HomeMy WebLinkAboutWHITHAM PROPERTY - ODP - 24-02B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSIV. CONCLUSIONS
' This study assessed the impacts of the Whitham Property ODP on the
long range (2023) street system in the vicinity of the proposed
development. As a result of this analysis, the following is concluded:
The development of the Whitham Property ODP is feasible from a
traffic engineering standpoint. At full development, the Whitham
Property ODP will generate approximately 10,300 daily trip ends,
807 morning peak hour trip ends, and 1087 afternoon peak hour
trip ends.
In the long range (2023) future, given development of the Whitham
Property ODP and an increase in background traffic, all of the
key intersections are shown to operate acceptably with the
recommended geometry and control. Details regarding the
intersections related to the two overpasses should be addressed
with their designs.
Acceptable level of service is achieved for pedestrian, bicycle,
and transit modes based upon the measures in the multi -modal
transportation guidelines.
When specific development plans are submitted for all or a part
of the Whitham Property, a detailed transportation impact study
will be required.
17
' within the Whitham Property development that will connect to the
future East Ridge development. This will provide neighborhood
connectivity. When an actual PDP is proposed, the classification of
other internal streets will be discussed in the transportation impact
study.
Pedestrian Level of Service
' Appendix B shows a map of the area that is within 1320 feet of
the Whitham Property ODP. There will be three pedestrian destinations
within 1320 feet of the Whitham Property ODP. These are: 1) the
' future residential area in the southeast quadrant of the
Timberline/vine intersection (East Ridge), 2) the future residential
area to the south of thei site, and 3) the future residential parcel to
' the north. This site is in an area type termed "other." Since this
is an MTIS and many of the streets will not exist for a number of
years, the "actual" level of service for each factor is not relevant.
' The level of service determination assumes that future residential
developments will build their streets and adjacent streets in
accordance with Fort Collins Standards. This being the case,
pedestrian facilities will exist where they currently do not. This is
a reasonable assumption. If this does not occur or is not accepted by
the City, then acceptable pedestrian level of service cannot be
achieved. The Pedestrian LOS Worksheet is provided in Appendix B.
' The minimum level of service for "other" is C for all categories.
With the assumed future pedestrian facilities along future streets,
the pedestrian level of service will be acceptable. There are no
schools within 1.5 miles of the Whitham Property ODP. It is expected
that all students within the Whitham Property ODP will be bused.
Bicycle Level of Service
Appendix B shows a map of the area that is within 1320 feet of
the Whitham Property ODP. Based upon Fort Collins bicycle LOS
criteria, there are no bicycle destinations within 1320 feet of the
Whitham Property ODP. A bicycle LOS worksheet is provided in Appendix
B. The "actual" level of service for base connectivity is not
relevant since the streets do not exist.
Transit Level of Service
This area of Fort Collins will be served by feeder transit
service according to the Fort Collins Transit Plan. The nearest
transit feeder route will be no closer than 2640 feet of the Whitham
Property. Appendix B contains a future transit level of service
worksheet. Transit level of service will be in the B category.
16
�o
E
m
.J
International
—�
IT
-a*--- -Denotes Lane
SH14 (Mulberry)
m
c
E
E
H
LONG RANGE (2023) GEOMETRY
' 15
N
�u
PVC
Figure 7
m
m
S416,
J f'
N
241/324
2435/2475
9.9%/13.1%111.5%
39/64 119/163 y Vine
4025/4770 3225rJ065
1.0%/1.1%H.os% 3.7%15.3%/4.5%
303/408
3110r3390
r%/12.0%/10.9%
International
Site Generated (AM/PM)
Total Traffic (AM/PM)
% Impact (AM/PM/Average)
m
c�
3ss/aas 263/354
r�07e�B70 3580/4015
.2%/8.3%/7.8% ( _ _ 7.3%/8.8%/8.1%
SH14 (Mulberry)
m '
c
m
.o
IMPACT OF SITE GENERATED Figure 6
PEAK HOUR TRAFFIC
14
TABLE 2
Long Range (2023) Total Peak Hour Operations
y. ...-_. -. _ ,. ..., a ., t
. -vim .,.. ...... ...
