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HomeMy WebLinkAboutHORSETOOTH WEST MASTER PLAN - 14-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 19 PLANNING AND ZONING BOARD MEETING OF April tea, lVCM STAFF REPORT PROJECT: Horsetooth West Master Plan, #14-88 APPLICANT: Mr. Ric Hattman Gefroh-Hattman, Inc. 145 West Swallow Drive Fort Collins, CO 80526 OWNERS: Taft Hill Partners Limited c/o Jim Scavo Realty 220 East Mulberry Street Fort Collins, CO 80524 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request for a Master Plan on 60.45 acres located at the northwest corner of Horsetooth Road and Taft Hill Road. The Master Plan includes mixed uses such as a school site, neighborhood service center, multi -family, and single family residential, child care center, and neighborhood convenience center. The property is currently zoned R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed Master plan is in conformance with the adopted plans and policies of the City. The potential traffic impacts have been analyzed and addressed. The mixed uses are considered to be compatible with the surrounding neighborhood. The proposed neighborhood convenience center meets the intent of the draft neighborhood convenience center policy. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Horsetooth West Master Plan #14-88 P & Z Meeting - April 25, 1988 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: FA-1 and R (County); Rural Residential S: M1 and M; Mobile Home Court and Singly Family E: R-L-P; Vacant (Rossborough Third Filing) W: FA-1 (County); Vacant The subject property was annexed into the City and zoned R-L-P in 1978. 2. Land Use Policies Plan: The proposed Master Plan includes a variety of corner of Horsetooth and Taft would be a 20 acre West of the neighborhood service center would be 1.52 acre child care facility. Tract G contains multi -family or neighborhood park depending on and Recreation Department. The northern portion residential at mixed densities. Neighborhood Convenience Center: land uses. Directly on the neighborhood service center. a 10 acre school site and a 2.33 acres and would be negotiations with the Parks of the site is designated as This land use is anticipated provide a convenience store with gasoline sales and other associated retail or office uses. Auto related uses such as car washes, drive -through restaurants, and lubrication facilities will not be allowed. Development in the neighborhood convenience center would be held to a high level of design in order to promote a transition from the neighborhood service center to the residential area. While the neighborhood convenience center concept is a new land use policy, it is anticipated that final action and ordinance adoption will precede any development within this Master Plan. The proposed mixed use Master Plan is supported by the following land use policies as contained in the Land Use Policies Plan: "3a: The City shall promote maximum utilization of land within the City;" "3b: The City shall promote the location of residential development which is close to employment, recreation, and shopping facilities." "12: Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area." "21: All levels of commercial development, including convenience, neigh- borhood, community and regional shopping which have significant negative transportation impacts on South College will be discouraged from gaining their primary access from College Avenue." "25: Based on fiscal evaluation and an analysis of effects on the Capital Improvement Program, the City should provide incentives such as utility and infrastructure improvements, streets, power, etc., in desired directions or areas. Horsetooth West Mastei-Plan # 14-88 P & Z Meeting - April 25, 1988 Page 3 "26: Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City." "63: Neighborhood Service Centers should locate within walking distance of existing or planned residential areas." "65: Neighborhood Service Centers shall locate in areas served by existing water or sewer facilities or consistent with the phasing plan for the urban growth area." "66: Neighborhood Service Center should locate at the intersection of a collector and an arterial." "74: Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighbor- hoods and commercial areas in order to enhance the concept of a mixture of land uses." "75: Residential areas should provide for a mix of housing densities." 3. Transportation: The intersection of Horsetooth and Taft Hill will be widened and signalized as a city capital improvement project in 1988. The Master Plan designates an internal north -south road as a collector and an east -west road as a local. The intersection of the local with Taft Hill Road would align with a platted local street in Rossborough Third Filing. This local -arterial intersection would be widened to collector standards at the intersection to handle the anticipated traffic volumes associated with a neighborhood service center. The collector width would taper down to a local width once past the access into the neigh- borhood center. In order to provide access to the school site, Horsetooth Road between Taft Hill Road north -south collector street would need to be improved to arterial standards. The north -south collector would be paved to at least the north property line of the school site. It is anticipated that the public improvements associated with the development of the elementary school would be tied down with an agreement between the City and the School District. The Site Access Study submitted for the project has been reviewed and approved by the City Transportation Director. The proposed public improve- ments and the level of land usage have been evaluated and the traffic impacts will be mitigated. 