the city boundary. For the purpose of this analysis, RCG has used the CGMA as a proxy for the local competitive market area. The map above delineates the current CGMA. Remaining Buildable Property Within the CGMA According to the City's Advance Planning Department, 11,216 total gross acres of buildable property exists within the CGMA.This figure includes all land in the area that is either approved, but not built, currently under review, and vacant properties with no submitted development proposal. Subtracting out non-local roads, parks, schools, layout inefficiencies and vacancies reduces the gross acreage above to 7,490 net acres. Of this net acreage approximately 24%, or 1,797 net acres is designated for commercial uses while the remaining 5,692 net acres is designated as residential uses. To further refine the estimate of net acres available for multi-family development, RCG obtained an analysis conducted by Nuszer Kopatz Inc. which estimates the inventory of acreage where multi- family development is likely to occur. In the analysis, Nuzer Kopatz • Identified the Fort Collins Zone districts where multi-family development is permitted. • Estimated the vacant acreage existing within each district • Appiled estimates of the likely percentiage of the vacant land that may develop as multifamily. III-9 Spring Creek Farms Development Analysis �_ !Lne.cp, The results of this analysis are listed in the following table: Possible Multi-family Development Sites Total zone Total vacant Factor Influencing Multl•Family Development %of Total Acres Multi- District Land for Multi-Family Family Aces C 280ac Interstate Access-commercial orientation 10% 28ac Frontage on College Ave.commercial orientation Surrounding Uses-predominatly canmercial Floodplain-restricts residential development C-C 137ac Frontage on College Ave-commercial orienadon 10% 12ac Association with Budwieser fadities C-C-N 137ac Prodmity to College Ave.-commercial orientation 2S% 34ac Surrounding Uses-predomkady commerciaVindustrial Of H-C 906ac Only 25%an be used as Secondary Uses 7 25%l overall total 1 SBac Of that 25%,a maximum 70%will likely be developed as multi- ora family(per the Harmony Techndogiai Park) M-M-N 480ac Other support uses that may occur 70% 336ac I 519ac Floodplain issues-restrict residential development 10% Slat Major Transit Corridor and Frontage to 1.25-prime industrial T 276ac Structure Plan Overlay Uses 25% SSac E 870ac Can only utilize 25%as Secondary Uses 10%of 25%of 21 act Only 10%of that will be developed as muld-family based on overall total current development trends Total Possible Vacant Areas for Multi-Family Development 69Sac L-M-N 2.336ac Different product orientations are not comparible-on only develop to 12 dulac maximum in any given parcel while not exceeding 8 dufac for the overall development. MMN requires 12dufac minimum. No individual sites or acreages under 7ac are included. In addition to this estimate,The Fort Collins Advance Planning Department indicated that two areas with approved MMN zoning, Mountain Vista and East Mulberry, are likely to request a rezoning to eliminate residential uses. These properties total 140 acres. Subtracting this number from the 695 acres of multi-family estimated above results in a net total of 555 acres of remaining land for multi- family development, and 4,997 acres of single family land. 111-10 oases Spring Creek Farms Development Analysis .QMi +W9r�p� • OVERALL CGMA DEMANDISUPPLY CONCLUSION RCG anticipates commercial land to absorb at an average of 83 acres per year over the next ten years. Full absorption of commercial land in the CGMA is projected in about 22 years (2021). RCG anticipates the exhaustion of multi-family land by 2006-2007. Single family land, absorbing at the historical rate of 3.4 units per acre,will likely be exhausted by 201 1-2012. The table below summarizes remaining land resources and likely timing of buildout by land use: Assummed Annual Estimated Net Buildable Assumed Average Absorption Buildou Vacant Acres Dens (Acres) can Commercial 1.79 .20-.25 83 22 Residential (Units/Acre) Single Family 4,99 3.4 417 12 Multi-Family 12 ZQ 8 Subtotal 5.55 }1 Total 7,349 Total 570 IMPLICATIONS Long-Term Land Use Imbalance Throughout The CGMA The foregoing absorption statistics suggest that a large imbalance of buildable land resources within the CGMA for residential and commercial uses will occur as the CGMA buildout progresses. Current CGMA land inventories for residential uses will be depleted far sooner than those identified for commercal uses. RCG anticipates that this imbalance will become more pronounced with the passage of time, eventually resulting in rising prices for residential land throughout the CGMA. • III-11 ownou Spring Creek Farms Development Analysis �?}v ca ri.AtJiyi6rpyrp� IV. LOCAL SITE MARKET ANALYSIS: SPRING CREEK FARMS PROPERTY Prospects for Spring Creek Farms parcel: Office Set apart from the local competitive market,the Spring Creek Farms site initially appears as a feasible office location.Traffic volumes along Timberline are anticipated to grow as the planned widening is completed in 2000 and new commercial development in and around Prospect Road and Mulberry Street is added to the north.The growing residential base could, perhaps in the next 5-7 years, support medical and professional offices of modest size. In general however, the prospect of Spring Creek Farms as a significant office site is challenged by the overwhelming land resources that will continue to exist within the current core of the local competitive market area for office. No office of significance exists within close proximity to the site and the Harmony Road corridor is the proven office location in the local market.As land closest to Harmony is absorbed, RCG expects office development to migrate both to the south toward and beyond County Road 36 and the north toward Drake. Given the estimated land absorption velocity of 24 acres per year, build-out of office locations more than what is designated for Spring Creek Farms will take many years to complete. Finally, Drake Road terminates after Timberline, reducing the site's attractiveness to users who wish direct access to Interstate 25. Prospects for Spring Creek Farms parcel: Industrial and Institutional The Spring Creek Farms site has an historic association with industrial use given its shared property line with the adjacent piping plant located immediately to the north as well as the western property line shared with a Union Pacific Railroad right-of-way. However,this historic connection has in recent years given way to new market realities. Ample industrial ground exists within the greater regional competitive market as new parks continue to emerge to the south in the communities of Greeley,Windsor and Loveland. In addition,adequate land reserves exist in the local competitive market, especially in the "I"Zone district(Industrial District) located to accommodate absorption for many years.These sites,with their immediate access to Interstate 25 are considerably more desirable to industrial users than the Spring Creek Farms site. Likely locations for new institutional space varies given the diversity of activities conducted by single users. Office, high technology and research and development users will tend to locate in proven locations such as Harmony and Horsetooth Corridors while more industrial users will tend to locate to the north along Mulberry, and to some degree along Prospect. Industrial and distribution users are generally attracted to highly accessible locations where land costs are comparatively low.This tendency will favor sites some distance from office locations and nearer to 1-25 access points. Prospects for Spring Creek Farms Parcel: Retail Uses Regional retail uses such as"Big Box" retailers are not likely tenant prospects given the lack of direct access to Interstate 25. IV-1 Spring Creek Farms Development Analysis -C-07��-� -- Local serving retail uses such as a grocery anchored neighborhood center was considered an area of potential opportunity. To evaluate the supply demand analysis further for the Spring Creek Farms site, RCG conducted a more refined retail analysis that evaluated demand for additional grocery store anchors within the Local Neighborhood Competitive Market Area (Local Neighborhood CMA). Grocery Demand/Supply Ana is Assumptions: • Local Neighborhood CMA for Grocery Related Uses RCG assumed a Local Neighborhood CMA extending as a I-mile radius from the Drake and Timberline intersection. ■ Population Growth According to the subscription demographic website"Anysite.com", the 1999 population within the defined Local Neighborhood CMA was 9,687.This population is expected to grow by nearly 3,800 persons to 13,480 by 2009. The Local Neighborhood CMA is physically limited by a natural trade barrier provided by the Cache la Poudre River located on the eastern edge of the area. RCG estimates 1/3 of the Local Neighborhood CMA population growth will be lost to this trade barrier. As a result RCG reduced estimated Local Neighborhood CMA population to 6,393 in 1999 and 8,896 in 2009. • Per Capita Expenditures on Grocery Items An estimate of$2,793 per capita of expenditures for"Food at Home"for persons residing within the Local Neighborhood CMA in 1999 was also provided by Anysite.com. • Estimated Sales Per Foot Considering the 12 grocery stores that currently exist within the Fort Collins CGMA,an average sales per person of$2,793 and an average modern grocery size of 50,000 square feet, RCG derived an average sales of$500 per foot of grocery store. • Existing Competition Within the Local Neighborhood CMA, only one grocery, Toddy's exists.Toddy's, by today's standards, is a small market measuring approximately 18,000 square feet and carrying a conventional line of grocery products. Analysis Conclusions: Within the Local Neighborhood CMA, existing demand for grocery uses currently amounts to approximately 35,600 square feet of grocery related uses, or just under one modern grocery store. Between the years 1999 and 2009, population growth in the area will generate demand for an additional 13,000 square feet of grocery related uses. IV-2 aasoo Spring Creek Farms Development Analysis Prospects For the Spring Creek Farms as a Neighborhood Serving Retail Location Assets Assuming continued residential growth in the area, The Local Neighborhood CMA will, over the next 3-5 years support a grocery-anchored neighborhood retail site. Local traffic volumes are currently low, but with the planned widening of Timberline and the emerging employment concentrations along the Mulberry and Harmony Road corridors, RCG expects the Local Neighborhood CMA to generate growing interest Sites adjacent to The Drake and Timberline intersection are well located for grocery anchored neighborhood retail uses with convenient right turn movements that can accommodate Timberline and Drake Traffic. Liabilities The Spring Creek Farms site is at a disadvantage given the recent approval of the adjacent Rigden Farm property which has approvals for significant retail development This project will compete directly for any area retail tenants. Development at Rigden is preceding that of Spring Creek Farms.As a consequence, the limited retail demand forecasted will, in all probability, be fully served by Rigden, eliminating any significant retail opportunity at Spring Creek Farms. • Prospects for Spring Creek Farms parcel:Residential Both single and multi-family residential are the most likely development prospects for the Spring Creek Farms. Multifamily, particularly for rent product, could take advantage of the visibility benefits that will accrue to the site as traffic volume increase along Timberline and Drake. Residential product would also benefit from and be a complement to the convenience and amenity provided by the Rigden Farm retail. Proximity to the Union Pacific Railroad will provide a challenge for mitigation of impacts, however, the city's long term plan for this right-of-way provides for a multi-modal corridor, which will support the synergy of locating higher density residential adjacent to this line. Overall Implications for Spring Creek Farms Parcel Given these factors, and absent any change to current city land use controls on the site, it is likely that the Spring Creek Farms property will remain undeveloped,or underdeveloped for many years. The Spring Creek Farms property is not an ideal site for significant commercial uses: • It is located far (1-2 miles) from more desireable east-west (Interstate 25 connecting)arterials. • The existing residential (local consumer) base is immature. • More competitive local serving commercial properties (Rigden Farm) are further along in the approval and development process and, as such, will develop far sooner than Spring Creek Farms • Residential uses will likely succeed on the site, but current land use regulations limit this use to only 25%of the developable area. IV-3 mwm Spring Creek Farms Development Analysis • V. CONCLUSIONS/RECOMMENDATIONS In light of the foregoing analysis, RCG recomends that the The Cumberland Companies pursue a land plan that accomodates higher density residential and multifamily as its primary use. RCG believes that such a change will have a number of positive effects: • The redesignation will help to resolve the indicated land use allocation imbalance that exists in the Fort Collins CGMA. • The Spring Creek Farms property could be brought to market sooner as part of a larger strategy to reduce leapfrog development An immediate market exists for new residential in this location. • The additional future residents at Spring Creek Farms will help supplement the consumer base necessary to develop and maintain the significant commercial space planned for the Rigden Farm project • The project will fill a significant need for multi-family housing. Land for this use is short supply relative to other land uses, and the anticipated absorption over time will make this issue more prononuced. Balancing the land market by committing more land to multi-family will improve regional housing affordability. • Spring Creek Farms residential will provide a more compatible land use and complementary development for existing adjacent neighborhoods. • ■ Higher residential quantity and density will reduce total vehicle miles traveled by locating residential nearer to services and area jobs, and adjacentcy to a future multi-modal corridor. • Multi-family residential uses will continue to promote a variety of land uses and housing alternatives within the city. • V-1 osmoo SPRING CREEK FARMS STRUCTURE PLAN AMENDMENT and . REZONING REQUEST Introduction Spring Creek Farms is a 55A-acre property located in Fort Collins, CO. The proposed development site is located at the north west comer of the East Drake Road and Timberline Road intersection. The site is bordered on the north by existing industrial development, on the south by East Drake Road and existing residential development, on the east by Timberline Road, and on the west by the Union Pacific Railroad and the Parkwood East residential neighborhood located just beyond the rail road tracks. The Overall Development Plan has been designed for integration with planned and existing land uses that surround the property. The site is planned as a small cohesive neighborhood with an appropriate mix of lot sizes, housing styles and products, commercial/employment uses, and the thoughtful integration of open space. This development plan is very much in keeping with Fort Collins's desire to maintain and promote the core values of Sustainability,Fairness,Fulfillment,and Choices as stated in the Community Vision and Goals section of the City Plan. The current City of Fort Collins designation for the property is '"17' — Transition and the current City Structure Plan designation is"E"-Employment. The proposed rezoning application and site plan calls for a combination of LMN, MMN, and E zone districts, or mixed-use residential development sites, office, and/or light industrial uses. The plan also incorporates open space in the overall design of Spring Creek Farms. A more detailed description of the various elements of the Spring Creek Fame Overall Development Plan is provided in the following text. General Compliance with Review Criteria This request for a Structure Plan Amendment and Rezoning for Spring Creek Fame complies with all the . criteria outlined in the following documents; the Fort Collins City Plan/Comprehensive Plan and the Land Use Code for new developments. In the sections that follow we will identify and demonstrate key areas of compliance. SPECIFIC AREAS OF COMPLIANCE with regard to the STRUCTURE PLAN AMENDMENT and REZONING REOUEST PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program. The Fort Collins City Plan/Comprehensive Plan identifies several important objectives to which the appropriate placement and balanced allocation of land resources are critical. These objectives include the promotion of compact urban fort, mixed-use development, varied and affordable housing options, and a balance between jobs and housing and good air quality. The citywide objectives also address the reduction of Vehicle Miles Traveled,which is tied to good air quality. The requested Structure Plan Amendment thoughtfully addresses each one of these issues. This parcel is currently zoned"T" Transition with an"E"-Employment designation under the City of Fort Collins City Plan which limits the majority of the site to commercial employment related uses. Based on a city-wide and area specific market analysis, the proposed Overall Development Plan for Spring Creek Farms proposes a combination of uses beyond the single "E"-Employment use established by the structure plan in 1997. It is designed to meet and promote the same planning objectives as the City of Fort Collins within the specific parcel of land and in the surrounding areas. The plan for Spring Creek Fars clearly originates in the wish to link the demand for a specific land use with a viable, well conceived, and planned development. Based on a city-wide and area specific market 1 analysis, the proposed Overall Development Plan is the best land use plan for the site, and is the result of the desire to match market needs, based on current and future land uses. Approval of this request would help achieve stated citywide planning goals by allowing the proposed land uses and putting in place a plan that meets the objectives. . Policy ECON-1.4 Jobs/Rousing Balance. The City will strive to ensure that a reasonable balance exists between housing demand created by growth in lower income jobs and residential development capacity. The City will encourage existing and future major employers locating within the City to develop employer- assisted housing programs for lower income employees. The City should provide technical assistance to employers wishing to obtain information on model programs. The Overall Development Plan that accompanies this request depicts a site where a balance between commercial, multi-family, SFA, and SFD residential uses combine to effectively meet the needs of the existing market conditions, as identified in the recently completed market analysis by the Ross Consulting Group. In this DevelopmentiMarket Analysis,a study of the projected land uses for this area indicated that these uses and densities were in keeping with future expected land use demands. As stated earlier, the current land designation limits the uses on the Spring Creek Farms parcel. The DevelopmentiMarket Analysis indicates that there are significant land resources available for present and future commercial uses. It also indicates that the resources to support lower density residential and medium density multi-family uses are likely to be depleted within approximately ten (10) years, creating a city-wide shortage of this housing type. In the analysis, which focused on the proposed development site specifically, the findings were much the same. In fact, they indicate that the Spring Creek Farms site would not be likely to succeed as a commercial site for the following reasons: 1. There are many areas in the Harmony, Prospect, and Mulberry Corridors where better opportunities for commercial land uses already exist. 