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HomeMy WebLinkAboutINTERSTATE LAND JANUARY 2004 - Filed GC-GENERAL CORRESPONDENCE - 2004-08-11C�o���� o 0 urban design, inc. 3555 Stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 FAX (970) 226-4196 E-mail: cityscap@frii.com Request for Modification of Standard Reduction of Buffer width along a portion of the Cooper Slough December 3, 2002 A three hundred foot buffer is currently required along the entire length of the Cooper Slough within the city limits of Fort Collins as per section 3.4.1(E) (3) of the Fort Collins Land Use Code. The applicant, Western VII Investment, LLC, is requesting a Modification of Standard for the buffer imposed along a remnant portion of Cooper Slough existing on and adjacent to the Interstate Land property. The applicant's project, Interstate Land, is located within the northwestern quadrant of the intersection of Prospect Road and Interstate 25. The applicant's environmental and ecological consultant, Wildland Consultants, Inc. has identified and mapped wetlands within a remnant section of the Cooper Slough along the projects western boundary. Specifically, the applicant is proposing a buffer of 50' from wetlands less than 1/3 acre in size and a 100' average — 50' minimum - buffer from wetlands over one- third (1/3) acre that do not have significant waterfowl or waterbird habitat. Based upon criteria provided in the Land Use Code (L.U.C.) Section 2.8.2(H), the applicant maintains that the proposed decrease in buffer is not detrimental to the public good and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. The proposed decrease in buffer width is not detrimental to the public good because: • Section :3.4.1 (E) (3) of the Fort Collins Land Use Code establishes identical buffers around wetlands that are similar to the size and habitat quality as the wetlands found along this remnant section of Cooper Slough. • Unlike the sections of Cooper Slough north of Highway 14, this remnant of Cooper Slough does not provide the high quality wildlife habitat that would justify the protection of a 300-foot buffer. (From the Ecological Characterization Study completed by Wildland Consultants, Inc. - attached) No flowing water is present along this remnant section of Cooper Slough. (From the Ecological Characterization Study completed by Wildland Consultants, Inc. - attached) THE LAKE CANAL COMPANY THE LAKE CANAL RESERVOIR COMPANY (970) 352-0222 August 22. 2003 Steve Olt City of Fort Collins Planning P O Box 580 Ft Collins, Co 80522-0580 RE: #49-02A Interstate Land ODP Steve: The canal for The Lake Canal Company is located along the north boundary of the property. The canal is fumed over Boxelder Creek. Access is the major issue for the canal. The request for platting the canal right-of-way will be in general terms 50 feet south and west from the center of the canal. The right-of- way for the flume will need to be greater. There is an expectation that the City of Fort Collins may have interest in replacing the flume with a siphon to facilitate storm drainage in the area. Access in the area of Boxelder Creek will be need special consideration. It is not apparent at this stage of planning whether these conditions have been met. The plans show a trail parallel to the canal and a pedestrian crossing over the canal. The trail, landscaping and improvements will need to be placed out of the canal right-of-way. A crossing agreement will need to be executed for this crossing or any utilities that will need to cross the right-of-way. The one crossing is located near the entrance to the siphon. Public safety needs to be carefully considered when planning and designing development in the vicinity of canals. The Lake Canal Company has no objections at this time. It would seem that the needs of the canal can be met within the scope of this proposal. The Board of Directors will meet in September. I will pass on any additional comments they may have. Sincerely, 4071 Don Magnuson Superintendent 33040 Railroad Avenue • P.O. Box 104 • Lucerne, Colorado 80646 RECEIVED AUG 2 6 2003 CURRENT PLANNING Mere ^ THE LAKE CANAL COMPANY THE LAKE CANAL RESERVOIR COMPANY (970) 352-0222 August 22, 2003 Steve Olt City of Fort Collins Planning P O Box 580 Ft Collins, Co 80522-0580 RE: 449-02A Interstate Land ODP Steve: The canal for The Lake Canal Company is located along the north boundary of the property. The canal is flumed over Boxelder Creek. Access is the major issue for the canal. The request for platting the canal right-of-way will be in general terms 50 feet south and west from the center of the canal. The right-of- way for the flume will need to be greater. There is an expectation that the City of Fort Collins may have interest in replacing the flume with a siphon to facilitate storm drainage in the area. Access in the area ofBoxelder Creek will be need special consideration. It is not apparent at this stage of planning whether these conditions have been met. The plans show a trail parallel to the canal and a pedestrian crossing over the canal. The trail, landscaping and improvements will need to be placed out of the canal right-of-way. A crossing agreement will need to be executed for this crossing or any utilities that will need to cross the right-of-way. The one crossing is located near the entrance to the siphon. Public safety needs to be carefully considered when planning and designing development in the vicinity of canals. The Lake Canal Company has no