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SPRING CREEK FARMS REZONING - 24-00C - CORRESPONDENCE - REVISIONS
t . A tract of land located in the Southeast Quarter of Section 19, Towns up 7 Nwnh, Range 68 West of the 6`b Principal Meridian, City of Fort Collins, County of Latimer, State of Colorado being more particularly described as follwws: Basis of Bearings: The East line of the Southeast Quarter of Section 19, assumed to bear North 00'Ol'49" West, with all bearings herein relative thereto. DhgvJENCING at the ScrgAeast Comer of Section 191 thence North 00001149" � 'est, 103.75 feet aloas the East line of said Southeast Quarter, Thence South 89°58' 11 " West, 56.96 feet to th4:.Wester1y:iridt-;of.-way: of Timberline Road s that docui bent recorded at Rccegtion. Ia 3DC411kU7D3�.Ditiaeieco s'ofV?Jj er; oimtyaiad the TIZLW-POT TNT OF a BEGTNNTr+TG; T11;.ce;4'eeriy 91-84 feet aloeCn - f}rC arc of a curve ncaye to the Iv'ti1t It esl ;s td hayi* ' : tad us Qf 14,00 feet, a ceiAfiraI angle o 89°22'I6 and being sineiii ei(f )!,} ?oi �1? t bi'ars SouV,lest,.19.b9 feet; Tbenee> along the l�lprtiterly r f tv y 4f l r c R04g via# doct }ent recorded at Reception Na. 2©iiI ?y � ecords of� T el. Coutity'.ihefollavwla four (4) courses: 1) South ?.feel; 2� $(s xth 84°66°33" West, 287.40 feet; 3) South 87°2I' 33" Wesi, 0,68 feet; ThericeNoiffi 00°01'49" Wes4 719 2 fe t tb otut o ctrn=e, Th nice Northeasterly 23.56 feet -along the aft of a curve c6ncaF FQ'thE outhr ast said arc haviisaral a radius of 15�00 feet: a central ang?e of 90QQ0'0p= el being subtended by a chothat bears North 44'58' 11 " East, 21.21 feer, Thance North 89°58' 1 ] " East, 219.04 feet to a point of curve: Thence Easterly 23.78 feet along the are of a carve concave to the South, said arc having a radios of 99.50 feet, a central angle of 15'13'22�', and being.subtendedby a chord that bears South 82`2508" East; 2i.7i feet to apoiiit of reverse curve; Uience Northeastexl ' 17133 feet along the art: of a curve concave io the Northwest, said arc having a zadius of 81.50 feet, a central angle of 120°26'44`, and being subtended by a chord -that bears North 44°581 I" East, l4I.48 feet to a point of reverse curie; Thence Northcrty23.78 feet along the arc of a carve concati=e to the East, said arc having a_fadius of 89.50 feel, a central an -le of 15013J?�", -rid being subtended by a chgrd that bears North 07038730" West, 23.71 feet; Thence North 00001'49" West, 29756 feet to a poiat'of curve; Thence Northeasterly 23.57 feet along the arc of a curve concave to the Southeast,. said arc having a radius of 15.00 feet, a central angle of 90001'4T ; and being subtended by a chord that bears North 44059'05" East, 21.22 feet; Thence l\roith 9000TOO" East, 207.15 feet to the Westerly ribht-of-way of Timberline Road, Thence along the Wesley rigbt-of-way of Timberline Road per that document recorded at Reception Nro. 2001007023 of the records of Larimcr County the following four (4) courses: 1) South 01015*03" East, 124-68 feet; 2) South 02*10'36" West, 120.12 feet; 3) South 05046'19" West; 30.56 feet; 4) South 00001'49" East, 345.70 feet to the TRUE PONT OF BEGINNING. The above described tract contains 5-022 acres, more or less; and is subject to a]I easerfrents and rights of way of record or existin& 19111111JrJ • .r y ;fl G Fax Name: Katy Carpenter Organization: City of Fort Collins - GIS Department Fax: 970-416-2483 Phone: 970-221-6329 From: Stephen A. Maguire Date: January 24, 2006 Subject: Spring Creek Farms Rezoning application Pages: 6 Katy: I just spoke to you about a comment made by the GIS Department that found its way into the Staff Project Review attached to this Fax (page 2, item No 6). According to the comment, there is a discrepancy between the rezoning legal description submitted by the applicant and the legal description shown in the GIS department's records. Attached is the legal description that is from the applicant's Purchase Contract with the owner, Sc Group Investments. Also attached is a depiction of the Property. I believe that attached is what the applicant used in its rezoning application. The surveyor that produced the applicants's legal description is Stantec, Inc. Stantec has surveyed the entire subdivision and has to be used by the City of Fort Collins to subdivide its Police Administration building. Your comments in Staff Project Review give me concern that the legal we provided to the applicant and the legal used in the circulating plat may be erroneous. Could you look over the attached documents and let me know what discrepancy you have found. Thanks, Stephen A. Maguire SC Investment Group, LLC 6300 S. Syracuse Way, 293 Englewood, Co 80111 Phone: 303-740-8883; Fax 303-220-1818 Page 1 of 1 EXHIBIT J From: blbergs@comcast.net Sent: Monday, February 06, 2006 5:30 PM To: Dave Shupe; Jim Sell Cc: Peter Cudlip Subject: FW: Spring Creek Attachments: Spring Creek (247 KB) Here's where we seem to be on the Legal description issue. Let's discuss tomorrow when Peter and I are in Ft. Collins. Bill --------------.Forwarded Message: -------- From: Steve <steve@stcharlesinv.com> To: blbergs@comcast.net Subject: Spring Creek Date: Mon, 6 Feb 2006 19:52:04 +0000 Bill: Brock asked me to update you on the comment made by the City of Fort Collins GIS department that the legal description of your pad may be inaccurate. Cameron Gloss referred me to Katy Carpenter of the GIS department, who was responsible for the comment. I spoke to Katy on January 23rd and she could not recollect why she made the comment. I tried to refresh her memory and the best that she could come up with was that the streets should have been part of the legal description. I then faxed the attached Fax sheet to Katy to help her research this issue. Finally, I brought this matter to the attention of Carrie Daggett, an assitant City Attorney, since an erroneous legal description might affect their plat of the Police administration building. No one from the City has gotten back to me on this. It is my impression that the legal description you used is accurate and that Katy may have been confusing a platting requirement with a zoning requirement when she made her comments. The Purchaser probably does not want to rezone the adjacent streets since it might appear to the City and the Public that the rezone request affects more land than will actually be impacted. Attached is my correspondence with Katy Carpenter. I will forward to you my correspondence with the City Attprney. if you want me to pursue this further, I'll call Katy Carpenter. You also can call her directly if you have any questions. Steve file://E:\PROJECT FILES\LAND\2460 Spring Creek Farms Retail\CONSULTANTS-CLI... 2/15/2006 ILLUSTRATIVE MAS'. R PLAN 00 v v ,ems E - MULTI -MODAL TRANSPORTATION CORRIDOR - j UMIOM PACIFICW;ILROAO P-LMN AR'!EA w - 11A , L TIMBERLiME ROAD SPRING CREEK FARMS RETAIL FEBRUARY 7, 2006 EXHIBIT I EXHIBIT H Medium Density Mixed Use Neighborhood District' Accessory Buildings. Neighborhood Commercial District Accessory Buildings. Accessory Uses. Accessory Uses. Places of worship or assembly. Places of worship or assembly. Public and private schools, including colleges, universities, vocational and technical training. Public and private schools, including colleges, universities, vocational and technical training. Community facilities. Parks, recreation and other open lands, except neighborhood parks as defined by the Parks and Recreation Policy Plan. Public facilities. Transit facilities without repair or storage. Parks, recreation and other open lands, except neighborhood parks as defined by the Parks and Recreation Policy Plan. Standard restaurants. Convenience retail stores, without fuel sales. Fast food restaurants (without drive-in or drive - through facilities). Artisan and photography studios and galleries. Health and membership clubs Child care centers. Grocery stores (occupying between five thousand [5,000] and forty-five thousand [45,000] square feet). Adult day/respite care centers. Open-air farmers markets. Personal and business service shops. Personal and business service shops. Offices, financial services, clinics and small animal veterinary clinics. Convenience retail stores, without fuel sales. Restaurant, limited mixed use. Public facilities. Wireless telecommunication equipment. Offices, financial services and clinics. Artisan and photography studios and galleries. Retail establishments Veteranary facilities and small animal clinics. Child care centers. Dog day care facilities. Print shops. Food catering or small food product preparation. Satellite dish antennas greater than thirty-nine (39) inches in diameter. Wireless telecommunication equipment. Wireless telecommunication facilities. Rug 16 04 02:19p EXHIBIT G _�rrent Planning 97.,4162020 p.1 v City of Fort Collins TO: FROM: DATE: Community Planning and Environmental Services Current Planning Interested Parties Cameron Gloss. - Current Planning Director August 16, 2004 SUBJECT: This memo is an update meant to supercede the Administrative Interpretation #1-04 regarding the application of Section 4.5 (D) Secondary Uses standards, within the M-M-N zone district of the Land Use Code relating to the Spring Creek Farms North ODP. BACKGROUND: The applicant has approval to proceed with development of the Spring Creek Fames North Overall Development Plan (ODP) at the northwest corner of E. Drake and Timberline Roads. An administrative interpretation concluded that a maximum of 4.44 acres can be developed for secondary uses within this ODP. This was based on the code provision that a maximum of 15% land area can be dedicated to'Secondary Uses and the acreage designated Medium Density Mixed Use Neighborhood (M-M-N). The applicant has pointed out that the total acreage assigned to the property should also include those portions zoned Employment (E) which make up an additional7.1 acres. INTERPRETATION: The Spring Creek Farms North Overall Development Plan (ODP) contains a total of 55 acres: 29.6 acres zoned M-M-N, and 7.1 acres zoned E. Therefore, a maximum of 5.05 acres can be developed with secondary uses. CC, Bob Barkeen Paul Eckman Greg Byrne Bock Chapman 7S1 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 o (970) Z71-6750 - FAX (970) 416-2020 ` ARCHITECTURALIC, .RACTER BUILDING BUILDINGSTO COVERED RECESSED EAVES & ROOF CORNERS INCLUDE ENTRIES ALCOVES PITCH BREAK ENHANCED DECORATIVE PROVIDE CREATE UP BUILDING WITH WINDOWS & PEDESTRIAN VISUAL MASS BREEZEWAY EXTERIOR REFUGE Y INTEREST COLUMNS WINDOW BUILDING ACCENTS EXTERIORTO ` PROVIDE INCORPORATE BUILDING M MIX OF BRICK, ; CHARACTER STONE & CONCRETE SITE FURNISHINGS & DETAILS 1 , r I, SEAT WALLS MAY BE INCORPORATED WASTE RECEPTACLES WILL BE PROVIDED SEATING BENCHES WILL BE LOCATED BIKE RACKS WILL BE CONSISTENT WITH WHERE APPROPRIATE AT APPROPRIATE LOCATIONS FOR MAXIMUM PEDESTRIAN USE SIMILAR FURNISHINGS LIGHTING FIXTURES WILL COMPLIMENT TREE WELLS & GRATES MAYBE PEDESTRIAN LIGHTING WILL BE OUTDOOR FURNISHINGS WILL BE ' BUILDING ELEMENTS INCORPORATED INTO WALKS & PLAZAS DECORATIVE & FUNCTIONAL MOVABLE & NOT IMPEDE PEDESTRIAN TRAFFIC SITE MATERIALS BRICK STUCCO METAL PAVING 0:st ilr+iN : BRICK A COMBINATION A VARIETY OF STAMPED NATURAL EXPOSED ��'��� EXTERIORS ' OF STUCCO METAL COLORS & CONCRETE GREY AGGREGATE & VENEERS _ * COLORS & FINISHES WILL CONCRETE CONCRETE WITH WILL BE �^ TEXTURE WILL ACCENT BRICK ACCENTS _ APPLIEDTO ACCENT BUILDING LANDSCAPE _ ELELMENTS ARCHRECT: BUILDING y.