2. The Harmony,Prospect,and Mulberry Corridors have direct connections to Interstate 25. The Spring Creek Farms site does not. 3. The Timberline Corridor has historically developed as a residential location. As a result, the Spring Creek Farms site is not located near a proven commercial center. 4. The Cache Is Poudre River limits the local retail market by eliminating most of the potential customer base to the east of the site. 5. Once Rigden Farm, a neighboring development with approved commercial space of 275,000 to 488,000 square feet, is complete it can reasonably be expected to eliminate any notable retail opportunities in the Timberline Corridor for the foreseeable future. Research in the same report revealed that the Spring Creek Fame site would be viable as a residential development for these reasons: 1. Unless there are significant changes in zoning in the future, the supply of land that is viable in terms of size and location for multi-family housing will grow more and more • scarce. 2. The Spring Creek Fame site is the appropriate size to support a variety of housing densities and types,in accordance with City planning objectives. 3. The visibility of existing and proposed land uses, and the anticipated higher traffic volumes along the Timberline Corridor will increase the market for potential renters. 4. The nearby Rigden Farm development will provide attractive and convenient retail opportunities that will be within walking distance of the residents of Spring Creek Farms. It is our belief that the development of the Spring Creek Farms site as a mixed use community is more likely to promote the specific City Plan objectives stated earlier than keeping the site in the employment zone designation. Increased residential development on this site will promote the compact urban form the City of Fort Collins desires. This Overall Development Plan will virtually eliminate leapfrog development. Instead,it will bring a significant edge parcel into the market soon after the Ridgen Farm project. Allowing the Spring Creek Farms site to have a greater percentage of residential use will result in more consumers 2 being located directly adjacent to the significant planned commercial development in Rigden Farm. It follows that more consumers will result in more economic support for the approved retail uses in that area. This course of action will allow Spring Creek Farms to provide the land uses most compatible with existing adjacent areas. It will also allow for the future development of a variety of land uses and housing alternatives within the region. It seems prudent to reconsider the current Structure Plan and Zoning designations for this specific piece of land at this time. PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixer!-used developments, that are well-served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the sitting of higher density housing near public transportation,shopping, and in designated neighborhoods and districts. PolicyHSG-1.2 Housing Supply. The City will encourage public and private,for profit and non-profit sectors to take actions to develop and maintain an adequate supply of single-and multiple family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Land for Residential Development The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively injluence housing affordability. Spring Creek Farms is located along two(2)existing Transportation Corridors and near a designated multi- modal transportation corridor. The proposed site plan calls of a mix of detached single family dwelling, single family attached housing,and multi-family housing. The site is in close proximity to Rigden Farms, where a considerable amount of land has been dedicated to commercial/retail uses. By committing the land use at Spring Creek Farms to a higher residential density, particularly to multi-family and single family attached housing, the City can maintain the affordability and accessibility of housing, and a logical and appropriate land use pattern will be maintained. Based on a detailed market analysis completed by Ross Consulting Group, there exists an imbalance of available lands between commercial and multi-family uses. Approval of this Spring Creek Farms proposal will improve the balance of available lands so that multi- family lands will not be depleted at such a fast rate as compared to commercial lands. PRINCIPLE ENV-]: Continually improve Fort Collins'air quality as the City grows. Policy ENV-1.21 Land Use. The City shall support proposals for higher density residential development and mixed land use development in appropriate neighborhoods and districts, if they are designed to enhance the use of alternatives to single-occupant motor vehicle transportation, and if they comply with all other criteria necessaryfor approval ofsuch proposals. Increasing the residential component of the Spring Creek Fame site will reduce the Vehicle Miles Traveled (VMT). And therefore, improve the air quality in Fort Collins by locating higher density residential (particularly multi-family and single family attached housing) between the Ridgen Farm commercial area and the future multi-modal corridor planned for the Union Pacific Railroad right-of-way to the west. In addition,this request for a higher density residential development complies with other criteria necessary for approval,as outlined in this document. PRINCIPLE ED-1: Employment Districts wig be major employment centers in the community. These districts will also include a variety of complementary uses to meet the needs of employees, such as . business services, convenience retail, lodging, childcare, recreation, housing and restaurants. By design, they will encourage non-auto travel,car and van pooling, telecommuting and transit use. Their 3 attractive appearance should allow them to locate adjacent to residential neighborhoods and along primary entryways into the community. Convenience Shopping Centers Single-family and multi family housing The conceptual plan for Spring Creek Farms incorporates many of the complementary uses outlined above that are required to meet the needs of Employment Districts. In addition to providing a variety of housing options and some commercial uses, the plan also includes a network of streets and sidewalks that are connected to and encourage the use of existing transportation opportunities. SUMMARY for Structure Plan Amendment and Rezonint= This Structure Plan Amendment/Rezoning request for the Spring Creek Farms project is consistent with the philosophies regarding new residential development outlined in the current Comprehensive Master Plan. Spring Creek Farms provides the framework for development of an exemplary mixed-use neighborhood. Spring Creek Facets is ideally located to provide all the elements of a quality urban neighborhood within its boundaries, and to utilize and enhance adjacent residential, employment and commercial districts, and existing transportation opportunities. The Overall Development Plan for Spring Creek fame is both responsive to its individual context and constraints, and is in keeping with the residential philosophies stated in the Fort Collins Comprehensive Master Plan. This mixed-use development will be conveniently located to utilize existing community facilities, will provide a much needed variety of multi-family housing product, and will have a density that is appropriate to the site. Ultimately, this development will provide a comfortable environment for people to live, recreate,and work in a way that reflects positively on the larger community of Fort Collins,consistent with the City's stated goals and objectives. The Spring Creek Fame Overall Development Plan meets all compliance criteria per the L.U.C. and supports many of the Principles and Policies of the Fort Collins City Plan. Spring Creek Fame provides the opportunity to create a sustainable, livable community that offers its residents choices, fairness and fulfillment in their lives in the context of a well-defined,compact urban community. The Fort Collins City Council should feel justified in approving this request for a Structure Plan Amendment and Rezoning based on the information provided in this package. OTHER AREAS OF COMPLIANCE PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well- defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed-use neighborhoods and districts while reducing the potential for dispersed growth not conductive to pedestrian and transit use and cohesive community development. The proposed land uses,densities,and design included in the rezoning request and O.D.P. for Spring Creek Farms depict a development that is compact and has clearly defined boundaries. The development plan also reflects a desire to compliment contiguous growth and development in Fort Collins. The Spring Creek Farms site is located within an area where mixed uses already exist. Because the area is already well defined,and the proposed development compliments the contiguous uses, Spring Creek Farms will help in the creation of a more cohesive neighborhood,that is consistent and complimentary to adjacent land uses. 4 Spring Creek Farms will be developed as a mixed-use neighborhood with a variety of housing types and densities including single-family homes, multi-family homes,a neighborhood center, a neighborhood park, and open spaces with a variety of pedestrian and bicycle trails and walks,all providing for growth within a desired compact urban form This development plan represents an infill condition that exemplifies compact urban development. The pattern created by the street layout, the lot arrangement, and the relationship of the building envelopes to open space all influence the image and identity of the neighborhood. Detailed attention to community design in relation to the Fort Collins Land Use Code has been emphasized in the planning of Spring Creek Farms. PRINCIPLE L U-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods,districts,corridors,and edges. Policy LU-2.1 City-Wide Structure. The city will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as means of creating identifiable places and achieving the goals of compact development that is well-served by all modes of travel. Policy LU 2.1 Urban Designs. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors, and edges described herein while emphasizing the special identity of each area. Spring Creek Fars fits within the larger context of Fort Collins, Colorado as a neighborhood linked to existing community facilities, employment opportunities, and public amenities. Spring Creek Farms is ideally located to take advantage of existing transportation, meet current housing needs, and contribute to the preservation of the City's integrity/existing assets while providing logical connections to the separate . uses that surround the property. Spring Creek Fars will be designed as an easily identifiable neighborhood with a strong sense of place. The pattern of streets, arrangement and relationship of land use and housing types and placement of key open space elements all influence the image and identity of the community. Strict attention to quality urban design and landscape architecture will be emphasized with formalized landscape treatments and monumentation along streetscapes and the neighborhood park,open spaces,and the neighborhood center. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The city will implement land use patterns,parking policies, and demand management plans that support effective transit, and efcient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops,permitting public transit to become a viable alternative to the automobile. Policy T-1.2 Multi-Model Streets. Street corridors will provide for safe and convenient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. Policy T-1.3 Street Design Criteria. The City will establish street design criteria to support transit, ride- sharing and non-motorized modes of transportation, which minimize conflicts between transportation modes, are compatible with surrounding land uses, and meet the needs of the users. The proposed site plan for Spring Creek Farms carefully integrates several residential densities with non- residential employment uses in an area that benefits from existing transit options. East Drake Road and Timberline Road have been identified as Transportation Corridors in the City Plan. The site plan for 5 Spring Creek Fame calls for a mixture of residential and non-residential uses to be located within easy walking distance of the established transportation corridors. The site plan for Spring Creek Famts is organized on the premise that the planned for multi-model system and existing land use patterns will be used and supported by this new development. In addition, transit in a variety of forms, with appropriate residential densities and land uses have been arranged in Spring Creek Farms to encourage walking and the use of alternatives to the automobile. The proposed streets in and out of Spring Creek Farms provide direct access to both roads for vehicles, bicycles, and pedestrians via detached sidewalks. East Drake Road, a minor arterial collector and Timberline Road, a major arterial, will be accessed via a collector and/or connector streets that are planned in compliance with the City of Fort Collins Master Streets Plan. Pedestrian walks are planned throughout Spring Creek Farms. Local streets will complete an efficient road system and transit stops will be located as required for convenient use by residents and multiple links from Spring Creek Farms to the multi-modal transportation corridor will exist. PRINCIPLE T-4. Bicycling will serve as a viable alternative to automobile use for all trip purposes. Policy 4.1 Bicycle Facilities The City will encourage bicycling for transportation through an urban growth pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of motorized transportation in neighborhoods and other pedestrian and bicyclist-oriented districts. Facility design will also plan for: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into development and street construction projects- linking to adjacent facilities. b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. Facility development,safety and convenience should be established throughout these destinations. Level of service standards for bicyclists should be higher within these areas. The plan for Spring Creek Farms will include a bicycle transportation system that will be well integrated with the city-wide system. Appropriate details for safety, lane widths,and other design treatments will be incorporated into the Spring Creek Farms Master Plan during subsequent project development plan submittals. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections: Pedestrian connections will be clearly visible and accessible, incorporating markings,signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should provide direct access from street corners to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. 6 C. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. The O.D.P./conceptual site plan for Spring Creek Farms has been very carefully planned to encourage pedestrian circulation throughout the development and to adjacent uses. The plan is designed with densities that are appropriate for the particular site as well as the surrounding areas and the plan encourages connections to the properties, amenities, and services that already surround Spring Creek Farms. The proposed streets in and out of Spring Creek Farms provide direct access for vehicles, bicycles, and pedestrians via detached sidewalks within a parkway/tree lawn travel environment. The proposed streets also provide direct access to East Drake Road and Timberline Road, which have been identified as Transportation Corridors in the Fort Collins City Plan. The O.D.PJconceptual site plan was designed in accordance with the City's block standards,providing a pedestrian scale to the entire community. The plan includes a pedestrian circulation system that is integrated within the neighborhood and surrounding development and open spaces and a neighborhood street system that is in compliance with stated traffic calming principals. The interior streets are intentionally designed to have a lane style. This will serve to provide visual interest to the streetscape,reduce neighborhood traffic speeds,and reinforce the sense of the small neighborhood feel sought for this community. These goals are also achieved through the use of traffic calming devices such as round-a-bouts, which control traffic flow and speed, and raised and/or patterned pedestrian crosswalks. The interior street layout has also been designed to ensure that Fire apparatus can enter,exit,and maneuver within the neighborhood. PRINCIPLE T-6: Street crossings will be developed to be safe,comfortable,and attractive. PRINCIPLE T-7. The City will encourage the development of comfortable and attractive pedestrian • facilities and settings to create and interesting pedestrian network. PRINCIPLE T-8: The City shall develop secure pedestrian settings by developing a well-lit inhabited pedestrian network and by mitigating the impacts of vehicles. Spring Creek Farms will incorporate a variety of design elements that provide traffic calming and allow for safe and convenient pedestrian travel. Details for crossings, lighting, signalization, areas for seating and outdoor art will be determined and provided for with subsequent project development plan submittals. Part of the concept for Spring Creek Farms is the improvement of existing pedestrian connections around and into the site. Spring Creek Farms is uniquely located to take advantage of existing transportation options as well as the commercial development that is planned around the site. The existing pedestrian and bicycle facilities could be improved to generate more use and the existing transportation corridors would certainly benefit from some enhancement efforts. Both types of improvements would help create a better Pedestrian/Transit interface. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together,the layout of the street network and the street themselves will contribute to the character,form and scale of the city. Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations,such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. 7 Policy CAD-1.2 Street Layout New streets will make development an integrated extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. Policy CAD-1.3 Streetscape Design. All new streets will be functional,safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape. Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Canopy shade trees shall constitute the majority of tree plantings, and a mixture of tree types shall be included, arranged to establish partial urban tree canopy over. Existing trees shall be preserved to the maximum eztentfeasible. The Overall Development Plan for Spring Creek Farms indicates one (1) access point for public vehicles off of East Drake Road, and three (3) access points along Timberline Road, meeting the City's accesslintersection criteria. Spring Creek Farms will be designed with an interconnected,hierarchical street system that is integrated with the surrounding community as demonstrated on the Overall Development Plan. Turn lanes into Spring Creek Fame will be provided to maximize traffic safety and as required by City standards. The proposed Spring Creek Fame project will be served by East Drake Road and Timberline Road,existing minor and major arterial roads,and will not require the construction of any new roads other than the interior roads that will serve the new development. These new streets will be functional, safe,and visually appealing,and have been planned to meet City design standards to maximize visual appeal,functionality,and accessibility. The plan includes a neighborhood street system that is in compliance with stated traffic calming principals. The interior streets are intentionally designed to have a lane style. Well-landscaped and lighted street corridors will be a key component of the community identity. This will serve to provide visual interest to the streetscape, reduce neighborhood traffic speeds, and reinforce the sense of the small neighborhood feel sought for this community. These goals are also achieved through the use of traffic calming devices such as round-a-bouts, which control traffic flow and speed, and raised and/or patterned pedestrian crosswalks. The interior street layout has also been designed to ensure that Fire apparatus can enter, exit,and maneuver within the neighborhood. All streets within Spring Creek Fame will meet city design standards. Shade trees and other landscape amenities will be an integral part of the streetscape, to be detailed on the landscape plan. Street trees will be used in a formal architectural way to reinforce,define, and connect the space created by the lot layout and street formation. A mixture of canopy shade trees will make up the majority of the tree plantings and they will be arranged to establish a partial tree canopy cover. The shade trees will be balanced by the presence of evergreen and decorative flowering species specifically selected to flourish in Colorado's climate. Existing healthy trees will be preserved whenever possible. Streetscape tree design will reinforce the structure of the Spring Creek Farms plan and define connections between spaces and places within the community. PRINCIPLE CAD-2: Public spaces,such as plazas,civic buildings, outdoor spaces,parks, and gateway landscapes should be designed to be functional,accessible,attractive,safe and comfortable. Policy CAD-2.2 Public Space Design. Mixed-use commercial and civic design proposals should incorporate one or several design components related to the public outdoor space including pedestrian circulation, transit facilities,plazas,pocket parks,sitting areas, children's play areas and public art. The proposed site plan for Spring Creek Farms incorporates a large centralized park that will include a combination of an active play area and passive landscaped open space designed for all aspects of the public 8 realm. The plan also provides multiple opportunities for designated smaller outdoor areas as public spaces, in addition to the landscaped corridors established in the pedestrian circulation system. PRINCIPLE CAD-3: Commercial developments create a powerful impression of the city, both individually and taken together as a whole. While corporate franchises and chain stores will remain vital and recognizable, commercial developments will he designed to contribute to Fort Collins'distinct visual quality and uniqueness. Policy CAD-3.2 Compatibility with Surrounding Development Proposed commercial buildings must contribute to the positive character of the area. Building materials, architectural details, color range, building massing, and relationships to streets and sidewalks will contribute to a distinctive local district, corridor,or neighborhood. The commercial area at Spring Creek Farm is anticipated to serve the daily needs of area residents traveling on East Drake and Timberline Roads, as well as the local neighborhood, offering a variety of goods and services. The site plan for this area is oriented with the surrounding neighborhoods and land uses in mind. It is configured to provide easy pedestrian and vehicular access to the same users it serves. The design of any use within the commercial area will be architecturally "finished" to a similar degree. This compatibility will be expressed in terms of similar building materials,color,massing, and scale and design details in accordance with the City's visual goals for commercial properties. There will also be a common landscape concept and a master circulation plan that compliments the overall theme of the Spring Creek Farms community. Established landscape and parking lot standards for commercial areas will be utilized. Parking lot screening will be required. . PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed-used developments, that are well-served by public transportation and close to employment centers, services, and amenities. in particular, the City will promote the siting of higher density housing near public transportation,shopping, and in designated neighborhoods and districts. Policy HSG-1.1 Housing Supply. The City will encourage public and private,for profit and non-profit sectors to take actions to develop and maintain an adequate supply of single and multiple family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our laborforce. Policy HSG-1.4 Land Use for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy HSG-1.5 Special Needs Housing. The housing needs of all special populations within the community should be met. Residential-care facilities, shelters, group homes, elderly housing, and low- income housing should be dispersed throughout the Fort Collins urban area and the region. The Spring Creeks Farms O.D.P./conceptual site plan provides the City of Fort Collins with the opportunity to explore the advantages of a residential development type that has come to be known as 'live-work units". This new housing option has evolved over the past ten(10)years as a response to a desire to combine home life and work. It provides individuals with the opportunity to have a small office or business in their home that is directly accessible from the street, located near a commercial area but in a residential environment, that meets the needs of the operator as well as potential patrons,and encourages informal interaction among residents. An area for potential 'live-work units" has been identified on the collector street within Spring Creek Farts along primary street corridors. 9 "Live-work units" provide benefits to the larger community as well as the specific individual. The presence of this building type brings vitality to a development. It helps to create a safer environment by producing street activity during the workday. This specialized use can also serve as a buffer between residential neighborhoods and commercial areas. A "live-work unit" eliminates the need for daily commuting on the part of the business owner, thus reducing on the amount of traffic generated outside the neighborhood,and total Vehicle Miles Traveled(VMT). There are several variations of the "live-work" product. The buildings may appear as row houses or detached buildings. Or they may be incorporated into a mixed-use building where the combination of uses need not be provided in a single shop—living space unit,but rather the first floor offers retail or work space and apartments are provided above. The units may be for sale or for rent. Another variation on the"live- work unit"is an office space/apartment located over a detached garage. The"live-work unit"utilizes an older American building tradition as a means of providing an alternative to what has become the conventional geographic separation of work and home life pattern for most people. The model accommodates a wide range of low-impact commerciallwork activities. The Spring Creek Fame plan is designed to maintain a residential neighborhood character. Townhouse-style attached units will be designed to appear as individual townhouses. The option of"five-work units" along the collector road within the Spring Creek Farms development means that there may be commercial space provided for start-up businesses as well as affordable housing opportunities located on a pedestrian street. While the single family lots also incorporated in the Spring Creek Farms plan may be the embodiment of the American Dream for some, other individuals may be looking for a more diverse set of options. The more traditional main street model of living, that includes row houses, townhomes, flats above garages, carriage houses, apartments, or apartments over shops may be better suited to fulfill their desires. The inclusion of a"live-work unit"option in Spring Creek Farms allows for more choices to the home owner desiring this "live-work" option. It also reduces the typical disjointed suburban segregation between commercial and residential uses and creates an acceptable model of livability. Spring Creek Farms will be an environment where a mix of housing styles, sizes, and prices allow for the integration of people of all ages and economic means. It will be a place where physical connections make it easy for residents to walk or bike to local services, a place where some residents can work at or close to home. Spring Creek Farms will be an environment where the emphasis is placed on creating a cohesive community by accommodating the full range of the population's needs. We are requesting this "live-work" option as an allowable use within the Spring Creek Farms Rezoning and O.D.P.approval request. PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock. Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community-wide distribution of affordable housing in all neighborhoods to promote diverse neighborhoods. As stated earlier, by committing the land use at Spring Creek Farms to a higher residential density, particularly to multi-family and single family attached housing, the City can maintain the affordability and accessibility of housing,thereby improving the balance between multi-family housing opportunities within the City,relative to other land uses supplies. PRINCIPLE NOL-3. The City's parks and recreation system will include parks, trails, open lands, natural areas and urban streetscapes. These "green spaces" will balance active and passive recreation opportunities in an interconnected framework that is distributed throughout the urban area. Policy NOL-3.1 Corridors. Trails along streams, drainage ways, and irrigation ditch corridors should be dispersed throughout the city, provide public access, and link neighborhoods, parks, activity centers, 10 • commercial centers, and streets where environmentally appropriate and compatible with natural habitat values. Policy NOL-3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places should include "street furniture" such as benches, and be incorporated into urban designs for the Downtown District, Community Commercial Districts, Commercial Districts, and Residential Districts throughout the City. Open space areas in Spring Creek Fame will consist of public parkways along the road network, small plazas, pedestrian paths, community entries, and a community park. Many of these open spaces will function primarily as semi-private, neighborhood landscaped areas where children and neighbors can congregate and recreate. The park may include a play area that is handicap accessible, a grassy area for "free-form" games, and a shaded picnic area/gazebo structure. The picnic area and play area, which are likely to be the most heavily used resources,will be screened with dense plantings in order to offer privacy to adjacent neighbors. PRINCIPLE GM-8: The City will promote compatible inf ll development in targeted areas within the Community Growth Management Area boundary. The visual and land use compatibility of neighboring parcels was a primary concern in developing the land plan for Spring Creek Farms. All parcels in Spring Creek Farms are therefore to be developed in accordance with a definition of compatibility that states that abutting property shall minimize any have'a detrimental impact it may have on another's value,privacy and quality. This Structure Plan Amendment/Rezonmg request for the Spring Creek Farms project is consistent with the philosophies regarding new residential development outlined in the current Comprehensive Master Plan. • The Overall Development Plan for Spring Creek farms is both responsive to its individual context and constraints, and is in keeping with the residential philosophies stated in the Fort Collins Comprehensive Master Plan. This mixed-use development will be conveniently located to utilize existing community facilities, will provide a much needed variety of multi-family housing product, and will have a density that is appropriate to the site. Ultimately, this development will provide a comfortable environment for people to live, recreate, and work in a way that reflects positively on the larger community of Fort Collins, consistent with the City's stated goals and objectives. PRINCIPLE AN-l: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.1 Relationship to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed-Use Neighborhoods will be located around a Medium Density Mixed-Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household needs on an everyday basis. Policy AN-1.1 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cut-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut-through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. • Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. I1 The Overall Development Plan for Spring Creek Farm is designed to reflect the new neighborhood requirements as outlined in Policy An-1.1 The plan incorporates both low and medium density housing and a small commercial center,with easy access to existing transportation opportunities. The plan includes a neighborhood street system that is in compliance with stated traffic calming principals. The interior streets are intentionally designed to have a lane style. This will serve to provide visual interest to the streetscape, reduce neighborhood traffic speeds, and reinforce the sense of the small neighborhood scale sought for this community. These goals are also achieved through the use of traffic calming devices such as round-a-bouts, which control traffic flow and speed, and raised and/or patterned pedestrian crosswalks. The interior street layout has also been designed to ensure that Fire apparatus can enter, exit, and maneuver within the neighborhood. The entry landscapes of Spring Creek Farms development will feature shade trees, attractive landscaping, fencing,and some form of distinctive community identification monumentation. Pedestrians will be able to move conveniently along the perimeter of the site as well as through the site and out onto East Drake Road or Timberline Road and access the multi-modal transportation corridor along the community's western boundary. The internal road is designed to safely and comfortably accommodate pedestrians and vehicles under the City's design standards. The street light futures will be designed for pedestrian scale, while providing adequate lighting for safety and community identification purposes. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards, and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful part of land development, and not merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. Open space areas in Spring Creek Farms consist of public parkways along the road network, pedestrian paths, community entries, and a central community park. Parkway lawns and small landscape areas are anticipated along the collector and local streets to further enhance community identity and sense of openness for Spring Creek Fame. The open spaces have been strategically placed throughout the community so as to be within short walking distance of as many homes as possible. They are also located to have a strong visual impact from neighborhood entries and local streets. Many of these open spaces will function primarily as semi-private, neighborhood landscaped areas where children and neighbors can congregate and recreate. The park may include a play area that is handicap accessible, a grassy area for "free-form"games,a shaded picnic area, and/or an arbor/gazebo structure. The park will be surrounded by low volume local streets and defined by the fronts of homes,or will have the sides of homes facing it. The picnic area and play area, which are likely to be the most heavily used resources, will be screened with dense plantings as necessary,in order to offer privacy to adjacent neighbors. PRINCIPLE AN4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable,interesting community. Policy AN4.1 Multiple-Family Housing Characteristics. All multiple family buildings should be designed to reject, to the extent possible, the characteristics and amenities typically associated with single- family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage,access to sunlight,privacy, and security. 12 • Policy AN-4.1 Multiple-Family Building Variation. Multiple-building projects should offer variation among individual buildings, yet stay within a coordinated overall "design theme". Variation among buildings should be achieved by a combination of different footprints, facade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes of identical buildings shall be discourage, although there may be ways to achieve visual interest among substantially identical buildings with a high degree ofarticulation on each building, combined with variation in massing on the site. Policy AN-4.3 Single-Family Housing Characteristics Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. The residential neighborhoods in Spring Creek Farts will have clearly definable edges. A variety of housing opportunities(size,type, neighborhood density,price,etc.)will be offered. The overall theme and image of the Spring Creek Farms community will be reflected through the architecture, lot and building layout and organization,landscape architecture,and the design and details of all ancillary structures in each neighborhood. By using streets that do not encourage high-speed through-traffic such as round-a-bouts and short through streets,pedestrian-friendly byways will be created in the neighborhoods. Spring Creek Fame fits well with the City's stated desire to promote quality developments. The proposed lot design and layout is responsive to the existing site conditions and surrounding uses. The size and shape of lots allows for a certain amount of creativity,diversity,and individuality not easily found among current residential developments. The intent of the residential design will be to emphasize visual interest and environmental quality within the community and through the residential architecture. Special care will be given to regulating the visual impact of items such as garage doors and porches, ensuring that all homes will be compliant with the City's latest residential design guidelines. The Spring • Creek Farts plan is designed to maintain a residential neighborhood character. In"live-work units" the 'work' spaces will face directly onto a street with a sidewalk in the traditional main street model. In order to ensure a strong street presence along the sidewalk, a uniform building fagade line will be encouraged. However,townhouse.style attached units will be designed to appear as individual townhouses. All residential and non-residential development within Spring Creek Farms will follow design guidelines. The guidelines are not intended to stifle the creativity or originality of any designs, but rather to maintain harmony in the design of the Spring Creek Fame community as it is built out. The variety of housing options, combined with streets carrying light traffic loads and strategically located neighborhood open areas,will allow a small community setting to be established for the overall development. The O.D.P. for Spring Creek Farms is planned to compliment the existing land use pattems and efficiently utilize existing City services/utilities. Spring Creek Farms will connect to and be administered by existing services and utilities. The plan is designed with a clustered density that is appropriate for the particular site as well as the surrounding areas and it encourages connections to the properties, amenities, and services that already surround Spring Creek Fame. Multiple-family housing within Spring Creek Farms will be designed to meet the criteria noted in Policies AN-4.1 through AN-4.3 above. Detailed architectural design will be provided with future Project Development Plan submittals. PRINCIPLE AN-5. All new residential buildings should be designed to emphasize the visually interesting features of the buildings, as seen from the public street and sidewalk. The visual impact of garage doors,driveways,and other off-street parking will be minimized and mitigated Policy AN-5.1 Garages and Driveways To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, . garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition ofgarage doors. Locating garages further form the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streeiscape. 