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HomeMy WebLinkAboutOLD TOWN NORTH - ODP - 28-99B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSupstream Dry Creek improvements are made allowing for the removal of the floodway from FEMA maps. AN-3.3: The neighborhood will be edged by major arterials (proposed Vine Drive), collector streets (proposed Redwood Drive and a North College access road), and natural areas (Lake canal and existing woodlands) AN-4.1-4.3: Housing characteristics will vary throughout the ODP. The housing varieties will include town homes, live/work units, and small single family detached houses. AN-4.4: Lot widths and sizes along with block sizes and shapes will vary to add variety to the streetscape. AN-4.5: Home Occupation business's will be encouraged within the town homes and live work units. AN-5.2: Alleys will be utilized within Old Town North. Alleys allow for narrower streets and improve the visual interest of the neighborhood by reducing driveway curb cuts and street facing garage doors. The alleys will also serve as locations for utilities and ancillary buildings. (ii) The current use on Old Town North site is vacant. The southern edge of the site is bounded by the Lake canal. Along the lake canal is a linear woodland and a small wetland on the south east edge of the property. It is the intent of the ODP to provide a 100 foot buffer from development around those wetlands. The Dry Creek Flood way runs along the north edge of the site. No development will occur within the Dry Creek floodway until proposed upstream improvements to Dry Creek are made. When upstream improvements are made, measures will be taken to remove the Dry Creek floodway from flood maps, allowing development to occur along the north edge of the site. The commercial uses within parcel B will transition the North College commercial district into the mixed uses within parcel A. Through adherence to the Cities master traffic plan, a north college access road as well as two points of access connecting Old Town North to North College Avenue are proposed. Major vehicular access points to the site will occur from the future Vine Drive realignment, East Vine Street, and Redwood Street. (iii) The commercial portion of the ODP (parcel B) will be developed in the indeterminate future. Depending on future market activities for differing uses, the number of employees has yet to be determined. (iv) Old Town North is a community designed under new urbanism and City Plan principles with the underlying goal of creating an affordable and attractive housing development. All design decisions are and will be made under these principles. (v) A neighborhood meeting will be held for the Old Town North ODP. (vi) The project has always been referred to as Old Town North. (vii) The major land use conflict has been the Dry Creek Floodway and the North Vine realignment. To address this conflict, the area of Old Town North proposed within the Dry Creek Floodway will be the last phase of development. This phase will occur after Community Appearance and Design CAD 1.3-1.4: As described in the above project description, The streetscape will be functional and safe as well as visually appealing through the use of tree lawns, shade trees (spaced on average of 40' on center) and offset sidewalks. CAD 3.1: The mixed use town homes will reflect a "cottage industry" aesthetic tying into the traditional feel created throughout Old Town North. Economic Sustainability and Development ECON 1.3: The Old Town North ODP will allow for easy access to employment centers as well as promote efficient transit networks and vehicular trip reduction. Housing HSG-1: Old Town north will contain a variety of housing types including single family, single family attached (town homes), and mixed use dwellings (live work units). The close vicinity of the North College commercial district as well as the proposed commercial uses within the ODP, will provide nearby employment opportunities for the future residents of Old Town North. HSG-2: By qualifying as a state financed affordable housing project, Old Town North will be able to provide affordable housing to low/moderate income families who otherwise may not be able to afford housing. According to City Plan Policy HSG-2.2 which states "The City will support and encourage the private development of affordable housing by offering incentives and reducing local government barriers to the construction of additional units." it is anticipated that the City will assist the developer in keeping the project affordable by "reducing local government barriers" that may impede the "affordability" of housing within Old Town North. Environment ENV-1: By providing employment opportunities