�..M
..... .-....
:.. .. ...-..
LemayNine Ramp
(signal)
WB
C
C
NB
B
B
SB
C
C
OVERALL
C
C
Lemay Ramp/Vine
(signal)
EB
B
B
WB
B
A
SB
C
C
OVERALL
B
B
TimberlineNine Ramp
(signal)
WB
C
B
NB
A
A
SB
B
B
OVERALL
B
B
Timberline Ramp/Vine
(signal)
EB
C
C
WB
B
B
SB
C
C
OVERALL
C
C
Vine/Greenfields
(signal)
EB
B
B
WB
C
C
NB
D
D
SB
C
C
OVERALL
C
C
Timberline/Intemational
(signal)
EB
C
C
WB
C
C
NB
C
B
SB
C
B
OVERALL
C
C
SH14fTimberline
(signal)
EB
C
D
WB
C
D
NB
C
D
SB
C
D
OVERALL
C
D
SH14/Greenfields
(signal)
EB
C
C
WB
C
BNB
C
C
SB
C
C
OVERALL
C
C
13
0
m
to
0
J
as
0
0t
--5M/475
m m
o g
o
O m
m m N O
- 700/610
'0+— 660/595
150/205 --/
465/790 —�-
-mo— AWPM
Rounded to Nearest
5 Vehicles
100/215
7351425
t r
CO
v m g
CD 0o m
N � to Cm
495/445
3951480 —�
N
50205
670/445
_95
515/3170-90200
d0/150
Vine
,m N
to N Go
N �
h
m
w
C
m
m
V
o 8
LOiv
o
so�o
"
--F— 270/235
+
—160/120
r international
145/145
190/345 y
140/385
CD 0
�_ o °D
� m
m
0 0 0
� m N
m $ m
175/110
+
127011275
155/215
SH14 (Mulberry) 155n55
1195/1600 — ►
o 0 0
130/180
2
p�
0 O co
M o
(D
C
L
m
Q
`E
r
LONG RANGE (2023) TOTAL
PEAK HOUR TRAFFIC
m
w
dD
m
m
0 0 �
m N R
m o c� ` 2101190
`I m f 1355/1180
40145
320/235 --/ ) I r
960/1495 0 0 0
215/135 0' to
N m co
Figure 5
12
Figure 5 shows the total (site plus background) long range (2023)
peak hour traffic at the key intersections with development of the
Whitham Property ODP.
Operation Analysis
Capacity analyses were performed at the key intersections. The
operations analyses were conducted for the long range analysis
reflecting a year 2023 condition with development of the Whitham
Property ODP.
Using the traffic volumes shown in Figure 5, the key
intersections operate in the long range (2023) total condition as
indicated in Table 2. Calculation forms for these analyses are
provided in Appendix A. The key intersections will operate acceptably
during the peak hours with the Lemay overpass configuration at the
Lemay/Vine intersection and the Timberline overpass configuration at
the Timberline/Vine intersection.
Development Impact
Figure 6 shows the impact of the site generated traffic on
various street segments in the area of the Whitham Property ODP. The
traffic impact of the Whitham Property at the Timberline/International
and Vine/Greenfields intersections will be just over 10 percent. The
impact at the other key intersections will be less than 10 percent.
Geometry
The long range (2023) approach geometry is shown in Figure 7.
The geometry at the key intersections in the long range future was
determined based upon achieving acceptable operation and meeting the
criteria in LCUASS. Specific lane lengths should be determined as
this development goes through the development review process. The
exact configurations of the intersections related to the Lemay Avenue
overpass and the Timberline Road overpass are not known at this time.
The configurations that were analyzed are similar to those shown in
other transportation impact studies in this area of Fort Collins.
Further analyses would be subject to their respective designs.
