HomeMy WebLinkAboutROCK CREEK PUD - OVERALL DEVELOPMENT PLAN - 16-89B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 26
,- MEETING DATE 1111193
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Rock Creek Overall Development Plan, #16-89B
APPLICANT: Everitt Companies
Mr. Thomas J. Morroni, et.al.
Geneva Homes, Inc.
c/o Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNERS: Everitt Companies Mr. Thomas Morroni
P.O. Box 2125 P.O. Box 16383
Fort Collins, CO 80525 Denver, CO 80216
Geneva Homes, Inc.
344 East Foothills Parkway, Suite 12
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for an Overall Development Plan for a mix of
residential uses on 133.87 acres. The site is located on the east
side of Timberline Road, approximately one-third of a mile south of
Harmony Road. The request includes amending a portion of the
Stromberger O.D.P. The parcel contains two zone districts: E-P,
Employment Park, and T, Transition. (The proposed zoning of the T,
Transition area is R-L-P, Low Density Planned Residential.)
RECOMMENDATION: Approval With Condition
EXECUTIVE SUMMARY:
Rock creek O.D.P. represents a consolidation of three properties
for the purpose of master planning a residential neighborhood
located on the southeast fringe of the City's boundary. The
northerly portion is a modification of the Stromberger Property
O.D.P. which elevates the "Residential" land use from an
alternative use to a primary use. The O.D.P. conforms with the
Land Use Policies Plan as well as the Harmony Corridor Plan. The
transportation network has been coordinated with the adjacent
property owners and found acceptable. A condition regarding the
completion of the rezoning Ordinance is recommended.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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Rock Creek Overall Development Plan, #16-89B
October 25, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: E-P; Vacant (Stromberger O.D.P. - Poudre Valley Hospital)
S: FA-1 (County); Existing rural residential (Blehm Sub.)
E: FA-1 (County); Vacant (Ruff Property)
E: E-P; Future Elementary School and Future Neighborhood Park
W: E-P; Vacant (Franz Property)
W: T; Vacant (Dusbabek Property)
Rock Creek O.D.P. represents a consolidation of three properties
for the purposes of joint master planning. Together, these parcels
comprise 133.87 acres. The northerly 52 acres are part of the
Stromberger Property Overall Development Plan, approved by the
Planning and Zoning Board in April of 1989. The southerly 82 acres
were annexed as part of the South Harmony Annexation, approved in
1986. At the time of annexation, the properties were initially
zoned T, Transition. In 1989, the northerly parcel (a portion of
Stromberger Property O.D.P.) was rezoned to I-P, Industrial Park.
This zoning was changed to E-P, Employment Park, to fulfill the
policies of the Harmony Corridor Plan in 1991. In conjunction with
the request for an O.D.P., the owners of the southern portion are
petitioning to rezone from T, Transition to R-L-P, Low Density
Planned Residential. w
2. Context Within the Section:
Rock Creek O.D.P. lies within a square mile section bounded by
Harmony Road, County Road #9, County Road 36, and Timberline Road.
This section represents the extreme southeast fringe of both the
municipal boundary and the Urban Growth Area. The primary design
element of the section is the Harmony Corridor Plan, adopted in
1991. This planning area covers an area parallel to Harmony Road
a distance of one-half mile on both sides.
Located to the east of Rock Creek O.D.P. is the Wildwood Farm
O.D.P., which contains an existing psychiatric hospital and a
junior high school under construction. In addition, this area
includes a planned future elementary school to share a common
boundary with a planned neighborhood park. The eastern portion of
the section is served by Corbett Drive, a collector street.
North of Rock Creek O.D.P., on the remaining portion of the
original Stromberger Property O.D.P., is a parcel owned by the
Poudre Valley Hospital. Although the exact uses of this parcel are
Rock Creek Overall Development Plan, #16-89B
October 25, 1993 P & Z Meeting
Page 3
unknown at this time, preliminary transportation planning has
designated an internal street pattern and arterial access points
that respect the potential development of adjacent properties.
3. Harmony Corridor Plan:
The Harmony Corridor Planning Area extends for five miles, from the
I-25 interchange to the Burlington Northern railroad tracks located
west of College Avenue. The area extends approximately one-half
mile north and south of Harmony Road. The plan focuses on
encouraging a land use pattern and urban design framework that
protects community values and at the same time recognizes the need
for flexibility in response to market demand.
