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HomeMy WebLinkAboutJOHNSON FARM - REZONE - 24-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSThe Overall Development plan for Spring Creek Farms has been designed to meet the requirements outlined in this section regarding the design of Medium Density Mixed -Use Neighborhoods. The O.D.P./conceptual site plan for Spring Creek Farms incorporates opportunities for a variety of housing types. These include the traditional single family homes, alley loaded single family homes, row houses, townhouses, flats above garages, carriage houses, apartments, and/or apartments over shops. The projected densities at Spring Creek Farms are in compliance with stated City requirements. Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active commercial street fronts and other connecting pedestrian spaces. The visual dominance of parking should be reduced by breaking large lots into smaller blocks of parking, forming interior -block locations for parking, locating employee parking in less -used areas, maximizing on -street parking, and using angled parking stalls. Parking lots should include generous shade tree planting and walkways that directly connect origins and destinations. Signs should be coordinated to reinforce unique identity and character. Policy MMN-3.4 Block Pattern. The pattern of streets and blocks in the surrounding neighborhood will be strongly encouraged to carry directly into and through a Neighborhood Commercial Center as a simple and sure way to achieve the urban design character described in MDN-3.3 (above) and integrate the Center with surrounding neighborhood Policy MMN-3.5 Building Height Two to three-story buildings are encouraged to reinforce the Neighborhood Commercial Center as a focal point of activity and increase the potential for mixing uses, such as locating dwellings or offices over shops. One-story buildings will be permitted. Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial Center will include a comfortable, prominently located square, plaza, or other public gathering place with amenities such as benches, monuments, kiosks, and public art. Other civic and recreation uses could be combined with the public gathering space. The commercial area at Spring Creek Farm is anticipated to serve the daily needs of area residents traveling on East Drake and Timberline Roads, as well as the local neighborhood, offering a variety of goods and services allowable within the employment district. The site plan for this area is oriented with the surrounding neighborhoods and land uses in mind, including an effective transition/buffer to the industrial property located north of this site. It is configured to provide easy pedestrian and vehicular access to the same users it serves. The design of any use within the commercial area will be architecturally ",finished" to a similar degree. This compatibility will be expressed in terms of similar building materials, color, massing, scale and design details in accordance with the City's visual goals for commercial properties, and the requirements outlined in Policies MMN 3.3 — 3.6 above. Policy RD-1.2 Pattern of Streets and Blocks. Multiple connecting streets in a Residential District should knit the neighborhoods together, not form barriers. Streets, bikeways and walkways must form a unifying network that provides convenient routes to destinations within the district without forcing trips onto .arterial streets. Connecting streets should lead directly to or converge upon Neighborhood Commercial Centers or a Community Commercial District. Policy RD-1.3 Street Design. Prominent connecting streets in a Residential District should be enhanced by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree -lined streets and boulevards, with inviting, landscaped walkways, parkways and medians, will add to the image of these districts as safe and comfortable places to live. The street and block design and pattern at Spring Creek Farms responds to the directives of Policies RD- 1.2 and RD- 1.3 listed above. Spring Creeks Farms has been organized to create an environment in which connections to various areas and uses within the development are clear and comfortable for pedestrians and bikes, as well as cars. There is no need to use arterial streets to access destinations such as the Neighborhood Center within the community. The streets within Spring Creek Farms knit the site together and also provide convenient connections to the various modes of transportation located adjacent to the 18 Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 5 (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural environment' (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." 6. Analysis a. Is the request consistent with the City's Comprehensive Plan? The request to amend the Structure Plan is supported by the following Comprehensive Plan policies: • AN-1.1 Relationship to Residential Districts. "Anew neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed -Use Neighborhoods will be located around a Medium Density Mixed -Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household needs on an everyday basis." ECON-1.4 Jobs/Housing Balance. "The city will strive to ensure that a reasonable balance exists between housing demand created by growth in lower income jobs and residential development capacity. The City will encourage existing and future major employers locating within the City to develop employer -assisted housing programs for lower income employees. The City should provide technical assistance to employers wishing to obtain information on model programs." • HSG-1.1 Land Use Patterns. "The City will encourage a variety of housing types and densities, including mixed -use developments, that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the sitting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts." conceptual sketch of Spring Creek Farms are driven by the City code(s) and standard requirements. 39.One resident was wondering if our drawings depicted the other side of Union Pacific Railroad property. The applicant indicated that the property lines shown on the ODP drawings represent the project limits. UPRR owns the entire railroad R.O.W. 40. A neighbor wanted to know how . it was possible for the proposed development plan to generate less traffic than an "E - Employment" use. Gene Coppola responded that the amount of traffic generated depends on type of "E" use. The Traffic Impact Study used the Business Park to north of the property to generate typical uses for the Spring Creek Farms site (offices, clinics, etc.). The resulting traffic level fell in the middle of the expected ranges for an "E" land use, and that traffic level was considerably less than what would be expected from the range of uses depicted on the ODP. 41. The development team was asked about what sort of input from the neighbors was wanted? The applicant is looking for constructive information responses regarding compatibility, transitional uses, etc. 42. More information was requested regarding the entry points shown on the ODP drawings. Gene Coppola responded that the City dictated the signalized entry location to the applicant; it is standard for any property adjacent to an arterial street, it meets vehicle storage requirements, and vehicle movement requirements. The planned traffic charette will look at how this project ties into other areas. Eric Bracke reiterated that he required the proposed entry placement(s) and explained the placement of other planned signals in the general area. 43. The City was asked if there is a proposal for the other piece of the Johnson's roe . Yes, the 'James' Company is interested in the property, but has no plans other than to buy the land at this point. As an aside, it was mention that the piece -land to the north of Spring Creek Farms would utilize the signalized intersection shown on the ODP drawings. 44. Troy Jones stated that the traffic charette was open to the public. It is the City's responsibility to inform the public of the meeting, and this will probably happen via a press release that states when and where the charette will take place. 45. The development team stated that an intersection is planned on Drake Road across from the Sagebrush Drive. A resident countered that morning traffic out of Eastwood is already a problem. Eric Bracke responded that there are only 350' between the intersection of Sagebrush and the railroad tracks along Drake Road. V] housing types. These include the more traditional single family homes, row houses, townhouses, flats above garages, carriage houses, apartments, and/or apartments over shops. The projected densities at Spring Creek Fame are in compliance with stated City requirements. Public spaces are designed to be the focus of daily living at Spring Creek Farms. These publip spaces include streets, parks, and a neighborhood center. The neighborhood center may incorporate a community facility, a recreation facility, a service center, offices, a clinic, or a gallery. The entire community has been arranged to encourage pedestrian movement from place to place. Round -a -bouts, a park, and other community gathering spots are strategically located throughout the new neighborhood. Gaining access to these spots is safe and simple for pedestrians and bikes. Spring Creek Farms will meet the minimum density requirement of twelve (12) dwelling units per acre per the Overall Development Plan and subsequent PDP submittals. The mix of housing types in the MMN area is anticipated to include the following: • Townhouses or Multiple -family housing 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 or Community Commercial District Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an average about one - quarter (114) of a mile from the adjacent Neighborhood Commercial Center or Community Commercial District, subject to adjustment for site -specific or pre-existing circumstances such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods. Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and larger buildings of attached and multiple family housing should be encouraged to be near the commercial core, with a g transition to smaller buildings, such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods. Policy MMN-2.3 Building Orientation. Buildings will face public sidewalks or other public outdoor spaces that connect _to streets, the commercial core and to transit stops. Parking lots must not be the primary focus of buildings. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy MMN-2.4 Block Pattern. A unifying pattern of streets and blocks, with buildings fronting the streets, will be strongly encouraged as an effective way to integrate housing with other uses to form a coherent, livable transitional area. Such a pattern incorporates attached housing types into the community fabric in a manner similar to detached houses, by facing buildings into attractive neighborhood streets and sidewalks that are part of the community network. This block pattern will maximize other positive housing characteristics, including: individual identity easy way -fending for visitors more and better accessibility and personal mobility human scale a defined transition from front to back, thus providing a logical, rear location to incorporate parking and garages, service junctions, and outbuildings for storage the security that comes with visibilityfrom and to public streets the sense of community that comes with dwellings sharing a neighborhood street Policy MMN-2.5 Block Characteristics and Street Layout While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern, or to follow topography. In order to be conductive to walking block size should be determined by frequent street connections, within a maximum range of about 300 to 700 feet. 17 The problem is that is difficult to make a left hand turn onto a local street that is so close to an arterial street. There are no opportunities to put a traffic signal on Drake Road between Timberline and Lamay. Eric stated that the City recognizes it is a difficult situation, but the 'warrants' that must be met for signal do not exist at this time. 46. The City has requested and the ODP drawings depict, only one (1) signalized entry for Spring Creek Farms. The intersection closest to Drake Road will be right in/right out as per the City. 47. Residents asked where the new people generated by this development would be driving to work. Eric Bracke stated that such a projection is not possible, other than to say that is a totally random distribution of people with regard to work destination,' similar to other existing neighborhoods. 48. The area to the east of the "E" area on the Spring Creek Farms site is designated mostly LMN, some MMN, and mixed use/commercial. Troy said that Rigden Farm is a high -density development, and there are three (3) multi- family projects within the larger development that are soon to be approved. 49. A neighbor inquired as to how many apartments/condos would be included in.Rigden Farm at built out. The answer is not known at this time. Troy Jones will research. 