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HomeMy WebLinkAboutWEST FOSSIL CREEK MASTER PLAN - 61-88, C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9 PLANNING AND ZONING BOARD MEETING OF t4ovember 71,, 7988 STAFF REPORT PROJECT: West Fossil Creek Master Plan, #61-88C APPLICANT: Paul Heffron c/o Gefroh Hattman Inc. 145 West Swallow Road Fort Collins, CO 80525 01VNER: Paul Heffron c/o Gefroh Hattman Inc. 145 West Swallow Road Fort Collins, CO 80525 PROJECT PLANNER: Linda Ripley PROJECT DESCRIPTION: This is a master plan request for 56.6 acres consist- ing of retail/commercial, industrial, office and residential uses located on both sides of South College Avenue in the vicinity of Fossil Creek Park- way, zoned B-P Planned Business and H-B Highway Business. RECOMMENDATION: Approval with a condition. EXECUTIVE SUMMARY: The intent of West Fossil Creek master plan is to give an indication of potential land uses, to establish access as well as future traffic circulation and to define developable land relative to environmental concerns. West Fossil Creek is proposed to be a mixed use development providing primarily retail/business service uses, supplemented with residential, office and industrial land uses. The master plan shows the realignment of the existing Fossil Creek Parkway and proposes a north/south circulation street west of College Avenue. The site is one of the more visually diverse areas in Fort Collins and contains several environmentally sensitive areas worthy of preservation or mitigation. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT P & Z Meeting — November 21, 1988 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: B-P; Mill Brothers Landscape Nursery B-L; undeveloped; proposed retail center, The Carpet Exchange S: R-Residential (County zoning), Fossil Creek Meadows FA -Farming & C-Commercial (County zoning), Undeveloped E: R-Residential (County zoning), Fossil Creek Meadows W: FA-1-Farming (County zoning), Applewood Estates The portion of the master plan located on the east side of College Avenue was annexed in April, 1985. The Planning and Zoning Board approved a master plan and First Phase Preliminary, known as Fossil Creek Commercial in March 1985. No development has occurred on the property and the First Phase Preliminary PUD has expired. The portion of the master plan located west of College was annexed November 15, 1988. The property is scheduled to be zoned from T Transition to B-P Planned Business and H-B Highway Business on December 20, 1988. Cameron Park Second Filing, consisting of 18 commer- cial lots and tracts A & B of open space, was approved in the County in 1982. The portion of Cameron Park that has been developed along College Avenue is not part of the master plan. 2. Land Use: West Fossil Creek is proposed to be a mixed use development providing primarily retail/business service uses, supplemented with residential, office and industrial land uses. The land use mix represented on this plan is the applicant's best estimate of development potential. As changes occur in the market place and as development of the project continues, changes to the land use program may be requested. The LAND USE POLICIES PLAN describes a regional/community shopping center as a "cluster of retail and service establishments designed to serve con- sumer demands from the community as a whole or larger." The retail /commercial land uses proposed for West Fossil Creek would fall under this definition. Under the locational criteria described in the plan, regional/community shopping centers should locate in areas easily acces- sible to residential areas, near transportation facilities that can offer the required access without exceeding the capacity of the existing trans- portation network, where they can be served by public transportation and in areas served by existing water and sewer facilities. The master plan site addresses these locational criteria. Industrial/business park land uses at this location is also supported by the LAND USE POLICIES PLAN locational criteria #60 and #61 which address transportation, access and utility services. 0 P & Z Meeting - November 21, 1988 Page 3 3. Neighborhood Compatibility: A neighborhood meeting was held July 26, 1988. The neighborhood's major concerns centered around the realignment of Fossil Creek Parkway, increased traffic and environmental impact to Fossil Creek. A summary of items dis- cussed at the meeting is attached. 