objections at this time. It would seem that the needs of the canal can be met within the scope of this proposal. The Board of Directors will meet in September. I will pass on any additional comments they may have. Sincerely, 4 Don Magnuson Superintendent RECEIVED AUG 2 6 2003 CURRENT PLANNING 33040 Railroad Avenue • P.O. Box 104 • Lucerne. Colorado 80646 urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 60525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Request for Alternative Compliance Reduction of intersections/connections to the 1-25 Frontage Road October 24, 2003 The applicant is requesting alternative compliance for Land Use Code section 3.6.3 (D) Street Pattern and Connectivity Standards with regard to connecting an additional road from the 1-25 Frontage Road in the northeast corner of the site to the proposed residential area west of Boxelder Creek. Based upon criteria provided in the Land Use Code (L.U.C.) Section 3.6.3(H), the applicant maintains that the proposed decrease in connecting intersections to the 1-25 Frontage Road is not detrimental to the public good and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. The applicant proposes no additional connections to the 1-25 Frontage Road. The proposed decrease in connections to the 1-25 Frontage Road serves the site equally as well or better than a plan because for the following reasons; The proposed residential area located west of Boxelder Creek is adequately served by the proposed road system. The traffic study determined that no additional access points to the subdivision would be necessary from a traffic operations standpoint. Poudre Fire Authority indicated that the two currently proposed access points from Prospect and the Frontage Road satisfy the separation requirements for the code -required two points of access for emergency services to the development. Any proposed connection would need to cross a significant natural area that is slated for preservation by the ODP. This natural area has stands of existing trees, wetlands and wildlife habitat associated with Boxelder Creek and the natural area buffers that provide wildlife habitat and wildlife corridors paralleling both the Lake Canal and Cache La Poudre irrigation ditches. These natural areas would be impacted by an additional connection. The proposed connection would encourage road construction adjacent to or within the F.E.M.A. 100-year floodplain. The City of Fort Collins defined floodway associated with Boxelder Creek exists in this area and is approximately 125' at its narrowest point. Any additional connection would encourage development within and/or adjacent to the floodway. Twelve feet of grade change exists between the proposed residential development and the 1-25 Frontage Road. C OKY5@@ o urban design, inc. Bicycle and pedestrian connectivity will be provided by trails proposed by the City of Fort Collins Parks and Recreation Policy Master Plan. The applicant proposes for this portion of the site to remain a natural area, and maintains this would be the most beneficial use. The applicant believes that a vehicular connection wouild detract from this proposed natural area while providing minimal benefits to vehicular circulation for the development. urban design, inc. This remnant of Cooper Slough does not provide significant waterfowl or water bird habitat. (From the Ecological Characterization Study completed by Wildland Consultants, Inc. - attached) The existing Box Elder Estates development borders the western boundary of this remnant of Cooper Slough. In some areas, existing right-of-way and developed lots are closer than 35' to the wetland edge. A 300' buffer (or any buffer greater than 50' to 100') in impractical to the west of this remnant of the Cooper Slough, due to the existing residential development in that area. Imposing a large buffer to the east when no such buffer can be implemented to the west does not accomplish the intent of the regulation. Urban Design Exhibit A — Location Map Exhibit B — Wetland Buffer Zone Comparison Map Exhibit C — Photographs of Cooper Slough adjacent to Project Site Exhibit D — Photographs of Cooper Slough at Vine Drive Ecological Characterization Study for Project Site May 14 03 06:37a MRTTHEW J DELICH 970 669 2061 p•2 0 0 0 U 0 a LLI K d O W a 7 �I i■ r MEMORANDUM TO- Stan Whitaker, Western ProperLy Advisors Joe Carter/F.1don Ward, CiLyscape urban Design o Miko Brake, JR Rngineering u7 Tess Jones, COOT Region 4 CiLy of Furl Collins o � FROM: Matt Delich 4 DATE: May 13, 2003 ur SUBJECT: Intorntnto Land - West Frontage Road intersections analyses, (File: 0311ME02) In a meeting concerning the Interstate Land development, Tess fD ,Tone. requested a preliminary determination of the left -turn 0 movement.;!; aL two key intersections along the We t. h'rontayc Road n (WFR). 'The key intersections are. shown in Figure 1. The expre:;sec concern wan, would there be sufficient separation between these two _w intersections to accommodate the southbound left turns at o intersection A and the northbound left turns at intersection B. In x a order to do this, the compl etc transportation impact ::Ludy (TIS) is not required. However, a trip gcnorat.ion ost.imat.e and a Lraffic assignment of the generated peak hour trips is necessary. As indir_•atcd in Figure 1., ttrere dr'e two distinct component3 of the Interstate Land development. Tn the southeast portion of the site (cast and south of the WFR), the land unr.:; are commercial. (hotel, office, retail, etc.). West of the WFR, t.hc land user. are residentiai with a small component of ofticc uses. It is expected that. a I'igh distribution of son;c of the commerciai uses (hotCL, retail, etc.) would be rclatrd Iso 1-25 and paassby traffic on Prospect Road. The distribution for employment commercial uses (of.fire, etc.) would be related to population centers in the Fort. Collins area. The trip distribution for the residential land uses would be related to job locations in Northern Colorado. Based upon this trip O distribution, a traffic as.