HomeMy WebLinkAboutARAPAHOE/MOUNTAINRIDGE FARM - MASTER PLAN - 55-87 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM No_3
PLANNING AND ZONING BOARD MEETING OF October 26, 1987
STAFF REPORT
PROJECT: Arapahoe/Mountain Ridge, Master Plan - 455-87.
APPLICANT: G.T. Land Colorado Inc. OWNER: G.T. Land Colorado Inc.
c/o Cityscape Urban Design 3555 Stanford Rd.
210 Old Town Square, #242 Suite 100
Fort Collins, CO 80524 Fort Collins, CO 80525
PROJECT PLANNER: Linda Ripley
PROJECT DESCRIPTION: Master Plan proposing mixed use development on 224.4
acres located northeast of the intersection of Taft Hill Road and Harmony
Road, zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: Although no definite plans for development of the sub-
ject properties exist at this time, the applicant has submitted this Master
Plan to assist in determining the general street system serving the site
and adjacent properties, to determine the general land use pattern and
explore the site as a possible location for the City's proposed Youth
Sports Center. The land use pattern indicated on the Master Plan is consis-
tent with the City's Goals and Objectives and the Land Use Policies Plan
regarding neighborhood planning and locational criteria for various land
uses. Since there are no immediate development plans for this property,
the applicant has submitted a Variance Request asking that no First Phase
Preliminary be required as part of the application.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Arapahoe/Mountain Ridge Master Plan #55-87
P & Z Meeting - October 26, 1987
Page 2
1. Background:
The surrounding zoning and land uses are as follows:
N: County; Single Family (Imperial Estates)
RP; Single Family (Stoneridge)
RE; Estate Lots (Skyline Acres)
S: County; (Undeveloped)
Johnson Elementary School
RLP; Townhomes (The Villages at Harmony West)
RLP; Townhomes (Pineview)
E: RLP; Single Family (Four Seasons)
Johnson Elementary School and Future Junior High School
RLP; Single Family and Multi -Family (Regency Park PUD)
W: County; Single Family (Taft Canyon)
County; Single Family (Imperial Estates)
The property was annexed into the City as part of the Horsetooth-Harmony
West Annexation, June 3, 1980.
2. LAND USE
Residential land uses include 350 single family units, 132 patio hones, 60
townhomes and 762 multi -family units. In addition the Master Plan proposes
25,000 SF of Convenience Commercial on 3 acres, 100,000 SF of Business Ser-
vice Uses on 12 acres and a 45,000 SF Church on 5 acres. A future water
pump station on 3 acres, as requested by the Water and Sewer Department is
also provided.
The residential land uses provide for a mix of housing types at densities
ranging from 3.3 dwelling units per acre to 12 dwelling units per acre.
Single family units are located within walking distance of schools and
parks, while higher density housing is closer to the surrounding arterial
streets for easy access to shopping and employment centers. The convenience
commercial and business service uses are within walking distance of resi-
dential areas and can be readily served by arterial and collector streets
as well as alternative transportation modes.
3. Neighborhood Compatibility
A neighborhood meeting was held August 25, 1987 at Rocky Mountain High
School. A summary of the neighborhood's questions, concerns and comments
are attached.
Arapahoe/Mountain Ridge Master Plan #55-87
P & Z Meeting - October 26, 1987
Page 3
4. Design
The land use pattern is consistent with the Land Use Policies Plan and the
proposed alignments for arterial and collector streets conform to the
City's Master Street Plan.
Landscape buffers are provided along arterial streets and where single fam-
ily areas are adjacent to more intense land uses. There is a pedes-
trian/bike trail located along the northern edge of parcel 1 connecting
single family areas to the school and park sites. It is anticipated that
this trail will be built within an easement required for a proposed 60 inch
water line at this location. Another trail system follows the Pleasant
Valley and Lake Canal.
RECOMMENDATION:
Since there are no immediate develop plans for the property, Staff recom-
mends approval of the Variance Request eliminating the First Phase Prelimi-
nary requirement.
The project is consistent with the City's Goals and Objectives and the Land
Use Policies Plan, therefore Staff recommends approval of the Arapa-
hoe/Mountain Ridge Master Plan, #55-87.
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ARAPHOE/MOUNTAIN RIDGE FARM
LAND USE BREAKDOWN
NON-RES.