- 6UILDINGS . -.-- EXTERIORS ,If wo! =3_= w� ARCHITECT ®� _ ., soon PRWE arm JI DRAKE R . SPRII`IC CREEK FARMS RETAIL y.s FEBRUARY 7, 2006 �`_rwRserooTnRc rTy W CONCEPTUAL SITE I 'XN & INFORMATION SITE INFORMATION PROPOSED SITE AREA = +5 AC. EXISTING ZONING = MMN-MEDIUM DENSITY MIXED -USE NEIGHBORHOOD PROPOSED ZONING = NC -NEIGHBORHOOD COMMERCIAL PROPOSED USE = RETAIL/COMMERCIAL MAXIMUM PARKING ALLOWED = 182 SPACES PARKING PROVIDED = 1 82 SPACES BUILDING'A' PROPOSED WATER FEATURE WEST ELEVATION EAST ELEVATION NORTH ELEVATION SOUTH ELEVATION BUILDING 'B' I W t is! ! is! NEW EAST ELEVATION NORTH ELEVATION SOUTH ELEVATION SPRING CREEK FARMS RETAIL FEBRUARY 7, 2006 SITE PLAN EAST DRAKE RD. 73 I EXHIBIT F EXHIBIT E J EXHIBIT D Center Name Park Central Tenants Moongate Asian Grill Tastebuds Sunsation Tanning Park Central Liquors Pet Express Tailor Venus Nails Burke Dry Cleaners TCBY Citi Financial Hand Chiropractic Edward Jones Allstate Insurance 7-11 Great Clips Total Center Name Rigden Farms Tenants King Soopers cleaner nail salon liquor Genoa Coffee & Wine CostCutters Subway 1stBank Vacant Total Location SEC Prospect Rd & Lemay Ave Estimated square feet 3,500 1,100 1,100 2,400 1,000 1,000 1,000 1,200 1,300 1,200 1,200 1,200 1,200 2,400 1,300 Location SEC Timberline Rd & Drake Rd Estimated square feet 66,283 1,200 1,200 1,600 1,512 1,230 1,858 5,468 10,000 Center Name Location Scotch Pines Village SWC Drake Rd & Lemay Ave Tenants Starbuck's Ladies WorkoutExpre: Aspen Wellness Cente Salon de Chelle dry cleaner Sunflower Market State Farm martial arts Estimated square feet 1,500 1,000 1,000 1,000 1,000 30,000 1,000 1,000 22,100 90,351 DEMOGRAPHIC PROFILE EXPANDED 1990 - 2000 Census, 2005 Estimates & 2010 Projections Calculated using Proportional Block Groups Lat/Lon: 40.552582/-105.039232 January 2006 RF5 !Timberline Rd & Drake Rd 11 mi radius1 mi radius11 mi radius 3.50 mi radius I 'Ft Collins N Units In Structure 1 Detached Unit (2000) 2,068 68.9% 4,603 61.8% 12,607 54.3% 16,376 53.3% 1 Attached Unit (2000) 269 8.9% 590 7.9% 1,634 7.0% 2,092 6.8% 2 to 4 Units (2000) 117 3.9% 667 9.0% 2,416 10.4% 3,093 10.1% 5 to 9 Units (2000) 131 4.4% 396 5.3% 1,293 5.6% 2,037 6.6% 10 to 19 Units (2000) 261 8.7% 649 8.7% 2,183 9.4% 3,057 10.0% 20 to 49 Units (2000) 87 2.9% 257 3.4% 1,078 4.6% 1,438 4.7% 50 or more Units (2000) 66 2.2% 230 3.1% 1,144 4.9% 1,598 5.2% Mobile Home or Trailer (2000) 2 0.1% 48 0.6% 867 3.7% 1,000 3.3% Other Structure (2000) 2 0.1% 4 0.0% 14 0.1% 16 0.1% Homes Built By Year Homes Built 1999 to 2000 90 3.0% 146 2.0% 973 4.2% 1,292 4.2% Homes Built 1995 to 1998 386 12.9% 718 9.6% 2,230 9.6% 3,458 11.3% Homes Built 1990 to 1994 245 8.2% 582 7.8% 2,260 9.7% 3,209 10.5% Homes Built 1980 to 1989 1,169 38.9% 2.270 30.5% 5,316 22.9% 7,076 23.0% Homes Built 1970 to 1979 1,006 33.5% 2,822 37.9% 6,831 29.4% 8,122 26.5% Homes Built 1960 to 1969 91 3.0% 644 8.7% 2,649 11.4% 3,342 10.9% Homes Built 1950 to 1959 9 0.3% 181 2.4% 1,109 4.8% 1,475 4.8% Homes Built Before 1949 7 0.2% 80 1.1% 1,869 8.0% 2,733 8.9% Home Values Home Values $1,000,000 or More (2000) 0 1 0.0% 8 0.1% 11 0.1% Home Values $500,000 to $999,999 (2000) 34 1.8% 47 1.2% 140 1.3% 211 1.5% Home Values $400,000 to $499,999 (2000) 27 1.5% 46 1.1% 132 1.3% 189 ,=11.4% Home Values $300,000 to $399,999 (2000) 131 7.1% 183 4.5% 467 4.4% 694 5.1% Home Values $200,000 to $299,999 (2000) 594 32.4% 1,137 28.1% 2,513 23.8% 3,194 23.4% Home Values $150,000 to $199,999 (2000) 634 34.7% 1,590 39.3% 4,010 37.9% 5,127 37.5% Home Values $100,000 to $149,999 (2000) 376 20.6% 907 22.5% 2,831 26.8% 3,680 26.9% Home Values $70,000 to $99,999 (2000) 27 1.5% 109 2.7% 337 3:2% 402 2.9% Home Values $50,000 to $69,999 (2000) 0 6 0.2% 97 0.9% 115 0.8% Home Values $25,000 to $49,999 (2000) 0 3 0.1% 10 0.1% 16 0.1% Home Values $0 to $24,999 (2000) 7 0.4% 12 0.3% 34 0.3% 37 0.3% Owner Occupied Median Home Value (2000) $.190,655 $182,476 $177,620 $180,134 Renter Occupied Median Rent (2000) $805 $724 $681 $676 Transportation To Work Drive to Work Alone (2000) 3,256 78.0% 7,967 78.0% 23,306 75.4% 30,988 75.3% Drive to Work in Carpool (2000) 330 7.9% 920 9.0% 2,899 9.4% 3,816 9.3% Travel to Work - Public Transportation (2000' 25 0.6% 80 0.8% 343 1.1% 505 1.2% Drive to Work on Motorcycle (2000) 25 0.6% 46 0.4% 69 0.2% 77 0.2% Walk or Bicycle to Work (2000) 172 4.1% 437 4.3% 2,556 8.3% 3,598 8.70/6 Other Means (2000) 14 0.3% 39 0.4% 97 0.3% 129 0.30A Work at Home (2000) 354 8.5% 720 7.1% 1,632 5.3% 2,014 4.9% Travel Time Travel to Work in 14 Minutes or Less (2000) 1,931 50.5% 4,819 50.8% 14,331 49.0% 18,884 48.3% Travel to Work in 14 to 29 Minutes (2000) 1,307 34.2% 3,282 34.6% 10,459 35.7% 14,428 36.9% Travel to Work in 30 to 59 Minutes (2000) 390 10.2% 939 9.9% 3,069 10.5% 3,972 10.2% Travel to Work in 60 Minutes or More (2000) 194 5.1% 449 4.7% 1,411 4.8% 1,828 4.7% Average Travel Time to Work (2000) 16.3 mins 16.2 mins 16.6 mins 16.6 mins 02006, Sites USA, Chandler, Arizona. 480-491-1112 - 5 of 5 - Demogmpft soume: Applied Geographic 9olullone / TIGER Geography 07/05 DEMOGRAPHIC PROFILE EXPANDED 1990 - 2000 Census, 2005 Estimates & 2010 Projections Cakulated using Proportional Block Groups LatlLon:40.5525821-105.039232 January2006 RF5 Timberlinee & Drake '• Ft Collins It mi radius1 mi radius 3.00 mi radiusI mi radius Labor Force Est. Labor: Population Age 16+ (2005) 5,821 14,857 49,029 66,571 Est. Civilian Employed (2005) 4,114 70.7% 10,389 69.9% 32,333 65.9% 43,780 65.8% Est. Civilian Unemployed (2005) 200 3.4% 569 3.8% 2,421 4.9% 3,409 5.1% Est. in Armed Forces (2005) 0 6 0.0% 59 0.1% 80 0.1% Est. not in Labor Force (2005) 1,508 25.9% 3,892 26.2% 14,217 29.0% 19,302 29.0% Occupation Occupation: Population Age 16+(2000) 4,177 10,202 30,849 41,057 Mgmt, Business, & Financial Operations (20( 778 18.6% 1,668 16.4% 4,374 14.2% 5,843 14.2% Professional and Related (2000) 1,379 33.0% 3,099 30.4% 8,875 28.8% 11,716 28.5% Service (2000) 383 9.2% 1,173 11.5% 4,430 14.4% 6,147 15.0% Sales and Office (2000) 1,033 24.7% 2,532 24.8% 7,519 24.4% 10,053 24.5% Fanning, Fishing, and Forestry (2000) 5 0.1% 12 0.1% 99 0.3% 157 0.4% Construct, Extraction, & Maintenance (2000) 207 4.9% 639 6.3% 2,357 7.6% 3,006 7.3% Production, Transp. & Material Moving (2000 392 9.4% 1,079 10.6% 3,195 10.4% 4,136 10.1% Percent White Collar Workers (2000) 76.4% 71.5% 67.3% 67.3% Percent Blue Collar Workers (2000) 23.6% 28.No 327% 32.7%' Consumer Expenditure (in $,W0,000s) Total Household Expenditure (2005) $204 $481 $1,438 $1,914 Total Non -Retail Expenditures (2005) $116 57.0% $274 56,9% $815 56.7% $1,085 56.7% Total Retail Expenditures (2005) $88 43.0% '$207 43.1 % 1 $623 43.3% $829 43.3% Apparel (2005) $9 4.4% $21 4.4% 27 $63 4.4% $84 4.4% Contributions (2005) $8 3.9% $18 3.8% $54 3.8% $72 3.8% Education (2005) $5 23% $11 2.2% 2 $31 22% $42 . 2.2% Entertainment (2005) $11 5.5% $26 5.5% $79 5.5% $105 5.5% Food And Beverages (2005) $30 14.6% $71 14.7% $214 14.9% $285 14.9% Furnishings And Equipment (2005) $9 4.2% $20 4.2% $59 4.1% $78 4.1% Gifts (2005) $6 29% $14 2.8% $40 2.8% $53 28% Health Care (2005) $12 5.9% $29 6.0% $88 6.1% $117 6.1% Household Operations (2005) $7 3.6% $17 3.5% $49 14% $66 3.4% Miscellaneous Expenses (2005) $3 1.5% $7 1.5% $22 1.6% $30 1.6% Personal Care (2005) $3 1.4% $7 1.4% $20 1.4% $27 1.4% Personal Insurance (2005) $2 1.1% $5 1.1% $16 1.1% $21 1.1% Reading (2005) $1 0.3% $2 0.3% $5 0.3% $6 0.3% Shelter (2005) $41 20.1% $96 20.1% $288 20.0% $383 20.0% Tobacco (2005) $1 0.7% $3 0.7% $10 0.7% $14 0.7% Transportation (2005) $42 20.6% $99 20.7% 2 $296 20.6% $394 20.6% Utilities (2005) $14 6.9% $34 7.0% $103 7.2% $138 7.2% Educational Attainment Adult Population (25 Years or Older) (2005) 4,975 12,468 38,203 50,496 Elementary (0 to 8) (2005) 23 0.5% 136 1.1% 713 1.9% 852 1.7% Some High School (9 to 11) (2005) 112 2.2% 413 3.3% 1,702 4.5%. 2,159 4.3% High School Graduate (12) (2005) . 682 13.7% 2,107 16.9% 6,774 17.7% 8,578 17.0% Some College (13 to 16) (2005) 938 18.9% 2,396 19.2% 7,779 20.4% 10,336 20.5% Associate Degree Only (2005) 336 6.7% 796 6.4% 2,390 6.3% 3,154 6.2% Bachelor Degree Only (2005) 1,603 32.2% 3,855 30.9% 11.077 29.0% 15,020 29.7% Graduate Degree (2005) 1,282 25.8% 2,765 22.2% 7,769 20.3% 10,388 20.6% 02006, Sites USA, Chandler, Arizona, 400-491-1112 - 4 of 5 - Demographic Source: Apoled Geographic Solutions /TIGER Geography 07105 DEMOGRAPHIC PROFILE EXPANDED 1990 - 2000 Census, 2005 Estimates & 2010 Projections Calculated using Proportional Block Groups Lat/Lon: 40.552582/-105.039232 January 2006 RF5 Timberline11 Ft Collins mi radiusI mi radius11 mi radius1 mi radius Household Income Distribution HH Income $200,000 or More (2005) 167 5.3% 339 4.2% 943 3.6% 1,218 3.5% HH Income $150,000 to $199,999 (2005) 159 5.1% 286 3.6% 674 2.6% 887 2.5% HH Income $100,000 to $149,999 (2005) 535 17.1% 1,166 14.6% 2,902 11.2% 3,916 11.2% HH Income $75,000 to $99,999 (2005) 549 17.5% 1,274 15.9% 3,318 12.8% 4,503 12.8% HH Income $50,000 to $74,999 (2005) 711 227% 1,728 21.6% 5.046 19.4% 6,669 19.0% HH Income $35,000 to $49,999 (2005) 422 13.5% 1,237 15.4% 4,126 15.90,6 5,375 15.3% HH Income $25,000 to $34,999 (2005) 183 5.9% 686 8.6% 2,702 10.4% 3,623 10.3% HH Income $15,000 to $24,999 (2005) 238 7.6% 643 8.0% 3,032 11.7% 4,099 11.7% HH Income $0 to $14,999 (2005) 166 5.3% 647 8.1% 3,225 12.4% 4,782 13.6% HH Income $35,000+ (2005) 2,542 81.2% 6,030 75.3% 17,009 65.5% 22,568 64.3% HH Income $75,000+ (2005) 1,409 45.0% 3,065 38.3% 7,837 30.2% 10,525 30.0% Housing Total Housing Units (2005) 3,148 8,052 26,245 35,503 Housing Units, Occupied (2005) 3,129 99.4% 8,006 99.4a/o 25,968 98.9% 35,072 98.8% Housing Units, Owner -Occupied (2005) 2,275 727% 5,303 66.2% 15,097 58.1% 19,840 56.6% Housing Units, Renter -Occupied (2005) 853 27.3% 2,704 33.8% 10,871 41.9% 15,232 43.4% Housing Units, Vacant (2005) 19 0.6% 45 0.6% 277 1.1% 431 1.2% Median Years in Residence (2005) 4.0 yrs 3.3 yrs 2.8 yrs 2.7 yrs Marital Status Never Married (2005) 1,582 26.7% 4,544 30.0% 18,426 36.8% 26,440 . 