According to the Plan:
"For the past ten years, the City has promoted a mixed land
use concept in Fort Collins because of the associated social,
economic, and environmental benefits. One of the most
important reasons for mixing land uses relates to
transportation. Locating employment centers, shopping
centers, recreational areas in close proximity to each other
shortens the distance people need to drive to work, shop, and
play. It also encourages alternative modes of transportation
such as walking and bicycling. Besides the convenience and
associated lifestyle benefits, mixed land use, by shortening
trip length and eliminating some trips altogether, can have a
positive effect on air quality."
The former Stromberger Property portion of Rock Creek O.D.P. is
designated as "Residential". This removes approximately 52 acres
of formerly designated industrial uses from the master plan. The
balance of the Stromberger Property O.D.P., 97 acres, remains in an
industrial designation with E-P, Employment Park zoning.
This conversion is found to be compatible with the Harmony Corridor
Plan. There remains within the Harmony Corridor an abundant amount
of vacant ground available for the large industrial users with the
potential for developing campus -like settings. The proximity of
well -planned residential neighborhoods, anchored by an elementary
school and neighborhood park, promotes the mixed -use concept
envisioned by the Harmony Corridor Plan.
4. Proposed Land Use Mix:
The residential land uses are divided as follows:
Low Density Residential - 119.47 acres
Multi -Family Residential - 14.4 acres
Rock Creek Overall Development Plan, #16-89B
October 25, 1993 P & Z Meeting
Page 4
The multi- family/townhome parcels are divided into two separate
areas along Timberline Road. Parcel G is at the corner of an
arterial and collector and Parcel F is at the corner of an arterial
and local street.
5. Land Use•
The original Stromberger Property O.D.P., approved in 1989,
designated the northerly portion of Rock Creek O.D.P., as
"Industrial/Business Services" and, as alternative uses, "Office
Park and/or Residential". The request for a mix of residential
uses, therefore, complies with the original Stromberger Property
O.D.P. alternative land use designation.
The proposed Overall Development Plan is supported by the following
land use policies as outlined in the Land Use Policies Plan, an
element of the City's Comprehensive Plan:
113b: The City shall promote the location of residential
development which is close to employment, recreation,
and shopping facilities."
1112: Urban density residential development usually at three
or more units to the acre should be encouraged in the
urban growth area."
1179b: Low density residential uses should locate in areas
which have easy access to major employment centers."
1179c: Low density residential uses should locate in areas
within walking distance to an existing or planned
elementary school."
1179d: Low density residential uses should locate in areas
within walking distance to an existing or planned
neighborhood park."
1179e: Low density residential uses should locate in areas in
which a collector street affords the primary access."
6. Neighborhood Compatibility:
The O.D.P. proposes low density residential adjacent to the
existing rural residential properties along the south property
line. This is an appropriate transition between urban and rural
developments that has been successfully implemented in other areas.
Because of the placement of low density residential next to rural
residential, the O.D.P. is found to be compatible with the
surrounding area. No neighborhood information meeting was held.
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Rock Creek Overall Development Plan, #16-89B
October 25, 1993 P & Z Meeting
Page 5
7. Transportation:
The 134 acre O.D.P. will take two access points off Timberline
Road, an arterial street. The location of these access points has
been determined in conjunction with the need for future access to
the Dusbabek property, across Timberline Road to the west. In
addition, these two locations are sufficiently separated from the
access points required for the Franz Farm and Poudre Valley
Hospital parcels.
Internal connections are provided by a network of proposed local
streets which offer access to the north and east. The easterly
connection will provide access to the future neighborhood park.
With a possible connection to Corbett Drive, a collector street,
access, will be provided to the new junior high school.
Access to the future elementary school will be via the local street
system and a planned offstreet path.
The traffic impacts associated
reviewed by the Transportatio
proposed street network system
various land owners within the
efficient circulation.
RECOMMENDATION:
with Rock Creek O.D.P. have been
n Department. The existing and
has been coordinated among the
section and will provide safe and
Staff finds that the request for Rock Creek O.D.P., a portion of
which modifies the existing Stromberger Property O.D.P., is in
conformance with the Harmony Corridor Plan and the Land Use
Policies Plan. Staff, therefore, recommends approval of Rock Creek
Overall Development Plan, #16-89B, subject to the following
condition:
l . The approval of Rock Creek O.D.P. is conditioned on passage on
second reading by the City Council of the Ordinance granting
the rezoning of the southerly portion of the O.D.P. from T,
Transition, to R-L-P, Low Density Residential, with the P.U.D.
condition.