within walking distance from any part of the Development, the Old Town North ODP will reduce the potential total vehicle - miles of travel and the air pollution created by them. ENV 4.1: Over 50% of the lots will have a general north south orientation promoting the opportunity for solar energy systems. ENV-7.4: All structures and facilities located within a flood plain will be designed to be consistent with the standards and criteria of the Fort Collins and National Flood insurance programs. ENV-5.1: A 1 00'buffer from development will be provided around the existing wetlands on the south west portion of the ODP. All New Neighborhoods AN-1.3: The majority of the residential street widths will conform to the narrow residential local street design standards. These narrow streets will calm traffic without hampering access and mobility. AN-2.1: Outdoor common spaces will be located within walking distance of all homes within Old Town North. Statement of Planning Objectives Project Description Old Town North is planned to be an affordable housing project based on new urbanism neighborhood design principles. These principles lay the foundation for the neighborhood design and its inherent amenities. Smaller lot sizes combined with single family town homes encourages responsible and efficient land use. Tree lined streets, off set sidewalks, front porches and alley ways, hark back to an era of family and community cohesiveness. Mixed use live/work units will encourage small family owned business to serve the Old Town North community as well as surrounding development. Narrow streets will bring neighbors closer while slowing traffic and creating a pedestrian friendly community. (i) The following planning objectives for the Old Town North ODP follow the City of Fort Collins Principles and Policies of the City Plan and the Land Use Code. Land use LU-1.1: Bounded by North College commercial district to the west and development along East Vine street to the south, the Old Town north ODP promotes cohesion within the North College Avenue Corridor and the City. LU-2: The Old Town North neighborhood will be made up of small traditional "old town" style houses and town homes providing a distinct neighborhood character within the North College Avenue Corridor. The use of mixed use dwellings with the potential for small family run businesses on the street level will create a distinct identifiable neighborhood unique within the city. LU-4: By providing a transition from the North College commercial district to a mixed use residential neighborhood, the Old Town North ODP incorporates the principles and ideas established in the North College Avenue Corridor Plan and the CCN zoning district. Transportation T-1.3- By taking advantage of alleys and the narrow local street design criteria, Old Town North will be a more pedestrian friendly community. Narrower streets (allowable through the use of alleys) slows traffic and provides a safer crossing for pedestrians. T-1.6 — A traffic study has been prepared as part of the ODP submittal to illustrate impacts on traffic operations. The City's adopted level of service standards will be met for automobiles, bicycles, pedestrians and transit. T-3: Mixed use dwellings in Old Town North will limit vehicular travel demand by promoting in home business. The commercial parcel of the ODP is located within walking distance to all residential components of the neighborhood. By providing employment and shopping opportunities within walking distances from residences, vehicular traffic demand will be reduced. T-4.5: Through connection to the existing city trail system, the Old Town North OPD promotes bicycling and pedestrian travel as a viable alternative to automobile use. Property Owner Palladian Construction Co. Monica Sweere PO Box 270053 Fort Collins, CO. 80527 (970) 229-9033 Applicant BHA Design, Inc. Russell Lee 4803 Innovation Drive Fort Collins, Colorado 80525 970-223-7577 Additionally, according to alternative compliance review criteria from section 3.6.3(H)(2) the proposed site plan meets alternative compliance criteria through minimizing impacts to the natural areas along the southern boundary of the site. As stated earlier, multiple crossings of the proposed Dry Creek conveyance channel would be cost prohibitive when creating an affordable housing community. Because the traffic study has shown the level of service requirements on existing and proposed streets are met, we feel the criteria to approve this alternative compliance for the connectivity requirement along the northern property line is found within City Plan Policy HSG-2.2. It states "The City will support and encourage the private development of affordable housing by offering incentives and