4. Neighborhood Compatibility: A neighborhood meeting was held on February 3, 1988, at the Rocky Moun- tain High School. There were no attendees from the neighborhood. As a result, there are no minutes. Horsetooth West Master Plan #14-88 P & Z Meeting - April 25, 1988 Page 4 RECOMMENDATION Staff finds that the request for a Master Plan at Horsetooth West is in conformance with the plans and policies of the City. Staff, therefore, recommends approval. M n': MEAD RNtrig SPRINGFIELD r SUB 0 - - ic u \ 0 .52 . x '0 F . 0 zz MUM z Hpi. if 9 q J- GAMO Gefroh Associates, I 1 F Architects/ Planners 2.21 ac. 0 x GCFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins, CO 80525 (303) 223-7335 SUBMISSION INFORMATION AS PER CITY OF FORT COLLINS LAND DEVELOPMENT GUIDANCE SYSTEM FOR THE HORSETOOTH WEST MASTER PLAN 60.45 ACRES PREPARED BY: GEFROH HATTMAN INC. 145 West Swallow Road Fort Collins, Colorado 80525 PREPARED FOR: TAFT HILL PARTNERS LIMITED JIM SCAVO REALTY 220 East Mulberry Fort Collins, Colorado 80524 MARCH 4, 1988 0 i March 4, 1988 Mr. Ted Shepard City of Fort Collins Planning & Development P.O. Box 580 Fort Collins, CO 80522 RE: HORSETOOTH WEST MASTER PLAN FORT COLLINS, COLORADO PROJECT #87-493 Dear Ted: This Master Plan for the Horsetooth West properties is submitted for review in accordance to the Land Development Guidance System. In addition a Site Plan for an elementary school site for the Poudre R-1 system is also sub- mitted for review at this time. Currently the property is annexed to the City and is currently zoned RLP. The property is bounded by Horsetooth Road to the South and Taft Hill Road to the East. The overall shape of the property is rectangular and is ap- proximately 2000 feet by 1400 feet. The topography of the sight is void of significant features and slopes gently at a rate of approximately two per- cent from the South West corner to the North East corner. The topographic fall is approximately 20 feet. The Master Plan is being submitted at this time in part due to changing market conditions and because of specific use request presented to the owners. The Master Plan calls for a mixture of land uses and densities that we see as being appropriately blending with the existing surroundings and anticipated needs of the area in the future. The following data is submitted in response to the Land Use Development Guidance Systems policies for development examining how this property con- forms to the systems' policies. 1. City Land Use Policies Achieved by Proposed Plan Policy 3. - "The City shall promote: a. Maximum utilization of land within the City; b. The location of residential development which is close to employment, recreation, and shopping facilities." Explanation: The property lies at the Western edge of the Fort Collins ''Ur- ban Growth Area" and has direct access from both Taft Hill Road and Horse - tooth Road both being arterial streets as designated on the City's Master 0 0 Mr. Ted Shepard HORSETOOTH WEST MASTER, PLAN March 4, 1988 Page 2 Street Plan. With completion of development, the arterial street systems will be upgraded to urban standards. This will improve safety and health conditions locally and for the City as a whole. By having an improved ar- terial intersection, fewer accidents should occur and by paving of a well used dirt road, air quality should improve. It should be noted that use of the unpaved road is due to adjacent County residential uses and not generated from the site at this time. Due to the size of the property, its location with respect to arterial street patterns and interest in specific land uses by a governmental unit , the property lends itself to a "mixed land use" design approach incorporating highway related commercial uses -- a neighborhood shopping center, an ele- mentary school site, a child care center, multi -family and single-family residential. Lower intensity uses, single family and locating the more in- tense use internal or adjacent to the arterial streets. Policy 12. - "Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area." Explanation: The entire property is within the Fort Collins "Urban Growth Area." Approximately ?4.01 acres of the 60.45 acres are devoted to resi- dential uses with a maximum proposed number of 182 dwelling units. This is a 7.58 d.u./ac. average density for the residential acres and an overall aver- age density for the Master Plan of 3.01 d.u./ac. Policy 20. - "Land use, site planning and urban design criteria shall be de- veloped to promote pleasant, functional and understandable inter-relaticn- ships through and between land uses." Explanation: The Horsetooth West Master Plan is consistent with developed site planning and urban design criteria in the City. The overall design is mixed use in nature. Land