HomeMy WebLinkAboutJOHNSON PROPERTY REZONE - 32-01 - SUBMITTAL DOCUMENTS - ROUND 2 -The Johnson Property site plan takes major efforts to preserve 2/3 of the site's natural slope bank,
preserving the on -site fox den, large stands of existing trees within both farm sites, and a large wood lot
within the center of the neighborhood.
Natural Areas and Open Space (NOL)
PRINCIPLE NOL-1: Preserve and protect natural areas within Fort Collins and the Community
Growth Management Area to provide habitat essential to the conservation of plants, animals, and their
associated ecosystems and to enrich the lives of citizens by providing opportunities for education,
scientific research, nature, interpretation, art, fishing, wildlife observation, hiking, and other activities.
Policy NOL-1.2 Urban Development. The City will conserve and integrate natural areas into the
developed landscape by directing development away from sensitive areas and using innovative planning,
design, and management practices. When it is not possible to direct development away from natural
areas, it should integrate them into the developed landscape in a manner that conserves their integrity.
The City will encourage and assist efforts by private landowners and organizations to integrate natural
areas into new development and to protect, restore, or enhance privately owned natural areas.
The Johnson Property site plan takes major efforts to preserve 2/3 of the site's natural slope bank,
preserving the site fox den, large stands of existing trees within both farm sites, and a large wood lot
within the center of the neighborhood.
PRINCIPLE NOL-3: The City's parks and recreation system will include parks, trails, open lands,
natural areas and urban streetscapes. These `green spaces" will balance active and passive recreation
opportunities in an interconnected framework that is distributed throughout the urban area.
Policy NOL-3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering
places should include "street furniture" such as benches, and be incorporated into urban designs for. the
Downtown Districts, Community Commercial Districts, Commercial Districts, and Residential Districts
throughout the City.
The Johnson Property site plan provides small sub -neighborhood parks of .5 to 1.5 acres linked together
with by on -street pedestrian circulation. These small urban (private and public) spaces create gathering
and play areas as well as provides relief along the streetscene. Each pocket park will contain some type
of street furniture element such as play structure or benches.
Growth Management (GM)
PRINCIPLE GM-8: The City will promote compatible infill developments in targeted areas within the
Community Growth Management Area Boundary.
The Johnson Property site plan provides an infill solution that blends in with the existing surrounding land
uses and promotes compact development along two (2) major circulation corridors.
PRINCIPLE GM-11: The City will involve citizens in the planning and decision -making processes of
government.
The Johnson Property was -part of a larger area workshop orchestrated by the City in 2000 to gain
neighborhood input prior to design and development. It is our intent to continue involvement with the
neighbors and future neighborhood groups. Our neighborhood meeting was held Monday, July 16, 2001.
A TRACT OF LAND SITUATE IN THE WEST ONE-HALF OF SECTION 20, TOWNSHIP 7 NORTH,
RANGE 68 WEST OF THE 6TH P.M., LARIMER COUNTY, COLORADO WHICH CONSIDERING THE
SOUTH LINE OF THE SOUTHWEST ONE- QUARTER OF SAID SECTION 20 AS BEARING
N90000'00"E AND WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO IS CONTAINED
WITHIN THE BOUNDARY LINES WHICH BEGIN AT THE SOUTHWEST CORNER OF SAID SECTION
20 AND RUN THENCE N90000'00"E 1337.40 FEET ALONG THE SOUTH LINE OF THE SAID
SOUTHWEST ONE -QUARTER TO THE SOUTHWEST CORNER OF THE TRACT DESCRIBED IN
BOOK 1383 AT PAGE 143 OF THE LARIMER COUNTY RECORDS; THENCE ALONG THE WEST
LINE OF THE SAID TRACT ALONG AN EXISTING FENCE LINE, N00051'00"W 1748.80 FEET TO THE
NORTHWEST CORNER OF THE SAID TRACT; THENCE CONTINUING ALONG THE EXISTING
FENCE LINE N00051'00"W 1480.05 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY
LINE OF THE BURLINGTON NORTHERN RAILROAD; THENCE ALONG THE SAID RIGHT-OF-WAY
LINE N50011'57"W 1359.36 FEET AND AGAIN ALONG THE ARC OF A 2914.93 FOOT RADIUS
CURVE TO THE RIGHT OF DISTANCE 409.71 FEET, THE LONG CHORD OF WHICH BEARS
N46010'21"W 409.38 FEET TO A POINT ON THE WEST LINE OF THE NORTHWEST ONE -QUARTER
OF SAID SECTION 20; THENCE S00045'40"E 1730.46 FEET ALONG THE WEST LINE OF THE SAID
NORTHWEST ONE -QUARTER; THENCE S00035'15"E 2651.99 FEET TO THE POINT OF BEGINNING.
