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Home My WebLink AboutSTETSON CREEK, FIFTH FILING - PRELIMINARY - 16-89K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCommunity Planning and Environmental Services Current Planning City of Fort Collins ADMINISTRATIVE PUBLIC HEARING: January 28, 1999 PROJECT: STETSON CREEK, FIFTH FILING - Project Development Plan - #16-89K (Type I, Administrative Review in the Land Use Code) APPLICANT: The Writer Corporation c/o Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, Colorado 80525 OWNER: Hartford Homes 344 East Foothills Parkway, Suite 12 Fort Collins, CO. 80525 This is a request for Project Development Plan (PDP) approval for a single family attached residential development located at the northeast corner of the intersection of Stetson Creek Drive and Timberline Road. The applicant proposes to include 102 townhomes and a swimming pool/clubhouse on 13.4 acres. The property is in the LMN - Low Density Mixed Use Neighborhood Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, Section 3.6.3 - Street Pattern and Connectivity Standards, and Division 3.7 - Compact Urban Growth Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; r L 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020 and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.4 LMN - Low Density Mixed Use Neighborhood Zoning District). Single family attached dwellings are permitted in the LMN - Low Density Mixed Use Neighborhood Zoning District, subject to administrative review. The purpose of the LMN District is: To be a setting for a predominance of low density housing combined with complementary and supporting land uses than serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. This proposal complies with the purpose of the LMN District as it is 13.4 acres in size and contains single family attached dwelling units and a neighborhood park site (with swimming pool/clubhouse) greater than I acre in size. The property is bounded by two major streets (Stetson Creek Drive, Timberline Road) to the south and west and this development will be integrated into neighborhoods providing a mix of land uses in the vicinity. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RL; existing single family residential (Timber Creek PUD) S: RL; existing single family residential (Stetson Creek PUD, First Filing) W: LMN; existing mixed density residential (Willow Springs PUD) E: LMN; vacant (Stetson Creek, Fourth Filing) This property was annexed into the City as part of the South Harmony Annexation in February, 1986. The Planning and Zoning Board approved the Timber Creek & Stetson Creek Overall Development Plan on November 1, 1993 for a mix of residential types and densities. The subject property was a portion of Parcel C (low density residential) and all of Parcel F (duplex, patio homes, or townhomes). 2 The easterly portion of the subject property received preliminary PUD approval from the Planning and Zoning Board on March 25, 1996 for 20 single family lots on approximately 6 acres. The development plan was known as the Stetson Creek PUD, Third & Fourth Filings - Preliminary, and a portion of the subject property was in the Fourth Filing. The Planning and Zoning Board approved a Partial Abandonment of the Timber Creek & Stetson Creek ODP on August 20, 1998. This action abandoned all of Parcel F (7.4 acres) and approximately 6 acres of Parcel C (east of and adjacent to Parcel F), effectively removing them from the ODP and requiring subsequent development proposals to be subject to the City's Land Use Code. The current development request on the subject property consists of the aforementioned 13.4 acres. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The STETSON CREEK, FIFTH FILING - PDP contains proposed land uses that are permitted as Type I uses, subject to an administrative review. The proposed uses are single family attached dwellings and a neighborhood park site containing a swimming pool/clubhouse. The LUC does not require that a neighborhood meeting be held for Type I development proposals and a neighborhood meeting was not held for the STETSON CREEK, FIFTH FILING - PDP development proposal. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This STETSON CREEK, FIFTH FILING - PDP proposal meets all applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, Section 3.6.3 - Street Pattern and Connectivity Standards, and Division 3.7 - Compact Urban Growth Standards. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 30' on -center in 12' wide parkways (between curb and sidewalk) along Stetson Creek Drive, a collector street, and 35' to 40' M on -center in 6' wide parkways (between curb and sidewalk) along the internal local and connector streets. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required number of bicycle parking spaces, as well as the location, as defined in the following standard (Section 3.2.2(C)(4)(a)J: A minimum number of bicycle parking spaces shall be provided, equal in number to at least five (5) percent of the total number of automobile parking spaces provided by the development, but not less than one. All 102 townhomes will have a 2-car garage that will accommodate bicycle parking for each dwelling unit. The bicycle rack for the swimming pool/clubhouse facility is located near the front entryway to the building and complex. Directness and continuity of walkways. The development proposal satisfies the standards (Sections 3.2.2(5)(a)(b)j that walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Also, where it is necessary for the primary pedestrian access to cross internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The development proposal provides for an internal sidewalk network that includes detached walkways along the collector, local, and connector streets as well as walkways through open space areas. Primary pedestrian crossings will be defined with pavement treatment and striping different from that of the vehicular lanes. Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the proposed townhome (multi- family residential) development. Each townhome in this development will contain 2 bedrooms. Section 3.2.2(K)(1)(a) requires that each multi -family (single family attached) dwelling unit have a minimum of 1.75 spaces for a 2-bedroom unit. The project will contain 224 parking spaces for the 102 townhomes, equaling 2.20 spaces per dwelling unit. There will be a 2-car garage in each unit and 20 outside, surface parking spaces for overflow, guest parking distributed throughout the project. 4 B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The STETSON CREEK, FIFTH FILING - PDP satisfies all applicable Building and Project Compatibility standards, including the following: Building orientation. This townhome project complies with Section 3.5.1(D), which states that: Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. The orientation of the buildings allows residents to enter and exit the buildings directly to and from walkways that connect to the internal public sidewalk system. Building materials. The proposed residential buildings will be 1- and 2-story structures with steeply pitched roofs, up to approximately 32' in height, and they will consist of the following building materials: masonite lap siding as the base material - simulated cedar shake siding as an accent material - heavy dimensional, high profile asphalt shingles The swimming pool/clubhouse building will be - wood lap siding as the base material (brick or stucco as alternates) brick fascia as accent material heavy dimensional, high profile asphalt shingles (tile or standing metal seam as alternates) These materials comply with the standard in Section 3.5.1(F)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Section 3.5.2. Residential Building Standards Garage Doors. The STETSON CREEK, FIFTH FILING - PDP identifies garage door placement to be on the rear of the buildings, accessed from private driveways, in all cases. There will not be any garage doors facing the streets in this development. This is in compliance with Section 3.5.2(E) of the LUC. C. Division 3.6 - Transportation and Circulation Section 3.6.3. Street Pattern and Connectivity Standards The proposal satisfies the applicable Street Pattern and Connectivity Standards, including the following: Distribution of Local Traffic to Multiple Arterial Streets. This development proposal satisfies Section 3.6.3(E), which states that: All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same section mile as the proposed development, from at least 3 arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. The local street system shall allow multi -modal access and multiple routes from each development to existing or planned neighborhood centers, parks and schools, without requiring the use of arterial streets, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. There are existing elementary and junior high schools and a future neighborhood park in the Wildwood PUD area to the north and east of the Stetson Creek and Timber Creek PUD's. Residents of the Stetson Creek, Fifth Filing will have the ability to access the schools and park via the existing and future local and collector street system in developments to the north and east, as well as by existing and future bicycle/pedestrian trails through open space areas in those developments. Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent Developments and Developable Parcels. This development proposal satisfies Section 3.6.3(F), which states that: L All development plans shall incorporate and continue all sub -arterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed 660' along each development plan boundary that abuts potentially developable or redevelopable land. The proposed local street system in the Stetson Creek, Fifth Filing consists of looped local streets to be accessed from Stetson Creek Drive (a collector street) in two locations. Also, there is a third local street intersection with Stetson Creek Drive along the east boundary of this development, which will terminate in a cul- de-sac in the future Stetson Creek PUD, Fourth Filing. With the exception of the cul-de-sac continuing into the Fourth Filing, there cannot be any other local street connections from this development to the north or east due to platted and constructed development in the Timber Creek PUD (to the north) and Stetson Creek PUD, Third Filing (to the east). D. Division 3.7 - Compact Urban Growth Standards Section 3.7.2. Contiguity The STETSON CREEK, FIFTH FILING - PDP development proposal satisfies the applicable Contiguity standards, based on contiguity to the existing Willow Springs PUD development to the west, the existing Timber Creek PUD development to the north, and the existing Stetson Creek PUD, First Filing development to the south. 4. ARTICLE 4 - DISTRICT STANDARDS A. Division 4.4 - Low Density Mixed Use Neighborhood District Single family attached dwellings are permitted in the LMN - Low Density Mixed Use Neighborhood Zoning District, subject to administrative review. The purpose of the LMN District is: To be a setting for a predominance of low density housing combined with complementary and supporting land uses than serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the fA center as well as the small neighborhood parks. This proposal complies with the purpose of the LMN District as it is 13.4 acres in size and contains single family attached dwelling units and a neighborhood park site (with swimming pool/clubhouse) greater than I acre in size. The property is bounded by two major streets (Stetson Creek Drive, Timberline Road) to the south and west and this development will be integrated into neighborhoods providing a mix of land uses in the vicinity. Section 4.4(D) Land Use Standards Development Standards. This development proposal complies with the standards in Sections 4.4(D)(1)(b) and 4.4(D)(7) in that it has an overall gross density of 7.61 dwelling units per acre (under the allowable maximum of 8.0 dwelling units per gross acre) and it contains a small neighborhood park. 5. Findings of Fact/Conclusion: A. The STETSON CREEK, FIFTH FILING - Project Development Plan contains uses permitted in the LMN - Low Density Mixed Use Neighborhood Zoning District, subject to administrative review. B. The STETSON CREEK, FIFTH FILING - Project Development Plan complies with the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; C. The STETSON CREEK, FIFTH FILING - Project Development Plan meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, Section 3.6.3 - Street Pattern and Connectivity Standards, and Division 3.7 - Compact Urban Growth Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; D. The STETSON CREEK, FIFTH FILING - Project Development Plan is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the STETSON CREEK, FIFTH FILING - Project Development Plan - #16-89K. 0 Vicinity Map 06/23/98 N #16-89K Steston Creek 5th Filing, Townhomes @ Stetson Creek - Type I PDP I" = 600' • THE TOWNHOMES AT STETSON CREEK Legal Description A PARCEL OF LAND LOCATED IN THE WEST HALF OF SECTION 5, TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6T" PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, BEING MORE PARTICULARLY DECRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 5, WHENCE THE SOUTHWEST CORNER OF SAID SECTION 5 BEARS SOUTH 00008'46" EAST A DISTANCE OF 2617.62 FEET, SAID LINE FORMING THE BASIS OF BEARINGS FOR THIS DESCRIPTION; THENCE SOUTH 89044'30" EAST A DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING; THENCE ALONG THE SOUTHERLY LINES OF TIMBER CREEK P.U.D. FIRST FILING, RECORDED AT RECEPTION NO. 95011529 IN THE LARIMER COUNTY CLERK AND RECORDER'S OFFICE THE FOLLOWING FIVE (5) COURSES: 1. SOUTH 89044'30" EAST DISTANCE OF 851.63 FEET; 2. THENCE NORTH 40006'19" EAST A DISTANCE OF 182.00 FEET; 3. THENCE SOUTH 49053'41" EAST A DISTANCE OF 81.93 FEET; 4. THENCE SOUTH 56057'27" EAST A DISTANCE OF 161.11 FEET; 5. THENCE SOUTH 00010'23" EAST A DISTANCE OF 52.74 FEET; THENCE SOUTH 3201753" WEST A DISTANCE OF 62.34 FEET; THENCE SOUTH 28°00'27" EAST A DISTANCE OF 162.50 FEET TO A POINT ON A CURVE; THENCE ALONG THE ARC OF SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 47029'59" AN ARC DISTANCE OF 177.83 FEET, A CHORD BEARING OF SOUTH 38014'32" WEST A DISTANCE OF 172.78 FEET TO A POINT OF TANGENT; THENCE SOUTH 14029'33" WEST A DISTANCE OF 165.00 FEET TO THE NORTHERLY LINE OF STETSON CREEK P.U.D., FIRST FILING, RECORDED AT RECEPTION NO. 94098090 IN THE LARIMER COUNTY CLERK AND RECORDER'S OFFICE; THENCE ALONG THE NORTHERLY LINES OF SAID STETSON CREEK THE FOLLOWING TWENTYONE (21) COURSES: 1. NORTH 75030'27" WEST A DISTANCE OF 52.50 FEET TO A POINT ON A CURVE; 2. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 89059'33" AN ARC DISTANCE OF 23.56 FEET, A CHORD BEARING OF SOUTH 59029,461, WEST A DISTANCE OF 21.21 FEET TO A POINT OF TANGENT; 3. THENCE NORTH 75°30'27" WEST A DISTANCE OF 183.66 FEET TO A POINT OF CURVE; 4. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 83032'14" AN ARC DISTANCE OF 21.87 FEET, A CHORD BEARING OF NORTH 33°44'20" WEST A DISTANCE OF 19.98 FEET; 5. THENCE NORTH 78025'10" WEST A DISTANCE OF 54.18 FEET TO A POINT ON A CURVE; 6. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 82025'46" AN ARC DISTANCE OF 21.58 FEET, A CHORD BEARING OF SOUTH 56°48140" WEST A DISTANCE OF 19.77 FEET TO A POINT OF COMPOUND CURVE; 7. THENCE ALONG THE ARC OF SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 11026'35" AN ARC DISTANCE OF 127.22 FEET, A CHORD BEARING OF NORTH 87041'45" WEST A DISTANCE OF 127.01 FEET TO A POINT OF TANGENT; 8. THENCE SOUTH 86034'58" WEST A DISTANCE OF 81.01 FEET TO A POINT OF CURVE; 9. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 103046'54" AN ARC DISTANCE OF 27.17 FEET, A CHORD BEARING OF NORTH 41031'35" WEST A DISTANCE OF 23.61 FEET; 0 10. THENCE SOUTH 86034'58" WEST A DISTANCE OF 56.36 FEET TO A POINT ON A CURVE; 11. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 103046'54" AN ARC DISTANCE OF 27.17 FEET, A CHORD BEARING OF SOUTH 34041'31" WEST A DISTANCE OF 23.61 FEET TO A POINT OF TANGENT; 12. THENCE SOUTH 86034'58" WEST A DISTANCE OF 84.96 FEET TO A POINT OF CURVE; 13. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 02023'14" AN ARC DISTANCE OF 24.29 FEET, A CHORD BEARING OF SOUTH 87°46'35" WEST A DISTANCE OF 24.29 FEET TO A POINT OF COMPOUND CURVE; 14. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 06041'45" AN ARC DISTANCE OF 57.38 FEET, A CHORD BEARING OF NORTH 87040,551, WEST A DISTANCE OF 57.35 FEET TO A POINT OF TANGENT; 15. THENCE NORTH 84020'03" WEST A DISTANCE OF 42.10 FEET TO A POINT OF CURVE; 16. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 84010'21" AN ARC DISTANCE OF 22.04 FEET, A CHORD BEARING OF NORTH 42014,521, WEST A DISTANCE OF 20.11 FEET; 17. THENCE NORTH 89050'01" WEST A DISTANCE OF 54.00 FEET TO A POINT ON A CURVE; 18. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 90001'51" AN ARC DISTANCE OF 23.57 FEET, A CHORD BEARING OF SOUTH 44050'27" WEST A DISTANCE OF 21.22 FEET TO A POINT OF TANGENT; 19. THENCE SOUTH 89051'22" WEST A DISTANCE OF 113.75 FEET TO A POINT OF CURVE 20. THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 89059'33" AN ARC DISTANCE OF 23.56 FEET, A CHORD BEARING OF NORTH 45008,511, WEST A DISTANCE OF 21.21 FEET; 21. THENCE SOUTH 89051'14" WEST A DISTANCE OF 20.00 FEET; THENCE NORTH 00008'46" WEST A DISTANCE OF 474.34 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINS 583,566 SQUARE FEET OR 13.397 ACRES MORE OR LESS. SCHOOL PROJECTIONS Proposal: #16-98K Stetson Creek 5th Filing, Townhomes @ Stetson Creek - Type I (LUC) PDP Review Description: 102 town homes on 13.39 acres. Overall Density: 7.6 du/ac (gross) General Population: 102 (multi -family units) x 3.5# (persons/unit) = 357 School Age Population: Elementary: 102 (units) x .104 (pupils/unit) = 11 Junior High: 102 (units) x .050 (pupils/unit) = 5 Senior High: 102 (units) x .046 (pupils/unit) = 5 TOTAL = 20 # Figures are based on a mix of 2, 3 and 4 bedroom multi -family residential units. multiprojAs THE TOWNHOMES AT STETSON CREEK Statement of Planning Objectives The Townhomes at Stetson Creek is a 13.40± acre townhome development incorporating the Principles and Policies of City Plan to create one piece of the overall Stetson Creek neighborhood. The Townhomes at Stetson Creek will serve to diversify the lifestyles and housing opportunities available in this development — creating a neighborhood that is responsive to the needs of residents and the larger community. I. Principles and Policies The Townhomes at Stetson Creek development achieves those Principles and Policies in City Plan which are applicable to such development. From the Land Use perspective, The Townhomes at Stetson Creek offers a compact development environment conducive to neighbor -to -neighbor social interaction, the use of alternate modes of transit, and is integral to a larger, cohesive neighborhood. The Transportation Principles and Policies promote development designs that are pedestrian and transit friendly, provide easy access to "multi -modal" streets, and provide easy connections to the network of pedestrian ways, while recognizing the continued importance of the private automobile to most residents. The Townhomes at Stetson Creek is designed accordingly. Pedestrian routes will be included to provide a link to homes, recreation amenities, and open space. The emphasis on attractive streetscapes is evident in the Community Appearance and Design Principles and Policies. This section highlights the desire and need to ensure the appropriate design of streets through policies regarding street design and layout with an emphasis on street trees and aesthetic treatments. These elements are reflected in the general designs for The Townhomes at Stetson Creek. City standards and specifications for street design and planting will be followed. The Townhomes at Stetson Creek fulfills the focus on a variety of types and densities discussed in the Housing section of City Plan. While The Townhomes will no longer be part of the approved ODP for Stetson Creek, the development is still indisputably tied to the overall development. In this, The Townhomes provide a welcome diversity to the housing types of Stetson Creek. II. Neighborhood Physical Characteristics City Plan loosely defines a neighborhood as an area of 100-160 acres, allowing for a five-minute walk from the center to the edge of the neighborhood. The emphasis from City Plan on the establishment of new neighborhoods is that they should be walkable, liveable, and varied. The Townhomes at Stetson Creek ODP Statement of Planning Objectives 0 • The Townhomes at Stetson Creek, while just over thirteen acres of the 133-acre Stetson Creek P.U.D. provides the elements encouraged by City Plan: (1) walkability, with a pedestrian system linking residences to open spaces and recreation amenities as well as the city sidewalk system, (2) liveability, with the provision of a central courtyards between the front doors of the homes designed to encourage safety and a sense of ownership of the development, and (3) variety, with the provision for townhome living within the Stetson Creek neighborhood. III. Planning Rationale and Assumptions The Townhomes at Stetson Creek is designed as a part of a cohesive neighborhood with a variety of housing opportunities supporting a wide range of lifestyles. Accommodations are made for all modes of transit. IV. Neighborhood Concerns A neighborhood meeting has not yet been held, though, one is anticipated. V. Background of Property This property was included in the Stetson Creek / Timber Ridge ODP — a request for abandonment of this 13.40± acre area planned for townhome (7.4± acres) and single family detached homes (6.0± acres) accompanies this submittal. This property has been known by the following project names: Rock Creek ODP (name change required due to copyright) Stetson Creek PUD 3rd and 41h Filing - the western -most lots VI. Land Use Conflict Mitigation The Townhomes at Stetson Creek property contains few significant natural features. Finished grades will match existing conditions to the extent feasible. The surrounding land uses are residential or agricultural in nature. Due to current and anticipated development patterns in the City, it is believed that this area will experience significant residential and community commercial development in upcoming years. No conflicts with the use are expected. The Townhomes at Stetson Creek ODP Statement of Planning Objectives 2 • • W l"MJ LO CO m • I o 0 rn o to Cr 0 0 o U rn • X Q 0 L.L. z a J w 0 T'^ • W w O > N 0 w p a z w w z f_J V O N ti N N W a z Z F w w z Uz z J w W zO 0 F O a z Q H W U U. Q Q CQ ~ G VI V ♦ :�ij 4I TO: Darwin Horan, The Writer Corporation Kimberly Meyer, Cityscape Urban Design Eric Bracke, Fort Collins Traffic Engineer Fort Collins Planning Department FROM: Matt Delich DATE: June 4, 1998 SUBJECT: The Townhomes at Stetson Creek traffic study (File: 9847ME01) The Townhomes at Stetson Creek is a 102 dwelling unit multi- family residential development, proposed to be located east of Timberline Road and north of Stetson Creek Drive in Fort Collins. The Townhomes at Stetson Creek consists of 3 two-plex buildings, 10 three-plex buildings, 4 four-plex buildings, and 10 five-plex buildings. A private swimming pool is included in this proposal. Accesses are proposed to Stetson Creek Drive approximately 200 feet east of Timberline Road and 800 feet east of Timberline Road. This memorandum is an addendum to "South Timberline Properties Site Access Study," September, 1993. The" Willow Springs North Site Access Study," January 1997, was also used as a reference in the analyses contained in this memorandum. A brief technical memorandum rather than a detailed transportation impact study was prepared due to the small changes in trip generation. In the "South Timberline Properties Site Access Study," this parcel was proposed to have 58 single family dwelling units. With the proposal considered in this memorandum, there will be a net increase of 45 daily trip ends and 2 morning peak hour trip ends. There will be a decrease of 4 afternoon peak hour trip ends. The Townhomes at Stetson Creek will not change the traffic very significantly over that considered for the approved land use. The public street network in the area is being completed. Timberline Road is designated as an arterial street. Stetson Creek Drive is designated as a two-lane collector street. Battlecreek Drive lines up with Stetson Creek Drive and is also designated as a collector street. Timberline Road is built from the Timber -Creek/ Angelo intersection north to harmony Road. The curb and gutter on the east side of Timberline Road is complete from south of Stetson