^.ignment of thr si.Le generated traffic was z performed. Figure 2 show3 the forncant-ed peak hour movemer Ls aL Lhe w key intersections. The only movements shown are those which are z related to the cxpresscd concern. When the TIS is completed, all c7 internee Lions and turning movements will be shown. z w zo The distar:ce between intersections A and n is approximately 490 F feet, on -centers. The functional distance, available for vehicle r.Loraye, is approx.ima Lcly 140 feet. At both of these intcrsecti.onn, Othe WFR will be the through street. Therefore, delays to the major a w street left turns will be a function of the opposing through traffic zd on the WI'R. A typical "rule of thumb" for vehicle storage is one N foot per left-Lurninq vehicle (25 feet). Since. Lhe posted speed is � 30 mph, the 1 of t.-turn lane components should include storage and O taper. At 30 mph, Lhe torpor is 5:1 or 96 feet for a 12 foot - transition. Summing all of these components results in a total a length of 252 feet. This is less than the available 440 feet. H Therefore, it is concluded that the separation between intersections A and B is advquat.c. May 14 03 06:37a MATTHEW J DELICH 970 669 20GI p.3 Ctlf OF COflib�M. `� •�.avKi:f A. t:erviN MM� 1 ' KEY )N`r'ERSECTIONS Fj vRB J May 14 03 06:38a MATTHEW J DELICH 970 688 20GI p.4 26SI OB,UTIAL A � A PEdK Hour- LEF'i TURNS AMIKM FIGURE 12 Co�M@@o urban design, inc. Interstate Land Overall Development Plan Statement of Planning Objectives August 13, 2003 Interstate Land is located on +177.15 acres at the intersection of Interstate 25 and Prospect Road and represents the implementation of a "Low Density Mixed Use Neighborhood" district, Commercial Corridor District, Employment District and Urban Estate District as defined in City Plan. The proposed uses are consistent with the adopted Structure Plan, and other City Plan elements as indicated below. All uses proposed are 'Type 1" or "Type 2" uses as defined in the Land Use Code. City Plan Principles and Policies Interstate Land is consistent with the applicable Land Use Principles and Policies adopted by the City of Fort Collins. The site is designed to contribute positively to the type of neighborhoods found in the City, and will promote a compact development pattern by encouraging development in a mixed -use neighborhood, conducive to bicycle, pedestrian, and transit use. The plan proposes transitions of higher density development closer to 1-25 and lower density single-family detached development adjacent to existing large lot single-family residential along the western boundary of the property. Adequate public facilities are available, or are anticipated to serve the proposed development, and the development is proposed at the densities encouraged in City Plan. Several natural areas exist within this site and are shown on the ODP. Natural areas have been preserved and buffers from these areas are proposed. Common active open space is provided within a small neighborhood park, other parks and detention areas and a future city park. Transportation principles and policies promote development designs that are pedestrian and transit friendly, provide easy access to "multi -modal" streets, and allow easy connections to the planned, community wide, pedestrian network; while recognizing that private automobiles will continue to be an important means of transportation. At Interstate Land, emphasis has been placed on providing a strong pedestrian connection throughout the community as evident by the internal pedestrian circulation patterns shown on the plan. City of Fort Collins proposed trail sections have been shown along Box Elder Creek and the Cache la Poudre ditch. 'Y The 1-25 Subarea Plan has not been adopted at the time of this submittal and was not referenced when creating this ODP. Community Appearance and Design related principles and policies describe elements such as street design, layout and appropriate public spaces that are reflected in the plans for Interstate Land. The Interstate Land project, by its proximity to 1-25, acts as a gateway into the City of Fort Collins. Natural area preservation adjacent to Prospect Road and Boxelder Creek enhances this gateway. A variety of housing types (multi -family buildings, townhomes, small lot single-family, and standard single-family lots) and densities are planned within Interstate Land. The vehicular and pedestrian circulation system is designed to reduce potential VMTs by creating direct pedestrian routes to multi -modal streets, parks, employment, future commercial development, and other common destinations. Interstate Land is planned as a walkable, livable and varied neighborhood. An interconnected network of streets and walkways lead to common destination in and near the neighborhood. Edges of the neighborhood are clearly defined by major streets, open space and natural areas and features. A mix of housing types and lot sizes is proposed