uses have been strategically located based upon such criteria as access, visibility, traffic patterns, juxtaposition, devel- opment phasing, topography and neighboring land uses. Policy 21. - "All levels of commercial development, including convenience, neighborhood and auto -related shopping which have significant negative trans- portation impacts on South College Avenue will be discouraged from gaining their primary access from College Avenue." Explanation: The proposed "business service, neighborhood, and auto -related uses'gain their access from adjacent collector streets intersecting with arterial streets other than College. These uses will provide services for a geographic area extending beyond the Master Plan by providing a variety of services within the Master Plan which may confine and localize traffic to the area and relieve College Avenue pressure. Policy 25. - "Based on a fiscal evaluation and an analysis of effects on the Capital Improvement Program the City would provide incentive such as utility and infrastructure improvements, streets, power, etc., in order to direct growth in desired directions or areas." Mr. Ted Shepard HORSETOOTH WEST MASTER, PLAN March 4, 1988 Page 3 Explanation: Currently the site is bounded by both sanitary and water services. Currently these City utilities being sized for urban development are being under utilized. With this development the current infra -structure will be better utilized. In recent years the major growing emphasis has been South Eastward. This development will provide relief to this pressure by providing services such as schools, shopping, and services for a residential community in the Southwest. Policy 26. - "Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City." Explanation: An. inventory of adjacent land uses finds that this property is surrounded on three sides by residential properties of various densities. To the North you find County subdivided properties with lots averaging two to three acres in size. To the North East and East you find City standard single- family lots which averages 3 to 4 d.u./ac. To the Southeast you find County standard single-family lots, to the South is a mobile home court with densities in the 5 to 6 d.u./ac. To the Southwest are various sized lots averaging 4 to 5 d.u./ac. Proposed or existing uses similar in nature are approximately one mile from the site along the arterial streets. In order to keep services lo- cated within neighborhood nodes and taking into consideration the density and concentration of residential uses,higher density residential and service - oriented uses are appropriate to maintain a variety of housing options, a variety of services, and a variety of visual interest within the environment. Policy 63. - "Neighborhood service centers should locate within walking dis- tance of existing or planned residential areas." Explanation: The proposed "neighborhood service center" (Parcel 1) adjacent to residential areas (Parcel A and E) within walking distance are Parcels B and G. Existing residential uses to the East, Southeast, South and Southwest will have direct pedestrian access and are located adjacent to the center. Policy 65. - "Neighborhood service centers shall locate in areas served by existing water or sewer facilities or consistent with the phasing plan for the urban growth area." Explanation: All necessary utilities are presently accessible to the major commercial site. Policy 66. - "Neighborhood service centers should locate at the intersection of a collector and an arterial." Explanation: The center is proposed at the intersection of Taft Hill, and Horsetooth arterials. MaJo.r access will be provided to the center from the two collectors. Policy 74. - "Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mixture of land uses." Explanation: The commercial area is buffered from residential areas by collector streets, green belting, landscaping, and other less intense land uses such as child care and school site. 0 Mr. Ted Shepard HORSETOOTH WEST MASTER PLAN March 4, 1988 Page 4 Polcy 75. - "Residential areas should provide for a mix of housing densities." Explanation: A mix of single family housing and multi -fancily uses have been provided within the Master Plan. This mix is intended to address a broad range of existing and future market demand characteristics based on high quality single family and multi -family groups. II. Open Space, Buffering, Landscaping and Circulation As a Master Plan, each of the eight proposed phases will contain its own open space and landscaping plan. A consistent landscape design theme consisting of organic and inorganic materials and berming is expected along all arterial streets. Collector streets adjacent to commercial areas will also be bermed and landscaped. Landscape design and common open space areas will be used to provide separa- tion between different land uses and to help define the neighborhood. The proposed street system is consistent with both planning and engineering collector street design criteria. A collector will run North -South from Horsetooth to meet the future needs of the property and future redesigned land uses of higher intensity to the North. A collector running East-West terminating at the school site will