4. Design: The master plan proposes the realignment of the existing Fossil Creek Parkway. The new alignment intersects with College Avenue approximately 380 feet south of the existing location. The realignment will resolve concerns about substandard radii on the existing street and will provide a better location for signalization on College Avenue with regard to topography and signal spacing. The internal street system is a linear local street pro- viding access to the master plan area and linking it to properties located to the north and south. It is the owners' intent to work with the city to preserve and enhance Fossil Creek as an important future greenbelt in the city. The plan shows the future alignment of Fossil Creek Trail, part of a proposed city bike trail linking the Poudre River to Fossil Creek. Several other areas on the master plan have been identified by the city and the Corp of Engineers as being environmentally sensitive and subject to preservation or mitigation. These areas are shaded on the plan. The sensitive areas include wetlands, existing ponds, vegetation, significant wildlife habitat, areas of steep topography and rock outcroppings. 5. Transportation: The proposed access and interior circulation system is in conformance with the South College Access Plan expected to be complete in December 1988. RECOMMENDATION The land uses proposed are supported by the LAND USE POLICIES PLAN and the proposed access and traffic circulation meets the city's objectives in regard to South College Avenue, therefore, staff recommends approval of West Fossil Creek Master Plan, #61-88C with the following condition: The requested zoning of the area west of College Avenue from T Transition to B-P Planned Business and H-B Highway Business is approved by the City Council. ITEM WEST FOSSIL CREEK MASTER PLAN NUMBER 5�-88C H. 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ANDNGIENT 3�NIRO LEGAL DESCRIPTION LEGAL / U9"i d WREI 9SWTNFn "I..o s Ro — - - RR or ao se oa'.. ]es.es iEANG" Ms9M.lA RE T "E..1r KO KEq)9.15F`EE�ie TIR SRu [u ANN SAID END O.MIx6[A [ExAR�R.NOLE OCM60.00 00" FOL A r_ I DTO F., Kew ixE .xclo[ sA 1 `;� \\ L ' \ "..<E A.'.ELxv xe�n.s1 EE T'A..uxv� si Lea x[ A sA -39sLr FEETAFq OSTIE-EiAxc[xT TO 4 RCTION by _. ° ET11 IF SAID 2: ::�B 15-00 "EAST 1115SONN 1- IFE ° [;. xw[ ox LESS. SAID esl..lxc. q ixE o[Ee1 AND .i Ex.CLLO^s[ cRF[x xEwa 11. M6 O . [oLP O,FOSSILxtRE[xF(Oexu[ AL NASPEA rLnx. _ ]' 1 \\ `\ \ \ ♦ r _- d 6 xNATx —1 11 WY rc 9 S 1 9 . ie.xsn SE 69[WIT OF rx RA cEe6RxuFsixIF TANN w1f . c 9. LAx Rex MO." rc SR PISE CIIIIINGINGO TIE AST IIIE �- \'•�s ..[. IFEIII A, A NOST rcrA.:sr"�ne,E.Ea'sii.ie` .11 NIEET. 'I I ARE,. GREegGAuw]AµAq .w1 Ex[x[E III-SI v 696.4E [ENE TP E ixi q[ vAi LINE AGO AI LAmu: x[xl[ uwlc 5%1. Aii Aie"T or vxr r�r[aucr i>rEa�EOuTWICE «.... .... S. M.-. ix[ •E 58) KE xe9.11- v 9A.K FEF1: TW. E SR]•i E 9o.ss FEFi: ` �\ I, 1\ EwSo s[]•q E 9% FEET: i v[[ S6]'As . i>6. u[F[ E M6.45 F TTE TO IpOMoe i[Eil i E sA6'R6 ENE] o »e : AEs xo ; ER" toE'R°.;o.. AS'[MI:°o.PAKA S 4G 11LIK.TN w 1 ryas TxE ojL ,undw�lopea�- ' - ae 0,0 �. a l edynty RAc I i 1 - VICINITY PLAN WEST FOSSIL CREEK MASTER PLAN 9o1e 1n:70031 Ge�froh Hattmen k3c. ArcP Fora Collire Co. 2237335 �r Lannon r f�L n amn nl Iwa nw n r[ .Mr u� . .. is . rw. rrr ¢<m rxL .ararnws .ro .e rr.rn�as sa lM 1[ 44a. tSN M'IY111L E� aflxlerls.rE wsYerinr.`R FOSSIL RIDGE DR. CO. ZONING -R' /I exist ing- r I1 TRACT A BUSINESS SERVICE PHASE-11 TRACT e \\ BU81/ESS SERVICE \ 12,000 0 / `10869•cr• \PHASES / / \ / I PROPOSED CURB CUTS IIyP.I \\ / / TRACT C / / r / •• -- Mrs �- ial[i[a•rirr r BUSINESS SERVICE a0.000,1 2.9221 •cn 40a- PHASE-3 -- PHASE LINE It I FAMATED nUmI Pamo T �Liir• antra � Ir�e4 1M aepaN IML rut W 6,ra,lirt aM1n « un la �IIWra rl 4NIpMn plMl[I. M«a<,i M a� aler rl» M lM ills bea Yet tilrlo IIMI I or m« I W rMa. ara,x .. amu.a, mr.. `rr'r�iN. lar x«. M.t M wo.ro early M lr ra w«ear..r f.ltrrla el ,.,,f rrl ury»Y prt,lrwa N NM rrl»,r LIl1 Mllsl,l It Nr ,I I I M..Ma..... % P V.. <O r N C -Yr I NI L a py � rO PINN.IC SESVCE EAEENENT '• , \ \ • \\` f/YEyf7W 1 \ \ \ j I SERVEOITTPI Iit—ir EYlemq fRONTAO! NO EASEBENT \ •�� - -'p,;' . - TOEE V%Ae o .'