HomeMy WebLinkAboutJOHNSON FARM - REZONE - 24-00 - CORRESPONDENCE -Comprehensive Master Plan. The Overall Development Plan for Sprin.„
farms is both responsive to its individual context and constraints, and is m
keepmg with the residential philosophies stated in the Fort Collins
Comprehensive Master Plan. This mixed -use development will be conveniently
located to utilize existing community facilities, will provide a much needed
variety of multi family boy "m product, and will have a density that is
�ropriate to the site. Ultimately, this development will provide a comfortable
environment for people to live, recreate, and work in a way that reflects
positively on the larger community of Fort Collins consistent with the City's
stated goals and objectives.
CK:eom
09/12/00
Revised 09/13/00
in more consumers being located directly adjacent to the significant planned
commercial development in Rigden Farm. It follows that more consumers will
result in more economic support for the approved retail uses in that area. This
course of action will allow Spring Creek Farms to provide the land uses most
compatible * with existing adjacent areas. It will also allow for the future
development of variety of land uses and housing alternatives within the region.
Increasing the residential component of the Spring Creek Farms site will reduce
the Vehicle Miles Traveled (VMT), and therefore, improve the air quality in Fort
Collins by locating higher density residential (particularly multi family and
single family attached housing) between the Ridgen Farm commercial area and
the future multi -modal corridor planned for the Union Pacific Railroad right-of-
way to the west. As stated earlier, the Spring Creek Farms O.D.P. will eliminate
40 0 of the traffic to be expected along East Drake Road and Timberline Road if
the site is allowed to be developed as all "E. " In addition, the plan significantly
lessens truck and tractor -trailer traffic in the area. Part of the concept for Spring
Creek Farms is the improvement of existing pedestrian connections around and
into the site.
Spring Creek Farms is uniquely located to take advantage of existing
transportation options as well as the commercial development that is planned
around the site. The site plan for Spring Creek Farms is organized on the
premise that the multi -model system and existing land use patterns will be used
and supported by this new development. In addition, transit in a variety of
forms, with appropriate residential densities and land uses have been arranged
in Spring Creek Farms to encourage walking and the use of alternatives to the
automobile. The proposed streets in and out of Spring Creek Farms provide
direct access to both roads for vehicles, bicycles, and pedestrians via detached
sidewalks. The existing pedestrian and bicycle facilities will be improved to
generate more use and the existing transportation corridors will certainly, benefit
from enhancement efforts. Both types of improvements will help create a better
Pedestrian/Transit interface.
Spring Creek Farms will incorporate a variety of design elements that provide
traffic calming and allow for safe and convenient pedestrian travel Sidewalks
are located on every street and there are multiple points where a pedestrian can
exit the neighborhood and make his or her way directly, and conveniently to the
existing Transportation Corridors. Details for crossings, lighting, signalization,
areas for seating and outdoor art will be determined and provided for with
subsequent project development plan submittals.
This O.D.P. for the Spring Creek Farms project is consistent with the
philosophies nWffdlng new residential development outlined in current
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spaces with a variety ofpedestrian and bicycle trails and walks, all providing for
growth within a desired compact urban form.
The O.D.P. depicts a site where a balance between commercial, multi -family,
SFA, and SFD residential uses combine to effectively meet the needs of the
existing market conditions. A study of the projected land uses for this area
indicated that these uses and densities are in keeping with future expected land
use demands. The current land designation limits the uses on the Spring Creek
Farms parcel, and research indicates that there are significant land resources
available for present and future commercial uses. It also indicates that the
resources to support medium density single family and multi family uses are
likely to be depleted within approximately ten (10) years, creating a city-wide
shortage of this housing type.
While the single family lots also. incorporated in the Spring Creek Farms plan
may be the embodiment of the American Dream for some, other individuals may
be looking for a more diverse set of options. The more traditional main street
model of living, that includes row houses, town homes, flats above garages,
carriage houses, apartments, or apartments over shops may be better suited to
fulfill their desires. It also reduces the typical disjointed suburban segregation
between commercial and residential uses and creates an acceptable model of
livability.
Spring Creek Farms will bean environment where a mix of housingstyles, sizes,
and prices allow for the integration of people of all ages and economic means. It
will be a place where physical connections make it easy for residents to walk or
bike to local services, a place where some residents can work at or close to home.
