HomeMy WebLinkAboutOAK/COTTONWOOD FARM AMENDED OVERALL DEVELOPMENT PLAN - 54-87F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS ITEM NO. 15
MEETING DATE 6/2 2/9 2
AL. STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Oak-Cottonwood Farm Amended Overall Development
Plan - #54-87F
APPLICANT: G.T. Land Colorado, Inc.
c/o Cityscape Urban Design
3030 South College Avenue
Fort Collins, CO. 80525
OWNER: G.T. Land Colorado, Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for an amendment to Oak-Cottonwood Farm Overall
Development Plan. The request includes a redesignation of
potential land uses and proposed residential densities. One of the
primary changes is the request to change the 2 . 9 acres at the
southwest corner of Harmony Road and Boardwalk Drive from
Retail/Office to Auto Related and Roadside Commercial. Oak-
Cottonwood Farm is located south of Harmony Road, west of Lemay
Avenue, north of Southridge Greens Boulevard (extended) , and
approximately 1/2 mile east of College Avenue. The 271 acres are
zoned r-p, Planned Residential, with conditions.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The request to amend the Oak-Cottonwood Farm Overall Development
Plan was reviewed for compliance with the Land Use Policies Plan,
an element of the City' s Comprehensive Plan. The Land Use Policies
Plan supports the change of designation on Parcel S to Auto Related
and Roadside Commercial. The land use restrictions intended to
buffer Fairway Estates that were noted on the 1987 amendment have
been codified on the present request. The other changes involve
shifting of densities and land use designations and are relatively
minor in nature. The drop-off zone for Werner Elementary School,
shown on Parcel I, has been approved, in concept, by Poudre R-1
School District. The modified southern collector system is
designed to also serve the square mile to the south. The amended
O. D. P. is feasible from a traffic engineering standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750
PLANNING DEPARTMENT
110 •
Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: bp, R-L-P; Vacant and single family homes (Mallards and
Whalers Cove)
S: r-l-p; Vacant (Huntington Hills P.U.D. and future
community park)
E: rp, bp; Office, industrial, church, single family (Oak
Ridge)
W: FA, FA-1, R, (County) ; Single family (Fairway Estates,
Fossil Creek Meadows)
The 271 acre parcel was annexed and zoned into the City on June 23 ,
1980, as part of a larger property known as the Keenland
Annexation. The original Overall Development Plan was approved on
October 26, 1987.
When the Oak-Cottonwood Farm was annexed and zoned in 1980,
Ordinance #112-80 stipulated the following conditions:
A. The zoning is conditioned that development occur under a
master plan in accordance with the zoning ordinance of the
City relating to master planning in effect at the time of such
development.
B. Residential development in the R-P, Planned Residential
District, be limited to a maximum of eight (8) dwelling units
per acre.
On April 24 , 1989, the Planning and Zoning Board approved a request
to amend the Oak-Cottonwood Farm Overall Development Plan to
designate "Community Regional Shopping Center" as an allowable land
use on then Parcel 1-B (now Parcel R) . This parcel is known as the
Harmony Market P.U. D. This same amendment also included
designating detailed, specific land uses on then Parcels 1-G and 1-
H in order to provide transitional buffering along the western
edge.
The following three filings have been approved in Oak-Cottonwood
Farm:
Pace Warehouse at Harmony Market - April 24 , 1989
Builders Square at Harmony Market - July 23 , 1990
Steele's Market at Harmony Market - September 24 , 1990
Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 3
2 . Comparison of the Current Plan to the Proposed Amendment:
PARCEL' 1989 PARCEL 1992
1-A Retail/Office (2 . 8 ac) S Auto
Related/Roadside
Commercial
(2 . 9 ac)
1-B Community/Regional R Community/Regional
(50. 9 ac) (50. 3 ac)
1-C Office/Medical Q Business/Multi-
(20.7 ac) Family
(30. 7 ac)
1-D Multi-Family (10 ac) P Potential
Neighborhood Park
(13 . 0 ac)
1-E Neighborhood Park P Potential
(11. 2 ac) Neighborhood Park
(13 . 0 ac)
1-F Patio Homes (6. 4 ac) G/F Low Density
Residential
1-G Single Family (18 .7 ac) U/V/G Low Density
Residential & R-L
Uses (31. 3 ac)
1-H Patio Homes (4 . 0 ac) T R-L-M Uses &
Office/Daycare
(3 . 8 ac)
2-A Patio Homes (11.4 ac) F/E Low/Medium Density
Residential
(23 . 6 ac)
2-B Multi-Family (7 . 2 ac) F Low Density
Residential
(11. 2 ac)
2-C Business Service N Multi-
(15.2 ac) Family/Business
Service (9.7 ac)
2-D Business Service E Low/Medium Density
(6. 4 ac) Residential
(12 .4 ac)
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Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 4
PARCEL 1989 PARCEL 1992
2-E Patio Homes (25 ac) C/B Low Density
Residential
(24 . 4 ac)
2-F Multi-Family (23 . 6 ac) B/A Low Density/Multi-
Family (26. 3 ac)
2-G Townhomes (10. 3 ac) L Low Density
Residential
2-H Single Family (47 .4 ac) J/K/D/H Low/Medium
(60. 3 ac)
3 . Features of the Amendment:
One of the primary changes is the request to convert old Parcel 1-A
from Retail/Office to new Parcel S for Auto Related and Roadside
Commercial. Another important change is to consolidate old Parcels
1-G and 1-H into new Parcels T, U, & V. This new configuration
reflects the agreement by the landowner to establish low intensity
uses along the border with Fairway Estates.
South of Oak Ridge Drive, old Parcel 1-C is changed from Office
Park/Major Medical to new Parcel Q for Business Services and/or
Multi-Family Residential. This change reflects a lowering of
intensity on this parcel. The primary function of this parcel,
however, does not change and the uses on this parcel are expected
to provide a transition from Harmony Market P.U.D. to the single
family residential areas.
Boardwalk Drive shifts to the east with the amendment but still
aligns with Keenland Drive. This allows a deeper area for single
family development between Boardwalk Drive and Mail Creek Ditch.
This area is reduced in intensity from Patio Homes to Low Density
Residential .
Overall, the 1989 Plan indicates 66 acres in Single Family while
the 1992 Plan indicates 139 acres. The 1989 Plan indicates 98
acres in Townhomes/Patio Homes/Multi-Family while the 1992 Plan
indicates 66 acres in Medium Density Residential/Multi-Family. The
shift, therefore, is biased in favor of lower densities with the
higher densities located along Oak Ridge Drive and Lemay Avenue to
provide a transition of intensity.
The amendment indicates an easterly access point to Werner
Elementary School. This access has been reviewed and approved by
the representatives of Poudre R-1 School District. While this
410 II!
Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 5
access is only a schematic, it is anticipated that it will consist
of a one-way drop off loop, gate, and path across the playground.
Finally, the southerly collector system has been revised. Fossil
Creek Parkway will no longer parallel the southerly property line
to intersect with Southridge Greens Boulevard. Rather, a new
collector street will extend south over Mail Creek to intersect
with an extended Fossil Creek Parkway south of the Oak-Cottonwood
Farm. The future Fossil Creek Parkway may pass under this
connection. Since the exact alignment of Fossil Creek Parkway and
Fossil Creek Trail are not known at this time, the exact location
of this street connection will be determined at a future date.
4 . Plans and Policies:
A. New Parcel S:
The request to amend the Oak-Cottonwood Farm Overall Development
Plan has been reviewed against the criteria of the Land Use
Policies Plan and other elements of the Comprehensive Plan. The
request to amend old Parcel 1-A from Retail/Office to new Parcel S
for Auto Related and Roadside Commercial has been evaluated by the
elements of the Comprehensive Plan.
Since the adoption of the City's Land Use Policies Plan and the
implementation of the Land Development Guidance System, Staff has
attempted to define a hierarchy of commercial uses in the City.
These commercial classifications were made in order to gain a
better understanding of commercial development, to provide for a
more logical community-wide land use pattern, to protect
neighborhoods from intrusive or disruptive commercial development,
and to better plan the transportation facilities which are needed
to serve these uses. This hierarchy is divided into the following
major classifications:
1. Regional/Community Shopping Centers
2 . Neighborhood Service Centers
3 . Neighborhood Convenience Shopping Centers
4 . Business Service Uses
5. Auto Related and Roadside Commercial Uses
Much of the strategy behind these classifications is to establish
a commercial land use pattern that discourages daily vehicular
trips to South College Avenue for day-to-day goods and services.
As a result, the spatial dispersion of commercial development is
encouraged. This allows College Avenue to better function as a
focal point for the less frequent shopping trips such as home
furnishings, clothing, and automobiles.
411
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Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 6
Staff Finding: Parcel S, as a location for an Auto Related and
Roadside Commercial use, is located approximately one-half mile
east of South College Avenue. The location on a collector street
allows easy access to the internal portions of the 271 acre Oak-
Cottonwood Farm. The location is logical for retail activities
which are generally considered and typically found along highways
and arterial streets.
Land Use Policy #21:
"All levels of commercial developments, including convenience,
neighborhood, community and regional shopping which have
significant negative transportation impacts on South College Avenue
will be discouraged from gaining their primary access from College
Avenue. "
Staff Finding: Parcel S is one-half mile east of South College
Avenue.
Land Use Policy #22 :
"Preferential consideration shall be given to urban development
proposals which are contiguous to existing development within the
city limits or consistent with the phasing plan for the City' s
urban growth area. "
Staff Finding: Parcel S is adjacent to a major arterial street, a
collector street, Harmony Market P.U.D. , and can be served by
existing streets and utilities. Development of Parcel S would not
be out of sequence with the pattern of urban development.
Parcel S does not meet the definition of a Neighborhood Convenience
Shopping Center since it does not potentially have sufficient
acreage for four or more business establishments. However, it is
located within and intended primarily to serve the consumer demands
of the residential portions of Oak-Cottonwood Farm. Consequently,
development of this site will be reviewed according to the criteria
found under the Auto Related and Roadside Commercial Point Chart of
the L.D.G.S. In order to promote the desired level of site,
landscape, and architectural design quality, Staff recommends the
following condition be placed on the Amended Overall Development
for Parcel S only"
If the development of Parcel S results in evaluation by the Auto
Related and Roadside Commercial Point Chart of the Land Development
Guidance System, then the design guidelines found in the
Neighborhood Convenience Shopping Center: Design Guidelines,
Policies and Criteria (an element of the City' s Comprehensive Plan)
shall be the pertinent evaluative criteria in order to promote the
desired level of site, landscape, and architectural quality.
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Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 7
B. Shift in Density:
Y
The proposed amendment shifts approximately 32 acres out of Multi-
Family/Townhome/Patio Home into Low Density Residential. It is
estimated that the reduction in the number of all potential
dwelling units is 242 . This shift is consistent with prevailing
market forces that have resulted in a number of Overall Development
Plans being amended over the last several years. In order to be
consistent with the City' s Land Use Policy that residential areas
provide a mix of housing densities, Staff has become increasingly
concerned about the implementation of housing mix in light of
market pressures.
Staff Finding: Staff finds that although there is a reduction in
acreage designated as higher density, approximately 64 acres remain
eligible. The balance of the Overall Development Plan remains
mixed with Business Services combining with Multi-Family to act as
logical transitions from Harmony Market P.U.D. and Lemay Avenue.
The multi-family element remains a valid land use component and the
policy of promoting housing mix does not suffer.
C. New Parcels T, U, V:
These three parcels are key to providing an effective transition
from Harmony Market P.U.D. and Boardwalk Drive to the Fairway
Estates residential subdivision on the west. Formerly known as
Parcels 1-G and 1-H, these parcels were subject to restrictive
language and strict expectations on the 1989 Plan. These
restrictions dealt with allowing only uses found under the R-L, Low
Density Residential Zone District, and R-L-M, Low Density Multiple
Family Zone District. In addition, child care centers or small
office buildings, residential in design, not to exceed 28 feet in
height, with finish materials compatible to the neighborhood
(brick, wood, stucco) may be considered as future alternative land
uses. The amended O.D.P. codifies these restrictions.
Staff Finding: Land Use 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."
D. Other Amendments:
The balance of the other amendments are subtle shifts in road
alignments resulting in different configurations and acreages. The
primary shift is moving Boardwalk drive slightly east as it curves
toward the intersection with Keenland Drive at Lemay Avenue. This
allows more depth for single family along the ridge defined by Mail
Creek Ditch. Boardwalk remains a collector street.
s •
Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 8
5. Neighborhood Compatibility:
A two-part neighborhood information meeting was held on April 29,
1992 . One part addressed the major changes to the O.D.P. with the
exception of Parcel S. The minutes to this meeting are attached.
One of the primary concerns was the former inclusion of a local
street connection south of Werner School with an intersection on
Mail Creek Lane. This potential connection has been deleted.
The second part of the neighborhood meeting addressed a proposed
Preliminary P.U. D. for convenience and lube and thus the request to
amend Parcel S to "Auto Related and Roadside Commercial" . The
minutes to this portion of the meeting are also attached. This
proposed amendment was perceived as not accomplishing the
transitional function of buffering Harmony Market Community
Regional Shopping Center as would a retail store or office. Staff
agrees that Parcel S must take on a transitional role and that this
buffering element can be accomplished with an Auto Related and
Roadside Commercial Use. In order to further emphasize this
buffering element, Staff has recommended the above mentioned
condition.
6. Transportation:
Access to the eastern side of Werner School is enhanced by the
proposed offstreet drop-off zone. This is intended to reduce the
length of a vehicular trip from the Oak-Cottonwood Farm, and the
residential areas east of Lemay Avenue, to the school property.
The drop-off zone would be served by a local street, not a
collector. The concept has been reviewed and approved by
representatives of the Poudre R-1 School District.
Boardwalk Drive continues to function as a collector street with an
alignment with existing Keenland Drive at Lemay Avenue. This
allows easy access to either Harmony Road or Lemay Avenue.
The southerly collector street is modified by the proposed
amendment. This collector is designed to provide improved access
for the internal portions of both this section and the square mile
section to the south. The collector network for these two sections
is designed to be circuitous and yet still allow access to Fossil
Creek Parkway and thus out to College Avenue, or to the front door
of Werner School . This collector is designed to cross Mail Creek
and also serve as access for Fossil Creek Community Park, and
Huntington Hills P.U.D. By a previous amendment to the City' s
Master Street Plan, Fossil Creek Parkway has shifted from a direct
alignment along the southerly property line to a new route south of
Fossil Creek Community Park. The proposed amended O. D.P. reflects
this prior change by general notation since exact alignments are
unknown.
S 410
Oak/Cottonwood Farm Amended Overall Development Plan, #54-87F
June 22 , 1992 P & Z Meeting
Page 9
The transportation elements of the amended O.D.P. , in particular,
the modified collector system, have been reviewed and approved by
the City's Transportation Department.
RECOMMENDATION:
Staff finds the request to amend the Oak-Cottonwood Farm Overall
Development Plan to convert Parcel S from Retail/Office to Auto
Related and Roadside Commercial, and to amend parcel sizes and
residential densities is in conformance with the adopted Land Use
Policies Plan and other elements of the City' s Comprehensive Plan.
Staff, therefore, recommends approval of Oak-Cottonwood Farm
Amended Overall Development Plan, #54-87F, subject to the following
condition:
If the development of Parcel S results in evaluation by the
Auto Related and Roadside Commercial Point Chart of the Land
Development Guidance System, then the design guidelines found
in the Neighborhood Convenience Shopping Center: Design
Guidelines, Policies, and Criteria (an element of the City' s
Comprehensive Plan) shall be the pertinent evaluative criteria
in order to promote the desired level of site, landscape, and
architectural quality.
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• OAK/COTTONWOOD FARM
ITEMS .
Amended Overall Development Plan
NUMBER: 54-87F
. •
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I AND TOE BREAKDOWN SIGNATURE BLOCK OAK/COTTONWOOD FARM
,—s .„,,_„ ,_---_.— AMENDED OVERALL DEVELOPMENT PLAN
PROJECT ND. 7173
_ - Y r v.4 `•._�--__w._.__._r.r._ _. v DATE OF PREPARATION.5-04-92
l IIVI REVISIONS
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LEGAL DESCRIPTION FOR THE OAK/COTTONWOOD FARM OVERALL DEVELOPMENT PLAN
A part of the Northeast 1/4 of Section 1, Township 6 North,,Range 69 West, of the Sixth P.M., City of Fort
Collins, County of Larimer, State of Colorado, which, considering the east line of said Northeast 1/4 as bearing
S 00°10'W, and with all bearings contained herein relative thereto, begins at a point on said east line which bears
S 00°10'W 81.00 feet from the Northeast corner of said Section 1, and runs thence along said east line, S
00°10'W 1345.41 feet to the south line of said Northeast 1/4 to a point which bears N 89°56'50" W 700 feet
from the East 1/4 corner of said Section 1; thence along the south line of said Northeast 1/4, N 89°56'50" W
1800.95 feet; thence N 32°1 3'45"W 284,41 feet to the west line of said Northeast 1/4; thence along said west
line, N 00°11'05" E 1736.51 feet; thence S 89°48'55" E 400.00 feet; thence N 00°11'05" e 565.00 feet to
the southerly line of Colorado State Highway No. 68;thence along said southerly line, S 86°16'E 50.93 feet, and
again along said southerly line, N 83°39'E 603.60 feet, and again along said southerly line, N 89°45'15" E
921.30 feet, and again along said southerly line, S 46°21'31" E 70.00 feet, and again along said southerly line,
N 89°55'30"E 30.00feetto the point of beginning, containing 124.717 acres, and being subject to all easements
and rights-of-way which are existing or are of record.
AND
A part of the Southeast 1/4 of Section 1, Township 6 North, Range 69 West, of the Sixth P.M., City of Fort
Collins, County of Larimer, State of Colorado, which, considering the east line of said Southeast 1/4 as bearing
S 00°03'20" W and with all bearings contained herein relative thereto, begins at the East 1/4 corner of said
Section 1,and runs thence S 00°03'20"W 777.92 feet;thence N 89°56'40"W 50.00 feet;thence N 88°13'05"
W 376.97 feet; thence S 00°03'20" W 241.64 feet; thence S 79°35'E 229.55 feet; thence N 89°46'40" E
201.00 feet to the east line of said southeast 1/4; thence S 00°03'20" W 1591.42 feet to the Southeast corner
of said Section 1;thence along the south line of said Southeast 1/4, N 89°09'18" W 2683.81 feet to the South
1/4 corner of said Section 1; thence along the west line of said Southeast 1/4, N 00°43'06" E 2159.50 feet;
thence S 70°37'E 126.42 feet; thence N 14°10;W 79.38 feet; thence N 19°07;E 32.15 feet; thence N 47°47'
E 112.02 feet; thence N 16°55'30" E 73.67 feet; thence N 21°18'W 129.60 feet; thence N 13°20'W 114.43
feet to the north line of said Southeast 1/4;thence along said north line, S 89°56'50"E 2517.64 feet to the point
of beginning, containing 156.290 acres, and being subject to all easements and rights-of-way which are existing
or are of record.
AND
A tract of land located in the NE 1/4 of Section 1, Township 6 North, Range 69 West of the 6th P.M., Larimer
County, Colorado, being more particularly described as follows:
Considering the North line of the NE 1/4 of Section 1 as bearing N 89°58'54"East and with all bearings contained
herein relative thereto.
Commencing at the North Quarter corner of said Section 1,thence S 00°1 1'05"W, 72.70 feet to the South right-
of-way line of Colorado State Highway No. 68;
thence along said South right-of-way line S 86°16'06" E, 348.40 feet to the Point of Beginning;
thence continuing along the South right-of-way line S 86°16'06" E, 51.60 feet to the Northeast corner of a tract
of land described in Book 2052 at Page 507, recorded in Larimer County records; thence along the East line of
said Book 2052 at Page 507 S 00°1 1'05"W, 545.55 feet (recorded S 00°25'1 1"W, 545.55 feet); thence along
the South line of said Book 2052 at Page 507 N 86°16'06"W, 51.60 feet (recorded N 86°02'00"West); thence
N 00°1 1'05" E, 545.55 feet to the Point of Beginning.
EXCEPT
A tract of land situate in the Southeast 1/4 of Section 1,Township 6 North, Range 69 West of the 6th P.M., City
of Fort Collins, County of Larimer, State of Colorado, which considering the West line of the said Southeast 1/4
as bearing N 00°43'06"E and with all bearings contained herein relative thereto is contained within the boundary
lines which begin at a point on the said West line which bears N 00°43'06" E 1007.31 feet from the South 1/4
corner of said Section 1 and run thence N 00°43'06" E 710,00 feet along the said West line; thence S 69°17'
E 680.00 feet; thence S 41°28'30" E 165.27 feet; thence S 00°43'06" W 355.00 feet; thence N 89°16'54"
W 750.00 feet to the point of beginning, containing 9.7702 acres more or less, and excluding all water rights
appertaining thereto.
OAK/COTTONW0g&FARM OVERALL DEVELOPMENT Pi"
• LAND USE BREAKNN
• MAY 4, 1992
PARCEL LAND USE GROSS AREA DWELLING UNITS DENSITY FLOOR AREA
A Multi-Family 10.3 sc. 80 units 7.77 du/ac sq.ft.+
B Low Density Residential 16.0 ac. 60 units 3.13 du/ac sq.ft.+
C Low Density Residential 8.4 ac. 20 units 2.38 du/ac sq.ft.±
O Low Density Residential 18.6 sc. 44 units 2.37 du/ac sq.ft.+
E Low and/or Medium Density 12.4 ac. 60 units 4.84 du/ac sq.ft.+
Residential
F Low Density Residential 11.2 ac. 30 units 2.68 du/ac sq.ft.+
G Low Density Residential 20.9 ac. 62 units 2.97 du/ac sq.ft.+
H Low Density Residential 14.0 ac. 36 units 2.57 du/ac sq.ft.±
I School Drop-off 0.8 ac. 0 units 0 du/ac sq.ft.±
J Low Density Residential 13.8 ac. 60 units 3.62 du/ac sq.ft.+
K Low and/or Medium Density 13.9 ac. 60 units 4.32 du/ac sq.ft.+
Residential
I. Low Density Residential 9.6 sc. 10 units 1.06 du/ac sq.ft.+
M Open Space/Drainage 1.1 sc. 0 units 0 du/ac sq.ft.+
N Multi-Family and/or 9.7 ac. 140 units 14.43 du/ac 6,000 sq.ft.+
Business Services
P Possible City Park 13.0 sc. units 0 du/ac sq.ft.+
O Business Services and/or 30.7 ac. 160 units 4.89 du/ac 250,000 sq.h.+
Multi-Family
R Community-Regional 60.3 ac. 0 units 0 du/ac 460,000 sq.ft.+
Shopping Center&
Business Services
S Auto Related Road Side 2.9 ac. 0 units 0 du/ac 30,000 sq.ft.+
Commercial
T Uses Allowed in the RLM 3.8 ac. 36 units 9.47 du/ac 10,000 sq.ft.+
Zoning District
U Uses Allowed in the RL 4.8 ac. 0 units 0 du/ac 26,000 sq.ft.+
Zoning District
✓ Uses Allowed in the RL 6.6 ac. 20 units 3.67 du/ac sq.ft.+
Zoning District
TOTALS 271.7 ac. 848 units 770,000 sq.ft.+
ill/
OAK - COTTONWOOD FARM O.D.P. SOUTHERLY COLLECTOR
O.D.P. Note
A street connection is desired to cross Mail Creek to provide
vehicular access to the residential uses on Parcel L, Huntington
Hills P.U.D. and Fossil Creek Community Park. This street is
planned to intersect with the extension of Fossil Creek Parkway.
It is desired to cross Mail Creek in as ecologically sensitive
manner as possible. The future Fossil Creek Trail may pass under
this street connection. Since the exact alignment of Fossil Creek
Parkway and Fossil Creek Trail are not known at this time, the
exact location of this street connection will be determined at a
future date.
• Q o
urban design, inc.
OAK/COTTONWOOD FARM
Amended Overall Development Plan
Statement of Planning Objectives
May 4, 1992
The Oak/Cottonwood Farm Overall Development Plan is proposed to be amended to
reflect the results of three years of planning and development since the current Master Plan
was approved in 1989.
Oak/Cottonwood has evolved into a planned community comprising the following
general planning areas:
The Harmony Market Commercial Area
Made up of parcels R and S, this area provides community-regional shopping
opportunities, auto related commercial, and business services, being developed
in accordance with the design guidelines found in the Harmony Corridor Plan.
The Fairway Estates Buffer Area
This area - which includes parcels T, U, and V - restricts land uses according
to the provisions of a deed restriction negotiated with the adjacent
neighborhood.
The Mixed Use Transitional Area
Parcels N, P, and Q form an area appropriate for multi-family, office/business
services, and neighborhood scale recreational uses as a transition between the
planned low density neighborhoods to the south and west, and the more
intense uses in Harmony Market, OakRidge West, and OakRidge Business Park.
The Miramont Residential Area
This area - including parcels A through L - is really designed as a coordinated
series of neighborhoods. To the extent practical, each neighborhood cluster
will have its own identity and local circulation system, with open space
corridors and the main collector/connector street system forming the primary
unifying design elements.
Except uses allowed by right in the RP zoning district,development at Oak/Cottonwood
Farm will be regulated by provisions of the City of Fort Collins' Land Development Guidance
System (LDGS). Single family residential parcels at Miramont may be developed either as
straight subdivisions, or as PUD's through the LDGS.
Street and lot orientation at Oak/Cottonwood is largely dictated by:
The pre-determined alignment of Boardwalk Drive
The pronounced ridge running across the property north of Werner Elementary
The alignment of Mail Creek and the Mail Creek Ditch
Natural drainage patterns that - particularly on the flatter portions of the site -
must be respected in order to meet storm drainage requirements.
• •
As a result, many of the low density residential parcels lend themselves very well to
solar orientation; while other parcels are more appropriately planned with many lots that are
45° to 600 off of true south. It is the intent of the developers of the Miramont area to provide
neighborhoods that reflect the best planning for each parcel. This effort will include meeting
the solar orientation requirements, except when achieving solar orientation can only be done
by diluting the quality of the plan.
The applicant's project goals are consistent with the adopted Goals and Objectives and
the Land Use Policies Plan of the City of Fort Collins with regard to neighborhood planning,
mixed use development, and locational criteria for various land uses. Applicable policies
include:
Policy 3 The City shall promote: Maximum utilization of land within the
city; ... The location of residential development which is close to
employment, recreation, and shopping facilities.
Policy 12 Urban density residential development usually at three of more
units to the acre should be encouraged in the urban growth area.
* Although several parcels will be developed at densities
below 3 d.u./ac., the overall density is expected to be
between 3 and 5 units/residential acre.
Policy 69 Regional/community shopping centers should locate in areas
which are easily accessible to existing or planned residential
areas.
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.
Policy 75 Residential areas should provide for a mix of housing densities.
Policy 79 Low density residential uses should locate in areas:
a. Which have easy access to existing or planned
neighborhood and regional/community shopping centers;
b. Which have easy access to major employment centers;
c. Within walking distance to an existing or planned
elementary school; and
d. Within walking distance to an existing or planned
neighborhood park and within easy access to a
community park; and
e. In which a collector street affords the primary access.
• •
Policy 80 Higher density residential uses should locate:
a. Near... regional/community shopping centers;
b. Within close proximity to community or neighborhood
park facilities;
c. Where water and sewer facilities can be adequately
provided; and
d. Within easy access to major employment centers.
Policy 95 Neighborhood parks...should be provided in every square mile
section of the City....Primary access should be by Collector
streets.
Development of Oak/Cottonwood Farm is expected to be complete by the year 2000±
•Developit Services
Planning Department
City of Fort Collins NEIGHBORHOOD MEETING MINUTES
PROJECT: Cottonwood Farm, Amended Overall Development Plan
DATE: April 29, 1992
REPRESENTATIVES:
OWNER: Peter Kast, G.T. Land, Colorado, Inc.
DEVELOPER: Gary Nordick, Nordick/Neal Partnership
CONSULTANT: Eldon Ward, Cityscape Urban Design
PROJECT PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. We are concerned about the size of the lots south of Werner
School. These lots will be across from the largest lots in
Fossil Creek Meadows. These lots should be compatible in size
with the existing lots, otherwise, our property values will be
reduced.
RESPONSE: The exact size of these lots is not known at this time,
as this area may be one of the last areas to be developed. Also,
the lots and layouts are shown conceptually only. At the O.D.P.
stage, lots and blocks are usually not indicated. It is our
opinion, however, that these lots will average around 7, 000 square
feet in lot area. Most of these lots will be separated from Fossil
Creek Meadows by the Mail Creek greenbelt.
2. The largest lots should be adjacent to Fossil Creek Meadows to
promote compatibility.
RESPONSE: The largest lots will be along the ridgeline defined by
the Mail Creek Ditch. These lots will be the largest, and most
expensive because of the views, and the potential for walk-out
basements. The O.D.P. will have a range of lot sizes to offer a
variety of choices. The City has a policy that the residential
subdivisions not be less than three dwelling units per acre. These
factors will influence lot sizes.
3 . We are concerned about the local street connection, south of
Werner School, to Mail Creek Lane. This will bring
unnecessary traffic into Fossil Creek Meadows. Also, this
connection will encourage short-cutting for commuters who want
to avoid the College and Harmony intersection. This
connection should be reconsidered.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
RESPONSE: Presently, Werner School has poor access for families
living in any other neighborhood besides Fossil Creek Meadows. The
proposed turn-around on .the east end of the school will allow drop-
offs without impacting Fossil Creek Meadows. Mail Creek Lane was
platted as a local street on the edge of the subdivision with the
purpose of serving the area to the east. By providing an easterly
access, some traffic on Mail Creek Lane may actually be reduced.
4 . Werner School has insufficient parking for events. The school
should build more parking so cars are not forced to park on
Mail Creek Lane. During events, we can barely get out of our
driveway and sometimes our driveways are blocked. This lack
of parking is a nuisance and should be remedied by the amended
O.D.P.
RESPONSE: This is a good comment and G.T. Land will talk to Poudre
R-1 about more parking. Mail Creek Lane does become overly
congested with parked cars during school events and during the
afterschool pick-up period. It is difficult to predict how Poudre
R-1 will respond.
5. What are the anticipated uses on Parcels E, K, A, N, Q?
RESPONSE: At this time, these areas are designed to provide
buffering and transitions from the commercial areas to the north
and the arterials on the east. Residential densities could be
patio homes or smaller-lot single family. One of these parcels is
likely to develop as multi-family, but not all.
6. When you say "multi-family" , what kind of density?
RESPONSE: At this stage, it is premature to guess the density.
7 . What are the proposed connections to Fossil Creek Parkway?
RESPONSE: Under the proposed O. D. P. , there is no direct connection
to Fossil Creek Parkway as it is proposed to swing south, and not
be contiguous to Cottonwood Farm. One option would be to provide
a local street connection but this would involve a bridge over Mail
Creek. The exact future alignment for Fossil Creek Parkway has not .
yet been determined. It is the desire of the City Transportation
Department that Fossil Creek Parkway not be a direct connection to
Southridge Greens Boulevard, but serve areas further south.
8. What are the options for Fossil Creek Parkway?
RESPONSE: One option is that it would swing south and east and go
south of Portner Reservoir, and intersect Lemay in the Huntington
Hills project. Another option is that it would swing south and
form a tee intersection with an extended Portner Road. As a
collector street, Fossil Creek Parkway will be designed to feed the
traffic from the residential areas onto the arterial street system.
410
9 . Again, it must be emphasized that the local street connection
to Mail Creek Lane is a very big concern. There should be no
connection. This street should be terminated with a cul-de-
sac and traffic forced to go back to Lemay Avenue. We bought
our house before the school and we consider the school to be
intrusive enough. A local street connection would only add to
the intrusion.
RESPONSE: We are sympathetic to this concern. The owner and
developer will discuss options with Poudre R-1 and City of Fort
Collins Transportation Department. The connection is indicated out
of a concern for improving access to the school .
10. The parcels that border Mail Creek Lane should not be
considered for multi-family. Only single family is
appropriate so there is no impact on the existing homes along
Mail Creek Lane.
11. How many homes will the Nordick/Neal Partnership seek approval
for and over what time frame?
RESPONSE: The partnership is looking at a total of about 400 homes.
The time frame depends on the market and interest rates and could
be anywhere from two to four years.
12 . With 400 homes, will a new elementary school be built?
Developers should be responsible for building new schools.
Since we live in Oak Ridge, our kids will be forced out of
Werner by the new families which are closer and may not have
to be bussed. This will be another disruption for these kids
and that is not fair. We will suffer because increased
development cannot be handled by the existing schools.
RESPONSE: The developer will not be building a new elementary
school. Poudre R-1 is responsible for forecasting residential
growth and planning accordingly. The Oak-Cottonwood Farm Master
Plan was originally approved in 1987 and indicated greater
residential density than that envisioned by the proposed amendment.
Developers work with Poudre R-1 on streets, utilities, drainage,
etc. , but developers do not build schools.
13 . As residents of two county subdivisions, we would like to go
on record as opposing the amount of street lighting on city
streets. The amount of street lighting on Boardwalk Drive is
simply obnoxious and out of character for the area. This
level of lighting on a collector street should be reduced.
RESPONSE: This is a good comment. Developers install streetlights
according to the strict specifications set by the City of Fort
Collins. Developers have no choice in this area. Your comments
are best directed towards the City and the Light and Power
Department which sets the level of street lighting on public
streets.
14. Fairway Estates supports the location of the public park. The
developer is encouraged to keep greenbelts, bike paths, etc.
away from Fairway Estates to discourage future residents from
using our system of bridal paths. Our paths are private, and
maintained by our homeowner's association. The paths are not
available to the public. Please design the transportation
system so our paths are not impacted.
15. Where is Fossil Creek Community Park?
RESPONSE: This park is located south of Cottonwood Farm around the
area of Portner Reservoir. It will not be built by developers but
by the City of Fort Collins Parks and Recreation Department. It
will not be the size of a neighborhood park, but more like Rolland
Moore Park or Edora Park.
16. We must again take this opportunity to protest the local
street connection into Mail Creek Lane. This street should
terminate in Parcel J, preferably in a new parking lot for
Werner School. We are already overly impacted by daily
traffic such as buses and parents, not to mention the special
events. Also, Hewlett-Packard commuters may use this
connection as a short cut.
RESPONSE: Again, we are sympathetic, but the objective is provide
better access to the school. We will look at design alternatives
to accomplish this objective. Keep in mind, improved access to the
school may actually reduce traffic by not forcing traffic into
Fossil Creek Meadows. Also, Kruse Elementary School, in Golden
Meadows, is scheduled to open up this Fall which may drain off some
of the student population at Werner. Hewlett-Packard commuters are
presently well served by Harmony, College, Lemay, and Trilby which,
as arterials, are designed for higher speeds. The collector street
system within Cottonwood Farm is specifically designed to
discourage long, straight connections in order to reduce speeds and
minimize short-cutting.
17. What is meant by "Business Service"?
RESPONSE: These uses are defined by the Land Development Guidance
System as one of the point charts used to evaluate a land use on a
certain location within the City. The definition is quite broad
and includes activities which are predominantly retail, office, and
service uses, but on a scale smaller than a Neighborhood Center
(Scotch Pines) and smaller than a Community-Regional Shopping
Center (Harmony Market) .
18. We are concerned about drainage. Where will storm flows go?
RESPONSE: All storm flows head east and south. The drainage and
grading plan and stormwater detention plans will be reviewed and
evaluated by the City of Fort Collins Stormwater Utility. Storm
flows north and east of Mail Creek Ditch must be retained within
the development and released at a controlled rate that is slower
Ilk Ilk
than the historic release rate. This drainage system is referred
to as McClelland-Mail Creek Drainage Basin. Storm flows that are
south of Mail Creek Ditch will be allowed to be conveyed directly
into Mail Creek without, detention in order to precede the upstream,
detained flows during a major storm. Please keep in mind that
Fairway Estates and Fossil Creek Meadows are upstream of Cottonwood
Farm. Drainage heads generally east, and south.
19 . What will be the treatment along Mail Creek Ditch and Mail
Creek? Will there be development right up the edge?
RESPONSE: No, there will be natural transition area that will be
planted with a mix of drought-tolerant grasses. Other details are
premature and not fully explored at this time.
20. Mail Creek should be made part of the City park system, and
treated as a natural amenity. This will provide a buffer
between the existing and developing areas. Perhaps a bike
path could be built along this linear area. The path could
also serve the school.
RESPONSE: This is a good comment and will be passed along to the
Parks and Recreation Department, and the Department of Natural
Resources.
21. Please do not provide Kentucky blue grass and a manicured
level of maintenance along the creek and ditch, these areas
should be left as natural as possible.
RESPONSE: The developer has experience in this area and has worked
closely with the affected City Departments in Clarendon Hills along
both Fossil Creek and the Burns Tributary. It is not the
developer' s desire to place blue grass turf in the riparian areas.
22 . What parcel will develop first?
RESPONSE: Parcel G since it is the closest to the existing sewer
line in Boardwalk Drive.
23 . Residential lots should be the same size as in Fairway and
Fossil Creek Meadows. There should be consistency between
subdivisions.
RESPONSE: The City has policies about a minimum of three dwelling
units per acre, as well as providing a variety of housing
opportunities within all areas of the City. For these reason, the
proposed lot sizes, perhaps with the exception of estate lots along
the ridge, will not be equivalent to the larger lots of Fairway and
Fossil Creek Meadows. Again, the developer has experience in this
area with Clarendon Hills (City) going in next to Applewood Estates
(County) . In Clarendon Hills, a variety of lot sizes has proven
successful in protecting the character of Applewood Estates.
24. Will development of Parcel G trigger construction of Boardwalk
Drive over to Lemay Avenue? If so, will it be signalized?
RESPONSE: Yes, it is likely that Boardwalk will be extended to
Lemay with development of Parcel G. It will align with Keenland
Drive. Since Keenland and Boardwalk are classified as collectors,
the intersection is eligible for a signal when traffic volumes
warrant signal control.
25. How big will the lots be along ridgeline?
RESPONSE: These lots could range from 12, 000 to 20,000 square feet.
Other parcels will not have lots in this range but will be smaller.
DevelopmS Services S
Planning Department
City of Fort Collins NEIGHBORHOOD MEETING MINUTES
PROJECT: Pit Stop. Convenience and Lube Preliminary P.U.D.
DATE: April 29, 1992
CONSULTANTS: Rick Pickard, The Engineering Company
Kevin Meilbeck, Architectural Consultant
= PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. From the site plan it looks like it will be difficult for
trailers, R.V. 's, and fifth wheels to get gas. Already Fort
Collins has a problem with a lack of gas stations that can
accommodate anything besides cars and pick-up trucks. Most
folks have to go out to the stations by I-25 to find a station
with proper maneuverability.
RESPONSE: This station allows full access for the transport (fuel
- delivery) truck. The site dictates that this facility will not be
a truck stop, but will be a neighborhood serving station. The
facility is designed to capture vehicles heading to I-25 from south
Fort Collins. Since most of this traffic is cars and pick-up
trucks, it is not specifically set up to cater to R.V. 's.- Larger,
oversized - vehicles that cannot access the site will have to
continue to rely on traditional truck stops or the stations out by
the interstate.
2 . The 15 foot setback from the west property line is
insufficient to provide proper buffering of this kind of use.
This side setback should be greater.
RESPONSE: We will look at the possibility of increasing this
setback.
3 . The proposed amendment to the Overall Development Plan to
allow auto related uses is an amendment for the worse. These
kinds of uses are a further intensification of the site. The
retail and business service uses were placed on this parcel to
allow a transition from the Harmony Market P.U. D. Now, the
amendment proposes to undo this original planning.
4 . The architectural character does not promote the transition
function. Flat roofs will not be acceptable. During
deliberations for Harmony Market, the pad sites were
identified as being important to establish a residential
character. The proposal must consider pitched roofs, brick
281 North College Avenue • P.O. Boa 5S0 • Fort Collins, CO 80522-05S0 • (303) 22J-6750
•
siding, and residential character to begin to address the
transitional function.
RESPONSE: The developer was notified at conceptual review that
residential character would be critically important. The
"Shurfast" across from Collindale Golf Course is being considered
as the appropriate model for design.
5. Who is the applicant/owner/operator of this convenience and
lube and why is he not here tonight? Is this a major oil
company? What brand gasoline will be sold?
RESPONSE: The owner is John White. He owns approximately 40 of
these stores throughout the midwest. He is unable to attend this
evening due to a previous commitment in Denver. The operation is
considered an independent, not a major oil company. Gasoline is
purchased on the open market from a variety of sources, based on
best price. -
6. The owner should be aware that there is a high water table in
this area. With Mail Creek Ditch and Mail Creek, the water
table gets into our basements during irrigation season,
especially in July. This will cause problems for underground
tank installation. Also, if there is any kind of leakage, it
will travel and could contaminate our homes with noxious
fumes. The owner should be made fully aware of the future
liability of installing underground gas tanks in an area of
high water table. Fort Collins has a history of leaking
underground gas tanks and the major oil companies have had to
come into our community and buy up affected homes.
-7 . I am concerned that Mr. White, as an independent, does not
have the financial means to compensate property owners in the
event of a gas leak. If there is contamination, and Mr. White
cannot purchase affected properties, then he could declare
bankruptcy and we would be left with nothing but contaminated
homes. This is not very reassuring.
RESPONSE: The underground tanks will be installed in accordance
with the requirements of the Poudre Fire Authority. The design of
the installation is based on the soils report, and the water table.
8 . The location will be an additional burden on Fairway Estates.
Additional traffic on Harmony Road will make it more difficult
to get out via Hogan Drive. There is nothing but negative
impact associated with this request. We certainly do not need
another one of these types of uses as there is a glut on the
market already.
RESPONSE: A traffic impact analysis will be prepared to address
traffic issues and submitted to the City for evaluation. Any
improvements required to mitigate the traffic impact will be built
by the developer as a requirement of the P.U.D.
111
9 . As a homeowner in Fairway Estates, I am concerned about yet
another amendment to the Cottonwood Farm O.D.P. Everytime
there is an amendment, it is for a more intense use than what
was allowed on the approved plan. This is how Harmony Market
came into being. The amendment process offers no protection
for homeowners.
•
RESPONSE: It is true that O.D.P. ' s get amended over the years,
especially on parcels that have no end user at the time the plan is
approved. O.D.P. 's are not designed to guarantee a land use and no
development rights are vested. Some O.D.P. 's get amended to less
intense uses as on the southerly areas of Cottonwood Farm which
reduces the number of patio homes and multi-family parcels. The
process allows full neighborhood review and a public hearing in
front of the Planning and Zoning Board.
"10. The proposed uses will require exposure to vehicles along
Harmony Road. With the generous setback required by the
Harmony Corridor Plan, Pit Stop will be motivated to use
lights and signage to draw in the motorist. These attraction
devices will be an intrusion on the neighborhood. We do not
like excess illumination, neon, signs, or other commercial
aspects that promote reliance on roadside customer traffic.
RESPONSE: Pit Stop is prepared to commit to constructing a
residential style project. As mentioned, we have looked at the
Shurfast at Collindale and there are benefits in promoting the
residential character. We are sensitive to illumination and
signage issues and are willing to work with the Planning Staff on
toning down these elements to the appropriate scale. We have
already had discussions with Staff on _ minimizing under canopy
lighting.
11. Will this be a 24-hour operation?
RESPONSE: We do not know at this time.
12. Will the dumpster area and service area be screened from
Fairway Estates?
RESPONSE: These specific areas have not been designed in detail but
can be screened by landscaping, berming, or fencing.
13 . During busy periods for Pace and Builder's Square, it takes
several cycles to get through the light at Harmony and
Boardwalk. With the additional traffic for a convenience and
lube, this will only get worse. This is hardly what you could
call "convenient" .
RESPONSE: Again, the traffic impact analysis will assess the impact
on traffic patterns and volumes at the key intersections.
14 . What is the time frame for this project?
RESPONSE: The applicant is in the feasibility stage. This project
is not ready to be submitted for preliminary review until further
analysis is conducted.
15. The applicant should realize that what is permitted by the
Sign Code will not be allowed on this project. Like Pace and
Builders Square, signage will have to be downsized from Code
allowances to blend into the residential area.
RESPONSE: The applicant is aware that much negotiation went into
the design of Harmony Market and that signage is an element of
design and compatibility.
16. The applicant should be aware that the highly-touted Shurfast
at Collindale is considered a minimum standard that must be - -
met or exceeded.
17 . I am concerned that the discussion is revolving around design
aspects and mitigation. The central issue is the land use and
the proposed amendment to the O. D.P. The proposed land use is
auto related and roadside commercial which is more intense
than business service and retail. Also, the proximity of
underground gas tanks should be addressed as a land use issue.
Intensification and underground gasoline storage are
fundamentally incompatible with Fairway Estates. No amount of
design can mitigate these factors. The O.D.P. should not be
amended in order to protect the residential character of
Fairway Estates.
RESPONSE: We agree that the amendment to the O.D.P. is fundamental
and is an issue that precedes design, buffering and mitigation. In
a neighborhood meeting setting, the two issues are often commingled
simply because the discussion must begin with a proposed land use
and how it relates to a certain site.
18 . If there is a gas leak, and it is detected by the leak
detection system, will the neighbors be notified?
RESPONSE: This is a good question and will be passed onto the
applicant/operator.
19 . The potential hazard of leaking underground storage tanks
cannot be minimized. The potential threat to health and home
value is enormous. If there is a leak of any kind, the
homeowners should be notified.
20. I am concerned that the development proposal does not consider
the well-being of our neighborhood. The proposal is a
typical, selfish project that shows a lack of respect for our
property values. I agree that the land use is inappropriate
and cannot be mitigated. The O.D.P. should not be amended.
21. What will be the quality of the stormwater runoff? Will there
be onsite detention? Will there be parking lot detention or
a grassy area? Will runoff from the pavement be filtered or
treated prior to be released downstream?
RESPONSE: These are good concerns and have not been fully explored.
All the present criteria required by the City of Fort Collins
Stormwater Utility will be met.
22. Is there a carwash proposed for this facility?
RESPONSE: No.
23 . Will the facility encourage large trucks and diesels?
RESPONSE: No, only cars and pick-up trucks. _ -
24 . Will the store sell 3 .2% beer right next to a private school?
Is this allowed by the Liquor Licensing Authority. Isn't
there some separation requirement from schools?
RESPONSE: Under current State Statutes, there are no separation
requirements for sale of 3 . 2% beer. For full strength beer and
liquor, the separation requirement is 500 feet minimum.
25. Does City Council have the authority to increase the minimum
separation requirements and be more strict than the State?
RESPONSE: Yes, with a home-rule charter, the City Council has legal
authority to increase the minimum separation requirements.
U
U
U
III
Ill
OAK/COTTONWOOD FARM
SITE ACCESS STUDY
FORT COLLINS , COLORADO
IllMAY 1992
U
Prepared for :
Nordic Construction
309 West Harmony Road •
Fort Collins , Colorado 80526
Ill
U
Prepared by:
MATTHEW J . DELICH, P .E.
3413 Banyan Avenue
Loveland, Colorado 80538
Phone ( 303 ) 669-2061
Ill
U
U
U
EXECUTIVE SUMMARY
Oak/Cottonwood Farm is a proposed 222-acre mixed use devel -
opment located south of Harmony Road and west of Lemay Avenue in
Fort Collins , Colorado. This traffic impact study involved the
steps of trip generation, trip distribution, trip assignment ,
capacity analysis , traffic signal warrant analysis , and accident
analysis .
This study assessed the impacts of Oak/Cottonwood Farm on
the existing ( short range - 1993 ) and future ( long range - 2010 )
street system in the vicinity of the proposed development . As a
result of this analysis , the following is concluded:
- The development of Oak/Cottonwood Farm is feasible from a
traffic engineering standpoint . At full development as proposed,
approximately 14 , 200 trip ends will be generated at this site .
Phase 1 development at Oak/Cottonwood Farm is projected to
generate 890 vehicle trip ends .
- By 1993 , given the existing traffic and proposed Phase 1
development of Oak/Cottonwood Farm, the access points to the site
will operate at acceptable levels of service .
- A new signal at the intersection of Boardwalk Drive and
Lemay Avenue may be warranted as a result of increased -long range
traffic. A left turn phase for the north/south legs of Boardwalk
at Harmony Road is recommended to accommodate long term traffic
Illgrowth.
- With the recommended control and geometrics , intersec-
tions will operate acceptably during most of the day . Some stop
sign controlled left turns will operate at unacceptable level of
service conditions during peak hours , but this condition does not
warrant improvement .
- With proper traffic control and geometries , the accident
rate should be minimal for an urban condition.
III
III
Ill
I
U
U
N
I . INTRODUCTION
IIIThis site access study addresses the capacity , geometric ,
and control requirements at and near a proposed development known
III hereinafter as Oak/Cottonwood Farm. It is located south of
Harmony Road and west of Lemay Avenue in Fort Collins , Colorado .
This study addresses the traffic impacts at two levels of
development : 1 ) a short range future ( 1993 ) which includes the
III development of 92 single family dwelling units , and 2 ) a long
range future ( 2010 ) with full development of Oak/Cottonwood Farm
(222 acres) .
IIIDuring the course of the analysis , numerous contacts were
made with the project planning consultant (Cityscape Urban
III Design, Inc. ) , the developer (Nordic Construction Company) , and
the Fort Collins Traffic Engineering Department . This study
conforms to the format set forth in the Fort Collins Traffic
Impact Study Guidelines . The study involved the following steps :
III
- Collect physical ,.,,traffic and development data.
- Perform trip generation, trip distribution, and trip
III
- assignment .
Determine peak hour traffic volumes .
- Conduct capacity and operational level of service
III
- analyses on key intersections .
Analyze signal warrants .
- Analyze potential changes in accidents and safety
illconsiderations .
II . EXISTING CONDITIONS
IIIThe location of Oak/Cottonwood Farm is shown in Figure 1 .
Since the impact in the short range , as well as the long range,
is of concern , it is important that a thorough understanding of
the existing conditions be presented.
IIILand Use
Over the past ten years , the City of Fort Collins has
III annexed considerable undeveloped land south of Harmony Road.
This land is prime development land . Some of this land has been
developed, but vast tracts are largely agricultural in nature .
Except for the strip developments along U . S . 287 (College Ave-
nue) , the most notable developments south of Harmony Road are the
Harmony Market , which includes a grocery store, building supply
store and membership discount store, Southridge Greens PUD,
III which includes residential uses along with a semi-public golf
course, and Oak Ridge PUD, an industrial/office park and
residential uses . Harmony Market uses Boardwalk Drive for access
III to Harmony Road and Oakridge Drive for access to Lemay Avenue .
Southridge Greens PUD lies to the south of the Oak Ridge PUD.
Primary access to Southridge Greens is via Lemay Avenue . Oak
Ridge PUD gains access to the street system from both Lemay
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SITE LOCATION Figure 1
ill: Avenue and Harmony Road. The center of Fort Collins lies to the
north of Oak/Cottonwood Farm.
Besides the Oak Ridge PUD to the east of Oak/Cottonwood
Farm, the adjacent land uses are as follows : 1 ) to the west is
an established residential development (Fairway Estates ) , 2 ) to
the north is an established residential area with some vacant
land near the Harmony/Boardwalk intersection, and 3) to the south
IIIare two areas zoned rlp , Fossil Creek Community Park and
Huntington Hills . The topography of the northern portion of
Oak/Cottonwood Farm, north of Mill Creek Ditch, is essentially
011 flat . South of Mill Creek Ditch, the land slopes into the valley
of Fossil Creek .
IIIRoads
The primary roads and streets near Oak/Cottonwood Farm are
' Illshown in Figure 2 . Harmony Road (State Highway 68 ) borders
Oak/Cottonwood Farm and Harmony Market on the north. It is an
east-west street designated as a major arterial on the Fort
III Collins Master Street Plan. It has a rural cross section with
two 12-foot lanes in each direction with a center grass median.
The center median is paved west of Boardwalk . Turn lanes exist
III at a number of intersections along Harmony Road . The posted
speed limit is 45-50 mph between College and Boardwalk , and 50
mph from Boardwalk Drive to Timberline Road . Sight distance is
generally not a problem along Harmony Road. Currently ,
signalized intersections along Harmony Road are at College,
1 III Boardwalk , Lemay , McMurray and Timberline . It is expected that ,
in the future , signals will be warranted at the intersection of
Harmony/CR 9 .
Ill
In the future, Harmony Road is expected to be a six-lane
III street according to the Fort Collins Master Street Plan. In
later analyses in this report , the short range ( 1993) assumes
current geometries on Harmony Road, while the long range ( 2010 )
assumes the six-lane geometrics along Harmony Road.
IIILemay Avenue borders Oak/Cottonwood Farm on the east . It is
a north-south street designated as an arterial on the Fort
III Collins Master Street Plan. Adjacent to Oak/Cottonwood Farm,
Lemay Avenue is improved to its four-lane plus turn lane curb-to-
curb width through the Cottonwood site . However , it functions as
a two-lane street south of Oakridge Drive . The widened Lemay
III Avenue is from Harmony Road on the north through Rule on the
south. It is expected that exclusive turn lanes will be
incorporated along Lemay Avenue at appropriate locations . North
III of Harmony Road, Lemay Avenue is improved as a four--lane street
to Horsetooth Road . At this location, a signalized tee
intersection exists . Lemay Avenue is currently posted for a 40
mph speed limit .
111
111
4 AO*- •
T 0
T
.i' T 145/191 N
-+— 568/926
) / ii/e—5/51
HARMONY ROAD
95/85 —f W
ill 855/752—'` Z
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KEENLAND
.DRIVE
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in 1
T NIII / 84/44
,e/---13/10
SOUTHRIDGE
, I ( GREENS BLVD.
• to 1-
T T
III 4
RECENT PEAK HOUR TRAFFIC Figure 2
III AM Peak/PM Peak
III
III
III Boardwalk Drive is a collector street which connects College
Avenue to Harmony Road. It primarily serves the existing
residential area north of Harmony Road and also acts as a
recirculation street in this area of Fort Collins . It has been
IIIextended south of Harmony Road to Oakridge Drive
Existing Traffic
III
Peak hour traffic flow is shown in Figure 2 . Morning and
afternoon peak hour traffic data were obtained at the intersec-
tions of Harmony Road/Boardwalk Drive, Lemay Avenue/Southridge
1 III
Greens Boulevard and Lemay Avenue/Keenland Drive . Boardwalk
Drive will be extended through the site to align with Keeneland
III Drive at Lemay Avenue . All raw traffic data are presented
Appendix A.
IIIExisting Operation
The peak hour operation using the volumes shown in. Figure 2
III is shown in Table 1 . Calculation forms for these analyses are
provided in Appendix B . Appendix C describes level of service
for unsignalized and signalized intersections from the 1985 High-
"' way Capacity Manual . All movements at the key intersections are
currently operating at good levels of service (A or B) .
IIIIII . PROPOSED DEVELOPMENT
Oak/Cottonwood Farm is a proposed mixed use development
I
located south. of Harmony Road and west of Lemay Avenue in Fort
Collins . It will include residential , retail , office, church and
park uses . Figure 3 shows a schematic of the site plan of
ill Oak/Cottonwood Farm. As indicated earlier, two levels of
analysis were performed: the short range (1993) which includes.
ilig
Phase 1 development of 92 homes , and the long range ( 2010 ) which
includes full development of Oak/Cottonwood Farm.
U
O
O Table 1
1992 Peak Hour Operation
U Operation
Intersection AM PM
IHarmony/Boardwalk(signal ) B B
Lemay/Boardwalk
• WB L A B
WB R A A
SB L A A
I
Lemay/Southridge Greens Boulevard
WB L A A
IIWB R A A
SB L A A
I
U
Table 2
ITrip Generation
U Daily A .M. Peak P .M. Peak
Land Use Trips Trips Trips Trips Trips
in out in out
III PHASE 1
Residential 92DU 880 18 51 61 33
PHASE 2
II Residential 756DU 7220 144 416 499 265
Retail 95KSF 3860 293 316 267 201
Office 200KSF 2280 328 50 46 256
ITotal 14240 783 , 833 872 754
III
II
1111
AO` 1
• N
I Alik HARMONY ROAD
__ -- -- 1
i (�- 1 W
1111 COMMERCIAL 1 EXISTING RETAIL Z
USES
II
l
W
Q
-- -- -� n
iMIXED
USE
II 1 PHASE `\ ♦ `�!-,
1 I � --
RESIDENTIAL c PARK
\ [--
92 D.U. ♦♦ �/ 1 f MIXED
USE
i IN L.
> 4S.04/40 ., i
--- ---____/ 7......%. M'A/.K DRIVE
II
__i
111 RESIDENTIAL
r -).
-$,,
1 . ,
II .
NS BLVD. ],_
III I
II
SITE PLAN Figure 3
111 (Schematic)
I
i
III
III
The street system in the area in the short range was assumed
III to consist of the streets as they currently exist and the exten-
sion of Boardwalk south of Harmony Road to Lemay Avenue. In the
Year 2010 , at full development of Oak/Cottonwood Farm, the street
system was assumed to be what is indicated in the Fort Collins
IIIMaster Plan with appropriate additions within the Oak/Cottonwood
Farm area . The long range ( 2010 ) street system in the
Oak/Cottonwood Farm area assumes six through travel lanes on
III Harmony Road. No improvements to Lemay Avenue were assumed. All
intersections were assumed to be full turn intersections .
IIITrip Generation
III Trip generation is important in considering the impact of a
development such as this upon the existing and proposed steet
system. A compilation of trip generation information was
prepared by the Institute of Transportation Engineers ( ITE) in
III 1976 , updated in 1987 and 1991 , and was used to project trips
that would be generated by the proposed uses at this site . Table
2 shows the expected trip generation on a daily and peak hour
ill basis . The land use types from the ITE Trip Generation Manual
chosen were : single-family residential , speciality retail , and
office park . A vehicle trip is defined as having either an
origin or destination at the site .
Ill
In order to determine the level of other traffic that would
likely use Lemay Avenue near Oak/Cottonwood Farm, it was assumed
that by 1993 (short range) , background traffic would increase at
Pll two percent per year . In the long range ( 2010) , it was assumed
that background traffc would increase as reflected in the North
ill Front Range Corridor Study . Approximately 1400 daily vehicle
trips were assigned to the internal street system of
Oak/Cottonwood Farm that would he generated from other sites .
This assumption is based on a gravity model of traffic demand
ill
79 which was completed for a nearby project .
01.1 Trip Distribution
Two directional distributions were determined for
' Ill Oak/Cottonwood Farm. The short range and long range
distributions included a distribution for Oak/Cottonwood Farm
based on existing and future travel patterns . The trip
distributions are shown in Figure 4 .
III
Trip Assignment
IIITrip assignment is how the generated and distributed trips
are expected to be loaded on the street system. The assigned
trips are the result of the trip distribution process . Due to
IIIthe mixed-use nature of the project , a trip reduction factor of
50 percent was applied to the retail trips beyond the development
site . This reduction takes into account the trend of passerby
III
1n
■
■
trips and internal trips that would not impact the intersections
■ on Harmony Road or Lemay Avenue .
Figure 5 shows the short range ( 1993 ) morning and afternoon
peak hour assignments of the Oak/Cottonwood Farm generated
traffic with the background traffic in the area.
Figure 6 shows the long range ( 2010 ) morning and afternoon
peak hour assignments of the Oak/Cottonwood Farm generated
traffic with the background traffic in the area .
■ Signal Warrants
As a matter of policy, traffic signals are not installed at
any location unless warrants are met according to the Manual on
Uniform Traffic Control Devices . However , it is possible to
determine whether traffic signal warrants are likely to be met
based upon estimated Average Daily Traffic (ADT) and utilizing
the charts shown in Appendix D . Using the traffic volumes shown
in Figures 5 and 6 , traffic signal warrants will not be met at
the intersections of Boardwalk/Lemay or Southridge Creens/Lemay
in the short range future . It is possible that signals will be
warranted at the Lemay/Boardwalk intersection considering long
range peak hour traffic projections .
MI
I
I
U
U,
U
ii
I
in
N
0
30%/25% 15%/15%
-•--► HARMONY ROAD
w
ill n
z
a
ill e
0 41
co w
I J
III
e0
1 III 4/it
20° O10% ,0K DRIV -
°/3a
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III Q
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o° NS BLVD.
N0„,7
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li 0
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r
I
TRIP DISTRIBUTION Figure 4
Ili (Short Range/Long Range)
I
I
I14 AO'
III Li) c6 N '''1/4\-- 145/191 N
-4,- 568/926
13/75
HARMONY ROAD
95/85 W
III 855/752—4"- W
32/150 --\., T N Q
N }
a
W
I 1111 J
Ill
ill
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(O CO
` r Z6 42/33
e0
111 R°1V ASK BRIVE -16/30
1111 A
5/3 —, ) I (
III 5/3 a cv
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ili
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III WA
�NSBLVD.
II
IN
I
SHORT-TERM PEAK HOUR TRAFFIC Figure 5
111 (YEAR 1992) • AM Peak/PM Peak
I
Uo -n
Co o_ 0
1135/220 N
T T
-•--- 1030/2065
450/390
HARMONY ROAD
III 105/100I W
1595/935-'` Z
o 1n o
335/315 N1/4o in L Q
N N Q
M
III W
J
III
111 P. W
0 0
ov C t 75/50
e0
Ill O itq1-K DRIVE �—25/50
I
U ��
175/170 _
) I (
III in 10 10
SO�j1 70/65 L CO N
•r, co Mk h N
10
61, in Lo
-
� rn � 105/60
O1 mi A\ o ' Coo
S I �45/25
U
e<fro.
35/35 -/i ) 1 (
ri _,____,....
70/65 - o
(CDO T
U
III LONG-TERM PEAK HOUR TRAFFIC Figure 6
(YEAR 2010) • AM Peak/PM Peak
U
Operations Analysis
Capacity analyses were performed on key intersections
adjacent to Oak/Cottonwood Farm in both the short range and long
range conditions . Capacity analysis was not performed on
internal streets , but rather the traffic volumes of the streets
were examined to determine if the volumes were appropriate for
collector streets .
Using the traffic volumes shown in Figure 5 and the existing
geometrics , the intersections operate in the short range
condition as indicated in Table 3 . Calculation forms for these
analyses are provided in Appendix E. It is expected that all
intersections will operate at acceptable levels (Level of Service
D or better) during both peak hours .
Using the traffic volumes shown in Figure 6 and recommended
geometrics , the intersections operate in the long range condition
as indicated in Table 4 . Calculation forms for these analyses
are provided in Appendix F . At the intersection of
Boardwalk/Harmony , the capacity will be adequate (LOS D) based on
the addition of left turn signals for the north/south legs .
Left turns out at Southridge Greens will operate at Level of
Service E. While this level of service indicates that long
delays can be expected, based on recent research on the delay at
stop sign controlled intersections , it is more realistic to
expect the left turns to operate at Level of Service D. Appendix
G contains two research papers related to this topic .
Once the intersection of Lemay Avenue and Boardwalk Drive is
signalized, it will operate at a good level of service (Level of
Service B) .
The anticipated traffic volumes for the internal roadway
system are suitable for collector streets . Boardwalk Drive can
expect 5 ,000 vehicles per day after full development , while
Southridge Greens Boulevard is projected to carry 3 ,000 vehicles
per day .
7 A
Table 3
Short Range ( 1993) Peak Hour Operation
Operation
Intersection AM PM
;:: Boardwalk/Lemay
WB L/T A B
WB R A A
EB L/T A B
EB R A A
NB L A A
SB L A A
Harmony/Boardwalk (Signal ) B C
Table 4
Long Range ( 2010 ) Peak Hour Operation
Operation
Intersection AM PM
Southridge Greens/Lemay
WB L/T E F
WB R A A
EB L/T E E
EB R A A
NB L A A
SB L A B
Boardwalk/Lemay (Signal ) B B
Harmony/Boardwalk ( Signal ) C C
III
III
Accident Analysis
III
Since the existing development in this area is minimal and
the proposed developments of Oak/Cottonwood Farm and others will
III significantly increase traffic volumes in the area , evaluation of
current accidents was deemed not appropriate . The recommended
control devices and geometrics should minimize vehicular
III conflicts and maximize vehicle separation. Therefore, the
accident rate should be at its minimum for a typical urban
condition.
ill
III
I
IV . CONCLUSIONS
This study assessed the impacts of Oak/Cottonwood Farm on
the existing (short range - 1993 ) and future ( long range - 2010)
street system in the vicinity of the proposed development . As a
result of this analysis , the following is concluded:
- The development of Oak/Cottonwood Farm is feasible from a
traffic engineering standpoint . At full development as proposed,
approximately 14 , 200 trip ends will be generated at this site .
r; Phase 1 development at Oak/Cottonwood Farm is projected to
generate 880 vehicle trip ends .
- By 1993 , given the existing traffic and proposed Phase 1
development of Oak/Cottonwood Farm, the access points to the site
will operate at acceptable levels of service.
, - A new signal at the intersection of Boardwalk Drive and
Lemay Avenue may be warranted as a result of increased long range
traffic . A left turn phase for the north/south legs of Boardwalk
at Harmony Road is recommended to accommodate long term traffic
growth.
- With the recommended control and geometrics , intersec-
tions will operate acceptably during most of the day . Some stop
sign controlled left turns will operate at unacceptable level of
service conditions during peak hours , but this condition does not
warrant improvement .
- With proper traffic control and geometrics , the accident
rate should be minimal for an urban condition.
ys
1 ^�
_ 1
41, 010
C
MEMORANDUM
cc
0
Q o To : Eldon Ward, Cityscape
O Fort Collins Staff
J
O o From: Matt Delich
Date : May 4, 1992
0 Subject : Cottonwood Farm traffic study (File : CTNWDMM1 )
•
W
z This memorandum is the preliminary traffic study
submittal for the Cottonwood Farm Amended Master Plan and the
first phase of development. The first phase of development
will consist of 30 dwelling units on parcel F and 62 dwelling
units on parcel G . These parcels will access Boardwalk, which
will be built to a collector level street from Oakridge Drive
to Lemay Avenue . At Lemay Avenue, Boardwalk lines up with
Keenland Drive in the Oak Ridge PUD. It is expected that
Boardwalk will have one travel lane in each direction, a
center median/left-turn lane, and bike lanes . There will be
no residential driveway accesses on Boardwalk. It is likely
that on-street parking will be prohibited.
New peak hour traffic counts have been obtained at
Harmony/Boardwalk, Lemay/Keenland, and Lemay/Southridge Greens
Boulevard. The long range analysis will analyze the arterial
and collector street intersections and develop peak hour
traffic volumes on arterial and collector level streets . The
short range analysis will develop traffic volumes on streets
and intersections that relate specifically to that phase of
z development.
Parcel R of the Cottonwood Farm Master Plan includes the
z PACE store, Builders ' Square, and Steele ' s Market . Detailed
u� 11 traffic studies and amendments were prepared for development
a. > of Parcel R. A street connection is proposed from Boardwalk
to Mail Creek Lane . This street will pass east and south of
= •
Z Werner Elementary School . I have conducted preliminary
ca studies regarding this connection and found that the travel
demand would be on the order of 1400 vehicles per day. This
ovolume could be comfortably handled on a local street . It is
my understanding that this connecting street is proposed to
• a be built to a local street standard. However, it will not
cc
have residential driveways accessing it, except for one short
•
segment on one side of the street . In essence , it will
wfunction as a collector street . Discussions are underway with
x the developers/consultants for Huntington Hills so that the
E'• ~ proposed street systems are compatible .
cc
2E Fort Collins Planning Department staff granted a late
submission of the traffic study due to the previous studies
NJ
41/ 4
performed on various portions of the Cottonwood Farm, and due
to the size of the first phase of development which can be
accommodated on the existing street system in this area. The
submission of the traffic study in a few weeks will still
allow ample time for review and comment by city staff .