50. One neighbor wanted to know if the land in question could become 2 or 3- acre lots. Troy responded that the land would have to be re -zoned for estate lots and that was/is very unlikely to happen. 51. The.development team stated that there is no significant fill need on the site, and that the detention area is to be located in the corner of the property closest to the intersection of Drake Road and Timberline Road, near the new storm drainage facilities installed by the City of Fort Collins. CK: eom Revised per Client request 10.18.00 s a NY THBORHOOD INFOR "ATION MEETING 6 for Project: . . a Meeting Location: City of Fort Collins Date: Attendees:- PIease sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood t' rt C t V. th PI � D u V mee mbs. on ac a annmb epartmerit (221-6750) H you wish to receive minutes of this meeting. } Did You Rece-We ritten NotitIcation of this meeting? Correct Address. Name Address Zip: Yes No Yes No IKaursi� F- C- X e o�f� llrh � L-au-r ✓kese 20o � o1c� � �OSa S ✓ ✓� N,vr 211% 669600W -02 &�25 ✓ �) fQed a« / ✓ IV V KPn w A C+- 1w. &' lra` - �Sv wtr0 L V r. ku Z o 5�a gosa5 NFT JHBORHOOD INFOR" TATION MEETING 4 it 91 for $ .' Project: 1�,� o �w\ Re�ain�: ODP �. MeetinQ Location:: City of Fort Collins - Dater 1 Z Zaoo d Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood V M Pl meetings. Contact the anning Department (221-675A) 1f you wish to Did You Receive orrecc receive minutes of this meetingritienNociQcacion ddress. r`f fe7 of this meeting?' Name Yes No Yes No Mr. William Bales ZiP' / 1618 Traiiwood Dr. Y ,) M A � [ -t E C Fort Collins, CO 8052S-2058 I x One �JIA r 2 b E4 + So52 X pr/ r C / a,*- 4-JoO Ca N .51A I CU:-nc40/7 I tw:r,-. CTU� �3Z 4a �oee�Qr �65 Z1 Ce off) x. I /rCLkPr c�L.r)CX6G Z off,-] STotre L C-?. xXI Dr-) VlnrtLat. 2350 IZo t-34 Wo o b e. y( V. 1�J j �30 G-� s rcdva r� cT- X L nn-AnoOhnson I&a4 T(-aJPJoL)o( t) 9v5;)k5- J7�niC2" I b nc � �.. 1)42bt-C', �4z�>-n -Ho c explained that the sketch is simply a depiction of all the possible options, and that nothing can be built from an ODP drawing. It was also stated that in future submittals the streets must be in compliance with City standards, and that the plans must meet the requirements of the L.U.C. in order to meet the conditions of approval. 32. If this development proposal is not successful, it is unlikely that the applicant would come back with a proposal that depicted an all "E - Employment" use for all of the reasons stated with regard to the performed market analysis. 33. A neighbor asked Troy Tones which type of development would be more profitable for the City from a tax -based standpoint. Troy replied that he believed employment would perhaps be more profitable, but he also wanted the resident to know that the City looks at far broader issues when making decisions about development. 34. One (1) resident asked where the idea of balanced development had gone? There was concern over the fact that Rigden Farm has 400,000-sq. ft. of planned commercial development, and that more commercial development is planned to the north. That is one of the reasons why Spring Creek Farms is designed the way it is - to promote a balance in development. *35. The traffic charette will be held the week after Thanksgiving. - 36. The question was asked, if Rigden Farm was the most dense project to be developed in Fort Collins. Troy responded that Rigden Farms is the largest project approved under the new City Plan, and perhaps the most dense, and that the plan encourages growth in a compact urban form. The Spring Creek Farms development proposal meets the requirements of compact urban growth and that is one of the reasons why it gained approval from the Advanced Planning Department. 37. Eric Bracke clarified that after the currently planned road improvements are complete Timberline Road will be the 3rd largest road in Fort Collins. Timberline will be a major arterial. The City's planning for roads and road improvements anticipated the City Structure Plan designations. 38. The residents wanted to know what a charette is? The process was explained. Then the residents wanted to know is the Planning and Zoning hearing for Spring Creek Farms could take place after the charette, as that seemed more logical? Troy replied that the applicant has the right to go to the hearing before the charette procedurally (the charette is not a requirement of approval). Troy asked that the resident raise the question again at the hearing. Eric Bracke, Gene Coppola, and Troy Jones all agreed that the applicant's involvement in the charette is with regard to refinements only. The locations of all the entries/roads depicted on the 6 Eric Bracke stated that the City has tried to work with the HOA's and other neighborhood groups in the developments that surround this site regarding current traffic problems. In the case of residents desiring improvements such as speed bumps, the City has not been able to get 70% neighbors to agree to place speed bumps in the neighborhoods. Without the 70% consensus, the City cannot implement any improvements in the neighborhoods. Another neighbor stated for the record that Parkwood East has no HOA. Eric Bracke indicated that there will be no continuation of Stuart to Timberline Road because there is no R.O.W., and existing utilities further prevent the possibility. He also corrected a misconception and stated that elementary schools can be located on collector streets. Furthermore, it is the parents driving children to schools that pose the biggest traffic problems around schools and not the passing traffic. The applicant offered to help further facilitate this discussion between residents and the City. A resident objected to the applicant's involvement in resolving this problem. 28. The estimated price range of the low to mid $200,000's for single family lots is a projection for the time of occupancy. The projected figures use base prices. Cumberland Companies is not a homebuilder, but a property developer. The proposed 40 to 50' wide lots accommodate a wide range of housing types. - The single-family lots will be in the 1st phase of development. It is estimated that work will begin on the single-family lots in about a year and a half and they will be built out within three (3) years. - The density of the site is what drives the price, and the presence of the railroad is considered a nominal impact. The multi -family product has also been proposed on this site as a means of transitioning from Drake Road and Timberline Road into the site and through to existing surrounding uses. 29. The market study covered Fort Collins in general and then focused in on the specific site area. It was conducted 4 to 6 months ago, and was resubmitted about four (4) months ago with additional information per City comments/request. 30. Troy Jones stated that the next step in the City process is the November 16th hearing in front of the Planning and Zoning Commission to request approval of the re -zone request and the ODP. 31. A resident asked if this project similar to other projects in terms of time frame and how true the conceptual sketch is to the actual buildings and uses. It was s 21. A neighbor was interested in the issue of water needs. They were especiallY interested in how the - proposed development would impact Parkwood and Parkwood East. Brock Chapman stated that he was not aware of problems at this time. 22. Another resident wanted to know if there would be a new road into Parkwood East from. the Spring Creek Farms site. The answer is NO from the Union Pacific Railroad. The City did not require a vehicle connection. No connection was indicated in previous planning. Not approving another connection across the tracks is an issue of practically on the part of the railroad. The proposed plans do not call for any road connections to Parkwood East from this site. *23. One resident is very concerned about how the current neighbors will protect their existing neighborhood(s) from additional through traffic that will be generated by the development of Spring Creek Farms. What can theme prevent it? The City has offered to work with Parkwood East residents on this issue, provided their neighborhood can organize amongst themselves and a reach a consensus on traffic calming within their neighborhood. 24. Another neighbor is concerned about the traffic problems they -have with the existing apartment complex. Will it be possible to block apartment access at Kirkwood (Drive)? This is an issue to be taken up with the City and not this developer. Eric Bracke, the City Traffic Engineer, stated that the apartment complex is required to have two (2) points of access by the fire department. Eric also stated that there is a previous history in the area that is the source of the current problem and not this developer. The planned traffic charette will address just such problems. 25. Eric Bracke stated that of the 5,000 potential daily trips generated by this proposal, only a small number of those trips would go through . the adjacent neighborhood. 26. The one of the reasons the proposed ODP will generate less traffic than the current zoning is because the "E - Employment" designation will put traffic on the arterial streets, whereas a residential development is more likely to put traffic on the residential streets. Both Eric Bracke and Gene Coppola believe that the issue here is background traffic. 27. A neighbor stated that there is an existing traffic problem on Rollingwood and Eastwood. In addition, the storm sewer on Rollingwood is prone to flash flooding. This neighbor recognizes that the City is the problem with regard to these issues and not the current applicant, nevertheless, the resident believes that the proposed Spring Creek Farms project will only further increase the problems. 4 17. A neighbor asked about the value of a home on the single-family lots At this point Brock Chapman wished to address several questions that came before this particular one about the value of single family lots. Thus, he stated, the following: - that the Johnson family currently owns the property. The " E" designation was reached in consensus with the City. - He went on to explain that the " E" uses allowed L.U.C. are very broad, (they are categorized as Type 1 and 2) and that the designations did not allow for market specific research for even Type 1 " E" uses. - The performed market analysis does not support the development of the site as all single family. residential. - The research did agree with the City's designation of the site as a transition area. - The Johnson's wanted ability to respond to market at the time of sale, whenever that might be. - The proposed residential use is in response to the market analysis and desires expressed by current neighbors. - It clearly states in the City's L.U.C.'s that the applicant is required to have at least 2 to 3 different housing types on the site due to the size of the property. In answer to the specific question asked, Brock Chapman informed the resident that the proposed single family housing is anticipated to be in the low to mid $200,000's, town houses are likely to be in the high $100,000's, and for rent units will be based upon the prevailing market rates. 18. The Cumberland Companies will likely only buy the property if it the Structure Plan Amendment and Re -zoning are successful. 19. Troy Jones stated that more input from the City and the surrounding residents is required for the applicant to move to the next step in the approval process. Nothing can be built based on the O.D.P. drawing, and the Project Development Plan, the next step in the approval process, is what determines the specific uses and specific details of the project. Troy also stated the LMN designation requires 5 to 8 density units per acre. 20. The Lot sizes shown on the conceptual sketch are projected; there are no specific minimums; 40' in width is a practical minimum but the lots can be smaller. The applicant must meet the minimum density required by the City. Troy Jones noted that on a site under 20 acres, the proposed residential product can be all single family homes, but a series of model varieties are dictated by the City. 3 9. A resident asked which roads in the area would be used by/for new elementary school students? It has been determined that any new students generated by this project will attend Laurel Elementary. 10. Area residents feel that short cuts through Parkwood will be used to eg t to Rifenburgh Elementary. The school district representative stated that elementary and junior high children would be bused from the area to their respective schools, and that these elementary aged students would attend Laurel Elementary School (which is currently under capacity), not Rifenburgh Elementary School. 11. The school district representative stated that the last major change to the school district occurred two (2) years ago, and any changes before that were considered minor. 12. The school district representative said that it was not possible to predict if there would be any new schools built for this area. Currently, the district is looking at areas to the south. The school district representative also stated that the years 2007 through 2009 are too far out to predict new facility needs. 