38.9% Now Married (2005) 3,439 . 57.9% 8,003 52.9% 22,105 44.2% 29,340 43.2% Separated (2005) 139 2.3% 474 3.1% 2,108 4.2% 2.791 4.1% Widowed (2005) 552 9.3% 1,506 10.0% 4,988 10.0% 6,436 9.5% Divorced (2005) 224 3.8% 598 4.0% 2,416 4.8% 2,984 4.4% Household Type Population Family (2005) 6,186 84.0% 15,071 80.4% 42,014 69.9% 55,204 67.9% Population Non -Family (2005) 1,124 15.3% 3,390 18.1% 14,205 23.6% 20,388 25.1% Population Group Qtrs (2005) 55 0.7% 288 1.5% 3,860 6.4% 5,748 7.1% Family Households (2005) 2,198 70.2% 5,327 66.5% 15,121 58.2% 19,899 56.7% Married Couple With Children (2005) 955 27.8% 2,244 28.0% 5,870 26.6% 7,737 26.4% Average Family Household Size (2005) 2.82 2.83 2.78 2.77 Non -Family Households (2005) 931 29.8% 2,679 33.5% 10,847 41.8% 15,172 43.3% Household Size 1 Person Household (2005) 648 20.7% 1,843 23.0% 7,495 28.9% 10,167 29.06A 2 Person Households (2005) 1,179 37.7% 2,904 36.3% 9,183 35.4% 12,493 35.6% 3 Person Households (2005) 525 16.8% 1,331 16.6% 3,929 15.1% 5,302 15.1% 4 Person Households (2005) 488 15.6% 1,188 14.8% 3,341 12.9% 4,451 12.7/6 5 Person Households (2005) 227 7.2% 556 6.9% 1,473 5.7% 1,957 5.6% 6+ Person Households (2005) 62 2.0% 185 2.3% 547 2.1% 702 2.0% Household Vehicles Total Vehicles Available (2005) 6,457 16,371 51,750 71,180 Household: 0 Vehicles Available (2005) 40 1.3% 227 2.8% 1,243 4.8% 1,664 4.7% Household: 1 Vehicles Available (2005) 808 25.8% 2,166 27.0% 8,242 31.7% 11,313 32.3% Household: 2+ Vehicles Available (2005) 2,281 72.9% 5,614 70.1% 16,482 63.5% 22,095 63.0% Average Vehicles Per Household (2005) 2.1 2.0 2.0 2.0 02006, Sites USA, Chandler, Arizona, 480-491-1112 - 3 of 5 - Denographlc Source: Applied Geographic Solviana !TIGER Geography 07105 DEMOGRAPHIC PROFILE EXPANDED 19901- 2000 Census, 2005 Estimates & 2010 Projections . Calculated using Proportional Block Groups Lat/Lon: 40.552582/-105.039232 January 2006 RF5 Race 8r Ethnicity White (2005) 6,815 92.5% 17,112 91.3% 53,903 89.7e% 72,822 89.5% Black or African American (2005) 48 0.60/6 169 0.9% 636 1.1% 877 1.1% American Indian & Alaska Native (2005) 23 0.3% 90 0.5% 359 0.6% 477 0.6% Asian (2005) 226 3.1% 463 2.5% 1,549 2.6% 2,183 2.7% Hawiian & Pacific Islander (2005) 10 0.1% 23 0.1% 82 0.1% 109 0.1% Other Race (2005) 144 1.9% 506 2.7% 2,161 3.6% 2,905 3.6% Two or More Races (2005) 100 1.4% 387 2.1% 1,390 2.3% 1,966 2.4% Not Hispanic or Latino Population (2005) 6,911 93.8% 17,311 92.3% 54,313 90.4% 73,565 90.4% Hispanic or Latino Population (2005) 454 6.2% 1,439 7.7% 5,767 9.6% 7,774 9.6% Not of Hispanic Origin Population (1990) 5,833 96.2% 14,584 95.1% 44,266 94.1% 57,171 94.0% Hispanic Origin Population (1990) 228 3.8% 756 4.9% 2,775 5.9% 3,656 6.0% Not Hispanic or Latino Population (2000) 7,125 94.6% 17,206 93.2% 52,304 91.6% 69,399 91.6% Hispanic or Latino Population (2000) 409 5.4% 1,264 6.8% 4,826 8.4% 6,386 8.4% Not Hispanic or Latino Population (2010) 6,784 93.2% 17,559 91.7% 56,300 89.5% 77,413 89.5% Hispanic or Latino Population (2010) 494 6.8% 1,599 8.3% 6,611 10.5% 9,041 10.5% Hist Hispanic Ann Growth (1990 to 2005) 227 6.6% 683 6.0% 2,991 7.2% 4,119 7.5% Proj. Hispanic Ann Growth (2005 to 2010) 40 1.7% 160 2.2% 845 2.9% 1,266 3.3% Age Distribution m Age 0 to 4 yrs (2005) 427 5.8% 1,129 6.0% 3,314 5.5% 4,467 5.5% Age 5 to 9 yrs (2005) 468 6.4% 1,184 6.3% 3,235 5.4% 4,322 5.3% 21 Age 10 to 14 yrs (2005) 534 7.3% 1,312 7.0% 3,489 5.8% 4,559 5.6% Age 15 to 19 yrs (2005) 510 6.9e/p 1,255 6.7% 5,299 8.8% 7,576 9.3% 8 Age 20 to 24 yrs (2005) 450 6.1% 1,402 7.5% 6,540 10.9% 9,920 12.2% -q Age 25 to 29 yrs (2005) 640 8.7% 1,740 9.3% 6,573 10.9e% 9,081 11.2% E Age 30 to 34 yrs (2005) 577 7.8% 1,515 8.1% 4,985 8.3% 6,805 8.4% a Age 35 to 39 yrs (2005) 468 6.4% 1,267 6.8% 3,763 6.3% 4,997 6.1% g Age 40 to 44 yrs (2005) 598 8.1% 1,442 7.70/6 3,923 6.5% 5,188 6.4% 8 Age 45 to 49 yrs (2005) 740 10.1% 1,641 8.8% 4,330 7.2% 5,655 7.0% Age 50 to 54 yrs (2005) 638 8.7% 1,424 7.6% 3,911 6.5% 5,011 6.2% E -Age 55 to 59 yrs (2005) 434-5:9 0% 987--530k 2;802 4.7% 3;660-4.5% Age 60 to 64 yrs (2005) 261 3.5% 649 3.5% 1,933 3.2% 2,486 3.1% & Age 65 to 74 yrs (2005) 324 4.4% 894 4.8% 2,730 4.5% 3,536 4.3% Age 75 to 84 yrs (2005) 236 3.2% 643 3.4% 2,138 3.6% 2,743 3.4% m Age 85 yrs plus (2005) 59 0.8% 265 1.4% 1,115 1.9% 1,334 1.6% '1 Median Age (2005) 36.1 yrs 34.8 yrs 32.9 yrs 32.1 yrs e S Gender Age Distribution 9 Female Population (2005) 3,637 49.4% 9,351 49.9% 30,010 49.9% 40,491 49.8% Age 0 to 19 yrs (2005) 905 24.9% Z349 25.1% 7,553 25.2°% 10,357 25.6% 9 Age 20 to 64 yrs (2005) 2,387 65.6% 5,968 63.8% 18,819 62.7% 25,540 63.1% Age 65 yrs plus (2005) 345 9.5e% 1,034 11.1% 3,637 12.1% 4,594 11.3% Female Median Age (2005) 37.3 yrs 36.4 yrs 35.0 yrs 33.9 yrs w Male Population (2005) 3,728 50.6°% 9,399 50.1% 30,070 50.1% 40,849 50.2% Age 0 to 19 yrs (2005) 1,034 27.7% Z531 26.9°% 7,783 25.9% 10,567 25.9% m Age 20 to 64 yrs (2005) 2,420 64.9°% 6,099 64.9a% 19,941 66.3% 27,263 66.7% Age 65 yrs plus (2005) 274 7.3% 769 8.2°% 2,346 7.8% 3,019 7.40/6 Male Median Age (2005) 34.7 yrs 33.4 yrs 31.4 yrs 30.9 yrs 02006, Sites USA, Chandler, Arizona, 480-491.1112 - 2 of 5 - Demographic Source. Applied Geographic SCIU00 e I TIGER Geography 07105 EXHIBIT C DEMOGRAPHIC PROFILE EXPANDED 1990 - 2000 Census, 2005 Estimates & 2010 Projections Calculated using Proportional Block Groups LaULon: 40.5525821-105.039232 January 2006 s RF5 Population Estimated Population (2005) 7,365 18,750 60,080 81,339 Census Population (1990) 6,061 15,340 47,041 60,827 Census Population (2000) 7,534 18,471 57,130 75,785 Projected Population (2010) 7,278 19,159 62,911 86,454 Forecasted Population (2015) 7,134 19,535 66,103 92,358 Historical Annual Growth (1990 to 2000) 1,473 2.4% 3,131 2.0% 10,089 2.1% 14,958 2.5% Historical Annual Growth (2000 to 2005) -168 -0.4% 279 0.3% 2,950 1.0% 5,555 1.5% Projected Annual Growth (2005 to 2010) -87 -0.2% 409 0.4% 2,831 0.9% 5,115 1.3% Est Population Density (2005) 2,410.85 psm 2,701.34 psm 2,161.46 psm 2,142.43 psm Trade Area Size 3.06 sq mi 6.94 sq ml 27.80 sq mi 37.97 sq mi Households Estimated Households (2005) 3,129 8,006 25,968 35,072 Census Households (1990) 2,245 5,923 18,114 23,269 Census Households (2000) 2,908 7,209 22,384 29,540 Projected Households (2010) 3,300 8,682 29,055 39,923 Forecasted Households (2015) 3,515 9,492 32,740 45,665 Households with Children (2005) 1,194 38.20/b 2,944 36.8% 8,042 31.0% 10,616 30.3% Average Household Size (2005) 2.34 2.31 2.16 2.16 - Average Household Income Est. Average Household Income (2005) $89,296 $80,540 $71,899 $70,575 Proj. Average Household Income (2010) $97,060 $88,742 $77,685 $76,205 Average Family Income (2005) $100,857 $96,243 $92,465 $92,459 Median Household Income Est. Median Household Income (2005) $69,545 $62,481 $52,907 $52,109 Proj. Median Household Income (2010) $78,597 $70,889 $59,337 $58,398 Median Family income (2005) $76,323 $72,792 $67,646 $68,073 Est. Per Capita Income (2005) Proj. Per Capita Income (2010) Per Capita Income Est. 5 year change $37,989 $44,072 $6,084 16.0% $34,797 $40,673 $5,877 16.9% $31,990 $36,888 $4,898 15.3% $31,355 $36,197 $4,842 15.4% Other Income Est. Median Disposable Income (2005) $56,564 $51,263 $44,057 $43,429 Est. Median Disposable Income (2010) $62,702 $57,267 $48,760 $48,029 Disposable Income Est. 5 year change $6,138 10.9% $6,005 11.7% $4,703 10.7% $4,600 10.6% Est. Median Household Net Worth (2005) $47,878 $43,740 $38,015 $37,084 Daytime Demos Total Number of Businesses (2005) 183 788 4,438 6,009 Total Number of Employees (2005) 1,475 8,931 3. 53,670 68,599 Company Headqtrs: Businesses (2005) 1 0.3% 2 0.3% 12 0.3% 15 0.3% Company Headqtrs: Employees (2005) 243 16.5% 1,051 11.8% 2,797 5.2% 3,237 4.7% Unemployment Rate (2005) 3.40% 3.80% 4.90% 5.10% Employee Population per Business 8.0 to 1 11.3 to 1 12.1 to 1 11.4 to 1 Residential Population per Business 40.2 to 1 23.8 to 1 13.5 to 1 13.5 to 1 02006. Sites USA, Chandler, Arizona, 480-491-1112 - 1 of 5 - Demographic Soume: Appiied Geogmphm sowtions /TIGER Geography 07/05 EXHIBIT B SPRING CREEK MARKET ANALYSIS 1.5 MILE RADIUS CONSUMER EXPENDITURES (1) $207,000,000 i EXPEDTURES SATISFIED OUTSIDE TRADE AREA (APPAREL, EDUCATION,TRANSPORTATION) (2)-$131,000,000 EXPENTURES BY EMPLOYEES (3) $20,362,680 TOTAL EXPENDITURES IN TRADE AREA $96,362,680 REQUIRD RETAIL SQUARE FOOTAGE AT $250/SQ. FT.