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HomeMy WebLinkAboutTIMBERLINE FARM MASTER PLAN - 42-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 a MEETING DATE 9/25/89 � STAFF Ted SheQard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Timberline Farm Master Plan - #42-89 OWNER: Timberline Farm, Inc. c/o G.T. Land Colorado, Inc. 3555 Stanford Road Suite 100 Stanford Plaza Fort Collins, CO. 80525 APPLICANT: Timberline Farm, Inc. c/o Cityscape Urban Design 3030 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a Master Plan consisting of mixed uses on 74.9 acres located at the northeast corner of Timberline Road and Harmony Road. The site is zoned r-1-p, Low Density Planned Residential, and T, Transitional. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for a mixed use Master Plan includes such land uses as community shopping center, business services, office, auto related, multi -family, and single family. The proposed land uses are in conformance with the Land Use Policies Plan. The access points off Harmony Road are in conformance with the Harmony Road Access Control Plan. The design objectives are in conformance with the proposed Harmony Corridor Plan. The traffic and circulation patterns are feasible from a traffic engineering standpoint. The Master Plan is considered to be compatible with the surrounding area. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Timberline Farm PLC Master Plan - #42-89 September 25, 1989 P&Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: r-1-p; Residential (Sunstone Village 2nd Filing) S: i-p; Vacant (Stromberger Master Plan) E: M-M; Residential (Harmony Road Mobile Home Park) W: i-p and R-E; Vacant (Collindale Business Park) and residential (Harmony Half Acres) The site was annexed into the City in 1977 and zoned to r-1-p in 1979. The area that is still zoned Transitional is the 1.7 acres that contains the old Harmony School on the immediate corner of Harmony and Timberline. The corner site also contains a single family residence and small outbuildings. The balance of the site is in pasture and agriculture. 2. Land Use: The 75 acre Timberline Farm Master Plan is proposed as a mixed use project. The basic objective is to provide commercial uses along the Harmony frontage and a mix of commercial, industrial, office, and multi -family along the Timberline frontage. Multi -family uses will buffer the intense uses from the single family areas. The single family area is located north and central adjacent to Sunstone Village P.U.D. and the Harmony Road Mobile Home Court. The Master Plan document is a planning tool only and does not guarantee any specific land uses. Note number 7 is the standard disclaimer which states: "The proposed land uses and densities shown on this plan are estimates of develop- ment potential. Except for uses by right in the R-L-P zone, approval of this Master Plan by the City does not constitute final approval of these land uses, design or densities. Rather, any further land uses must be approved according to the procedures, processes and criteria of the planned unit development regulations, rezoning, or other relevant City policies and standards." 3. Plans and Policies: Land Use Policies Plan: The proposed land uses of the Timberline Farm Master Plan are consistent with the following policies of the Land Use Policies Plan: "3a: The City shall promote maximum utilization of land within the City." "3d: The City shall promote the location of residential development which is close to employment, recreation, and shopping facilities." Timberline Farm A Master Plan - #42-89 September 25, 1989 P&Z Meeting Page 3 "12: Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area." "14: Urban development standards shall apply to all development within the urban growth area." "21: All levels of commercial development, including convenience, neighborhood, community and regional shopping which have significant negative transporta- tion impacts on South College Avenue will be discouraged from gaining their primary access from College Avenue." "22: Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the City limits or consistent with the phasing plan for the City's urban growth area." 11 70: Regional/community shopping centers should locate near transportation facilities that offer the required access to the center but will not be allowed to create demands which exceed the capacity of the existing and future transportation network of the City. "72: Regional/community shopping centers should locate where they can be served by public transportation. 