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Home My WebLink AboutTRAILHEAD ANNEXATION & ZONING - 43-02 - CORRESPONDENCE - PLANS (5)A centrally -located neighborhood center is situated within walking distance of all residences. It includes a small park with grassy areas and walking paths, a community building, and a daycare facility. The center is located adjacent to the proposed Minor Arterial street, a logical transit stop location. Mountain Vista Subarea Plan Principles and Policies include the following: PRINCIPLE MV-LU-1: The Mountain Vista Subarea will have a balance of residential, commercial, civic and social facilities. Policy MV-LU-1.1 Regarding a balance of land uses. By providing the opportunity for a variety of housing choices within the subarea plan, the Trailhead project presents an integral part of the interrelated neighborhood districts located to the south of the commercial core. PRINCIPLE MV-T-1: Consistent with the Land Use Code, the transportation system within the subarea will have: 1) arterial corridors providing efficient access to and through the subarea, including major features such as railroad under/overpasses, a new I-25 interchange, and significant landscape mitigation features. A Minor Arterial street is planned to go through the Trailhead site, thus providing an important arterial corridor for the subarea. Policy MV-T-1.1 Regarding landscape buffers. Generous landscape buffers will be used along East Vine Drive and the proposed Minor Arterial street. PRINCIPLE MV-CAD-3: Neighborhoods in Mountain Vista will be designed to promote distinct neighborhood structure and identity. The Trailhead neighborhood will have it's own separate identity, while at the same time providing pedestrian linkages between Trailhead and other development. PRINCIPLE MV-NOL-1 The Mountain Vista Subarea will provide a balanced system of recreation facilities, parks, trails, natural areas, and open lands. The Trailhead property provides several important links for the subarea in terms of open space, parks and trails. Trails and greenways will occur along the realigned Larimer and Weld Canal at the northern boundary of the property, as well as a tie in to the along the eastern edge of the property, between Waterglen and this site. Trailhead Annexation Page 9 10/17/03 PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.1 Relationships to Residential Districts Policy AN-1.2 Street networks The Trailhead development will be convenient to the proposed Community Commercial District by utilizing multiple streets connecting into and out of the neighborhood and by encouraging alternative modes of transportation. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces Policy AN-2.3 Untreated Irrigation Water A small centrally -located park will be within walking distance to all of the residents of the Trailhead neighborhood. Extensive amounts of open space are included as well as a greenbelt/trail system linking the neighborhoods together. The trail system will tie into the proposed City-wide parks trail system planned for the northeast part of the City. In addition, the developers plan to use untreated on -site well water for irrigation of open space areas, lessening the burden on the public water system. PRINCIPLE LMN-I: Low Density Mixed -Use Neighborhoods will have an overall minimum average density of five (5) dwelling units per acre, achieved with a mix of housing types. Policy LMN 1.2 Mix of Housing Types and Lot Sizes The Trailhead neighborhood would include a variety of housing choices for the community. These include single- family detached, single family attached and multi- family. In addition, the developers plan to create an opportunity for affordable housing by integrating low- income residences into the surrounding neighborhood. The overall minimum density will be five dwelling units per acre. PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LMN-2.2 Neighborhood Center Policy LMN-2.3 Neighborhood Center Location Policy LMN-2.5 Neighborhood Center Access Policy LMN-2.8 Access to Transit Policy LMN-2.9 Outdoor Spaces Trailhead Annexation Page 8 10/17/03 PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Policy ENV-5.1 Protection and Enhancement The site contains existing Ponderosa Pine farmstead windbreaks. The developers intend comply with the buffer standards to preserve these trees and their wildlife habitat. In addition, the developers will enhance these areas with existing on -site well water. PRINCIPLE GM-2: The City will consider the annexation of new territory into the City limits when the annexation of such property conforms to the vision, goals, and policies of City Plan Policy GM-2.1 Annexation Policies The Trailhead property is located within the Community Growth Management Area. The required infrastructure standards will be met by improving East Vine Drive and building internal public streets to current City standards. All utilities and storm drainage systems will be to City or district standards. PRINCIPLE GM-5: The provision of adequate public facilities and the phasing of infrastructure improvements will be important considerations in the timing and location of development. Policy GM-5.1 Phasing of Development Water, sewer, emergency