Internal Street Classification
Greenfields Court is/will be classified as a 2-lane arterial
street. It will carry traffic generated at this site, as well as some
pass through traffic generated by land uses to the north of Vine
Drive. International Boulevard will be extended east of Timberline
Road in the future and will intersect with Greenfields Court. It will
be classified as a 2-lane arterial. There will be a collector street
11
SITE GENERATED
PEAK HOUR TRAFFIC
Figure 4
1@
10
a
m
m
Z I IJ
so%
SH14 (Mulberry)
TRIP DISTRIBUTION
E
N
Intemational 'v
m
c
m
m
m
10%
Figure 3
0
TABLE I
Trip Generation
Parcel A
210
Single Fanity
249 D.U.
9.57
1 2380
10.191
47
0.56
139
0.65
162
0.36
90
Parcel B
210
Single Family
173 D.U.
9.57
1 1660
0.19
1 33
10.56
1 97
10
62
Parcel C
--- 210
Single Family
0,56
195
0.65
226
0.36
125
Parcel 0
210
Single Family
146 D.U.
9.57
1 14M
0.19
28
0.56
82
0.65
95
0.36
53
Parcel E
210
Single Family
160 D.U.
9.57
1530
0.19
30
0.56
90
0.65
104
0.36
58
2
Total
2H
603
M
3U9
4�
' COLLECTOR
i
D;
O
U �
i
D
U ;
LOCAL
t
IaAL
' LOCAL
LOLL
LOCI
SITE PLAN
EAST VINE DRIVE
g W RIGhT-OFMAY EXISTING
av EACh SIDE SECTM U NE
ZP (1) ROW DEDICATION
FOR ARTERIAL
DW DEDICATION
COLLECTOR
A
31.18 AC
ZONE L-M-N
155 - 249 UNITS
D '
G
21.69 AC
ZONE L-M-N
108 - 173 UNITS
s r
SMALL NEION. r G I aX�lx
PAW1 AC MN) Syr, a
NEIGH CENTER
E 3-5 AC K
I f Ltq 4
,I) CONCEVTI�'
,.:, TRAIL LOCATION N
21.72 - 23.72 AC
ZONE L-M-N a a
<' cz-. D® 108 - 189 UNITS
'' 18.29 AC a+
s i ZONE L-M-N
°D'H i"L 91 -146 UNITS
2
SCALE: 1'=4W
IC
$3.52 AC
)NE L-M-N
- 348 UNITS
FLOOD ZONE
FLOOD ZONE
os-
0.35 AC
N
Figure 2
III. PROPOSED DEVELOPMENT
The Whitham Property ODP is a mixed -use development, located
south of Vine Drive and east of Timberline Road in Fort Collins.
Figure 2 shows a site plan of the Whitham Property ODP. The long
' range analysis (Year 2023) includes development of the Whitham
Property ODP and an appropriate increase in background traffic, due to
normal growth and other potential developments in the area.
Trip Generation
' Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street system. A
compilation of trip generation information contained in Trip Generation,
' 6G° Edition, ITE was used to estimate trips that would be generated by
the proposed/expected uses at this site. Table 1 shows the expected
trip generation on a daily and peak hour basis. Table 1 does not show
' trip generation for the small neighborhood park and the neighborhood
center. These land uses will generate trips that will not impact the
key intersections analyzed in this MTIS. They will primarily be
' internal or non -vehicular.
Trip Distribution
■ Directional distribution of the generated trips was determined for
the Whitham Property ODP based upon the location of trip productions for
these types of land uses and engineering judgment. Future year data
was obtained from the NFRRTP and other traffic studies. Figure 3 shows
the trip distribution used for the Whitham Property ODP.
Trip Assignment
Trip assignment is how the generated and distributed trips are
expected to be loaded on the street system. The assigned trips are
the resultant of the trip distribution process. Figure 4 shows the
' site generated peak hour traffic assignment with full development of
the Whitham Property ODP.
Total Traffic
' The street system in the long range (2023) future will include
the Lemay Avenue overpass and the Timberline Road overpass. This will
eliminate the Lemay/Vine and Timberline/Vine intersections and the
railroad conflicts at the Lemay/Vine and Timberline/Vine
' intersections. While the designs of the two overpasses is not known,
the Lemay/Vine and Timberline/Vine intersections were analyzed as two
T-intersections with signal control. This is similar to the analyses
■ in other TIS's that involved these intersections.