13 It is recognized that there may be ways a residential property.can be custom-designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom-designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities,servicefunctions, and interior-block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interestingfeature, and not terminate directly in a garage door. Each of these Principles and Policies of neighborhood design will be incorporated into the Spring Creek Fame master plan and will be enhanced and articulated through the detailed neighborhood design process and Project Development Plan submittals. The single-family product types may include alley loaded lots as well as conventional front loaded lots.All front loaded products will meet the garage door setback criteria. Because garage doors have recently become such a dominant feature in house facades, special attention will be focused on the design and placement of the garage in all the Spring Creek Fauns homes. Garages will be designed to fully integrate with the floor plan of a house rather than appearing to be an after thought. All home designs shall incorporate methods to diminish the impact of the garage and garages doors and prevent residential streetscapes from being dominated by protruding garage doors. Several building techniques can be employed to achieve the desired effect. This will help to soften the impression of the garage on the streetsc:ipe. Varying the location and/or orientation on the garage will further mitigate their impact.,All garage restrictions will be clearly defined in the design guidelines, after Spring Creek Farms receives P.D.P. approval from the City of Fort Collins. Garage guidelines will comply with the latest residential design guidelines set forth in the City's Land Use Code. All roads at Spring Creek Faints are intended to be safe and aesthetically pleasing byways for pedestrians as well as cars. A network of residential roads extends throughout the community and provides efficient access between the various individual blocks and other areas of interest. This network interconnects the blocks with the open spaces scattered throughout the community, but discourages through traffic at high speeds, rather the streets are intended to move traffic at safer and more modest speeds. These streets conform to an interconnected hierarchy of narrower pavement widths in order to calm traffic. Shared drives and alleys,to provide access to rear-loaded garages,may be included in the individual block designs as well. Any home that has an alley at the rear of the lot it is located will have its garage accessed from the alley. The proposed street pattern creates order and provides a transition from transportation efficiency to a calm,walkable community. The streets of Spring Creek Farms are designed to foster a sense of place. To that end, the streets are designed to end in a visual reference point, a significant feature,or a vista such as a park, public space, or round-a-bout rather than a garage door. In addition, the street and sidewalk design is intended to foster interaction among residents;they have parkway lawns and are fronted by attractive building facades. Shade trees and other landscape amenities will be included in the streetscape, to be detailed on the landscape plan. Street trees will be used in a formal architectural way to reinforce,define,and connect the space created by the lot layout and street formation. A mixture of canopy shade trees will make up the majority of the tree plantings and they will be arranged to establish a partial tree canopy cover. The shade trees will be balanced by the presence of evergreen and decorative flowering species. Existing healthy trees will be preserved whenever possible. PRINCIPLE LMN-1: Low density Mixed-Use Neighborhoods will have and overall minimum average density ofJlve(5)dwelling units per acre,achieved with a mix of housing types 14 Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types shall be included in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so shall the number of housing types increase. This can be achieved in various ways, with a variety of housing types, including the following: - small lot single-family houses(lots 6,000 square feet, or less) - townhouses(attached housing) - accessory dwelling units - multi family housing(provided there are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum offour to eight dwelling units in a building) The Overall Development plan for Spring Creek Fame has been designed to meet the requirements outlined in this section regarding the design of Low Density Mixed-Use Neighborhoods. The O.D.PJconceptual site plan for Spring Creek farms incorporates a variety of housing types. These include options for the more traditional single family homes,row houses,townhouses, flats above garages,carriage houses, apartments, and/or apartments over shops. The projected densities at Spring Creek Fame are in compliance with stated City requirements. Spring Creek Fames will meet the minimum density requirement of five(5)dwelling units per acre per the Overall Development Plan and subsequent PDP submittals. The mix of housing types and lot sizes in the LMN area is anticipated to include the following: • Small lot single-family houses(lots under 6,000 square feet) • Townhouses or Multiple-family housing • PRINCIPLE LMN-1: The size, layout and design of a Low Density Mixed-Use Neighborhood should make it conductive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LMN-2.1 Size of Neighborhood A typical neighborhood will be an area about one-half(1/1) mile across, subject to adjustment for site-specific or pre-existing conditions. Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood-serving uses and features in addition to residential use. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger that 7 acres, and will include some of the following: recreation facility; school; children's and adults' day care; place of assembly and worship; small civic facility; neighborhood-serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood The inclusion of rooms or indoor space for meetings and neighborhood fractions is encouraged, as is a square,plaza,pavilion, or other outdoor space accessible to all residents. Policy LMN-1.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LMN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom-designed by its developer to reinforce the positive identity, character, comfort and convenience ofits surrounding neighborhood. . Policy LMN-2.5 Neighborhood Center Access. Access for pedestrian and bicycles should be a priority. 15 Policy LMN-2.6 Additional Services and Conveniences. In addition to Neighborhood Centers, non-retail development such as places of worship, day care, recreation facilities, schools, and small civic facilities, may be incorporated into a neighborhood in other locations. Policy LMN-2.7 Neighborhood Retail Uses. Retail uses will be permitted only in Neighborhood Centers. Retail centers will be separated by at least three-quarters(314)of a mile. Policy LMN-2.8 Access to Transit. Either the Neighborhood Center or another focal point for possible transit stop should be provided in a location that is logical, and has convenient access for pedestrians, bicyclists and motorists. Policy LMN-1.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces will be included within new neighborhoods. These spaces should be attractive settings, highly visible and easily observed from public streets. Public spaces are designed to be the focus of daily living at Spring Creek Farms. These public spaces include streets, parks, and a neighborhood center. The northeast comer of the community has been considered as the possible location for a neighborhood center. This location will meet distance criteria to serve the residents of Spring Creek Farms. This location also provides opportunity for access to transit and may include a variety of uses to serve the neighborhood and surrounding area. The neighborhood center may incorporate a community facility, a recreation facility, a service center, offices, a clinic, or a gallery. The entire community has been arranged to encourage pedestrian movement from place to place. Rounda- bouts, a park, and other community gathering spots are strategically located throughout the new neighborhood. Gaining access to these spots is safe and simple for pedestrians and bikes. PRINCIPLE MMN-1: Housing in new Medium Density Mixed-Use Neighborhoods will have an overall minimum average density of twelve(11)dwelling units per acre,achieved with a mix of housing types. Policy MMN-L2 Housing Types and Lot Sizes. Various housing types can fit this transitional, higher activity location, including the following: - small lot single-family houses(lots under 6,000 square feet) - townhouses(attached housing) - accessory dwelling units - multi family housing - dwelling units stacked above or mixed with offices or work space These housing types can readily share streets and blocks with other uses, and offer opportunities for low- and medium-cost housing to be mixed with higher-cost housing and non-residential uses. Policy MMN-1.3 Non-Residential Uses. Secondary uses can fit this transitional, higher-activity location including the following: - parks and recreation - places of worship and assembly - civic uses - day care(adult and child) - offices and clinics - small businesses with low traffic and visibility needs such as service shops,studios, workshops, bed-and-breakfasts, and uses ofsimilar intensity - Neighborhood-serving retail uses The Overall Development plan for Spring Creek Farts has been designed to meet the requirements outlined in this section regarding the design of Medium Density Mixed-Use Neighborhoods and Non- Residential Uses. The O.D.P./conceptual site plan for Spring Creek Farms incorporates a variety of 16 4 housing types. These include the more traditional single family homes, row houses, townhouses, flats above garages, carriage houses, apartments, and/or apartments over shops. The projected densities at Spring Creek Famns are in compliance with stated City requirements. Public spaces are designed to be the focus of daily living at Spring Creek Farms. These public spaces include streets,parks, and a neighborhood center. The neighborhood center may incorporate a community facility,a recreation facility,a service center,offices,a clinic,or a gallery. The entire community has been arranged to encourage pedestrian movement from place to place. Round-a-bouts, a park, and other community gathering spots are strategically located throughout the new neighborhood. Gaining access to these spots is safe and simple for pedestrians and bikes. Spring Creek Farms will meet the minimum density requirement of twelve(12)dwelling units per acre per the Overall Development Plan and subsequent PDP submittals.The mix of housing types in the MMN area is anticipated to include the following: • Townhouses or Multiple-family housing PRINCIPLE MMN--1: The layout and design of a Medium Density Mired-Use Neighborhood wil(form a transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center or Community Commercial District Policy MMN-2.1 Size. A Medium Density Mixed-Use Neighborhood should extend an average about one- quarter (114) of a mile from the adjacent Neighborhood Commercial Center or Community Commercial District, subject to adjustment for site-specific or pre-existing circumstances such as duplex and detached houses,furtherfrom the core and closer to the surrounding lower density neighborhoods. Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and larger buildings of attached and multiple family housing should be encouraged to be near the commercial core, with a transition to smaller buildings,such as duplex and detached houses,further from the core and closer to the surrounding lower density neighborhoods. Policy MMN-1.3 Building Orientation. Buildings will face public sidewalks or other public outdoor spaces that connect to streets, the commercial core and to transit stops. Parking lots must not be the primary focus of buildings. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy MMN-2.4 Black Pattern. A unifying pattern of streets and blocks, with buildings fronting the streets, will be strongly encouraged as an effective way to integrate housing with other uses to form a coherent, livable transitional area. Such a pattern incorporates attached housing types into the community fabric in a manner similar to detached houses, by facing buildings into attractive neighborhood streets and sidewalks that are part of the community network. This block pattern will maximize other positive housing characteristics, including: - individual identity - easy way-finding for visitors - more and better accessibility and personal mobility - human scale - a defined transition from front to back, thus providing a logical, rear location to incorporate parking and garages,service junctions, and outbuildings for storage - the security that comes with visibility from and to public streets the sense ofcommunity that comes with dwellings sharing a neighborhood street Policy MMN-2.5 Block Characteristics and Street Layout While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern, or to follow topography. in order to be conductive to walking block size • should be determined byfrequent street connections, within a maximum range ofabout 300 to 700 feet. 17 The Overall Development plan for Spring Creek Farms has been designed to meet the requirements outlined in this section regarding the design of Medium Density Mixed-Use Neighborhoods. The O.D.PJconceptual site plan for Spring Creek Farms incorporates opportunities for a variety of housing types. These include the traditional single family homes, alley loaded single family homes, row houses, townhouses,flats above garages,carriage houses,apartments,and/or apartments over shops. The projected densities at Spring Creek Farms are in compliance with stated City requirements. Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active commercial street fronts and other connecting pedestrian spaces. The visual dominance of parking should be reduced by breaking large lots into smaller blocks of parking,forming interior-block locations for parking, locating employee parking in less-used areas, maximizing on-street parking, and using angled parking stalls. Parking lots should include generous shade tree planting and walkways that directly connect origins and destinations. Signs should be coordinated to reinforce unique identity and character. Policy MMN-3.4 Block Pattern. The pattern ofstreets and blocks in the surrounding neighborhood will be strongly encouraged to carry directly into and through a Neighborhood Commercial Center as a simple and sure way to achieve the urban design character described in MDN-3.3 (above) and integrate the Center with surrounding neighborhood. Policy MMN-3.5 Building Height Two to three-story buildings are encouraged to reinforce the Neighborhood Commercial Center as a focal point of activity and increase the potential for mixing uses, such as locating dwellings or offices over shops. One-story buildings will be permitted. Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial Center will include a comfortable, prominently located square, plaza, or other public gathering place with amenities such as benches, monuments, kiosks, and public art. Other civic and recreation uses could be combined with the public gathering space. The commercial area at Spring Creek Farm is anticipated to serve the daily needs of area residents traveling on East Drake and Timberline Roads, as well as the local neighborhood, offering a variety of goods and services allowable within the employment district. The site plan for this area is oriented with the surrounding neighborhoods and land uses in mind, including an effective transition/buffer to the industrial property located north of this site. It is configured to provide easy pedestrian and vehicular access to the same users it serves. The design of any use within the commercial area will be architecturally"finished"to a similar degree. This compatibility will be expressed in terms of similar building materials, color, massing,scale and design details in accordance with the City's visual goals for commercial properties, and the requirements outlined in Policies MMN 3.3—3.6 above. Policy RD-1.2 Pattern of Streets and Blocks. Multiple connecting streets in a Residential District should knit the neighborhoods together, not form barriers. Streets, bikeways and walkways must form a unifying network that provides convenient routes to destinations within the district without forcing trips onto arterial streets. Connecting streets should lead directly to or converge upon Neighborhood Commercial Centers or a Community Commercial District. Policy AD-1.3 Street Design. Prominent connecting streets in a Residential District should be enhanced by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree-lined streets and boulevards, with inviting, landscaped walkways,parkways and medians, will add to the image of these districts as safe and comfortable places to live. The street and block design and pattern at Spring Creek Farms responds to the directives of Policies RD- 1.2 and RD- 1.3 listed above. Spring Creeks Fame has been organized to create an environment in which connections to various areas and uses within the development are clear and comfortable for pedestrians and bikes, as well as cars. There is no need to use arterial streets to access destinations such as the Neighborhood Center within the community. The streets within Spring Creek Farms knit the site together and also provide convenient connections to the various modes of transportation located adjacent to the 18 * 2, property, including the City's Multi-Modal Transportation Corridor situated along the western edge of this community. The streets are used to form a centrally located park within Spring Creek Farms. Shade trees and other landscape amenities will be an integral part of the streetscape,and are to be detailed on the future landscape plan. Street trees will be used in a formal architectural way to reinforce, define, and connect the space created by the lot layout and street formation. A mixture of canopy shade trees will make up the majority of the tree plantings and they will be arranged to establish a partial tree canopy cover. The shade trees will be balanced by the presence of evergreen and decorative flowering species specifically selected to flourish in Colorado's climate. Existing healthy trees will be preserved whenever possible. Policy RD-5.2 Parks. Several types of parks should be planned. a. Small Neighborhood Parks (about I to 1 acres): Small parks and outdoor spaces should be provided within walking distance (about 113 mile) of most residences to provide both informal recreation opportunities and neighborhood gathering places. These parks should typically consist of unprogrammed multi-use grassy areas, walking paths,plazas,picnic tables, benches,gardens, and other features for all ages to enjoy. The Overall Development Plan for Spring Creek Farms includes a one(1) acre park, centrally located and easily accessible from any area on the site. This park is essentially an unprogrammed multi-use grass field. A path will encircle the park and the center of the park will be slightly depressed in order to enforce the separation between the park and the vehicle traffic in the neighborhood. Site furnishings will include benches and a gazebo. PRINCIPLE TC-3: The essential element in a Transportation Corridor is the pedestriarviransit . interface. Convenience, access, safety, and aesthetics should be of priority when designing for pedestrian access. Polity TC-3.1 Pedestrian Plan. The safety and security of the pedestrian will be a fundamental consideration in the design of a Transportation Corridor. The five principles of the City's adopted Pedestrian Plan -- directness, continuity, street crossings, visual interest and amenity, and security -- as well as he the standards, policies and regulations of the Plan, will be implemented in Transportation Corridor. While the plan has been organized to encourage pedestrian travel within Spring Creek Farms, it is especially concerned with encouraging travel to the existing public transportation opportunities that surround the site, especially the planned Multi-Modal Transportation Corridor. The plan of Spring Creek Farms is sensitive to needs of pedestrians and bicyclist, moving inside the development, and their need to safely reach the public transportation options available to them just outside the proposed community. Sidewalks are located on every street and there are multiple points where a pedestrian can exit the neighborhood and make their way directly,and conveniently to the existing Transportation Corridors. Policy TC-4.1 Integrated Planning. The important relationship between land use and transportation will be reflected in policy decisions, management strategies, and investments that are coordinated, complementary and support the City Structure Plan. Policy TC-4.5 Infill and Redevelopment. The city will encourage infill and redevelopment in corridors that complement and support the egiciency ofthe Transportation Corridor. Spring Creek Farms offers the City of Fort Collins the opportunity to approve an excellent example of . integrated planning. The site location and proposed product mix at Spring Creek Farts is very much in keeping with the City's stated desire to locate new development so as to take advantage of existing or 19 planned transit services. People who live and/or work in Spring Creek Farms will be able to make use of the existing Transportation Corridors, East Drake Road and Timberline Road, and/or the multi-modal transportation system. This infill development certainly supports the City's desires with regard to the utilization of public transportation and integrated planning. Policy TC-5.2 Integrated Transportation Systems. A network of Enhanced Travel Corridors will connect to other Transportation Corridors and to regional facilities in cooperation with neighboring and regional transportation systems. Policy TC-5.3 Facility Design. Facility design will support pedestrians, transit, and bicycles, and will be matched to appropriately support the surrounding development to create a substantially focused pedestrian scale urban design. Policy TC-5.4 Pedestrian/Transit Interface. Enhanced Travel Corridors shall have the highest level of service with respect to the interface of pedestrian and transit. A fundamental consideration in the design of an Enhanced Travel Corridor will be to make the environment of the corridor— and access to transit— safe,secure,and convenient for pedestrians. Part of the concept for Spring Creek Fame is the improvement of existing pedestrian connections around and into the site. Spring Creek Fame is uniquely located to take advantage of existing transportation options as well as the commercial development that is planned around the site. The existing pedestrian and bicycle facilities could be improved to generate more use and the existing transportation corridors would certainly benefit from some enhancement efforts. Both types of improvements would help create a better Pedestrian/Transit interface as described in Policy TC-5.4 above. As the application/approval process progresses, the Municipal Transit Authority will be contacted in order to integrate viable public transportation stops into the overall community design. SUMMARY Spring Creek Fames provides the framework for development of an exemplary mixed-use neighborhood. Spring Creek Farms is ideally located to provide all the elements of a quality urban neighborhood within its boundaries, and to utilize and enhance adjacent residential, employment and commercial districts, and existing transportation opportunities. The Spring Creek Farms Overall Development Plan meets all compliance criteria per the L.U.C. and supports many of the Principles and Policies of the Fort Collins City Plan. Spring Creek Farms provides the opportunity to create a sustainable, livable community that offers its residents choices, fairness and fulfillment in their lives in the context of a well-defined,compact urban community. 20 Transportation Impact Study SPRING CREEK FARM Fort Collins, Colorado Prepared For: The Cumberland Companies 6300 S. Syracuse Way, Suite 293 Englewood, CO 80111 I, c r i; Prepared By: Eugene G. Coppola P. O. Box 260027 Littleton, CO 80126 W dfq 303-792-2450 a"'u FOR " August 7, 2000 ytn ] 4 site. The first phase of Rigden Farms is expected to be built in the next three years. Follow-on phases are uncertain at this time. Spring Creek Farm is located within a designated activity center. C. Existing Traffic Weekday morning and afternoon peak hour traffic counts were conducted at key intersections as part of this study. Data was also collected from City sources. This information is presented on Figure 3. D. Existing Traffic Operations Highway Capacity Manual procedures were used to quantify current intersection oper- ations. Resultant levels of service (LOS) are indicated below for both morning and afternoon peak hour conditions at key intersections. Traffic volumes from Figure 3 were loaded onto the current roadway geometry shown on Figure 2. 6 moo m , 5 k- 37/70 F 556/880 j j' 621294 Prospect 88/90--� 873/683 231/341 N M N Cl) N 63/104 51/139 2/9 Drake 232/133 ---.4 87119 — ► v� ov� 335/314 v C- N N (O m C • LEGEND: AMIPM a Figure 3 7 RECENT PEAK HOUR TRAFFIC CURRENT OPERATIONS LEVEL OF SERVICE INTERSECTION CONTROL APPROACH/ AM PK HR PM PK HR MOVEMENT Timberline—Drake Signal EB C E WB C D NB C E SB D D Overall D D Timberline—Prospect Signal EB E D WB D E NB D D SB C D Overall D D Per City standards, overall level of service 'E' is defined as acceptable for arterial street intersections within activity centers/mixed use districts. In this case, however, current conditions are more indicative of a mixed residential area and therefore, level of service 'D' or better defines acceptable standards. As shown above, all intersec- tions currently operate at acceptable levels of service during peak hour periods. Capacity work sheets are presented in Appendix B. 8 IV. DEVELOPMENT ISSUES A. Project Description Spring Creek Farm is primarily a residential development that may have about 530 dwelling units (121 single family, 155 townhomes, and 253 apartments). It will also have 9 acres of employment which is assumed to develop as office/warehouse space for purposes of this study. Construction is expected to start as soon as possible with the residential areas completed by 2005 and the employment area fully built by 2007. Site access is planned via three full movement accesses to Timberline Road and one full movement access to Drake Road. These access points are equally spaced at intervals of 660 feet (centerline)from the Timberline Road —Drake Road intersection. A concept plan for this development is presented on Figure 4. B. Site Traffic Site traffic was estimated using Institute of Transportation Engineers (ITE) publication, "Trip Generation, 6th Edition", a nationally recognized reference. The apartment ITE category was selected to best fit the proposed development. Trips associated with Spring Creek Farm development are indicated below. 9 .c•i I �� •,as• ,I D a Q� 1000 to • �I C a OT I i. 11�-.�. ,i, is rs.• I � n� 1� ���� I` 1' � � 4 � Idly ������JJJJ1111*��� I • Cq ri TV lit ErcansttYY*Ye•��J, $S�, ^t. a G: m Daily AM Peak Hour PM Peak Hour Land Use Size Rate Trips Rate In Out Rate In Out Single Family 121 D.U. 9.57 1,158 0.75 23 68 1.01 78 44 Townhomes 155 D.U. 5.86 908 0.44 12 56 0.54 56 28 Apartments 253 D. U. 6.63 1,677 0.51 21 108 0.62 105 52 Office Park 120,000 S.F. 11.42 1,370 1.74 186 23 1.50 25 155 TOTAL 5,113 242 255 264 279 As shown above, Spring Creek Farm will generate 497 morning peak hour trips, 543 afternoon peak hour trips, and 5,113 trips per day. Peak hour trips are reasonably balanced with 240 —280 inbound and outbound vehicles. As indicated above, the employment district is the major peak hour traffic generator. It balances the remainder of the site due to off-direction peak hour flows compared to the residential areas. No reductions for intemal/captured trips have been considered in this study; however, the mix of uses promotes internal trips. Therefore, a conser- vative analysis is provided. C. Trip Distribution Trip distribution is a function of the origin and destination of site users and the avail- able roadway system. In this case, all site traffic must use either Timberline or Drake Roads to access the site. Site traffic distribution to area streets was developed using patterns consistent with Rigden Farms. This pattern will likely fluctuate over time; however, it is considered to be a reasonable approximation through the long-term time frame. Site traffic distributions are shown on Figure 5. In the long-term, Drake Road is expected to turn south (east of Timberline Road) and connect to Horsetooth Road. This will tend to reduce the amount of turning traffic. Morning and afternoon • peak hour traffic resulting from these distributions is presented on Figure 6. 11 r r L; X N 0 5-10% ► 10-15% � Prospect 0 N W 3~► i Drake X 0 a N N � C t m a E i= Figure 5 12 SITE TRAFFIC DISTRIBUTION CD 1 25130 - Prospect 15/20--), 1 tnoo boo N M M _M JLo 1900 ` North Access � 15/50 sI 1 30/90--), Lo 0 0 CS, 1000 Center Access 30/15 40/20 0 in N W 950 m South Access 30/15 —1, V) rn 35/20 -- M 3 Ln a 0 o 'n o oh oo Co uII� l y 515 r `a 5/5 Drake 60/90 25/10 --�4 1 Wo o � d rn . c LEGEND: AM/PM a Dai E � Figure 6 NOTE: Rounded to nearest 5 vehicles. 13 SITE TRAFFIC V. FUTURE CONDITIONS A. Roadway Improvements Significant roadway improvements are planned in the area of the site over the short- term. These improvements were identified by Matt Baker with the City's Street Over- sizing Program. Per Mr. Baker, the following improvements are being driven by Rigden Farms and are scheduled for completion in 2001. Timberline Road Construct to arterial street standards the section of Timberline Road from Vermont Drive to north of Drake Road. Include auxiliary lanes such as double left turn lanes where needed.. Drake Road Construct to arterial street standards from the railroad tracks to the east including the Timberline Road intersection and needed auxiliary lanes. The following improvements are expected to be available by 2006: Timberline Road Construct this roadway to arterial street standards from Drake Road through the Prospect Road intersection and beyond. Major improvements are also anticipated over the long-term. These include possibly widening Timberline road to major arterial standards and the expansion of the street system east of Timberline Road. 14 B. Short-Tenn Background Traffic Volumes Background traffic was developed using an annual growth rate in the range of 2 percent per year on the arterial street system. This factor was applied to existing traffic volumes to approximate short-term conditions. Additionally, the initial phase of Rigden Farms was assumed built with some 5,300 trips per day added to reflect that area of development. Other developments included in the Rigden Farms traffic study were carried into the short-term conditions for Spring Creek Farm. Short-term conditions reflect the year 2007. By this time, Spring Creek Farm will be fully built. Short-term background traffic volumes are shown on Figure 7. C. Long-Term Background Trafflc Volumes Long-term background traffic was developed using growth factors of 2 percent on Timberline and Drake Roads. Continuation of Drake Road to the east with a connec- tion to Harmony Road is planned in conjunction with future phases of Rigden Farms. This extension is expected to cause a shifting of traffic patterns resulting in fewer turns at the Timberline Road — Drake Road intersection. Long-term peak hour back- ground traffic is shown on Figure 8. It is consistent with long-term traffic shown in the Rigden Farms Transportation Study and includes the 24,OOOt trips per day associ- ated with Rigden Farms. VI. TRAFFIC IMPACTS In order to assess operating conditions with Spring Creek Farm fully occupied, capac- ity analyses were conducted at key intersections. Total traffic (background traffic 15 LoC o Cn v',£d' 45180 . m " f— 640/1010 1 — 80/360 Prospect 95/100 1 1005/785---► m co 265/390 g o m ,.- o N h v O � ! CD00 to 120/150 fO `IO f— 1101160 1 ' 20/10 330/140 —_4 I r Drake 110/100 o 0 o 430/325 �V) �w o 0 0 '- o io � m m c z LEGEND: AMIPM E 1= Figure 7 NOTE: Rounded to nearest 5 vehidee. 16 SHORT-TERM BACKGROUND TRAFFIC O N � 80/110 t—Go 830/1310 105/485 Prospect 1251130 1 1305/1020 ---► O o to 04 Cm Cl) 345/505 n � rn n N o N Lo 220/225 IN eo I� 4—225/280 a) 1 `� j 110/125 405/245 1 1 (* Drake 250/355 — ► Ln M 8 505/595 m o �1 M � vrn m c LEGEND: AM/PM a E_ i Figure 8 NOTE: Rounded to nearest 5 vehides. 17 LONG-TERM BACKGROUND TRAFFIC combined with site traffic)was developed. Short-term total traffic is shown on Figure 9 with long-term total traffic shown on Figure 10. Prior to commencing the analysis, short- and long-term traffic volumes were reviewed. This review focused on the need to provide additional through lanes, auxiliary lanes, and/or an upgrade in traffic con- trol. The results of this review are discussed in the following sections. A. Auxiliary Lane Requirements Short-term traffic movements at key intersections were reviewed. This review found that the appropriate turn lanes are either currently available or will be provided when area roadways are built to City standards. Per arterial street standards, center left turn lanes will be available when Timberline Road and Drake Road are improved in 2001. No other auxiliary lanes were deemed needed in the short-term. Long-term traffic volumes were also reviewed to determine what auxiliary lanes, if any, might be needed. With a four-lane Timberline Road, a southbound right turn lane may be warranted at the north access to Timberline Road in conjunction with the - office/warehouse part of Spring Creek Farm. This assumes the anticipated site traffic and background traffic materializes. With a six-lane Timberline Road, this auxiliary lane is not warranted. Worksheets are in Appendix C. B. Other Roadway Improvements Timberline Road traffic is expected to grow to the point where three through lanes may be needed in both directions. This need is not site related but is attributable to vigorous growth in background traffic. For analysis purposes, two lanes were as- sumed available in the long-term with recognition that Timberline Road might be approaching thresholds requiring three through lanes in each direction. 18 LO v u> I � m � t 45/80 tO 4'— 640/1010 105/390 Prospect 95/100---o 1 1005/785 —► to in o CD 280/410 � 5 o O N r < 1 CM � cr) to O 1900 1 North Access 15/50- t 30/90- '� Go o � o N O � O r7 � O) 1000 Center Access 30/15-, I 40/20 � c o � N 1M J� I001 m 950 • m South Access Q 30/151 1 35/20 Q c LO i $ Lo to 117 e � m c 1251155 Jo 'ID J� h h - 110/160 4 `� 5761765 A) 20/10 Drake 60/90-1 355/150 890/570—► 110/100 —► 1 o to 430/325 Z. c •- • LEGEND: AM/PM m a E i F Figu NOTE: Rounded to nearest 5 vehicles. 19 [SHORT-TERMT07T:L TRAFFIC 00 � c t Lo 60/110 830/1310 �- 1301515 Prospect 125/130'1 1 1305/1020 —► o 0 0 Mom 360/525 o va o M N N {+1 O to n Ln O L N l� 19 00 • North Access 15/50 ---4 1 30/90 C w 4 m o c oV Center Access 30/15 t 40/20 -� cLn o � m W c� I� South Access a 30/15 ---4 1 m 35/20 --), to 0 g Ln p m orn v N t n N m k'225/230 CoI N 4--225/280 `a 4-5875/11605/5 AJ 1 IC-1101125 Drake 60190-� 430/255 1 1 1180/1200—► 250/355 —10 o 0 00 505/595 ono v o � C N LEGEND: AM/PM '- a Dail E H Figure 10 NOTE: Rounded to nearest 5 vehicles. 20 LONG-TERM TOTAL TRAFFIC C. Short-Tenn Operating Conditions Short-term operating conditions were assessed with both background traffic and total traffic. Total traffic includes full development of Spring Creek Farm. Background levels of service (without Spring Creek Farm)were calculated at all key intersections. This investigation used the traffic volumes shown on Figure 7 and the short-term roadway geometry shown on Figure 11. This geometry is consistent with the roadway features identified in the Rigden Farms traffic study. It resulted in the operating conditions presented below which indicate acceptable conditions. SHORT-TERM BACKGROUND OPERATIONS (Without Project) LEVEL OF SERVICE INTERSECTION CONTROL APPROACH/ AM PK HR PM PK HR MOVEMENT Timberline—Drake Signal EB D D WB D D NB C C SB C C Overall C C Timberline—Prospect Signal EB D D WB D D NB C C SB D D Overall D D For evaluation purposes, the standard arterial level of service at arterial intersections within activity centers is level of service (LOS) 'E'. This applies to the study area in ithe area of the Timberline Road — Drake Road intersection. At arterial/local street 21 4 St ° Prospect 0 t _J4 � TT � � l North Access I � l Center Access I I � l m South Access U U 11 W 4- ° Drake 0 E_ H Figure 11 22 SHORT-TERM ROADWAY GEOMETRY i stop sign controlled intersections, intersection LOS E is acceptable. These thresholds will be used for the balance of this study given the anticipated level of development activity in the short-term and beyond. In mixed use districts, operating conditions may fall below the indicated level of service Capacity worksheets are presented in Appendix D. Operating conditions with Spring Creek Farm fully operational were assessed using the short-term roadway geometry and the traffic volumes shown on Figure 9. Resul- tant total traffic levels of service are shown below. 