Spring Creek Farms will be an environment where the emphasis is placed on
creating a cohesive community by accommodating the full range of the
population's needs. By committing the land use at Spring Creek Farms to a
higher residential density, particularly to multi family and single family attached
housing, the City can maintain the affordability and accessibility of housm
thereby improving the balance between multi -family housing opportunities
within the City, relative to other land uses supplies.
It is our belief that the development of the Spring Creek Farms site as a mixed
use community is more likely to promote the specific City Plan objectives stated
earlier than keeping the site in the "E" employment zone designation. Increased
residential development on this site will promote the compact urban form the
City of Fort Collins desires. This Overall Development Plan will virtually
eliminate leapfrog development in this area. Instead, it will bring a significant
edge parcel into the market soon after the Ridgen Farm project. Allowing the
Spring Creek Farms site to have a greater percentage of residential use will result
14. How will the development of Spring Creek Farms improve the quality of life
for the neighbors?
The Overall Development Plan for Spring Creek Farms has been very carefully
designed to meet the Community Wide Principles and Policies of the Fort Collins
City Plan. The City Plan/Comprehensive Plan identifies several important
objectives that are critical with regard to new growth. These objectives include
the promotion of compact urban form, mixed -use development, varied and
affordable housingoptions, and a balance between jobs and housin and
air quality The citywide objectives also address the reduction of Vehicle Miles
Traveled, which is tied to good air quality. The implementation of each of these
objectives contributes to improving the "Quality of Life" for ALL RESIDENTS of
Fort Collins, Colorado.
The O.D.P. for Spring Creek Farms addresses each one of these issues. It is
designed to meet and promote the same planning objectives as the City of Fort
Collins within the specific parcel of land and in the surrounding areas. The plan
for Spring Creek Farms clearly originates in the wish to link the demand for a
specific land use with a viable, well conceived, and planned development. Based
on a city-wide and area specific market analysis, the proposed Overall
Development Plan is the best land use plan for the site, and is the result of the
desire to match market needs, based on current and future land uses. This
O.D.P. would help achieve stated citywide planning goals through the proposed
land uses and by putting in place a plan that meets the City's objectives.
Spring Creek Farms fits within the larger context of Fort Collins, Colorado as a
neighborhood linked to existing community facilities, employment
opportunities, and public amenities. Spring Creek Farms is ideally located to
take advantage of existing transportation, meet current housing needs, and
contribute to the preservation of the City's integrity/existing assets while
providing logical connections to the separate uses that surround the property.
The proposed land uses, densities, and design included in the O.D.P. for Spring
Creek Farms depicts a "compact urban development form"
and has clearly defined boundaries. The development plan also reflects a desire
to compliment contiguous growth and development in Fort Collins. The Spring
Creek Farms site is located within an area where mixed uses already exist.
Because the area is already well defined, and the proposed development
compliments the contiguous uses, Spring Creek Farms will help in the creation of
a more cohesive neighborhood, that is consistent and complimentary to ad at cent
land uses. Spring Creek Farms will be developed as a fluxed use neighborhood
with a variety of housing types and densities including single-family homes,
multi family homes, a neighborhood center, a neighborhood park, and open
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The developer and the City support a pedestrian and bicycle connection to the
multi -modal transportation corridor west of the railroad tracks. The exact
location and type of connections require further research, design, and on going
discussions with the City and the owners of the railroad.
11. How many entries will there be into the property, where will they be located,
which entries will have signals, and how are pedestrian crossings
incorporated?
The O.D.P. indicates four (4) entries into Spring Creek Farms, one (1) off East
Drake Road, and three (3) off Timberline Road. Each entry is located at 660'
intervals from the intersection of Drake and Timberline per the City Land Use
Code. The Drake Road entry will be directly across from Sagebrush Drive. If
necessary, the transportation department would rather limit future movement in
that location than install a signal. Therefore, unless there are situations that
would necessitate a signal, the intersection will first be a limited access, such as
'right in, right out. " The City also prefers 113 of a mile between signals on a
major arterial street. Thus, the signal on Timberline will be located adjacent to
the "E" use area, as indicated on the O.D.P. In discussions with the City
regarding traffic issues, the site may be limited to two (2) access points off
Timberline Drive, in which case the next entry is likely to be located 660' from
the signalized entry, but the exact location has not been determined at this time.
