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HomeMy WebLinkAboutWHITHAM PROPERTY NOVEMBER 2003 - Filed GC-GENERAL CORRESPONDENCE - 2004-09-07Statement of Planning Objectives Whitham Property (i) Statement of appropriate City Plan Principals and Policies LU-1 1 Compact Urban Form. The Whitham Property is envisioned as a Low Density Mixed Use Neighborhood, which is consistent with the land use presented In the East Mulberry Corridor Framework Plan. The advanced planning department stated that they may consider this development to be an "Infill project", thereby reducing the potential for dispersed growth. The project will also provide a corridor for the extension of the Cooper Slough regional which will provide the opportunity for an alternative mode of transportation for residents and employees in the area. L1J-2 1 City --Wide Structure. The City adopted the East Mulberry Corridor Plan, which creates identifiable places and supports the goal of the creating compact development. In addition to providing he arterial/collector street network, the ODP illustrates two possible transit stop locations that will support bus service, as well as a network of trail links that will facilitate pedestrian and bicycle transportation. LU-22 Urban Desi n. The development of this property will be subject to the discretionary review of the City through review and approval of the ODP, PDP, Plat and FCP documents. Unless approved otherwise, development of this property will be required to comply with the City's adopted design standards and codes. We believe that this project will contribute positively to the East Mulberry district and to the East Vine Drive Cooridor. LU-3.1 General Area Designations. Not Applicable LU-3.2 Amendments. Not Applicable LU-3 3 Development Reaulations Established. The East Mulberry Corridor Plan was adopted by the City to provide the increased level of detail regarding intensity of development and to address specific Issues related to types of uses and character of development. LU-4.1 Planning within the Context of City Plan, The East Mulberry Corridor Plan is the document which applies the City Plan policies to this sub -area The proposed Whitham Property ODP is consistent with the land uses shown in the East Mulberry Corridor Plan. LU-4.2 Generic Scone. Not applicable LU-4.3 Collaboration. The Whitham Farms LLC and BHA Design are eager to establish a collaborative relationship with the City to ensure that the sub -area plan is practical and effective. So for we have attended meetings with advanced planning and natural resources to discuss the specific design issues. LU-4.4-Initiation_of Subarea Plans. Not applicable LU-4.5 Priority Subareas This project is included in one of the City's priority subareas. LU-4.6 Existing Plans. Not applicable Statement of Planning 01rve, Page 1 of 3 (ii) Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands and Natural Areas Open Space; • The Cooper Slough 100 year flood plain covers approximately 3.5 acres of land in the southwest corner of the property. This area will remain open space and will possibly contain stormwater detention and water quality features • A one -acre, privately owned, neighborhood park is planned near the center of the property. The neighborhood park is located within 1 /3 of a mile from at least 90 percent of the future dwellings in the development. • The East Mulberry Corridor Plan illustrates a public neighborhood park on the west edge of the Whitham Property. Per conversations with the Park Planning Department, the public park will be locates west of the Whitham Property on another parcel. Buffering A 260 foot natural resources buffer will be provided along the Cooper Slough. A 40 foot buffer is indicated along both sides of the railroad tracks as a buffer to the homes. Landscaping • Overall landscape themes and concepts have not yet been developed. These ideas will be formulated with the preliminary and final plans. • Native shrubs and trees as well as herbaceous species will be planted in the buffer zone between the development and Cooper Slough to enhance this portion of the corridor. Plantings of shrubs and trees will create visual screening between the creek and proposed development sites and improve existing habitat conditions along the slough. Circulation: • The ODP accommodates the extension of arterial and collector streets through the property to serve the residents and employees in this area. Local streets will provide access to the collectors and arterials. • The ODP incorporates a corridor for the extension of the Cooper Slough regional trail, which will provide an alternative mode of transportation for residents and employees in the area. Trail links will also connect through the neighborhood to the regional trail. • The neighborhood center is located less than 3/,, mile from all of the dwellings within the property. This will provide a convenient opportunity for residents to walk or bike to the center. Wetlands and Natural Areas: Development plans for the Whitham Property would involve the conversion of most of the property to residential development, a neighborhood center and a neighborhood park. All development would be within row cropland, non-native grassland, and disturbed habitat areas. Therefore, there would be no direct Impacts to important wildlife habitats or special habitat features with the Whitham Property. The proposed development would also have no indirect effect on Cooper Slough as long as best management practices are employed during construction to preclude untreated runoff and sedimentation impacts into the slough. (iii) Estimate of Number of Employees for Commercial and Industrial Uses At this time we cannot accurately estimate the number of employees for the neighborhood center. However, we would estimate that a 3 to 5 acre center could support approximately 50 employees. 