23 I SHORT-TERM TOTAL OPERATIONS (With Project) LEVEL OF SERVICE INTERSECTION CONTROL APPROACH/ AM PK PM PK MOVEMENT HR HR Timberline—Drake Signal EB D D WB D D NB C C SB D D Overall C C Timbedine/Drake—Typical Access Stop Mainline LT A B Side Street LT C D Side Street RT B B Overall A A Timberline—North Access Stop NB LT B B EB LT D D EB RT B C Overall A A Timberline—Prospect Signal EB D D WB D D NB C C SB D D Overall D D As shown above, acceptable operations are expected under all traffic volume sce- narios with the existing roadway geometry. Of particular importance is the fact that all overall intersection levels of service remain constant whether or not this development is built. Capacity sheets are in Appendix E. 1 24 i D. Long-Tenn Operating Conditions t Long-term operations were assessed from both a background traffic and total traffic standpoint. Operating conditions are presented on the following table for conditions without the Spring Creek Farm development. As indicated, with the long-term road- way geometry and controls shown on Figure 12, acceptable conditions can be ex- pected. It should be noted, however, that operating conditions are nearing the threshold where consideration should be given to widening Timberline Road to six lanes. This improvement is consistent with the City's Master Street Plan. LONG-TERM BACKGROUND OPERATIONS (Without Project) LEVEL OF SERVICE INTERSECTION CONTROL APPROACH/ AM PK HR PM PK HR MOVEMENT Timberline—Drake Signal EB D D WB D E NB D D SB C E Overall D D Timberline—Prospect Signal EB D E WB D E NB D F SB E F Overall D E Capacity worksheets are in Appendix F. 1 25 °o ? ? Prospect I I >F � 11 North Access I I � l Center Access oe► I � l roSouth Access O U U N 4- 4— Drake o -♦ �� T E Not warranted if Timberline is built F * to 3 lanes in each direction. Figure 12 26 LONG-TERM ROADWAY GEOMETRY Operating conditions were calculated for total traffic. This represents the long-term time frame with Spring Creek Farm fully built. Levels of service are presented below for key intersections. LONG-TERM TOTAL OPERATIONS (With Project) LEVEL OF SERVICE APPROACH/ AM PK PM PK INTERSECTION CONTROL MOVEMENT HR HR Timberline—Drake Signal EB D D WB D E NB D D SB C E Overall D D Timbedine/Drake—Typical Access Stop Mainline LT B C Side Street LT E F Side Street RT C C Overall A A Timberline—North Access Stop NB LT B C EB LT E F EB RT C C Overall A A Timberline—Prospect Signal EB D E WB D E NB D F SB E F Overall D E 27 As shown above, all intersections are expected to operate acceptably with this devel- opment. Also of note is the fact that Spring Creek Farm will not cause a reduction in the overall level of service at any intersection. Capacity worksheets are in Appendix G. E. Internal Streets A review of traffic on the internal street system was undertaken. This resulted in the determination that the north-south road and the north access should be built to con- nector standards. All other streets should be considered local streets. VII. PEDESTRIAN FACILITIES A. Existing Conditions The existing sidewalk system was field reviewed within 1,320 feet of the Spring Creek Farm site. Sidewalks currently exist along the west side of Timberline Road. Along Drake Road, they are available from the railroad tracks to the west; however, are lacking along the site frontage. Pedestrian facilities have been installed under several editions of City design stan- dards. They are comprised of both attached, detached and combined pedestrian/ bicycle trails. This has resulted in varying designs; however, all facilities were deter- mined to be in generally good condition. 28 B. Planned Improvements The pedestrian system planned with Spring Creek Farm will conform to current City criteria. It will connect to the existing and planned external pedestrian system via an internal pattern of sidewalks accommodating and complimenting the integration of pedestrians into the site. On-site amenities will consist of a number of connections to the railroad right-of-way and the existing trail in this corridor. The City is also planning to build both Timberline Road and Drake Road to arterial standards in 2001. This will include the pedestrian features which will connect to the currently available system of sidewalks and trails. Internal sidewalks will form an effective pedestrian circulation system with connections to adjacent facilities. C. Levels-of-Service The City of Fort Collins multi-modal transportation Level-of-Service Manual (the Manual) was used to assess both current and future pedestrian conditions. It was determined that only nearby residential attractions and Fort Collins UUUchool should be investigated. Walking distance to Laurel Elementary School and Lasher Junior High School were determined to be about one and one-half miles. This is significantly greater than the one-mile threshold set by the Manual. Accordingly, the analysis focused on neighborhood to neighborhood pedestrian activity, the Rigden Farms commercial area, access to the high school and on-site attractions. This resulted in the finding that the City's level of service criteria will be fully satisfied. The Pedestrian LOS Worksheet is available on Table 1. 29 TABLE 1 Pedestrian LOS Worksheet project location classification: Activity Center/School Walk Area/Other description of applicable destination area level of service minimum based on project location classification destination area within 1,320' classification visual including address dkeclnesa conlinufty street Intemst& secu* Mosslow a"W"I a Ql Fort Collins High School Institutional minimum B B B C B actual A B B B B sect A B B B B 02 Rigden Farms Other minimum B B B B B Residential areas(Future) actual ed A A B B A w 0 03 Residential area to west Other mWmum B B B B B and south edual B C C C C ed A A B A A ® Recreation Other minimum C C C C C Pedestrian Trail actual ro sect A A B A B TABLE 1 Pedestrian LOS Worksheet project location classification: Activity Center/School Walk Area/Other description of applicable destination area level of service minimum based on project location classification destination area within 1,320' classification VISAW including address dtredness oontinolty street Interest& security croWrW smenmes Q5 Rigden Farms Activity Center minimum B B B B B Commercial (Future) actual sari A A B A A © On-site Office(Future) Activity Center F minimum B B B B B equal ro ed A A A A A w 0 � minimum .. actual Qminimum actual Vill. BICYCLE FACILITIES A. Existing Conditions Timberline Road and Drake Road currently have on-street bicycle lanes. These lanes connect to established bicycle routes on other area roadways and off-street bicycle trails. Excellent connectivity is therefore provided in both the north-south and east- west directions. B. Planned Improvements No off-site improvements are planned on the area bicycle system in conjunction with this development. Internally, however, a system of bicycle lanes will be available as well as direct bicycle connections from the site to adjacent facilities. These facilities will be upgraded with the widening of the adjacent street. C. Levels of Service The City of Fort Collins defines level of service based upon connectivity of the site to existing and planned bicycle facilities. In this instance, bicycles will have direct con- nections to the bicycle lanes on both Timberline Road and Drake Road. This results in level of service W being realized both currently and in the future. The bicycle level of service worksheet is presented on Table 2. 32 d f/1 ° Q Q Q Q 0 a W C O U � W WQ Q Q Q N O m m .. E U Q m m y c N E L w Y N (n L W 0 c 2i a $ c J c o � .m Cq m � f m cc 5 8 c Er E F— U � WHa W 090 LN m d U W U U c ° Z m o Z ai _W W W N O « `N E r� Q •OcCL c y m ° L C m w C W W !A E N M C H W Im N U W C = W C C o € W p C C fn LL « f� C m U ~ W W U U- N LL m 33 IX. TRANSIT A. Existing Conditions The nearest transit stops are currently located in the northeast and southwest comers of the Timberline Road—Drake Road intersection. Bus route 10 provides 60-minute service to this location. Service originates at the CSU Transit Center and travels to and from the Fort Collins High School. Service is available from 6:18 A.M. to 6:40 P.M., which is about 12'/:hours per day. The current peak load factor is less than 1.20 for a representative weekday peak hour. B. Planned Improvements Timberline Road is designated as a high frequency transit corridor. With this desig- nation, improved transit service and extended service hours can be anticipated. It is expected to easily satisfy future demands. C. Levels of Service Using the criteria presented in the Manual, current and future transit levels of service were determined. Current travel time factors were determined for both transit and automobile trips to Fort Collins High School, Foothills Fashion Mall, the CSU Transit Center, and the downtown area as defined in the Manual. Automobile travel times were estimated using an average speed of 20 miles per hour plus a total park and walk time of 5 minutes. Bus travel times, and transfer times were reviewed using the current Transfort bus schedule. 34 1 i With the high frequency transit corridor designation along Timberline Road, route extensions, improved headways, faster travel times and longer service hours can be anticipated in the future. This is expected to result in at least a future LOS "B" as shown on Table 3. Accordingly, the City's LOS criteria will be satisfied for this activity center. i ' 1 i 35 i u + -� o .. cm N m O •o E 1O i U N C —y 0 0 0 0> 0 N cmN � � Yl l0 U- cN .O C N AUK C C > 'E E £ .E E 0 ° — .. .. rn C m CD ++ w i U) y O 0] � O s Y. > CV) 0 R N C C C C C m '4) i N S 7 X N I- E 'E E E E E c d d o c J off m00mIo � U) u (0 i 7 .r .r .r IA +�+ E N t0 N v it cli d r N N N J d O N E C N 0 m 0 7 7 x N j= xmEEEE c� o " dvoc yea NN a) E ` 2 II CL \ \ omm y x c E oao2N v O- NsF � U) � UUU ~ '••' i Q ~ U U O i w Y N E CD m o _ v C L O C H L N 0) U O N = H w j M N O LL cc 0 C li C 15 a) N li 3 E 0 O -_ A 0 N O N F' J UrH c o � Y .. O > R h o to C) 00 a 36 X. CONCLUSIONS Based upon the analyses, investigations, and findings documented in earlier sections of this report, the following can be concluded: • Current roadway operations in the area of Spring Creek Farm are accept- able during all peak hour periods per City definitions. • Site traffic associated with the Spring Creek Farm development is expected to be 497 morning peak hour trips, 543 afternoon peak hour trips, and 5,113 trips per day. These trips are considered manageable. The impact of site traffic is moderate since overall intersection levels of service remain relatively constant whether or not Spring Creek Farm is de- veloped. This is directly attributable to the vigorous growth anticipated in background traffic due to other development activity. • Per City criteria, acceptable traffic operations can be achieved with the identified roadway features and Spring Creek Farm fully built. This applies to both the short- and tong-term time frames. • Internal to the Spring Creek Farm site, the north-south roadway and the north access road should be built to connector standards. All other internal streets should be designated as local streets. • City pedestrian level of service criteria will be satisified with this develop- ment. • Current and future bicycle levels of service will exceed those required by City standards. This site has access to both north-south and east-west on- street bicycle lanes. • Future transit operations are expected to achieve level of service 'B' condi- tions. This level of service satisfies City standards. 37 J In summary, the transportation demands associated with Spring Creek Farm are considered manageable. They can be absorbed and accommodated by the trans- portation system planned in conjunction with other nearby development and the City's Street Oversizing Program. With these improvements, acceptable operating condi- tions can be expected in the vicinity of this development through the long-term time frame. 38 09-16-00 13:56 FrwPOUDRE SML DISTRICT T-106 P.01/02 F-601 Fax Cover Sheet POODRE SCHOOL DISTRICT To: Name: (LoT �a eve s Location: Contact Person's Phone Number: Fax Number: Z O Z-Z Date: / P, -X--o .; 3 From: RON DAGGETT Property Management 2407 LaPorte Avenue Fort Collins,CO 80521-2297 Voice#(970)490-3509 Fax# (970) 490-3005 Regarding: Number of sheets following cover • 09-11-90 13:57 Fr"-POUDRE SCROOL DISTRICT T-906 P-02/01 F-601 UU 1:1 LWV 11L'o U{ •. ... .....ruu.0 u. . 2- o2d Brock C.I qMn CaM efts Collparars.arr. vw 6.6yrae"way.6vk 2t! EIgIMst CO 10111 mxT41-1117 phow OMM gos mull ra: F= TM Ron Dagget Fames frock Chapmn Fax (OM)490 3005 Fagea: 1 Fine« (gM4904M now OWI&00 Rm1 Sa dwlt Ge wdm Raul CCa AF we diaerl.ed 66 aen1M4h we►M pwp o4ft im wastieet a aww Mama aaYisisiam ae 00 BS comes 1600" at do p.nl bd anev of Braila and TbrAwrMa. it a my umda7atmdag NO OF Md"m n%Wwls w im wNl pw at iM am oaem- .16 VA sllmaaah La"M Ow"NOT, L"m JNdw MINN mnd Fat tataaa W41h ek sM WF amabm ON t awuaa). w peslikal ptase 9wevw a* a me ammm Wma"saps IW-- dam* of Mwa.FMeshk tisteai tlmw we do mambos at sec% hmmft Oda. Aa dkanmd, pM n praMala IMe Ill oft d sh"ll"t"Pub"raw Yw now"heNesaa atfap Ilp ww"aft" . llwrSnll-rm fill w alimio[ LrdN[ SIMM Famil7p 133 hFene �_ 1 etwpt Fmdd 1SS unit MWOMMANVARUbaNk 2 tandem 234"lit i 7 PfJMCT TOTAL: 327 emits 3 Z TN"da yw agsk for 1 -1 im a Mwh puo m*gd I Sao"*g.e.aeeka I MWL FaM tna eF masts!me at(3g3)741.1113 a1Ne»ar(!B3)1124M aashNm Pkasm B@z Vmw smymasm•r me at(MI "81L Your asdetanee is gamwAV -ppa�gd• Community Planning and Environmental Services Current Planning City of Fort Collins NEIGHBORHOOD MEETING for the Johnson Farm Rezone and ODP conducted from 7 to 9 p.m. on August 24, 2000 by Troy Jones at the FCHS school library It was discussed that the timing of Improvements of Timberline Road will tentatively be as follows: • Construction of the portion from Vermont to just north of Drake will start within about 8 weeks, • The extension of the improvements from just north of Drake to Prospect is still up in the air. This development will have to contribute to the improvements in some way. It was discussed that the"E"uses will be located on the north part of the site to act as a buffer between the residential and the existing vacant pipe factory. A neighbor asked what the lot sizes will be in the LMN portion of the site. The applicant responded that the lots will range in size from around 40'x 80' to about 50' x 100'. Neighbors asked about whether or not there would be any plans to make a street connection across the railroad track at any point between Drake and Prospect. There are no new street connections across the RR tracks possible for this specific site. The site just east of the tracks in the EPIC center vicinity has yet to have a development proposal, so it cannot be determined if any connections at that location may be made. It looks unlikely. Neighbors expressed a desire to have a street connection across the tracks between the cul-de-sac at the end of Riverside and Timberline Road so that the uses of the EPIC center and the Parkwood East Apartments would have another route south rather than driving through the residential neighborhood. Neighbors asked what the pipe plant is currently zoned. It is zoned T-Transition, and has an E-Employment designation on the structure plan. It was asked what the plans for the Employment area of the site are. The developer anticipates selling the land to office, financial services, medical clinics and/or childcare developers. Who is that applicant? The Cumberland Companies, who have the project under contract with the Johnson's, who have farmed the land for years. I 281 North College Avenue • P.O. Box 580 • Fort Collins,CO 80522-0580 • (970)221-6750 • FAX(970)416-2020 A neighbor asked about the applicant's plans for drainage, and pointed out that they have problems with basement flooding when the detention pond fills up. The applicant went over plans for a major stormdrainage line to be build along Drake going east, and mentioned the water on the north part of the site goes to another basin. What will be built first? The single family area next to the tracks,then the multifamily portion on the eastern part of the site. How many accesses/street connections will be provided on Drake? There will be one at the current alignment of Sagebrush which goes into the Meadows East neighborhood. This intersection will start off as a unsignalized full movement intersection,but may change to a limited movement in the future when and if it conflicts with the smooth operation of Drake traffic. It will not be signalized. How many accesses/street connections will be provided on Timberline? One traffic light roughly 1/3 mile north of Drake, and two limited movement intersections between Drake and the new light. The traffic projections for this use compared to if the property were developed as"E- Employment show that the am/pm peaks have 40% less traffic with the proposed use that with the E use. It is projected that there will be a total volume out of 5300 trips. 25 to 30%going north, 30 to 35% going west, 35 to 40%going south, and 5%going east. A neighbor asked if the traffic study had addressed the issue that FCHS will impact the traffic on Drake and Timberline at times other than the standard peaks,namely 7:30 a.m. and 3:00 p.m., and pointed out that there are currently a lot of accidents on Timberline. The applicant responded that the widening of Timberline from Vermont to Drake will help to solve the problems that the FCHS impacts create. The traffic generation counts in the traffic study were based on actual traffic counts. A neighbor from the Parkwood neighborhood stated that this development will add substantial traffic impacts to the Parkwood neighborhood. One of the current traffic problems that the Parkwood residents are experiencing is a high number of cut through traffic from the Parkwood East Apartments through the neighborhood to get to Drake. The neighbors are concerned that this will add to an already problematic situation. The applicant responded that the traffic study reflects the proposed density, and that they are willing to take any unanticipated traffic issues into account. The applicant also pointed out the proposed residential uses would have less of an impact to Timberline and Drake during the a.m. and p.m. peaks than an E-Employment development would. A neighbor asked what price range the single family component would be. The applicant answered that it's to soon to tell for sure,but most likely they will range in prices from the low to mid 200's. A neighbor asked the applicant how this project is anticipated to improve the quality of life in Fort Collins. The applicant responded that it embraces the philosophy of City Plan 2 . which calls for higher densities in strategic location to reduce sprawl, the plan provides the required neighborhood parks near dwelling units, and promotes the City's vision of a more urbanized form based on the regulations within the Land Use Code. In a nutshell, the applicant stated that the project meets the goals and objectives of City Plan, which was established to enhance the quality of life for all residents of Fort Collins. Another neighbor mentioned after the meeting that providing multifamily housing may not improve the quality of life for existing Parkwood residents, but on a city-wide scale,the provision of apartments allows a larger base of more affordable housing, which in turn possibly improves the quality of life for someone who may otherwise not be able to find housing opportunities in Fort Collins. Also, this neighbor made the point that a higher density configuration developed with the high quality design features required in City Plan would allow more people access to a higher quality of life. It was discussed that Timberline will ultimately be a 6-lane major arterial that will carry roughly 45,000 vehicle trips per day(College Avenue currently carries roughly 55,000 trips per day). There will be three through-lanes in both directions plus additional left and right turn lanes in key locations. A resident from the Parkwood neighborhood stated that this development would add cut- through traffic on Eastwood Drive because some of the residents of this proposed development would drive through the Parkwood to get to the EPIC center. This resident stated that he and his neighbors along Eastwood drive would like Parkwood East . Apartment access to Eastwood Drive and Kirkwood closed off. City staff clarified that such an effort is out of the scope of this proposed development. The city policies generally favor multiple and direct connections within and between neighborhoods, and it is unlikely the closing of this access point would be supported by staff. Any discussions of this nature should be directed to Eric Bracke,the city's Traffic Engineer, and Kathleen Reavis from the city's Transportation Planning Department. 