12. Are alleys to be incorporated in Spring Creek Farms?
The conceptual plan for Spring Creek Farms indicates possible alley, service for
some of the lots in the LMN (Low -Density Mixed -Use Residential) area.
However, the City of Fort Collins only allows alley service on certain types of
roads. The conceptual sketch plan shows alleys abutting a collector street, which
does not meet City standards. Spring Creek Farms will only be able to
incorporate alleys off of collector streets if the City grants approval. This is a
P.D.P. level design issue that does notneed to be resolved at this time.
13. A perceived drainage problem exists adjacent to Spring Creek Farms and the
neighbors are very interested in the proposed drainage system for the site.
Any development on the Spring Creek Farms site will have to be designed to
handle drainage issues according to the City of Fort Collins standards. The
O.D.P. is designed to detain runoff within the two (2) natural basins that exist on
site. Then it will be released at pre -determined rates and connect with the storm
water system that the City has just installed.
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6. If apartments are going to be placed along Timberline Road, how tall will the
buildings be? What sort of density should the neighbors expect the
apartments to have?
Troy Jones with Fort Collins Current Planning will confirm the limitations, which
are specified in the L. U. C., but an apartment building on the Spring Creek Farms
site would not exceed three (3) or four (4) stories. The O.D.P. proposes two (2) or
three (3) story garden style apartments.
7. With regard to the pipe plant, what is the future planned use, and will there
be any connection through that property?
The City Structure Plan calls for the pipe plant site to remain an "E" use. The
City has certain requirements about "Connectivity" in new developments which
will be met by providing for a connection through the Spring Creek Farms site,
to whatever the future adjacent use may be, as shown on the O.D.P.
8. Will there be any type of connections to the Parkwood East development?
The developer is not proposing any vehicle connections to Parkwood East East.
It is -not feasible to make such a connection due to railroad track location, grade
issues and viable connections points within Parkwood East East. To connect
directly to Parkwood East would mean crossing the Railroad tracks, which is not
commonly done due to issues of safety and grade separation. The developer is
considering pedestrian and bicycle connections to the multi -modal
transportation corridor west of the railroad tracks. But it is highly unlikely that a
street would cross the tracks. The exact location and type of connections to the
multi -modal transportation corridor trail require further research, design, and on
going discussions with the City.
9. Will Eastwood Drive have to absorb more cars? The neighbors are concerned
that the development of Spring Creek Farms will mean more traffic using
Eastwood to cut through the existing apartment complex to the EPIC Center.
Because there will be no direct vehicular connections between Spring Creek
Farms and Parkwood East, it is unlikely that there will be a direct traffic impact
on Eastwood Drive. However, the City has said it will look more closely at the
connections from Timberline Drive to the EPIC Center, due to concerns about
current traffic using Eastwood and the existing apartments as a short cut to the
EPIC Center.
10. How and where will pedestrian and bicycle connections be made across the
existing Railroad tracks?
4
Research indicates that for the present and future there will be no shortage of
single family housing in the area. Therefore, a request to change the zoning of
the property to accommodate only single family housing would be denied.
Likewise, a request to eliminate all "E"from the site would also be rejected. The
research performed indicates that what the City of Fort Collins lacks and will
J
continue to need, is multi -family housing. Consequently, the O.D.P. proposes a
mix of uses in which multi -family housing is the core component.
4. Given the amount of commercial development anticipated in Ridgen Farm,
why does the plan for Spring Creek Farms show any "E" use area?
Given the proximity of other "E" uses to the Spring Creek Farms site, it is the
belief of the developer and the land planner, that the City of Fort Collins would
reject any plan that did not show at least a portion of the land as an "E" use,
regardless of the site's relationship to Ridgen Farm. Therefore, the O.D.P. shows
a small area of "E", less than seven (7) of the total 55 acres. This "E" area has
been carefully located on the Spring Creek Farms site to create a transition within
the project, between the residential areas and the future "E" uses on the adjacent
property to the north. It is anticipated that the "E" uses on the site would be
offices and/or a local service type use. It is possible that the adjacent property,
now the pipe plant, could become the location for a neighborhood center at some
point in the future and putting "E" uses in the location indicated creates a logical
relationship.
5. Why does the Spring Creek Farms O.D.P show more multi -family housing
than single family housing? Wouldn't single family housing means less units
and therefore less traffic?
The City of Fort Collins Land Use Code drives the density for the LMN and
MMN areas on the Spring Creek Farms O.D.P. Spring Creek Farms could
actually accommodate far more multi family housing than is shown on the
conceptual plan. The densities shown are designed to meet the Minimum City
requirements, but they do not reach the maximum levels allowed by code. It is
anticipated that the City will continue to experience a shortage of,multi-family
housing in the future, and that there will be no shortage of single family housing
in the area. The LMN(Low-Density Mixed -Use Residential) area is included and
specifically located so as to blend the new development with the adjacent single
family homes. A plan designed to accommodate more single family housing
than proposed (18 acres), would not meet market needs and would be denied. If
this should happen the site would remain all "E. " This plan presents a mix of
land uses that compliment the surrounding neighborhoods and offers a variety
of needed housing options for the residents of Fort Collins.
3
2. The neighbors feel that additional residential development along Drake and
Timberline is contradictory to any road improvements (we believe that the
question implied here is, do the planned road improvements accommodate
increases in the volume of traffic that will use the streets and how does Spring
Creek Farms fit into the improvements?) They also feel that the proximity to
Fort Collins High School creates a unique traffic situation, and they would
like to be certain that the situation has been adequately considered.
The currently, planned City improvements for Timberline Road identify it as a
major arterial designed to accommodate up to 40,000 vehicle trips a day once all
the work has been completely built out. This level of service accommodates
existing and future residential and commercial traffic along Timberline Road.
The development of the 55 acre Spring Creek Farms site is only a small portion of
the growth that is planned to occur on and around Timberline Road. The Traffic
Impact Study for Spring Creek Farms was required to take the traffic generated
by Fort Collins High School into account and it has been addressed in the Study
that is on file with the City.
3. In general, the development of the site is also an issue. If the site were to be
developed (the neighbors would prefer that is stay an agricultural field), then
the general preference expressed is for any sort of residential use rather than
more "E." It is understood that in all likelihood the site would remain all "E"
if not rezoned. All "E" it is more apt to have light industrial uses and other
"E" uses typical of the area, rather than office facilities, such as those along
the Harmony Road corridor.
It is unlikely that the site will remain an agricultural field and the deferral of
development only serves to increase the value of the land, which in turn
increases the probability of a more intensive "E" use. Given the surrounding "E"
uses, the size of the site, and the City 's Structure Plan designation of the site as
"E", Spring Creek Farms is most likely to be used by light industrial businesses.
Fort Collins Advanced Planning agrees that given the proximity and size
(400,000 sqIt) of the planned commercial development at Rigden Farm, and the
residential uses surrounding Spring Creek Farms, perhaps "E" is not the only or
most appropriate use for the land.
However, a Structure Plan Amendment is needed to change the use. The O.D.P.
for Spring Creek Farms presents the City and the surrounding neighbors with
the opportunity to shape the development that takes place on the site.
Significant time has been spent studying the existing land use patterns and
possible future growth in the area. This plan has been designed to reflect the
research findings and anticipate future needs in the area.
z
NEIGHBORHOOD MEETING held on 08/24/00
Spring Creek Farms -- Response to Issues Raised by Neighbors
1. The traffic impact of Spring Creek Farms and how it will be handled is the
primary issue in relation to the development of this site. The neighbors are
also interested in knowing about where, when, and what type of road
improvements they can expect along Drake and Timberline, and how will
those improvements be tied to future development?
The City of Fort Collins has a plan in place for Roadway Capital Improvements
for both East Drake Road and Timberline Road. Ultimately, East Drake Road
will become four (4) lanes with a 19' median and Timberline will become six (6)
lanes with a 30' median. Timberline Road (from Vermont Drive to north of
Drake Road) and Drake Road (from the railroad tracks to the intersection of
Timberline Road) will both be brought up to arterial street standards by the year
2001. At this point, no decisions have been made about the timing of the final
improvements, but it may take five (5) or six (6) years before the work on
Timberline (from Drake Road through the Prospect Road intersection) is
complete.
Should this site remain zoned for "E" the Traffic Impact Study indicates that 55
acres of commercial and/or light industrial uses would generate approximately
40% MORE traffic than the O.D.P. for Spring Creek Farms. There are
approximately 5,100 TOTAL vehicle trips a day expected to be generated by the
residential uses as shown on the conceptual plan.
The average single family household generates at least ten (10) vehicle trips per
day. One (1) trip is completed when a vehicle leaves and returns to the point of
origin. 5,100 daily trips for a size of this site constitute a moderate level of traffic.
These trips would be spread out over the course of the day, rather than
concentrated at peak morning and evening hours as would be expected from
traffic generated by "E" uses. In addition, if the land were zoned for mostly
residential uses,. there would be no truck or tractor -trailer traffic coming in and
out of the site.
The Traffic Impact Study, submitted to the City of Fort Collins, indicates that the
development of the Spring Creek Farms site will not negatively impact the
intersection levels of service. In fact, due to other development activity in the
area, the overall intersection levels of service will remain relatively constant
whether or not Spring Creek Farms is developed.
IAON�W.110 ' ' PROJECT R M d .m
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COMMENT S HEE AUG 14 2000
City of Fort Callins By
Current Planning
DATE: August 9, 2000 TO: Trans. Planning
PROJECT: #24-00 Johnson Farm Rezone — Type II - (LUC)
All comments must be received by Troy Jones no later than the staff
review meeting:
August 30, 2000
Note- Please identify your redlines for future reference
Signature
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat �9ite _Drainage Report _Other
_Utility _Redline Utility landscape
7 PROJECT
COMMENT SHEET
City of Fort Calling
Current Plannine
DATE: August 9, 2000 TO: Engineering
PROJECT: #24-00 Johnson Farm Rezone — Type II - (LUC)
All comments must be received by Troy Jones no later than the staff
review meeting:
August 30, 2000
Note- Please identify your redlines for future reference
7DF ,(QcGx
Signature
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other
_Utility _Redline Utility _Landscape
City of Fort Collins
PROJECT
wa
COMMENT S.
City of Fort Callins .; V D
Current Planning AUG i 4 2000
DATE: August 9, 2000 TO: Zoning
PROJECT: #24-00 Johnson Farm Rezone — Type II - (LUC)
All comments must be received by Troy Jones no later than the staff
review meeting:
August 30, 2000
Note- Please identify your redlines for future reference
Signature
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other in
—Utilit_Redline Utility _Landscape City of Fort
PROJECT
COMMENT SHEET
City of Fart COMAS
Current PlanninLy
DATE: August 9, 2000 TO: P.
PROJECT: #24-00 Johnson Farm Rezone — Type II - (LUC)
All comments must be received by Troy Jones no later than the staff
review meeting:
August 30, 2000
Note- Please identify your redlines for future reference
�19
RECE'VED
AUG 17 2000
CURRENT PLANNING
Signature
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other
_Utility _Redline Utility _Landscape city of F
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: August 9, 2000
TO: Light & Power, Ellen
PROJECT: #24-00 Johnson Farm Rezone — Type II - (LUC)
All comments must be received by Troy Jones no laterthan the staff
review meeting:
August 30, 2000
Note- Please identify your redlines for future reference
;i
RECEIVED
AUG 15 9000
CURRENT PLANNING
Signature
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape in
' ' PROJECT
�i..� COMMENT SHEET
City of Fort Collins
Current Plannine
DATE: August 9, 2000 TO: Advance Planning
PROJECT: #24-00 Johnson Farm Rezone — Type II - (LUC)
All comments must be received by Troy Jones no later than the staff
review meeting:
August 30, 2000
Note- Please identify your redlines for future reference
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which calls for higher densities in strategic location to reduce sprawl, the plan provides
the required neighborhood parks near dwelling units, and promotes the City's vision of a
more urbanized form based on the regulations within the Land Use Code. In a nutshell,
the applicant stated that the ,project meets the goals and objectives of City Plan, which
was established to enhance the quality of life for all residents of Fort Collins. Another
neighbor mentioned after the meeting that providing multifamily housing may not
improve the quality of life for existing Parkwood residents, but on a city-wide scale, the
provision of apartments allows a larger base of more affordable housing, which in turn
possibly improves the quality of life for someone who may otherwise not be able to find
housing opportunities in Fort Collins. Also, this neighbor made the point that a higher
density configuration developed with the high quality design features required in City
Plan would allow more people access to a higher quality of life.
It was discussed that Timberline will ultimately be a 6-lane major arterial that will carry
roughly 45,000 vehicle trips per day (College Avenue currently carries roughly 55,000
trips per day). There will be three through -lanes in both directions plus additional left
and right turn lanes in key locations.
A resident from the Parkwood neighborhood stated that this development would add cut -
through traffic on Eastwood Drive because some of the residents of this proposed
development would drive through the Parkwood to get to the EPIC center. This resident
stated that he and his neighbors along Eastwood drive would like Parkwood East
Apartment access to Eastwood Drive and Kirkwood closed off. City staff clarified that
such an effort is out of the scope of this proposed development. The city policies
generally favor multiple and direct connections within and between neighborhoods, and it
is unlikely the closing of this access point would be supported by staff. Any discussions
of this nature should be directed to Eric Bracke, the city's Traffic Engineer, and Kathleen
Reavis from the city's Transportation Planning Department.
3
A neighbor asked about the applicant's plans for drainage, and pointed out that they have
problems with basement flooding when the detention pond fills up. The applicant went
over plans for a major stormdrainage line to be build along Drake going east, and
mentioned the water on the north part of the site goes to another basin.
What will be built first? The single family area next to the tracks, then the multifamily
portion on the eastern part of the site.
How many accesses/street connections will be provided on Drake? There will be one at
the current alignment of Sagebrush which goes into the Meadows East neighborhood.
This intersection will start off as a unsignalized full movement intersection, but may
change to a limited movement in the future when and if it conflicts with the smooth
operation of Drake traffic. It will not be signalized.
How many accesses/street connections will be provided on Timberline? One traffic light
roughly 1/3 mile north of Drake, and two limited movement intersections between Drake
and the new light.
The traffic projections for this use compared to if the property were developed as "E-
Employment show that the am/pm peaks have 40% less traffic with the proposed use that
with the E use. It is projected that there will be a total volume out of 5300 trips. 25 to
30% going north, 30 to 35% going west, 35 to 40 % going south, and 5% going east.
A neighbor asked if the traffic study had addressed the issue that FCHS will impact the
traffic on Drake and Timberline at times other than the standard peaks, namely 7:30 a.m.
and 3:00 p.m., and pointed out that there are currently a lot of accidents on Timberline.
The applicant responded that the widening of Timberline from Vermont to Drake will
help to solve the problems that the FCHS impacts create. The traffic generation counts in
the traffic study were based on actual traffic counts.
A neighbor from the Parkwood neighborhood stated that this development will add
substantial traffic impacts to the Parkwood neighborhood. One of the current traffic
problems that the Parkwood residents are experiencing is a high number of cut through
traffic from the Parkwood East Apartments through the neighborhood to get to Drake.
The neighbors are concerned that this will add to an already problematic situation. The
applicant responded that the traffic study reflects the proposed density, and that they are
willing to take any unanticipated traffic issues into account. The applicant also pointed
out the proposed residential uses would have less of an impact to Timberline and Drake
during the a.m. and p.m. peaks than an E-Employment development would.
A neighbor asked what price range the single family component would be. The applicant
answered that it's to soon to tell for sure, but most likely they will range in prices from
the low to mid 200's.
A neighbor asked the applicant how this project is anticipated to improve the quality of
life in Fort Collins. The applicant responded that it embraces the philosophy of City Plan
2
City of Fort Collins
Commun_ 1, Planning and Environmental S ices
Current Planning
NEIGHBORHOOD MEETING
for the Johnson Farm Rezone and ODP
conducted from 7 to 9 p.m. on August 24, 2000 by Troy Jones
at the FCHS school library
It was discussed that the timing of Improvements of Timberline Road will tentatively be
as follows:
• Construction of the portion from Vermont to just north of Drake will start
within about 8 weeks,
• The extension of the improvements from just north of Drake to Prospect is
still up in the air. This development will have to contribute to the
improvements in some way.