within the Development. The LMN Zone district will have a density over five (5) units per acre. Standard lot single-family houses, small lot single-family houses and multi -family units are anticipated. The Employment Zone district is expected to have 25% of it area dedicated to secondary uses and a minimum density of 7 dwelling units per net acre. Additional residential development is allowed within the Commercial District although none is planned at this time. II. Open Space & Circulation Systems Open space areas and major circulation corridors, as defined on the Structure Plan, are major factors influencing the design. As indicated above, the neighborhood is planned to provide easy pedestrian access to the internal neighborhood parks and open spaces, the proposed city park, natural areas, the proposed commercial development, the future neighborhood center within this development, and the multi -modal streets along the east and south property lines; as well as allowing convenient connections between on -site dwellings. A variety of open space areas will be available to the residents including the proposed small neighborhood park, open spaces, the city park and the natural areas surrounding the residential development. All of these areas are within easy walking distance of the majority of the dwellings in the neighborhood. III. Ownership & Maintenance Privately owned open spaces within the Limits of Development at Interstate Land will be owned and maintained by owners' associations. All detached dwellings are planned to be platted on fee simple lots, and are anticipated to be individually owned. The future City Park will be owned and maintained by the City of Fort Collins. IV. Estimated Employment Primary and secondary employment uses are planned on site as well as approximately 22 acres of commercial development. The neighborhood is well located to provide housing opportunities in close proximity to the expanding employment along the 1-25 corridor, Highway 14 Corridor, the Prospect employment district and downtown Fort Collins. V. Planning Rationale & Assumptions Interstate Land is planned as a walkable, livable, and varied neighborhood. An interconnected network of streets and walkways lead to common destinations (future neighborhood center, future city park, small neighborhood park) within the neighborhood. Housing types are located so as to minimize traffic conflicts, form transitions to existing and future development, work with the existing topography, maximize solar orientation of single-family lots, and optimize resident access to common elements. VI. Applicable Criteria The uses proposed at Interstate Land are: - Standard and small lot single-family detached dwellings - Multifamily dwellings - A small neighborhood center - Commercial Development - Primary and Secondary Employment Zone district uses - A 10 t0 14 acre city park with possible expansion opportunity - Passive recreation within natural areas The residential density within the LMN Zone of 5 to 8 dwelling units per acre is proposed. The LMN zone accounts for approximately sixty-five percent (67%) of the total density of the site. The residential density of the Employment Zone of a minimum of 7 dwelling units is proposed. The Employment district will support approximately thirty-five percent (33%) of the total residential density of the site. No residential development is expected within the UE (Urban Estate Zone) at this time. A neighborhood center serving Interstate Land is planned as a part of this development and is located near Prospect Road. No known existing neighborhood centers are within 3,960 feet of the proposed center. Approximately twenty-two acres of commercial development are proposed at the northwest quadrant of 1-25 and Prospect Road between the 1-25 Frontage Road and the highway. The proposed small neighborhood park is within 1/3rd mile of over 90% of the anticipated dwellings at Interstate Land. No residential blocks at Interstate Land are greater than 12 acres in size without including a park; and no blocks exceed 700 feet in length without a green space area to break up the block length. Street Pattern and Connectivity Standards are not met on the proposed plan due "...to unusual topographic features... or a natural area or feature." as per the Land Use Code. Cooper Slough prevents the connectivity between the proposed residential development and Box Elder Estates. The Land Use Code requires a 240' to 300' buffer from the edge of Cooper Slough, which is also in conflict with connectivity requirements. Access to the site is from Prospect Road and the 1-25 Frontage Road. At the neighborhood meeting, residents of Box Elder Estates expressed adamant opposition to the concept of any vehicular connection to their neighborhood. No vehicular connection has been shown on this ODP and Alternative Compliance to this Land Use Code standard is expected to be submitted. Compact Urban Growth Standards are met with the proposed plan. VII. Conflict Mitigation Natural areas will be enhanced where required. A 100' buffer along Boxelder Creek and a 50' buffer along the Cache la Poudre ditch have been created per the land use code. The buffer along Cooper Slough has been reduced to an average of 254' per code standards. The buffer area will be enhanced with additional landscape plantings. No connectivity across Cooper Slough is proposed. Vill. Development Phasing Development of the site is scheduled begin in 2004 and will continue through 2008.