13. The applicant is in contact with the Union Pacific Railroad and the Public Utilities Commission regarding possible railroad crossings. ' 14. The 1997 Comprehensive Plan designated the site for "E - Employment" use without the consideration of any specific development proposal. The neighbors would like to know what has happened to change use. The City's Advanced Planning department now recognizes that there may be more appropriate uses for the site than the use the City decided on previously. 15. Cumberland Companies is interested in creating a product that the market will bear/receive well, and this proposed set of uses makes the development of the site viable and acceptable with the City goals/uses and the potential market. - Residents who attended the previous Neighborhood Meeting expressed a clear preference for residential development of the site rather than "E". 16. The applicant believes that the City will be less likely to support a proposal that depicts all single family lots. The City has a clearly expressed a desire/goal of providing a diversity of housing types, located near transit access, and commercial development, such as what is planned at Rigden Farm. The applicant voluntarily included the LMN use on the project, the City did not ask for it. In addition, due to the size of the site (55+ acres) at least three (3) different housing types are required under the Fort Collins Land Use Code. 2 Spring Creek Farms (Tohnson Farm) 10/12/00 Fort Collins, Colorado 2nd Neighborhood Meeting - Fort Collins, Colorado 2nd Neighborhood Meeting RE: Structure Plan Amendment, Re -zone, & O.D.P. 1. Three (3) years ago the Spring Creek Farms site was zoned "T - Transitional" because the City and the owner could not agree on zoning; the Structure Plan designation was "E" at that time. 2. Ross Consulting and Realtec performed the Spring Creek Farms market study. It was both a city wide and immediate site area study. 3. The commercial uses planned at Rigden Farm include the designation "Neighborhood Commercial" which in this case means a grocery anchor, and associated accessory uses. Office will not be the primary use. - The Market Study for Spring Creek Farms addressed all potential commercial uses and concluded that the Spring Creek Farms site would be at a disadvantage as "E". Please refer to study on record with the City for further information. 4. A neighbor asked what percentage of the proposed buildings would be rentals? The answer to the question is unknown at this time. 5. The single family detached portion of Parkwood East is approximately 3 units per acre. Spring Creek Farms must achieve the City's minimum densities in order to gain City approval. The LMN minimum is 5 units/acre and, the maximum is 8 units/acre. MMN has no specific cap except to limit buildings to 40' in height (3 stories) and adequate parking must be provided. The minimum density for MMN is 12 du/ac. 6. The proposed plan for Spring Creek Farms generates significantly less traffic than a site designated for all "E - Employment" use. 7. One of the residents asked what the vacancy rates are in the existing apartments surrounding the site. The answer to the question is unknown at this time. 8. The required Traffic Impact Study was performed by Gene Coppola, a Cumberland Companies consultant, and is on record with the City staff. Commi ty Planning and Environmental rvices Current Planning City of Fort Collins Johnson Farm (Spring Creek Farm) Second Neighborhood Meeting 7 p.m. to 9 p.m. on October 12, 2000 at Riffenburgh Elementary School Several neighbors recommended that a second neighborhood meeting be held because the first meeting was apparently scheduled on the same night as another neighborhood event, and there were also some neighbors beyond the required 500 foot notification area that wanted to have the opportunity to hear about and comment on the project. Therefore, a second neighborhood meeting for the Johnson Farm Rezone and O.D.P. was held on October 12, 2000. It was recommended by a neighbor active in the Parkwood homeowners association that the members of the Parkwood East, Parkwood, and Stonehenge homeowners associations be invited to this second neighborhood meeting. The applicant was not required to conduct the second meeting, or pay for the mailing of invitations for the second meeting but volunteered to do so at the neighbor's request. The applicant has provided staff with a copy of their notes from the meeting and responses to the questions raised at the meeting. Please find the attached Neighborhood Meeting Notes for the second neighborhood meeting. Staff has reviewed the notes and find them to be an accurate account of the meeting. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 f �j j'knn Ole cr so .--> PGTex NO M55 Sze tyRc��RE a "166 1737 713 6%Aotg t-, a0z*.a . 024/4?-, a a L., Lt. ,Z,;2.30 E,pvu4ob , Do P, 1943 Qt4rnwood Ar. r�3� TRA��wooa dR. �oo J'.• tjww�.G%� s+93 G3co g. 8�{FiAc.�+�SG w by k aS3 �NGLFWoop� Go ge+((, or Project:-'iUw.vs�.v Meeting Location: City bf Fort Collins Date: Attendees:' Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings Contact the Plahnina De art merit (221 67Z if b ' b p - ) You tivish to . receive minutes of this meeting. r ` Did You Receive ritten'NotiticatlonAddress? of this meeting? _ orrect Name Address Zip: Yes No Yes No (�3oc� S• S� RR cu.S6 wa���. �j . � 1. ( ScEv C— t-�w6u�QE NG _ p I 1�= . )gOZ° 7- P67�A A!a 73(o T- A rLwood 6) P-, ost ZC AC. crsoi br- BcSz &4&0 jV �-O aL, )Ooq Z- e- A 7- 'J rir �. S A vLl ALtLo?�4,� Z�0 bMVW A, � 5 l�re� Ski lrktJen (YkLnrn 17 Ic�e-J ek. SOS ✓ l � -�oszs ✓ is ✓. pF, tl= �of25 �Fi7C-gS-r--It :z C-Igac swoon oR L too (0-t-t,Ero-o C( r 40 SL5 e><. _. 14 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. 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 PA City of Fort Collins Comm Ay Planning and Environmental rvices 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 • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 planned transit services. People who live and/or work in Spring Creek Farms will be able to make use of the existing Transportation Corridors, East Drake Road and Timberline Road, and/or the multi -modal transportation system. This infill development certainly supports the City's desires with regard to the utilization of public transportation and integrated planning. Policy TC-5.2 Integrated Transportation Systems. A network of Enhanced Travel Corridors will connect to other Transportation Corridors and to regional facilities in cooperation with neighboring and regional transportation systems. Policy TC-5.3 Facility Design. Facility design will support pedestrians, transit, and bicycles, and will be matched to appropriately support the surrounding development to create a substantially focused pedestrian scale urban design. Policy TC-5.4 Pedestrian/Transit Interface. Enhanced Travel Corridors shall have the highest level of service with respect to the interface of pedestrian and transit. A fundamental consideration in the design of an Enhanced Travel Corridor will be to make the environment of the corridor — and access to transit — safe, secure, and convenient for pedestrians. 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 existing pedestrian and bicycle facilities could be improved to generate more use and the existing transportation corridors would certainly benefit from some enhancement efforts. Both types of improvements would help create a better Pedestrian/Transit interface as described in Policy TC-5.4 above. As the application/approval process progresses, the Municipal Transit Authority will be contacted in order to integrate viable public transportation stops into the overall community design. SUMMARY Spring Creek Farms provides the framework for development of an exemplary mixed -use neighborhood. Spring Creek Farms is ideally located to provide all the elements of a quality urban neighborhood within its boundaries, and to utilize and enhance adjacent residential, employment and commercial districts, and existing transportation opportunities. The Spring Creek Farms Overall Development Plan meets all compliance criteria per the L.U.C. and supports many of the Principles and Policies of the Fort Collins City Plan. Spring Creek Farms provides the opportunity to create a sustainable, livable community that offers its residents choices, fairness and fulfillment in their lives in the context of a well-defined, compact urban community. 20 property, including the City's Multi -Modal Transportation Corridor situated along the western edge of this community. The streets are used to form a centrally located park within Spring Creek Farms. Shade trees and other landscape amenities will be an integral part of the streetscape, and are to be detailed on the future landscape plan. Street trees will be used in a formal architectural way to reinforce, define, and connect the space created by the lot layout and street formation. A mixture of canopy shade trees will make up the majority of the tree plantings and they will be arranged to establish a partial tree canopy cover. The shade trees will be balanced by the presence of evergreen and decorative flowering species specifically selected to flourish in Colorado's climate. Existing healthy trees will be preserved whenever possible. Policy RD-5.2 Parks. Several types of parks should be planned. a. Small Neighborhood Parks (about I to 2 acres): Small parks and outdoor spaces should be provided within walking distance (about 1/3' mile) of most residences to provide both informal recreation opportunities and neighborhood gathering places. These parks should typically consist of unprogrammed multi -use grassy areas, walking paths, plazas, picnic tables, benches, gardens, and other features for_all ages to enjoy. The Overall Development Plan for Spring Creek Farms includes a one (1) acre park, centrally located and easily accessible from any area on the -site. This park is essentially an unprogrammed multi -use grass field. A path will encircle the park and the center of the park will be slightly depressed in order to enforce the separation between the park and the vehicle traffic in the neighborhood. Site furnishings will include benches and a gazebo. PRINCIPLE TC-3: The essential element in a Transportation Corridor is the pedestrian/transit interface Convenience, access, safety, and aesthetics should be of priority when designing for pedestrian access. _ Policy TC-3.1 Pedestrian Plan. The safety and security of the pedestrian will be a fundamental consideration in the design of a Transportation Corridor. The five principles of the City's adopted Pedestrian Plan -- directness, continuity, street crossings, visual interest and amenity, and security -- as well as he the standards, policies and regulations of the Plan, will be implemented in Transportation Corridor. While the plan has been organized to encourage pedestrian travel within Spring Creek Farms, it is especially concerned with encouraging travel to the . existing public transportation opportunities that surround the site, especially the planned Multi -Modal Transportation Corridor. The plan of Spring Creek Farms is sensitive to needs of pedestrians and bicyclist, moving inside the development, and their need to ' safely reach the public transportation options available to them just outside the proposed community. Sidewalks are located on every street and there are multiple points where a pedestrian can exit the neighborhood and make their way directly, and conveniently to the existing Transportation Corridors. Policy TC-4.1 Integrated Planning. The important relationship between land use and transportation will be reflected in policy decisions, management strategies, and investments that are coordinated, complementary and support the City Structure Plan. Policy TC-4.5 Infill and Redevelopment. The city will encourage infill and redevelopment in corridors that complement and support the efficiency of the Transportation Corridor. Spring Creek Farms offers the City of Fort Collins the opportunity to approve an excellent example of integrated planning. The site location and proposed product mix at Spring Creek Farms is very much in keeping with the City's stated desire to locate new development so as to take advantage of existing or 19 Policy LMN-1.6 Additional Services and Convenlences. In addition to Neighborhood Centers, non -retail development such as places of worship, day care, recreation facilities, schools, and small civic facilities, may be incorporated into a neighborhood in other locations. Policy LMN-2.7 Neighborhood Retail Uses. Retail uses will be permitted only in Neighborhood Centers. Retail centers will be separated by at least three-quarters (314) of a mile. Policy LMN-2.8 Access to Transit Either the Neighborhood Center or another focal point for possible transit stop should be provided in a location that is logical, and has convenient access for pedestrians, bicyclists and motorists. Policy LMN-1.