reducing local government barriers to the construction of additional units," and section 1.2.2(A) of the Land Use Code states "The purpose of the Land Use Code is to improve and protect the public health, safety and welfare by: ensuring that all growth and development which occurs is consistent with this land Use Code, City Plan and its adopted components...." Alternative Compliance Request Old Town North The Old Town North site plan illustrates proposed traffic circulation systems including all Collector streets or larger as required by the Land Use Code. These streets have been designed to respond to: 1. Existing road locations 2. Natural areas and large drainage features adjacent to the site 3. Pre -determined access points along East Vine street and along the western edge of the site 4. Existing properties that are not a part of the overall development plan 5. Development plans and land uses for the proposed site plan area. Alternative Compliance Request Land Use Code Section 3.6.3 Street Pattern and Connectivity Standards Purpose. This section is intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. Alternative design must minimize the impacts on natural areas and features, fosters non vehicular access, provide for distribution of the development's traffic without exceeding the level of service standards, enhance neighborhood connectivity and provide direct sub -arterial street access to neighborhood features within or adjacent to the development. There are two locations of the Old Town North planned area which require that we request alternative compliance for spacing of sub -arterial street connections as defined in section 3.6.3(F) of the Fort Collins Land Use Code which states ... All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or redevelopable land.' Area 1 - South boundary of site. We request alternative compliance for the provision of future street connections along the south boundary of the site in order to minimize impacts on natural areas adjacent to Lake Canal as identified on the'City of Fort Collins Natural Habitats and Features Inventory Map' and the existing development located south of the property. Area 2 — North Boundary along proposed realigned Dry Creek. In this area, we have modified the street spacing from the 660' minimum to respond to the expense of crossing the realigned'Dry Creek' drainage way. Due to Old Town North's status as a proposed affordable housing project, multiple crossings of the proposed Dry Creek conveyance channel would inhibit the ability of the developer to maintain the affordability crucial to the successful implementation of affordable housing. The plan, as submitted, serves the purpose of the code equally well or better than a plan which complies with the code for the following reason: The site plan's street design satisfies the purpose of section 3.6.3 by ensuring that automobile, bicycle, pedestrian and transit modes of travel are safe, efficient and convenient. To ensure this the street layout and site design makes certain the level of service for the afore mentioned multi modal modes of transportation pass the city requirements. I���' AID /! i FORTCOLLINS unfoo PL� EI"Gt 7 UP MET s TR D PARCEL A MUSIC, 30-M ACRES ------------ AlLar Nois Bic uwacnw VAM MMAC�NBM> LARN®Rcovm �ANDAIMDM EAST r-100 ON CA60�LI. 1 NORTI 0 W M NO �pr�� OVERALL DSVSLOPMSNT PLAN OLD TOWN NORTH OLD TORN NORTH LEGAL DESQUP'TIwo • wl a Inr b q.- LeM.rl� Solrx�ta.vwe, mw RpMe12 NVIGftr/IertaibN mMN Y. 4ewY) e. C«WwF/ mr v..Y 14y M w Srvp.wl n1-wmtw s qF• NVT vq �wFw •« «.F .ael;w qaa. 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Y I.wvIs,CMo� wd �.� ,� W .Y.Iw II..«i.. ..W+ro..rw wllN.M1inu biY.w.vgi.bY.�..drpub g, n.avlul wa'Www aWb 'PM .'W�. IpM u�i.B. phs wym..pM W.w tlmY )`N2L 6 Y.L iflly IN Q Glif CRi Mdf$. W IGISf Ni)YrIDRA'R Mf4 UNCW. FIMKtND IhY .Wn N. CM CN.9 Y.va IO.KELG llN npEll��%Q&1H VCr YA2. 1T K]pD PIMf._ uW6.16 gpi1 pFR �"�tfAyl u.y Wr! .GTr'111Y4 ®vgu holly an•W.wgY rMiy.Wpw9,Vhw. al.w.lp Plww pwN OVN®BR[P cmnnc"olf R! JZlIO4® DCB2V IO®t GLRIR TM) WF .M �! 