11 73: Regional/community shopping centers shall locate in areas served by existing water and sewer facilities. "79a: Low density residential uses should locate in areas which have easy access to existing or planned neighborhood and regional/community shopping centers." "79b: Low density residential uses should locate in areas which have easy access to major employment centers." "79c: Low density residential areas should locate in areas which are within walking distance to an existing elementary school." "79e: Low density residential areas should locate in areas in which a collector street affords the primary access." "80a: Higher density residential uses should locate near the core area, regional/community shopping centers, C.S.U. main campus, or the hospital." "80d: Higher density residential uses should locate within easy access to major employment centers." Harmony Road Corridor Plan: The Planning Department is in the process of drafting a plan that addresses the design aspects of the Harmony Road Corridor from I-25 to the Burlington Northern railroad tracks. While this plan is only in the draft stage, the proposed Timberline Farm Master Plan has been reviewed against the general scope of the plan. The Master Plan document indicates that Parcel E will respect the approximate 80 foot landscaped buffer along Harmony Road. Parcel F, being a narrow site constrained Timberline Farm A Master Plan - #42-89 September 25, 1989 P&Z Meeting Page 4 by the existing ditch, may be limited in providing the Harmony streetscape treat- ment along Harmony Road. As a result, specific landscape improvements will be designed at the time of development in accordance with the intent of the streets - cape program. In addition to the streetscape program, the Spring Canyon Ditch shall remain an open channel as opposed to being converted to a pipe. It is acknowledged on the Master Plan document that the Harmony Corridor Plan may be in effect when the site develops. Note number 9 states: "The "Harmony Corridor Plan" in progress at the time of approval of this Master Plan may be adopted and in effect at the time of development of Parcels E and F." 4. Traffic and Circulation: Both Harmony Road and Timberline Road are designated on the Master Street Plan as major arterials with an ultimate cross section of six lanes within 140 ft. of right-of-way. The curb cuts on Harmony Road are compatible with the Harmony Road Access Plan developed jointly by the City and the State Highway Department. Access points off Timberline Road will be limited to two collector streets in addition to Caribou Drive. Caribou Drive is an existing collector street presently serving Sunstone Village and Fox Meadows subdivisions. The southerly access off Timberline, between Parcels E and G, is designated in the Traffic Impact Analysis as collector street that will most likely warrant a signal in the long range (2010)-- future. Future improvements include turn lanes for the Timberline/collector intersection and adding lanes and longer signal phasing for the Timberline/Harmony Road intersection. The development of Timberline Farm is feasible from a traffic engineering stand- point. 5. Neighborhood Compatibility: A neighborhood information meeting was held on May 24, 1989 at the Platte River Power Authority. The primary concerns were the size of the residential lots, the types of commercial uses, and maintenance of detention ponds. The complete minutes of the neighborhood meeting are attached. It is Staff's finding that the proposed uses on the Timberline Master Plan are compatible with the surrounding area. RECOMMENDATION: The proposed Master Plan is in general conformance with the City's Comprehensive Plan and the draft Harmony Road Corridor Plan. Staff, therefore, recommends approval of the Timberline Farm Master Plan. ITEM THE TIMBERLINE FARM NUMBER 42-89 0 4,41 I ................ . . . . . LO m --I M CD I vu FI- C) m < L. C) z c < m > co I > 0 < M M m 0 z > > C M m > om m CD c 0 m > m m tj Off t Pit U .r: Devel Planni City of Fort Collins Services t MEMORANDUM TO: The City of Fort Collins Planning and Zoning Board FROM: Ted Shepard, Project Planner --VT RE: Changes to Timberline Farm Master Plan DATE: September 25, 1989 As a result of the Planning and Zoning Board worksession of Friday, September 22, 1989, the applicant for the Timberline Farm Master Plan has submitted the following revisions: 1. Parcel F has been eliminated as a separate parcel and consolidated into the larger Parcel E. 2. Note Number 10 has been revised to delete the reference to old Parcel F. 3. The streetscape note referring to old Parcel F now refers to Parcel E. 4. The note referred to by the *** has added the language: "Such administrative changes will also be submitted to the City of Fort Collins Transportation Department and the State Division of Highways for their review." This added language ensures that both the City and the State will have the opportunity to comment on the temporary nature of the curb cut whether or not any changes are done through the seven week review process or through the administrative review process. -6750 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221 DESCRIPTION OF THE BOUNDARY OF THE PROPOSED TIMBERLINE FARMS SITE A tract of land located in the West half of Section 32, Township 7 North, Range 68 West of the Sixth Principal Meridian, City of Fort Collins Larimer County, Colorado, being more particularly described as follows: Considering the West line of the Southwest quarter of the said Section 32 as bearing North 00004'44" East and with all bearings contained herein relative thereto: Commencing at the Southwest corner of the said Section 32; thence along the said West line, North 00004'44" East 30.14 feet to the westerly prolongation of the Northerly Right -of -Way of Harmony Road; thence along the said westerly prolongation, South 89021'25" East 30.00 feet to the existing easterly Right -of -Way of Timberline Road and to the TRUE POINT OF BEGINNING of this description; thence along the said easterly Right -of -Way, North 00004'44" East 2203.17 feet to the southerly line of the additional Right -of -Way granted to the said City described at Reception No. 87019898 records of the Clerk and Recorder of the said Larimer County; thence along the westerly and northerly lines of the said additional Right -of - Way, the following three (3) courses and distances, (1) North 04022'40" East 400.60 feet; (2) South 89037'04" East 1095.09 feet; (3) 172.10 feet along the arc of a curve concave to the North having a central angle of 22012'32" a radius of 444.00 feet, the long chord of the said curve bears North 79016'38" East 171.03 feet to the boundary of that certain tract of land described in Book 2253 at Page 2341 records of the said Clerk and Recorder; thence along the said boundary, South 00002'50" East 10.41 feet to the Northeast corner of the West half of the said Southwest quarter; thence continuing along the said boundary, South 00002'55" West 2624.01 feet to the said northerly Right -of -Way of Harmony Road; thence along the said Right -of -Way the following five (5) courses and distances, (1) North 89137'56" West 658.36 feet; (2) South 59013'30" West 5.80 feet; (3) North 89°27'05" West 317.00 feet: (4) North 89037'56" West 106.00 feet; (5) North 89021'25" West 208.20 feet to the point of beginning. The above described tract contains 77.2084 acres or and is subject to all easements and rights -of -way now existing or of record. TIMBERLINE FARM MASTER PLAN . LAND USE BREAKDOWN August 4, 1989 PARCEL ----------------------------------------------- AREA USE A 20.2 ac.+/- Single Family B 16.4 ac.+/- Single Family (Alt: Multi -Family) C 10.0 ac.+/- Multl-Famlly (Alt: Office Park) D 6.8 ac.+/- Business Services E 17.4 ac.+/- Retail/Business Park F 1.7 ac.+/- Business Services G 2.4 ac.+/- Office Park (Alt: Business Services) ----------------------------------------------- 74.9 ac.+/- (Excluding Harmony, Timberline, and Caribou Rights -of -Way) • FLOOR AREA OR DENSITY OR MAXIMUM D.U. FLOOR AREA RATIO ------------------------------------ 69 D.U. 3.4 d.u./ac. 57 D.U. 3.5 d.u./ac. 160 D.U. 16.0 d.u./ac. 75,000 S.F. 3.9:1 190,000 S.F. 4.0:1 22,000 S.F. 3.4:1 26,000 S.F. 4.0:1 286 D.U. 6.1 d.u./residential acre 313,000 S.F. 3.9:1 POPULATION PROJECTIONS PROPOSAL: 42-89A TIMBERLINE FARM PUD, PARCEL "A" DESCRIPTION: 69 single family homes on 20.2 acres DENSITY: General Population 69 (units) x 3.5 (persons/unit) = 241.5 School Age Population Elementary - 69 (units) x .450 (pupils/units) = 31.5 Junior High - 69 (units) x .210 (pupils/unit) = 14.49 Senior High - 69 (units) x .185 (pupils/unit) = 12.77 Affected Schools Design Enrollment Capacity Linton Elementary 546 Lesher Junior High 725 753 Fort Collins Senior High 1330 1323 TIMBERLINE FARM Statement of Planning Objectives August 4, 1989 The Timberline Farm Master Plan is intended to