HomeMy WebLinkAboutWHITHAM PROPERTY - ODP - 24-02B - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES(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"1 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"d 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
(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 located 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 3/4 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.
Statement of Planning Objectives Page 2 of 3
JUL 16 zoos II I
Statement 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.
LU-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 the 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-2.2 Urban Design. 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 Regulations 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 Scope. 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 far 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 Objectives Page 1 of 3