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ROCK CREEK PUD
Statement of Planning Objectives
August 2, 1993
Planning Opportunities
The planning of the Rock Creek property has presented an opportunity to create a
neighborhood area that may achieve many of the adopted Goals and Objectives, Land Use
Policies, elements of the Fort Collins Area Transportation Plan, and early findings of the
Neighborhood Compatibility study. The cooperative efforts of two property owners to jointly
master plan the 134 acres t comprising Rock Creek have resulted in a plan that establishes
a neighborhood character for the south Timberline Corridor.
The proposed plan is consistent with adopted City of Fort Collins Land Use Policies
regarding the location of low density residential uses. City Policy states that:
Low Density residential uses should locate in areas:
- Which have easy access to major employment centers;
- Within walking distance to an existing or planned elementary school;
- Within walking distance to an existing or planned neighborhood park...
and;
In which a collector street affords the primary access.
Project Goals
The proposed Overall Development Plan has been prepared with a number of planning
goals and concepts in mind; giving special attention to elements affecting neighborhood
compatibility:
I. Create a successful neighborhood.
Provide the framework for a viable master planned community by defining a
number of development parcels that can accommodate a mix of housing types -
likely to be constructed by multiple builders/developers - with the potential to
share amenities, storm drainage improvements, and/or other common elements.
Recognize the section wide land use mix with complementary uses within easy
walking distance of each other.
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Allow flexibility for the development of a range of housing types at Rock Creek,
with the ability to respond to changing market demands.
Design open space, circulation, drainage, and utility systems that respect the
site's topography and other natural features.
Create a varied and interesting streetscape. Use design techniques that
minimize "back fences" along neighborhood identity streets.
II. While recognizing traditional traffic management needs, create a circulation system
that - where practical - makes bike and pedestrian access between uses as attractive
and convenient as automobile access.
Provide a system that accommodates pedestrian throughout the proposed
neighborhood safely and conveniently, and contributes to the attractiveness of
the development.
Include design characteristics - such as special entry/identity street treatment -
which lend clarity and identity to residential neighborhoods.
Provide neighborhood street systems that promote neighborhood integrity, by
restricting extraneous motorized traffic from low density residential areas.
Design a collector street system that can gather traffic from a neighborhood
and carry it to an arterial street; yet divert "through" traffic away from local
traffic.
Plan a viable, integrated bike and pedestrian system for the Rock Creek
community, including safe, direct pedestrian and bike access from residential
to the school/park complex.
Ill. Provide land use transitions and creative relationships between uses.
Protect defined neighborhood areas from the intrusion of activities which may
have negative impacts upon residents; particularly traffic generated by more
intensive uses.
Plan an integrated system of open spaces including the major recreational area
formed by the proposed city park and the elementary/junior high school as a
neighborhood focal point and land use buffer.
Phased Implementation.
Construction of the first phases of development at Rock Creek is expected to begin in
the spring of 1994, and continue through the year 2000.
L
September 8, 1993
Ted Shepard
City of Fort Collins
Planning Department
P.O. Box 580
Fort Collins, CO 80522
Dear Ted;
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urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(303) 226-4074
FAX (303) 226-4196
Attached are five sets of prints of the Rock Creek PUD ODP and Preliminary Site and
Landscape Plans, reflecting revisions made in response to Staff Comments. Additional
information regarding responses to specific comments follows:
The location of access points along Timberline Road is shown as agreed at our meeting
of August 27th.
2. The Rock Creek ODP Plan indicates a commitment to an overall density of at least 3
dwelling units per acre; although the McClellands drainageway and required storm
drainage improvements will almost certainly result in some filings - if considered in
isolation - to have a density of less than 3/acre. Land Use Policy #12 encourages (but
does not require) urban density residential development usually (not always) at three
or more unites to the acre. It is not accurate or fair to say that the Rock Creek
development does not meet this policy.
This planned neighborhood is an integral part of an emerging mixed use area (Harmony
Corridor between C.R. 9 and the Union Pacific Railroad Tracks); and is planned to
include a variety of lot sizes and home styles. A number of desirable low density
residential neighborhoods of 135 acres or more have been created in Fort Collins, and
are seen as positive parts of the community. We do not believe that creating cohesive
low density neighborhoods like Quail Hollow, Clarendon Hills, OakRidge Village, or
Woodridge is contrary to the Goals and Objectives or the Land Use Policies of the City
of Fort Collins. The residential areas within this portion of the Harmony Corridor do
provide for a mix of housing densities (as per Land Use Policy #75); ranging from the
existing rural residential subdivisions south of Rock Creek to the planned multi -family
parcels in Wild Wood and on the Franz property.
This coordinated master planning effort between adjacent property owners has allowed
the planning of a neighborhood with enough mass to make neighborhood identity
elements - such as coordinated entryways and the proposed special streetscape
treatment along Rock Creek Circle - feasible. To artificially force a multi -family
component into this plan could dilute a number of the positive design elements at Rock
Creek; and we feel it would be less than honest to show land uses on the ODP that
ar(, highly unlikely.
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Memorandum
To: Tom Livingston, Everitt Enterprises
Gary Hoover, Geneva Homes
r Eldon ward, Cityscape
Eric Bracke, Fort Collins Transportation Division
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FROM: Matt Delich
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DATE: July 26, 1993
SUBJECT: Rock Creek PUD Traffic Study (File: 9330MEM2)
This memorandum documents the traffic impacts and site
access considerations for a residential development known as
Rock Creek PUD. Figure 1 shows the location of Rock Creek
PUD. Rock Creek PUD is located on the east side of Timberline
Road and south of Harmony Road. Land in the area is
predominantly agricultural.
There are other properties near Rock Creek PUD that are
in the development approval process, but are on a schedule
that is somewhat later. These properties are referred to as
the "South Timberline Properties" and are shown in Figure 2.
If the timing of the development of each of the individual
properties were spaced over a long period of time, separate
traffic studies would be required of each development.
However, the development approval process for these properties
is close enough that one traffic study will be done for all
of the South Timberline Properties. This study will be
prepared based upon the approval process schedule for the
Health Park and the Richland Homes properties. The submittal
of this study is expected to be in September 1993. The
purpose of this memorandum is to determine the short range
impacts of just the first phase of the Rock Creek PUD.
The Rock Creek PUD is approximately 1/2 mile south of
Harmony Road. Harmony ,Road is a four lane divided highway
with a posted speed of 45-55 mph. As development increases
along Harmony Road, the posted speed will likely become 45
mph. The Harmony/Timberline intersection is signalized.
There are right- and left -turn auxiliary lanes on both
approaches of Harmony Road. Harmony Road is classified as a
major arterial street.
Timberline Road is a north/south street classified as a
major arterial north of Harmony Road and an arterial south -of
Harmony Road. It has a two lane rural cross section north and
south of Harmony Road. There are no auxiliary lanes on
Timberline Road approaching Harmony Road.
Figure 3 shows recent peak hour traffic counts at the
Harmony/Timberline intersection. Raw data is provided in
Appendix A. The traffic counts indicate a higher eastbound
directional split in the morning peak hour and a higher westbound
directional split in the afternoon peak hour. The southbound
movement on Timberline Road is particularly heavy for a single
approach lane. It was observed that some drivers manage to make
right turns from southbound Timberline Road using the shoulder and
perhaps some private land. The location of an irrigation ditch
approximately 150 feet north of Harmony Road severely restricts the
function of this right -turn maneuver.
Table 1 shows the operation at the Harmony/Timberline
intersection during the peak hours. Calculation forms are provided
in Appendix B. With the northbound and southbound traffic in a
single lane, the overall intersection operation is level of service
C during each peak hour. Acceptable operation is defined as level
of service D or better. However, review of the calculation forms
indicates that the southbound approach is at levels of service F
and E during the respective peak hours. Provision of an additional
southbound lane will improve the operation of this movement. Table
1 also shows the level of service with two southbound lanes. The
operation of the southbound approach then improves to levels of
service C and B during the respective peak hours.
Figure 4 shows the site plan of Rock Creek PUD. The northern
54.7 acres is being developed by Everitt Enterprises. Their
program is to develop 172 single family detached dwelling units in
one submission to the City. The southern 79.2 acres is being
developed by Geneva Homes. Geneva Homes is proposing to develop
the 1st and 2nd Filings in this submission to the City. The 1st
Filing is comprised of 37 single family detached dwelling units and
the 2nd Filing is comprised of 43 single family detached dwelling
units. The remaining 177 dwelling units of the Geneva Homes
portion will be addressed in the later traffic study.