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces will be included within new neighborhoods. These spaces should be attractive settings, highly visible and easily observed from public streets. Public spaces are designed to be the focus of daily living at Spring Creek Farms. These public spaces include streets, parks, and a neighborhood center. The northeast comer of the community has been considered as the possible location for a neighborhood center. This location will meet distance criteria to serve the residents of Spring Creek Farms. This location also provides opportunity for access to transit and may include a variety of uses to serve the neighborhood and surrounding area. The neighborhood center may incorporate a community facility, a recreation facility, a service center, offices, a clinic, or a gallery. . The entire community has been arranged to encourage pedestrian movement from place to place. Rounda- bouts, a park, and other community gathering spots are strategically located throughout the new neighborhood. Gaining access to these spots is safe and simple for pedestrians and bikes. PRINCIPLE MMN-1: Housing in new Medium Density Mixed -Use Neighborhoods will have an overall minimum average density of twelve (12) dwelling units per acre, achieved with a mix of housing types: Policy MMN-1.2 Housing Types and Lot Sizes. Various housing types can fit this transitional, higher activity location, including the following: - small lot single-family houses (lots under 6, 000 square feet) - townhouses (attached housing) - accessory dwelling units - multi family housing - dwelling units stacked above or mixed with offices or work space These housing types can readily share streets and blocks with other uses, and offer opportunities for low - and medium -cost housing to be mixed with higher -cost housing and non-residential uses. Policy MMN-1.3 Non -Residential Uses. Secondary uses can fit this transitional, higher -activity location including the following: - parks and recreation - places of worship and assembly - civic uses - day care (adult and child) - offices and clinics small businesses with low traffic and visibility needs such as service shops, studios workshops, bed -and -breakfasts, and uses of similar intensity Neighborhood -serving retail uses The Overall Development plan for Spring Creek Farms has been designed to meet the requirements outlined in this section regarding the design of Medium Density Mixed -Use Neighborhoods and Non - Residential Uses. The O.D.P./conceptual site plan for Spring Creek Farms incorporates a variety of 16 Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types shall be included in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so shall the number of housing types increase. This can be achieved in various ways, with a variety of housing types, including the following: - small lot single-family houses (lots 6,000 square feet, or less) - townhouses (attached housing) - accessory dwelling units - multi family housing (provided there are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum offour to eight dwelling units in a building) The Overall Development plan for Spring Creek Farms has been designed to meet the requirements outlined in this section regarding the design of Low Density Mixed -Use Neighborhoods. The O.D.PJconceptual site plan for Spring Creek famis incorporates a variety of housing types. These include options for the more traditional single family homes, row houses, townhouses, flats above garages, carriage houses, apartments, and/or apartments over shops. The projected densities at Spring Creek Farms are in compliance with stated City requirements. Spring Creek Farms will meet the minimum density requirement of five (5) dwelling units per acre per the Overall Development Plan and subsequent PDP submittals. The mix of housing types and lot sizes in the LMN area is anticipated to include the following: • Small lot single-family houses (lots under 6,000 square feet) • Townhouses or Multiple -family housing PRINCIPLE LMN-2: The size, layout and design of a. Low Density Mixed -Use Neighborhood should make it conductive to walking, with all the dwellings sharing the street and sidewalk system and a •i Neighborhood Center. Policy LMN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (112) mile across, subject to adjustment for site -specific or pre-existing conditions. Policy LMN-1.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood -serving uses and features in addition to residential use. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger that 7 acres, and will include some of the following: recreation facility; school; children's and adults' day care; place of assembly and worship; small civic facility;. neighborhood -serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LMN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LMN-1.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. Policy LMN-2.5 Neighborhood Center Access. Access for pedestrian and bicycles should be a priority E 15 It. is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Polity AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Polity AN-5.3 Street Vista& If possible, the view. down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. Each of these Principles and Policies of neighborhood design will be incorporated into the Spring Creek Farms master plan and will be enhanced and articulated through the detailed neighborhood design process and Project Development Plan submittals. The single-family product types may include alley loaded lots as well as conventional front loaded lots. All front loaded products will meet the garage door setback criteria. Because garage doors have recently become such a dominant feature in house facades, special attention will be focused on the design and placement of the garage in all the Spring Creek Fame homes. Garages will be designed to fully integrate with the floor plan of a house rather than appearing to be an after thought. All home designs shall incorporate methods to diminish the impact of the garage and garages doors and prevent residential streetscapes from being dominated by protruding garage doors. Several building techniques can be employed to achieve the desired effect. This will help to soften the impression of the garage on the streetscape. Varying the location and/or orientation on the garage will further mitigate their impact.. All garage restrictions will be clearly defined in the design guidelines, after Spring Creek Farms receives P.D.P. approval from the City of Fort Collins. Garage guidelines will comply with the latest residential design guidelines set forth in the City's Land Use Code. All roads at Spring Creek Farms are intended to be safe and aesthetically pleasing byways for pedestrians as well as cars. A network of residential roads extends throughout the community and provides efficient access between the various individual blocks and other areas of interest. This network interconnects the blocks with the open spaces scattered throughout the community, but discourages through traffic at high speeds, rather the streets are intended to move traffic at safer and more modest speeds. -These streets conform to an interconnected hierarchy of narrower pavement widths in order to calm traffic. Shared drives and alleys, to provide access to rear -loaded garages, may be included in the individual' block designs as well. Any home that has an alley at the rear of the lot it is located will have its garage accessed from the alley. The proposed street pattern creates order and provides a transition from transportation efficiency to a calm, walkable community. The streets of Spring Creek Farms are designed to foster a sense of place. To that end, the streets are designed to end in a visual reference point, a significant feature, or a vista such as a park, public space, or round -a -bout rather than a garage door. In addition, the street and sidewalk design is intended to foster interaction among residents; they have parkway lawns and are fronted by attractive building facades. Shade trees and other landscape amenities will be included in the streetscape, to be detailed on the landscape plan. Street trees will be used in a formal architectural way to reinforce, define, and connect the space created by the lot layout and street formation. A mixture of canopy shade trees will make up the majorityof the tree plantings and they will be arranged to establish a partial tree canopy cover. The shade trees will be balanced by the presence of evergreen and decorative flowering species. Existing healthy trees will be preserved whenever possible. PRINCIPLE LMN-1: Low density Mixed -Use Neighborhoods will have and overall minimum average density offve(5) dwelling units per acre, achieved with a mix of housing types. 14 Policy AN-4.2 Multiple -Family Building Variation. Multiple -building projects should offer variation among individual buildings, yet stay within a coordinated overall "design theme". Variation among buildings should be achieved by a combination of different footprints, facade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes of identical buildings shall be discourage, although there may be ways to achieve visual interest among substantially identical buildings with a. high degree of articulation on each building, combined with variation in massing on the site. Policy AN-4.3 Single -Family Housing Characteristics. Variation in house models in large developments should be encouraged to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. The residential neighborhoods in Spring Creek Farms will have clearly definable edges. A variety of housing opportunities (size, type, neighborhood density, price, etc.) will be offered. The overall theme and . image of the Spring Creek Farms community will be reflected through the architecture, lot and building layout and organization, landscape architecture, and the design and details of all ancillary structures in each neighborhood. By using streets that do not encourage high-speed through -traffic such as round -a -bouts and short through streets, pedestrian -friendly byways will be created in the neighborhoods. Spring Creek Farms fits well with the.City's stated desire to promote quality developments. The proposed lot design and layout is responsive to the existing site conditions and surrounding uses. The size and shape of lots allows for a certain amount of creativity, diversity, and individuality not easily found among current residential developments. The intent of the residential design will be to emphasize visual interest and environmental quality within the community and through the residential architecture. Special care will be given to regulating the visual impact of items such as garage doors and porches, ensuring that all homes will be compliant with the City's latest residential design guidelines. The Spring Creek Fames plan is designed to maintain a residential neighborhood character. In "live -work units" the 'work' spaces will face directly onto a street with a sidewalk in the traditional main street model. In order . to ensure a strong street presence along the sidewalk, a uniform building fagade -line will be encouraged. However, townhouse -style attached units will be designed to appear as individual townhouses. All residential and non-residential development within Spring Creek Farms will follow design guidelines. The guidelines are not intended to stifle the creativity or originality of any designs, but rather to maintain harmony in the design of the Spring Creek Farms community as it is built out. The variety of housing options, combined with streets carrying light traffic loads and strategically located neighborhood open areas, will allow a small community setting to be established for the overall development. The O.D.P. for Spring Creek Farms is planned to compliment the existing land use patterns and efficiently utilize existing City services/utilities. Spring Creek Farms will connect to and be administered by existing services and utilities. The plan is designed with a clustered density that is appropriate for the particular site as well as the surrounding areas and it encourages connections to the properties, amenities, and services that already surround Spring Creek Farms. Multiple -family housing within Spring Creek Farms will be designed to meet the criteria noted in Policies AN-4.1 through AN-4.3 above. Detailed architectural design will be provided with future Project Development Plan submittals. PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the buildings, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further form the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. 13 The Overall Development Plan for Spring Creek Farm is designed to reflect the new neighborhood requirements as outlined in Policy An -I.]