(4) 385,450 RETAIL SQUARE FOOTAGE IN MARKET 203,651 NEEDED RETAIL 181,780 PROPOSED RETAIL 38,000 Footnotes; (1) Please see page 4 of the Demographic Profile Attached (2) We have deducted these categories as they are satified outside the trade area (3) Please see page 1 of Demographic Profile. This assumes that each employee spends 20% of dsipos' the trade area of the workplace. Assumption based on studies by International Council of Shopping (4) Average sales per square foot nationally. DAVID/HICKS BROKERAGE, INC. 7800 E. ORCHARD ROAD, SUITE 150, GREENWOOD VILLAGE, COLORADO 90111 PHONE: 303-694-6082 FAX: 303-793-0994 The planned and existing neighborhoods west of Timberline will be much better served if there are NC uses also on the west side of Timberline. PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use Neighborhood will form a transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center, Community Commercial District, Employment District, or Industrial District Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an average of about one -quarter (114) of a mile from the edge of the adjacent Neighborhood Commercial Center, Community Commercial District, Employment District, or an Industrial District, subject to adjustment for site -specific or pre-existing circumstances such as a major street, major drainageway, or existing development The current MMN zoning on the west side of Timberline extends north nearly a half -mile from Drake. This would be brought more in line with this Policy if the subject property were rezoned to NC. PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet consumer demands from surrounding Residential Districts for everyday goods and services, and will be a pedestrian oriented place that serves as a focal point for the surrounding neighborhoods. Policy MMN-3.2 Surrounding Neighborhoods The Neighborhood Commercial Center should be integrated into the surrounding Medium Density Mixed -Use Neighborhood, contributing to the neighborhood's positive identity and image. Residents should be able to easily get to the Center without the need to use an arterial street The existing RL neighborhood and the currently MMN district to the west, have no access to the existing Rigden Center without crossing Timberline. program that strives to meet or exceed the performance of similar programs in comparable cities. Expanding the NC zone across Timberline will provide convenient access for the existing RL neighborhoods to the west and easy in -out access for south bound traffic on Timberline and west bound traffic on Drake. The net effect will be a reduction in vehicle miles traveled. Principles and Policies: Neighborhoods All New Neighborhoods (AN) New Low Density Mixed -Use Neighborhoods (LMN) New Medium Density Mixed -Use Neighborhoods (MMN) Existing Neighborhoods (EXN) A neighborhood is more than just a housing development by itself. It's about 100 to 160 acres in size — large enough to support services and amenities which meet some of the needs of daily life, but small enough to be defined by pedestrian comfort and interest This general size range is based on a five-minute walking distance (about a quarter -mile) from the edge to the center and a ten-minute walk (about a half -mile) edge to edge. The existing RL neighborhood, to the west, represents about 800 acres of housing with no access to existing or planned centers between the Prospect/Lemay Center and the Harmony Corridor without crossing a major north -south arterial street. New Medium Density Mixed -Use Neighborhoods A new Medium Density Mixed -Use Neighborhood is a place for denser, attached, small lot, and multiple family housing built around a Neighborhood Commercial Center, Community Commercial District, Employment District, or an Industrial District Secondarily, these neighborhoods may also contain other moderate intensity uses which can help to form a transition and a link between surrounding Low Density Mixed -Use Neighborhoods and the commercial area. Policy MMN-1.3 Non -Residential Uses Secondary uses can fit this transitional, higher -activity location including the following: a. Parks and recreation b. Places of worship and assembly c. Civic uses d Day care (adult and child) e. Offices and clinics f. Small businesses with low traffic and visibility needs such as service shops, studios, workshops, bed -and -breakfasts, and uses of similar intensity g. Neighborhood -serving retail uses b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. Facility development, safety and convenience should be established throughout these destinations. Level of service standards for bicyclists should be higher within these area& Expanding the NC zone across Timberline will allow more goods and services to be available to bicyclists from the west without crossing a major arterial street. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes Directpedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should provide direct access from street corners to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods c. Creating barriers which separate commercial developments from residential areas and transit should be avoided Lot patterns should be provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. d Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities Expanding the NC zone across Timberline will allow more goods and services to be available to pedestrians from the west without crossing a major arterial street. PRINCIPLE T-9. Private automobiles will continue to be an important means of transportation. Transportation Principles and Policies 102 May 4, 2004 Policy T-9.1 Vehicle Miles Traveled (VMT). The City will continually strive to reduce the growth rate in vehicle miles traveled (VMT) by implementing a VMT reduction EXHIBIT A PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use Neighborhood will form a transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center, Community Commercial District, Employment District, or Industrial District. Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an average of about one -quarter (1/4) of a mile from the edge of the adjacent Neighborhood Commercial Center, Community Commercial District, Employment District, or an Industrial District, subject to adjustment for site -specific or pre-existing circumstances such as a major street, major drainageway, or existing development. The proposed amendment would slightly expand the physical size of the existing NC zone and bring the MMN zone closer to a 114-mile depth on the northerly boundary. This would result in a more logical and orderly development pattern. The following will demonstrate consistency with City Plan Principals and Policies: PRINCIPLE T-3: City transportation programs will promote the reduction of vehicle miles traveled through strategies that reduce trip generation and length and increase automobile occupancy. The existing RL neighborhood to the west represents about 800 acres of housing with no access to existing or planned centers between the Prospect/Lemay Center and the Harmony Corridor without crossing a major north -south arterial street. Expanding the NC zone across Timberline will provide convenient access for the existing RL neighborhoods to the west and easy in -out access for south bound traffic on Timberline and west bound traffic on Drake. The net effect will be a reduction in vehicle miles traveled. PRINCIPLE T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. Policy T-4.1 Bicycle Facilities. The City will encourage bicycling for transportation through an urban growth pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design will also plan for: Per City criteria, acceptable operating conditions can be achieved with Spring Creek Farms Retail fully built. This applies to both the short- and long-term time frames. • The northbound left turn movement from Timberline Road to westbound Buell Drive should be allowed. It will relieve critical traffic demands at the Timberline Road — Drake Road intersection, result in reduced northbound left turn delay, and facilitate improved overall intersection operations. • The internal loop road between Timberline and Drake Roads should be built to connector local street standards. • City pedestrian level of service criteria will be satisfied except for the direct- ness criterion between the residential area to the west of the railroad and the site. This criterion cannot be reasonably accommodated. • Current and future bicycle levels of service will exceed those required by City standards. This site has access to both north -south and east -west on - street bicycle lanes. • The site is currently outside the Transfort service area; however, future transit levels of service are expected to be acceptable since Timberline Road is classified as a future high frequency transit corridor. In summary, the transportation demands associated with Spring Creek Farms Retail can be easily absorbed and accommodated by the existing and planned transporta- tion system. With the identified auxiliary lane improvements, acceptable operating conditions can be expected in the vicinity of this development through the long-term time frame. 30 As indicated above, the Timberline Road — Drake Road intersection will experience I overall delay reductions of 0.7% and 4.0% during the long-term morning and after- noon peak hours, respectively. This is considered very significant. In summary, the three-quarter access at the Timberline Road — Buell Drive intersec- tion will benefit northbound left turning vehicles, the northbound approach on Timber- line Road, and the entire intersection. With the identified benefits, the three-quarter access should be implemented. XI. CONCLUSIONS Based upon the analyses, investigations, and findings documented in earlier sections of this report, the following can be concluded: • Current roadway operations in the area of Spring Creek Farms Retail are acceptable during all peak hours. I • Site traffic associated with the Spring Creek Farms Retail development is expected to be 96 morning peak hour trips, 291 afternoon peak hour trips, and 2,990 trips per day. These trips are manageable. �f In conjunction with this project, a southbound right turn lane on Timberline II Road at Buell Drive and a westbound left turn lane on Drake Road at Sage- brush Drive will be needed in the short-term under either access scenario. Additionally, with a three-quarter access at the Timberline Road — Buell IJI Drive intersection, a northbound left turn lane will be needed at that inter- section. Alternately, if Buell Drive is limited to right turns, a westbound right I1turn lane on Drake Road at Sagebrush Drive will be needed. These im- provements are shown on Figure 11. I 29 i By allowing left turns into the site at Buell Drive, some northbound left turns at the IDrake Road — Timberline Road intersection proceed straight across the intersection rather than turning left. Since the northbound left -turn demand is currently over 400 II, vehicles per hour and this movement is only allowed as a protected turn, changes in demand will directly impact vehicle delay. Consequently, northbound left turn delay I� was evaluated. Short-term and long-term delay at the Timberline Road — Drake Road intersection is compared below both