As shown in Figure 4, three intersections are proposed to
Timberline Road. The "loop street" through Rock Creek PUD is
proposed to be a collector level street. Some variance from the
collector street standards are required to accomplish this. These
have been discussed with Fort Collins Transportation Division
Staff. A collector street will intersect with the "loop street"
and connect with Corbett Drive, south of the school complex to the
east of Rock Creek PUD. The 2nd Filing of the Geneva Homes portion
will be served by a local street, which will also connects to the
street system in the 1st Filing. All of the streets intersecting
with Timberline Road will have stop sign control.
Trip generation was estimated using Trip Generation, 5th
Edition, ITE as the reference document. The single family detached
dwelling unit category (Code 210) was used in the trip generation
calculation. Table 2 shows the daily and peak hour vehicle trips
generated at the Rock Creek PUD as proposed at this time. It is
expected that 1650 daily trip ends will be generated at the Everitt
Enterprises portion, and 760 daily trip ends will be generated at
the Geneva Homes portion.
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The trip distribution used in the subsequent assignment is
shown in Figure 5. This trip distribution is based upon the
relative location of attractions for home based productions and the
available street system in the area.
Figure 6 shows the short range peak hour traffic at the key
intersections in this area. These volumes also reflect an increase
of three percent in the background traffic. The aforementioned
later traffic study will expand this assignment to include the
phased development of other portions of the South Timberline
Properties.
Table 3 shows the peak hour operation at the key intersections
using the volumes shown in Figure 6. Calculation forms are
provided in Appendix C. All intersections will operate acceptably.
At the Harmony/Timberline signalized intersection, both the north
and south approaches of Timberline Road should be striped to have
a left -turn lane and a combined through/right-turn lane. This
assumes that the improvement to the north leg mentioned earlier in
this memorandum was implemented. The south leg should be widened.
and striped to line up with the north leg.
Based upon the traffic projections shown in Figure 6 and the
"Intersection Channelization Design Guide," NCHRP 279, TRB,
November 1985, no auxiliary lanes are required along Timberline
Road at any of the access streets to Rock Creek PUD. This
conclusion is corroborated by the level of service A operation for
.the southbound left turns at each access street. However, it is
my understanding that half the arterial street width will be
constructed on the east side of Timberline Road from the Rock Creek
PUD to Harmony Road. This coupled with half of the existing road
will provide approximately 45 feet of pavement. If this is the
case, it is recommended that Timberline Road be striped with one
northbound lane, one southbound lane, and a center median which can
be used as a left -turn lane at each of the access streets. Any
excess pavement can be used as a paved shoulder/bike lane.
Since the east side of Timberline Road will be widened with
this portion of the Rock Creek PUD and the City of Fort Collins has
said that they would continue that widening along the Stromberger
Property (Poudre Valley Hospital) to Harmony Road, it is
recommended that the north leg also be widened on the east. This
has the advantages of the striping lining up both north and south
of Harmony Road and it will not negatively impact the existing
buildings in the northwest quadrant of the Harmony/Timberline
intersection.
With the initial phase of Rock Creek PUD, all intersections
will operate acceptably. A more comprehensive traffic study should
be prepared which includes the development proposals for all the
South Timberline Properties.
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1993 PEAK HOUR TRAFFIC Figure 3
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Table 1
1993 Peak Hour Operation
Level of Service
Intersection AM PM
Harmony/Timberline (signal)
Combined lanes NB/SB C C
Two lanes SB B B
Land Use
Everitt Enterprises
172 S.F.D.U.
Geneva Homes
1st Filing
37 S.F.D.0
2nd Filing
43 S.F.D.U.
Total
Table 2
Trip Generation
Daily A.M. Peak P.M. Peak
Trips Trips Trips Trips Trips
in out in out
1650 33 95 112 62
350
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164
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TRIP DISTRIBUTION Figure 5
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SHORT RANGE PEAK HOUR TRAFFIC Figure 6
Table 3
Short Range Peak Hour Operation
Intersection
Harmony/Timberline (signal)
Timberline/Everitt Access (stop sign)
WB LT
WB RT
SB LT
Level of Service
AM PM
B
A
A
A
Timberline/Geneva 1st Filing Access (stop sign)
WB LT A
WB RT A
SB LT A
Timberline/Geneva 2nd Filing Access (stop sign)
WB LT A
WB RT A
SB LT A
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