6
Bicycle Facilities
' Bicycle lanes exist within the cross section of Lemay Avenue,
Timberline Road, and Vine Drive. Currently, there are no bicycle
facilities along the other area streets. However, when these roads
are built to arterial and collector standards, bicycle lanes will be
included in the respective cross sections.
' Transit Facilities
Transfort does not serve this area of Fort Collins. The closest
' service is Route 14, which is approximately 2500 feet from the edge of
the Whitham Property ODP.
5
Vine Drive is north (adjacent) of the Whitham Property ODP site.
It is an east -west street designated as a four -lane arterial on the Fort
Collins Master Street Plan. Currently, it has a two-lane cross section
adjacent to the Whitham Property ODP site. At Lemay Avenue and
Timberline Road, Vine Drive has the eastbound and westbound approaches
in a single lane. The existing speed limit in this area is 45 mph.
State Highway 14 (Mulberry) is to the south of the Whitham
Property ODP site. It is classified as a six -lane arterial in this area
of Fort Collins. Currently, SH14 has a four -lane cross section in this
area. At Lemay Avenue, SH14 has eastbound and westbound left -turn
lanes, two travel lanes in each direction, and eastbound and westbound
right -turn lanes. The SH14/Lemay intersection has signal control. At
Timberline Road, SH14 has eastbound and westbound left -turn lanes, two
travel lanes in each direction, and eastbound and westbound right -turn
lanes. The SH14/Timberline intersection has signal control. The
existing speed limit in this area is 45 mph.
' International Boulevard is south of the Whitham Property ODP
site. It is an east -west street designated as a collector street west
of Timberline Road. International Boulevard is not shown to extend to
' the east of Timberline Road on the Fort Collins Master Street Plan.
However, the East Mulberry Corridor Plan shows International Boulevard
as a two-lane arterial street east and west of Timberline Road.
Currently, International Boulevard has a two-lane cross section west
' of Timberline Road. At Timberline Road, International Boulevard has
the eastbound left -turn and right -turn lanes.
Greenfields Court is designated as a north/south 2-lane arterial.
It intersects with SH14. In the future, Greenfields Court will be
extended north, intersecting with Vine Drive. It will bisect the
Whitham Property.
Existing Traffic and Operation
Since this is a MTIS, existing traffic counts are not necessary
at this time. Information contained in the "US287/SH14 Access
Management Report," April 4, 2000 and traffic studies prepared for
nearby development proposals indicated that the key intersections
currently operate acceptably.
Pedestrian Facilities
Currently, there are no pedestrian facilities along the area
streets. However, when these roads are built to arterial and
collector standards, sidewalks will be included in the respective
cross sections. Sidewalks will be incorporated within and adjacent to
the Whitham Property, when actual development occurs.
4
N
Maintain Vista
Ln
(V
m
C
m
m
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0
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_
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Vine Dr.
SURUNGTON NORTHER\ RARROAD f
I
FOW Whitham A c
COLUNS
A A°"" Property
Intemational
Mulberry St.
e�
R��ry
cr
01,
�FRry
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o,�
SITE LOCATION
SCALE 1'=30W
Figure 1
3
II. EXISTING CONDITIONS
The location of the Whitham Property ODP is shown in Figure 1. It
is important that a thorough understanding of the existing conditions be
presented. This area is considered to be in a low density mixed -use
residential area.
Land Use
Land uses in the area are primarily either vacant (agriculture),
industrial, or residential. There are various residential uses to the
west, south, and northeast of the site. Land adjacent to the site is
flat (<2% grade) from a traffic operations perspective. Industrial uses
surrounding the Fort Collins Downtown Airpark are southwest of the site.
The center of Fort Collins lies to the southwest of the proposed Whitham
Property ODP.