without and with the three-quarter access at Buell Drive. I� NORTHBOUND LEFT TURN DELAY COMPARISONS AT TIMBERLINE & DRAKE Short -Term Long -Term AM Pk Hr PM Pk Hr AM Pk Hr PM Pk Hr wlo 3/ with wlo 3/ with 3 i w/o % with 3/ w/o 3/ with 3/< Delay (sec.) 45.9 45.3 47.0 1 45.7 68.9 65.7 76.2 63.6 Reduction in Delay with - 0.6 - 1.3 - 3.2 - 12.6 % Reduction in Delay with '/< -1.3% - 2.8% - 4.6% - 16.5% As shown above, by allowing northbound left turns at Buell Drive, delay will be re- duced for northbound left turning traffic at Drake Road. While modest in the short- term, the long-term reduction in delay will be some 16'/z% during the afternoon peak hour. This is considered a very significant reduction and a meaningful improvement. The three-quarter access at Buell Drive will also benefit the Timberline Road — Drake Road intersection overall. A delay comparison for the long-term is shown below. . LONG-TERM INTERSECTION DELAY COMPARISONS AT TIMBERLINE & DRAKE AM Pk Hr PM Pk Hr Delay (sec.) Without '/< access 41.0 44.9 Delay (sec.) With % access 40.7 43.1 Delay Reductions with % access (sec.) - 0.3 - 1.8 Delay Reductions with 3/ access (%) - 0.7% - 4.0% IX. TRANSIT A. Existing and Planned Conditions IThe site is not currently served by Transfort since the nearest transit route is located to the west along Lemay Avenue. Timberline Road however is designated as a future high frequency transit corridor. With this designation, transit service and extended I service hours can be anticipated in concert with demand. b - B. Levels of Service With the high frequency transit corridor designation along Timberline Road, route ex- tensions, efficient headways, fast travel times and long service hours can be antici- pated in the future. This is expected to result in a future LOS "B" or better. Accordingly, the City's LOS criteria will be satisfied at this location. X. ALTERNATE ACCESS EVALUATION The City has previously approved a right -in, right -out site access on Timberline Road at Buell Drive. In discussions with the City, it was agreed that a three-quarter access (right -in, right -out, and left -in) would be worthy of investigation. Consequently, alter- nate analysis evaluations were conducted. This effort focused on operating condi- tions, northbound left turn delay and overall intersection delay. As indicated earlier in this study, an improved level of service will be realized for the 1Inorthbound Timberline Road approach at Drake Road during the long-term afternoon peak hour with the three-quarter access at Buell Drive. This is considered modest but �i none the less, a beneficial improvement. i 27 0 N W Table 2 Bicycle LUS WorKsneet level of service - connectivity minimum actual proposed base connectivity: I C I I A I I A specific connections to priority sites: None' description of destination area within 1,320' including address Nearby Residential Areas destination area classification see text) Residential Further than 1,320 feet from the site. B. Levels -of -Service The City of Fort Collins multi -modal transportation Level -of -Service Manual (the Man- ual) was used to assess both current and future pedestrian conditions. It was deter- mined that access to the nearby residential areas should be investigated. Accord- ingly, the analysis focused on the balance of Mansion Park, the neighborhoods to the west of the railroad tracks, and the residential areas to the east of Timberline. An im- pact area map is provided in Appendix F. This resulted in the finding that all City level of service criteria will be satisfied except for the directness criterion for the residential area to the west. This criterion cannot be reasonably satisfied given the presence of the railroad tracks. A Pedestrian LOS Worksheet is provided on Table 1. VIII. BICYCLE FACILITIES A. Existing and Planned Conditions Timberline Road and Drake Road currently have on -street bicycle lanes. These lanes connect to established bicycle routes on other area roadways and off-street bicycle trails. Excellent connectivity is therefore provided in both the north -south and east - west directions. No off -site improvements are planned on the area bicycle system in conjunction with this development. B. Levels of Service The City of Fort Collins defines level of service based upon connectivity of the site to existing and planned bicycle facilities. In this instance, bicycles have direct access to the bicycle lanes on both Timberline Road and Drake Road. This results in level of service 'A' being realized both currently and in the future. The bicycle level of service worksheet is presented on Table 2. 1 24 Sagebrush Drive intersection are considered normal for stop sign controlled intersec- tions along arterial streets. At non -peak hour times, improved conditions are ex- pected. E. Internal Streets A review of traffic on the internal street system was undertaken. This resulted in the determination that the north -south access road (Sagebrush Drive extended) and the east -west access road (Buell Drive extended) should be built to connector local street standards. VII. PEDESTRIAN FACILITIES A. Existing and Planned Improvements The current sidewalk system is evolving as the various development parcels are built and the City improves the area street system. Pedestrian facilities have been in- stalled under previous editions of City design standards. The existing facilities are comprised of both attached, detached and combined pedestrian/ bicycle trails. This has resulted in varying designs; however, all facilities are in generally good condition. The pedestrian system planned with Spring Creek Farms Retail will conform to cur- rent City criteria. It will connect to the existing and planned external pedestrian sys- tem via an internal pattern of sidewalks accommodating and complimenting the integration of pedestrians into the site. Internal sidewalks will form an effective pedes- trian circulation system with appropriate connections to adjacent facilities. 23 Drake z m N t a E to � NOTE: With a 3/4 access at Buell, a northbound left -turn lane is needed on Timberline but the westbound right -turn lane on Drake is not needed at Sagebrush. IM access Figure 12 22 LONG-TERM ROADWAY GEOMETRY M As shown above, acceptable operations are expected with Spring Creek Farms Retail fully built. Capacity sheets are in Appendix D. D. Long -Term Operating Conditions Operating conditions were calculated using total traffic which represents the long-term time frame with Spring Creek Farms Retail fully built and the long-term roadway ge- ometry presented in Figure 12. Levels of service are presented below. LONG-TERM OPERATING CONDITIONS (With Project) INTERSECTION CONTROL APPROACH/ MOVEMENT LEVEL OF SERVICE AM PK HR PM PK HR w/o 3/4 with 3/4 w/o 3/4 with 3/4 Timberline — Drake Signal EB* D D D D WB* D D D D NB* D D D C SB* D D D D Overall D D D D Drake — Sagebrush Stop EB L B B B B WBL B B B B NB LT F F F F NB B B B B SB LT D D F F SIB B B B B Timberline — Buell Stop EB RT B B A A NB LT -- B -- C * All traffic movements operate at LOS 'E' or better As shown above, all intersections are expected to operate acceptably with this devel- opment. Capacity worksheets are in Appendix E. Conditions at the Drake Road — 21 Drake t m N L a `m m a rn £ NOTE: With a 3/4 access at Buell, a northbound left -turn lane is needed on Timberline but the westbound right -turn lane on Drake is not needed at Sagebrush. " ess Figure 11 20 SHORT-TERM ROADWAY GEOMETRY B. Other Roadway Improvements Timberline Road traffic is expected to grow to the point where three through lanes may be needed in each direction. This need is not site related but is attributable to future growth in background traffic. For analysis purposes, two lanes in each direction were assumed available in the long-term with full recognition that Timberline Road is expected to have three lanes in each direction sometime in the future. C. Short -Term Operating Conditions Operating conditions with Spring Creek Farms Retail fully operational were assessed using short-term roadway geometry from Figure 11 and total traffic from Figure 9. Resultant traffic levels of service are shown below for both access scenarios. SHORT-TERM OPERATING CONDITIONS (With Project) INTERSECTION CONTROL APPROACH/ MOVEMENT LEVEL OF SERVICE AM PK HR PM PK HR w/o 3/4 with 3/4 w/o 3/4 with 3/4 Timberline — Drake Signal EB* D D D D WB* D D D D NB* C C C C SB* C C C C Overall C C C C Drake — Sagebrush Stop EB L A A A A WBL A A A A NB LT D D D D NB B B B B SIB LT C C D D SIB R B B B B Timberline — Buell Stop EB RT A A B B NB LT -- C -- D * All traffic movements operate at LOS 'E' or better 19 Drake Buell 0 N to r LO O O r N r N! 35/50 ---4 0 LO LO r 0 ovm O LO to Z 30/60 (15/30) CM r N o o N 955/1175 Co r ch ° 200/160 I"�� 10/5 � 1 � 250/110 �- 150/110 20/80 1 440/280 —)l 11) 1 1240/1230 —is-0CI) Z c0 225/335—► 0 15/40 z N 630/685 � o cn V N (0 V O Co 0 (0 V L N Ln O (0 r C V r L d E LEGEND: AM/PM Peak Hour (AM/PM Pk Hr with 3/4 at Buell) N = Nominal Figure 10 NOTE: Rounded to nearest 5 vehicles. LONG-TERM TOTAL TRAFFIC - w n Drake Ki Buell 15/45 0 M s .a m N CO c � O o Z 25/55 (10/15) N � O ^ ° Z � 715/835 m 120/90 ,t) 1 r-- 10/5 I 1 y 4— 135/170 15/20 15/45 --�o 11) 1 � 325/220 - 1 870/785 —► o Z LO 125/120—♦ 0 15/40 Z N 470/510—� ^o N (O r,-N O V) co V) V O O u7 t1I O CD � C O c- N E i= LEGEND: AM/PM Peak Hour (AM/PM Pk Hr with 3/4 at Buell) N = Nominal Figure 9 NOTE: Rounded to nearest 5 vehicles. , _ SHORT-TERM TOTAL TRAFFIC Drake Buell O N O O O O N N L �l 20/5 -4 O LO (O O O Cl) (D CO C11 Z 5/5 ,` (n 00 o co (D Z U) 4-- 955/1 175 ,,) �— 10/5 .i 1 5/35 -� 1 430/235 1240/1230 —► O Z Ln L Z N 220/330—► 620l675 15/40 LEGEND: AM/PM Peak Hour N = Nominal NOTE: Rounded to nearest 5 vehicles. 