9aemenf of Planning Objectives Page 2 of 3 (iv) Description of rationale behind assumptions and choices made by the applicant • The zoning and land use pattern is based on a review of the East Mulberry Corridor Plan and the Land Use Code. (v) Concerns and Issues raised at the Neighborhood Meeting • Invitations were mailed to property owners located within 1000 feet of the Whitham Property, and a neighborhood meeting was held on May 22"d to present the project. The Rezoning Petition and ODP were discussed in detail. • Refer to the attached minutes from the Neighborhood Meeting. (vi) Name of the Project • The subject property was incorporated into the City of Fort Collins under two separate annexations. The 1" and 2"e Buderus Annexations were adopted on May 21, 1992, and the Whitham Farms LLC Annexation was adopted on August 20, 2002. At the time of annexation there were no specific and immediate plans for development so the properties were zoned Transition (T). • The application that is being submitted is titled the "Whitham Property Overall Development Plan". (vii) How Conflicts Between Land Uses are Being Avoided • The East Mulberry Corridor Plan illustrates the land located south and west of the Whitham Property as "Low and Medium Density Residential", and the land bordering the east edge is illustrated as the Cooper Slough Natural Buffer and a small amount of 'Industrial". Adequate buffers will be provided between along the east edge of the property to mitigate land use compatibility issues. • The Mountain Vista Subarea Plan illustrates the land north of the Whitham Property as "Employment". However, we have been in contact with the people doing the planning work for that property, and they are currently planning for residential uses along the north side of Vine Drive. Statement of Planning Objectives Page 3 of 3 NEIGHBORHOOD INFORMATION MEETING PROJECT: Whitham Property, Overall Development Plan DATE: May 22, 2003 APPLICANTS: BHA Design c/o Roger Sherman CONSULTANT: BHA Design c/o Roger Sherman CITY PLANNER: Steve Olt The applicants are proposing a residential project on the undeveloped Whitham Property that is 160 acres in size. The proposal may consist of 680 to 1105 residential dwelling units (single family and multi -family dwelling units), a 3 to 5 acre neighborhood center site, and a small neighborhood park site. The property is located on the south side of East Vine Drive approximately half way between North Timberline Road and Interstate 25. The existing railroad tracks run diagonally through the property from the northwest corner to the southeast corner. The property is in the City of Fort Collins and is currently in the T - Transition Zoning District; however, the applicant is planning on submitting a rezoning request to place it in the LMN — Low Density Mixed -Use Neighborhood Zoning District. ................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES ................. 1. Question: What is the status of your proposed street crossings of the existing railroad? Answer: The proposed Greenfields Drive extension north to East Vine Drive, bisecting this property, is to be a 2-lane arterial street and will occur. The reality of the proposed 2-lane collector street (Delozier Drive) along the west side of the property is still uncertain because of the railroad's intent to limit at - grade street crossings of their tracks. 1 2. Question: So you are not certain about the collector street connection across the railroad tracks at the northwest corner of your site? Answer: Yes, that is correct. 3. Comment: It appears as though you will have limited development potential on Parcels A, D, and E (southwest of the railroad tracks) without a railroad crossing at the northwest corner of the site. Response: Yes, that is correct. 4. Question: Are you coordinating with the proposed development to the north regarding access points to and from your site? (This question came from the owner/developer of the property to the north) Answer: Yes, we are. 5. Question:: On the east boundary line of this property there is an existing Boxelder Sanitation District sewer main line. Are you not required to put your street on top of that line? Answer: Our understanding is that we do not have to put the street over the sewer line. 6. Question: Can you tell us about the storm drainage on your property? Answer: We want all on -site drainage to go south and southeast to the Cooper Slough. We also have to accommodate off -site pass -through drainage from future development on the Eastridge property to the west. 7. Question: What timeframe have you set for your development? Answer: First, the development is market -driven. Second, there are issues associated with the requirement in the City's Land Use Code that our property have contiguity to existing urban level development. PA 8. Question: What is the timing for development on the property to the north, across East Vine Drive? Answer: We are still working with City staff and discussing how to develop our property that is currently in Larimer County, by the way. (This answer came from the owner/developer of the property to the north) 9. Question: Did you say that there has been a traffic study done already for development on this property and, if so, may I see the study? Answer: Yes, a traffic study has been done and I will make it available right now for you to look at. 10. Question: What is the required buffer to the Cooper Slough? Answer: The buffer distance for development from the Cooper Slough is 300'. 11. Question:: Is that distance requirement already legislated? Answer: Yes, it is an element of the City's adopted Land Use Code. 12. Question: Have you thought about the types of housing that will occur in each parcel shown on the Overall Development Plan? Answer: We are not yet that far along in our design development process. 3