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Home My WebLink AboutINTERSTATE LAND - ODP - 49-02A - REPORTS - RECOMMENDATION/REPORTInterstate Land, Overall Development Plan - #49-02A January 15, 2004 P & Z Meeting Page 7 FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Interstate Land, ODP, staff makes the following Findings of Fact: • The request is in compliance with the applicable criteria and standards in the Land Use Code. • The request is supported by the 1-25 Subarea Plan and Design Standards. • The request is supported by the adopted Parks and Recreation Policy Plan. RECOMMENDATION: Staff recommends that the Planning and Zoning Board approve the Interstate Land, Overall Development Plan - #49-02A. Interstate Land, Overall Development Plan - #49-02A January 15, 2004 P & Z Meeting Page 6 3. Transportation: Primary access points to the property will be via future streets to and through the site from East Prospect Road and the Frontage Road. Boxelder Creek is along the east side of the Interstate Land, ODP, between proposed development and the Frontage Road, and it effectively decreases the ability to provide multiple access points to the east. The ODP shows the proposed major access points (graphically shown with arrows) to the property. The actual local street locations and alignments will be further determined with site specific project development plans. 4. Neighborhood Information Meeting: A neighborhood information meeting was held on August 12, 2003, for the Interstate Land, ODP development proposal. There were 50 residents and interested citizens present, as well as 5 people representing the development and 3 City staff members. The most immediate and significant concern expressed by the neighbors was the possibility of street connections between this development and the existing Boxelder Estates neighborhood to the west. Several residents in Boxelder Estates previously purchased a strip of land along the east side of their development to preserve as open space and prevent street connections with the property to the east (Interstate Land). This concern is being addressed with the Interstate Land, ODP in that no street connections to the west are being proposed. See Section 2.e. (above) regarding the Street Pattern and Connectivity Standards in the LUC. A copy of the notes taken at the neighborhood information meeting is attached to this staff report. Also, attached are the following items that were presented to City staff at the meeting: • Position paper from the 20 residents in Boxelder Estates who own a strip of land that lies between Boxelder Estates and the land in the Interstate Land, ODP. • Signed petition from the Boxelder Homeowners Association opposing any street extensions or "connectivity" between Boxelder Estates and the proposed development on Interstate Land. • Signed petition from the Cooperslew Open Space Association opposing any street extensions or "connectivity" between Boxelder Estates and the proposed development on Interstate Land. Interstate Land, Overall Development Plan - #49-02A January 15, 2004 P & Z Meeting Page 5 The applicant proposes that this portion of the site remain a natural area, and maintains this would be the most beneficial use. The applicant believes that a vehicular connection would detract from this proposed natural area while providing minimal benefits to vehicular circulation for the development. After evaluating the Interstate Land, ODP and the Applicant's justification for limited access to the Frontage Road, City staff finds that the proposed access points to the Frontage Road, as shown on the ODP, are sufficient to provide necessary access to the mix of land uses proposed. Also, the Boxelder Creek, Cache La Poudre Ditch, and the Lake Canal present physical and natural resource constraints that would be difficult to mitigate for if any additional street connections were to be made in this area. Therefore, staff supports the Applicant's justification and the layout of the ODP. f. Section 3.6.4 - Transportation Level of Service Requirements The Traffic Operations and Engineering Departments have reviewed the Transportation Impact Study that was submitted to the City for review and have determined that the vehicular, pedestrian and bicycle facilities proposed with this ODP are consistent with the standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual. Consistency with the 1-25 Subarea Plan: The 1-25 Subarea Plan, Land Use Plan identifies the area on the Interstate Land, ODP as Commercial Corridor, Employment District, Low Density Residential Uses. The proposed land uses are consistent with the adopted plan. Future site specific development plans for this site will be subject to the Development Standards for the 1-25 Corridor as set forth in the City's LUC. The proposed street network on the ODP is in conformance with the Proposed Street Network in the adopted plan. The proposed location and alignment of an off-street multi -use trail along the east side of the property, loosely following the Cooper Slough, is consistent with the Off -Street Multi -Use Trails section of the Proposed Bikeway Network in the adopted plan as it relates to the City's adopted Parks and Recreation Policy Plan. Consistency with the Parks and Recreation Policy Plan: The Interstate Land, ODP is consistent with the City's adopted Parks and Recreation Policy Plan with respect to trails and parks. The proposed locations and alignments of off-street multi -use trails along the east side of the property match the adopted plan. The ODP identifies a potential public neighborhood park site in northwest corner of the ODP consistent with the plan's identification of a public park in this area. Interstate Land, Overall Development Plan - #49-02A January 15, 2004 P & Z Meeting Page 4 become relevant to development on this property. The Applicant has provided justification for the reduction of intersections / connections to the 1-25 Frontage Road as follows: No additional connections are being proposed to the 1-25 Frontage Road in the northeast corner of the site, being the proposed residential area west of Boxelder Creek. The proposed decrease in connections to the 1-25 Frontage Road sufficiently serves the site for the following reasons: The proposed residential area located west of Boxelder Creek is adequately served by the proposed road system. The traffic study determined that no additional access points to the subdivision would be necessary from a traffic operations standpoint. - Poudre Fire Authority indicated that the two currently proposed