•:• \\ \ \ VICINITY PLAN PROPOSED HIGHWAY ROW - —�\ �1\� ----� \ EItSYIHG 100•R6W-- T . E%IISTIMO PAVEMENT LNq—� FOSSIL CREEK COMMERCIAL COLLEGE/HIGHWAY 2e7 MASTER PLAN I exist business park I CO. TONING B' a CO. ZONING •M 1` A, I i tln9 5i r 7CI, AUKV) AtIT 7-- r P!A ri L. 1 TRACT C BUSINESS SERVICE & ROADSIDE COMMERCIAL 40,0009f 2.33 ac.t south oall pl-J'A — 167 LAND USE BREAKDOWN Overall Master Plan Gross Area: 56.64 Acres Properties Represented: Fossil Creek Commercial Master Plan (Approved March 1985): 6.83 Acres Cameron Park Second Filing (Less Lots 9,10,15): 11.13 Acres Vacant, Undeveloped, or Planned Property: 38.68 Acres M A S T E R P L A N P A R C E L R E P R E S E 14 T A T 1 0 N S PARCEL LAND USE APPROX. GROSS AREA DWELLING UTS DENSITY APPROX. NON-RES. REF. FLOOR AREA NOTE A R tail/office 6 83 AC --- --- 82 000 S.F. 1 e B Retail/Commercial 1.20 AC. --- --- 15,000 S.F. C Retail/Commercial 3.00 AC. --- --- 40,000 S.F. D Retail/Commercial 3.00 AC. --- --- 35,000 S.F. 2 E Office 0.80 AC. --- --- 8,000 S.F. F Multi -Family HS. 5.80 AC. 70 UTS 12 UT/AC --- 3 G Retail Commercial Industrial 17.50 AC. 000 000 200,000 S.F. 4 H Retail/Commercial 13.00 AC. --- --- 150,000 S.F. 5 1 Retail/Commercial 5.51 AC. --- --- 60,000 S.F. 6 TOTAL 56.64 AC. 70 UTS 590,000 S.F. Gnu GEFROH HATTIVIAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins, CO 80525 September 6, 1988 (303) 223-7335 Ms. Linda Ripley City of Fort Collins Planning & Development Box 580 Fort Col 1 i ns, Gbl RE: WEST FOSSIL CREEK MASTER PLAN FORT COLLINS, COLORADO Dear Linda: On behalf of the owner, Paul Heffron, we respectfully submit support in- formation and overall long term goals and objectives related to the West Fossil Creek Master Plan. LOCATION: The property comprises three individual tracts and/or developments as a single unified Master Plan. The properties are located in South Fort Collins along US Highway 287 and consist of portions of the existing 11.12 Acres Cameron Park (County Zoned Second Filing) Office Park Development, a 38.68 Acre undeveloped County Zoned tract to the South of Cameron Park and a 6.83 City zoned and P.U.D. approved tract on the East side of US 287 and bi-sected by existing Fossil Creek parkway. Existing County zoned Fossil Creek Subdivision boardered the parcels to the East, undeveloped County zoned land lies to the South, Burlington - Northern Railway runs North/South on the West and Mill Brothers Land- scape Nursery lies to the North. BACKGROUND: Currently all of the parcels lie within the Fort Collins Urban Growth area and are subject to the inter -governmental agreements between the City and County. In March 1985 the 6.83 parcel known as the Fossil Creek Commercial P.U.D. was annexed, Master Planned and approved with a First Phase P.U.D. in accordance to the City's LDGS. No development has occurred on the property since approved. The existing Cameron Park Second Filing was approved in the County in 1982 and consisted of 18 commercial office lots and tracts A&B of Cam- meron open space. Since that approval three lots (9,10,15) have been sold and are not apart of this Master Plan Submission. The 6.83 acres amounts to the remaining land to be included. The 38.68 Acre parcel South of Cameron Park has existed in the County and be subject to Agri- culture use primarily cattle grazing. • 11 Ms. Linda Ripley WEST FOSSIL CREEK September 6, 1988 Page 2 APPLICANT'S GOALS AND OBJECTIVES: The owner has the opportunity to bring three individual parcels together as a unified overall Master Plan. The primary objective is not to plan detailed parcels as Preliminary or Final at this time but to explore at a Master Plan level only such important issues as future traffic patterns, developable land with respect to environmental issues, and potential land uses. It is the belief that actual development of the properties will occur when market demands dictate. Traffic Issues: Currently the City has retained private consultants to study traffic issues South of Harmony Road. Through the Master Planning of these parcels traffic issues such as location of intersections, pro- posed traffic volumes with respect to land uses can be explored. Particu- lar to this Master Plan is a proposed relocation of the existing Fossil Creek Parkway. Currently the parkway curves and bisects the 6.83 Fossil Creek Commercial P.U.D. The parkway way aligns with the existing en- trance to Cameron Park. The intersection lies at a low point in the topography along US 287. In discussions with the traffic department, it has been determined that this intersection will become a signalized in- tersection in the future. This low point in the topography of the land could