Roads
' The primary streets near the Whitham Property ODP site are Lemay
Avenue, Timberline Road, Vine Drive, SH14 (Mulberry), and International
Boulevard.
' Lemay Avenue (CR13) is to the west (approximately 2.5 miles) of
the Whitham Property ODP site. It is classified as a four -lane arterial
in this area of Fort Collins. Currently, Lemay Avenue has a two-lane
cross section north and south of Vine Drive, and Lemay Avenue has a
four -lane cross section north and south of SH14. At Vine Drive, Lemay
Avenue has the northbound and southbound approaches in a single lane.
The Lemay/Vine intersection has signal control. At SH14, Lemay Avenue
has northbound and southbound left -turn lanes, two travel lanes in each
direction, and northbound and southbound right -turn lanes. The
' SH14/Lemay intersection has signal control. The existing speed limit in
this area is 35 mph.
Timberline Road (CR9E) is to the west of the Whitham Property ODP
' site. It is classified as a six -lane arterial south of Vine Drive and
classified as a four -lane arterial north of Vine Drive. Currently,
Timbe=line Road has a two-lane cross section north and south of Vine
' Drive, and Timberline Road has a four -lane cross section north and south
of SH14. At Vine Drive, Timberline Road has the northbound and
southbound approaches in a single lane. The Timberline/Vine
' intersection has all -way stop sign control. At International Boulevard,
Timberline Road has a northbound left -turn lane, one through lane in
each direction, and a southbound right -turn lane. The Timberline/
' International intersection has stop sign control on International
Boulevard. At SH14, Timberline Road has northbound and southbound left -
turn lanes, two travel lanes in each direction, and northbound and
southbound right -turn lanes. The SH14/Timberline intersection has
' signal control. The existing speed limit in this area is 45 mph.
1 2
I. INTRODUCTION
' This Master Transportation Impact Study (MTIS) addresses the
capacity, geometric, and control requirements at and near the proposed
Whitham Property ODP. The proposed Whitham Property ODP is located
' south of Vine Drive and east of Timberline Road in Fort Collins,
Colorado.
During the course of the analysis, numerous contacts were made
with the project planning consultant (BHA Design), the project
owner/developer, and the City of Fort Collins staff. This study
generally conforms to the format set forth in the Fort Collins
transportation impact study guidelines as contained in the "Larimer
County Urban Area Street Standards" (LCUASS). A scoping discussion was
held with the Fort Collins Traffic Engineer. This MTIS would include
only a long range analysis, since overall development plan approval is
being sought. When specific preliminary development plans are submitted
for all or a part of this property, a detailed transportation impact
study will be required. The study involved the following steps:
- Collect physical, traffic, and development data;
- Perform trip generation, trip distribution, and trip assignment;
- Determine peak hour traffic volumes;
- Conduct capacity and operational level of service analyses on key
intersections;
- Conduct level of service evaluation of pedestrian, bicycle, and
transit modes of transportation.
LIST OF FIGURES
Figure
Page
1.
Site
Location ........................................
3
2.
Site
Plan ............................................
7
3.
Trip
Distribution ....................................
9
4.
Site
Generated Peak Hour Traffic .....................
10
5.
Long
Range (2023) Total Peak Hour
Traffic ............
12
6.
Impact of Site Generated Peak Hour
Traffic ...........
14
7.
Long
Range (2023) Geometry ...........................
15
APPENDIX
A Long Range Total Traffic Operation
B Pedestrian/Bicycle/Transit Level of Service Worksheets
TABLE OF CONTENTS
Page
I.
Introduction .........................................
-L
II.
Existing Conditions ..................................
2
LandUse .............................................
2
Roads................................................
2
Existing Traffic and Operation
.......................
4
Pedestrian Facilities ................................
4
Bicycle Facilities ...................................
5
Transit Facilities ...................................
5
III.
Proposed Development .................................
6
TripGeneration ......................................
6
Trip Distribution ....................................
6
TripAssignment ......................................
6
Total Traffic ........................................
6
Operation Analysis ...................................
11
Development Impact ...................................