It was discussed that the "E" uses will be located on the north part of the site to act as a
buffer between the residential and the existing vacant pipe factory.
A neighbor asked what the lot sizes will be in the LMN portion of the site. The applicant
responded that the lots will range in size from around 40'x 80' to about 50' x 100'.
Neighbors asked about whether or not there would be any plans to make a street
connection across the railroad track at any point between Drake and Prospect. There are
no new street connections across the RR tracks possible for this specific site. The site
just east of the tracks in the EPIC center vicinity has yet to have a development proposal,
so it cannot be determined if any connections at that location may be made. It looks
unlikely. Neighbors expressed a desire to have a street connection across the tracks
between the cul-de-sac at the end of Riverside and Timberline Road so that the uses of
the EPIC center and the Parkwood East Apartments would have another route south
rather than driving through the residential neighborhood.
Neighbors asked what the pipe plant is currently zoned. It is zoned T-Transition, and has
an E-Employment designation on the structure plan.
It was asked what the plans for the Employment area of the site are. The developer
anticipates selling the land to office, financial services, medical clinics and/or childcare
developers.
Who is that applicant? The Cumberland Companies, who have the project under contract
with the Johnson's, who have farmed the land for years.
281 North College Avenue • F.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Zoning Board hearing. This hearing must be arranged by December 6, 2000.
A 30 day extension to this deadline is available. All requests for an
extension should be directed to the Current Planning Director. If remaining
issues are those that do not require plan revisions, a status report verifying
continuing efforts toward resolving the issues is required within the same
timeline.
b. The exact size and configuration of the "E-Employment" component of the
proposed rezone should take into account on the exact location of the
proposed full movement signalized intersection on Timberline.
c. In order to rezone a property, the proposed rezoning must be consistent
with the Fort Collins Comprehensive Plan [Section 2.9.4(H)(2)(a) of the LUC].
Consistency with the Comprehensive Plan includes consistency with the
Structure Plan, which is an element of the Comprehensive Plan. The
proposed zoning is not consistent with the existing Structure Plan
designation for the property. As part of this application, you are requesting
that the Structure Plan be amended so that the proposed application is
consistent with it. Staff does in fact support your justification to amend
the Structure Plan. By amending the structure plan, the proposed zoning is
in fact consistent with the Comprehensive Plan.
d. The neighborhood meeting minutes are enclosed.
Be sure and return all your redlined plans when you resubmit.
If you have any questions about these or any other issues related to this project
please feel free to call be at 221-6206.
Yours truly,
+ V
Troy nes
City Planner
CC: Brock Chapman, Cumberland Companies
Todd Cartwright, Manhard
Commu; f Planning and Environmental ! vices
Current Planning
Citv of Fort Collins
Liza Mueller
Nuser Kopatz
1129 Cherokee Street
Denver, CO 80204
STAFF REVIEW COMMENTS
September 7, 2000
Staff has reviewed your submittal for Johnson Farm Rezone and Structure Plan
Amendment, and we offer the following comments:
COMMENTS: f
1. Transportation Planning, Zoning:
a. No Comments.
2. Engineering Department:
a. No comments on the zoning - will comment on the ODP and PDP regarding
required improvements and right-of-way dedication required.
3. Advance Planning:
a. We recommend approval of the requested rezoning for the following
reasons:
(1) It is supported by the policies of City Plan, especially:
(a) its location in close proximity to the neighborhood
commercial center (the "red dot" in Rigden Farm),
(b) its located on a major high frequency transit route,
(c) its close proximity to employment centers along
Prospect, along Timberline further south, and along
Harmony Road.
(2) The loss of "E" zoned area would not be as significant as the
gain in "MMN" area to the community.
4. Current Planning:
a. Section 2.2.11 of the Land Use Code requires that an applicant submit
revisions based on this letter within 90 days or the project application
becomes null and void. This application is ready to proceed to a Planning and
281 North College Avenue • i?O. Box 580 • Fort Collins. CO 80522-0580 • (970) 22'1-6750 • FAX (970) 416-2020