FLOOR
GROSS DWELLING FLOOR AREA
PARCEL LAND USE AREA UNITS DENSITY AREA RATIO
1-A
Pump Station
3.0
ac
units
0
du/ac
0
sq
ft
1-B
Single Family
83.0
ac
290
units
3.5
du/ac
0
sq
ft
i-C
Patio Homes
10.0
ac
60
units
6.0
du/ac
0
sq
ft
1-D
Convenience Retail
3.0
ac
units
0
du/ac
25,000
sq
ft 5.2:1
1-E
Open Space
3.5
ac
units
0
du/ac
0
sq
ft
1-F
Multi -Family
44.0
ac
528
units
12.0
du/ac
0
sq
ft
1-G
Business Services
12.0
ac
units
0
du/ac
100,000
sq
ft 5.2:1
2-A
Single Family
8.7
ac
20
units
2.3
du/ac
0
sq
ft
2-13
Patio Homes
12.3
ac
72
units
5.9
du/ac
0
sq
ft
2-C
Single Family
12.0
ac
40
units
3.3
du/ac
0
sq
ft
2-D
Church
5.0
ac
units
0
du/ac
45,000
sq
ft 4.8:1
2-E
Multi -Family
12.5
ac
150
units
12.0
du/ac
0
sq
ft
2-F
Multi -Family
8.3
ac
84
units
10.1
du/ac
0
sq
ft
2-G
Townhomes
2.7
ac
24
units
6.9
du/ac
0
sq
ft
2-H
------------------------------------------------------------------------------------------
Townhomes
4.4
ac
36
units
8.2
du/ac
0
sq
ft
TOTALS
224.4
ac
1304
units
170,000
sq
ft
Maximum Building Height: 40'
Typical Residential Open Space: 35%
Typical Nonresidential Open Space: 20%
October 15, 1987
Planning and Zoning Board
c/o Linda Ripley, City Planner
City of Fort Collins
Community Development Department
P.O. Box 580
Fort Collins, CO 80522
Dear Board Members;
0
urban design, inc.
bldg. 21 suite 242, old town square
fort collins, colorado 80524
(303)221-0731
Discussions between the Fort Collins City Staff and
representatives of the Arapahoe and Mountain Ridge Farms have led
to the mutual conclusion that, although no definite plans for
development of the subject properties exist at this time, it is
appropriate that a Master Plan be formulated and approved. This
Master Plan is intended as a tool to assist in:
- Determining the general street system serving the site and
adjacent properties. Areas of concern regarding the street
system include:
* The realignment of Harmony Road to connect with County
Road 38E at Taft Hill Road.
* The extension of Seneca Street across Harmony in an
alignment that will allow eventual extension to a safe
intersection with Taft Hill Road.
* Improved future access to Johnson Elementary School
The collector streets indicated on the proposed Master Plan
are generally consistent with the City-s Master Street Plan,
and have been reviewed with the City Traffic Engineer.
- Determine the general land use pattern anticipated with the
future development of the area.
- Explore the site as a possible location for the Youth Sports
Center identified by Parks and Recreation as a future need
of the City.
�M g O fO�o
urban design, inc.
The applicant is therefore requesting that a variance be
granted allowing the proposed Master Plan approval without
submittal of a Phase I Preliminary PUD.
Thank you for your consideration.
Sincerely, %
C�V
Eldon Ward
cc: Michael Byrne, G.T. Land Colorado Inc.
urban design, inc.
ARAPAHOE/MOUNTAIN RIDGE FARM
Statement of Planning Objectives
September 4, 1987
Discussions between the Fort Collins City Staff and
representatives of the Arapahoe and Mountain Ridge Farms have led
to the mutual conclusion that, although no definite plans for
development of the subject properties exist at this time, it is
appropriate that a Master Plan be formulated and approved. This
Master Plan is intended as a tool to assist in:
- Determining the general street system serving the site and
adjacent properties. Areas of concern regarding the street
system include:
* The realignment of Harmony Road to connect with County
Road 38E at Taft Hill Road.
* The extension of Seneca Street across Harmony in an
alignment that will allow eventual extension to a safe
intersection with Taft Hill Road.
* Improved future access to Johnson Elementary School
The collector streets indicated on the proposed Master Plan
are generally consistent with the City's Master Street Plan,
and have been reviewed with the City Traffic Engineer.
- Determine the general land use pattern anticipated with the
future development of the area.
- Explore the site as a possible location for the Youth Sports
Center identified by Parks and Recreation as a future need
of the City.
The land use pattern indicated on the Arapahoe/Mountain Ridge
Master Plan is consistent with the adopted Land Use Policies Plan
of the City of Fort Collins, both with regard to neighborhood
planning and locational criteria for various land uses.
There is no definite phasing or development schedule for the
site. It is estimated that development of the subject properties
may begin as early as 1989, and continue beyond 1995. The land
uses indicated would provide employment for an estimated 375
persons.
- 1 -
9 •
NEIGHBORHOOD MEETING
ITEM: The Arapahoe/Mountain Ridge Farm Master Plan
DATE: August 25, 1987
LOCATION: Rocky Mountain High School
APPLICANT: G.T. Land Colorado Inc.
CONSULTANT: Cityscape Urban Design c/o Mr. Eldon Ward
QUESTIONS, CONCERNS, AND COMMENTS:
1. The master plan proposes to shift Harmony Road to the north. What
would happen to the old alignment?
RESPONSE: The old alignment would be preserved but downgraded to the status
of a collector street. The intersection of the present alignment with Taft
Hill Road is at the bottom of a hill which is a dangerous situation. The
intent is to reduce traffic volumes at the dangerous area and move up north
to the new alignment.
2. The elementary school site at Regency Drive and Seneca Drive is sched-
uled to open in the Fall of 1988. However, without development of this
area, there are no roads from the Imperial Estates subdivision to the school
site. How are school children expected to get to the school without the
benefit of roads?
RESPONSE: At this time, it appears the school will open far in advance of
the development proposed in the master plan. Therefore, children will
either have to walk across the field or be bussed to the school via the
existing arterial streets and the newly constructed Regency Drive and the
proposed 'Wakerobin Drive.
3. The proposed location for the 60 inch water and sewer line to be con-
structed by the City of Fort Collins would make an ideal pedestrian and bike
path easement for linking Imperial Estates to the elementary school. What
are the chances of this concept?
RESPONSE: The City of Fort Collins Water and Sewer Department is presently
studying several alignments for this very large water line. Each alignment
represents various costs and benefits which must be analyzed. There would
be many advantages for the line to be placed under a street right-of-way
such as no acquisition costs and hard surface area to prevent subsidence.
The proposed Harmony Road alignment would offer these advantages but may be
too far south for the proposed water service area. Another scenario is to
run due east from Taft Hill Road just south to the rear lot lines in Impe-
rial Estates. The chances are very good that if the line were to be placed
•
out of a street right-of-way, then a pedestrian-bikepath easement linking
the school site or the proposed park site would be a strong possibility.
4. What would be the proposed density of the residential area immediately
south of Imperial Estates?
RESPONSE: Approximately 3 - 4 dwelling units per acre.
5. What is meant by a "Youth Sports Center"?
RESPONSE: The Parks and Recreation Department of the City of Fort Collins
has been investigating the concept of a large park devoted to playing fields
for organized youth sports. The fields would be for youth leagues in soc-
cer, junior football, tee ball and little league baseball. This would offer
a centralized location as opposed to all over the city.
6. Who would provide sewer service to the master plan area?
RESPONSE: The City of Fort Collins Water and Sewer Department.
7. Would Imperial Estates be required to hook into the proposed City sewer
system?
RESPONSE: No. G.T. Land or the eventual developers of the master plan area
have absolutely nothing to do with the conversion of existing leach fields
to sanitary sewer in the Imperial Estates subdivision.
8. Is the master plan exercise the same as zoning the land?
RESPONSE: No. Any development would be required to go through the full
seven week review process as per the Planned Unit Development Ordinance.
9. What kind of commercial uses are envisioned for the 12 acres along Taft
Hill Road?
RESPONSE: Please keep in mind that G.T. Land is not a builder, however the
uses would probably resemble a neighborhood center on a smaller scale.
10. What would be the extent of improvements to Taft Hill Road if the area
develops?
RESPONSE: It would be improved to full arterial status.
11. Will Imperial Estates be annexed as a result of this master plan or
development of the master plan area?
RESPONSE: No. The master plan area is already annexed into the City.
12. What would be the extent of improvements to Harmony Road?
RESPONSE: It also would be improved to full arterial standards.
13. What is the time frame for development of the area?
RESPONSE: Since G.T. Land is not a developer, it is difficult to antici-
pate a time table for development. A good guess would be 5 - 10 years.
14. The neighborhood group, in general, is opposed to extending any of the
existing local streets in Imperial Estates to serve the master plan area.
In particular, the streets surrounding the proposed neighborhood park (not
the 80 acre youth park) should not be extended into the existing subdivi-
sion. Such streets would become "drag strips" and cause neighborhood dis-
turbance.
