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HomeMy WebLinkAboutSPRING CREEK FARMS NORTH - ODP - 24-00A - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGpositively on the lamer commrinity of Fort Collins, consistent with the City s stated goals and objectives. CK:eom 09/12/00 Revised 09/ 13/ 00 9 in more consumers being located directly adjacent to the significant planned commercial development in Rigden Farm. It follows that more consumers will result in more economic support for the approved retail uses in that area. This course of action will allow Spring Creek Farms to provide the land uses most compatible .with existing adjacent areas. It will also allow for the future development of variety of land uses and housing alternatives within the region. Increasin„g the residential component of the Spring Creek Farms site will reduce the Vehicle Miles Traveled (VMT), and therefore, improve the air quality m Fort Collins by locating higher density residential (particularly multi family and single family attached housing) between the Ridgen Farm commercial area and the future multi -modal corridor planned for the Union Pacific Railroad right-of- way to the west. As stated earlier, the Spring Creek Farms O.D.P. will eliminate 40% of the traffic to be expected along East Drake Road and Timberline Road if the site is allowed to be developed as all "E. " In addition, the plan significantly lessens truck and tractor -trailer traffic in the area. Part of the concept for Spring Creek Farms is the improvement of existing pedestrian connections around and into the site. Spring Creek Farms is uniquely located to take advantage. of existing transportation options as well as the commercial development that is planned around the site. The site plan for Spring Creek Farms is organized on the premise that the multi -model system and existing land use patterns will be used and supported by this new development.. In addition, transit in a variety of forms, with appropriate residential densities and land uses have been arranged in Spring Creek Farms to encourage walking and the use of alternatives to the automobile. The proposed streets in and out of Spring Creek Farms provide direct access to both roads for vehicles, bicycles, and pedestrians via detached sidewalks. The existing pedestrian and bicycle facilities will be improved to generate more use and the existing transportation corridors will certainly benefit from enhancement efforts. Both types of improvements will help create a better Pedestrian/Transit interface. Spring Creek Farms will incorporate a variety of design elements that provide traffic calming and allow for safe and convenient pedestrian travel. Sidewalks are located on every street and there are multiple points where a pedestrian can exit the neighborhood and make his or her way directly, and conveniently to the existing Transportation Corridors. Details for crossings, lighting, signalization, areas for seating and outdoor art will be determined and provided for with subsequent project development plan submittals. This O.D.P. for the Sprm� Creek Farms project is consistent with the philosophies regarding new residential development outlined in the current 8 spaces with a variety ofpedestrian and bicycle trails and walks, all providing for growth within a desired compact urban form. The O.D.P. de Jcts a site where a balance between commercial, multi family, SFA, and SFD residential uses combine to effectively meet the needs of the existing market. conditions. A study of the projected land uses for this area indicated that these uses and densities are in keeping with future expected land use demands. The current land designation limits the uses on the Spring Creek Farms parcel, and research indicates that there are significant land resources available for present and future commercial uses. It also indicates that the resources to support medium density single family and multi -family uses are likely to be depleted within approximately ten (10) years, creating a city-wide shortage of this housing type. While the single family lots also incorporated in the Spring Creek Farms plan may be the embodiment of the American Dream for some, other individuals may be looking for a more diverse set of options. The more traditional main street model of living, that includes row houses, town homes, flats above garages, carriage houses, apartments, or apartments over shops may be better suited to fulfill their desires. It also reduces the typical disjointed suburban segregation between commercial and residential uses and creates an acceptable model of livability. Spring Creek Farms will be an environment where a mix ofhousing so es, sizes, and prices allow for the integration of people of all ages and economic means. It will be a place where physical connections make it easy for residents to walk or bike to local services, a place where some residents can work at or close to home. Spring Creek Farms will be an environment where the emphasis is placed on creating a cohesive community by accommodating the full range of the population's needs. By committing the land use at Spring Creek Farms to a Higher residential density, particularly to multi family and single family attached housing, the City can maintain the affordability and accessibility of housing thereby improving the balance between multi family housing opportunities within the City, relative to other land uses supplies. It is our