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HomeMy WebLinkAboutGATEWAY AT PROSPECT AMENDED ODP ..... THIRD P & Z BOARD HEARING - ODP160001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSGateway at Prospect Amended ODP Planning Objectives May 3, 2016 This proposal is for an Overall Development Plan submittal for Gateway at Prospect located at north of Prospect Road and west of Interstate 25. The property is owned by Fort Collins/I-25 Interchange Corner, LLC. and contains approximately 177 acres. The property has multiple zone districts including Low Density Mixed Use Neighborhood (LMN), Employment (E), General Commercial (CG) and Urban Estate (UE). The property currently is undeveloped and is leased for farming. The Commercial Zone District will include primary and/or secondary uses. The Employment Zone District will include primary and secondary uses including residential development as a secondary use. The Low Density Mixed-Use Neighborhood Zone District will consist of residential, including single-family and multi-family housing. The Urban Estate Zone District will include single-family residential. The I-25 access points to the site are shown on the ODP, with access points to Prospect Road and Frontage Road. Uses surrounding the property consist of the following: South: Colorado Welcome Center, Colorado Department of Transportation Rest Area and undeveloped area owned by Colorado State University Research Foundation West: Boxelder Estates Subdivision and Sunrise Acres 2nd Subdivision and rural Larimer County lots North: Smithfield, Crossroads East Business Center East: Interstate 25 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Gateway at Prospect meets the following applicable City Plan Principles and Policies: Environmental Health Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 – Protect and Enhance Natural Features Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 2 The development of Gateway at Prospect will include a focus of maintaining a greenbelt within the floodplain area, around Boxelder Creek and Cache La Poudre (CLP) Inlet Canal. Policy ENV 1.2 –Regulate Development along Waterways Required setbacks from the Boxelder Creek and CLP Inlet Canal will be used to help ensure the protection of these waterways. Principle ENV 2: Open lands and natural areas within Fort Collins, the Growth Management Area, and the region will be conserved, preserved, and protected to provide habitat essential to the conservation of plants, animals, and their associated ecosystems, and to benefit the citizens of Fort Collins by providing opportunities for education, scientific research, nature interpretation, fishing, wildlife observation, hiking, and other appropriate recreation activities as well as protecting view-sheds. Policy ENV 2.9 – Provide Access Trail connections will be designed along the existing waterways which meander through the property. Access will be provided from the south, east and north. Policy ENV 2.10 – Maintain Access Development will be designed in a manner to maintain access to the waterways and associated trails where possible. Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands. Policy ENV 4.6 – Utilize Corridors Trails along waterways will allow for wildlife movement throughout the site, pedestrian access and will help to link different neighborhoods and commercial/employment areas. Principle ENV 18: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related to the management of activities in flood prone areas. Policy ENV 18.1 – Balance Environmental, Human and Economic Concerns Floodplains within the Gateway at Prospect development will be managed as a natural amenity to the development. Proposed walkable trails will promote connectivity to the commercial areas of Gateway at Prospect. As building within the floodplain will be restricted, these areas will be utilized for their natural qualities. Policy ENV 18.2 – Manage Risks Buildings (including housing, businesses) will be located outside of the floodplain with at least 18” vertical clearance from the Base Flood Elevation (BFE). This measure will be implemented in order protect structures and promote safety during large storm events. Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 3 Policy ENV 18.4 – Manage Floodplain A bridge is planned to provide access from the Frontage Road. This bridge will be the only structural improvement located within the floodplain. A CLOMR/LOMR will be pursued with this improvement. Both FEMA and City of Fort Collins Floodplain requirements will be addressed during this process. Additionally, detention areas might be located within the floodplain, outside of the floodway. These detention areas will be subject to a no-rise requirement. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development Low Impact Development (LID) encompasses many aspects of the proposed design. Permeable pavers will be utilized within private drives and/or parking lots as required. The site will be planned with the intent to provide green space buffers and swales to minimize directly connected impervious areas and promote infiltration. Rain Gardens and/or drywells will be utilized where applicable to treat stormwater prior to entering detention areas. Additionally, the area of the site located within floodplain will be conserved as much as possible to protect Boxelder Creek from additional sediment loading during major storm events. Lastly, water quality capture volume will be provided within the proposed detention ponds as a final water quality measure prior to release into Boxelder Creek. Community and Neighborhood Livability Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Policy LIV 1.1 – Utilize a Growth Management Area This development is located within the existing GMA and adjacent other existing residential and employment development. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Policy LIV 4.1 – Ensure Adequate Public Facilities Development is planned in an area which can be adequately served by critical public facilities and services. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 4 Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. This development will provide a variety of housing types in a location that currently has limited residential development. In addition, several distinct housing types will be used which will expand the options for residents in an area that currently has primarily single-family residential. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations A variety of housing types and densities shall be provided within the development. This could include larger estate type housing, single-family housing, attached single-family housing and multi-family. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets All new streets will be designed to meet City street standards. The intention is to provide a safe, functional and visually appealing street network. Shade trees and landscaping will be included throughout the developments street network. Policy LIV 10.2 – Incorporate Street Trees Street trees will be incorporated into the streetscape for all public streets in addition to open spaces and parks. Tree species and quantities will meet the requirements of the Land Use Code Principle LIV 11: Public spaces, such as civic buildings, plazas, outdoor spaces, and parks will be integrated throughout the community and designed to be functional, accessible, attractive, safe, and comfortable. Policy LIV 11.2 – Incorporate Public Spaces A variety of public spaces are envisioned for this development including but not limited to pedestrian walks, plazas, pocket parks, play areas and site furnishings. More detailed design of these spaces will be submitted at PDP. Principle LIV 13: Community gateways are located at primary entryways into the community, including at the I-25 corridor interchanges, at the north and south ends of College Avenue, and at entrances to unique districts and corridors (such as the Downtown River District). The City will recognize gateways as important locations to draw attention to and convey the character of the surrounding district. Policy LIV 13.1 – Enhance Interchange Gateways This site is located at a key interchange gateway to the City (I-25 and Prospect). The applicant has been and will continue to work with CDOT and City Staff throughout the development process regarding necessary streetscape improvements. A Prospect Road improvement package has been submitted Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 5 concurrently with this ODP. The proposed amended ODP shows how development will be incorporated with future improvements to Prospect Road. Policy LIV 13.3 – Establish Gateway Design As development moves forward, creating a high quality gateway image will be achieved with architecture, landscape, signage and lighting. These elements will be designed and refined with future submittal packages. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features This development will utilize quality landscape materials throughout the site, including enhanced entryway and screening in any appropriate areas. Principle LIV15: 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 shall be designed to contribute to Fort Collins’ distinct visual quality and uniqueness. Policy LIV 15.2 – Seek Compatibility with Surrounding Development A high quality commercial district is envisioned for this development. Types of commercial development and building character will both contribute and enhance the character of the surrounding development. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The street system will provide an interconnected network with transportation options to cars, bicycles and pedestrians while providing direct access to community amenities, employment areas and commercial development. Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Policy LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces A variety of open spaces and parks are envisioned for this development. These could include pocket parks, plazas, open spaces areas and trails. Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 6 Principle LIV 27 – Urban Estate Neighborhoods will provide a setting for a predominance of low-density and large-lot housing. Policy LIV 27.5 – Cluster Development Cluster development is planned within the UE zone district. Transportation Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Policy T 3.2 – Bicycle Facilities Policy T 4.4 – Attractive and Safe Neighborhood Streets A mix of land uses and programming will provide multiple efficient options for movement throughout this development. Bike trails and bike lanes will be used where appropriate to provide alternative methods of travel throughout the development. Development streets will be safe for cars, pedestrian and bicycles as well as attractive. The use of street trees and street lighting will contribute to the safety and aesthetics. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are two ditches within the property boundary near the northern end of the site (Cache La Poudre Inlet Canal (CLP)) and running down the eastern side of the site (Boxelder Creek). It’s anticipated that there will be limited development north of the CLP Inlet Canal which will preserve this space as a natural area. A minimum of 50’ buffers will be maintained along ditches and a 100’ buffer will be maintained along the Boxelder Creek. In many areas the open space will exceed the 50’ buffers due to the existing floodplain. Pedestrian and bicycle trails are envisioned along these waterways as well. These will also serve as circulation corridors for wildlife which will connect to each side of the property. In addition to natural areas, parks and plazas will be integrated into the development. Various modes of circulation will be provided between specified uses, parks and natural areas will be provided. (iii) Estimate of number of employees for business, commercial, and industrial uses. The type and quantity of commercial and employment has not yet been determined therefore an estimated number of employees cannot be determined. This information will be provided at PDP. Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 7 Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. All open space will be maintained by an HOA. The weir will be maintained by the City of Fort Collins. The neighborhood park will be maintained by the City of Fort Collins Parks Department. The Boxelder Creek will be maintained by either City of Fort Collins Open Lands or Stormwater. (iv) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind assumptions and choices made in the creation of this ODP remain unchanged from the original, approved Interstate Lands ODP. The purpose of the Amended ODP is to achieve the following: 1. Remove any reference to the Cooper Slough. 2. Remove property along the western property boundary that was purchased by the adjacent subdivision (Boxelder Estates) and is no longer part of this ODP. 3. Locate the approximate position of the proposed 5-leg round-about. 4. Further define access from Prospect Road. 5. Further define access locations/types off of Frontage Road. (v) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. A neighborhood meeting was held on April 21, 2016. The following points were made: 1. Residents of neighborhood located to the west of the property requested confirmation that neighborhood streets would not be extended to the Gateway at Prospect property. a. Response: Access per the proposed ODP is from Prospect Road at an existing signalized intersection at the Frontage Road (full movement). In addition, a ¾ access is proposed from Prospect Road along the western boundary of the property. Additional access points are identified from the Frontage Road. 2. Neighbors had concerns about general traffic along Prospect Road (existing traffic, an anticipated increase due to the proposed PSD High School east of I- 25 and an anticipated increase due to the new CSU stadium) a. Response: City Staff addressed what could and could not be required of the applicant as well as how these other development projects would have to contribute to the mitigation of their respective impacts along Prospect Road. 3. Neighbors had concerns about traffic that would be generated by Gateway at Prospect. a. Response: The applicant would be required to provide improvements in specified locations, as defined by the Traffic Impact Study. In addition, the applicant has been working with the City over the last several years on City projects to address both roadway and stormwater improvements projects that have already occurred and/or for future improvements planned by the City. 4. Neighbors had concerns about high-rise apartments within the development. a. Response: High-rise apartments are not planned for this development. Multi-family development will not exceed the height requirements per the Land Use Code. Attachment 1 Gateway at Prospect Planning Objectives 5.3.16 Page 8 5. Neighbors had concerns about their county neighborhoods being annexed into the City of Fort Collins. a. Response: This ODP/APU does not annex the existing neighborhoods into the City of Fort Collins. The City of Fort Collins has no plans to annex the existing neighborhoods in the City. (vi) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Gateway at Prospect. The approved ODP was called Interstate Land ODP. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are two ditches within the property boundary near the northern end of the site (Cache La Poudre Inlet Canal (CLP)) and running down the eastern side of the site (Boxelder Creek). It’s anticipated that there will be limited development north of the CLP Inlet Canal which will preserve this space as a natural area. A minimum of 50’ buffers will be maintained along ditches and a 100’ buffer will be maintained along the Boxelder Creek. In many areas the open space will exceed the 50’ buffers due to the existing floodplain. These will also serve as circulation corridors for wildlife which will connect to each side of the property. Proposed Development Phasing Development within the commercial zone district will be considered on a case by case basis. It is feasible that a portion of the commercial zone district could move forward at any time depending on interest by commercial users. Some residential development is anticipated to move forward in Phase I. The full build-out of the residential zone district is expected to include multiple phases. Both multi-family and single-family are included in the development but the type of residential product that moves forward first will be based on market interest. Attachment 1