services and schools can adequately serve the Trailhead development. At least one -sixth of Trailhead's boundary is adjacent to existing City limits. Water will be provided by ELCO and the water source will be from Soldier Canyon Water Plant via an existing 6-inch line along Vine Drive and an existing 24-inch line along Mountain Vista. Water for landscape irrigation will be provided by on -site wells. Sanitary sewer will connect into an existing 18-inch Boxelder sanitary sewer line along Vine Drive at the southeast corner of the site. There is also an existing Boxelder 21-inch sanitary sewer line at the northeast corner of the site. PRINCIPLE GM-6: Development will pay it "fair share" of the cost of providing needed public facilities and services. Policy GM-6.1 Fees and Development Regulations Policy GM-6.2 Limited -Income Housing The Trailhead development will be paying their fair share of the cost of providing desired public transportation connections. In addition, the project will provide an opportunity for much -needed affordable housing as identified in the 1999 Priority Affordable Needs and Strategies Report. Trailhead Annexation Page 7 10/17/03 PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the city. Policy CAD-1.1 Street Design Standards Policy CAD-1.2 Street Layout The proposed street system for the Trailhead development will conform to City street standards. The pattern and layout of the public streets will be simple, direct and interconnected. The local streets will tie into the minor arterial at appropriate distances. The site is designed to incorporate generous green space and landscaping along the Minor Arterial. Street trees are used throughout the project to enhance the street layout. PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program. Policy ECON-1.3 Infrastructure and Capital facilities The site is located within close proximity to the proposed major Community Commercial District at Summitview Drive and Mountain Vista Drive. Multi modes of transportation will be available by utilizing the street network and the trail system. A daycare center is proposed within the Trailhead development, which provides a convenient location for people working in the nearby employment and commercial centers. PRINCIPLE HSG —1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.2 Housing Supply Policy HSG-1.4 Land for Residential Development Policy HSG-1.5 Special Needs Housing The Trailhead development offers housing opportunities with more affordability and proximity to the proposed major commercial and employment centers, while providing a mix of housing types within the development. PRINCIPLE HSG —2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock. Policy HSG-2.2 Incentives Policy HSG-2.3 Development Practices Policy HSG-2.5 Distribution of Affordable Housing The Trailhead development will provide affordable housing that will help maintain proportional balance to the wages of the City's labor force in addition to dispersing this type of development throughout the Fort Collins region. Trailhead Annexation Page 6 10/17/03 City Plan Principles and Policies achieved by the proposed Trailhead Annexation and Structure Plan Amendment PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form The project is located in a vicinity of the northeast part of town that has been identified on the City Structure Plan as an area designated for future growth. PRINCIPLE LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure Policy LU-2.2 Urban Design With the northeast part of the City growing in activity, this project will enhance the urban character of this area, adding residential to the surrounding proposed commercial and industrial identities, and therefore fitting into the City Structure Plan. Residential neighborhoods located south of the core commercial district will be more cohesive without the employment district in the middle. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternative that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns Policy T-1.2 Multi -Modal Streets Policy T-1.4 Adequate Facilities Policy T-1.3 Street Design Criteria Development of this project will create the Minor Arterial street and Trailhead's proximity to East Vine Drive will utilize alternative transportation modes. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Policy T-5.2 Connections The Trailhead development will provide a network of sidewalks and trails connecting pedestrian and bicyclists to different parts of the neighborhood, as well as linking them to the City-wide trail system. Direct sidewalk access from ends of cul-de-saces will be provided where logical connections can be made. Trailhead Annexation Page 5 10/17/03 Annexation property without a new I-25 interchange at Vine Drive. This portion of the Employment District is physically separated from the "core" by the railroad and Larimer and Weld Canal and its interstate access would need to be routed through other properties for a distance of over one mile either north or south. Furthermore, Employment in this location would not serve as a "buffer" or "transition" between Industrial and residential — a stated characteristic of the District in the Mountain Vista Subarea Plan. On the other hand, location of the