3 NEIGHBORHOOD INFORNATION MEETING for L Project: �inw&Sa v 3� Mee tins Location: City of Fort Collins Date: g 00 3 Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to Did You ReceiveCorrect receive minutes of this meeting. WrittenNotification Address. of this meeting? Name Address Zip Yes No Yes No STEl1 C— Kw6u �2E G L— 0 �Str6 P/1 63ae s ���cvat poi/I PeT Na i t 7 3 . T-AA I L w000 0 k , 05-2 G��enn �CKC(yon t943 gGrnu-ooJ br. goSz ✓ 05 tl0 4251( OP as�t &cSam o7 a. AG q Ir tF- eT �S 2a ✓ � / 1- -7 I ak s v ✓ . d.2./d_ wsteAl -tjen I nn 1713I:os-fwo--J ek. IOS ✓. ✓f r b'D525 ✓ x �of2s�P-)-F_� 7C^ }j5OC({SC-1 Z2- cRE�ltwovn oR L -MOI" c -r •40SLS (.� 'IT? Gn B °y ✓A � � � I • - .. _. . . sus .. ✓. _. a 'M6 17.97 c - Frte4 }�Ito�,�J nc� tYkn n / 713 6484wras �,vGe� a Liw.t cai �'ia c. PAS A� CT. ✓ Venn 14G�rbo� 1943 Qgrnwoocl ��Pry�yycr��Q �,NOm LLSS 17 3 4 TR j4jLwood oR. SSE 1'1RGuuRE G3oo s. sYRAc.�+3G whY� a53 Community Planning and Environmental Services Current Planning fSH"" City of Fort Collins Johnson Farm (Spring Creek Farm) Second Neighborhood Meeting 7 p.m. to 9 p.m. on October 12,2000 at Riffenburgh Elementary School Several neighbors recommended that a second neighborhood meeting be held because the first meeting was apparently scheduled on the same night as another neighborhood event, and there were also some neighbors beyond the required 500 foot notification area that wanted to have the opportunity to hear about and comment on the project. Therefore, a second neighborhood meeting for the Johnson Farm Rezone and O.D.P. was held on October 12,2000. It was recommended by a neighbor active in the Parkwood homeowners association that the members of the Parkwood East, Parkwood, and Stonehenge homeowners associations be invited to this second neighborhood meeting. The applicant was not required to conduct the second meeting, or pay for the mailing of invitations for the second meeting but volunteered to do so at the neighbor's request. The applicant has provided staff with a copy of their notes from the meeting and responses to the questions raised at the meeting. Please find the attached Neighborhood Meeting Notes for the second neighborhood meeting. Staff has reviewed the notes and find them to be an accurate account of the meeting. 281 North College Avenue • P.O. Box 580 • Fort Collins,CO 80522-0580 • (970)221-6750 • FAX(970)416-2020 Spring Creek Farms (Tohnson Farm ) 10/12/00 Fort Collins, Colorado 2nd Neighborhood Meeting Fort Collins, Colorado 2nd Neighborhood Meeting RE: Structure Plan Amendment, Re-zone, &O.D.P. 1. Three (3) years ago the Spring Creek Farms site was zoned "T - Transitional" because the City and the owner could not agree on zoning; the Structure Plan designation was "E" at that time. 2. Ross Consulting and Realtec performed the Spring Creek Farms market study. It was both a city wide and immediate site area study. 3. The commercial uses planned at Rigden Farm include the designation "Neighborhood Commercial" which in this case means a grocery anchor, and associated accessory uses. Office will not be the primary use. - The Market Study for Spring Creek Farms addressed all potential commercial uses and concluded that the Spring Creek Farms site would be at a disadvantage as "E'. Please refer to study on record with the City for further information. 4. A neighbor asked what percentage of the proposed buildings would be rentals? The answer to the question is unknown at this time. 5. The single family detached portion of Parkwood East is approximately 3 units per acre. Spring Creek Farms must achieve the City's minimum densities in order to gain City approval. The LMN minimum is 5 units/acre and the maximum is 8 units/acre. MMN has no specific cap except to limit buildings to 40' in height (3 stories) and adequate parking must be provided. The minimum density for MMN is 12 du/ac. 6. The proposed plan for Spring Creek Farms generates significantly less traffic than a site designated for all "E-Employment" use. 7. One of the residents asked what the vacancy rates are in the existing apartments surrounding the site. The answer to the question is unknown at this time. 8. The required Traffic Impact Study was performed by Gene Coppola, a Cumberland Companies consultant, and is on record with the City staff. t 9. A resident asked which roads in the area would be used by/for new elementary school students? It has been determined that any new students generated by this project will attend Laurel Elementary. 10. Area residents feel that short cuts through Parkwood will be used to get to Rifenbur,gh Elementar. The school district representative stated that elementary and junior high children would be bused from the area to their respective schools, and that these elementary aged students would attend Laurel Elementary School (which is currently under capacity), not Rifenburgh Elementary School. 11. The school district representative stated that the last major change to the school district occurred two (2) years ago, and any changes before that were considered minor. 12. The school district representative said that it was not possible to predict if there would be any new schools built for this area. Currently, the district is looking at areas to the south. The school district representative also stated that the years 2007 through 2009 are too far out to predict new facility needs. 13. The applicant is in contact with the Union Pacific Railroad and the Public Utilities Commission regarding possible railroad crossings. 14. The 1997 Comprehensive Plan designated the site for "E - Employment" use without the consideration of any specific development proposal. The neighbors would like to know what has happened to change use. The City's Advanced Planning department now recognizes that there may be more appropriate uses for the site than the use the City decided on previously. 15. Cumberland Companies is interested in creating a product that the market will bear/receive well, and this proposed set of uses makes the development of the site viable and acceptable with the City goals/uses and the potential market. - Residents who attended the previous Neighborhood Meeting expressed a clear preference for residential development of the site rather than"E". 16. The applicant believes that the City will be less likely to support a proposal that depicts all single family lots. The City has a clearly expressed a desire/goal of providing a diversity of housing types, located near transit access, and commercial development, such as what is planned at Rigden Farm. The applicant voluntarily included the LMN use on the project, the City did not ask for it. In addition, due to the size of the site (55+ acres) at least three (3) different housing types are required under the Fort Collins Land Use Code. 2 17. A neighbor asked about the value of a home on the single-family lots At this point Brock Chapman wished to address several questions that came before this particular one about the value of single family lots. Thus, he stated the following: - that the Johnson family currently owns the property. The T" designation was reached in consensus with the City. - He went on to explain that the T" uses allowed L.U.C. are very broad, (they are categorized as Type 1 and 2) and that the designations did not allow for market specific research for even Type 1 T" uses. - The performed market analysis does not support the development of the site as all single family residential. - The research did agree with the City's designation of the site as a transition area. -The Johnson's wanted ability to respond to market at the time of sale, whenever that might be. - The proposed residential use is in response to the market analysis and desires expressed by current neighbors. - It clearly states in the City's L.U.C.'s that the applicant is required to have at least 2 to 3 different housing types on the site due to the size of the property. In answer to the specific question asked, Brock Chapman informed the resident that the proposed single family housing is anticipated to be in the low to mid $200,000's, town houses are likely to be in the high $100,000's, and for rent units will be based upon the prevailing market rates. 18. The Cumberland Companies will likely only buy the property if it the Structure Plan Amendment and Re-zoning are successful. 19. Troy Jones stated that more input from the City and the surrounding residents is required for the applicant to move to the next step in the approval process. Nothing can be built based on the O.D.P. drawing, and the Project Development Plan, the next step in the approval process, is what determines the specific uses and specific details of the project. Troy also stated the LNIN designation requires 5 to 8 density units per acre. 20. The Lot sizes shown on the conceptual sketch are projected; there are no specific minimums; 40' in width is a practical minimum but the lots can be smaller. The applicant must meet the minimum density required by the City. Troy Jones noted that on a site under 20 acres, the proposed residential product can be all single family homes, but a series of model varieties are dictated by the City. 3 21. A neighbor was interested in the issue of water needs. They were especially interested in how the proposed development would impact Parkwood and Parkwood East. Brock Chapman stated that he was not aware of problems at this time. 22. Another resident wanted to know if there would be a new road into Parkwood East from the Spring Creek Farms site. The answer is NO from the Union Pacific Railroad. The City did not require a vehicle connection. No connection was indicated in previous planning. Not approving another connection across the tracks is an issue of practically on the part of the railroad. The proposed plans do not call for any road connections to Parkwood East from this site. *23. One resident is very concerned about how the current neighbors will protect their existing neighborhood(s) from additional through traffic that will be generated by the development of Spring Creek Farms. What can they do to prevent it? The City has offered to work with Parkwood East residents on this issue, provided their neighborhood can organize amongst themselves and a reach a consensus on traffic calming within their neighborhood. 24. Another neighbor is concerned about the traffic problems they have with the existing apartment complex. Will it be possible to block apartment access at Kirkwood (Drive)? This is an issue to be taken up with the City and not this developer. Eric Bracke, the City Traffic Engineer, stated that the apartment complex is required to have two (2) points of access by the fire department. Eric also stated that there is a previous history in the area that is the source of the current problem and not this developer. The planned traffic charette will address just such problems. 25. Eric Bracke stated that of the 5,000 potential daily trips generated by this proposal, only a small number of those trips would go through the adjacent neighborhood. 26. The one of the reasons the proposed ODP will generate less traffic than the current zoning is because the "E - Employment' designation will put traffic on the arterial streets,whereas a residential development is more likely to put traffic on the residential streets. Both Eric Bracke and Gene Coppola believe that the issue here is background traffic. 27. A neighbor stated that there is an existing traffic problem on Rollingwood and Eastwood. In addition, the storm sewer on Rollingwood is prone to flash flooding. This neighbor recognizes that the City is the problem with regard to these issues and not the current applicant, nevertheless, the resident believes that the proposed Spring Creek Farms project will only further increase the problems. 4 Eric Bracke stated that the City has tried to work with the HOA's and other neighborhood groups in the developments that surround this site regarding current traffic problems. In the case of residents desiring improvements such as speed bumps, the City has not been able to get 70% neighbors to agree to place speed bumps in the neighborhoods. Without the 70% consensus, the City cannot implement any improvements in the neighborhoods. Another neighbor stated for the record that Parkwood East has no HOA. Eric Bracke indicated that there will be no continuation of Stuart to Timberline Road because there is no R.O.W., and existing utilities further prevent the possibility. He also corrected a misconception and stated that elementary schools can be located on collector streets. Furthermore, it is the parents driving children to schools that pose the biggest traffic problems around schools and not the passing traffic. The applicant offered to help further facilitate this discussion between residents and the City. A resident objected to the applicant's involvement in resolving this problem. 28. The estimated price range of the low to mid $200,000's for single family lots is a projection for the time of occupancy. The projected figures use base prices. Cumberland Companies is not a homebuilder, but a property developer. The proposed 40 to 50' wide lots accommodate a wide range of housing types. - The single-family lots will be in the 1st phase of development. It is estimated that work will begin on the single-family lots in about a year and a half and they will be built out within three (3) years. - The density of the site is what drives the price, and the presence of the railroad is considered a nominal impact. The multi-family product has also been proposed on this site as a means of transitioning from Drake Road and Timberline Road into the site and through to existing surrounding uses. 29. The market study covered Fort Collins in general and then focused in on the specific site area. It was conducted 4 to 6 months ago, and was resubmitted about four (4) months ago with additional information per City comments/request. 30. Troy Jones stated that the next step in the City process is the November 16th hearing in front of the Planning and Zoning Commission to request approval of the re-zone request and the C DP. 31. A resident asked if this project similar to other projects in terms of time frame and how true the concevtual sketch is to the actual buildings and uses. It was 5 explained that the sketch is simply a depiction of all the possible options, and that nothing can be built from an ODP drawing. It was also stated that in future submittals the streets must be in compliance with City standards, and that the plans must meet the requirements of the L.U.C. in order to meet the conditions of approval. 32. If this development proposal is not successful, it is unlikely that the applicant would come back with a proposal that depicted an all "E - Employment" use for all of the reasons stated with regard to the performed market analysis. 33. A neighbor asked Troy Tones which type of development would be more profitable for the City from a tax-based standpoint. Troy replied that he believed employment would perhaps be more profitable, but he also wanted the resident to know that the City looks at far broader issues when making decisions about development. 34. One (1) resident asked where the idea of balanced development had gone? There was concern over the fact that Rigden Farm has 400,000-sq. ft. of planned commercial development, and that more commercial development is planned to the north. That is one of the reasons why Spring Creek Farms is designed the way it is - to promote a balance in development. *35. The traffic charette will be held the week after Thanksgiving. 36. The question was asked, if Rigden Farm was the most dense project to be developed in Fort Collins. Troy responded that Rigden Farms is the largest project approved under the new City Plan, and perhaps the most dense, and that the plan encourages growth in a compact urban form. The Spring Creek Farms development proposal meets the requirements of compact urban growth and that is one of the reasons why it gained approval from the Advanced Planning Department. 37. Eric Bracke clarified that after the currently planned road improvements are complete Timberline Road will be the 3rd largest road in Fort Collins. Timberline will be a major arterial. The City's planning for roads and road improvements anticipated the City Structure Plan designations. 38. The residents wanted to know what a charette is? The process was explained. Then the residents wanted to know is the Planning and Zoning hearing for SRring Creek Farms could take place after the charette, as that seemed more to dcal? Troy replied that the applicant has the right to go to the hearing before the charette procedurally (the charette is not a requirement of approval). Troy asked that the resident raise the question again at the hearing. Eric Bracke, Gene Coppola, and Troy Jones all agreed that the applicant's involvement in the charette is with regard to refinements only. The locations of all the entries/roads depicted on the 6 conceptual sketch of Spring Creek Farms are driven by the City code(s) and standard requirements. 39. One resident was wondering if our drawings depicted the other side of Union Pacific Railroad property. The applicant indicated that the property lines shown on the ODP drawings represent the project limits. UPRR owns the entire railroad R.O.W. 40. A neighbor wanted to know how it was possible for the proposed development plan to generate less traffic than an "E - Employment" use Gene Coppola responded that the amount of traffic generated depends on type of"E" use. The Traffic Impact Study used the Business Park to north of the property to generate typical uses for the Spring Creek Farms site (offices, clinics, etc.). The resulting traffic level fell in the middle of the expected ranges for an "E" land use, and that traffic level was considerably less than what would be expected from the range of uses depicted on the ODP. 41. The development team was asked about what sort of input from the neighbors was wanted? The applicant is looking for constructive information responses regarding compatibility, transitional uses, etc. 42. More information was requested regarding the entry points shown on the ODP drawings. Gene Coppola responded that the City dictated the signalized entry location to the applicant, it is standard for any property adjacent to an arterial street, it meets vehicle storage requirements, and vehicle movement requirements. The planned traffic charette will look at how this project ties into other areas. Eric Bracke reiterated that he required the proposed entry placement(s) and explained the placement of other planned signals in the general area. 43. The City was asked if there is a 12rol2osal for the other piece of the Johnson's roe . Yes, the 'James' Company is interested in the property, but has no plans other than to buy the land at this point. As an aside, it was mention that the piece land to the north of Spring Creek Farms would utilize the signalized intersection shown on the ODP drawings. 44. Troy Jones stated that the traffic charette was open to the public. It is the City's responsibility to inform the public of the meeting, and this will probably happen via a press release that states when and where the charette will take place. 45. The development team stated that an intersection is planned on Drake Road across from the Sagebrush Drive. A resident countered that morning traffic out of Eastwood is already a problem. Eric Bracke responded that there are only 350' between the intersection of Sagebrush and the railroad tracks along Drake Road. 7 The problem is that is difficult to make a left hand turn onto a local street that is so close to an arterial street. There are no opportunities to put a traffic signal on Drake Road between Timberline and Lamay. Eric stated that the City recognizes it is a difficult situation,but the 'warrants' that must be met for signal do not exist at this time. 46. The City has requested and the ODP drawings depict, only one (1) signalized entry for Spring Creek Farms. The intersection closest to Drake Road will be right in/right out as per the City. 47. Residents asked where the new people generated by this development would be driving to work. Eric Bracke stated that such a projection is not possible, other than to say that is a totally random distribution of people with regard to work destination, similar to other existing neighborhoods. 48. The area to the east of the "E" area on the Spring Creek Farms site is designated mostly LMN, some MMN, and mixed use/commercial. Troy said that Rigden Farm is a high-density development, and there are three (3) multi- family projects within the larger development that are soon to be approved. 49. A neighbor inquired as to how many apartments/condos would be included in Rigden Farm at built out. The answer is not known at this time. Troy Jones will research. 50. One neighbor wanted to know if the land in question could become 2 or 3- acre lots. Troy responded that the land would have to be re-zoned for estate lots and that was/is very unlikely to happen. 51. The development team stated that there is no significant fill need on the site, and that the detention area is to be located in the corner of the property closest to the intersection of Drake Road and Timberline Road, near the new storm drainage facilities installed by the City of Fort Collins. CK: eom Revised per Client request 10.18.00 8 NEIGHBORHOOD INFORMATION MEETING s for 1-t-d Project: t4 o rI%;x Re 0DP a Meeting Location: : (Z 4ve J City of Fort Collins Date: Jo 1Z/Zoo0 3 Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetin;s. Contact the Planning Department (221-6750) if you wish to Did You Receive orreet receive minutes of this meetina. rittenNotincation ddress. of this meeting?' Name Zip: Yes No Yes No Mr.William Bates 1618 Traiiwood Dr. Fort CoWos,CO 80525-2058 x �1 r J as-+viond $052 X �C c ! ems _ Xkc 646VL4-- co !� rC,-- CO in-W r ,- CUin t�!iiJ Ca / '5 A 13Z .4.ti II,�OV� or- OOS Z1 L A-x L 0 CX6 G Z o (s7 S7o w,, p-le.L c 7. XI V/ ROO bitJir-Gt. 2330 L-LJ0 W i a- 2 OO�Gf/ X A24 lolr7 ��E G�r� iS� • ./731 �R�i�ov�( �2 � X Gll %�3p c-�sruivvr� er1zX v L nrr Ant)Jahrlson I Lail Tra'd wood De �OSaS.. X NEIGHBORHOOD INFORIIIATION MEETING for Project: City of Fort Collins ' Meeting Location: NIMMONS Date: cl Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Departmetit (221-6750) if you wish to Did You Receive Correct receive minutes of this meeting. WrittenNotitication ddress. Fs of this meeting? i . Name Address Zip_ Yes No Yes No 4, Lo�(4 24 (L N10yV,4 )r. F c X a5 v.Ue 12vig&I I o d C, .9- ,. LGLu'f ✓' /D�SG lob G_ �O x dt �oSaS ✓ ✓� /to`6� K;<kwote) Drives i{0S 2 5 . ✓ . fakJ le en C V, a 1 \ O„ t,o Z �U 1rS�`/ a go5a5 Troy Jones-rezoning Johnson Farm Page 1 From: <WOOLHISERD@aol.com> To: FC8.CPES(cplanning) Date: Sun, Dec 3, 2000 10:53 AM Subject: rezoning Johnson Farm Attention: Troy Jones We live in the Parkwood East development and would like to register our opinion on the Johnson Farm rezoning issue. There should be a minimum density of residences on this property because our neighborhood already suffers from excess traffic going through as a shortcut to Epic and as a general shortcut between Drake and Prospect. In any case, access to Epic from Timberline should be considered. Thank you, David and Kathryn Woolhiser Troy Jones-Proposed development at nw corner of drake&timberline Page 1 From: <INSSPFTCOL@aol.com> To: FC1.Exec_Net(CMO) Date: Mon, Nov 20, 2000 4:53 PM Subject: Proposed development at nw comer of drake&timberline Attn: Karen Weitkanut. I was made aware of this proposed development over the past weekend by means of a flyer in my door. I understand that I should have been made aware of it by a letter from the developer....which I have never received. I am upset about that, but even more upsetting is the idea of such a large development at this time and in this location. According to the flyer, this is not even a development that will be needed until somewhere around the year 2007! If we do not need high density now, why do this now?? I have been in general agreement with most of the developments in Fort Collins, thinking them to be well thought out, and generally well planned. But when we run into this kind of irresponsible developer satisfying kind of approval, 1 come in to complete disagreement. Please represent my district responsibly, and vote to table or to vote"no", at least until somebody knows something about this huge project. Thanks., Harold Bacheller 493-6112 NOV-21-00 TUE 02:39 PM FT COLLINS-CITY MANAGER FAX NO, 970 224 6107 P. 01 . RECEIVED NOV 2 0 2000 Nov. 18,2000 CITY MANAGER I)=Kann, On the agenda for Tuesday's City Council meetingg,will be the proposal for the development of Johnson's Fart(at the corner of Timberline and Drake). This area is kitty- cornarto 1b8don Farms. We wantta express our concern for the size and scope of this development Pealistically this vacant farmland will be developed and hopefully it will be in keeping with the stilt U City Plan,rot just the density guidelines. However.with the enzrent proposal for Johnson's Farm.we see fins fo whoa in the use of bussing around traffic mitigation.em a lika The schools undesirable area are full to bursting and ssmg very option_This entire area is beino bombarded with"high density"development. We have been told that there is the potential for this area to be 40%more dense than the highest density areas currently in Fort Collins. During your campaign,you stressed the importatux of City Council reviewing the fast developments to come under City Plan Part of City Plan is to keep Fort Collins from spreading out,but it is incumbent on our city leaders to make sure that this"new urbanism"doesn't have too high an impact on existing neighborhoods. If citizens am going to support City Plan,it must be implemented with a lot of thought about"quality of life"in surrounding neighborhoods. Understandably,we are worried about the impact on own neighborhood,Parkwood, as well as surrounding areas. Planning-and Zoning did•vote,4-3-to•rrmnethimma: We're-notsurethatajotofpeople;ny . the affected neighborhoods are aware of this project,and our gut feeling is that the city and the developer are tr mg•to just get thirthrough a,q ickly as possible. The number one isaite seems to be it sed traffic along Drake aril Timberline- The City Traffic"expert"assures us that the City will take care of problems that arise but does not specify bow this will happen. He has been verb antagonistic and uncooperative woddng with Parkwood's neighborhood traffic issues m the past and doesn't inspire much conf►denw. When you consider this proposal,please take our concerns into account Our preference would be a lower density development In addition,additional effort needs to be made on mitigating impacts on adjoining neighborhoods. These impacts are going to be significant, and verbal.assunnces are not enough! As far as we can tell,there are no formal studies addressing what happens when almost 10%of the city's population is placed on one intersection Thanks so much for representing our neighborhood on this matter. Sincerely, 2 Paul Hudnut and Annie Hudnut BETH NELSON 2312 Eastwood Wo Fort CoAkre,Cobrado 80525 Telephone 1470495990.9 emaA at:brxkon♦gfrii.com RECEIVED November 15, 2000 NOV 15 2000 CURRENT PLANNING Mr. Troy Jones Planning Department Fort Collins, CO Dear Troy, I tried to send this via email, but for some unknown reason it did not send. Anyway, I was glad to speak with you yesterday. After I talked with Brock Chapman I realized I would not be able to attend the meeting on Thursday evening.. I am leaving the next morning, but I did not realize how early I had to be at the airport. I went to the first presentation meeting at the Fort Collins High School when the subdivision being planned for the northwest comer of Drake and Timberline was presented. Of course, I would prefer the comer stay as farmland,but given a choice I am delighted to find that homes will be built on that comer and NOT any kind of commercial business. Homes mean grass and trees. The northeast corner at Horsetooth and Timberline was designated for business when the plans were first announced for the Fort Collins High School, and it still sits there with just McDonalds. The Rigden Farm proposal has business planned for the immediate southeast corner and there has been no sign of anything happening there either. One mile to the west is the large Toddy's Shopping Center, which quite often has empty spaces for rent. Therefore I can see no reason for any commercial business being at that northwest corner. So for this proposed subdivision on the northwest comer I am pleased that homes will be built and the plans for further north on the property are for medical/business type office buildings with landscaping. I am extremely sorry that I cannot attend the meeting and.I hope this positive response will be passed along. Beth Nelson November 12, 2000 Current Planning Department Attn: Planning and Zoning Board P.O. Box 580 Fort Collins, CO 80522 Dear Planning and Zoning Board Members, We are writing to express our concerns about the Johnson Farm Rezone,Type II(LUC)-File #24-00, which will be reviewed at a public hearing on November 16,2000. Unfortunately we will not be able to attend the meeting due to a school music program on the same night. However,we would like for you to know that we are opposed to the project as it is proposed and we would prefer that the property ultimately be zoned as office park space as planned according to the city's structure plan. Our primary concern with a high density residential development in that region is the traffic . impact in the neighborhoods of Parkwood and Parkwood East. Although the traffic study conducted concluded that there will be less traffic with a residential complex than with an office park, the reality is that the traffic through the neighborhood is likely to be much greater with a residential complex. The traffic on the major arterial roads may be heavier with an office park, but the neighborhood streets are less likely to be impacted. Although children in that development are slated to go to Laurel Elementary, it is possible that they would instead be sent to Riffenburgh(which is much closer). That would greatly increase the number of cars coming through on Rollingwood and Eastwood. We currently already have significant problems with speeders and drivers running stop signs in this area. In addition, residents from the proposed complex would most likely bring much more traffic through the neighborhood on their way to Edora Park and EPIC. Many of us who have purchased property in this area have done so because we like the feeling of safety and relative quiet. A high density development with greatly increased traffic is likely to negatively impact the appeal of the neighborhood. There are already several high density housing developments within this area. There is a huge apartment& condiminium complex on the corner of Kirkwood and Creekwood; there is a large complex right across from the elementary school (comer of Welch& Stuart); and there are several multi-family housing complexes in Stonehenge and Parkwood subdivisions (duplexes and townhomes). We don't need another in such close proximity. We commend the developer for designing a complex that attempts to transition from single-family homes into denser housing units and also for planning something that utilizes the city's desire to reduce sprawl and to take advantage of other transportation options(being close to bike trails, etc.). We are very supportive of smart growth;this project in this location does not seem like smart growth. If this project is approved in spite of the opposition, we ask that it be required to include the single-family transition zone within the complex. Should the developer sell the property before it is completed, we request that it include the same number of single-family homes and that it not be approved for even more dense housing. Thank you for your consideration of how we feel about this proposal. Respectfully Submitted, FC 80S?,S g d 52 5 G"�Z,Iuu �ll�c �u�� a 83J rlcla6.e � . FsOsa� c h �ci r�LuwS�ti✓ rL l3� TPa�woo�1 � v L Fn5&'5 7290 j1ezoavrL . so�zs � ��_ IIoO� QvCclo� cz. �vsaS eorgiana Defines- Deve opmentdoc Page 2 1 / The loss of so much open space already at the Drake/Timberline corner raises the • question of whether a line of trees or something else to provide a visual and psychological buffer is called for there rather than dense housing. This might help minimize pollution and noise problems as well. • Is there any large park planned for the Drake/Timberline area? Aside from the small parks required by City Plan within the new development, is the city expecting all the new residents to use Edora? Since Edora is already quite heavily used for a variety of sports and the existing older neighborhoods don't have their own small parks,this should be questioned. Also,use of Edora by new residents at that comer would create a huge volume of cut-through traffic in the older neighborhoods. • What will a six-lane wide Timberline at that comer generate in terms of noise and pollution for existing and new neighborhoods? Is it feasible to expect so many people to want to buy or rent homes that are on a huge road and near a railroad track? • Traffic improvements needed within the Parkwood and Parkwood East neighborhoods—wider sidewalks, raised crosswalks or speedbumps, etc.—should be tied to any development likely to increase traffic through the neighborhood. • It is impossible to believe that office space at the NW corner of Timberline and Drake would generate more traffic through the Parkwood and Parkwood East neighborhoods than would 550 apartment units and 18.5 acres of single family homes. I understand this was stated by the proposed developer at the October 12 meeting on the topic at Riffenburgh. • If the market study produced by the would-be developers of this property is right and there is a glut of office space, why is a developer planning to put office space in on Timberline just north of Prospect? • Lastly, why is there no written map of the proposed development that could be distributed to anyone who is interested? Having learned of the rezoning request only a few weeks ago, I have not been able to find several hours of time during the workday to devote to getting to the city planning office to study the plans. This seems unfair to the public and against the public interest. Thank you for your attention to this issue. Please don't make things for worse for existing neighborhoods when careful planning could make it better for all. Sincerely, . Gayle Hemenway 2067 Stoney Hill Ct. Ft. Collins, CO 80525 October 14, 2000 Mr. Troy W. Jones 281 N. College Ave. Ft. Collins, Co Dear Mr. Jones: My concern for the Spring Creek Farm is how are the dwellings going to look. The RYLAND himes being built on Drake east of Timberline are monstrosities. i sure wouldn't want anything so ugly in our neighborhood. Sincerely, /j _4-VI- � Roland Olderog Dec-22-00 11 :01A P 02 William L. Jackson Jane W. Jackson 2418 Crcekwood Drive Fort Collins, CO 80525 December 12, 2000 Troy Jones, City Planner Fort Collins Planning Department l=' P.O. Box 580 Fort Colliris. CO Dear Mr. Jones, We are residents oi'Parkwood Last and attended the recent series of information meetings on the planned development at the Rigden Farm area. This letter is to follow-up on input we inibrmally provided during the meetings. We support requiring the lbilowing amenities as part of this development to help minimize its impact on our neighborhood, in general, and L;dora Park specitically. We understand that development "amenities"are either a part of the city "code"or are otherwise"up to the developer," 1 encourage city planners and officials to communicate the community's interest in those amenities to the developer. 1. Edora Park already is severely over crowded, especially on 'youth sports" weekends. It lacks adequate parking and level terrain liar youth sports. The only access from Rigden litrms is through Parkwood East. It is ABSOLUTFLY CRITICAL that the new Rigden Farm population(estimated between 8,000- 10,000)NOT be dependent on Edora Park for municipal park services such as Youth soccer fields, youth baseball,picnic facilities.etc. We believe the developers should be requested to dedicate between 30-50 acres fir municipal park, sports,nxrcation and open space services. If it is unrealistic to request this of the developers, perhaps the city could pursue open space funds or bonds for this purpose. 2. The attractiveness of this development, especially from Drake Ave., and Parkwood East is of great importance to us. We suggest trees be planted along the railroad tracks on the east side of the tracks. Furthermore, we suggest That a wide (wider than the "code" requirement) tree-planted city strip be required along the north side of Drake Ave. 3. A new "detached" bike path should connect the bike path along the west side of the railroad tracks with the Poudre Trail at the east end of Drake. Such a path did not appear on any of the planning documents presented at the recent comimutity meeting. 4. Anew elementary school on the east side of Timberline is absolutely necessary. D®c-22-00 11 :02A P.03 I lopcfiilly you will give.serious consideration to these fairly modest suggestions. We understand the inevitability of the growth in the Ridgcn farm area. However, this is an enormous level of development,one in which many ways defines the"quality"of growth in this city, and we are very concerned that it be done tastelully, with minimum impact on exiuing neighborhoods and in a way that provides additional community-scale amenities such as parks,open space, recreation and bike trails. Since/r , W 1 Karn L. Jack sf'n Jane W. Jackson cc: City Council Parks and Recreation Department