40 1�- 40/20 Irk U-) O mLO N LO 04 N O N k— 200/160 i— 280/260 �— 150/110 I r E F \NV Figure 8 LONG-TERM BACKGROUND TRAFFIC With the planned extension of Drake Road and a connection to Harmony Road, a shifting of traffic patterns is expected. This will result in fewer turns at the Timberline Road — Drake Road intersection. Since no adjustments have been made to reflect this change, a conservative estimate is presented. Long-term peak hour background traffic is shown on Figure 8. VI. TRAFFIC IMPACTS In order to assess operating conditions with Spring Creek Farms Retail fully occupied, capacity analyses were conducted at key intersections. Total traffic (background traf- fic combined with site traffic) was developed. Short-term total traffic is shown on Fig- ure 9 with long-term total traffic shown on Figure 10. Estimates both without and with a three-quarter access at the Timberline Road — Buell Drive intersection are provided. Prior to commencing with analyses, short- and long-term traffic estimates were re- viewed. This review focused on the need to provide additional auxiliary lanes. The results of this review are discussed in the following sections. A. Auxiliary Lane Requirements Short-term traffic was reviewed at key intersections under both access scenarios. This review determined that an eastbound left turn lane on Drake Road at Sagebrush Drive and a southbound right turn lane on Timberline Road at Buell Drive will be needed with either access scenario. Additionally, with a three — quarter access at Buell Drive a northbound left turn lane will be needed at this intersection. Alternately, if the Buell Drive connection to Timberline Road is limited to right turns, a right turn lane will be need on Drake Road at Sagebrush Drive. No additional improvements will be needed in the long-term. 15 Drake s m U) 3 i E l4 F. V1 LEGEND: AM/PM Peak Hour N = Nominal Buell NOTE: Rounded to nearest 5 vehicles. Figure 7 SHORT-TERM BACKGROUND TRAFFIC In V. FUTURE CONDITIONS IA. Roadway Improvements E Significant roadway improvements have recently been completed at the Timberline Road — Drake Road intersection. Additional improvements to Timberline Road are planned by the City to the north of the site. IFollow-on major improvements are also anticipated over the long-term. These include widening Timberline road to major arterial standards and the expansion of the area street system to the east. B. Short -Term Background Traffic Background traffic was developed using an annual growth rate in the range of 2 per- cent on the arterial street system. This factor was applied to existing traffic to ap- proximate short-term conditions. Additionally, traffic from the Sidehill development was considered. Short-term conditions reflect the year 2010. By this time, Spring Creek Farms Retail will be fully built. Short-term background traffic is shown on Figure 7. C. Long -Term Background Traffic Long-term background traffic was developed using a growth factor of 2 percent on Timberline and Drake Roads. Additionally, traffic was added to reflect buildout of the remaining area within Mansion Park. 13 Drake U LEGEND: AM/PM Peak Hour (AM/PM Pk Hrwith 3/4 at Buell) N = Nominal IN, NOTE: Rounded to nearest 5 vehicles. 19 FFigureE TRAFFIC MEN Drake E i= Figure 5 11 SITE TRAFFIC DISTRIBUTION B. Site Traffic Site traffic was estimated using Institute of Transportation Engineers (ITE) publication, "Trip Generation, 7th Edition", a nationally recognized reference. Vehicle trips asso- ciated with Spring Creek Farms Retail are indicated below. Land Use Size Daily AM Peak Hour PM Peak Hour Rate Trips Rate In Out Rate In Out Bank 3 windows 411.17 1,233 19.38 34 24 51.08 76 76 Drugstore 13,650 SF 88.16 1,203 2.66 21 15 8.62 58 60 Specialty Retail 20,000 SF 44.32 886 0.65 7 6 2.71 24 30 Sub -Total 3,322 62 45 158 166 10% Internal Trips (332) (6) (5) (16) (17) TOTAL-:,2,990 56 40 142 149 As shown above, Spring Creek Farms Retail will generate 96 morning peak hour trips, 291 afternoon peak hour trips, and 2,990 trips per day. C. Trip Distribution Trip distribution is a function of the origin and destination of site users and the avail- able roadway system. In this case, all site traffic must use either Timberline or Drake Roads to access the site. Site traffic distribution to area streets was developed using patterns consistent with the earlier study on this site. Patterns will likely fluctuate over time; however, it is considered a reasonable approximation through the long-term time frame. Site traffic distributions are shown on Figure 5. In the long-term, Drake Road is expected to turn south (east of Timberline Road) and connect to Horsetooth Road. This will tend to reduce the amount of turning traffic. Morning and afternoon site peak hour traffic is shown on Figure 6. Site traffic with the Timberline Road — Buell Drive intersection being a three — quarter access is also shown. ill ED Ij SAGEBRUSH DRIVE - a 1 ;j PROPOSED I WALGREENS ' Iwxw mpw �i 1 I Q W ,I I Dcrwno� �fOF 'bP i,l i - _ " 111111 1111 IIIII _-.._ s _ TIMBERLINE ROAD y I� • � lilll ` � Iliil l SAGEBRUSH DRIVE CENTRE STREET _ nuuun I 0 m I m - r a ILE=, m I Figure 4 CONCEPT PLAN to N O r N O O A N o m 111 /83 4-- 649/754 `- CO {— 119/148 8/7 1 11/16 16,200 Drake 790/708 - ► 287/157 - 13/40 rn 109/104-0- 0 o CN N 416/453 (0 , O M U') V O r` N L U) d C 3 � m N a R E N H LEGEND: AM/PM Peak Hour Daily Figure 3 CURRENT PEAK HOUR TRAFFIC 7 I C. Existing Traffic Weekday morning and afternoon peak hour traffic counts were obtained from the City. This information is presented on Figure 3 with count sheets available in Appendix B. D. Existing Traffic Operations Highway Capacity Manual procedures were used to quantify current intersection oper- ations. Resultant levels of service (LOS) are indicated below for both morning and afternoon peak hour conditions at key intersections. Traffic from Figure 3 was loaded onto the current roadway geometry shown on Figure 2. It should be noted that capac- ity analyses were conducted only to the level necessary to determine compliance with City criteria and were not `tweaked' to determine the highest attainable conditions. Consequently, improved operations may be realized. CURRENT OPERATING CONDITIONS INTERSECTION CONTROL APPROACH/ MOVEMENT LEVEL OF SERVICE AM PK HR PM PK HR Timberline — Drake Signal EB D D WB D D NB C C SB C C Overall C C Drake — Sagebrush Stop WB L A A NB L C C NB B B no Drake m L N N C •L a m m � as E Figure 2 CURRENT ROADWAY GEOMETRY 5 III. EXISTING CONDITIONS A. Existing Road Network Spring Creek Farms Retail is bordered by Timberline Road on the east and Drake Road on the south. It extends from Sagebrush Drive east to Timberline Road and north along Timberline Road to Buell Drive (extended). Timberline Road is a major arterial roadway with two lanes in each,direction with aux- iliary lanes at key intersections. North of Drake Road, it tapers to one lane in each direction. Bicycle lanes exist along Timberline Road. Drake Road is an east — west arterial roadway that currently has two lanes in each direction with bicycle lanes adjacent to the site. It carries an arterial roadway classifi- cation to the west of Timberline Road and a minor arterial designation to the east of Timberline Road. The Drake Road — Timberline Road intersection is under traffic sig- nal control and has the full array of auxiliary lanes. The speed limit on both Timberline and Drake Roads is 40 miles per hour. Current effective roadway geometry and controls are presented on Figure 2. B. Surrounding Land Uses The Spring Creek Farms Retail site is currently vacant. Residential developments currently exist to the south and west with a large part of the surrounding area transi- tioning from a rural to an urban area. Sidehill is located to the east of the site with Rigden Farms located catty -corner to the southeast. M II. AGENCY DISCUSSIONS Prior to undertaking this study, a scoping session was held with Eric Bracke, City Traf- fic Engineer. During that discussion, study contents, critical items, and assumptions used in this study were determined. Key items of agreement and direction are identi- fied below. • A full assessment of pedestrian, bicycle, and transit levels of service needs to be conducted. • The Timberline Road — Drake Road, Timberline Road — Buell Drive, and Drake Road — Sagebrush Drive intersections require evaluation. Weekday morning and afternoon peak hour conditions should be investigated. • An assessment of existing conditions, short-term future conditions and long- term future conditions is appropriate. Short- and long-term conditions rep- resenting both background and total traffic should be investigated. Site traffic should be distributed similarly to the distribution used in the Mansion Park Transportation Impact Study. • Regional growth on adjacent streets of 2 percent per year is reasonable to estimate future background traffic. • Mr. Bracke asked that the Sidehill and the balance of the Mansion Park de- velopments be considered in this study. • A three-quarter access at the Buell Drive — Timberline Road intersection was discussed with the City. It was agreed that an alternate access evalua- tion would be prepared for.City review. The above items are included or addressed in the following sections of this report. The Transportation Impact Study, Base Assumptions, and Pedestrian Analyses work- sheets are provided in Appendix A. 9 — . a woo� 9 SITE. i1 — 42 Collins �1 Lit �4uyl 9 13 0 mi 0.2 0.4 0.6 0.6 Copyright ® 1988-2004 Microsoft Corp. and/Or its suppliers. All rights reserved. h8p7/w .micrOSOtl.Com/sheets/ Figure 1 2 VICINITY MAP INTRODUCTION Spring Creek Farms Retail is a retail development in the northwest corner of the Tim- berline Road — Drake Road intersection in Fort Collins, Colorado. It will have a bank, a drug store, and specialty retail uses when fully developed. The site is part of a parcel formerly referred to as Mansion Park. This document focuses on the retail area fronting Drake and Timberline Roads. A vicinity map is presented on Figure 1. This transportation impact study follows the established guidelines for such studies as are applicable and appropriate to the proposed project. The following key steps were undertaken as part of this study. • Obtain current traffic and roadway data in the immediate area of the site. • Evaluate current operations to establish base conditions. • Determine site generated traffic volumes and distribute this traffic to the nearby street system. • Estimate roadway traffic volumes for future conditions. • Evaluate operations with Spring Creek Farms Retail fully operational under existing and future conditions. • Inventory, evaluate, and assess the pedestrian, bicycle, and transit net- works serving the site. • Identify deficiencies and recommend measures to mitigate the impact of site generated traffic and enhance the alternate travel mode systems as appropriate. Key areas of investigation are documented in the following sections of this transporta- tion impact study. List of Tables Table 1 Pedestrian LOS Worksheet.......................................................................25 Table 2 Bicycle LOS Worksheet.............................................................................26 List of Figures Figure1 Vicinity Map................................................................................................2 Figure 2 Existing Roadway Geometry ......................................................................5 Figure 3 Recent Peak Hour Traffic...........................................................................7 Figure4 Concept Plan..............................................................................................9 Figure 5 Site Traffic Distribution.............................................................................11 Figure6 Site Traffic................................................................................................12 Figure 7 Short -Term Background Traffic......................................................... :...... 