. The plan incorporates both low and medium density housing and a small commercial center, with easy access to existing transportation opportunities. The plan includes a neighborhood street system that is in compliance with stated traffic calming principals. The interior streets are intentionally designed to have a lane style. This will serve to provide visual interest to the streetscape, reduce neighborhood traffic speeds, and reinforce the sense of the small neighborhood scale sought for this community. These goals are also achieved through the use of traffic calming devices such as round -a -bouts, which control traffic flow and speed, and raised and/or patterned pedestrian crosswalks. The interior street layout has also been designed to ensure that Fire apparatus can enter, exit, and maneuver within the neighborhood. The entry landscapes of Spring Creek Farms development will feature shade trees, attractive landscaping, fencing, and some form of distinctive community identification monumentation. Pedestrians will be able to move conveniently along the perimeter of the site as well as through the site and out onto East Drake Road or Timberline Road and access the multi -modal transportation corridor along the community's western boundary. The internal road is designed to safely and comfortably accommodate pedestrians and vehicles under the City's design standards. The street light fixtures will be designed for pedestrian scale, while providing adequate lighting for safety and community identification purposes. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards, and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes.. Outdoor spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful pan of land development, and not merely residual areas leftover from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. Open space areas in Spring Creek Farms consist of public parkways along the road network, pedestrian paths, community entries, and a central community park. Parkway lawns and small landscape areas are anticipated along the collector and local streets to further enhance community identity and sense of openness for Spring Creek Farms. The open spaces have been strategically placed throughout the community so as to be within short walking distance of as many homes as possible. They are also located to have a strong visual impact from neighborhood entries and local streets. Many of these open spaces will function primarily as semi -private, neighborhood landscaped areas where children and neighbors can congregate and recreate. The park may include a play area that is handicap accessible, a grassy area for "free-forrn" games, a shaded picnic area, and/or an arbor/gazebo structure. The park will be surrounded by low volume local streets and defined by the fronts of homes, or will have the sides of homes facing it. The picnic area and play area, which are likely to be the most heavily used resources, will be screened with dense plantings as necessary, in order to offer privacy to adjacent neighbors. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.1 Multiple -Family Housing Characteristics. All multiple family buildings should be designed to reflect, to the extent possible, the characteristics and amenities typically associated with single- family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. 12 commercial centers, and streets where environmentally appropriate and compatible with natural habitat values. Policy NOL-3.1 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places should include "street furniture" such as benches, and be incorporated into urban designs for the Downtown District, Community Commercial Districts, Commercial Districts, and Residential Districts throughout the City. Open space areas in Spring Creek Farms will consist of public parkways along the road network, small plazas, pedestrian paths, community entries, and a community park. Many of these open spaces will function primarily as semi -private, neighborhood landscaped areas where children and neighbors can congregate and recreate. The park may include a play area that is handicap accessible, a grassy area for "free -form" games, and a shaded picnic area/gazebo structure. The picnic area and play area, which are likely to be the most heavily used resources, will be screened with dense plantings in order to offer privacy to adjacent neighbors. PRINCIPLE GM-8: The City will promote compatible lnfill development in targeted areas within the Community Growth Management Area boundary. The visual and land use compatibility of neighboring parcels was a primary concern in developing the land plan for Spring Creek Farms. All parcels in Spring Creek Farms are therefore to be developed in accordance with a definition of compatibility that states that abutting property shall minimize any have 'a detrimental impact it may have on another's value, privacy and quality. F'. This Structure Plan Amendment/Rezoning request for the Spring Creek Farms project is consistent with the philosophies. regarding new residential development outlined in .the current Comprehensive Master Plan. The Overall Development Plan for Spring Creek farms is both'responsive to its individual context and constraints, and is in keeping 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 housing product, and will have a density that is appropriate to the site. intimately, 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. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN4.1 Relationship to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed -Use Neighborhoods will be located around a Medium Density Mixed -Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household needs on an everyday basis. Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a . neighborhood. Streets. will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut -through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. "Live -work units" provide benefits to the larger community as well as the specific individual. The presence of this building type brings vitality to a development. It helps to create a safer environment by producing street activity during the workday. This specialized use can also serve as a buffer between residential neighborhoods and commercial areas. A "live -work unit" eliminates the need for daily commuting on the part of the business owner, thus reducing on the amount of traffic generated outside the neighborhood, and total Vehicle Miles Traveled (VMT). There are several variations of the "live -work" product. The buildings may appear as row houses or detached buildings. Or they may be incorporated into a mixed -use building where the combination of uses need not be provided in a single shop — living space unit, but rather the first floor offers retail or work space and apartments are provided above. The units may be for sale or for rent. Another variation on the "live - work unit" is an office space/apartment located over a detached garage. The "live -work unit" utilizes an older American building tradition as a means of providing an alternative to what has become the conventional geographic separation of work and home life pattern for most people. The model accommodates a wide range of low -impact commercial/work activities. The Spring Creek Farms plan is designed to maintain a residential neighborhood character. Townhouse -style attached units will be designed to appear as individual townhouses. The option of "live -work units" along the collector road within the Spring Creek Farms development means that there may be commercial space provided for start-up businesses as well as affordable housing opportunities located on a pedestrian street. While the single family lots also incorporated in the Spring Creek Faris 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, townhomes, flats above garages, carriage houses, apartments, or apartments over shops may be better suited to fulfill their desires. The inclusion of a "live -work unit" option in Spring Creek Farms allows for more choices to the home owner' desiring this "live -work option. It also reduces the typical disjointed suburban segregation between commercial and residential uses and creates an acceptable model of livability. Spring Creek Farms will be an environment where a mix of housing styles, 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 Fames will be an environment where the emphasis is placed on creating a cohesive community by accommodating the full range of the population's needs. We are requesting this "live -work" option as an allowable use within the Spring Creek Farms Rezoning and O.D.P. approval request. PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community -wide - distribution of affordable housing in all neighborhoods to promote diverse neighborhoods. As stated earlier, 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 housing, thereby improving the balance between multi -family housing opportunities within the City, relative to other land uses supplies. PRINCIPLE NOL-3. The City's parks and recreation system will include parks, trails, open lands, natural areas and urban streetscapes. These "green spaces" will balance active and passive recreation opportunities in an interconnected framework that is distributed throughout the urban area. Policy NOL-3.1 Corridors. Trails along streams, drainage ways, and irrigation ditch corridors should be dispersed throughout the city, provide public access, and link neighborhoods, parks, activity centers, 10 realm. The plan also provides multiple opportunities for designated smaller outdoor areas as public spaces, in addition to the landscaped corridors established in the pedestrian circulation system. PRINCIPLE CAD-3: Commercial developments create a powerful impression of the city,both individually and taken together as a whole. While corporate franchises and chain stores will remain vital and recognizable, commercial developments will be designed to contribute to Fort Collins' distinct visual quality and uniqueness. Policy CAD-3.2 Compatibility with Surrounding Development. Proposed commercial buildings must contribute to the positive character of the area. Building materials,. architectural details, color range, building massing, and relationships to streets and sidewalks will contribute to a distinctive local district, corridor, or neighborhood. The commercial area at Spring Creek Farm is anticipated to serve the daily needs of area residents traveling on East Drake and Timberline Roads, as well as the local neighborhood, offering a variety of goods and services. The site plan for this area is oriented with the surrounding neighborhoods and land uses in mind. It is configured to provide easy pedestrian and vehicular access to the same users it serves. The design of any use within the commercial area will be architecturally "finished" to a similar degree. This compatibility will be expressed in terms of similar building materials, color, massing, and scale and design details in accordance with the City's visual goals for commercial properties. There will also be a common landscape concept and a master circulation plan that compliments the overall theme of the Spring Creek Farms community. Established landscape and parking lot standards for commercial areas will be utilized. Parking lot screening will be required. PRINCIPLE HSG-1: A variety of housing types and densities• will be available throughout the urban u area for all income levels. y, Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public transportation and close to employment centers, services, and amenities. in particular, the City will promote the siting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non-profit sectors to take actions to develop and maintain an adequate supply of single and multiple family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Land Use for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy HSG-1.5 Special Needs Housing. The housing needs of all special populations within the community should be met. Residential -care facilities, shelters, group homes, elderly housing, and low- income housing should be dispersed throughout the Fort Collins urban area and the region. The Spring Creeks Farms O.D.P./conceptual site plan provides the City of Fort Collins with the'opportunity. . to explore the advantages of a residential development type that has come to be known as 'live -work units". This new housing option has evolved over the past ten (10) years as a response to a desire to combine home life and work. It provides individuals with the opportunity to have a small office or business in their home that is directly accessible from the street, located near a commercial area but in a residential environment, that meets the needs of the operator as well as potential patrons, and encourages informal interaction among residents. An area for potential 'live -work units" has been identified on the collector street within Spring Creek Farms along primary street corridors. 9 Policy CAD-1.2 Street Layout, New streets will make development an integrated extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape. Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Canopy shade trees shall constitute the majority of tree plantings, and a mixture of tree types shall be included, arranged to establish partial urban tree canopy over. Existing trees shall be preserved to the maximum extent feasible. The Overall Development Plan for Spring Creek Fames indicates one (1) access point for public vehicles off of East Drake Road, and three (3) access points along Timberline Road, meeting the City's ,access/intersection criteria. Spring Creek Farms will be designed with an interconnected, hierarchical street system that is integrated with the surrounding community as demonstrated on the Overall,.Development Plan. Turn lanes into Spring Creek Fame will be provided to maximize traffic safety and as required by City standards. The proposed Spring Creek Fame project will be served by East Drake Road and Timberline Road, existing minor and major arterial roads, and will not require the construction of any new roads other than the interior roads that will serve the new development. These new streets will be functional, safe, and visually appealing, and have been planned to meet City design standards to maximize visual appeal, functionality, and accessibility. The plan includes a neighborhood street system that is in compliance with stated traffic calming principals. The interior streets are intentionally designed to have a lane style. Well -landscaped and lighted street corridors will be a key component of the community identity. This will serve to provide visual interest to the Streetscape, reduce neighborhood traffic speeds, and reinforce the sense of the small neighborhood feel sought for this community. These goals are also achieved through the use of traffic calming devices such as round -a -bouts, which control traffic flow and speed, and raised and/or patterned pedestrian crosswalks. The interior street layout has also been designed to ensure that Fire apparatus can enter, exit, and maneuver within the neighborhood. All streets within Spring Creek Farms will meet city design standards. Shade trees and other landscape amenities will be an integral part of the streetscape, to be detailed on the landscape plan. Street trees will be used in a formal architectural way to reinforce, define, and connect the space created by the lot layout and street formation. A mixture of canopy shade trees will make up the majority of the tree plantings and they will be arranged to establish a partial tree canopy cover. The shade trees will be balanced by the presence of evergreen and decorative flowering species specifically selected to flourish in Colorado's -climate. Existing healthy trees will be preserved whenever possible. Streetscape tree design will reinforce the structure of the Spring Creek Farms plan and define connections between spaces and places within the community. . PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be junctional, accessible, attractive, safe and comfortable. Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should incorporate one or several design components related to the public outdoor space including pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas, children's play areas and public art. The proposed site plan for Spring Creek Farms incorporates a large centralized park that will include a combination of an active play area and passive landscaped open space designed for all aspects of the public 8 C. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. The O.D.P./conceptual site plan for Spring Creek Farms has been very carefully planned to encourage pedestrian circulation throughout the development and to adjacent uses. The plan is designed with densities that are appropriate for the particular site as well as the surrounding areas and the plan encourages connections to the properties, amenities, and services that already surround Spring Creek Farms. The proposed streets in and out of Spring Creek Farms provide direct access for vehicles, bicycles, and pedestrians via detached sidewalks within a parkway/tree lawn travel environment. The proposed streets also provide direct access to East Drake Road and Timberline Road, which have been identified as Transportation Corridors in the Fort Collins City Plan. The O.D.P./conceptual site plan was designed in accordance with the City's block standards, providing a pedestrian scale to the entire community. The plan includes a pedestrian circulation system that is integrated within the neighborhood and surrounding development and open spaces and a neighborhood street system that is in compliance with stated traffic calming principals. The interior streets are intentionally designed to have a lane style. This will serve to provide visual interest to the streetscape, reduce neighborhood traffic speeds, and reinforce the sense of the small neighborhood feel sought for this community. These goals are also achieved through the use of traffic calming devices such as round -a -bouts, which control traffic flow and speed, and raised and/or patterned pedestrian crosswalks. The interior street layout has also been designed to ensure that Fire apparatus can enter, exit, and maneuver within the neighborhood. PRINCIPLE T-6: Street crossings will be developed to be safe, comfortable, and attractive. PRINCIPLE T-7. The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create and interesting pedestrian network. PRINCIPLE T-8: The City shall develop secure pedestrian settings by,developing a well -lit inhabited pedestrian network and by mitigating the impacts of vehicles. Spring Creek Farms will incorporate a variety of design elements that provide traffic calming and allow for safe and convenient pedestrian travel. Details for crossings, lighting, signalization, areas for seating and outdoor art will be determined and provided for with subsequent project development plan submittals. Part of the concept for Spring Creek Farms is the improvement of existing pedestrian connections around and into the site. Spring Creek Fames is uniquely located to take advantage of existing transportation options as well as the commercial development that is planned around the site. The existing pedestrian and . bicycle facilities could be improved to generate more use and the existing transportation corridors would certainly benefit from some enhancement efforts. Both types of improvements would help create a better Pedestrian/Transit interface. PRINCIPLE CAD-P Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the street themselves will contribute to the character, form and scale of the city. Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. 7 Spring Creek Fars calls for a mixture of residential and non-residential uses to be located within easy walking distance of the established transportation corridors. The site plan for Spring Creek Fame is organized on the premise that the planned for 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. East Drake Road, a minor arterial collector and Timberline Road, a major arterial, will be accessed via a collector and/or connector streets that are planned in compliance with the City of Fort Collins Master Streets Plan. Pedestrian walks are planned•throughout Spring Creek Farms. Local streets will complete an efficient road system and transit stops will be located as required for convenient use by residents and multiple links from Spring Creek Farms to the multi -modal transportation corridor will exist. PRINCIPLE T-4. Bicycling will serve as a viable alternative to automobile use for all trip purposes Policy 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 Prom inence of motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design will also plan for: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into development and street construction projects - linking to adjacent facilities. 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 areas. The plan for Spring Creek Farms will include a bicycle transportation system that will be well integrated with the city-wide system. Appropriate details for safety, lane widths, and other design treatments will be incorporated into the Spring Creek Fames Master Plan during subsequent project development` plan submittals. PRINCIPLE T-S: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Policy T-5.1 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. Spring Creek Farms will be developed as a mixed -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 spaces with a variety of pedestrian and bicycle trails and walks, all providing for growth within a desired compact urban form. This development plan represents an infill condition that exemplifies compact urban development. The pattern created by the street layout, the lot arrangement, and the relationship of the building envelopes to open space all influence the image and identity of the neighborhood. Detailed attention to community design in relation to the Fort Collins Land Use Code has been emphasized in the planning of Spring Creek Farms. PRINCIPLE LU-2: The city will maintain and enhance its character and sense ofplace as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure. The city will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as means of creating identifiable places and achieving the goals of compact development that is well -served by all modes of travel. Policy LU 12 Urban Designs The design review process, supplemented by design standards and guidelines, will be used to' promote new construction and redevelopment. that contribute positively to the type of neighborhoods, districts, corridors,and edges described herein' while emphasizing the special identity of each area. 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 Fame 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. Spring Creek Farms will be designed as an easily identifiable neighborhood with a strong sense of place. The pattern of streets, arrangement and relationship of land use and housing types and placement of key open space elements all influence the image and identity of the community. Strict attention to quality urban design and landscape architecture will be emphasized with formalized landscape treatments and monumentation along streetscapes and the neighborhood park, open spaces, and the neighborhood center. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The city will implement land use patterns, parking policies, and demand management plans that support effective transit, and efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Policy T-1.2 Multi -Model Streets. Street corridors will provide for safe and convenient use of all modes of travel, including motor vehicles,, transit, bicycles, and pedestrians. Policy T-1.3 Street Design Criteria. The City will establish street design criteria to support transit, ride - sharing and non -motorized modes of transportation, which minimize conflicts between transportation modes, are compatible with surrounding land uses, and meet the needs of the users. The proposed site plan for Spring Creek Farms carefully integrates several residential densities with non- residential employment uses in an area that benefits from existing transit options. East Drake Road and Timberline Road have been identified as Transportation Corridors in the City Plan. The site plan for 5 attractive appearance should allow them to locate adjacent to residential neighborhoods and along primary entryways into the community. Convenience Shopping Centers Single-family and multi family housing The conceptual plan for Spring Creek Farms incorporates many of the complementary uses outlined above that are required to meet the needs of Employment Districts. In addition to providing a variety of housing options and some commercial uses, the plan also includes a network of streets and sidewalks that are connected to and encourage the use of existing transportation opportunities. SUMMARY for Structure Plan Amendment and Rezonin This Structure Plan Amendment/Rezoning request for the Spring Creek Farms project is consistent with the philosophies regarding new residential development outlined in the current Comprehensive Master Plan. Spring Creek Farms provides the framework for development of an exemplary nixed -use neighborhood. Spring Creek Farms is ideally located to provide all the elements of a quality urban neighborhood within its boundaries, and to utilize and enhance adjacent residential, employment and commercial districts, and existing transportation opportunities. The Overall Development Plan for Spring Creek farms is both responsive to its individual context and constraints, and is in keeping 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 housing product, and will have a density that is appropriate 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. The Spring Creek Farms Overall Development Plan meets all compliance criteria per the L.U.C. and supports many of the.Principles and Policies of the Fort Collins City Plan. Spring Creek Farms provides the opportunity to create a sustainable, livable community that offers its residents choices, fairness and f ilfrllment in their lives in the context of a well-defined, compact urban community. The Fort Collins City Council should feel justified in approving this request for a Structure Plan Amendment and Rezoning based on the information provided in this package. OTHER AREAS OF COMPLIANCE PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well- defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conductive to pedestrian and transit use and cohesive community development. The proposed land uses, densities, and design included in the rezoning request and O.D.P. for Spring Creek Farms depict a development that is compact 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 [nixed 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 adjacent land uses. 