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HomeMy WebLinkAboutINTERSTATE LAND - ODP - 49-02A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESN Street Pattern and Connectivity Standards are not met on the proposed plan due "...to unusual topographic features... or a natural area or feature." as per the Land Use Code. Cooper Slough prevents the connectivity between the proposed residential development and Box Elder . Estates. The Land Use Code requires a 240' to 300' buffer from the edge of Cooper Slough, which is also in conflict with connectivity requirements. Access to the site is from Prospect Road and the 1-25 Frontage Road. At the neighborhood meeting, residents of Box Elder Estates expressed adamant opposition to the concept of any vehicular connection to their neighborhood. No vehicular connection has been shown on this ODP and Alternative Compliance to this Land Use Code standard is expected to be submitted. Compact Urban Growth Standards are met with the proposed plan. VII. Conflict Mitigation Natural areas will be enhanced where required. A 100' buffer along Boxelder Creek and a 50' buffer along the Cache la Poudre ditch have been created per the land use code. The buffer along Cooper Slough has been reduced to an average of 254' per code standards. The buffer area will be enhanced with additional landscape plantings. No connectivity across Cooper Slough is proposed. VIII. Development Phasing Development of the site is scheduled begin in 2004 and will continue through 2008. IV. Estimated Employment Primary and secondary employment uses are planned on site as well as approximately 22 acres of commercial development. The neighborhood is well located to provide housing opportunities in close proximity to the expanding employment along the 1-25 corridor, Highway 14 Corridor, the Prospect employment district and downtown Fort Collins. V. Planning Rationale & Assumptions Interstate Land is planned as a walkable, livable, and varied neighborhood. An interconnected network of streets and walkways lead to common destinations (future neighborhood center, future city park, small neighborhood park) within the neighborhood. Housing types are located so as to minimize traffic conflicts, form transitions to existing and future development, work with the existing topography, maximize solar orientation of single-family lots, and optimize resident access to common elements. VI. Applicable Criteria The uses proposed at Interstate Land are: - Standard and small lot single-family detached dwellings - Multifamily dwellings - A small neighborhood center - Commercial Development - Primary and Secondary Employment Zone district uses - A 10 t0 14 acre city park with possible expansion opportunity - Passive recreation within natural areas The residential density within the LMN Zone of 5 to 8 dwelling units per acre is proposed. The LMN zone accounts for approximately sixty-five percent (67%) of the total density of the site. The residential density of the Employment Zone of a minimum of 7 dwelling units is proposed. The Employment district will support approximately thirty-five percent (33%) of the total residential density of the site. No residential development is expected within the UE (Urban Estate Zone) at this time. A neighborhood center serving Interstate Land is planned as a part of this development and is located near Prospect Road. No known existing neighborhood centers are within 3,960 feet of the proposed center. Approximately twenty-two acres of commercial development are proposed at the northwest quadrant of 1-25 and Prospect Road between the 1-25 Frontage Road and the highway. The proposed small neighborhood park is within 1/3rd mile of over 90% of the anticipated dwellings at Interstate Land. No residential blocks at Interstate Land are greater than 12 acres in size without including a park; and no blocks exceed 700 feet in length without a green space area to break up the block length. f Community Appearance and Design related principles and policies describe elements such as street design, layout and appropriate public spaces that are reflected in the plans for Interstate Land. The Interstate Land project, by its proximity to 1-25, acts as a gateway into the City of Fort Collins. Natural area preservation adjacent to Prospect Road and Boxelder Creek enhances this gateway. A variety of housing types (multi -family buildings, townhomes, small lot single-family, and standard single-family lots) and densities are planned within Interstate Land. The vehicular and pedestrian circulation system is designed to reduce potential VMTs by creating direct pedestrian routes to multi -modal streets, parks, employment, future commercial development, and other common destinations. Interstate Land is planned as a walkable, livable, and varied neighborhood. An interconnected network of streets and walkways lead to common destination in and near the neighborhood. Edges of the neighborhood are clearly defined by major streets, open space and natural areas and features. A mix of housing types and lot sizes is proposed within the Development. The LMN Zone district will have a density over five (5) units per acre. Standard lot single-family houses, small lot single-family houses and multi -family units are anticipated. The Employment Zone district is expected to have 25% of it area dedicated to secondary uses and a minimum density of 7 dwelling units per net acre. Additional residential development is allowed within the Commercial District although none is planned at this time. II. Open Space & Circulation Systems Open space areas and major circulation corridors, as defined on the Structure Plan, are major factors influencing the design. As indicated above, the neighborhood is planned to provide easy pedestrian access to the internal neighborhood parks and open spaces, the proposed city park, natural areas, the proposed commercial development, the future neighborhood center within this development, and the multi -modal streets along the east and south property lines; as well as allowing convenient connections between on -site dwellings. A variety of open space areas will be available to the residents including the proposed small neighborhood park, open spaces, the city park and the natural areas surrounding the residential development. All of these areas are within easy walking distance of the majority of the dwellings in the neighborhood. III. Ownership & Maintenance Privately owned open spaces within the Limits of Development at Interstate Land will be owned and maintained by owners' associations. All detached dwellings are planned to be platted on fee simple lots, and are anticipated to be individually owned. The future City Park will be owned and maintained by the City of Fort Collins. I/ co urban design, inc. Interstate Land Overall Development Plan Statement of Planning Objectives August 13, 2003 Interstate Land is located on ±177.15 acres at the intersection of Interstate 25 and Prospect Road and represents the implementation of a "Low Density Mixed Use Neighborhood" district, Commercial Corridor District, Employment District and Urban Estate District as defined in City Plan. The proposed uses are consistent with the adopted Structure Plan, and other City Plan elements as indicated below. All uses proposed are "Type 1" or "Type 2" uses as defined in the Land Use Code, I. City Plan Principles and Policies Interstate Land is consistent with the applicable Land Use Principles and Policies adopted by the City of Fort Collins. The site is designed to contribute positively to the type of neighborhoods found in the City; and will promote a compact development pattern by encouraging development in a mixed -use neighborhood, conducive to bicycle, pedestrian, and transit use. The plan proposes transitions of higher density development closer to 1-25 and lower density single-family detached development adjacent to existing large lot single-family residential along the western boundary of the property. Adequate public facilities are available, or are anticipated to serve the proposed development, and the development is proposed at the densities encouraged in City Plan. Several natural areas exist within this site and are shown on the ODP. Natural areas have been preserved and buffers from these areas are proposed. Common active open space is provided within a small neighborhood park, other parks and detention areas and a future city park. Transportation principles and policies promote development designs that are pedestrian and transit friendly, provide easy access to "multi -modal" streets, and allow easy connections to the planned, community wide, pedestrian network; while recognizing that private automobiles will continue to be an important means of transportation. At Interstate Land, emphasis has been placed on providing a strong pedestrian connection throughout the community as evident by the internal pedestrian circulation patterns shown on the plan. City of Fort Collins proposed trail sections have been shown along Box Elder Creek and the Cache la Poudre ditch. The 1-25 Subarea Plan has not been adopted at the time of this submittal and was not referenced when creating this ODP.