14 Figure 8 Long -Term Background Traffic.................................................................16 Figure 9 Short -Term Total Traffic...........................................................................17 Figure 10 Long -Term Total Traffic............................................................................18 Figure 11 Short -Term Roadway Geometry ..............................................................20 Figure 12 Long -Term Roadway Geometry ...............................................................22 Table of Contents 1. INTRODUCTION..................................................................................................1 II. AGENCY DISCUSSIONS....................................................................................3 III. EXISTING CONDITIONS.....................................................................................4 A. Existing Road Network.................................................................................. 4 B. Surrounding Land Uses.................................................................................4 C. Existing Traffic...............................................................................................6 D. Existing Traffic Operations............................................................................6 E. Accident History .............................................................................................8 IV. DEVELOPMENT ISSUES....................................................................................8 A. Project Description........................................................................................8 B. Site Traffic...................................................................................................10 C. Trip Distribution...........................................................................................10 V. FUTURE CONDITIONS.....................................................................................13 A. Roadway Improvements..............................................................................13 B. Short -Term Background Traffic...................................................................13 C. Long -Term Background Traffic....................................................................13 VI. TRAFFIC IMPACTS...........................................................................................15 A. Auxiliary Lane Requirements.......................................................................15 B. Other Roadway Improvements....................................................................19 C. Short -Term Operating Conditions................................................................19 D. Long -Term Operating Conditions................................................................21 E. Internal Streets............................................................................................23 VII. PEDESTRIAN FACILITIES................................................................................23 A. Existing and Planned Improvements...........................................................23 B. Levels-of-Service.........................................................................................24 Vill. BICYCLE FACILITIES........................................................................................24 A. Existing and Planned Conditions.................................................................24 B. Levels of Service.........................................................................................24 IX. TRANSIT......................................................................................................:.....27 A. Existing and Planned Conditions.................................................................27 B. Levels of Service......................................................................................... 27 X. ALTERNATE ACCESS EVALUATION...............................................................27 XI. CONCLUSIONS.................................................................................................29 Transportation Impact Study SPRING CREEK FARMS RETAIL Fort Collins, Colorado Prepared For: SC Commercial 3165 E. Floyd Drive Denver, CO 80210 Prepared By: Eugene G. Coppola P.E. P. O. Box 260027 Littleton, CO 80163 303-792-2450 January 3, 2006 M ;D - "• 45 z:-A �•� �00 a ri 9 ONAI-E..Pn •� •...... Lam. OF Co%' and other planned streets in the area) to accommodate the increased traffic and volumes. This will be evaluated and determined at such time as traffic study(ies) are prepared for the proposal(s) to be submitted on the site. The existing and planned street widths were based on residential development and associated trip patterns and volumes. The proposed and existing street categories and widths will be revaluated with any new proposal on the site. Response: Street width issues will be worked out during the site plan review process. A copy of the traffic study is enclosed. Department: Light & Power Topic: Zoning Number: 2 [1/9/06] No comments Response: So noted. Department: Transportation Planning Topic: Zoning Number: 3 [1/10/06] No Comment. Response: So noted. Department: Zoning Topic: Zoning Number: 1 [12/22/051 No comments Response: So noted. Re pectfully, Dave Shoup Senior Project Manager Jim Sell Design, Inc. Enclosures: Traffic study, Exhibits A-1 Issue Contact: Monica Moore Created 1/9/2006 Issue Contact: David Averill Created 1 /10/2006 Issue Contact: Jenny Nuckols Created 12/22/2005 Topic: Public Meeting Schedule Number: 9 Created 1/17/2006 [1/17/06] 1st Reading of a potential rezoning ordinance will be reviewed by City Council at its meeting on April 18, 2006, with the 2nd Reading occurring on May 2nd. The applicant may elect to schedule the Planning & Zoning Board review of the request at either the February 16, 2006 or March 16th hearings. In order to stay on -track for the February 16th hearing, the applicant will need to submit a revised written statement no later than January 26th. Response: We are scheduled for the Planning & Zoning Board hearing on March 16th We submitted a response letter on February 16th Topic: Zoning Number: 10 Created 1/17/2006 [1/17/06] The list of permitted uses within MMN zone district was recently expanded to allow small restaurants, coffee shops, delis and similar complementary non-residential uses within mixed use buildings, provided that strict size and operational requirements are met. The requirements are intended to ensure that the non-residential use is compatible with the surrounding area both in terms of physical appearance and intensity of use. The applicant may want to consider providing support uses made available through these code provisions as an alternative to the rezoning request. Response: Our request to change the zoning on 5 acres to NC is to allow a greater variety of commercial uses. Since the City does not specify uses through a PUD process, we will covenant restrict the property from undesirable uses allowed under the NC zoning district. Exhibit H compares the allowed commercial uses in an MMN district and lists only the uses we intend to include in the NC district. The enclosed overall plan demonstrates how well this project will fit within the fabric of Spring Creek (Exhibit 1). Department. Engineering Issue Contact: Sheri Wamhoff Topic: General Number: 5 Created 1/11/2006 [1/11/06] Intensification of the site could require widening of the internal streets (soon to be existing streets being constructed surrounding the police station site However, given the small site area (5 acres) involved in the present rezoning request, staff has concluded that there would be a nominal impact to the supply of MMN-zoned properties should the property be rezoned to NC. Response: LAND SUPPLY The current MMN zoning allows for 15% of the total land area to be used for commercial space. A letter from Cameron Gloss dated August 16, 2004 stated that 5.05 acres of Spring Creek Farms North could be developed for commercial use (Exhibit G). Changing the zoning to NC from MMN does not increase the amount of commercial space currently allowed under the MMN zoning. Since we will be building only 38,000 sf of commercial space on the 5 acres, our project will have the same compatibility with the surrounding area that exists under the current zoning. Topic: Neighborhood Meeting Number: 8 Created 1/17/2006 [1/17/06] Staff would like to coordinate the scheduling of a meeting with affected property owners residing within the Parkwood East and Lake Sherwood Neighborhoods. Please contact Cameron Gloss at 22106750 to schedule a suitable time and location for the meeting. Response: Cameron Gloss has scheduled a neighborhood meeting for March 2, 2006 at the Timberline Church, 2908 Timberline Road (2"d floor, Room 202). The meeting is an open house format from 7:00 to 9:00 pm. Cameron was provided with mailing labels and payment for the APO within 500 ft. on February 14, 2006. Topic: Property Description Number: 6 Created 1/11/2006 [1/11/06] The GIS department has found discrepancies between the rezoning legal description provided by the applicant and the property boundary as indicated in City records. The applicant may wish to investigate further into the property survey information to determine the physical boundaries of ownership (see attached site vicinity map). Response: The land seller has been in contact with City staff. No conflicts or problems were identified. Correspondence is enclosed (Exhibit J). intended to blend in with the current and proposed residential architectural design and style. Public gathering spaces are a key element of the overall commercial design. A contemporary water feature designed to enhance the aesthetic quality of the area is planned for the corner of Timberline and Drake. This feature becomes the focal point of the project and serves the area as the primary gathering space. Special attention has been given to the architectural details and "openness" qualities with ample open air space available for people to enjoy a casual lunch, meet with friends, or generally take in the beauty of the landscaping and plantings. Architectural amenities include seating benches located for maximum pedestrian use, bike racks consistent with the area style, movable outdoor furnishings designed not to impede pedestrian traffic, decorative and functional pedestrian lighting, and seat walls incorporated where appropriate (Exhibit F). The commercial buildings are designed with eaves and pitched roofs to break up building mass. Recessed alcoves, decorative windows, decorative exterior columns, and window accents provide the buildings with character and add visual interest. Covered entries provide pedestrian refuge. Exteriors are designed to incorporate a mix of brick, stone, and concrete. Building corners are enhanced with breezeways. We will consider incorporating a transit stop in our plan, or elsewhere within the Spring Creek development, aiding in the enhanced travel corridor plan. We have enclosed a copy of our traffic study which shows that the traffic impact from this rezone request to be minimal. Our plan is very pedestrian friendly and will provide for easy access from the surrounding neighborhoods and the Police Administration Building. The Police Administration Building is scheduled to open in July 2007. Initially, 260 employees will occupy the building, growing to 397 employees by 2020. Topic: Land Supply Number: 7 Created 1/17/2006 [1/17/06] When the subject property was previously rezoned in 2001, the staff concluded that it was justifiable to rezone the property from E-Employment to MMN in order to help the balance of supply and demand for apartments and other multi -family buildings. Land zoned MMN is in scarce supply south of Mulberry Street. Based on mapping available at that time, there were approximately 600 acres of MMN zoned land north of Mulberry and about 110 acres south of Mulberry. Most of this land on the south side of the city has not been readily available for development. Analysis further indicated that land cost and rents for multi -family sites were escalating. February 16, 2006 City of Fort Collins Planning Department Cameron Gloss, Current Planning Director P. O. Box 580 Ft. Collins, CO 80522 Re: Spring Creek Farms Rezoning Dear Cameron: LANDSCAPE ARCHITECTURE PLANNING ENGINEERING GRAPHIC DESIGN This is a response to Staff comments from your letter dated January 17, 2006. ISSUES: Department: Current Planning Issue Contact: Cameron Gloss Topic: Comprehensive Plan Number: 4 Created: 1 /10/2006 [1/10/061 Staff has evaluated the rezoning application and found that the request is not consistent with principles and policies found within City Plan. The expressed purpose of the Neighborhood Center (NC) zone district within the Land Use Code is to provide a "mixed -use commercial core anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods..." This City Structure Plan configuration for Neighborhood Centers is a different approach to commercial area design than the past. Structure Plan limitations have been a response to proliferation of commercial developments along arterial streets, like along College Avenue. The limits focus commercial services in a way that best address the aesthetic and urban form implications, as well as traffic impacts, brought about by strip development oriented to arterial streets. The limits also enhance economic strength of NC districts so that they are able to provide high quality amenities, and site and architectural design, as envisioned under the Plan. The recently constructed Rigden Farm Neighborhood Center, located diagonally across the intersection from the property, fulfills the basic consumer demands needed to serve multiple neighborhoods located within a reasonable distance. Tenants of this Center include a King Soopers grocery with a pharmacy, a freestanding bank, gas station, and several existing and future inline retailers providing a range of goods and services. Approval of the proposed rezoning will reduce the economic strength of the Rigden Farm Center. The segment of Timberline Road between Harmony Road to Conifer has also been designated as an Enhanced Travel Corridor (ETC) within the 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORADO 80524 P970.484.1921 F970.484.2443 INFO@JIMSELLDESIGN.COM JIMSELLDESIGN.COM Comprehensive Plan. An ETC provides high frequency /high efficiency travel opportunities, including transit services that link activity centers within the City. The Rigden Farm Neighborhood Center provides special design opportunities, including a future bus stop and a site plan with enhanced pedestrian access to and from the future bus stop located along Timberline Road. Response: COMPREHENSIVE PLAN As stated in our reason for request letter dated December 20, 2005, we demonstrated several items that are consistent with the principles and policies listed in the City Plan. They are: - Principle MMN-1.3 Non-residential Uses - Principle MMN-2 Layout and Design - Principle MMN —2.1 Size - Principle MMN-3 Neighborhood Commercial Center - Principle MMN-3.2 Surrounding Neighborhood - Principle T-3 Transportation Programs - Principle T-4 Automobile Alternatives - Principle T-4.1 Bicycling Facilities - Principle T-5 Pedestrian Travel - Principle T-5.1 Land Use — Pedestrian Mobility - Principle T-5.2 Pedestrian Connections - Principle T-9 Private Automobile Use - Principle T-9.1 Vehicle Miles Traveled All of these principles and policies are defined and explained in Exhibit A. The attached market analysis (Exhibit B), demographic profile (Exhibit C), and current retail inventory analysis (Exhibit D) show that the existing NC zoning at Rigden Farms does not satisfy the existing commercial demand in the 1.5 mile radius trade area. Three (3) acres of Rigden Farms will be used for senior housing and will not be developed commercially under the NC zoning district. As the market analysis shows, a need exists for an additional 182,000 sf of commercial space. The Spring Creek rezoning request proposes to provide 38,000 sf of this needed commercial space. This commercial space will provide the City with approximately $300,000 of sales tax revenue annually. It is also our understanding that no additional land exists within the trade area to satisfy the commercial demand (Exhibit E). In our opinion, we are part of the retail core created by the Rigden Farms commercial. Since our site is located on a major interchange, we are not asking for mid - block retail nor are we a commercial strip development. Our plan provides an urban setting with small buildings of high architectural quality and style Per City standards, overall level of service 'E' or better is defined as acceptable for signalized intersections within activity centers/mixed use districts. In this case, this criterion applies to the Drake Road — Timberline Road intersection which falls within a designated future activity center. Minor street approaches at arterial street intersec- tions are allowed to operate at level of service 'F'. This is considered normal in an urban area. Capacity worksheets are in Appendix C. iE. Accident History Given recent major roadway improvements adjacent to and near the Spring Creek Farms Retail site, historical accident data is considered obsolete. Since all improve- ments were built to current standards, the accident outlook is excellent. IV. DEVELOPMENT ISSUES A. Project Description Spring Creek Farms Retail is a mixed -use development with a bank having three drive -up windows, a 13,650 square foot drugstore, and some 20,000 square feet of specialty retail space. Construction is expected to start as soon as possible with buildout over the next 3 — 4 years. Site access is planned via an internal street system with accesses to both Timberline Road and Drake Road. The accesses align with Buell Drive, east of Timberline Road, and Sagebrush Drive, south of Drake Road. The access to Drake was previously approved as full movement with the Timberline Road access approved as a right -in, right -out access. A concept plan for this development is presented on Figure 4. project location classification: Activity Center 0 N Cn description of applicable destination area within 1,320' including address Area within Mansion Park Residential west of railroad Residential east of Timberline Residential south of Drake TABLE 1 Pedestrian LOS Worksheet destination area classification Residential Residential Residential Residential level of service (minimum based on project location classlticatlon directness continuity 7stree visual interest & amenities security minimum B B B C B actual N/A N/A N/A N/A N/A move -. a■o■■v■o■o�, EXHIBIT D Chirporactic USA 1,000 liquor 2,000 Island Grill 3,000 Photo Image Center 1,000 UPS Store 1,000 Bagel makers 1,000 Arfys 1,200 Pizza Hut 1,200 Gems N Gold 1,200 Great Harvest 1.500 Total 51,600 Other Tenants Location Flowerama NWC Timberline Rd & Lemay Ave 2000 Dale's Carpet One SWC Timberline Rd & Horsetooth 15000 Former Eckerd Drug 13000 Texaco C-Store 1200 McDonald's NEC Timberline Rd & Horsetooth 1 3000 Taco John's & Good T SEC Timberline Rd & Prospect Rd 3000 Shell C-Store to" 1200 Conoco C-Store NEC Lochwood Dr & Horsetooth 1200 Total 39600 Total Square Footage in Market Area 203,651