Employment District further to the would fit all of these Subarea Plan characteristics. Allowing the LMN uses to be relocated to the Trailhead Annexation Property would keep Waterglen from being an isolated neighborhood adjacent to the Interstate and create a more diverse neighborhood. The Trailhead and Waterglen neighborhoods, combined would be able to share open space trail systems and residents could conveniently use both neighborhood centers. Providing diverse housing opportunities that are affordable in a location that has proven to be successful makes sense. While an affordable housing community would be viable at the proposed location along Vine Drive, it is not an option for the property located north of the canal and railroad tracks at the present time. The relative isolation of the property to the north will not be suitable for development until more infrastructure is completed to the north. In conclusion, we feel that the City of Fort Collins Structure Plan is in need of change and that the proposed plan amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan. Trailhead Annexation Page 4 10/17/03 Collins and the Trailhead development demonstrates the ability to help provide a solution to a community -wide need. • The land is better suited for residential. The is site situated high above the neighboring properties, providing a good view of the front range. In addition, there is significant open space and mature vegetation on the property, providing an ideal situation for residents. As with the neighbor to the east, Waterglen, on - site well water is available for lawn irrigation and management of open space. • Since the adoption of the Mountain Vista Subarea Plan in March of 1999, the northeast Fort Collins truck route is no longer believed to be a viable alternative along East Vine Drive. In order to be consistent and cohesive with the surrounding LMN land uses indicated on the current City of Fort Collins Structure Plan, an LMN zoning district is more appropriate in this location than employment. • The connectivity that the Minor Arterial street provide will encourage development to the north, which had been a long-term goal of the City. Without this residential development, this connection would not occur. We believe that it is in the best interest of the community to recognize the shift in dynamics in this portion of the Mountain Vista area and to acknowledge that the Trailhead project can help solve community -wide needs and goals such as connectivity and affordability. The visions and goals set forth in the Mountain Vista Subarea Plan are not compromised by this change from employment use to residential. According to Section 2.9.4 of the City of Fort Collins Land Use Code, proposed amendments to the Zoning Map may be approved with the following provisions: Section 2.9.4(H)(2)(b) states that the proposed amendment is warranted by changed conditions within the surrounding area. We contend that the circumstances in the northeast part of the City have changed, not only for the reasons stated in the above paragraphs, but also due to recent events occurring with the City -initiated amendments to the Mountain Vista Subarea Plan. The new plan supports the Trailhead Property zoning change to LMN. As recommended by staff, shifting the E zoning to the north around the Anheuser-Busch property would not cause a net loss of E zoning in the northeast. Indications from Anheuser-Busch point toward a commitment to allow the E zoning on their property, therefore keeping the balance of employment land in the area. In addition, transportation conditions in the northeast have changed as well. Vine Drive is no longer being considered as a major truck route and CDOT has no plans for a new interchange along Interstate 25 at Vine Drive in the foreseeable future. In fact, the Mountain Vista Subarea Plan's description of this District (easily accessed from the interstate and contributing to a positive gateway design) are inapplicable to the Trailhead Trailhead Annexation Page 3 10/ 17/03 Annexation Justification Incorporating this property into municipal boundaries results in the following benefits to the City: • The property is located within the Fort Collins Growth management Area (GMA) and is eligible for voluntary annexation according to Colorado Revised Statutes requiring at least 1/6 of the property be contiguous with existing City limits. Approximately 5,798.81 feet of 9,055.23 feet of the total property is contiguous to the existing City limits. This contiguity occurs through common boundaries to the east and south of the site. • The City of Fort Collins Master Street Plan identifies a proposed Minor Arterial street that will be constructed through the site, thus creating an important and desirable transportation link between Mountain Vista Drive and the East Mulberry Corridor. • Other utility and infrastructure improvements will be constructed to City standards, including improvements to East Vine Drive as required. • The property will generate development impact fees, providing funding for future parks and trails in the area. • The City can take advantage of the property taxes generated by the development. Proposed Zoning and Structure Plan Amendment Justification The applicants