Please attach listing of names and addresses of all persons owning land (as per Larimer County
Assessor's office on date of request) within 500 feet of any portion of the area under petition for rezoning.
See attached label and list (submitted on 7/18/01 at 9:00 a.m.)
State of Colorado
ss.
County of Larimer
The foregoing instrument was acknowledged before me this
By
My commission expires
for the purpose therein set forth.
Note: Filing of a petition to rezone requires a deposit of
of the amendment.
Please return to the Planning Department — City of Fort Collins.
Respectfully Submitted,
day of 2001.
Notary Public
with the City Clerk to defray the cost
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CITY OF FORT COLLINS
REZONING PETITION
Petitioner:
James Construction Company, Inc. d/b/a James Company
2919 Valmont Road, Suite 204
Boulder, CO 80301
James Postle, President
Dan Wenzinger, Chief Operating Officer
Dave Miller, Secretary
Gere Kjosness, Assistant to Secretary
James Postle, Treasurer
Owner:
Spring Creek Farms, LLC
c/o Glen Johnson
3432 Carlton Avenue
Fort Collins, CO 80525
Glen Johnson, Manager
Calvin Johnson, Manager
The City Council of the City of Fort Collins, Colorado
I (We), the undersigned, do hereby respectfully petition and request that the City Council amend the
zoning ordinance if the City of Fort Collins by changing the zoning of the hereinafter described parcel,
containing 217 acres, more or less from T zoning district to Urban Estates, Low Mixed Neighborhood,
and Medium Mixed Neighborhood zoning districts:
Legal Description:
A TRACT OF LAND SITUATE IN SECTION 20, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH
P.M., LARIMER COUNTY, COLORADO, WHICH, CONSIDERING THE SOUTH LINE OF SAID
SECTION 20 AS BEARING EAST AND WEST, AND WITH ALL BEARINGS CONTAINED HEREIN
RELATIVE THERETO, IS CONTAINED WITHIN THE BOUNDARY LINES WHICH BEGIN AT A POINT
WHICH BEARS EAST 1337.40 FEET, AND AGAIN N00051'00"W 1748.80 FEET FROM THE
SOUTHWEST CORNER OF SAID SECTION 20, AND RUNS THENCE N00051'00"W 1479.02 FEET TO
A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF THE EXISTING RAILROAD; THENCE
ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, S50012'00"E 5042.05 FEET TO A POINT ON THE
SOUTH LINE OF SAID SECTION 20; THENCE ALONG SAID SOUTH LINE, WEST 2587.66 FEET TO
THE SOUTHEAST CORNER OF THE PROPERTY DEEDED TO CARGILL IN BOOK 1383 AT PAGE
143; THENCE ALONG THE EASTERLY AND NORTHERLY BOUNDARY OF SAID PROPERTY
DEEDED TO CARGILL, N00°34'00"E 339.79 FEET, AND AGAIN N15°14'00"W 193.40 FEET, AND
AGAIN N50023'00"W 360.30 FEET, AND AGAIN N42024'00"W 246.15 FEET, AND AGAIN N50048'00"W
366.40 FEET, AND AGAIN N38026'30"W 729.12 FEET, AND AGAIN N77°15'00"W 36.75 FEET TO THE
POINT OF BEGINNING,
AND
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2. REASONS FOR STRUCTURE PLAN AMENDMENVZONING
Currently, the Johnson Property is zoned transition (T) and needs to be rezoned prior to any development
process. We are making minor modifications to the zoning suggested by the City Structure Plan. The
following issues and influences have driven these modifications.
The first issue is that of the Historic Preservation Department wishes for preservation of the Farmsteads
and how this relates to the surrounding uses. In both cases we have provided a "Farmstead Buffer Zone"
of a minimum of 200' around each farmstead. This buffer zone will be enforced through restrictive
covenants and conditions that will be enforced by either the City or the HOA. This will limit the use
allowed in these areas as well as prevent any removal or modification of the existing structures unless
otherwise approved by the City. As this specific use relates poorly to the other typical industrial uses, we
have chosen to eliminate Industrial zoning and instead place LMN residential uses adjacent to the Jessup
Farm area, which we feel is more compatible with the rural residential character of the farmstead. We
feel that the railroad line and the six lane Timberline Road are logical and significant barriers to use as
land use transitions. To the south, adjacent to the Johnson Farm Buffer, we have placed a large natural
open space and very low density residential. This way, the rural residential character of the Farmstead is
not affected by higher density uses. Again, we feel that these are both compatible uses given the nature
of the farmsteads. We believe this will promote the public welfare for the eastern area of Fort Collins. In
the City Staff comments dated 8/23/01, staff repeatedly stated their desire to eliminate the Industrial zone
at the northern end of the neighborhood for the same reasons as mentioned above.
The second area we feel is a potential land use conflict is the relationship between the Industrial uses, the
wastewater treatment plan, and the Structure Plan recommended Urban Estates. We feel that the
adjacent uses are not desirable uses to abut the largest lots in the neighborhood. As we are required to
place a certain amount of very low density housing in this area, we have made minor adjustments in
suggested zoning to address these different uses. First, we have reconfigured the shape of the urban
estates zoning area to have some of it away from the edge of the property. We have also configured the
detention pond to extend further to the north along the tracks to act as a buffer. Additionally, we have
coordinated with the wastewater facility and will provide a linear buffer (composed of berming, fencing,
and landscape) adjacent to the treatment plan, to screen and separate these uses. We also want to
integrate different housing types around the central park. We have modified the Low Miixed
Neighborhood boundary line so a portion of it touches the park. This will allow us to have more variety of
housing types adjacent to the central park. These housing types could vary from Single -Family
Detached, Single -Family Attached, Condominiums, and Townhomes. Another issue within this area is
the presence of a high groundwater table. The water level is such tat we cannot build basements, and
market information tells us that it will be very difficult to sell larger lots with no basements. We can,
however, market smaller single-family cottages, and multi -family units without basements. Again, this
modification improves the safety of future residences, as well as, creating a more pleasing visual
boundary along the Wastewater Treatment Plant, which is consistent with the principles and policies
focusing on appropriate adjacent land uses.
Finally, we have been told by City Planning Staff that the Neighborhood Commercial requirement has
been satisfied by the Rigden Farm Commercial area. We still plan to provide a small retail area along
Timberline and our proposed main street, to serve internal residents needs.
All of these factors have led us to slightly modify the Zoning Designations within the Johnson Property,
while still trying to achieve the goals set out in the City Plan and to create a livable, walkable, diverse
neighborhood.
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New Medium Density Mixed -Use Neighborhoods (MMN)
PRINCIPLE MMN-1: Housing in new Medium Density Mixed -Use Neighborhoods will have an overall
minimum average density of 12 dwelling units per acre, achieved with a mix of housing types.
Policy MMN- 1.1, 1.2
The Johnson Property ODP has been designed to meet the requirements outlined in the MMN Section of
the Development Code. The neighborhood(s) will include 3 to 4 housing types from single-family,
townhomes, and entry level apartments.
PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use Neighborhood will form a
transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center or
Community Commercial District.
Policy MMN-2.1, 2.2, 2.3, 2.4, 2.5, 2.6
The MMN District is envisioned to be a higher density/compact sub -neighborhood at the Timberline and
Drake intersection. This sub -neighborhood will be within walking distance of the Rigden Farms
Commercial Center as well as the small retail corner to the north.
The MMN will consist of a combination of higher density attached housing types interspersed with single-
family housing. A strong linear open space element will connect the Timberline and Drake intersection to
a central pocket park and provide a special open space feature for homes to front onto. Each of the
blocks or street patterns within the MMN area will focus on this open space amenity for auto, pedestrians,
and bicyclists.
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Our architectural design intent is to improve the overall streetscene through de-emphasizing the garage
along the front elevation. We will have a variety of garage placements depending on the housing types
including rear -loaded housing types.
Through interconnected street patterns, our goal is to reduce long street lengths of repeating architectural
forms and introduce changes in the architectural massing and housing types as well as street orientation
focusing on park or open space elements.
New Low Density Mixed -Use Neighborhoods (LMN)
PRINCIPLE LMN-1: Low Density Mixed -Use Neighborhoods will have an overall minimum average
density of five (5) dwelling units per acre, achieved with a mix of housing types.
Policy LMN-1.1 Calculating the Density. In calculating the overall average density of a residential
project, areas which are undevelopable will be excluded from the density calculation. Undevelopable
areas means those areas of a project which are to be publicly owned and/or dedicated, and/or not
available for development (such as major street rights -of -way, various open lands, areas of geological
hazard, alleys, natural areas and water bodies).
Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to
use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable
neighborhood with housing for a diversity of people. At least two (2) housing types shall be included in
any residential project containing more than 30 acres. As the acreage of the residential project increases,
so shall the number of housing types increase. This can be achieved in various ways, with a variety of
housing types, including the following:
• Standard lot single-family houses (lots over 6,000 square feet)
• Small lot single-family houses (lots 6.000 square feet, or less)
• Duplex houses
• Townhouses (attached housing)
• Accessory dwelling units
• Group homes
• Multi -family housing (provided they are compatible in scale, and character with other dwellings in
the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a building)
• Manufactured housing and mobile homes
The Johnson Property ODP has been designed to meet the requirement outlines in the LMN Section of
the Land Development Code. The neighborhood/plan will include 3 to 4 housing types from entry level
single-family, townhomes, to single-family move -up and up -scale townhomes, as well as a neighborhood,
the recreation center, Jessup Farm potential commercial use, and small retail center.
PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should
make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a
Neighborhood Center.
Policy LMN-2.1, 2.2, 2.3, 2.4, 2.5, 2.8, and 2.9
Each sub -neighborhood will consist of 2 to 3 housing types and focus on a small pocket park or
neighborhood park. The overall neighborhood has a heart or core that wraps around the neighborhood
park and main street element. The neighborhood center consists of a mix of higher density minimal retail
anchor and a neighborhood recreation center at the other end.
This active zone will be fully accessed by auto, pedestrians, and bicyclists, as well as transit connections
along Timberline. The main street concept shall have a central linear park element to provide an outdoor
space as well as a visual focal point.
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PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity,
diversity, and individuality. The following design policies are based on the premise that truly creative
design is responsive to its context and the expressed preferences of citizens, and contributes to a
comfortable, interesting community.
Policy AN-4.1 Multiple -Family Housing Characteristics. All multiple -family buildings should be
designed to reflect, to the extend possible, the characteristics and amenities typically associated with
single-family detached housing. These characteristics and amenities include orientation of the front door
to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and
storage, access to sunlight, privacy, and security.
Policy AN-4.2 Multiple -Family Building Variation. Multiple -building projects should offer variation
among individual buildings, yet stay within a coordinated overall "design theme" Variation among
buildings should be achieved by a combination of different footprints, fapade treatments, roof forms,
entrance features, and in specialized cases, building orientation. Monotonous complexes of identical
buildings shall be discouraged, although there may be ways to achieve visual interest among
substantially identical buildings with a high degree of articulation on each building, combined with
variation on massing on the site.
Policy AN-4.3 Single -Family Housing Characteristics. Variation in house models in large
developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance
of a standardized subdivision.
Our architectural vision for the Johnson Property Neighborhood focuses on providing variety as well as
appropriate scale and texture along the streetscene. The human scale elements are important to all
types of housing from multi -family to single-family with appropriate entry elements that greet the street
versus overpowers the street with large out -of -scale farms. Other important elements to always consider
are walk and entry layout, three-dimensional streetscene layout, and porch and private patio spaces.
We are creating variety (avoiding large areas of monotonous building forms) through a mix of multi -family
and single-family housing types parcel in small clusters throughout the neighborhood. For multi -family
residence -clusters of 80 to 100 units and for single-family residential clusters as small as 30 to 40 units.
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting
features of the building, as seen from the public street and sidewalk. The visual impact of garage doors,
driveways, and other off-street parking will be minimized and mitigated.
Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the
street frontage devoted to protruding garage doors and driveway curb crossings will be limited.
Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and
creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further
from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive
streetscape.
It is recognized that there may be ways a residential property can be custom -designed to mitigate the
view of a protruding garage opening. The intent of these policies is not to limit such custom -designed
solutions when an individual homeowner has a need or preference for protruding garage openings.
Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are
encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts
and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary
buildings, utilities, service functions, and interior -block parking access.
Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a
visually interesting feature, and not terminate directly in a garage door.
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All New Neighborhood (AN)
PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure.
Policy AN-1.1 Relationships to Residential Districts. Anew neighborhood will be considered as part
of a Residential District. In a Residential District, Low Density Mixed -Use Neighborhoods will be located
around a Medium Density Mixed -Use Neighborhood which has a Neighborhood Commercial Center or
Community Commercial District as its core. This provides nearby access to most things a resident or
household needs on an everyday basis.
Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected
network, including automobile, bicycle and pedestrian routes within a neighborhood and between
neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and
cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a
neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood.
Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be
designed to discourage excessive speeding and cut -through traffic. Street widths and corner curb radii
should be as narrow as possible, while still providing safe access for emergency and service vehicles.
Frequent, controlled intersections, raised and textured crosswalks, and various other specialized
measures may be used to slow and channel traffic without unduly hampering convenient, direct access
and mobility.
The Johnson Property site plan shall integrate 7 to 8 different housing types in small clusters to create
visual interest as well as create a variety of people/residents to better blend with the greater
surroundings. The overall street patterns/network (auto, pedestrian, and bicycle) will provide strong
connections between sub-neighborhoods/amenities as well as surrounding neighborhoods and
commercial uses.
In the design process, we looked at creating streets with interest as well as providing traffic calming
elements to keep traffic slow and reduce cut through on the local level streets.
PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, playfields, natural
areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into
neighborhoods.
Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small
parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be
designed in conjunction with streets and walkways, to be a formative, purposeful part of any land
development, and not merely residual areas leftover from site planning for. other purposes. They should
be mostly surrounded by streets house fronts, to maintain safety and visibility.
Policy AN-2.2 Ownership of Outdoor Spaces. Some parks, common open lands and outdoor spaces
will be publicly owned, while others will be privately owned.
Policy AN-2.3 Untreated Irrigation Water. The use of untreated water should be encouraged and
supported where appropriate, to make it less expensive to provide parks, common open lands and
outdoor spaces which need irrigation.
The park/open space plan for Johnson Property focuses on providing a park or open space element
within a 2 block walking distance of each residence. Small pocket parks act as formal visual connections
for auto, pedestrians and bicyclists. The main 8 to 10 acre public park acts as our neighborhood heart
and will be owned, installed, and maintained by the City. The remaining parks and open space will be
privately owned and maintained by the neighborhood HOA.
multi -family and single-family uses. To improve the overall affordability of housing, we are proposing 3 to
4 different multi -family housing types, as well as 4 different single-family detached housing types to
provide as much visual variety as well as different housing costs.
PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing
opportunities and preservation of existing housing stock.
Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community -wide
distribution of affordable housing in all neighborhoods to promote diverse neighborhoods.
Again, the Johnson Property is proposing a wide range of densities and compact development which
allows for a greater opportunity for affordable housing within a planned neighborhood.
PRINCIPLE HSG-3: Neighborhood stability must be maintained and enhanced.
Principle HSG-3.1 Development Practices. The character of stable residential neighborhoods should
be preserved through neighborhood planning, assistance to neighborhood organizations, and supportive
regulatory techniques.
Principle HSG-3.2 Historic Residences. The City will explore opportunities to combine development
efforts with historic preservation. The City will place priority on preserving existing residential structures
of historic value.
The Johnson Property ODP and the James Company believe in a strong neighborhood viability. There
will be a structured HOA in which the James Company will set up and run until a certain completion date,
then the existing residence (HOA group) will continue to function.
Our plan to preserve and buffer both existing farms aims toward a great combined development effort to
join the existing farm elements into a neighborhood structure. See above Principle ACD-5 for proposed
uses of farmsteads.
Environment (ENV)
PRINCIPLE ENV-4: Energy efficiency and use of renewable energy resources will be encouraged,
facilitated, and regulated in both the public and private sector through information and educational
services, financial incentive programs, requirements and incentives in the planning process, and
enforcement of regulation such as the Energy Code.
Policy ENV-4.5 Shading by Trees. The City will consider the location of future trees and trimming of
existing trees in public parks, medians, streets and other public areas to prevent existing and future solar
energy systems from being shaded. Trees will also be planted to provide natural cooling and shade.
The ODP proposed site plan will enhance the cooling and shade provided by the many new street and
park trees to be planted.
PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be
protected and enhanced within the developed landscape of Fort Collins.
Policy ENV-5.1 Protection and Enhancement. The City will seek to integrate wildlife habitat,
riparian areas, wetlands and other important natural features into the developed landscape by directing
development away from sensitive areas and using innovative planning, design, buffering, and
management practices. The City's regulatory powers will be used to preserve, protect, and enhance the
resources and values of natural areas by directing development away from sensitive natural features —
such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away
from natural areas, these areas will be protected in the developed landscape.
Economic Sustainability and Development (ECON)
Policy ECON-1.4 Jobs/Housing Balance. The City will strive to ensure that a reasonable balance
exists between housing demand created by growth in lower income jobs and residential development
capacity. The City will encourage existing and future major employers locating within the City to develop
employer -assisted housing programs for lower income employees. The City should provide technical
assistance to employers wishing to obtain information on model programs.
Within the City Plan there are several important objectives to balance the appropriate land uses within the
overall City.
Promote compact development.
Varied housing (including affordable).
Balance between jobs and housing and good air quality.
The Johnson Property ODP deals with each of these elements. We are promoting compact
development with the MMN Neighborhood creating a higher density zone closer to major circulation
and neighborhood commercial.
We are proposing 7 to 8 different housing types from 3 to 20 du/ac to gain a true mix of housing
within small neighborhood clusters to reinforce variety along the streetscene.
3. The Johnson Property is located within walking distance of many industrial/employment facilities.
The strong connection along Sharpe Point Drive allows for auto, pedestrian, and bicycle connection.
The neighborhood plan also allows for minor employment opportunity within the Industrial zone and
the small retail corner along Main Street as well as the retail center within Rigden Farms.
Our connection to Timberline also provides fast and easy access to a major North -South corridor
within Fort Collins.
These three (3) main points illustrate our effort to balance housing and employment within and with the
surrounding existing conditions.
Housing (HSG)
PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban
area for all income levels.
Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and
densities, including mixed -use developments, that are well -served by public transportation and close to
employment centers, services, and amenities. In particular, the City will promote the siting of higher
density housing near public transportation, shopping, and in designated neighborhoods and districts.
Policy HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non-profit
sectors to take actions to develop and maintain an adequate supply of single— and multiple -family
housing, including mobile homes and manufactured housing, that is proportionately balanced to the
wages of our labor force.
Policy HSG-1.4 Land for Residential Development. The City will permit residential development in
all neighborhoods and districts in order to maximize the potential land available for development of
housing and thereby positively influence housing affordability.
The Johnson Property site is located along Timberline and Drake, 2 major circulation corridors. We will
be focusing the higher density compact development along these 2 corridor routes.
We are focusing our neighborhood design to integrate single-family and multi -family housing to provide a
mix of residences within the neighborhood. We want to create a better balance and texture between
create an identity for the neighborhood. The recreation center acts as an anchor along the main street
and provides a "civic" like structure within the neighborhood.
The main street concept provides a combination of limited retail, residential, outdoor public spaces, and
an urban pedestrian zone to create a high intensity for active areas. Small pocket parks within each sub -
neighborhood also act as focal points, within each sub -neighborhood.
PRINCIPLE CAD-3: Commercial developments create a powerful impression of the City, both
individually 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 3-2 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.
There are two (2) commercial/retail concepts within the Johnson Property Neighborhood. First, along the
main street area, we are proposing a small retail corner along Timberline to provide a pedestrian scale
use for neighborhood residence. The second possible commercial type proposes the preservation of the
little red house and surrounding area (t7 acres) with office, retail and veterinarian as possible uses. We
propose to save the functional structures and create a unique business opportunity for a company with
vision and desire to be in a special place. By preserving and improving the usable structures within the
Jessup Farm area, we will be contributing to the positive character and heritage of the area.