11
Geometry.............................................
11
Internal Street Classification
.......................
11
Pedestrian Level of Service ..........................
16
Bicycle Level of Service .............................
16
Transit Level of Service .............................
16
IV.
Conclusions ..........................................
17
LIST OF TABLES
Table Page
1. Trip Generation ...................................... 8
2. Long Range (2023) Total Peak Hour Operation .......... 13
WHITHAM PROPERTY ODP
MASTER TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
MAY 2003
Prepared for:
Whitham Farms LLC
0189 Arrowhead Bluff
Blue River Route
Silverthorne, CO 80498
Prepared by:
MATTHEW J. DELICH, P.E.
2272 Glen Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
PP�p REG�ST
rt° 4
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.
91,
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.
2
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.
01
(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 I` and 2nd 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
Statement of Plannina O
Whitham Property
(i) Statement of appropriate City Plan Principals and Policies
LU-1.1 Compact Urban Form. The Whithom 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
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PLANNING AND ZONING BOARD APPROVAL
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OVERALL DEVELOPMENT PLAN
WHITHAM PROPERTY
FORT COLLINSCO LO RA�O
SHEET t OF 7
"""" MCWWASKE 4, 2003
Whitham Property Overall Development Plan - #24-02B
November 20, 2003 P & Z Meeting
Page 5
Consistency with the Parks and Recreation Policy 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 City's adopted
Parks and Recreation Policy Plan. Also, the Witham Property, ODP identifies a potential
public neighborhood park site in Parcel E of the ODP. This is consistent with the plan's
identification of a public park in this area; however, a public park may ultimately be located
on the property directly to the west instead of on the Witham Property.
3. Transportation:
Primary access points to the property will be via future streets to and through the site from
the south, west, and north. The Cooper Slough is along the east side of the Witham
Property, ODP and it effectively decreases the ability to provide access to the east. The
proposed ODP shows the arterial and collector street network and proposed access points
(graphically shown with arrows) for local streets. The actual local street locations and
alignments will be further determined with site specific project development plans.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Whitham Property, 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 adopted East Mulberry Corridor 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 Whitham Property,
Overall Development Plan - #24-02B.
Whitham Property Overall Development Plan - #24-0213
November 20, 2003 P & Z Meeting
Page 4
• There is a proposed 2-lane collector street along a portion of the west
property line.
• There is a proposed 2-lane collector street between the future Greenfields
Court and the west property line.
e. Section 3.6.3(A) through (F) - Street Pattern and Connectivity Standards
The locations and spacing of the proposed access points to and from the site and
adjacent properties are consistent with the requirements for the various types of
street intersections as set forth in this section of the LUC.
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.
g. Section 3.7.2 - Contiguity
The Whitham Property, ODP gains the required 1/6th contiguity to existing urban
development (within either the City or unincorporated Larimer County), as set forth
in Section 3.7.2(A)(1) of the LUC, because 2,635 lineal feet (the east property line)
of the total of 10,571 lineal feet of the outside boundary of the ODP is contiguous
to existing commercial and industrial development properties (Imu-Tek, Genesis
Fixtures, Poudre Valley Co-op, ACE Hardware, storage facility, etc.) to the east.
Consistency with the East Mulberry Corridor Plan:
The East Mulberry Corridor Plan, recently adopted by City Council, identifies the area on
the Whitham Property, ODP as 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 standards 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.
Whitham Property Overall Development Plan - #24-02B
November 20, 2003 P & Z Meeting
Page 3
The breakdown of the parcels and existing/proposed land uses is as follows:
• Parcel A.....
Proposed Residential ........................
(Type 1)
• Parcel B .....
Proposed Residential ........................
(Type 1)
• Parcel C .....
Proposed Residential ........................
(Type 1)
• Parcel D .....
Proposed Residential ........................
(Type 1)
• Parcel E .....
Proposed Residential ........................
(Type 1)
• Parcel F .....
Proposed Neighborhood Center ..........
(Type I or Type 11)
• Parcel G .....
Possible Private Neighborhood Park ...