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 a variety of land uses and housing alternatives within the region. It seems prudent to reconsider the current Structure Plan and Zoning designations for this specific piece of land at this time. PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the sitting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will encourage public and private, for profit and non profit sectors to take actions to develop and maintain an adequate supply of single- and multiple family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. s Spring Creek Farms is located along two (2) existing Transportation Corridors and near a designated multi- - modal transportation corridor._ The proposed site plan calls of a mix of detached single family dwelling, single family attached housing, and multi -family housing. The site is in close proximity to Rigden Fame, where a considerable amount of land has been dedicated to commercial/retail uses. 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 housing, and a logical and _ appropriate land use pattern will be maintained. Based on a detailed market analysis completed by Ross Consulting Group, there exists an imbalance of available lands between commercial and multi -family uses. . Approval of this Spring Creek Fame proposal will improve the balance of available lands so that multi- family lands will not be depleted at such a fast rate as compared to commercial lands. PRINCIPLE ENV-1: Continually improve Fort Collins' air quality as the City grows. Policy ENV-1.21 Land Use. The City shall support proposals for higher density residential development and mixed land use development in appropriate neighborhoods and districts, if they are designed to enhance the use of alternatives to single -occupant motor vehicle transportation, and if they comply with all other criteria necessaryfor approval ofsuch proposals. 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. In addition, this request for a higher density residential development complies with other criteria necessary for approval, as outlined in this document. PRINCIPLE ED-1: Employment Districts will be major employment centers in the community. These districts will also include a variety of complementary uses to meet the needs of employees, such as business services, convenience retail, lodging, childcare, recreation, housing and restaurants. By design, they will encourage non -auto travel, car and van pooling, telecommuting and transit use. Their 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. Approval of this request would help achieve stated citywide planning goals by allowing the proposed land uses and putting in place a plan that meets the objectives. Policy ECON-1.4 Jobs/Housing Balance. The City will strive to ensure that a reasonable balance exists between housing demand created by growth in lower income jobs and residential development capacity. The City will encourage existing and future major employers locating within the City to develop employer - assisted housing programs for lower income employees. The City' should provide technical assistance to employers wishing to obtain information on model programs. The Overall Development Plan that accompanies this request depicts a site where a balance between commercial, rtfulti-family, SFA, and SFD residential uses combine to effectively meet the. needs of the existing market conditions, as identified in the recently completed market analysis by the Ross Consulting Group. In this Development/Market Analysis, a study of the projected land uses for this area indicated that these uses and densities were in keeping with future expected land use demands. As stated earlier, the current land designation limits the uses on the Spring Creek Farts parcel. The Development/Market Analysis indicates that there are significant land resources available for present and future commercial uses. It also indicates that the resources to support lower density residential and medium density multi -family uses are likely to be depleted within approximately ten (10) years, creating a city-wide shortage of this housing type. In the analysis, which focused on the proposed development site specifically, the findings were much the same. In fact, they indicate that the Spring Creek Farms site would not be likely to succeed as a commercial site for the following reasons: 1. There are many areas in the Harmony, Prospect, and Mulberry Corridors" where better opportunities for commercial land uses already exist. 2. The Harmony, Prospect, and Mulberry Corridors have direct connections to Interstate 25. The Spring Creek Farms site does not. 3. The Timberline Corridor has historically developed as a residential location. As a result, the Spring Creek Faints site is not located near a proven commercial center. 4. The Cache la Poudre River limits the local retail market by eliminating most of the potential customer base to the east of the site. 5. Once Rigden Farm, a neighboring development with approved commercial space of .275,000 to 488,000 square feet, is complete it can reasonably be expected to eliminate any notable retail opportunities in the Timberline Corridor for the foreseeable future. Research in the same report revealed that the Spring Creek Farms site would be viable as a residential development for these reasons: 1. Unless there are significant changes in zoning in the future, the supply of land that is viable in terms of size and location for multi -family housing will. grow more and more scarce. 2. The Spring Creek Farms site is the appropriate size to support a variety of housing densities and types, in accordance with City planning objectives. 3. The visibility of existing and proposed land uses, and the anticipated higher traffic volumes along the Timberline Corridor will increase the market for potential renters. 4. The nearby Rigden Farm development will provide attractive and convenient retail opportunities that will be within walking distance of the residents of Spring. Creek Fame. 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 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. Instead, it will bring a significant edge parcel into the market soon after the Ridgen Farm project. Allowing the Spring.Creek Faints site to have a greater percentage of residential use will result in more consumers SPRING CREEK FARMS, STRUCTURE PLAN AMENDMENT and REZONING REQUEST Introduction Spring Creek Farms is a 55.4-acre property located in Fort Collins, CO. The proposed development site is located at the north west corner of the East Drake Road and Timberline Road intersection. The site is bordered on the north by existing industrial development, on the south by East Drake Road and existing residential development, on the east by Timberline Road, and on the west by the Union Pacific Railroad and the Parkwood East residential neighborhood located just beyond the rail road tracks. The Overall Development Plan has been designed for integration with planned and existing land uses that surround the property. The site is planned as a small cohesive neighborhood with an appropriate mix of lot sizes, housing styles and products, commercial/employment uses, and the thoughtful integration of open space. This development plan is very much in keeping with Fort Collins's desire to maintain and promote the core values of Sustainability, Fairness, Fulfillment, and Choices as stated in the Community Vision and Goals section of the City Plan. The current City of Fort Collins designation for the property is "T" — Transition and the current City Structure Plan designation is "E" - Employment. The proposed rezoning application and, site plan calls for ..a combination of LMN, MMN, and E zone districts, or mixed -use residential development sites, office, and/or light industrial uses. The plan also incorporates open space in the overall design of Spring Creek Farms. A more detailed description of the various elements of the Spring Creek Fames Overall Development Plan is provided in the following text. General Compliance with Review Criteria This request for a Structure Plan Amendment and Rezoning, for Spring Creek Fame complies with all the criteria outlined in the following documents; the Fort Collins City Plan/Comprehensive Plan and the. Land Use Code for new developments. In he sections that follow we will identify and demonstrate key areas of compliance. SPECIFIC AREAS OF COMPLIANCE with regard to the STRUCTURE PLAN AMENDMENT and REZONING REOUEST PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program. The Fort Collins City Plan/Comprehensive Plan identifies several important objectives to which the appropriate placement and balanced allocation of land resources are critical. These objectives include the promotion of compact urban form, mixed -use development, varied and affordable housing options, and a balance between jobs and housing and good air quality. The citywide objectives also address the reduction of Vehicle Miles Traveled, which is tied to good air quality. The requested Structure Plan Amendment thoughtfully addresses each one of these issues. This parcel is currently zoned "T' = Transition with an "E" - Employment designation under the City of Fort Collins City Plan which limits the majority of the site to commercial employment related uses. Based on a city-wide and area specific market analysis, the proposed Overall Development Plan for Spring Creek Farms proposes a combination of uses beyond the single "E" - Employment use established by the structure plan in 1997. 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 Fames 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 PROPOSED ZONING PLAT OF SPRING CREEK FARMS A PART OF THE SOUTHEAST ONE QUARTER OF SECTION 19, TOWNSHIP 7 NORTH, RANGE 88 WEST OF THE BTH PRINCIPAL MERIDIAN, CITY OF FT. COLLINS, LARIMER COUNTY, COLORADO wr mrmr+lri•rr+r �+ ~w sn.,,•r+,ww .r •wr•a a.r.r u• = tw m��: rr•w.4 s'r +r r.w nr^Nn m.Vm"r+•.++rnlsxn +nxrrr0 tr+...Yn Mltx�m r+•w+l+•+� �..... NN�r+'AA .r•r\+•n.n rAftmoo EAST zmo run Pod(I n Y "I EXISTING ZOI/16 w (LOW DDUITY RESIDENTIAL) �]ee eQe Grt 6 rt. Oit)6 ;.G lU, F.SIY PNKGj (p Oil (f01M iQ PNBYl n IDa> � G 7 �O y Mf! ff imMY N1m. e PUI. a mADmon- r.Ra , ew PNem s L9IrT z G .all s..a GRWS ARRA.mN fwr.l. x. r+l, x.w �. rl �• idK I.PGgO,Y OY,I.V EXISTING ZOWWQ •IIL' P9oG m rAa o.2 (LOW DENSITY Realm Al. PDOPOEEO PARCEL A 18.657 ACRES l- ESISTRO IONM0.'T• ITRANSITIONI PROPOSED IONMO M1lN' (LOW DENSITY, NIIEO OEE NEIOr®ORN0001 TN1G Gu.`I PNO.1 IIG (p,NOZ 0 PPN r."WiN... 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CEIt'MICATION ThisAIA is to certify that this nl►p or plot and the survey oil Miich it is based were made in accordance wills 'Minimum Standard Detail Requirements fin , ccuril, Stan ards Title Soled, b, juanly cstablisheJ and adopted by ALTA and ACSA4 in J992, and includes Items !-! 3 of I -able thereof, and meets tllc accruacl Standards (as adopted by ALTA and ACSA! and in effect on the date ofthis cenilicalion) of an Urban Survey, as defined iLerein. I further, ccrtily that nl�rc%SS and rgress (o and from the subject properly is provided by streets and dedicated public righls-ol=way Jaaintained by the City of hurt Collins,Slalc nfCuluradu; that the hKalioa oCall improvements, ifany, a► the subject property is in accordance with all applicable licensing and zoning laws reguins, S I I se ullhe rain cl lot cjliIy, applicable laws emtt;rinittg mininwm set -back provision and covenants mtd restrictions of record. Ihal in Iucntiltg undergrountj d utility lilies anll drainage larililics, 2(nxl not apparent lion) the surface, the followioil ng information was relied - existing utility case l descriptions. Oa1c April I.i, - krehaul ,1 kwhcr filal. P.1:.+fi I. S Itcgi-I wizen A'o Su?S LEGAL DESCRIPTION :1 : I I l line 'l luatc ill the Glatllcnst 1/4 ul'Seetiun 1'), 'I'awnsilip > North, Ilnngc 6x Wcs1 of the bllt I' M., Lurirncr County, ('ulunulu, which cansillclinl: o 1 asl (inc I'll Nuutlea>t 1/d ul'snid Section ! 9 as hcnring SU(1"1')'3U"1V nod t�ilh uli herrings cunlnincd herein rchtJivc Ihercta is cunluined wiQuu NIc huunllal t• hors 1Y{Ill'h Jx gln HI 41 lolling olt the l aW (irw nl'tlw said Suulhcytsl I/d which bears Flo u,ld tun 111111l•c Sili915"1V ti(NJ"2')'SS"W 367,'" feel 1101111111 Easl 1/4 corner uJ'.aid Secliun 22xd p6lecl lu Ilw Suullleasl copra ofsaid Scctintt 19, tlwnce Sxl)".53�S.l"N' 1036 Ito Iecl oll IheSuulb line u11111; Baal fity I`1 !