be a tool to assist in determining: - The general street and secondary access system serving the site and adjacent properties; - The general land use pattern anticipated with the future development of the area; - The approach to providing utility service to the site; and - The over-all approach to dealing with storm drainage as the site develops. The land use pattern indicated on the Timberline Farm Master Plan is consistent with the adopted Land Use Policies Plan of the City of Fort Collins, both with regard to neighborhood planning and locational criteria for various land uses. Beyond Phase One (Parcel A), there is no definite phasing or development schedule for the site. It is estimated that development of the subject properties may begin in late 1989, and continue beyond 1995. The land uses indicated would provide employment for an estimated 500 to 700 persons. EXECUTIVE BUF•1HARY Timberline Farm is a proposed development located near the intersection of Harmony Road and Timberline Road. This traffic impact study involved the steps of trip generation, trip distribution, trip assignment, capacity analysis, traffic signal warrant anal ysi =_., signal progression analysis., and accident analysis. This study assessed the impacts of Timberline Farm on the short range (1??2), intermediate range !19?5), and long range (2010) street system in the vicinity of the proposed development. As a. result of this analysis, the following is concluded: - The development of Timberline Farm is feasible from a. traffic engineering standpoint. At full development as proposed, approximately 14,000 trip ends wi l 1 be generated at this site daily. - The Harmony/Timberline intersection currently operates acceptably with signal control and the existing geometric=.. Phasing changes are recommended in order to improve the operation and delay geometric improvements on the north leg of Timberline Road. - By 13?2, given the development of Parcel H of Timberline Farm, Phase 1 of Col 1 i ndal a Business Park, and an increase in background traffic, the signalized intersection of Harmony/Timberline wi l l operate acceptably with the existing geometr i cs and signal phasing changes. At this level of development, Timberline Read can remain a. two lane street with auxiliary lanes at Caribou. The Timberline/ Caribou intersection wi 1 1 operate acceptably with stop sign control. - No new signals are warranted in the short or intermediate range future. With full development of Timberline Farm and other nearby properties, signals will likely be warranted at the Timberline/Caribou and Timberline/ Access C intersection_.. - A signal at the Timberline/Caribou and Timberline.,,'' Access C intersections wi 1 1 not negatively impact the signal progression along Timberline Road. - By 1??5, given the development of Parcel=. A and B of Timberline Farm and background traffic, the Harmony/ Timberline intersection will operate acceptably with the existing g_eome tr i cs and phasing improvements recommended earlier. It is recommended that at this level of development, two points of access. to Timberline Road be developed. One should be at Caribou and the other at either Access C or Access E. - Ey, 2010, the Harmony/Timberline intersection will operate acceptably in the morning peak hour and at level of service E in the of ternoon peak hour t.-.) i th geometric improvements to both Harmony Road and Timberline Road. The necessary geome tr i cs are shown in Figure 12. t4i th signalization, the Timberline/Caribou and Timberline/Access. C intersections tali11 operate acceptably. The other intersections vii11 operate acceptably with the recommended geome tr i cs. The Harmony./Access A intersection will operate acceptably as a right-in/right-out/left-in intersection. - 1::jith the recommended control and geometric=_., the accident rate should be at an acceptable level for typical urban conditions. Develo7rnent Services Planning Department • NEIGHBORHOOD MEETING MINUTES PROJECT: Timberline Farm Master Plan and Phase One, Preliminary P.U.D. LOCATION: Platte River Power Authority DATE: May 24, 1989 REPRESENTATIVE: Linda Hopkins, The Group, Inc. Eldon Ward, Cityscape Urban Design PROJECT PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. Who is the builder and what will be the value of the homes? RESPONSE: The builder will be Geneva Homes, and the homes will be of similar value as the homes being constructed in Sunstone Village P.U.D. The prices would range between $80,000 and $100,000. 