and landowners are requesting an amendment to the City of Fort Collins Structure Plan, as outlined in Appendix C of City Plan. This site is designated as an Employment District on the City of Fort Collins Structure Plan and the Mountain Vista Subarea Framework Plan. The request is to modify both of the above plans to create a Low Density Mixed Use Neighborhood District — LMN. We believe an Employment District may not be the best use of this land for the following reasons: • The adjacent Waterglen residential project has been an enormous success with one of the fastest -growing affordable developments in the City for several years, with virtually all of the lots now sold. Waterglen is attractive, reasonably priced, provides a variety of housing options and lifestyle choices which all contribute to the success of this development. The Priority Affordable Housing Needs and Strategies report identifies the necessity for additional affordable housing in Fort Trailhead Annexation Page 2 10/17/03 October 17, 2003 Planning and Zoning Board Members Bob Barkeen City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80522 RE: Trailhead Annexation, Zoning and Structure Plan Amendment Dear Bob, In accordance with Section 2.12 of the City of Fort Collins Land Use Code, this letter is a formal request to annex and zone the property known as the Trailhead Annexation. The property consists of 88.79 acres and is located on East Vine Drive, 1/4-mile west of Interstate 25. East Vine Drive borders the site to the south, the Waterglen development to the east and farmland to the north and west. The northern boundary of the project runs in a northeasterly direction, paralleling the Burlington Northern Railroad spur and the Larimer and Weld Canal. Surrounding zoning is LMN to the east and south, and Larimer County FA 1 to the west and north. The property is currently zoned FA l Farming in Larimer County. The property is presently being used for agriculture and the Fort Collins police Department for training. The proposed zoning is Low -Density Mixed -Use Neighborhood District (LMN). The property is contained within the Mountain Vista Subarea Plan and is currently designated as an Employment District (E) on the Mountain Vista Subarea Framework Plan and the City of Fort Collins Structure Plan. The applicants are requesting an LMN District in order to create a diverse neighborhood and provide an opportunity for quality affordable housing in the northeast part of town. The Trailhead development will include a variety of housing choices for the community, with approximately 390 dwelling units proposed. These include small lot single- family detached, attached duplex houses and multi -family units containing three to six dwellings in a building. In addition, the developers plan to create an opportunity for moderately priced housing by integrating lower- income residences into the project. A centrally located neighborhood center is situated within walking distance of all dwellings. It includes a small park with grassy areas and walking paths, a community building, and a daycare facility. Generous amounts of open space and trails are incorporated along irrigation ditches and throughout the site so residents can easily walk or bike to the neighborhood center as well as the proposed City-wide trail system. Trailhead Annexation Page 1 10/17/03 ANNEXATION PLAT TRAILHEAD ANNEXATION CALCULATED AREA- 91.285 ACRES (3.976.373 SQ. FT.) 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It bmd Ml¢ xo. 940 .o d�xrm . TMY H.w1L .T . NEEVLNI u¢Tda . Man Ldi.l. 1.c0.M.W..M Tit ol. cLEW AcraolEn As ro ,aRu Mwfl. TN Ttu .. w....o n.mE E. TMwo v .mr Atom oMew4 tom e St we. .o uu.tw c., T.Ym'u 1.1, w, AMEm M TIE YRa �NWWa .blwJ.,v w..0 RI "M:ReoAa4e "'. MS. 1 raT. Mwu91m S1 viF �q . 1. t .d.aa — A T E.NM .1 .it�bYOM•F ,mp .1w. Ma LW11.. ..9D dd AAA a[.LCT MMe .1 It cryRt® .w[ F.S.p a.Fd M¢.IM.—.-.- ANNEXTATION PLAT TRAILHEAD ANNEXATION 307UA7E ON THE SOU7 NWEST ONE -QUARTER OF SEOTOOK m, TOWNBHOP 7 NORTH, RANGE SS WEST OF 7KE MATH FRONCOPAL 5NE080®OAN COUNTY OF LAWOWER, STATE OF COLORADO 1 ISow HpNX I�B E.NEN YC11Pl ..� N. " I l' N. .' ".. ieeN wot��Ee .'. *A . rM.w r wcaxo/p Ro i t.R}•1.t TIES, ... ME G ALLD1. LIND. AND .M.. I.R.xr ..e M... ,A AA _ xA.M wR . M 50An1,E91 .L_..lTl . SETm.. MOOR E ANNEXATION _ _ ---'1— _ _ _ _ _ _---_ _ e— __ -------------- 14� __________,__ ______ _ _ — — — — — —. - — — _- — —I __ y L-o m.N. l.s.w1 ' rf. / CIAO,p�. ' 5 ph��fl' J' M /r�.1,R'N9eV oE� SEE. .. ZLx.� w MAJI YM . l I/.' c.N 91.N.. %111Mr II r i T, a11S Ww l •• _.0 1 1Th N 1 g ,V S1 11 1 �11 fR ENwIrv¢BIUNG ip1E-:)yASS0CIATES INC Landscape Architecture Urban Design October 16, 2003 PROJECT / NO.: Trailhead Annexation and Zoning TO: City of Fort Collins Current Planning Dept. ATTN: Bob Barkeen ENCLOSED PLEASE FIND: Planning 3 COPIES OF ANNEXATION PLAT REVISED OCT. 15 1 COPY OF REVISED ANNEXATION & STRUCTURE PLAN AMENDMENT REQUEST X Forward X Prints ForApproval Mail Returned Original X For Your Use UPS Specifications X As Requested X Delivery Shop Drawings For Your Files Pick -Up Computer Disk Airborne G1=1i'if-,IV:4--3 BY: Cathy Mathis 401 West Mountain Ave. Suite 201, Fort Collins, CO 80521-2604 Phone 970.224.5828 Fax 970.224.1662