HomeMy WebLinkAboutSPRING CREEK FARMS NORTH - ODP - 24-00A - CORRESPONDENCE - CORRESPONDENCE-NEIGHBORHOOD MEETING (3)�HBORHOOD LNFOR :ATION MEETING
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Date: 16/ 0-,/Zdoo
Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-6750) if you wish to
receive minutes of this meetincy
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Did You Receive
Written Notification
of this meeting?
Correct
Address.
Name Zip
Mr. William Bales
1618 Trailwood Dr.
^^^^ cc Fort Collins, CO 80525-2058
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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 maa 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.
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Revised per Client request 10.18.00
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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
vroper1y. 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.
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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 Ci!y 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
Wiring 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
R
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 161h
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 conceltual sketch is to the actual buildings and uses. It was
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 they do to
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.
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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.
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 get 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.
N
Spring Creek Farms (Johnson 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.
Commui._-y Planning and Environmental _ _vices
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.F. 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