/•t tl+ a point un the i zest %, ll lad=ivay line of IJIe Join" Hacilic Itnilroad; Illeuc:e N00*211'22"l 227n xt Icet Ala►µ the said l: Isl right-nlacay line, tbrnl l IVxI)" lu'to"Ji J nt7 a.l tact to Ule point u!'bcµilatiny. cunlaiainK a gloss urea uP i.5349t, Marc c mule or Iris and being subject to a righbol=wny li+r ! iudm,l,nc Read ll+rr theia+t .I ln nu li rt Ilwrrufuntl Illa righl•ol=wn)' fi►r Uulke Ituad over the til if I1,l,tlf gnh .iU le Jett lllerel ben ill ellsollents in place or now > rafted tracks r .......... ................... ca.......... ::::::::::::::::::::::::::::: 13 )Vp0°28'22"t. _ 2278.8 ' • r � .tl' y, 17 VdI 1 > Reason for Reaum The applicant desires to design card construct a community that addresses both the City s ident fed current housing needy: and meets the Citys established goals, objectives and design standards. In order to meet these criteria, a mixed use community is proposed for this site, which requires a zoning chdnge)yom (� to a combination (L appropriate land uses within an overall, cohesive com> p at includes; isl f mo r detached, single family attached and multifamily housing types along with complimentary space /common area parks and trails The proposed (E) district allows for supporting open eotnmunity uses such os qffices, financial services, clinics, child care, light industrial, research, workshops and warehouse facilities The zoning plan shows the configuration of the individual (LW. (� and (E) districts arranged to create a cohesive mixed use community plot as well as provides compatible land uses relative 10 the surrounding existing neighborhoods. Please attach listing of names and addresses of all persons owning land (as per Latimer County Assessor's for rezoninoffice on the date of request) within0 feet of any p S. 50ortion of the area under petition Respectfully submitted, Brock Chapman, Vi e ident 00 St. Charles Investment Company, Inc. (d.b.a. Cumberland Companies, Inc,) 6300 S. Syracuse Way, Suite 293 Denver, Co 80111 State of Colorado) County of ss. Ate_ The forgoing instrument was acknowledged before me this I lTW day of J 2000, BY for the u p rpose therein set forth. My Commission Expires No Pu tic Note: Filing of a petition to rezone requires a deposit of the cost of the amendment. — with the City Clerk to defray Please return to the Planning Department —City of Fort Collins. CITY OF FORT COLLINS REZOMNG PETITION etitioner. Name St. Charles Investment Company, Inc. (db.a. Cumberland Companies, Inc,) Owner: Name Spring Creek Farms, LLP To the City Council of the City of Fort Collins, Colorado, Address 6300 S. Syracuse Way, Suite 293 Englewood, CO 801I1 Address 3432 Carlton Avenue Fort Collins, Co 80525 I (We), the undersigned, do hereby respectfully petition and request that the City Council amend the zoning ordinance of the City of Fort Collins by changing the zoning of the hereinafter described parcel, containing 553496 acres, more or less, from e z zoning district e a combination (LMN), (Iti W) and (F zoning dist of less, Legal Description (see attached) Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 7 and noise levels along Timberline will increase as Timberline widens, but there will not be a significant change as a result of this rezone. d. Will the rezoning result in a logical and orderly development pattern? This property is located adjacent to two existing arterial streets. Should any development occur on the site, the Land Use Code will require that local and collector streets connect from the site to arterials at least every 660 feet along those arterials. The Land Use Code also requires that stubs for future street connections be provided every 660 feet along common property boundaries with developable or redevelopable land. A design charette has been scheduled for later this month to coordinate the logical and orderly development pattern of the developable and redevelopable properties in the general vicinity of Timberline Road north of Drake Road. FINDINGS OF FACT/CONCLUSIONS After reviewing the Johnson Farm Rezone and Structure Plan Amendment, File #24-00, staff makes the following findings of fact and conclusions: 1. The proposed Structure Plan amendment is supported by the policies within the City's Comprehensive Plan. 2. The proposed zoning districts LMN, MMN, and E are compatible with existing and proposed uses surrounding the subject land. 3. The proposed zoning districts are appropriate for this property. 4. The proposed rezoning will not result in significantly adverse impacts on the natural environment. 5. The proposed rezoning results in a logical and orderly development pattern. RECOMMENDATION: Staff recommends approval of the Johnson Farm Rezone and Structure Plan Amendment, File #24-00. Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 6 • HSG-1.2 Housing Supply. "The City will encourage public and private, for -profit sectors to take actions to develop and maintain an adequate supply of single- and multiple -family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force." MMN-2.1 Size. "A Medium Density Mixed -Use Neighborhood should extend an average about one -quarter (114) of a mile from the adjacent Neighborhood Commercial Center or Community Commercial District, subject to adjustment for site -specific or pre-existing circumstances such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods." • MMN-2.2 Relationships and Transitions at Edges. "Non- residential uses and larger buildings of attached and multiple - family housing should be encouraged to be near the commercial core, with a transition to smaller buildings, such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods." b. Is the rezone request compatible with existing and proposed uses surrounding the subject land and is it the appropriate zone district for the land? The requested zoning is compatible with all existing land uses. Low density residential exists across Drake Road to the south and across the Union Pacific railroad tracks to the west. Apartments exist across the railroad tracks to the northwest. A vacant industrial property exists to the north. The structure plan indicates that, across Timberline to the east, the existing farming uses will eventually become commercial at the corner of Drake and Timberline, multifamily north of the corner on Timberline, and low density residential further north along Timberline. The Neighborhood Commercial Center for the Rigden Farm development is planned to the southeast across the Timberline/Drake intersection from the site. c. Will the rezoning result in significantly adverse impacts on the natural environment? There are no significant environmentally sensitive areas associated with the subject property. There are no wetlands on the site. Current air quality Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 4 The purpose of the MMN zoning district (Section 4.5 of the Land Use Code) is to be a setting for concentrated housing within easy walking distance of transit and a commercial district, and to form a transition and a link between surrounding neighborhoods and the neighborhood commercial center. The purpose of the E zoning district (Section 4.22 of the Land Use Code) is to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This district also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing. The LMN zoning district is proposed along the west side of the property, which is adjacent to existing low density residential uses. The MMN zoning district is proposed along most of the property's frontage with Timberline Road, which is anticipated to be a high frequency transit route in the future. Across Timberline Road to the east and southeast, will be a future Neighborhood Commercial Center. The E zoning district will be along the north part of the property to act as a buffer between the residential uses and the industrial use to the north. 5. Land Use Code Criteria For Rezoning Section 2.8.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-judicial rezonings. This section states: "Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the City's Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property." In addition, Section 2.8.4[H][3] outlines additional considerations for quasi-judicial rezonings: "In determining whether to recommend approval of any such proposed amendment, the Planning and Zoning Board and City Council may consider the following additional factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land, and is the appropriate zone district for the land; Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 3 multifamily land resources within the Urban Growth Area will likely be completely absorbed within 7 — 8 years. The results of the market analysis specific to the site indicate: (1) ample land resources for employment uses exist in better locations (Harmony, Prospect and Mulberry Corridors); (2) this location is at a competitive disadvantage for retail or employment uses because it has no direct connection to 1-25, and the Poudre River's location hinders connectivity to the east; (3) the site is large enough to support a broad variety of housing types at various densities; and (4) nearby retail development in Rigden Farm will provide an attractive convenience to prospective residents within walking distance of this site. Staff finds that Structure Plan amendment is supported by the policies of City Plan, especially: • the location of LMN and MMN is ideal given the close proximity to the Neighborhood Commercial Center (the red dot on the Structure Plan) in Rigden Farm; • the site is well suited for LMN and MMN uses because it is on a designated future high frequency transit route; and • the location is well suited for LMN and MMN uses because of the close proximity to employment centers along Prospect, further south on Timberline, and along Harmony Road. Staff also finds that the loss of E zoned area would not be as significant as the gain in MMN area to the community. 3. Petition For Rezoning The applicant filed a rezone petition with the City requesting the zoning be changed from T — Transition to a combination of LMN — Low Density Mixed -Use Neighborhood, MMN — Medium Density Mixed -Use Neighborhood, and E — Employment. 4. Provisions of the Proposed Zoning Districts The purpose of the LMN zoning district (Section 4.4 of the Land Use Code) is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. Johnson Farm Rezone and Structure Plan Amendment, File #24-00 November 16, 2000 P & Z Hearing Page 2 4. The proposed rezoning will not result in significantly adverse impacts on the natural environment. 5. The proposed rezoning results in a logical and orderly development pattern. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: E: Partially vacant industrial pipe plant, I; Existing industrial uses, S: RL; Meadows East Neighborhood (single family housing), Drake Road, SE: NC; The planned Rigden Farm Neighborhood Commercial Center, the intersection of Timberline and Drake, MMN; The planned Rigden Farm multifamily housing area, LMN; The planned Rigden Farm multifamily and single family housing area, the planned Timberline Church, E: T: Existing farm land, Cargil seed research facility, 2 historic farmsteads, Timberline Road, W: RL; Existing Parkwood East neighborhood, Union Pacific Railroad tracks, city trail running adjacent to the railroad tracks (on the west side), NW: MMN; Parkwood East Apartments, POL; Edora Pool and Ice Center, Edora Park, Spring Creek Trail. The property was annexed in November 1997 as a portion of the "Timberline Annexation." 2. Amending the Structure Plan The applicant prepared a market analysis of the site based on current and future land use inventory and absorption rates, and tailored the land use plan to the market demand. The results of the city-wide market analysis indicated that: (1) significant land resources exist to support commercial uses for the next 21 — 22 years; (2) current land resources within the Urban Growth Area exist to support lower density residential uses (+/- 5 units per acre) for the next 12 to 13 years; and (3) n ITEM NO. 7 MEETING DATE /C)o itSTAFF Troy Jones Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Johnson Farm Rezone and Structure Plan Amendment, #24-00 APPLICANT: Stephen Maguire The Cumberland Companies 6300 South Syracuse Way, Suite 293 Englewood, Co 80111 OWNERS: Spring Creek Farms, LLP 3432 Carlton Ave. Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to rezone approximately 55.35 acres of property located on the northwest corner of Timberline Road and Drake Road. The property is currently zoned T - Transitional. The Structure Plan designation for the entire property is Employment. The applicant is proposing to amend the Structure Plan to change 18.56 acres to Low Density Mixed -Use Residential, 29.62 acres to Medium Density Mixed -Use Residential, and to maintain 7.18 acres as Employment. The applicant is also requesting to rezone the property to a combination of LMN, MMN, and E to correspond to the requested Structure Plan amendment. RECOMMENDATION: Approval EXECUTIVE SUMMARY: 1. The proposed Structure Plan amendment is supported by the policies within the City's Comprehensive Plan. 2. The proposed zoning districts LMN, MMN, and E are compatible with existing and proposed uses surrounding the subject land. 3. The proposed zoning districts are appropriate for this property. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT