HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 02/17/2009 - RIVERWALK PRE-APPLICATION HEARING WITH CITY COUNCI ITEM NUMBER: 24 -
AGENDA ITEM SUMMARY DATE: February 17, 2009
FORT COLLINS CITY COUNCIL STAFF: Ted Shepard
SUBJECT
Riverwalk Pre-Application Hearing with City Council.
EXECUTIVE SUMMARY
The applicants, Stoner and Company and Turnkey LLC, will present a conceptual plan showing its
intent to develop a mix of land uses on the 293 acres located generally at the southwest quadrant of
I-25 and Harmony Road. The proposed uses include retail, office, employment, education, hotel,
health and wellness and a large central water feature. Development is intended to be compact and
urban in character in order to provide a sufficient number of residents and employees to support
transit. The site is located within the City of Fort Collins Growth Management Area and within the
boundary of the Harmony Corridor Plan. Only 25 acres are currently located within the Fort Collins
city limits at this time.
APPLICANTS: Stoner and Company
605 South College Avenue
Fort Collins, CO 80524
Turnkey L.L.C.
621 17th Street, Suite 2501
Denver, CO 80293
OWNERS: There are ten owners (see attached)
BACKGROUND
The properties that make up the Riverwalk are located within the Fort Collins Growth Management
Area but only 25 acres(west of Strauss Cabin Road)are currently located within the Fort Collins city
limits at this time and are zoned H-C, Harmony Corridor. The Structure Plan Map designates the
remaining 268 acres as follows:
• Employement
• Poudre River
• Rural Lands
February 17, 2009 -2- Item No. 24
The surrounding zoning and land uses are:
N: City—Public Open Lands Arapahoe Bend Natural Area
N: County—Commercial Transit Center and Commercial
S: County—Farming Vacant
S: County—Commercial Recreation and Event Center
E: County—Farming Active gravel extraction
W: City—Harmony Corridor Morningside Townhomes
W: City—Urban Estate Sunrise Ridge and Old Oak Estates
W: County—Farming Existing large-lot residential
EXISTING LAND USES
Most of the site is undergoing reclamation as a former gravel extraction operation. The site presently
contains areas designated by FEMA as both the 100-year floodplain and floodway. Consequently,
approximately 3.5 million cubic yards are required in order to satisfy the requirements of FEMA to
allow land development.
PROPOSED USES
The proposed land use concept is to create a Transit-Oriented Development with a diverse mix of
land uses in a cohesive urban cluster organized around central body of water. Mid-rise residential
buildings and multiple parking structures are envisioned to minimize surface parking and promote
a pedestrian-friendly environment. In addition to the aforementioned land uses, there would be
opportunities for both active and passive recreation. For example, an outdoor amphitheater is also
indicated. There would be connections to the City's future trail system and to both Arapaho Bend
and Eagle View Natural Areas. Multi-modal travel would be encouraged with potential connections
to future Transfort and,possibly,future bus rapid transit or light rail associated with CDOT upgrades
along the I-25 corridor.
CITY PROCESS/DECISION POINTS:
The City's development review process is outlined and defined on the Development Review At-A-
Glance flow chart available both at the Development Review Center and online. After the Pre-
application hearing, the process would be as follows:
1. Harmony Corridor Plan and Structure Plan Amendments.
2. Annexation and zoning of approximately 268 acres and rezoning of approximately 25 acres.
3. Overall Development Plan for the entire parcel.
4. Project Development Plan for Phase One.
5. Final Compliance Plan for Phase One.
6. Building Permit Application for Phase One.
February 17, 2009 -3- Item No. 24
ATTACHMENTS
1. Applicant's Questions for Council.
2. Applicant's Narrative.
3. Order of Proceedings at Public Hearing From Article Two of the Land Use Code.
4. Aerial View- Region.
5. Aerial View- Vicinity.
6. Conceptual Regional Transit Node.
7. Zoning Map (page 7).
8. Riverwalk Aerial Site View (page 8).
9. Site Plan (page 9).
10. Illustrative Depictions of Land Use Concepts (pages 10-14).
ATTACHMENT
QUESTIONS FOR COUNCIL REGARDING RIVER WALK
(Note: these questions are provided by the applicant.)
1. What comments do you have about the fact that the proposed project
represents a paradigm shift in this area and the region and will require an
amendment to the existing zoning, comprehensive plan and structure
plan?
2. What are your perspectives on density, mixed-use development and a
variety of buildings at different heights?
3 . How do you see Riverwalk in relation to Downtown Fort Collins and other
commercial shopping districts? And what is your opinion about the fact
that, with trails and transit, Riverwalk could connect and complement
Downtown and give the local businesses an opportunity to grow by staying
in their current location, while adding a place to do business at Harmony
Road and 1-25?
4. What is your opinion on public financing tools, such as Revenue Sharing
Agreement, TIF, PIF and Metro District being available to assist Riverwalk
in building public improvements and providing public mass transit?
5. What do you like and don't like about Riverwalk?
6. What would you like to see at Riverwalk?
ATTACHMENT
PRE- APPLICATION HEARING
RIVERWALK
1) DESCRIPTION OF THE PROPOSAL TO BE CONSIDERED:
The applicant, Stoner & Company, has been a committed member of the Fort
Collins community since 1952 and has an expertise in real estate development
and construction. Together with its development partner, Denver-based Turnkey
LLC, Stoner & Company is proposing the annexation, zoning and development of
an exciting new project called "Riverwalk," comprising 293 acres of land located
generally at the southwest quadrant of 1-25 and Harmony Road in unincorporated
Larimer County, Colorado.
The vision for Riverwalk and the surrounding areas undeniably creates an
opportunity previously unseen in Colorado and most other regions of the United
States. With a keen awareness of smart-growth, sustainability and
environmentally sensitive planning and design techniques, and from the
standpoint of energy conservation, transit-oriented development ("TOD"),
compatibility with nature, and economic viability and affordability, Riverwalk is the
way of the future for urban and sub-urban community planning. The overall
concept includes higher density housing in combination with retail, office,
recreational, community and civic uses, encouraging pedestrian oriented, mixed-
use villages, rich in detail and providing vibrant livable communities. A key
feature is the vertical integration of various uses in a manner that encourages a
rich mix of uses, building an environment where residents live, work and play,
including walking or biking to and from their homes, jobs and traditional.amenities
and services such as the grocery, dining establishments, church and
recreational amenities and park land.
Transit Oriented Design
TOD design encourages development around transit hubs. Riverwalk is located
adjacent to 1-25 and Harmony Road, two of the main transportation corridors in
Northern Colorado. Both of these corridors are currently being studied for
alternative transit corridors. The Colorado Department of Transportation is
currently in the process of conducting an Environmental Impact Study (EIS) for
the 1-25 corridor along the Front Range north of Longmont. Harmony Rd would
eventually be served by a bus rapid transit system running the length of Harmony
and connecting the existing transit station at Harmony and 1-25 to the proposed
transit station to be located at Mason and Harmony Road.
1
Once completed, and when viewed in conjunction with the Masson Corridor
transit improvements, passengers could travel between Riverwalk and most
other locations in Fort Collins, including Old Town and CSU, and down to Denver
for a Colorado Rockies Game, dinner or other activities without ever getting in a
car. Electric vehicles and a yellow bike system, modeled after a similar program
implemented in downtown Fort Collins that allows cyclists to "check out" a bicycle
and ride it to another destination within the project, where it would be available
for use by others, are also envisioned.
Urban Design
Riverwalk will be a place for people, with a warm, rich, and inviting atmosphere.
The five Cs
Condensed, Complementary, Colorado, Cool, and Complex. Actually there are a
number of Cs to describe this project but these are the character givers; the
adjectives which describe the intent of the design. Basically, the intent is to
develop a very hip, cool and chic ambiance and yet retain the Colorado feel. To
allow individual expression but guide the overall look to reflect the uniqueness of
a town center. To ensure the 5C's are maintained, a Design Review Committee
will review every project to be built within Riverwalk.
A cornerstone of this project is to promote job creation and opportunities for local
businesses to prosper. Rather than catering solely to the national retailer or office
user, Riverwalk will focus on attracting local businesses desiring to expand their
presence in Northern Colorado. This concept is based in part on the philosophy
of regionalism, whereby Riverwalk will seek to promote a regional influence that
recognizes and celebrates the uniqueness of Northern Colorado.
Building Green
Perhaps an understatement, Riverwalk is about exceptional levels of "green"
building and site development concepts. A local and international team of experts
will refine designs over the coming years that incorporate low energy, renewable
energy, and low impact site designs to form a rich and sustainable future.
Buildings will incorporate state of the art energy savings strategies to develop
healthy work environments. Combining green buildings with natural systems site
development strategies, Riverwalk will provide a national showcase for a healthy
living environment.
2
2) WHAT IS BEING REQUESTED:
The Applicant is requesting the annexation of the property in to the City of Fort
Collins, with appropriate zoning to accommodate the mixed-use, transit oriented
development concepts outlined herein, through a new zoning classification such
as °Gateway° zoning, and/or through the amendment of the following legislative
items, as may be needed:
A) Amendment of the Harmony Corridor Plan;
B) Amendment of the Design Standards and Guidelines; and
C) Amendment of the City Structure Plan
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ATTACHMENT 3
Order of Proceedings at Public Hearing
From Article Two of the Land Use Code*
(C) Order of Proceedings at Public Hearing. The order of the proceedings at the public
hearing shall be as follows:
(1) Staff Report Presented. The Director shall present a narrative and/or graphic
description of the development application. The Director shall present a Staff
Report which includes a written recommendation. This recommendation shall
address each standard required to be considered by this Land Use Code prior to
approval of the development application.
(2) Applicant Presentation. The applicant shall present any relevant information the
applicant deems appropriate. Copies of all writings or other exhibits that the
applicant wishes the decision maker to consider must be submitted to the
Director no less than five (5) working days before the public hearing.
(3) Staff Response to Applicant Presentation. The Director, the City Attorney and
any other City staff member may respond to any statement made or evidence
presented by the applicant.
(4) Public Testimony. Relevant public testimony shall be heard.
(5) Applicant Response. The applicant may respond to any testimony or evidence
presented by the public.
(6) Staff Response to Public Testimony or Applicant Response. The Director, the
City Attorney and any other City staff member may respond to any statement
made or evidence presented by the public testimony or by the applicant's
response to any such public testimony.
* In this particular kind of hearing, the Council will then be asked to provide feedback to the
applicant. Council may be guided by the questions provided by the applicant.
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