belief that the development of the Spring Creek Farms site as a mixed use community is more likely to promote the specific City Plan objectives stated earlier than keeping the site in the "E" employment zone designation. Increased residential development on this site will promote the compact urban form the City of Fort Collins desires. This Overall Development Plan will virtually eliminate leapfrog development in this area. Instead, it will bring a significant edge parcel into the market soon after the Ridgen Farm project. Allowing the Spring Creek Farms site to have a greater percentage of residential use will result 14. How will the development of Spring Creek Farms improve the quality of life for the neighbors? The Overall Development Plan for Spring Creek Farms has been very carefully designed to meet the Community Wide Principles and Policies of the Fort Collins City Plan. The City Plan/Comprehensive Plan identifies several important objectives that are critical with regard to new growth. These objectives include the promotion of compact urban form, mixed --use development, varied and affordable housingoptions, and a balance between jobs and housing and good air quality. The citywide objectives also address the reduction of Vehicle Miles Traveled, which is tied to good air quality. The implementation of each of these objectives contributes to improving the "Quality of Life" for ALL RESIDENTS of Fort Collins, Colorado. The O.D.P. for Spring Creek Farms addresses each one of these issues. It is designed to meet and promote the same planning objectives as the City of Fort Collins within the specific parcel of land and in the surrounding areas.. The plan for Spring Creek Farms clearly orates in the wish to link the demand for a specific land use with a viable, well conceived, and planned development. Based on a city-wide and area specific market analysis, the proposed Overall Development Plan is the best land use plan for the site, and is the result of the desire to match market needs, based on current and future land uses. This O.D.P. would help achieve stated citywide planning goals through the proposed land uses and by putting in place a plan that meets the City's objectives. Spring Creek Farms fits within the larger context of Fort Collins, Colorado as a neighborhood linked to existing community facilities, employment opportunities, and public amenities. Spring Creek Farms is ideally located to take advantage of existing transportation, meet current housing needs, and contribute to the preservation of the City's integrity/existing assets while providing logical connections to the separate uses that surround the property. The proposed land uses, densities, and design included in the O.D.P. for Spring Creek Farms depicts a "compact urban developmen t form" and has clearly defined boundaries. The development plan also reflects a desire to compliment contiguous growth and development in Fort Collins. The Spring Creek Farms site is located within an area where mixed uses already exist. Because the area is already well defined, and the proposed development compliments the contiguous uses, Spring Creek Farms will help in the creation of a more cohesive neighborhood, that is consistent and complimentary to adat cent land uses. 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 6 The developer and the City support a pedestrian and bicycle connection to the multi -modal transportation corridor west of the railroad tracks. The exact location and type of connections require further research, design, and on going discussions with the City and the owners of the railroad. 11. How many entries will there be into the property, where will they be located, which entries will have signals, and how are pedestrian crossings incorporated? The O.D.P. indicates four (4) entries into Spring Creek Farms, one (1) off East Drake Road, and three (3) off Timberline Road. Each entry is located at 660' intervals from the intersection of Drake and Timberline per the City Land Ose Code. The Drake Road entry will be directly across from Sagebrush Drive. If necessary, the transportation department would rather limit future movement in that location than install a signal. Therefore, unless there are situations that would necessitate a signal, the intersection will first be a limited access, such as "right in, right out. " The City also prefers 113 of a mile between signals on a major arterial street. Thus, the signal on Timberline will be located adjacent to the "E" use area, as indicated on the O.D.P. In discussions with the City regarding traffic issues, the site may be limited to two (2) access points off Timberline Drive, in which case the next entry is likely to be located 660' from the signalized entry, but the exactlocation has not been determined at this time. 12. Are alleys to be incorporated in Spring Creek Farms? The conceptual plan for Spring Creek Farms indicates possible alley service for some of the lots in the LMN (Low -Density Mixed -Use Residential) area. However, the City of Fort Collins only allows alley service on certain types of roads. The conceptual sketch plan shows alleys abutting a collector street, which does not meet City standards. Spring Creek Farms will only be able to incorporate alleys off of collector streets if the City grants approval. This is a P.D.P. level design issue that does notneed to be resolved at this time. 13. A perceived drainage problem exists adjacent to Spring Creek Farms and the neighbors are very interested in the proposed drainage system for the site. Any development on the Spring Creek Farms site will have to be designed to handle drainage issues according to the City of Fort Collins standards. The O.D.P. is designed to detain runoff within the two (2) natural basins that exist on site. Then it will be released at pre -determined rates and connect with the storm water system that the City has just installed 5 6. If apartments are going to be placed along Timberline Road, how tall will the buildings be? What sort of density should the neighbors expect the apartments to have? Troy Jones with Fort Collins Current Planning will confirm the limitations, which are specified in the L. U. C., but an apartment building on the Spring Creek Farms site would not exceed three (3) or four (4) stories. The O.D.P. proposes two (2) or three (3) story garden style apartments. 7. With regard to the pipe plant, what is the future planned use, and will there be any connection through that property? The City Structure Plan calls for the pipe plant site to remain an "E" use. The City has certain requirements about "Connectivity" in new developments which will be met by providing for a connection through the Spring Creek Farms site, to whatever the future adjacent use may be, as shown on the O.D.P. 8. Will there be any type of connections to the Parkwood East development? The developer is not proposing any, vehicle connections to Parkwood East East. It is not feasible to make such a connection due to railroad track location, grade issues and viable connections points within Parkwood East East. To connect directly to Parkwood East would mean crossing the Railroad tracks, which is not commonly done due to issues of safety and grade separation. The developer is considering pedestrian and bicycle connections to the multi -modal transportation corridor west of the railroad tracks. But it is highly unlikely that a street would cross the tracks. The exact location and type of connections to the multi -modal transportation corridor trail require further research, design, and on going discussions with the City. 9. Will Eastwood Drive have to absorb more cars? The neighbors are concerned that the development of Spring Creek Farms will mean more traffic using Eastwood to cut through the existing apartment complex to the EPIC Center. Because there will be no direct vehicular connections between Spring Creek Farms and Parkwood East, it is unlikely that there will be a direct traffic impact on Eastwood Drive. However, the City has said it will look more closely at the connections from Timberline Drive to the EPIC Center, due to concerns about current traffic using Eastwood and the, existing apartments as a short cut to the EPIC Center. 10. How and where will pedestrian and bicycle connections be made across the existing Railroad tracks? 4 Research indicates that for the present and future there will be no shortage of single family housing m the area. Therefore, a request to change the zoning of the property to accommodate only single family housing would be denied. Likewise, a request to eliminate all "E" from the site would also be rejected. The research performed indicates that what the City of Fort Collins lacks and will continue to need, is multi family housing. Consequently, the O.D.P. proposes a mix of uses in which multi family housing is the core component. 4. Given the amount of commercial development anticipated in Ridgen Farm, why does the plan for Spring Creek Farms show any "E" use area? Given the proximity of other "E" uses to the Spring Creek Farms site, it is the belief of the developer and the land planner, that the City of Fort Collins would reject any plan that did not show at least a portion of the land as an "E" use, regardless of the site's relationship to Ridgen Farm. Therefore, the O.D.P. shows a small area of "E", less than seven (;9 of the total 55 acres. This "E" area has been carefully located on the Spring Creek Farms site to create a transition within the project, between the residential areas and the future "E" uses on the adjacent property to the north. It is anticipated that the "E" uses on the site would be offices and/or a local service type use. It is possible that the adjacent property, now the pipe plant, could become the location for a neighborhood center at some point in the future and putting "E" uses in the location indicated creates a logical relationship. 5. Why does the Spring Creek Farms O.D.P show more multi -family housing than single family housing? Wouldn't single family housing means less units and therefore less traffic? The City of Fort Collins Land Use Code drives the density for the LMN and MMN areas on the Spring Creek Farms O.D.P. Spring Creek Farms could actually accommodate far more multi family housing than is shown on the conceptual plan. The densities shown are designed to meet the Minimum City requirements,. but they do not reach the maximum levels allowed by code. It is anticipated that the City will continue to experience a shortage of multi -family housing in the future, and that there will be no shortage of single family housing in the area. The LMN (Low -Density Mixed -Use Residential) area is included and specifically located so as to blend the new development with the adjacent single family homes. A plan designed to accommodate more single family housing than proposed (18 acres), would not meet market needs and would be denied. If this should happen the site would remain all "E. " This plan presents a mix of land uses that compliment the surrounding neighborhoods and offers a variety of needed housing options for the residents of Fort Collins. 3 2. The neighbors feel that additional residential development along Drake and Timberline is contradictory to any road improvements (we believe that the question implied here is, do the planned road improvements accommodate increases in the volume of traffic that will use the streets and how does Spring Creek Farms fit into the improvements?) They also feel that the proximity to Fort Collins High School creates a unique traffic situation, and they would like to be certain that the situation has been adequately considered. The currently planned City improvements for Timberline Road identify it as a major arterial designed to accommodate up to 40,000 vehicle trips a day once all the work has been completely built out. Thus level of service accommodates existing and future residential and commercial traffic along Timberline Road. The development of the 55 acre Spring Creek Farms site is only a small portion of the growth that is planned to occur on and around Timberline Road. The Traffic Impact Study for Spring Creek Farms was required to take the traffic generated by Fort Collins High School into account and it has been addressed in the Study that is on file with the City. 3. In general, the development of the site is also an issue. If the site were to be developed (the neighbors would prefer that is stay an agricultural field), then the general preference expressed is for any sort of residential use rather than more "E." It is understood that in all likelihood the site would remain all "E" if not rezoned. All "E" it is more apt to have light industrial uses and other "E" uses typical of the area, rather than office facilities, such as those along the Harmony Road corridor. It is unlikely that the site will remain an agricultural field and the deferral of development only serves to increase the value of the land, which in turn increases the probability of more intensive "E" use. Given the surrounding "E" uses, the size of the site, and the City 's Structure Plan designation of the site as "E", Spring Creek Farms is most likely to be used by light industrial businesses. Fort Collins Advanced Planning agrees that given the proximity and size (400,000 sqft.) of the planned commercial development at IZigden Farm, and the residential uses surrounding Spring Creek Farms, perhaps "E" is not the only or most appropriate use for the land. However, a Structure Plan Amendment is needed to change the use. The O.D.P. for Spring Creek Farms presents the City and the surrounding neighbors with the opportunity to shape the development that takes place on the site. Significant time has been spent studying the existing land use patterns and possible future growth in the area. This plan has been designed to reflect the research findings and anticipate future needs in the area. 2 NEIGHBORHOOD MEETING held on 08/24/00 Wiring Creek Farms -- Response to Issues Raised by Neighbors 1. The traffic impact of Spring Creek Farms and how it will be handled is the primary issue in relation to the development of this site. The neighbors are also interested in knowing about where, when, and what type of road improvements they can expect along Drake and Timberline, and how will those improvements be tied to future development? The City of Fort Collins has a plan in place for Roadway Capital Improvements for both East Drake Road and Timberline Road. Ultimately, East Drake Road will become four (4) lanes with a 19' median and Timberline will become six (6) lanes with a 30' median. Timberline Road (from Vermont Drive to north of Drake Road) and Drake Road (from the railroad tracks to the intersection of Timberline Road) will both be brought up to arterial street standards by the year 2001. At this point, no decisions have been made about the timing of the final improvements, but it may take five (5) or six (6) years before the work on Timberline (from Drake Road through the Prospect Road intersection) is complete. Should this site remain zoned for "E', the Traffic Impact Study indicates that 55 acres of commercial and/or light industrial uses would generate approximately 40% MORE traffic than the O.D.P. for Spring Creek Farms. There are approximately 5,100 TOTAL vehicle trips a day expected to be generated by the residential uses as shown on the conceptual plan. The average single family household generates at least ten (10) vehicle trips per day. One (1) trip is completed when a vehicle leaves and returns to the point of origin. 5,100 daily trips for a size of this site constitute a moderate level of traffic. These trips would be spread out over the course of the day, rather than concentrated at peak morning and evening hours as would be expected from traffic generated by "E" uses. In addition, if the land were zoned for mostly residential uses, there would be no truck or tractor -trailer traffic coming in and out of the site. The Traffic Impact Study, submitted to the City of Fort Collins, indicates that the development of the Spring Creek Farms site will not negatively impact the intersection levels of service. In fact, due to other development activity in the area, the overall intersection levels of service will remain relatively constant whether or not Spring Creek Farms is developed.