PRINCIPLE CAD-5: The quality of life in Fort Collins will be enhanced by the preservation of historic
resources and inclusion of heritage in the daily life and development of the City and community.
Policy CAD-5.1 Survey, Identification, and Prioritization. The City shall determine what resources
are within the Community Growth Management Area, how significant these resources are, the nature and
degree of threat to their preservation, and methods for their protection.
Policy CAD-5.3 Incentives. The City shall use incentives to encourage private sector preservation
and rehabilitation of historic resources.
The Johnson Property site plan design process balanced the initial feedback from the City to preserve
both the Jessup and Johnson Property farms and provide an adequate buffer with the Historic
Preservation Report by our consultant to conclude the following:
1. The Jessup Farm will be zoned LMN where we propose to save the red house and other usable
structures for a unique office area. An architectural firm, lawyer, artist, veterinarian (for a few
examples) would use the main intact structures into a small office "village". All of these proposed
uses are allowed within the LMN zoning districts.
2. The Johnson Farm to the south will be preserved as a single-family residence with a large buffer
area.
We hope to coordinate with the City to gain incentives for private sector preservation and/or rehabilitation
of these historic resources. We have proposed adequate buffers for both farm areas in conjunction with
open space and residential neighborhoods.
Community Appearance and Design (CAD)
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-1.1 Street Design Standards. All new public streets must conform to the City street
standards. Alternative street designs may be approved by the City where they are needed to
accommodate unique situations, such as important landscape features or distinctive characteristics of a
neighborhood or district, provided that they meet necessary safety, accessibility and maintenance
requirements.
Policy CAD-1.2 Street Layout. New street will make development an integrated extension of the
community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes.
Multiple routes should be provided between key destinations. Streets should be located to consider
physical features, and to create views and prominent locations for civic landmarks such as parks, plazas
and schools.
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 shall constitute the majority of tree plantings, and a mixture of tree types shall
be included, arranged to establish partial urban tree canopy cover. Existing trees shall be preserved to
the maximum extent feasible.
The Johnson Property Neighborhood CDP identifies four (4) main access points; Timberline (1), Drake
(2), and Sharpe Point Drive (1), meeting the City's access and intersection criteria. We will then create a
strong interconnecting hierarchy or street patterns focusing on intimate sub -neighborhood pocket parks
and amenity elements. We will focus the street pattern on direct (non -circuitous) routes with multiple
routes to key destination points. All street design shall meet City standards. We will also apply our
design focus to the street sections as well as street layout with landscape framing, parkways, and focal
points.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and
gateway landscapes should be designed to be functional, accessible, attractive, safe and comfortable.
Policy CAD-2.1 Civic Buildings and Grounds. Civic facilities — such as community buildings,
government offices, recreation centers, post offices, plazas, libraries, and schools — should be placed in
central locations as highly visible focal points. The urban design and architectural quality should express
permanence, importance, and respect for broad citizen preferences and community identity. Major public
buildings should have a civic presence enhanced by their height, ass and materials. In addition, public
buildings should:
• Be accessible by motorized vehicles, transit, bicycles and pedestrians.
Be integrated into a setting that includes generous landscaping and/or public outdoor spaces.
Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should
incorporate one or several design components related to public outdoor space including pedestrian
circulation, transit facilities, plazas, pocket parks, sitting areas, children's play areas and public art.
The proposed site plan allows for a neighborhood (private) recreation center to be part of the focal point
of the public neighborhood park and main street element. The architecture and landscape design will
convenience should be established throughout these destinations. Level of service standards for
bicyclists should be higher within these areas.
The Johnson Property proposed site plan will include a bicycle transportation system that will encourage
both pedestrian and bicycle use and connect into the City-wide system. On -street lanes will connect the
primary activity nodes within the community as well as connecting to adjacent residential and commercial
uses. Appropriate details such as lane width and other details will be finalized at the Site Plan Resolution
Phase.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable transportation mode and
elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be
provided and encouraged from place 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 but 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 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.
The Johnson Property site plan maximizes pedestrian mobility throughout the neighborhood as well as
maximizes connections to neighborhood and regional amenities. Direct pedestrian access will be
addressed for each resident and neighborhood retail use to ensure adequate public connections. The
initial secondary street circulation study has illustrated minimal to no cul-de-sac use to ensure
interconnected street and pedestrian patterns. Internal open space will provide for pedestrian circulation
within the community.
PRINCIPLE T-6: Street crossings will be developed to be safe, comfortable, and attractive.
PRINCIPLE T-7: The City will encourage the development of comfortable and attractive pedestrian
facilities and settings to create an interesting pedestrian network.
PRINCIPLE T-8: The City shall develop secure pedestrian settings by developing a well -lit inhabited
pedestrian network and by mitigating the impacts of vehicles.
The Johnson Property neighborhood will incorporate safe design strategies to provide a safe and
convenient pedestrian system. Details of these crossings, walk layout, lighting, etc. will be illustrated at a
project development plan submittal.
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 and convenient use of all
modes of travel, including motor vehicles, transit, bicycles, and pedestrians.
Policy T-1.3 Street Design Criteria. The City will establish street design criteria to support transit,
ride -sharing and non -motorized modes of transportation, which minimize conflicts between transportation
modes, are compatible with surrounding land uses, and meet the needs of the users.
Policy T--1.4 Adequate Facilities. The City will ensure the provision of adequate facilities for the
movement of goods and people while maintaining the integrity of existing streets and minimizing travel -
related impacts within residential neighborhoods. As growth occurs, appropriate transportation
investments should be made to support increased demands for travel.
The proposed site plan has integrated several residential densities with some non-residential uses, such
as a small retail corner along the main street as well as a potential office use for the Jessup Farm
Property. All of the major street corridors will provide for multi -modal transportation to continue
appropriate connections from Timberline, Drake and Sharp Point Drive. The City transit services will be
very important for the Johnson Property neighborhood to help alleviate traffic on Timberline and Drake as
well as provide an alternative modes of transportation. The overall open space plan creates destination
or target areas for pedestrians and bicyclists to minimize daily automobile trips and encourage social
interaction. The future expansion of Timberline will provide adequate movement as growth occurs.
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 to provide
integrated, high -frequency transit service along major transportation corridors, with feeder transit lines
connecting all major district destinations, consistent with the adopted Transit Development Plan (1996).
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 '/< 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.
Johnson Property will coordinate with the Public Transit Systems to help expand services and help
maintain and enhance the future transit systems that are vital to a strong community. By providing high
density housing and the retail along Timberline, use of alternative transportation will be encouraged.
PRINCIPLE T-4: Bicycling will serve as a viable alternative to automobile use for all trip purposes.
Policy T-4.1 Bicycle Facilities. The City will encourage bicycling for transportation through an urban
growth pattern that places major activity centers and neighborhood destinations within a comfortable
bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence
of motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility
design will also plan for:
a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility
design will be incorporated into new development and street construction projects — linking to
adjacent facilities.
b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and
barriers removed in these areas to improve circulation. Facility development, safety and
July 18, 2001 (Original Submittal) DOWNING
September 4, 2001 (Revised) Ll THORPE
DAMES
JOHNSON PROPERTY
Structure Plan Amendment/Rezoning Application
1. Compatibility With City Comprehensive Plan
Land Use (LU)
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.
Our Concept focuses higher density compact development along the major circulation routes. The
proposed development plan complements the City Plan Uses and is consistent with the adjacent land
uses.
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 Johnson Property neighborhood fits within the larger context of Eastern Fort Collins. It is joined to
existing community facilities, employment areas, and public amenities. The neighborhood is located
along major transportation corridors, meets current housing needs, and contributes to the preservation of
the City's heritage while providing compact growth within the City's boundary.
The design philosophy for Johnson Property will create a strong sense of place for the neighborhood.
.With a focus on open space density and a mix of housing types, Johnson Property will provide a great
living environment. With a high level of detail focusing on the streetscape and the landscape design, we
Will improve the overall residential streetscape through architectural guidelines, interesting street patterns,
and a formalized landscape treatment for street plantings and open space areas.
Transportation (T)
PRINCIPLE T-1: The physical organization of the City will be supported by a framework of
transportation alternatives that maximizes access and mobility throughout the City, while reducing
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