RESPONSE: G.T. Land has no particular preference to extend local streets
into Imperial Estates. However, the City has indicated that the most
efficient transportation function would call for a local street connection
to the south to join existing Westfield Drive to proposed Seneca Drive.
From the City's point of view, such a connection would provide access for
residents of Imperial Estates to travel to a collector (Seneca) to gain
access to a neighborhood park, an elementary school, and a proposed junior
high school without having to get on any of the surrounding arterial
streets. In addition, the local streets in Imperial Estates have already
been platted and dedicated to the property line so no additional right-of-
way would have to be obtained. It is the stated policy of the Transporta-
tion Department for traffic within each square mile section of the City to
have an internal system of local and collector streets.
15. What would be the extent of the improvements to Shields.
RESPONSE: Again, it would be improved to full arterial standards.
16. When will the final configuration of the proposed and future streets be
determined?
RESPONSE: The final configuration would be at the time of development
through the Planned Unit Development process.
17. Who will maintain the streets?
RESPONSE: In the City of Fort Collins, all publicly dedicated streets are
maintained by the City. The streets in Imperial Estates are under the
jurisdiction of Larimer County and would not be maintained by the City.
18. How long would it be for the City to force Imperial Estates to annex?
RESPONSE: When a parcel of land is an enclave, that is totally surrounded
by the City, then after three years, the City may force an annexation as per
the state annexation laws.
19. When will the neighborhood park be developed?
RESPONSE: This will be difficult to determine. Neighborhood parks are
built based on the parkland dedication fee collected at the time of
building permit issuance. When a certain amount of funds are collected per
section, (square mile defined by Harmony, Shields, Horsetooth, and Taft
Hill) then the City Parks and Recreation Department will construct the first
phase. Fees are only collected on land within the city limit so any land
not annexed will not generate any fees.
20. What will be the value of the future homes?
RESPONSE: Since G.T. Land is not a homebuilder, it is difficult to guess."
21. What will be the density of the propose multi -family area?
RESPONSE: Approximately 8 - 12 dwelling units per acre.
22. Will there be the addition of traffic signals at the intersections?
RESPONSE: Yes, there will eventually be traffic signals at all the arterial
to arterial intersections.
23. What is the equivalent of a 56 acre commercial area as depicted in 1-F?
RESPONSE: The equivalent would be either the Campus West Area or the Target
and Best Area.
24. Would horses be allowed in a City Neighborhood Park?
RESPONSE: That is a good question. Since the park is not designed yet,
perhaps the neighborhood group could ask for horse trails. Please contact
Mr. Randy Balok, Parks and Recreation Dept. for further information.
25. When will the Water and Sewer Department decide on the location of the
60 inch water line?
RESPONSE: Hopefully, the preferred alignment will be decided by the end
of the year.
26. Will there be any re -configuration of the Pleasant Valley and Lake
Canal?
RESPONSE: There has already been some work done to the canal but no major
work is anticipated.
27. Will there be parking on Seneca Street for the Neighborhood Park?
RESPONSE: Yes.
28. What guarantees are there that public streets will be built in time to
serve the new development?
RESPONSE: The City requires the developer to construct public improvements
prior to the issuance of a building permit via the Development Agreement.
•
@I
Joseph & Penelope Fonfara
3911 Royal Dr.
Ft. Collins, CO 90526
Linda Ripley
Senior City Planner
Office of Development Services, Planning
300 LaPorte Ave.
P.O. Box 580
Ft. Collins, CO 80522
Ms. Ripley,
✓ ! 0CT z o 1%7
October 18, 1987
As we are unable to attend the public hearing pertaining to the
proposed development known as Arapahoe/ Mountain Ridge Farm, case
number #55-87, we are using a letter to express our disproval of this
development. We feel that the timing is wrong for a development of
this sort and that nothing is to gained by allowing this proposal to
proceed.
A quick trip around the area will show many unsold homes and a
great surplus of unleased store fronts in already existing projects.
There is no need for more of the same.
In a recent meeting concerning this same issue, it was mentioned
that our town board has an "open door" policy and that it is not their
aim to restrict development. I submit that this is an anachronistic
and unrealistic approach and more strictly regulated growth might be a
better view. Irresponsible development and the realtor's approach of
"bigger is better" simply do not make sense in today's economy.
There may be a day when this proposed plan may be feasible but that
day is not today.
I trust you will consider these comments as you make your planning
decisions and recommendations.
Respectfully,
Joseph & Penny Fonfara
3811 Royal Dr.
Ft. Collins, CO 80526