access points from East Prospect Road and the Frontage Road satisfy the separation requirements for the code -required two points of access for emergency services to the development. - Any proposed connection would need to cross a significant natural area that is slated for preservation by the ODP. This natural area has stands of existing trees, wetlands and wildlife habitat associated with Boxelder Creek and the natural area buffers that provide wildlife habitat and wildlife corridors paralleling both the Lake Canal and Cache La Poudre irrigation ditches. These natural areas would be impacted by an additional connection. - The proposed connection would encourage road construction adjacent to or within the F.E.M.A. 100-year floodplain. - The City of Fort Collins defined floodway associated with Boxelder Creek exists in this area and is approximately 125' at its narrowest point. Any additional connection would encourage development within and/or adjacent to the floodway. - Twelve feet of grade change exists between the proposed residential development and the 1-25 Frontage Road. - Bicycle and pedestrian connectivity will be provided by trails proposed by the City of Fort Collins Parks and Recreation Policy Master Plan. Interstate Land, Overall Development Plan - #49-02A January 15, 2004 P & Z Meeting Page 3 b. Section 3.2.2(C)(6) - Direct On -site Access to Pedestrian and Bicycle Destinations The Interstate Land, ODP provides a multi -modal corridor through the site, via a proposed regional trail, that connects East Prospect Road to future regional trails to the north, south, and west of the property. It assumes an alignment along the west side of Boxelder Creek and the south side of the Lake Canal. C. Section 3.4.1(E) - Establishment of Buffer Zones The Interstate Land, ODP, Buffer Exhibit provides for the establishment of a buffer zone to the Cooper Slough, a natural area / habitat on the west side of this property. It also establishes the necessary buffer distances to the Boxelder Creek, the Cache La Poudre Ditch, and the Lake Canal. d. Section 3.6.1 - Compliance with the Master Street Plan The Interstate Land, ODP is in compliance with the City's Master Street Plan in that it provides for the arterial and collector streets as shown on the plan. • East Prospect Road, along the south property line, is identified as a 4-lane arterial street. • A portion of the Frontage Road, along the east side of the property, is identified as a 2-lane collector street. e. Section 3.6.3(A) through (F) - Street Pattern and Connectivity Standards There are no street connections being proposed from the Interstate Land, ODP property into the Boxelder Estates and Sunrise Acres residential neighborhoods to the west and the northwest. There is UE - Urban Estate zoning along the west side of the Interstate Land, ODP adjacent to these neighborhoods. Section 4.1(E)(1)(b) of the LUC states: "Development in this District shall be exempt from the standards contained in Section 3.6.3, Street Pattern and Connectivity Standards." The locations and spacing of the proposed access points to and from the site along the Frontage Road are consistent with the requirements for the street connections as set forth in this section of the LUC. The Frontage Road is presently classified as a collector 2 lane street. However, should the Frontage Road at some time be elevated to a minor arterial 2 lane classification then Section of 3.6.3(D) Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets would Interstate Land, Overall Development Plan - #49-02A January 15, 2004 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C, I, R; existing industrial, office, retail in Larimer County (Smithfield Subdivision, Crossroads East Business Center, Sunrise Acres Subdivision) S: C, POL, FA; existing utility, learning facility, undeveloped land in City of Fort Collins and Larimer County (City Resource Recovery Farm, Environmental Learning CenterNisitor Center) E: C, I; undeveloped land in City of Fort Collins W: FA, R; existing residential in Larimer County (Boxelder Estates, Sunrise Acres Subdivision Portions of the subject property were annexed as the Interstate Lands First Annexation & Interstate Lands Second Annexation in April, 1987. The remaining portion of the subject property was annexed as the Phillips Annexation in November, 1992. The property is currently unplanned and undeveloped. 2. Land Use: Compliance with the City of Fort Collins Land Use Code: As set forth in Section 2.3.2(H), an ODP shall comply with the following criteria: a. Section 2.3.2(H)(1) - Consistency with zone district standards (Article 4) and general development standards (Article 3) This is a request for approval of an Overall Development Plan (ODP) for land uses permitted in the C - Commercial, E - Employment, LMN - Low Density Mixed -Use Neighborhood District, and UE - Urban Estate Zoning Districts. The proposed uses are single-family residential, multi -family residential, a neighborhood center, and a neighborhood park (private or public, yet to be determined) on 177.5 acres. The property is located at the northwest comer of East Prospect Road and Interstate 25. It is zoned C, E, LMN, and UE. The proposed land uses are consistent with the permitted uses in the C, E, LMN, and UE Districts. ITEM NO. 9 MEETING DATE 1/15/04 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Interstate Land, Overall Development Plan - #49-02A APPLICANT: Cityscape Urban Design, Inc. c/o Joe Carter 3555 Stanford Road, Suite 105 Fort Collins, CO. 80525 OWNER: Western Seven Investment, LLC c/o Stan Whitaker 11859 Pecos Street, Suite 300 Westminster, CO. 80234 PROJECT DESCRIPTION: This is a request for approval of an Overall Development Plan (ODP) for land uses permitted in the C - Commercial, E - Employment, LMN - Low Density Mixed -Use Neighborhood District, and UE - Urban Estate Zoning Districts. The proposed uses are single-family residential, multi -family residential, a neighborhood center, and a neighborhood park (private or public, yet to be determined) on 177.5 acres. The property is located at the northwest corner of East Prospect Road and Interstate 25. It is zoned C, E, LMN, and UE. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Interstate Land, ODP complies with the applicable review criteria in the LUC, including the C, E, LMN, and UE District standards, general development standards, street connectivity standards; and, the adopted Master Street Plan, the Parks and Recreation Policy Plan, and the 1-25 Subarea Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT