HomeMy WebLinkAboutRIGDEN FARM, 14TH FILING - PDP - 56-98AO - REPORTS - PLANNING OBJECTIVESa. Shared parking is encouraged for nearby uses in quantities reflecting staggered peak periods of
demand. Retail, office and entertainment uses should share parking areas and quantities. A
portion of any project's parking requirements should be satisfied by on -street parking.
b. Parking lots will not dominate the frontage of pedestrian -oriented streets or interrupt pedestrian
routes. Lots should be located behind buildings, in side yards, or in the interior of blocks to the
greatest extent practicable.
c. Large -surface parking lots will be visually and functionally segmented into several smaller
lots, if practical. Land devoted to surface parking lots should be reduced, over time, through
redevelopment and/or construction of structured parking facilities.
The Center at Rigden Farm supports and furthers implementation of the Community Commercial Districts in
a number of ways. As part of a community commercial district, zoned Neighborhood Commercial, the
development is designed to further the definition of a "town center" in the Rigden Farm community. An Old
Town "look and feel" is a design point, with diagonal parking on Illinois Drive complemented with a plaza type
walk adjacent to Illinois mirroring the retail streetscape on the west side of Illinois Drive. The majority of the
on -site shared parking is screened by the building placement along the public streets and is easily accessible
from each pad site. The planned pedestrian connection from the grocery store anchor to the residential areas
is provided through the center of the site. This corridor includes generous landscaped island buffering from
the parking and drive lanes.
Landscape and Circulation Elements
The Center at Rigden Farm is bounded by public streets on all sides and is provides an integral continuation
of a planned pedestrian pathway connecting the residential uses with the grocery store anchor on the
northwest corner of the Rigden Farm subdivision. The landscape design will serve two purposes; creation of
a "Old Town" streetscape on Illinois Drive and appropriate buffering of the on -site shared parking. The
pedestrian pathway connection is situated in a generous landscape island buffered from the drive aisle and
on -site shared parking.
Ownership and Maintenance
An ownership association will be created to own and maintain the following elements:
• On -site shared parking and drive aisles
• All pedestrian walkways
• Common signage
• All landscape plants and materials on both individual lots and common space
Employment Projection
Total employment is anticipated to be approximately 300 employees. This employment projection is highly
dependent on the final configuration of buildings and type of professional employment this development
attracts.
Planning Rationale and Assumptions
The Center at Rigden Farm is designed as a critical component of the planned town center at Rigden Farm.
It is anticipated that Illinois Drive will attract predominately retail uses, while the businesses fronting on Custer
Drive and Iowa Drive will be particularly well suited for professional offices. Based on the proximity of
residential usage, it is anticipated that employees and clients,/customers will find it convenient to use
alternative modes of transportation when accessing the site.
Land Use Conflicts
The site is in an urban setting and does not present any land use conflicts to be mitigated.
The Center at Rigden Farm
expanded. The City will also explore other options to expand and diversify its revenue base, including
targeted annexationsof existing commercial corridors, such as the Mulberry Corridor, as well as revenue
sharing agreements with other communities.
The Center at Rigden Farm benefits from this city principle, being in an area zoned Neighborhood
Commercial. The proposed development will make a positive contribution to the city revenue base. It is
anticipated that the development will house 300 or more employees, adding to the employment base as well
as providing office space opportunities for nearby residents.
PRINCIPLE CCD-1: Community Commercial Districts will be community -wide destinations and act as hubs
for a high -frequency transit system offering retail, offices, services, small civic uses, and higher density
housing. The physical environment will promote walking, bicycling, transit and ridesharing, as well as
provide a high quality urban life for residents. Vertical mixed -use will be encouraged.
Policy CCD-1.1 Primary Activity Centers. Community Commercial Districts will be uniquely distinct
and identifiable places. These districts are primary activity centers within the community and should act as
important destinations for living, working, and shopping. The urban fabric of streets and blocks, and the
architectural character of individual buildings will be coordinated and contribute to a coherent identity and
sense of place.
Policy CCD-1.4 Mixed Land Uses and Blocks. Each Community Commercial District will contain a
combination of uses, including residential, retail, offices, services, civic and open space. Infill and
redevelopment activities within existing districts should attempt to increase pedestrian and transit
orientation, and to screen parking. Uses located on ground floors that stimulate pedestrian activity are
encouraged. Auto -related uses (e.g., gasoline stations and auto repair garages) will be allowed only if such
uses are secondary in emphasis to the primary uses, and located in nonprominent locations. Large retail use
establishments will support the pedestrian scale environment of the district and mixed -use block design.
Policy CCD-1.9 Streetscapes. Urban streetscape design will establish an attractive, safe and pedestrian -
oriented framework throughout the Community Commercial District. Street trees incorporated into the
sidewalk design, street furniture, pedestrian scale lighting, and mid -block planting areas for enhanced
pedestrian crossings, should complement the buildings in a coordinated urban design pattern.
Policy CCD-1.10 Placement of Commercial Activity. The configuration of businesses in the Community
Commercial District will balance pedestrian and auto comfort, visibility and accessibility. Building
setbacks from public streets should be minimized. Primary entrances to commercial buildings should orient
to plazas, parks, or pedestrian -oriented streets, not to interior blocks or parking lots. Anchor retail buildings
may also have entries from off-street parking lots. However, on -street entries are strongly encouraged.
Policy CCD-1.11 Relationship of Building to Public Spaces. Buildings will reinforce and revitalize
streets and public spaces, by providing an ordered variety of architectural features that may include entries,
windows, bays and balconies along public ways. Buildings will have human scale in details and massing.
While vertical mixed -use is encouraged, maximum building height will be limited to five (5) to six (6)
stories.
Policy CCD-1.13 Balanced Transportation System. Community Commercial Districts will seek to create
a balanced transportation system that encourages pedestrian, bicycle and transit use, as well as motor
vehicle use. Community Commercial Districts will provide a system of connections to maximize choices
for all modes of travel.
Policy CCD-1.14 Pedestrian Activity. Streets and other public outdoor spaces within the Community
Commercial District will be functional, attractive, and designed to enhance pedestrian activity.
Policy CCD-1.15 Direct Pedestrian Connections. Local streets from surrounding neighborhoods will lead
directly into the Community Commercial District, so visitors do not need to use arterial streets to gain
access to the district. When existing developed areas are redeveloped or retrofitted, ensure that pedestrian
and auto access from surrounding neighborhoods is provided.
Policy CCD-1.18 Commercial Street Parking. Commercial streets should include angled or parallel on -
street parking.
Policy CCD-1.19 Parking. Reduced parking standards should be applied to Community Commercial
Districts in recognition of their proximity to high -frequency transit service and their walkable environment
and mix of uses. On -street parking should be maximized. Parking structures should be encouraged,
including ground floor retail or service uses. All parking must provide for visibility, personal safety and
security. Other parking considerations include the following:
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Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities
to create an interesting pedestrian network.
Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale
improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and
features should be appropriate to their surroundings, as well as the functional unity of the pedestrian
network, through means such as:
a. Developing attractive improvements which enhance the character and pedestrian scale of the
urban environment including streetscape design, vertical treatments, widened sidewalks, and
furnishings.
b. Incorporating special design features, public art, and site details that can enhance the pedestrian
scale of streets and become an urban amenity.
c. Encouraging outdoor cafes and activity areas that contribute to the character and human scale
of the sidewalk environment. Building design and details should support the human scale of the
street incorporating such elements as windows and other openings, porches and recesses,
awnings, and patios.
The Center at Rigden Farm incorporates many of the transportation principles and polices. The project is
located at a virtual town center with easy access for adjacent residential. The project includes connection of a
planned pedestrian walkway from the residential to the east to the grocery store anchor location. The uses,
including office, retail and other commercial, will provide needed uses to the development, encouraging the
reduction in vehicular traffic from the adjacent residential neighborhood.
PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual
character and the experience of the citizens who will use the street system and the adjacent property.
Together, the layout of the street network and the streets themselves will contribute to the character, form
and scale of the City.
Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade
trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape.
Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to
reinforce, define and connect the spaces and corridors created by buildings and other features along a street.
Canopy shade trees will constitute the majority of tree plantings, and a mixture of tree types will be
included, arranged to establish partial urban tree canopy cover. Existing trees will be preserved to the
maximum extent feasible.
PRINCIPLE CAD-3: Commercial developments create a powerful impression of the City, both in
and taken together as a whole. While corporate franchises and chain stores will remain vital and
recognizable, commercial developments will be designed to contribute to Fort Collins' distinct visual quality
and uniqueness.
Policy CAD-3.1 Modification of Standardized Commercial Architecture. Commercial buildings will
demonstrate a reflection of local values with site -specific design. Standardized architectural prototypes will
be modified, if necessary, so that the City's appearance remains unique. Development will not consist
solely of repetitive design that may be found in other communities.
Policy CAD-3.2 Compatibility with Surrounding Development. Proposed commercial buildings must
contribute to the positive character of the area. Building materials, architectural details, color range,
building massing, and relationships to streets and sidewalks will contribute to a distinctive local district,
corridor, or neighborhood.
The Center at Rigden Farm will enhance and complete the streetscape on Illinois Avenue. The Old Town like
streetscape currently on the west side of Illinois is reflected in the site design. Further, the architectural
design accomplishes a transition, reflecting the Illinois Streetscape and then transitioning to a more
residential -compatible architecture on the Iowa streetscape.
PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program.
Policy ECON-1.5 Maintain and Expand City Revenue Base. The City will ensure that commercial uses
that generate the sales and use tax revenues which support the City's financial base are maintained and
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The Center at Rigden Farm is zoned NC — Neighborhood Commercial. The site is quickly taking on the
appearance of an infill site given the surrounding development activity. The proposed commercial uses are
desired and encouraged by this zoning. The site design incorporates and enhances planned pedestrian
connections to the surrounding commercial and residential uses. The Illinois Drive streetscape reflects the
intent of the city planners to create a pedestrian friendly environment similar to that found in Old Town.
PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation
alternatives that balances access, mobility, safety, and emergency response throughout the city, while
working toward reducing vehicle miles traveled and dependence upon the private automobile.
Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand
management plans that support effective transit, an efficient roadway system, and alternative transportation
modes. Appropriate residential densities and non-residential land uses should be within walking distance of
transit stops, permitting public transit to become a viable alternative to the automobile.
Policy T-1.2 Multi -Modal Streets. Street corridors will provide for safe, convenient, and efficient use of
all modes of travel, including motor vehicles, transit, bicycles, and pedestrians.
PRINCIPLE T-2: Mass transit will be an integral part of the City's overall transportation system.
Policy T-2.1 Transit System. The City's public transit system will be expanded in phases to provide
integrated, high -frequency, productivity -based transit service along major transportation corridors, with
feeder transit lines connecting all major district destinations, consistent with adopted transit plans.
Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and
Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local
services, and travel to work. Transit stops should be provided no more than 1/4 mile walking distance of
most residences to the extent feasible. The design and location of transit stops should function as an
integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather
protection.
PRINCIPLE T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate
it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from
places of residence to transit, schools, activity centers, work and public facilities.
Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the
potential for pedestrian mobility throughout the community.
Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating
markings, signage, lighting and paving materials. Other important pedestrian considerations include:
a. Building entries as viewed from the street should be clearly marked. Buildings should be sited
in ways to make their entries or intended uses clear to and convenient for pedestrians.
b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian
access. Commercial buildings should provide direct access from street corners to improve
access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle
connections to adjoining neighborhoods.
c. Creating barriers which separate commercial developments from residential areas and transit
should be avoided. Lot patterns should be provide safe and direct pedestrian connections from
residential areas to schools, parks, transit, employment centers, and other neighborhood uses.
d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities.
Policy T-5.3 Continuity. The City will provide a safe, continuous and understandable pedestrian network
incorporating a system of sidewalks, crossings and trails throughout the community. Bridges and crossings
should be provided over railroads, rivers, drainageways, and other features that may be major barriers to a
continuous pedestrian network. Where bridges and crossings are appropriate, impacts to wildlife and plant
communities should be mitigated.
Policy T-5.4 Sidewalks. Sidewalks will be designed, constructed, and maintained to provide safety,
comfort, and a "walkable" community. New development will follow adopted design standards for
sidewalk design. Older, existing streets will be retrofitted to provide improved, widened, or detached
sidewalks in conjunction with capital improvement or maintenance projects.
The Center at Rigden Farm
Planning Objectives
The Center at Rigden Farm is a ±4.08 commercial development within a NC (Neighborhood Commercial)
Zone District, providing a mix of Commercial and Retail uses that align with the Principles and Policies of the
Fort Collins City Plan.
The name "The Center atRigden Farm" was selected to highlight the desire to support the concept of a town
center at Rigden Farm, similar to the Fort Collins Old Town streetscape. The Rigden Farm developers
worked closely with the city advanced planning team to create the opportunity. This project is key to
realization of that vision.
The Center at Rigden Farm was planned with several design'objectives:
• Create an attractive streetscape similar to the Old Town look and feel
• Provide on street diagonal parking
• Create a "mall like" pedestrian street frontage on Illinois Drive
• Include architectural features and colors that are visually appealing
• Create a pedestrian friendly environment
• Provide trail connection through center of project
• Encourage a mix of uses
• Retail usage complementing grocery store anchored businesses to west
• Office usage to meet needs of surrounding uses
The resulting site plan reflects these objectives. The provision of a curb to building frontage walkway along
Illinois Avenue should attract a variety of retail and food related businesses that will be frequented by
pedestrians from the surrounding neighborhood. It is expected that neighbors desiring offices within walking
distance of their residence will take advantage of the available office spaces. The trail connection will serve to
connect the grocery store anchored businesses with the residents to the east. As a result, The Center at
Rigden Farm will make a significant contribution to the visions and goals initially established for the Rigden
Farm community.
Principles and Policies
Specific principles and policies of the Fort Collins City Plan that are addressed by The Center at Rigden Farm
are as follows:
PRINCIPLE LU-1: Growth within the City will promote a compact development pattern within a well-
defined boundary.
Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future
development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth
not conducive to pedestrian and transit use and cohesive community development.
PRINCIPLE LU-2: The City will maintain and enhance its character and sense of place as defined by its
neighborhoods, districts, corridors, and edges.
Policy LU-2.1 City -Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts,
corridors, and edges as a means of creating identifiable places and achieving the goals of compact
development that is well -served by all modes of travel.
Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and
guidelines, will be used to promote new construction and redevelopment that contribute positively to the
type of neighborhoods, districts, corridors and edges described herein while emphasizing the special
identity of each area.
The Center at Rigden Farm
Property Description
The Center at Rigden Farm is located in Rigden Farm, bounded by Illinois Drive on the west, Custer Drive on
the south, Iowa Drive on the east, and Limon Drive on the north. The total site area is 4.08 acres. The street
right-of-way has been dedicated. The site is currently vacant.
Legal Description:
A PORTION OF THE NORTHWEST ONE -QUARTER OF SECTION 29, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6th PM,
COUNTY OF LARIMER, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BASIS OF BEARING: THE NORTH LINE OF THE NORTHWEST ONE -QUARTER OF SECTION 29, BEING MONUMENTED AT THE
WEST END BY A 2 12" ALUMINUM CAP STAMPED "LS 17497" AND AT THE EAST END BY A 3 1/4" ALUMINUM CAP STAMPED "JR
ENG PLS 37963", IS ASSUMED TO BEAR N89°2635"W, WITH A DISTANCE OF 2641.75 FEET BETWEEN SAID MONUMENTS,
COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 29;
THENCE S89"2635'E, ON THE NORTH LINE OF SAID NORTHWEST ONE -QUARTER A DISTANCE OF 756.15 FEET;
THENCE S00"3325"W, A DISTANCE OF 406.49 FEET, TO THE POINT OF BEGINNING;
THENCE N89"5537"E, A DISTANCE OF 280.94 FEET TO A POINT OF CURVATURE;
THENCE ON THE ARC OF A CURVE TO THE RIGHT, SAID CURVE HAVING A DELTA OF 90.0424" AND A RADIUS OF 15.00 FEET, A
DISTANCE OF 23.58 FEET, THE CHORD OF SAID CURVE BEARING S45.02'I 1 "E, WITH A LENGTH OF 21.23 FEET, TO A POINT OF
TANGENCY;
THENCE S00°00'01"W, A DISTANCE OF 542.34 FEET TO A POINT OF
CURVATURE;
THENCE ON THE ARC OF A CURVE TO THE RIGHT, SAID CURVE HAVING A DELTA OF 90°09'07" AND A RADIUS OF 15.00 FEET, A
DISTANCE OF 23.60 FEET, THE CHORD OF SAID CURVE BEARING S45-04'34'W, WITH A LENGTH OF 21.24 FEET, TO A POINT
OF TANGENCY;
THENCE N89'50'52"W, A DISTANCE OF 292.91 FEET TO A POINT OF CURVATURE;
THENCE ON THE ARC OF A CURVE TO THE RIGHT, SAID CURVE HAVING A DELTA OF 89°5053" AND A RADIUS OF 3.00 FEET, A
DISTANCE OF 4.70 FEET, THE CHORD OF SAID CURVE BEARING N44°5526'W, WITH A LENGTH OF 4.24 FEET, TO A POINT OF
TANGENCY;
THENCE N00"00'O1 "E, A DISTANCE OF 553.20 FEET TO A POINT OF CURVATURE;
THENCE ON THE ARC OF A CURVE TO THE RIGHT, SAID CURVE HAVING A DELTA OF 89°5536" AND A RADIUS OF 15.00 FEET, A
DISTANCE OF 23.54 FEET, THE CHORD OF SAID CURVE BEARING N44"5729"E, WITH A LENGTH OF 21.20 FEET, TO A POINT
OF TANGENCY AND THE POINT OF BEGINNING.
CONTAINING A CALCULATED AREA OF 4.08 ACRES.
The Center at Rigden Farm
Project Directory
Developer and Applicant
Ladco Properties, LLC
4714 Valley Ridge Court
Fort Collins, CO 80526
Partners and/or officers:
David J. Pietenpol
M. Lynn Colter
Steven J. Steinbicker
Donald R. Tiller
Owner
Rigden Farm, LLC
1027 West Horsetooth Road #200
Fort Collins, CO 80526
Signatures for Rigden Farm, LLC
By it's Manager:
Wolverine Management Group, Inc.
By Fred L Croci, President
By it's Manager:
Sierra Resources Corporation
By David J. Pietenpol, President
Partners and/or officers
AIM Group, LLC
WTI 1993, Ltd.
Signatures for AIM Group, LLC
By it's Manager:
Wolverine Management Group, Inc.
By Fred L Croci, President
Signatures for WTI 1993, Ltd.
By it's General Partner:
Sierra Resources Corporation
By David J. Pietenpol, President
Site Planning
Ladco Properties, LLC
4714 Valley Ridge Court
Fort Collins, CO 80526
Contact: Don Tiller
(970)402-3888
(970) 225-2901 (fax)
Engineer
Interwest Group
1218 W Ash, Suite C
Windsor, CO 80550
Contact: Bob Almirall
(970) 674-3300
(970) 674-3303 (fax)
Traffic Consultant
Delich Associates
2272 Glenhaven Drive
Loveland, CO 80538
Contact: Matt Delich
(970) 669-2061
(970) 669-5034 (fax)
Geotech
Terracon
301 North Howes Street
Fort Collins, CO 80521
(970)484-0359
(970) 484-0454 (fax)
Contact: Dave Richer
Lighting Consultant
Illumination Planning
2408 Tamarac Drive
Fort Collins, CO 80521
(970)482-2277
(970) 482-4884 (fax)
Contact: Tom Rorabaugh
The Center at Rigden Farm 1
Table of Contents
Tableof Contents.........................:.............:....................................................................................................
ProjectDirectory .............................................................................................................................................1
i
PropertyDescription................:......................................................................................................................3
PlanningObjectives........................................................................................................................................4
Principlesand Policies.................................................................................................................................4
Landscape and Circulation Elements
...........................................................................................................8
Ownershipand Maintenance
.......................................................................................................................8
EmploymentProjection...............................................................................................................................8
Planning Rationale and Assumptions...........................................................................................................8
LandUse Conflicts
..........................................................................................:...........................................8
NeighborhoodMeeting Response...................................................................................................................9
Anticipated Development Schedule
.................................................................................................................9
Response to Conceptual Review Comments
...................................................................................................9
The Center at Rigden Farm
The Center at Ri9d en Farm
Project Development Plan Supporting Documentation
December 13, 2006