Creek Drive through Timber Creek Drive. Stetson Creek Drive is built east of Timberline Road. Battle Creek Drive is under construction in conjunction with adjacent developing properties. Battle Creek Drive will connect with Keenland Drive on the west side of the railroad tracks in the future. There is stop sign control on both Stetson Creek Drive and Battle Creek Drive. There is a continuous sidewalk along the east side of Timberline Road to Harmony Road. There are gaps in the sidewalk system on the west side of Timberline Road, north of Battle Creek Drive. There are gaps in the pedestrian facilities along Harmony Road. There are sidewalks along Stetson • • Creek Drive. The existing sidewalks meet the design criteria of the city. The gaps in the pedestrian system will be completed when the adjacent properties in the area are developed. Figure 1 shows the peak hour traffic counts on Timberline Road just north of the Timberline/Timber Creek/Angelo intersection. Since this area is currently being developed, detailed intersection counts were deemed not to be relevant. Given the geometry at the Timberline/Stetson Creek/Battle Creek intersection, this intersection operates acceptably. Acceptable operation is defined as level of service D or better. This area is not served by the Transfort Bus System. There are on - street bike lanes on Timberline Road. The wide shoulders along Harmony Road provide a safe environment for bicycles. These lanes are part of the existing Fort Collins bikeway system, providing both east/west and north/south connectivity throughout the city. Stetson Creek Drive and Battle Creek Drive do not have striping. Both of these streets are wide enough to safely accommodate bicycles. When it is appropriate, bike lanes will be striped on Stetson Creek Drive in accordance with Fort Collins standards. Trip generation for the Townhomes at Stetson Creek is shown in Table 1. Trip ends were calculated using Trip Generation.6th Edition, ITE. The calculated trip generation from the previous use is also shown on Table 1, along with the calculated difference. A simple comparison indicates that the proposed Townhomes at Stetson Creek will generate slightly more daily and morning peak hour trip ends and slightly less afternoon peak hour trip ends than reflected in the "South Timberline Properties Site Access Study." It should be pointed out that the absolute difference in trip generation is very small. Figure 2 shows the short range peak hour traffic at the Timberline/ Stetson Creek/Battle Creek intersection. This forecast includes the existing traffic, traffic from the recently approved developments to the south, continuing development east and west of Timberline Road, an increase in "other" traffic, and traffic from the Townhomes at Stetson Creek. This intersection will operate acceptably, except for eastbound left turns in the morning peak hour. Delays for minor street left turns are normal and expected at stop sign controlled intersections on arterial streets. Calculation forms are provided in Appendix A. In the long range future, there will be a signal at this intersection, which will operate acceptably as indicated in other traffic studies for developments in this area. As mentioned earlier, Stetson Creek Drive is a collector street. Based upon the new street standards, the cross section provides one travel lane in each direction and a 6 foot bike on each side. Between Timberline Road and the west access to the Townhomes at Stetson Creek, parking is not recommended. This site will connect directly to the bike lanes on Stetson Creek Drive, which connect directly to the bike lanes on Timberline Road. There are no "priority destination areas" as defined in the "Multimodal Transportation Level of Service Manual" within 1320 feet of the site. A Bicycle LOS Worksheet is provided in Appendix B, which indicates that this site meets the base connectivity requirements. Sidewalks will be built within and adjacent to the site. They will connect to the existing sidewalks on Stetson Creek Drive, providing pedestrian access to Timberline Road. It will also provide pedestrian access to the future commercial uses that will be along Harmony Road. However, these future commercial areas are greater than 1320 feet from the Townhomes at Stetson Creek. As the remainder of the Stetson Creek residential area develops to the east, pedestrian facilities will be completed connecting to the system in the Wild Wood area. A Pedestrian LOS Worksheet is provided in Appendix S. This area falls into the location area termed "other" and "school walking area." It is within 5280 feet of Preston Junior High School and the future Core School. As noted on the Pedestrian LOS Worksheet, when the sidewalk system is completed to the east, this site will meet the guidelines for school access. There will be no future destination areas within 1320 feet of the Townhomes at Stetson Creek. In the future, Transfort will have feeder service