HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 11/21/2000 - ITEMS RELATING TO THE JOHNSON FARM REZONING AGENDA ITEM SUMMARY ITEM NUMBER: 37 A-B
FORT COLLINS CITY COUNCIL DATE: November 21, 2000FROM•
Troy W. Jones
SUBJECT:
Items Relating to the Johnson Farm Rezoning.
RECOMMENDATION:
Staff recommends adoption of the Resolution and tfie Ordinance on First Reading. The Planning and
Zoning Board will hear this item on November 16, 2000.
EXECUTIVE SUMMARY:
A. Resolution 2000-143 Amending the City Structure Plan Map.
B. First Reading of Ordinance No. 184, 2000, Amending the Zoning Map of the City of Fort
Collins by Changing the Zoning Classification for that Certain Property Known as the
lit 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.
BACKGROUND:
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: November 21, 2000 2 ITEM NUMBER: 37 A-B
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".
Amendiniz 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 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.
Zoning and Analysis
DATE: November 21, 2000 3 ITEM NUMBER: 37 A-B
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 property is currently in the residential sign district.
PLANNING AND ZONING BOARD RECOMMENDATION:
The Planning and Zoning Board will hear this item at its November 16, 2000 meeting. Staff will
forward the Planning and Zoning Board recommendation to Council as soon as it is available.
• RESOLUTION 2000-143
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 corner 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
21 st day of November, A.D. 2000.
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"WESTA 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 00029'55"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 21st day of
November, A.D., 2000, and to be presented for final passage on the 19th day of December, A.D.
2000.
•
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 19th day of December, A.D. 2000.
Mayor
ATTEST:
City Clerk
•
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 comer 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,
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ITEM NO. 7
MEETING DATE
STAFF Troy Junes
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 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.
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. F.O.Box 580 Fort Collins,CO 80522-0580 (970)221-6750
PLANNING DEPART\1ENT
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.
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PROPOSED ZONING PLAT OF SPRING CREEK FARMS
A PART OF THE SOUTHEAST ONE OUARTER OF
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PLANNING 7 LANDSCAPE ARCHITECTURE 1 DEVELOPMENT CONSULTING
•
MHUSZER
urban design assocates
August 7,2000
Mr.Cameron Gloss,Director
Current-Planning Office
City of Fort Collins
218 N.College Avenue
Fort Collins, Colorado
RE: Formal Request for Structure Plan Amendment/Rezoning of Spring Creek Farms
Dear Mr. Gloss:
This request for a Structure Plan AmendmenvRezoning for Spring Creek Farms is being submitted
concurrently with an Overall Development Plan. It is our intention to substantiate and justify this request
0 for a Structure Plan Amendment Rezoning.
Spring Creek Farms is a 55.4-acre property located in Fort Collins, Colorado. 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 current City of Fort Collins designation for the property is `"P" — Transition and the current City
Structure Plan designation is "E" - Employment. The proposed Structure Plan Amendment/Rezonutg
application and O.D.P. 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.
This Structure Plan Am endment/Rezoning request for the Spring Creek Farms project is consistent with the
philosophies regarding new residential development outlined in the City Plan. Spring Creek Fawns provides
the framework for development of an exemplary mired-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 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' City
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
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the City's stated goals and objectives per the City Plan.
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 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.
Summary
Given the existing land use conditions in the area, and the City Plan Principles regarding a Jobs/Housing
Balance,this request for a Structure Plan Amendment(Rezoning for Spring Creek Farms is entirely merited.
The proposed Structure Plan Amendment(Rezoning does not pose a negative impact to the public's safety,
health, and welfare. Granting this request will most certainly be in keeping with the City's goals and
objectives. The City of Fort Collins should feel justified in approving this request for a Structure Plan
Amendment and Rezoning based on the information provided in the package that accompanies the
submittal.
For your reference, the complete Spring Creek Farms DevelopmendMarket Analysis Report is attached to
the Structure Plan Amendment/Rezoning Submittal and the Traffic Impact Study is included in the Overall
Development Plan submittal that accompanies this rezoning request.
Nuszer-Koparz
Urban Design Associates
CK:eom
JOHNSON FARM STRUCTURE PLAN AMENDMENT and
. REZONING REQUEST
Introduction
Johnson Farm is a 55.4-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 "T" — 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 Johnson Farm.
A more detailed description of the various elements of the Johnson Farm Overall Development Plan is
provided in the following text.
General Compliance with Review Criteria
This request for a Structure Plan Amendment and Rezoning for Johnson Farm 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 COMPLL4NCE with regard to the STRUCTURE PLAN
AMENDMENT and REZONING REOUEST
PRINCIPLE ECON-l: 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 form, 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 Johnson Farm 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 Johnson Farm 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 analysis,
I
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/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.
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 Development/Market 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 Johnson Farm parcel. The Development/Market 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 Johnson Farm 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 Johnson Farm site does not.
3. The Timberline Corridor has historically developed as a residential location. As a result,
the Johnson Farm site is not located near a proven commercial center.
4. The Cache la 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 Johnson Farm 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 Johnson Farm 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 Johnson Farm.
It is our belief that the development of the Johnson Farm 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 Ridden Farm project. Allowing
the Johnson Farm site to have a greater percentage of residential use will result in more consumers being
2
• 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 Johnson Farm 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 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 sitting of higher density housing
near public transportation, shopping, and in designated neighborhoods and districts.
Policy HSG-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 influence housing affordability.
Johnson Farm 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
Johnson Farm 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 Johnson Farm 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 1: 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 necessary for approval ofsuch proposals.
Increasing the residential component of the Johnson Farm 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 will 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 neighbor/roods and along
primary entryways into the community.
Convenience Shopping Centers
Single-family and multifamily housing
The conceptual plan for Johnson Farm 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 Rezonine
This Structure Plan Amendment(Rezoning request for the Johnson Farm project is consistent with the
philosophies regarding new residential development outlined in the current Comprehensive Master Plan.
Johnson Farm provides the framework for development of an exemplary mixed-use neighborhood.
Johnson Farm 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 Johnson Farm 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 Johnson Farm 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. Johnson Farm 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 COMPLLINCE
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 Johnson
Farm 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 Johnson Farm 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, Johnson Farm will help in the creation of a more
cohesive neighborhood, that is consistent and complimentary to adjacent land uses. Johnson Farm will be
developed as a mixed-use neighborhood with a variety of housing types and densities including single-
4
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 ihfill 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 Johnson Farm.
PRINCIPLE LU-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 2.2 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.
Johnson Farm fits within the larger context of Fort Collins, Colorado as a neighborhood linked to existing
community facilities, employment opportunities, and public amenities. Johnson Farm 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.
• Johnson Farm 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 efficient 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 Johnson Farm 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
. Johnson Farm 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 Johnson Farm is organized on the
5
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 Johnson Farm to encourage walking and the use of alternatives to the
automobile. The proposed streets in and out of Johnson Farm 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
Johnson Farm. 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 Johnson Farm 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 Johnson Farm 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 Johnson Farm Master Plan during subsequent project development plan submittals.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable transportation made 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 bits stop facilities. Shopping areas should provide for
pedestrian and bicycle connections to adjoining neighborhoods.
C. Creating barriers which separate commercial developments from residential areas and
transit should be avoided. Lot patterns should provide safe and direct pedestrian
6
. connections from residential areas to schools, parks, transit, employment centers, and
other neighborhood uses.
The O.D.P./conceptual site plan for Johnson Farm 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 Johnson Farm. The proposed streets in and out
of Johnson Farm 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.P./conceptual 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.
Johnson Farm 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 Johnson Farm is the improvement of existing pedestrian connections around and
into the site. Johnson Farm 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.
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
7
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 extent feasible.
The Overall Development Plan for Johnson Farm 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 access/intersection
criteria. Johnson Farm 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
Johnson Farm will be provided to maximize traffic safety and as required by City standards. The proposed
Johnson Farm 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 Johnson Farm 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 Johnson Farm 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 befunctional,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 Johnson Farm 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
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.
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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 be 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 Johnson 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 Johnson Farm 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 MSG-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
labor force.
Policy MSG-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 Fart Collins urban area and the region.
Johnson Farm 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
Johnson Farm 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 to 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 Johnson Fart 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.
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While the single family lots also incorporated in the Johnson Farm 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,town homes, flats above garages, carriage
houses, and apartments may be better suited to fulfill thew desires. Johnson Farm 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. Johnson Farm will be an environment
where the emphasis is placed on creating a cohesive community by accommodating the full range of the
population's needs.
PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing
opportunities and preservation of existing housing stock.
Policy MSG-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 Johnson Farm 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,
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 Johnson Farm 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 arealgazebo 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 infill 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 Johnson Farm. All parcels in Johnson Farm 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/Rezoning request for the Johnson Farm project is consistent with the
philosophies regarding new residential development outlined in the current Comprehensive Master Plan.
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The Overall Development Plan for Johnson Farm 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-1: 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-1.2 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 cul-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.
• The Overall Development Plan for Johnson 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 Johnson Farm 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 fixtures 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 otter 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
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conjunction with streets and walkways, to be a formative, purposeful part of land development, and not
merely residual areas leftover 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 Johnson Farm 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 Johnson Farm. 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 AN-4: 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 AN-4.1 Multiple-Family Housing Characteristics. All multiple family buildings should be
designed to reflect, 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.
Policy AN-4.2 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 of articulation 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 streetscope, and eliminate the appearance of a standardized
subdivision.
The residential neighborhoods in Johnson Farm 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 Johnson Farm 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.
Johnson Farm 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 Johnson
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Farm 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 Johnson Farm 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 Johnson Farm 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 Johnson Farm is planned to compliment the existing land use patterns and efficiently utilize
existing City services/utilities. Johnson Farm 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 Johnson Farm. Multiple-family housing within Johnson Farm 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-S.I 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 iffeasible, 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 streetscape.
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-5.1 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, service junctions, 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 interesting feature, and not terminate directly in a garage door.
Each of these Principles and Policies of neighborhood design will be incorporated into the Johnson Farm
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 Johnson Farm 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 streetscape. 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 Johnson Farm receives P.D.P. approval from the City of Fort
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Collins. Garage guidelines will comply with the latest residential design guidelines set forth in the City's
Land Use Code.
All roads at Johnson Farm 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 Johnson Farm 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 LAIN-1: Low density Mixed-Use Neighborhoods will have and overall minimum average
density offivef5)dwelling units per acre,achieved with a mix of housing types.
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 Johnson Farm has been designed to meet the requirements outlined in
this section regarding the design of Low Density Mixed-Use Neighborhoods. The O.D.P./conceptual site
plan for Johnson Farm 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 Johnson Farm are in compliance with stated City
requirements.
Johnson Farm 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
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PRINCIPLE LMN-2: 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(112) mile
across, subject to adjustment for site-specific or pre-existing conditions.
Policy LMN-1.2 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 functions is
encouraged, as is a square,plaza,pavilion, or other outdoor space accessible to all residents.
Policy LMN-2.3 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 of its surrounding neighborhood
Policy LMN-1.5 Neighborhood Center Access. Access for pedestrian and bicycles should be a priority.
Policy LMN-1.6 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-2.9 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 Johnson Farm. 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 Johnson Farm. 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. 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.
PRINCIPLE MMN-1: Housing in new Medium Density Mixed-Use Neighborhoods will have an overall
minimum average density of twelve(12)dwelling units per acre, achieved with a mix of housing types.
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Policy MMN-1.1 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 fallowing:
- parks and recreation
- places ofworship 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 Johnson Farm 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 Johnson Farm incorporates a variety of 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 Johnson Farm are in compliance with
stated City requirements.
Public spaces are designed to be the focus of daily living at Johnson Farm. 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.
Johnson Farm 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-2: The layout and design of a Medium Density Mixed-Use Neighborhood will 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,further from 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
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transition to smaller buildings, such as duplex and detached houses,further from the core and closer to the
. surrounding lower density neighborhoods.
Policy MMN-2.3 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 Block 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 functions, and outbuildings for storage
- the security that comes with visibility from and to public streets the sense of community
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. /n order to be conductive to walking block size
should be determined by frequent street connections, within a maximum range of about 300 to 700 feet.
. The Overall Development plan for Johnson Farm has been designed to meet the requirements outlined in
this section regarding the design of Medium Density Mixed-Use Neighborhoods. The O.D.P./conceptual
site plan for Johnson Farm 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 Johnson
Farm are in compliance with stated City requirements.
Policy MAIN--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.
•
17
The commercial area at Johnson 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 MAIN 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 RD-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 Johnson Farm responds to the directives of Policies RD- 1.2 and
RD- 1.3 listed above. Johnson Farm 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 Johnson Farm knit the site together and also provide convenient
connections to the various modes of transportation located adjacent to the 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 Johnson Farm. 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 ofparks should be planned
a. Small Neighborhood Parks (about I to 2 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 Johnson Farm 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.
18
PRINCIPLE TC-3: The essential element in a Transportation Corridor is the pedestrian/transit
interface. Convenience, access, safety, and aesthetics should be of priority when designing for
pedestrian access.
Policy 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 Johnson Farm, 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 Johnson Farm 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 inftll and redevelopment in corridors that complement and support the efficiency of the Transportation Corridor.
Johnson Farm offers the City of Fort Collins the opportunity to approve an excellent example of integrated
planning. The site location and proposed product mix at Johnson Farm is very much in keeping with the
City's stated desire to locate new development so as to take advantage of existing or planned transit
services. People who live and/or work in Johnson Farm 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 ofpedestrian 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 Johnson Farm is the improvement of existing pedestrian connections around and
into the site. Johnson Farm 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.
19
SUMMARY
Johnson Farm provides the framework for development of an exemplary mixed-use neighborhood.
Johnson Farm 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 Johnson Farm 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. Johnson Farm 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.
Nuszer-Kopatz
Urban Design Associates
CK: eom
Revised 10.31.00 to show correct project name per City of Fort Collins.
20
09-19-00 13:56 From-POLIDRE SCHOOL DISTRICT T-906 P.01/02 F-601
• Fax Cover Sheet
POUDRE SCHOOL DISTRICT
To: Name: T2o u :7a 41e S
Location:
Contact Person's Phone Number:
Fax Number: `k(-, — z o zZ
Date: a -) z
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 �_ + 1 = �`
09-18-00 13:57 From-POUDRE SCHOOL DISTRICT T-906 P.02/02 F-601
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Community Planning and Environmental Services
4Current Planning
itvOFortCollins
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 V"orth Colle-e 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 INFORMATION MEETING
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update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-6750) if you wish to Did You Receive orrect
receive minutes of this meeting. rittenNotitication ddress.
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Community Planning and Environmental Services
Current Planning
a9A
ttv 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 (Johnson 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.
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
Rifenburgh Elementary. 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 far 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 "E" designation was
reached in consensus with the City.
- He went on to explain that the "E" 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 "E" 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 LMN
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 161h
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 conceptual 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 Jones 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
Spring Creek Farms could take place after the charette as that seemed more
logical? 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 2oints 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 proposal for the other piece of the Johnson's
ro er . 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 Rigdden 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
XLQ%�k� for Z�.d NA�--�'IvA5
i Project: ` 1xvi5Os rw\ Pt-;etne ODP
Meeting Location:_EL Vbu2 F'UXA/1, .
City of Fort Collins `
Date: JOlI'L- o
a 4.
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 Receive orrecc
receive minutes of this meeting. Written Notification ddrass.
of this meeting?
Name Zip Yes No IYes I Noi
Mr. William Bales
/ i k \ rM A Fort Train,CODr.
Y 1l J < Fort Collins,C 80525-2058V AA x
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NEIGHBORHOOD LNFOIRAIATION MEETING
for
Project:
w Meetina Location:
City of Fort Collins Date: _
Attendees: PIease sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Departmerit (221-67:0) if you wish to Did You Receive Correct
receive minutes of this meeting. Written Notification ddress.
or this meeting?
Name Address Zip Yes No Yes No
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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,
Roland
i