(Type 1)
• Parcel H .....
Possible Public Neighborhood Park .....
(Type 1)
The proposed land uses are consistent with the permitted uses in the LMN - Low
Density Mixed -Use Neighborhood District.
b. Section 3.2.2(C)(6) - Direct On -site Access to Pedestrian and Bicycle Destinations
The Whitham Property, ODP provides a multi -modal corridor through the site, via
a proposed regional trail from the southeast corner of the property, that connects
to East Vine Drive and the future regional trail as it continues through future
development to the north. There is another multi -modal trail that will connect the
regional trail to Greenfields Court and surrounding properties in the area.
C. Section 3.4.1(E) - Establishment of Buffer Zones
The Whitham Property, ODP provides for the establishment of a buffer zone to the
Cooper Slough, a natural area/habitat partially on the east side of this site and on
the abutting property to the east.
d. Section 3.6.1 - Compliance with the Master Street Plan
The Whitham Property 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.
• There is a proposed 2-lane arterial street connection running south - north
through the middle of the property on the future Greenfields Court alignment.
This street will connect from the south property line to East Vine Drive to the
north.
• There is a proposed 2-lane arterial street along the south property line
between future Greenfields Court and the undeveloped property to the west.
Whitham Property Overall Development Plan - #24-02B
November 20, 2003 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: FA1; existing agriculture, undeveloped land in Larimer County
S: I; existing agriculture, undeveloped land in Larimer County
E: I; existing commercial, industrial, agricultural uses in City of Fort Collins and
Larimer County
W: T; existing agriculture, undeveloped land in City of Fort Collins
Portions of the subject property were annexed as the Buderus First Annexation (30 acres)
& Buderus Second Annexation (108 acres) in May, 1992. They were zoned IL - Limited
Industrial with a PUD condition. The remaining portion of the subject property was annexed
as the Whitham Farms, LLC Annexation (20 acres) in August, 2002. It was zoned T —
Transition.
The entire property was rezoned LMN - Low Density Mixed -Use Neighborhood in
September, 2003. It 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 ODP for land uses permitted in the LMN - Low
Density Mixed -Use Neighborhood Zoning District, as defined in Sections 4.4(B)(2)
- Administrative Review (Type 1) and 4.4(B)(3) - Planning and Zoning Board Review
(Type 11) of the City of Fort Collins LUC. The proposed uses are single-family
detached residential, two-family residential, single-family attached residential, multi-
family residential, a neighborhood center, and a neighborhood park (private or
public, yet to be determined) on 160.3 acres. The property is located on the south
side of East Vine Drive, east of North Timberline Road, and west of Interstate 25.
It is zoned LMN.
ITEM NO. 1
MEETING DATE 11 20 03
STAFF It
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Whitham Property, Overall Development Plan - #24-02B
APPLICANT: BHA Design
c/o Roger Sherman
4803 Innovation Drive
Fort Collins, CO. 80525
OWNER: Whitham Farms, LLC
0189 Arrowhead Bluff, Blue River Route
Silverthorne, CO. 80498
PROJECT DESCRIPTION:
This is a request for approval of an Overall Development Plan (ODP) for certain land uses
permitted in the LMN - Low Density Mixed -Use Neighborhood District, as defined in
Sections 4.4(B)(2) - Administrative Review and 4.4(B)(3) - Planning and Zoning Board
Review of the City of Fort Collins Land Use Code (LUC). The proposed uses are single-
family detached residential, two-family residential, single-family attached residential, multi-
family residential, a neighborhood center, and a neighborhood park (private or public, yet
to be determined) on 160.3 acres. The property is located on the south side of East Vine
Drive, east of North Timberline Road, and west of Interstate 25. It is zoned LMN.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Whitham Property ODP complies with the applicable review criteria in the LUC,
including the LMN - Low Density Mixed -Use Neighborhood Zoning District standards,
general development standards, street connectivity standards; and, the adopted Master
Street Plan, the Parks and Recreation Policy Plan, and the East Mulberry Corridor Plan.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT