HomeMy WebLinkAboutCENTRE FOR ADVANCED TECHNOLOGY FEBRUARY 2003 - Filed GC-GENERAL CORRESPONDENCE - 2004-07-15N F RIYLEY
MIS IV.
June 18, 2002
Ted Shepard
Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80524
RE: Statement of Planning Objectives for CSURF / CAT Overall Development Plan
Dear Mr. Shepard:
The CSURF / CAT Overall Development Plan (ODP) is a 116.7-acre property located
south of Prospect Road, on both sides of Centre Avenue, extending to the intersection of
Centre Avenue and Research Boulevard. Existing residential neighborhoods are located
to the west and northwest, existing commercial is situated south of the area and the
NRRC campus and CSU Veterinary Teaching Hospital border the property on the south
and east. The land is zoned MMN — Medium Density Mixed -Use Neighborhood District
and E — Employment District. The property is owned primarily by the Colorado State
University Research Foundation (CSURF).
The original ODP for this property approved in 1985 included approximately 234 aces of
land known as the Centre for Advanced Technology. Since 1985, most of the
office/commercial/ employment tracts in the southwest quarter have been developed,
Centre Avenue has been built, and the NRRC campus is under construction, and the
Gardens on Spring Creek has been approved.
In 1997 the new Land Use Code came into effect. After a three-year period when the
"Transition Ordinance" governed ODPs, all existing ODPs in the City ceased to be
legally valid. It is our understanding that in order for CSURF to proceed with a PDP
application, they first need to establish a legally valid ODP for the remaining
undeveloped property in the area.
Proposed land uses for each parcel of land in the ODP is the same as the permitted land
uses in the E or the MMN Zoning Districts, which ever applies.
Principles and Policies achieved by the proposed plan include:
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 conducive to pedestrian and transit use and cohesive community
development.
The CSURF/ CAT ODP is contained within a contiguous boundary, encouraging
potential future growth to be pedestrian and transit -oriented.
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, an 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 -Modal Streets. Street corridors will provide for safe and convenient use
of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians.
PRINCIPLE T-2: Mass transit will be an integral part of the city's overall
transportation system.
Policy T-2.1 Transit System. The City's public transit system will be expanded to provide
integrated, high frequency transit service along major transportation corridors, with feeder
transit lines connecting all major district destinations, consistent with the adopted Transit
Development Plan (1996).
The proposed plan has a multitude of opportunities for mass -transit, bicycle, and
pedestrian travel. The collector street network has on -street bike lanes, the
Spring Creek Bike Trail runs through the project, and the future Mason Street
Transportation Corridor will occur east of the ODP.
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 streets themselves will contribute to the character, form and
scale of the city.
PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic
development program.
Policy ECON-1.1 Balance of Employment Opportunities. The City will assist in the
enhancement of the economic base and job creation by supporting the location, retention,
and expansion of businesses that provide higher wage jobs (above the County average),
and that have mad a positive commitment to the environment and community as
evidenced by their corporate policies and practices.
The development potential created by the ODP will provide employment
opportunities larger corporations and businesses to locate in Fort Collins.
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, child care, recreation, housing and restaurants. By design, they will
encourage non -auto travel, car and van pooling, telecommuting and transit use.
Their attractive appearance should allow them to locate adjacent to residential
neighborhoods and along primary entryways into the community.
Policy ED-1.1. Range of Employers. Employment Districts will vary in size and structure to
meet the requirements of a range of employers, from small businesses to those that need
relatively large parcels of land to accommodate their facilities.
PRINCIPLE ED-2: Employment Districts will be accessible to the community's
multi -modal transportation system.
Policy ED-2.1 Access. Street access to and within Employment Districts should be
designed to serve multi -modes of transportation, and provide multiple entry and exit
points to disperse traffic.
Policy ED-2.4 Links to Transit. Employment Districts will be connected to the citywide
transit system. Transit stops and ride -sharing facilities will be designed for each area and
linked to high -frequency services. Shopping areas will be conveniently located and
designed so as to encourage walking by employees.
The ODP will create a variety of land uses within the E zoning district, subject to
the approved uses in the LUC. The collector street network and easy access to
existing and future transit will provide convenient opportunities for employees to
travel to adjacent shopping, services and residential neighborhoods.
Thank you for your consideration and we look forward to working with you during the
development review process.
Sincerely,
VF Ripley Associates
Cathy Mathis
September 10, 2002
Ted Shepard, Chief Planner
281 N. College
Fort Collins, CO 80521
Dear Ted,
This request is on behalf of the residents of Gilgalad Way between the addresses of 602
and 826 (this includes 1932 and 1933 Northerland Dr.) regarding the MMN Zone of part
C of the CSURF Centre for Advanced Technology Overall Development Plan (attached)
and the intention of the City to extend Northerland Drive south to connect with the
proposed Rolland Moore Drive.
We recognize the benefit that the Northerland connection would provide, as it would
facilitate exiting our area towards Prospect Street or even Drake Road. However in light
of that benefit we would earnestly request that the connection not be made for the
following reasons:
The MMN designation of the area to be developed implies a significant number of
potential residents in multi -family dwellings. Our greatest concern is that the
Northerland Drive passage would facilitate overflow parking into our street from both
the new development and from any public events that will come to the "Gardens on
Spring Street' (Horticulture Center) park. This same concern of overflow parking
was also addressed at the time of the Horticulture Center planning process. The City
agreed that: this could be a problem and redesigned the site to move the parking
adjacent to Center Drive and away from our neighborhood.
• In addition there is a wetland barrier to the south of our area which would act as a
very effective buffer to foot and bicycle traffic from the south through our area to the
bike path and CSU on our north. The Northerland Drive connection would remove
this barrier and facilitate significant foot, bike and vehicle traffic through our area that
should be routed via Rolland Moore to Centre Avenue (this would appear to be the
planned path). The combination of overflow parking and foot and bike traffic would
be an unfair and unnecessary detriment to the environment of our neighborhood.
Leaving Northerland Drive unconnected should not be detrimental to anyone outside
of our area. A cursory glance of the plan would reveal that there should be no
significant traffic benefit for anyone other than the listed above addresses. However,
if there were reasons for neighbors to use our street and increase traffic flow through
our area, this would be an additional detriment to us.
• Fire access is already provided via a wide concrete access that passes between 715
and 709 Gilgalad Way through to Shadowmere Court.
Our street has a minimum impact on the current traffic flow towards Shields Street.
Houses 602 through 826 Gilgalad Way contain 33 residential units, which is 10% of a
current total of 328 residential units in this area. As development expands in the
area we would shrink as a proportion of the traffic impact to the area. The current
number of residential units was estimated in this area according to the following:
Street
Units
Bridgefield Lane
43
Chetwood Court
11
Gilgalad Way (total)
56
Hill Pond Road
8
Mirrormere Circle
16
Rolland Moore Dr
67
Shadowmere Court
17
Shire Court
39
Sundering Drive
7
Waters Edge
34
Weathertop Lane
5
Wind Trail
9
Winterberry Way
16
Total Residential Units
328
Thank you for your time.
Sincerely, the residents of Gilgalad Way (as attached).
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