4INL Ol®6 Q IEL'. FltlN9OY CIYAm M 1W! OILY I'.M tl0 W .d®r CGAin W) NR CCAf X CPOITW � Y!]TGnPb K. bR1N I]Y CYC MLL� EVE-Qe9If 0.M e PAR •flrl QfQfR1O0> )Y CPMrQ L.hOIr ) M M.IYtlpp N)YM W MMiAi® �'� r� Y.WG®®YO fANA1P!)e qW _PITQ .r.P. cn,.ntawN \ PUNNING AND ZONING BOARD APPROVAL MI!'rvEPT rK I)M..O oO SPi6 Mn0 Q A! GR Q RRr W1M QI.VP PN TMY_P1T6 AP.LR OVERALL DEVELOPMENT PLAN OLD TOWN NORTH FORT COLLINS. COLORADO SHEET I OF 2 MARCH M. 20 1 R...Nd My Us 2 No Text Comm ty Planning and Environmenta' Tvices Current Planning City of Fort Collins Memo June 21, 2001 To: Planning and Zoning Boar Y Mem From: Troy Jones, City Planner , Re: Old Town North ODP and PDP staff reports The ODP I just wanted to add a little clarification that is not major enough to warrant a change to the ODP staff report, but should at least be brought to the Board's attention. The clarification is to the Alternative Compliance request to section 3.6.3[F] which requires that street connections be made to adjacent developable and redevelopable parcels. The request is to eliminate two required street connections that, if made, would have to cross a riparian forest area that runs adjacent to the Lake Canal along the southern property line. My staff report did not indicate that the said riparian forest is in fact identified on the City's Natural Features and Habitat Inventory Map, and that within the review criteria for alternative compliance requests to this section of the code (3.6.3[H][2]), it states, "in reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative design minimizes the impacts on natural areas and features." The PDP I have revised the Old Town North PDP Staff Report because I discovered that as originally written, it didn't accurately capture modification request #1 as the applicant had intended to request it The new version of the staff report updates the request to be consistent with the applicant's intentions for this request. The project description paragraph on page 1 of the staff report was changed, and the modification #1 language on page 6 changed. Modification # 1 can be clarified as follows: Section 3.5.2[D][2] of the Land Use Code requires that buildings be set back fifteen (15) feet from a street right-of-way, except that in zone districts other than UE, RL, and LMN, a minimum side front yard setback of seven (7) feet shall be permitted for attached housing with rear vehicle access and parking. The applicant proposes attached housing with rear vehicle access, and is not in the UE, RL or LMN zone, therefore the required minimum front yard setback is 9 feet. The code does not however specify that this reduction applies to side yard setbacks along non -arterial streets. The applicant is therefore requesting a modification to this standard to reduce the side yard setback along non -arterial streets for single family attached dwellings with rear vehicular access from the required 15 feet setback to a proposed 9 feet setback. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Old Town North, Overall Development Plan, #28-9913 June 21, 2001 P & Z Hearing Page 8 H. Section 2.3.2 (H)(8) — Application of Housing Density and Mix of Uses Calculations This criterion requires that any standards in the Code relating to housing density and mix of uses will be applied over the entire ODP, not on each individual Project Development Plan (PDP) review. In accordance with 4.15[D][1] of the LUC, the ODP is required to have a minimum density of five dwelling units per net acre for all proposed single-family, two-family, and multi -family housing. The proposed densities applied over the entire ODP are consistent with this requirement. Each future PDP submittal will be required to be consistent with the densities stated in the ODP. FINDINGS OF FACT/CONCLUSIONS: In reviewing the Old Town North Overall Development Plan, staff makes the following findings of fact and conclusions: 1. The ODP was reviewed and evaluated against the criteria of the Land Use Code. 2. The ODP meets all applicable criteria and standards required for the review of Overall Development Plans as required in section 2.3.2 of the LUC except for Section 3.6.3[C], and 3.6.3[F] where the applicant requests alternative compliance. 3. The proposed alternative compliance request for Section 3.6.3[C] better accomplishes the purposes of the standard because the proposed design is safer than one that meets the code in that each additional bridge over the future Dry Creek channel would increase potential for floodway blockage. 4. The proposed alternative compliance request for Section 3.6.3[F] better accomplishes the purposes of the standard because critical natural features and habitats along the Lake Canal in this area can only be preserved by granting the request. RECOMMENDATION: 1. Staff recommends approval of the Old Town North Overall Development Plan, File #28-99B. Old Town North, Overall Development Plan, #28-99B June 21, 2001 P & Z Hearing Page 7 well or better than would a plan and design which complies with the standards of the section. This alternative compliance request better accomplishes the purposes of Section 3.6.3 Street Pattern and Connectivity Standards than would a plan that complies with the standard because of the following reasons: • The adjacent developable property is separated from this site by the Lake Canal. In this location there is a substantial grove of trees