on Timberline Road. These routes are defined as having 30+ minute service. The Timberline Road route will be within a quarter mile of the site. Pedestrian facilities will/do connect directly to Timberline Road. Harmony Road will be an enhanced travel corridor. The Townhomes at Stetson Creek will meet the transit level of service guidelines. It is concluded that the "South Timberline Properties Site Access Study" addresses the traffic imparts with the proposed Townhomes at Stetson Creek. The trip generation forecasted for this proposal is in line with that forecasted in the site access study. Operation at the key intersections will be acceptable. Transit, pedestrian, and bicycle level of service criteria will be met. I 9 N HARMONY ROAD 0 a O cc w z J Q W m 1-- rn un 0 0 LO ANGELO TIMBER CREEK DRIVE DRIVE BATTLE CREEK I STETSON CREEK DRIVE DRIVE r.v, I&I i m Rounded to the Nearest 5 Vehicles. RECENT PEAK HOUR TRAFFIC ON TIMBERLINE ROAD Figure 1 • • Table 1 Trip Generation Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out The Townhomes at Stetson Creek 102 Townhome D.U. 600 7 38 37 18 (Rate) (5.86) (0.07) (0.37) (0.36) (0.18) Previous Use 58 Single Family D.U. 555 (Rate) (9.57) Difference +45 11 32 38 21 (0.19) (0.56) (0.65) (0.36) -4 +6 -1 -3 Table 2 Short Range Peak Hour Operation Level of Service Intersection Timberline/Stetson Creek/Battle Creek (stop sign) EB LT/T E D EB RT A A WB LT/T B C WB RT A A NB LT A A SB LT A A Overall B A 0 0 E 0 Q O cc Z_ J cc W m H ANGELO DRIVE HARMONY ROAD CN 50/30 BATTLE CREEK N NOM. DRIVE �� j 10/5 250/100 —� f r NOM. o 0 0 15/10--� L U-) 0 TIMBER CREEK DRIVE STETSON CREEK DRIVE AM/PM Rounded to the Nearest 5 Vehicles. SHORT RANGE PEAK HOUR TRAFFIC N Figure 2 • • APPENDIX A HCS: Unsignalized Intersections Release 2.1f Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets (N-S) timberline (E-W) stetson/battle creek Major Street Direction.... NS Length of Time Analyzed... 15 (min) Analyst ................... mjd Date of Analysis.......... 6/3/98 Other Information........ qTmpm short Two-way Stop -controlled IntErsection Northbound Southbound Eastbound Westbound L T R I L T R I L T R I L T R No. Lanes 1 1< 0 1 1 1 1 I 0 > 1 1 I 0 > 1 1 Stop/Yield N Volumes 5 360 5 PHF .95 .95 .95 Grade 0 MC's (�) SU/RV's (�) CV's (t) PCE's 1.10 -------------------------- N 15 290 90 .95 .95 .95 0 11.10 --------------- 250 1 15 .95 .95 .95 0 1.10 1.10 1.10 --------------- Adjustment Factors 10 1 50 .95 .95 .95 0 1.10 1.10 1.10 --------------- Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) ---------------------------------------------------- Left Turn Major Road 5.00 2.10 Right Turn Minor Road 5.50 2.60 Through Traffic Minor Road 6.00 3.30 Left Turn Minor Road 6.50 3.40 HCS: Unsignalized Intersections Release 2.1f - Page 2 Worksheet for TWSC Intersection ---------------------------- --------------------------- Step 1: RT from Minor Street WB EB Conflicting Flows: (vph) 382 305 Potential Capacity: (pcph) 887 970 Movement Capacity: (pcph) 887 970 Prob. of Queue -Free State: 0.93 0.98 --------------- ---------------------------------------- Step 2: LT from Major Street SB NB -- ----------------------------------------------------- Conflicting Flows: (vph) 384 400 Potential Capacity: (pcph) 1125 1105 Movement Capacity: (pcph) 1125 1105 Prob. of Queue -Free State: 0.98 0.99 -------------------------------------------------------- Step 3: TH from Minor Street WB EB -------------------------------------------------------- Conflicting Flows: (vph) 802 710 Potential Capacity: (pcph) 414 463 Capacity Adjustment Factor due to Impeding Movements 0.98 0.98 Movement Capacity: (pcph) 405 453 Prob. of Queue -Free State: 1.00 1.00 -------------------------------------------------------- Step 4: LT from Minor Street WB EB -------------------------------------------------------- Conflicting Flows: (vph) 716 734 Potential Capacity: (pcph) 408 398 Major LT, Minor TH Impedance Factor: 0.98 0.98 Adjusted Impedance Factor: 0.98 0.98 Capacity Adjustment Factor due to Impeding Movements 0.96 0.92 Movement Capacity: (pcph) -------------------------------------------------------- 393 365 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph)(sec/veh) (veh) ------- (sec/veh) -------------- -------- ------ ------ ------ EB L 289 365 > 365 ------- 38.9 6.2 E EB T 1 453 > 36.9 EB R 18 970 3.8 0.0 A WB L 12 393 > 394 9.4 0.0 B WB T 1 405 > 5.3 WB R 58 887 4.3 0.1 A NB L 6 1105 3.3 0.0 A 0.0 SB L 18 1125 3.3 0.0 A 0.1 Intersection Delay = 9.3 sec/veh • • HCS: Unsignalized Intersections Release 2.1f Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 _ Streets (N-S) timberline (E W) stetson/battle =creek Major Street Direction.... NS Length of Time Analyzed... 15 (min) Analyst ................... mjd Date of Analysis.......... 