result in problems. The existing Fossil Creek Parkway is planned as a City arterial. The existing curves of the parkway do not meet City radius standards. The proposed Master Plan calls for the street to re- align along its South boarder and intersect with College approximately 380 South of its present location. This realignment would resolve radius concerns and establish a more desirable location for a signalized inter- section. The parkway could continue across US 287 and serve to address future traffic patterns West of US 287. The now bisected property would become a more unified parcel affording the opportunity for the property to be planned as a single parcel rather than one split by a major ar- terial. It is the intention of the owner to master plan traffic patterns North/South on the West side of US 287 in accordance with City traffic goals and objectives. A link to the properties to the North is proposed to provide for a much needed internal street system for those properties South of the existing REA property. It is the hope of the owner that this Master Plan will be the spur that sets the stage for the City to accomplish this goal. Environmental issues: A major impact on the property West of US 287 is the existing Fossil Creek waterway which runs NE to SW through the 38± acres. It is the intention of the owner to work with City and Federal agencies that may have jurisdiction over Fossil Creek to perserve and enhance the creek area as a future important greenbelt in the City. There are several areas besides Fossil Creek which have been identi- fied by the City and the Corp of Engineers as being sensitive areas subject to preservation or migration. These areas are shown in a shaded foremat of the Master Plan. Detailed study of these areas will be completed at the time actual P.U.D. development occurs. i • Ms. Linda Ripley WEST FOSSIL CREEK September 6, 1988 Page 3 Land Uses: An important aspect of this Master Plan is to identify po- tential land uses and future expectations of the owner. The Master Plan illustrates that given the surrounding land conditions and the proximity of the property to US 287 land uses will range from multi- family housing, business services uses, retail and commercial uses, highway/auto related uses, and industrial uses. It should be noted that all potential uses will be subject to the Land Development Guid- ance and its P.U.D. approval process. Respectfully submitted, GEFROH HATTMAN INC. Ja s A. Gefroh oject Planner kam enc. • • NEIGHBORHOOD MEETING ITEM: West Fossil Creek Master Plan DATE: July 26, 1988 LOCATION: Poudre Valley REA Building APPLICANT: J. Paul Heffron CONSULTANT: Gefroh/Hattman Inc. QUESTIONS, CONCERNS COMMENTS: 1. Will development of Fossil Creek Parkway be in the floodway/floodplain? Will this road construction affect existing riparian areas along the creek? The realignment of Fossil Creek Parkway as proposed will be located partially within the Fossil Creek floodplain. Road construction however, will not adversely affect property outside the master planned area. More specific information about the impact to the floodplain will be available when a specific development proposal for the realignment is submitted. No significant vegetation or wildlife habitat will be effected. 2. Neighborhood residents are very concerned about additional traffic on Fossil Creek Parkway. The street is already deteriorating and the County will not repair it. When Werner school was built traffic increased substantially, but the school district did not take any responsibility for street upgrades or maintenance. The city does not have jurisdiction over the school district. Development of West Fossil Creek should not add traffic to Fossil Creek Parkway cast of College Avenue, since it does not connect to any streets other than those within Fossil Creek Meadows. When development pressure eventually requires the extension of Fossil Creek Parkway through to Lemay Avenue, the street will have to meet city arterial design standards. It is the city's policy that new development requiring the upgrade is responsible for paying for it. 3. The proposed realignment of Fossil Creek Parkway is opposed by some residents. Fossil Creek Parkway is an important east/west connection for the city's overall traffic circulation master plan and is designated as an arterial street. Its importance for carrying traffic in the future requires that it be signalized at College Avenue. The proposed new intersection with College 0 • Avenue is a much better location for a traffic signal in terms of topogra- phy and signal spacing. 4. How can we (residents in the County) get better traffic control in our neighborhood such as speed limit signs, school zone signs and police enforcement? These are services generally required by urban level development. The city cannot provide these services to properties outside city limits. 5. Will the architecture in the master planned area be compatible with the architecture in Cameron Park? How tall will the buildings be? There is a concern about blocking views of the mountains. This question cannot be addressed adequately until a specific development proposal is submitted. It is unlikely however, that all of the architecture in the master plan area will be small scale buildings with similar materials and architectural form as the buildings in Cameron Park. The city requires special review criteria for buildings over 40 feet. Some mountain views could be blocked by development within the master plan area. This concern can be addressed when a specific development proposal is submitted. 6. Will this master plan address impacts on Fossil Creek in terms of storm water run-off? Flows in both Fossil Creek and Mail Creek have increased dramatically in the last few years, causing the banks to erode. Normally no detention is required in the Fossil Creek Basin. This is because the stream banks are so steep that increased flows do not cause the stream to flood wide areas. It is true that the banks are sluffing off, however, this is a result of the meandering character of the stream and not necessarily a result of increased flows. The master plan drainage report requires future development to provide two drop structures between the railroad and College Avenue and also calls for riprap protection east of College. The drop structures will reduce the velocity of the flow and help to prevent further erosion. 7. How does the planning process work and what is the significance of the zoning designations on the master plan? When will we have an opportu- nity to see site specific development plans? The H-B Highway business zoning district is for automobile related busi- nesses while B-P Planned Business is for areas planned as a unit to provide business services while still protecting surrounding residential neighbor- hoods. When the West Fossil Creek property was annexed and zoned, the City Council put a condition on the zoning that any development on the property must be done as a planned unit development under the criteria of the Land Development Guidance System. Under the LDGS the developer may propose a wide range of land uses, however, each land use will need to meet the criteria of the LDGS in terms of neighborhood compatibility, existing plans and policies, public facilities and safety, resource protection, environmental standards and site design. It is anticipated that there will be neighborhood meetings held for each site specific development plan. You will also be notified about the Planning and Zoning Board Hearing for each proposed development. 8. Will there be hiker/biker trails along Fossil Creek? When will the proposed community park at Portner reservoir be built? Yes, the city's recently completed Parks and Recreation Master Plan shows a trail connection from the Foothills Trail along Fossil Creek connecting to both the Poudre River Trail and to Fossil Creek Reservoir. The West Fossil Creek master plan shows a conceptual alignment for the trail. The City has purchased approximately 100 acres of land, including Portner Reservoir, with the intention of building a community park to serve anticipated population growth in this area of the city. The park is currently not funded and probably will not be constructed within the next five years. 9. Single family residents in Fossil Creek Meadows are concerned about their children needing to cross Fossil Creek Parkway, a major collector street, to get to the subdivision playground. The importance of Fossil Creek Parkway to move traffic will increase in the future. It is designated as an arterial street on the city's street master plan. Safe crossings in the future are likely to be limited to signalized intersections. 10. The property owners immediately north of the proposed master plan area are opposed to the north/south collector street which would adversely effect their business property.