2. What will the lot sizes be? RESPONSE: The lots will probably be no smaller than 6,500 square feet. It is anticipated that the lot sizes will approximate the lots in Sunstone Village, Filings Two and Three. 3. The parkland fee, collected at the time of building permit, is supposed to stay within the square mile section for a neighborhood park. Where are these fees going? RESPONSE: The Parks and Rec Dept. is negotiating with Mr. Johnson for a parcel of land located adjacent to the Linton Elementary School on the east. It is not certain how these negotiations are proceeding. The Parks and Rec Dept. would prefer this site because it is central to the section, could be served by a collector street, and would benefit by being adjacent to school. 4. What is the depth of the commercial tract on the northwest corner? RESPONSE: Approximately 300 feet. 5. Will there be any direct access off Timberline Road for lots? 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 8052%-0580 • (303) 221-O%:0 RESPONSE: No. 6. What kinds of commercial uses are anticipated? RESPONSE: At this time, a mix of industrial, commercial and retail uses are anticipated. No specific land uses have been identified as of yet. 7. What are the anticipated uses at the northeast corner of Caribou and Tim- berline on the Sunstone commercial tract? RESPONSE: It is anticipated that this parcel will develop as an area for Business Service Uses as defined by the L.D.G.S. It is not anticipated that this tract will develop as a Neighborhood Convenience Center. 8. Won't this proposal cause overcrowding at the new elementary school? RESPONSE: Linton School is under the jurisdiction of the Poudre R-1 School District. The enrollment boundary is determined by the District, not the City or the developer. By being located central to a section that is only about half developed, it is hoped the District accounted for future residential growth. 9. What's going on across Timberline Road on the west? RESPONSE: The area is owned by Mr. Tiley and is being developed as an indus- trial park. The construction is for a firm called C.B.W. manufacturing which makes equipment for handling plastic containers for restaurants. 10. Who will maintain the open drainage tract? RESPONSE: It is likely that the City's Stormwater Utility would accept mainte- nance of this facility if it is designed in accordance with the Fox Meadows Drainage Basin Master Plan. It should be stated, however, that "maintenance" actually means about 5 to 7 mowings per growing season. It will not be a highly maintained area. 11. Will storm flows from Phase One reach the detention pond that is built just north of the Linton School? RESPONSE: Eventually, storm flows will be released at a controlled rate and flow into the pond by the school. All detention ponds are designed to collect and store runoff for a temporary period of time and release at a rate that won't overwhelm the system. 12. Will the detention pond in Phase One accept flows from the west side of Timberline Road? RESPONSE: Yes. The west side of Timberline is all part of the same drainage basin. All detention ponds in the Fox Meadows Basin are designed to calculate upstream flows that are built in a developed condition. 13. Why is the City encouraging growth in what is regarded as a soft residen- tial market. It seems that Fort Collins is overbuilt and we don't need anymore new homes. RESPONSE: First, the City is not the developer and, as a result, is not making a decision to develop or not. Second, the City does not encourage or discourage growth of residential or commercial development. Rather, development proposals are evaluated based on established policies and criteria. Third, the developer has analyzed the market and foresees a market demand for homes of this size and price in this location. Since the developer is in the best position to to assess the potential risks, the City's role is to then evaluate the development impacts and not second guess the marketing decision. 14. What is the time frame for development? RESPONSE: It is anticipated that the developer will submit for approval by the Planning and Zoning Board in August. 15. Can a Master Plan ever be amended? RESPONSE: Yes, a Master Plan can be amended. Minor changes can be amended administratively, and major changes must be approved by the Planning and Zoning Board. 16. Is the school on Harmony a designated historic landmark? RESPONSE: At this time, the building is not designated as a historic landmark.