along the Lake Canal which the Natural Resources Department has indicated functions as significant wildlife habitat. Because of the impact these crossings would have on the natural features and habitat along the Lake Canal in this area, the Natural Resources Department has found that the proposed site design is better than one that meets the street spacing criteria. • Non -vehicular access to the existing Vine Drive is provided via either Redwood Drive or the proposed collector. The alternative plan satisfies transportation level of service standards, and continues to achieve neighborhood continuity and connectivity. Additionally, the alternative design does not have any bearing upon the plan's ability to provide direct subarterial street connections to parks, schools, neighborhood centers, commercial uses, or Neighborhood Commercial Districts within the same section mile. F. Section 2.3.2 (H)(6) — Natural Features This criterion requires an ODP to indicate the location and size of all natural areas and features within its boundaries and shall indicate the applicant's estimate of the limits of development and natural area buffer zones. The majority of the grove of trees along the Lake Canal is preserved. The location and size of this natural feature is identified and are reflected on the Limits of Development on the ODP drawing. This standard is therefore satisfied. G. Section 2.3.2 (H)(7) — Drainage Master Plan This criterion requires an ODP to be consistent with the appropriate Drainage Basin Master Plan. All criteria and constraints of the Drainage Basin Master Plans were utilized in the preparation of the overall drainage report. Old Town North, Overall Development Plan, #28-9913 June 21, 2001 P & Z Hearing Page 6 b) Additional nonsignalized, potentially limited movement collector or local street intersections with arterial streets shall be spaced at intervals not to exceed 660 feet between full movement collector or local street intersections (LUC 3.6.3(Dj). Nonsignalized, potentially limited movement intersections with the future realigned Vine Drive — The applicant proposes a local street connection from the proposed development to the future realigned Vine Drive located 660 feet east of the proposed collector street's intersection with the future realigned Vine Drive, thereby satisfying this requirement. 3. The Transportation Level of Service Requirements (LUC 3.6.4) are intended to ensure that `the project shall demonstrate that all adopted Level of Service (LOS) standards will be achieved for all modes of transportation." The plan satisfies all of the transportation Level of Service requirements for all modes of transportation in all locations of the site. E. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties This criterion requires an ODP to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the ODP site from neighboring properties for vehicular, pedestrian and bicycle movement. All development plans shall incorporate and continue all sub -arterial streets stubbed to the boundary of the development plan by previously approved plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed 660 feet along each development plan boundary that abuts potentially developable or redevelopable land. The applicant is required in 3.6.3[F] of the LUC to make two street connections along the southern property line (between the proposed collector street and Redwood Drive) to adjacent redevelopable properties. The applicant is requesting alternative compliance to this standard for both of these required connections. Staff recommends approval of the alternative compliance requests as follows: As stated in 3.6.3[A] of the LUC, the purpose of this section is to "ensure that the local street system is,well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel." In reviewing an alternative plan, the decision maker must determine that the proposed alternative plan accomplishes the purpose of the section equally Old Town North, Overall Development Plan, #28-99B June 21, 2001 P & Z Hearing Page 5 In reviewing an alternative plan, the decision maker must determine that the proposed alternative plan accomplishes the purpose of the section equally well or better than would a plan and design which complies with the standards of the section. When the decision maker reviews -an alternative design, it must also be taken into account whether the alternative design: • minimizes the impacts on natural areas and features, • fosters non -vehicular access, • provides for distribution of the development's traffic without exceeding level of service standards, • enhances neighborhood continuity and connectivity, • provides direct, sub -arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses, and