serve to take local residential traffic and commercial traffic. This street terminates interior to the site due to physical constraints such as irrigation canals, Spring Creek, and unclaimed mineral extraction sites. A sidewalk system will be incorporated throughout the entire project and connect the various land uses with each other and adjacent properties. Estimate of Number of Employees The Master Plan proposes four employment generating land uses -- auto -related road side commercial, a neighborhood shopping center, an elementary school, and a child care facility. The following approximate gross floor area is estimated for each: USE 1. Auto -related Road Side Commercial 2. Neighborhood Center 3. Elementary School 4. Child Care Facility APPROX. G.F.A. 16,000 S.F. 220,000 S.F. 60,000 S.F. 6,000 S.F. Obviously, estimating the number of potential employees without the benefit of more specific land use information is extremely difficult. Nonetheless, using the general assumptions, an estimate of approximately 500 potential employees is obtained. Mr. Ted Shepard HORSETOOTH WEST MASTER PLAN March 4, 1988 Page 5 IV. Assumptions and Choices of Applicant Among the assumptions (and land use determinates) which were part of the Master Plan design are the following: A. Given the size of the property, a mixed land use is appropriate. The proposed gross residential density and the location, size and land use for the Neighborhood Shopping Center are consistent with the condition- al R-L-P, Low -Density Planning Residential and conditional BP Planned Business as requested. Conditional H-B, Highway -Business, Auto -Related Road Side Commercial is consistent as an adjacent land use due to lo- cation and planned buffering. B. Both the conditions of zoning and the Land Development Guidance System of the City requires that for uses other than single-family detached standard subdivided property and the school site, the property needs to follow the P.U.D. process. C. Access from Horsetooth and Taft Hill are essential as entrance ways to the project. D. In the future this section of Horsetooth and Taft Hill will help relieve traffic congestion from other arterials if a proper balance of commer- cial and residential is maintained with this four -square mile area of the City. E. Due to its visibility and continguity to arterial streets, a business service area and a neighborhood center are appropriate and would serve to buffer interior residential areas. F. Given local absorption rates, a mix of residential housing types provide the best response to the market and provide the opportunity to create a balanced neighborhood scale. G. The inclusion of a school site will add relief and open space to the neighborhood, provide local educational services to the area reducing traffic which currently flows to the North of the site along arterials, help solidify a developing residential area into a neighborhood. Should you feel that any additional information would be helpful to the Planning and Zoning Board or Staff in their review of the Horsetooth West Master Plan, please contact me. Sincerely yours, GEFROH HATTMAN INC. -F� ( C' " g' Fredric J. Hattman Vice President kam 0 H 0 R S E T 0 0 T H W E S T M A S T E R P L A N List of Potential Users for Parcel I Neighborhood Center This list is an enumeration of possible us::s and is not intentive as an ex- clusionary listing. Market trends and retail presentation of various products will continue to change. Acceptability of various product markets on a local level will fluctuate with product fashion. 1. Grocery Store 21. Insurance Offices 2. Drug Store 22. General Offices 3. Furniture Store 23. Medically Related Offices 4. Theaters 24. Photo Processing Stores 5. Health Club 25. General Merchandise Stores 6. Sit -Down Restaurant 26. Hardware Stores 7. Fast -Food Restaurant 27. Photo Copy Center 8. Clothing Stores 28. Animal Clinic 8. Sporting Goods Shops 29. Pubs/Taverns 10. Video Shop 30. Financial Institutions 11. Liquor Stores 31. Car Wash 12. Dry Cleaning Shop 32. Convenience Store 13. Laundry Shop 33. Auto Fuel Filling 14. Pet Shops 34. Barbershop 15. Billard Rooms 35. Computer Sales and Service Ctr. 16. Bowling Lanes 36. Ice Cream/Yogurt Shops 17. Real Estate Offices 37. Tire Shops 18. Shoe Sales 38. Auto Detailing Shops 19. Automated Bank Facilities 39. Indoor Auto Repair Facilities 20. Lubrication Shops 40. Shoe Repair List of Potential Users for Parcel D Neighborhood Convenience Center This list is an enumeration of possible uses and is not intentive as an ex- clusionary listing. Market trends and retail presentation of various products will continue `to change. Acceptability of various product markets on a local level will fluctuate with product fashion. 1. Convenience Center With Auto 9. Medical Clinics Fuel Filling 10. Veterinary Clinics 2. General Commercial -Retail Shops 11. Limited Indoor Recreation 3. General Offices 12. Liquor Sales 4. Greenhouse/Nursery 13. Financial Institutions 5. Personal Service Shops 14. Automated Bank Facilities 6. ' Restaurants 15. Childcare Center 7. Taverns 16. Pet Shops 8. Laundry/Dry Cleaning HC iRSETOOTH WEST MASTER FLAN SITE ACCESS STI ICY.r. FORT COLLINS, COLORAO i MARCH 1288 Prepared for: Tim Sc.avo Realty, Inc. 220 East Mulberry Street Fort Col 1 i ns, CO 80524 Prepared by: MATTHEW _T . DEL I CH, P.E. 3413 Banyan Avenue Loveland, Colorado 80538 Phone 303-66?-2061 L L l EXECUTIVE SUMMARY The Hor=.etooth West Master Plan is i proposed development located near the intersection of Taft Hill Road and Horsetooth Road. This traffic impact study involved the l steps of trip generation, trip distribution, trip assignment_, capacity analysis,traffic signal warrantanalysis, signal progression analysis, and accident a.na.l;:•__•i=_. This study assessed the impacts of t h - H� ter_.e t oo t F'i West Master Plan on the _.hest range(1992), mid range (1996), and long range (2010) street system in the vicinity c if the proposed development. As a. result of this analysis, the following is concluded: - The development of the Horsetooth :Jest Master Plan is feasible from a. traffic engineering standpoint. At full development as proposed, approximately 15,800 trip ends will be generated at this site daily. * - The Taft Hill/Horsetooth intersection currently r operate_. unacceptably with :-top sign control. Signals are Iwarranted at this intersection given the current traffic volumes. With a. si gna.l , left -turn lanes should be provided on all legs. - By 1??2, given the first three phases of development of the Horoetooth West Master Plan and an increase in ` background traffic, the signalized intersection of Taft Hill/ l Hor_.etooth will operate acceptably. At this level of development, all that is necessary in this area is a. paved L Hor=etooth Road west of Taft Hi 1 1 Road, a. paved north -south collector as far as the e 1 emery y =chool , and h n _ary � t e ece'==._ turn lanes al'the Taft Hill/Horsetooth intersection. - By 1='=6, with full development of Hor=.etooth West Master Plan, acceptable operation wi 1 1 occur at the Taft Hill Hor se +oath i n ter=_.ec t i on with a three lane approach or' ( each leg. Signals would be warranted at the Taft Hill/ Bronson intersection and this intersection would operate acceptably. A signal at Branson Street wi 1 1 fit into a. signal progression scheme along Ong Taft Hill Road. - By � 010, the Taft HIll/Horsetooth intersection will ( operate acceptably in the morning peak and unacceptably in I the afternoon pea.k with a typical four lane cross section on each leg. Provision of southbound double left -turn lanes on Taft. Hill will provide acceptable operational level of I p k hour. service ce I rl the afternoon ea. - By 2010, the Taft Hill/Bronson intersection wi 1 1 operate acceptably with the warranted signal. With stop sign I control, the Horsetooth/neighborhood center access intersection will operate acceptably except for the left -turn e:x: i t5 during the afternoon peak hour. These l e _ left -turn exit=. at Horsetooth Road do have safe, convenient alternatives for th i s particular movement. Other stop sign controlled intersections will operate acceptably. - By 2010, the proposed ..top sign controlled right- in/right-out access to Taft Hill will operate acceptably. h right -turn =.ux i 1 i ary (deceleration) lane is warranted. This right -turn lane would remove vehicles from the through traffic stream on Taft Hill, providing a. safer condition. This right -turn lane should be .at least 280 feet including taper . - With the recommended control and geome tr i cs, the accident rate should be at an acceptable level for typical urban condi t i ons. 0 0 CO LO CO MEMORANDUM O To: Robert Scavo ,c CN slim Scavo O o Ric Hattman 0 M Rick Ensdor•ff 0 0 From: Matt Del ich z a J > Date: April 14, 1988 O J ' Subject: Phasing of road system at Horsetooth West w z w Q The City of Fort Collins has requested a phasing zz program of the street system in/near Horsetooth West z that is in line with the phasing of the development i ts.e 1 f . This memorandum acts as an amendment to the MHorsetooth West Master Plan Site Access Study, March 1 M The distances reflected in this memorandum are approximate as scaled from the site plan provided by Gefr•oh Hattman Associates. Inc. The width of the pavement at the early phases of this development should be in accordance with the City of Fort Collins criteria. As traffic needs dictate under the later phases of the development, the narrower pavement will need to be widened. - Phase 1 -- Horsetooth Road should be paved from Taft Hill Road to the North -South Collector (1200 feet) and the North -South Collector should be paved from z Horsetooth Road to the north access to the school site U; (700 feet) u, z • z - Phase 2 -- No additional paving required. u.i J Access is gained from the North -South Collector. CL _> - Phase S -- Horsetooth Road should be paved from = Z the Florth-South Collector to the west property line (750 v o feet). � a 0 0 - Phase 4 -- The North -South Collector should be v� paved from the school site to the northernmost access to • a Phase 4, residential (500 feet). Pave the East-West cc Collector from Taft Hill Road to the North -South ; Collector (1200 feet), since the North -South collector 3 u.i exceeds the maximum length for a single access street. S c cc '- - Phases 5, 6, 7, and 8 -- All public roads have Q been paved under previous phases. Additional paving would be necessary with regards to attaining proper aeometrics and ultimate street width.