6/3/98 Other Information ......... am short Two-way Stop -controlled Intersection Northbound Southbound Eastbound Westbound L T R I L T R I L T R I L T R No. Lanes I 1 1 < 0 1 1 1 1 10 > 1 1 10 > 1 1 Stop/Yield Volumes PHF Grade MCI M SU/RVIs M CVIs M PCEIs N 10 330 10 .95 .95 .95 0 11.10 --------------- N 50 465 225 .95 .95 .95 0 1.10 --------------- 100 1 10 .95 .95 .95 0 11.10 1.10 1.10 --------------- Adjustment Factors 5 1 .30 .95 .95 .95 0 1.10 1.10 1.10 --------------- Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) ------------------------------------------------------------------ Left Turn Major Road 5.00 2.10 Right Turn Minor Road 5.50 2.60 Through Traffic Minor Road 6.00 3.30 Left Turn Minor Road 6.50 3.40 HCS: Unsignalized Intersections Release 2.1f Page 2 Worksheet for TWSC Intersection -- ----------------------------------------------------- Step 1: RT from Minor Street WB EB Conflicting Flows: (vph) 352 489 Potential Capacity: (pcph) 918 783 Movement Capacity: (pcph) 918 783 Prob. of Queue -Free State: 0.96 0.98 Step - fromMajorStreet ---------------------- SB NB - -2: -LT - - Conflicting Flows: (vph) 358 726 Potential Capacity: (pcph) 1157 773 Movement Capacity: (pcph) 1157 773 Prob. of Queue -Free State: 0.95 0.98 -------------------------------------------------------- Step 3: TH from Minor Street WB EB -------------------------------------------------------- Conflicting Flows: (vph) 1142 911 Potential Capacity: (pcph) 274 363 Capacity Adjustment Factor due to Impeding Movements 0.94 0.94 Movement Capacity: (pcph) 256 339 Prob. of Queue -Free State: 1.00 1.00 -------------------- ----------------------------------- Step 4: LT from Minor Street WB EB -------------------------------- Conflicting Flows: (vph) -------- ----------- 912 922 Potential Capacity: (pcph) 314 310 Major LT, Minor TH Impedance Factor: 0.93 0.93 Adjusted Impedance Factor: 0.95 0.95 Capacity Adjustment Factor due to Impeding Movements 0.93 0.91 Movement Capacity: (pcph) -------------------------------------------------------- 293 283 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph)(sec/veh) (veh) (sec/veh) --------- -------- ------ ------ ------ EB L 116 283 > 283 ------- 21.4 ------- 1.9 ----- D EB T 1 339 > 19.9 EB R 12 783 4.7 0.0 A WB L 6 293 > 287 12.9 0.0 C WB T 1 256 > 5.5 WB R 35 918 4.1 0.0 A NB L 12 773 4.7 0.0 A 0.1 SB L 58 1157 3.3 0.0 A 0.2 Intersection Delay = 2.1 sec/veh i APPENDIX B Multimodal Transportation Level of Service Manual p. 18 �. LOS Standards for Development Review - Pedestrian Figure 6. Pedestrian LOS Worksheet project location classification: 3,-N""L ALKf'OJ E f Mte-F dT(�E2 (enter as many as apply) 17 127 C C description of applicable destination area within 1,320' including address C-5TOti JCS (� E Coe-e t-uTU� destination area destination area level of service (minimum based on project location classification) classification (see text) 1rnl ness a ib w �osv Bs n err t S an�aube5 secivrr)• nmim,an I C B Z'VsT, actual A D u/A AVA =AJI)q proposed A A A A A ntnrmun achwl prupl s mnvtnnn actual proposed monntnn aUual prupnsed 0 0 City of Fort Collins Transportation Master Plan Multimodal Transportation Level of Service Manual LOS Standards for Development Review - Bicycle Figure 7. Bicycle LOS Worksheet level of service - connectivity nm�nxan F7 F roposed base connectivity: C C C specific connections to priority sites: description of applicable destination area within 1,320' including address destination area classification (see text) P. 20 City of fort Collins Transportation Master Plan January 10, 1999 Stephen Olt,ASLA City Planner Current Planning Department 281 North College Ave. Fort Collins, CO 80522 (970)221-6750 Mr. Olt, I am a concerned parent in Stetson Creek Subdivision. The continued growth in our immediate are has caused massive overcrowding in the schools. The Poudre School District has approved of the building plans submitted however they have grossly failed at an attempt to keep up. They are in the process of making poor and unreasonable judgements regarding school boundaries. For the 1999-2000 school year, my children will not be able to attend Preston Junior High or the new elementary school that just opened in our back yard. Both schools are visible from our front door and are within walking distance. I plead with you to reconsider the plans to build townhouses (12 units per acre) and stop or delay those plans until the school district can get their act together. They need a lot of help and could maybe use your input. We like Fort Collins and bought our home in this area because of the proximity to the schools. Sadly, the Poudre School District is making our area an undesirable place to live. We have only been here ten months and are seriously searching to relocate in Loveland or Windsor. My neighbor has put their house on the market and are moving back to Denver for this same reason. Please help the Fort Collins community to solve this problem by addressing concerns to the Poudre School District. Your response on this issue would be much appreciated. Jim and Cindy Preston 2213 Stetson Creek Drive Fort Collins, CO 80528