Neighborhood Commercial Districts within or adjacent to the development from existing or future adjacent development within the same section mile. Staff finds that this alternative compliance request better accomplishes the purposes of Section 3.6.3 Street Pattern and Connectivity Standards than would a plan that complies with the standard because of the following reasons: • The future Dry Creek alignment is located between the proposed ODP and the future realigned Vine Drive alignment. Because of the increased potential for floodway blockage that would be incurred with each additional bridge over the future Dry Creek channel, the Stormwater Department has found that the proposed site design is safer than one that meets the street spacing criteria. • This alternative design has no impacts on natural areas and features. Non -vehicular access to the future realigned Vine Drive is maintained through the provision of a pedestrian/bicycle bridge over the future Dry Creek channel. The alternative plan satisfies transportation level of service standards, and continues to achieve neighborhood continuity and connectivity. Additionally, the alternative design does not have any bearing upon the plan's ability to provide direct subarterial street connections to parks, schools, neighborhood centers, commercial uses, or Neighborhood Commercial Districts within the same section mile. Old Town North, Overall Development Plan, #28-9913 June 21, 2001 P & Z Hearing Page 4 This criterion requires an ODP to conform to the Master Street Plan requirements (as specified in the LUC 3.6.1) and the Street Pattern and Connectivity Standards (as specified in the LUC 3.6.3) both within and adjacent to the boundaries of the plan. The Master Street Plan (LUC 3.6.1) identifies the following streets in the vicinity of this site: • a future realignment of Vine Drive as a 4-lane arterial located along the north property line of this site, • a north -south 2-lane collector street running parallel to and a block east of College Avenue (which goes directly through the site), • an extension of Redwood Drive as a 2-lane collector street running along the eastern edge of the property, and • the existing Vine Drive as a 2-lane minor arterial. The ODP recognizes these designations and provides for the dedication of appropriate right-of-way and necessary improvements at the time of Project Development Plan review. 2. The Street Pattern and Connectivity Standards (LUC 3.6.3) are intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. There are three specific subsections of the Street Pattern and Connectivity Standards (3.6.3[C], 3.6.3[D], 3.6.3[E]) that are applicable in order to satisfy the ODP review criteria: a) Potentially signalized, full -movement intersections of collector or local streets with arterial streets must be provided at least every 1,320 feet (114 mile) along arterial streets (LUC 3.6.3(C]). Potentially Signalized, full -movement intersections with the future realigned Vine Drive, - The future realigned Vine Drive is the only arterial street abutting the site. On the future realigned Vine Drive between College Avenue and the future Redwood Drive, two potentially signalized, full -movement intersections are required. The applicant has provided one of the two required intersections on the ODP, and is requesting alternative compliance for the other. As stated in 3.6.3[A] of the LUC, the purpose of this section is to "ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel." Old Town North, Overall Development Plan, #28-9913 June 21, 2001 P & Z Hearing Page 3 places of worship, and private schools, all of which are permitted in the CCN zone district under administrative review. The potential uses proposed for Parcel B include all uses allowed within the CCN zone district. The potential uses proposed for Parcel C include single family detached, single family attached, places of worship, and private schools. All district standards applicable at the ODP review stage have been complied with. B. Section 2.3.2 (1-1)(2) — Residential Densities This review criterion requires an ODP located within the LMN and MMN zoning districts to be consistent with the residential density ranges of those districts. The LMN zoning district requires a minimum overall average density of 5 dwelling units/net acre of residential land, and a maximum overall average density of 8 dwelling units/gross acre of residential land. There is no property located within either the LMN or the MMN zone districts in this proposed ODP, therefore this standard is satisfied. The CCN zone does however have a minimum residential density requirement of 5 dwelling units per acre. The proposed gross residential density is 5.5 units per gross acre, therefore the density requirements are satisfied in the proposed ODP. C. Section 2.3.2 (1-1)(3) — Contiguity Requirements of the Compact Urban Growth Standards This criterion requires an ODP to conform to the contiguity requirements of the Compact Urban Growth Standards. This requires that at least 116 of the proposed development `s boundaries must be contiguous to existing urban development within either the City limits or unincorporated Larimer County within the Urban Growth Area. Existing urban development is defined as industrial uses; commercial/retail uses; institutional/civic/public uses; or residential uses having an overall minimum density of at least one unit per acre; and provided that all engineering improvements for such development are completed. The entire western and southern property lines abut existing urban development. These common boundaries with adjacent developments constitute more than 1/6 of the proposed development boundaries, which in turn satisfies the contiguity requirements. D. Section 2.3.2 (1-1)(4) — Master Street Plan, Street Pattern and Connectivity Standards, and Transportation Level of Service Requirements Old Town North, Overall Development Plan, #28-99B June 21, 2001 P & Z Hearing Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: CCN; Dry Creek floodway, Vacant property, Conifer Street, I; Existing Industrial Uses, vacant industrial lots, S: CCN; Lake Canal, Business along Vine Drive (truck sales, trucking company, stock farm, garbage company), government fleet yards (CDOT, Larimer County), Vine Drive, Railroad tracks, Poudre River E: CCN; Existing Bike/Pedestrian trail on the Redwood Drive alignment, the Lake Canal, LMN; vacant land, W: CN; Commercial businesses along College Avenue, The property was annexed as part of three different annexations: (1) the Second East Vine Drive Annexation in September 1967, (2) the Third East Vine Drive Annexation in October 1967, and (3) the Pine Tree Park Annexation in November 1972. 2. Land Use Code . Section 2.3.2 (H) of the Land Use Code identifies eight possible criteria for reviewing Overall Development Plans. A. Section 2.3.2 (H)(1) — Permitted Uses and District Standards This section requires the ODP to be consistent with the permitted uses and applicable Article 4 standards of all zone districts contained within the boundaries of the ODP and to be consistent with any applicable general development standards contained within Article 3. It also requires that if there is any land in the MMN zoning district that the plan be consistent with the block size requirements for that district. The site is located in the Community Commercial — North College (CCN) zone district, and is comprised of three distinct parcels. The potential uses proposed for Parcel A include single family detached dwellings, single family attached dwellings, bed and breakfast establishments, personal and business service shops, offices, financial services, clinics, artisan and photography studios and galleries, retail establishments, limited indoor recreation establishments, bars, taverns and night clubs, veterinary facilities, health membership clubs, recreational uses, plumbing, electrical and carpenter shops, lodging establishments, child care centers, print shops, food catering, ITEM NO. 6 MEETING DATE 6/21/01 STAFF Irew Jo,„@S Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Old Town North, Overall Development Plan, #28-99B APPLICANT: Russ Lee BHA Design 4803 Innovation Drive Fort Collins, CO 80525 OWNERS: Monica Sweer Palladian Construction P.O. Box 270053 Fort Collins, CO 80527-0053 PROJECT DESCRIPTION: This is a request for an Overall Development Plan for 45-acre Mixed -Use Development. The site is located northeast of the intersection of Vine Drive and College Avenue, more specifically, it is bound by the Lake Canal on the south, the future Redwood Drive alignment on the east, the future realigned Vine Drive on the north, and the eastern property line of the businesses along College Avenue on the west. The entire site in located in the Community Commercial — North College (CCN) zone district. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This ODP is evaluated by the criteria contained in the Land Use Code. The land uses proposed on the ODP are all permitted uses in the CCN zone district, as specified in Article 4.15 of the Land Use Code. The ODP also complies with all applicable general standards in Articles 2 and 3 of the Land Use Code except Section 3.6.3[C], and 3.6.3[F], where alternative compliance requests have been requested. The application meets the criteria for granting alternative compliance requests for Section 3.6.3[C] and 3.6.3[F]. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT