HomeMy WebLinkAboutRIGDEN FARM, PHASE 1 - PDP - 56-98C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO.
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STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Rigden Farm, Filing 1, Project Development Plan, #56-98C
APPLICANT: Vaughn Furness
Jim Sell Design
153 West Mountain Avenue
Fort Collins, CO 80524
OWNERS: State Board of Agriculture of the State of Colorado
on behalf of Colorado State University
Contact — Julie Birdsall or Nancy Hurt
C.S. U.R.F. Facilities Services
P.O. Box 483 Colorado State Univ.
Fort Collins, CO 80522 Fort Collins, CO 80523
Spring Creek Farms, LLC
Contact — Glen Johnson
Carlton Ave.
Fort Collins, CO 80525
Under Contract with the above property owners:
Rigden Farm, LLC
Contact — Dave Pietenpol
1027 West Horsetooth Road
Suite #200
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This Project Development Plan is a request for a 97.08 acre first phase of an
ultimate 308 acre Mixed -Use Development. The land uses for this phase
consists of 117 single family lots, 4 duplex lots, and 2 three-plex lots. This phase
includes the local street network within the proposed residential area, as well as
a portion of the collector and local street network to the west of the proposed
residential area. The residential area includes a neighborhood center and is
connected via a pedestrian/bicycle trail to the existing neighborhood to the south
of the site. The site is bound by Timberline Road and the property of Timberline
Church (formerly known as First Assembly of God) to the west, Drake Road to
the north, the Fossil Creek Inlet Canal and County Road 9 to the east, with
Dakota Ridge and Stone Ridge Residential Developments to the south. The
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
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Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 12
RECOMMENDATION:
1. Staff recommends approval of the alternative compliance requests for
Sections 3.2.1(D)(2)(a) street tree spacing, and 3.2.3(B) Solar -Oriented
Residential Lots
2. Staff recommends approval of the Rigden Farm, Filing 1 - Project
Development Plan, #56-98C.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 11
to build 5' of an ultimate 10' wide trail on -site. In the event that
the church property does not develop prior to the city's
acquisition of the Pinecone Apartment easement, the Rigden
Farm developer is required to build 5' of an ultimate 10' wide
trail across the church site in order to make the trail connection.
At such time the church site did develop, the Rigden Farm
developer would then be eligible for a repay from that
development for a portion of the cost of the trail across the site.
k. Emergency Access - As required, emergency vehicles can gain
access to, and maneuver within, the project so that emergency
personnel can provide fire protection and emergency services
without delays.
I. Fences and Walls - All proposed fencing satisfies the standards set
forth in the Land Use Code.
M. Residential Density Calculations - Gross and net residential density
calculations were established using the procedures set forth in the
Land Use Code.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Rigden Farm, Filing 1, Project Development Plan, #56-98C,
staff makes the following findings of fact and conclusions:
1. The proposed land uses of single-family detached dwellings, two-family
dwellings, and multi -family dwellings (limited to six or less units per building),
and a neighborhood center are permitted in the LMN zone district subject to
administrative review.
2. The Project Development Plan complies with all applicable district standards
of Section 4.4 of the Land Use Code, the LMN — Low Density, Mixed -use
Neighborhood zone district, and 4.5 of the Land Use Code, the MMN -
Medium Density, Mixed -use Neighborhood zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
in the two cases where alternative compliance is requested.
4. The application meets the criteria for alternative compliance requests for
Sections 3.2.1(D)(2)(a) street tree spacing, and 3.2.3(B) Solar -Oriented
Residential Lots.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 10
• This development has enough impact to the intersection of
Timberline and Drake, that intersection improvements are
required. The developers have submitted an engineering
project, separate from this PDP, for these street improvements.
The designs of the intersection and street improvements have
been coordinated with the design of the PDP. Street
improvements include:
(1) The widening of Timberline Road adjacent to the
development, just south of the development, and just north
of the intersection with Drake Road to a 144' ROW with an
83' roadway.
(2) The widening of Timberline Road just south of the
intersection with Drake Road to a 192' ROW with a 142'
roadway.
(3) The widening of Drake Road just east of the intersection
with Timberline Road to a 114' ROW with an 83' roadway.
(4) The widening of Drake Road just west of the intersection
with Timberline Road to a 134' ROW with an 83' roadway.
(5) The improvement of the intersection of Drake Road and
Timberline Road by providing:
(a) two 12' left turn lanes, two 12' through lanes, a 6' bike
lane and a 12' right turn lane for northbound Timberline,
(b) one 12' left turn lane, two 12' through lanes, a 6' bike
lane and a 12' right turn lane for southbound Timberline,
(c) two 12' left turn lanes, two 12' through lanes, a 6' bike
lane and a 12' right turn lane for eastbound Timberline,
(d) one 12' left turn lane, two 12' through lanes, and an 8'
bike lane for westbound Timberline,
• A trail is being required to be built to link the development to
Fort Collins High School. The alignment of this trail is identified
on the Parks Policy Master Plan as a future off-street trail to be
part of the regional trail system. The developer is being asked
to provide 5' of an ultimate 10' wide city trail for the portion of
trail that is on the Rigden Farm site. The trail must then cross 3
off -site properties (Timberline Church, the city owned Foothills
Channel, and Pinecone Apartments) to reach the existing public
sidewalk network leading to Fort Collins High School. The City
of Fort Collins Parks Planning Department has agreed to obtain
the easement across Pinecone Apartments, build the trail
across Pinecone Apartments property, and pay for a pedestrian
bridge to cross Foothills Channel. The church property is
currently in the development review process and will be required
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 9
• The house, the barn, the garage, the chicken coop, and the
bunkhouse from the Johnson Farm are all going to be moved to
the neighborhood center facility and be adaptively reused.
• The City's Landmark Preservation Commission has reviewed
this proposal and supports the relocation.
g. Building and Project Compatibility
• Architectural Character - By moving the Johnson Farm buildings
to the neighborhood center site, the architectural context with
which development will be compared will be readily available at
such time that comparisons need to be made. The duplex and
tri-plex lots that are being proposed have had the requirement
postponed for showing architectural elevations. The elevations
for these duplex and tri-plex lots will be reviewed by the current
planning department prior to the issuance of building permits
(See the supplemental memo entitled Administrative
Interpretation #2-99).
• Detached Housing Model Variety - As required, the
development will provide at least four different types of housing
models, each having at least 3 characteristics which clearly and
obviously distinguish it from the other housing models. This will
be enforced at the building permit stage.
• Garage Doors - As required, all street facing garage doors will
be recessed behind either the front facade of the living area
portion of the dwelling or a covered porch (measuring at least 6
feet by 8 feet in plan) by at least 4 feet, and no more than 50%
of the ground floor street -facing facades will be comprised of
garage doors. This will be enforced at the building permit stage.
h. Master Street Plan
• The Master Street Plan identifies Timberline as a major 6 lane
arterial, and Drake and County Road 9 as minor 2 lane arterials.
The PDP recognizes these designations and provides for the
dedication of the appropriate right of way.
i. Street Pattern and Connectivity Standards
• These issues are satisfied in the Overall Development Plan with
which this Project Development Plan complies.
j. Transportation Level of Service Requirements
• A Transportation Impact Study (TIS) was conducted. The TIS,
which has been reviewed by the City's Traffic Engineer and
Transportation Planning Department, meets the required Level
of Service Standards for all modes of transportation to and from
the site.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 8
C. Solar Access, Orientation, Shading
• The applicant is requesting Alternative Compliance for
Section 3.2.3(B) of the Land Use Code which states, "at least
65% of the lots less than 15,000 s.f. in area in single- and two-
family residential developments must conform to the definition of
a 'solar -oriented lot' in order to preserve the potential for solar
energy usage." The proposed plan does not satisfy this
requirement because the existing topographical conditions
preclude a layout that satisfies this criteria.
Section 3.2.3(E) of the Land Use Code allows for Alternative
Compliance to the above "solar -oriented lot" requirement. This
section specifies that "in reviewing the proposed alternative
plan, the decision maker shall take into account whether
the alternative design enhances neighborhood continuity and
connectivity, fosters nonvehicular access, and preserves
existing natural or topographical conditions on the site.
In light of the fact that the reason that this alternative plan does
not satisfy this section of the code is because the roads have
been laid out to preserve the existing slope orientation of the
site to the northeast, staff supports this alternative compliance
request.
d. Site Lighting
• The exact locations of street lights is determined by the Light
and Power Department after the plat is recorded. The
developer has agreed that the maximum on -site lighting levels
will satisfy the lighting limits of the LUC.
e. Natural Habitats and Features
• Ecological Characterization Study - An ecological
characterization study was performed, and it was determined
that there was no need to increase the buffer zone requirements
beyond those specified in the Land Use Code.
• Establishment of Buffer Zones - As required, the applicant has
provided a 50' buffer adjacent to the Foothills Channel.
• Development Activity Within the Buffer Zone - As required, the
applicant proposes no disturbance in the buffer zone other than
to plant required landscaping.
f. Historic and Cultural Resources
• The Johnson Farm has been declared eligible for local landmark
designation by the Landmark Preservation Commission.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 7
• Parking Lot Perimeter Landscaping - Street trees are provided
along the public street adjacent to the parking lots at a spacing
of one tree every 25 lineal feet, and the lot is screened from the
street by a fence.
• Parking Lot Interior Landscaping - As required, 6% of the area
of the parking lots consists of landscaped areas.
• Tree Protection and Tree Replacement - The landscape plans
identify the locations, species, size and condition of all
significant trees, and labels each showing the applicant's intent
to either remove, transplant or protect. Removals that require
mitigation have been specified, and adequately mitigated.
• Utilities - Proper separation distances have been provided
between street trees and utilities.
• Visual Clearance or Site Distance Triangle - all site distance
triangles have been kept free from all prohibited structures and
landscape elements.
b. Access, Circulation and Parking
• Safety Considerations - The parking and circulation system will
accommodate the movement of vehicles, bicycles, pedestrians
and transit safely and conveniently throughout the site and to
and from surrounding areas.
• Curbcuts and Ramps —Adequate curbcuts and ramps have
been provided at convenient, safe locations for the physically
disabled, for bicyclists and for people pushing strollers or carts.
• Bicycle Facilities - Bicycle racks will be provided at the
neighborhood center.
• Walkways - The onsite pedestrian system provides directness,
continuity and safety. Street pedestrian crossings are
adequately enhanced to ensure the recognition of the
pedestrian way.
• Direct On -site Access to Pedestrian and Bicycle Destinations -
Direct connections to the neighborhood center, Stewart Case
Park, and Fort Collins High School are provided by the
pedestrian/bicycle network.
• Access and Parking Lot Requirements — The vehicular use
areas are adequately safe, convenient, and attractive for all
modes of transportation that will use the system, including cars,
trucks, busses, bicycles, pedestrians, and emergency vehicles.
• Parking Lot Layout — The only parking lots in the Project
Development Plan are the two small lots associated with the
neighborhood center. The layout of these two lots present no
conflicts between pedestrians, bicycles and automobiles.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 6
when attempting to coordinate utility services and driveways for
these lots. The applicant has proposed an alternative design
which averages the minimum 40-foot spacing along the front
and sides of the block. By doing this, the block frontage that is
lined by 50-foot wide lots has trees spaced every 50 feet along
the front of the block, and approximately every 30 feet along the
sides of the block, thereby satisfying the street tree spacing
requirements as an average rather than a literal tree by tree
measurement.
Staff has determined that the alternative design satisfies the
purposes of this Section equally well as a plan that satisfies the
standards:
(1) Because the alternative plan does provide an average of
at least 40-foot spacing intervals, the total minimum
number of trees is the same as it would have been if the
trees were spaced at literal 40-foot intervals.
(2) Glare and heat build-up are reduced equally well with the
same given number of trees regardless of whether they
are spaced at literally at 40-foot intervals or whether they
are spaced on the average at 40-foot intervals.
(3) The visual quality and continuity within and between
developments is actually better when providing one tree
per lot, spaced evenly up and down the block frontage
than spacing that could occur at 30-foot to 40-foot
staggered intervals up and down the block.
(4) The issues of screening and mitigation of potential
conflicts, the enhancement of outdoor spacing, the
reduction of stormwater runoff, and the mitigation of air
pollution are all equally well addressed with the same
given number of trees regardless of whether they are
spaced at literally at 40-foot intervals or whether they are
spaced on the average at 40-foot intervals.
• Minimum Species Diversity - As required, no more that 15% of
the landscaping consists of a single species. The largest single
percentage of one species is 8.9%.
• Foundation Plantings - As required, at least 50% of the exposed
sections of the exterior building walls of the neighborhood
center main building that are in high -visibility areas have 5 feet
wide planting strips placed directly along the fagade.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 5
4. Article 3 of the Land Use Code — General Development Standards
The applicant is requesting alternative compliance on two issues. The Project
Development Plan complies with all applicable General Development Standards
as follows:
a. Landscaping and Tree Protection
• Full Tree Stocking - This requirement only applies to the mixed -
use building in the neighborhood center. The proposed plan
satisfies this requirement.
• Street Trees - The applicant is requesting alternative
compliance to Section 3.2.1(D)(2)(a) of the Land Use Code
where it states, "wherever the sidewalk is separated from the
street by a parkway, canopy shade trees shall be planted at
thirty-foot to forty -foot spacing (intervals) in the center of all such
parkway areas." Section 3.2.1(N) Alternative Compliance states
that upon the request by the applicant, the decision maker may
approve an alternative landscape plan in lieu of a landscape
plan that meets the standards of this section if the decision
maker finds that the proposed alternative plan
accomplishes the purposes of this Section equally well or
better than would a plan which complies with the standards
of this section.
The "purpose" of the section to which the alternative compliance
language refers, is listed in Section 3.2.1(B), which states, "the
intent of this Section is to require preparation of landscape and
tree protection plans that ensure significant canopy shading to
reduce glare and heat build-up, contribute to visual quality and
continuity within and between developments, provide screening
and mitigation of potential conflicts between activity areas and
site elements, enhance outdoor spaces, reduce erosion and
stormwater runoff, and mitigate air pollution.
The alternative landscape plan deviates from the standards of
this section in that the tree spacing does not occur literally in 30-
foot to 40-foot spacing intervals along local streets where
residential lots are fronting. This PDP is providing several street
blocks that are lined with 50 foot wide lots. In order to
accommodate 30-foot to 40-foot street tree spacing along a
block face of 50-foot lots, the street trees would be located at
different locations in front of these lots for each lot along that
block frontage. This has proven to be an unworkable scenario
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 4
• The outdoor spaces component of the neighborhood center
satisfies the requirement that at least 90% of the dwellings in a
development must be within 1/3 mile of a neighborhood park or
privately owned park, that is at least 1 acre in size.
The PDP meets the applicable Development Standards in section 4.4(E) of the
LUC as follows:
a. Streets and Blocks
• An interconnected network of streets is provided in the LMN
portion of this Project Development Plan in a manner that
results in blocks of developed land bounded by connecting
streets no greater than 12 acres in size, thereby satisfying the
applicable streets and blocks standards.
b. Nonresidential and Mixed -Use — The neighborhood center is. the
only nonresidential land use in the Project Development Plan, and it
satisfies the maximum size, height, roof form, building massing,
orientation, and other restrictions for nonresidential buildings within
the LMN zone.
2. Division 4.5 of the Land Use Code. MMN — Medium Density, Mixed -use
Neighborhood Zone District
There are no proposed land uses in this phase of the development other than
streets and the installation of basic utility mains within those streets
The PDP meets the applicable Land Use Standards in section 4.5(D) of the LUC
by the fact that density, mix of housing types, and access to a park are all issues
that are not applicable to the MMN portion of this development. There are no
buildings being proposed at this time in the MMN zone.
The PDP meets the applicable Development Standards in section 4.5(E) of the
LUC as follows:
a. Block Requirements
• No development other than the construction of streets, and the
utilities located within those streets are proposed within the
MMN zone. The streets being proposed satisfy the block
structure and block size requirements.
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 3
The proposed uses of single-family detached dwellings, two-family dwellings, and
multi -family dwellings (limited to six or less units per building) are permitted in the
LMN zone district subject to administrative review.
The PDP meets the applicable Land Use Standards in section 4.4(D) of the LUC
as follows:
a. Density
• The overall minimum average density for the LMN portion of the
overall Rigden Farm site must be at least 5 dwelling units per
net acre of residential land.
• This Project Development Plan provides a density of 3.53
dwelling units per net acre of residential land for the LMN
portion of this phase of the development. The density of this
Project Development Plan is consistent with the Overall
Development Plan, therefore is allowed (on a phase by phase
basis) to go under the minimum 5 d.u./net acre requirement
provided the overall minimum average density requirement is
eventually satisfied at build -out of the project. The ODP was
approved with a density range of 3.9 to 5.2 dwelling units per
gross acre of residential LMN land, provided that the LMN
portion of the ODP taken as a whole not average less than 5
dwelling units per net acre of residential land.
b. Mix of Housing
• This Project Development Plan is required to provide a
minimum of three housing types based on fact that the project is
more than 45 acres. The applicant more than satisfies this
requirement by providing the following four housing types: (1)
standard lot single-family detached dwellings (lots containing
6000 s.f. or more), (2) small lot single-family detached dwellings
(lots containing less than 6000 s.f.), (3) two-family dwellings,
and (4) multi -family dwellings.
C. Neighborhood Centers
• A neighborhood center satisfying the location, design & access,
and outdoor spaces requirements has been provided as part of
this Project Development Plan.
• The proposed neighborhood center will include a convenience
store, P.O. boxes, and a coffee shop, thereby satisfying the land
use requirements of a neighborhood center.
• 100% of the dwellings in this Project Development Plan are
located within the specified distance (3,960') from the
neighborhood center.
d. Small Neighborhood Parks
Rigden Farm, Filing 1 - Project Development Plan, #56-98C
August 30, 1999, Type 1 Hearing
Page 2
PDP is located within two zoning districts; Medium Density Mixed Use
Neighborhood District, M-M-N; and Low Density Mixed -Use Neighborhood
District, L-M-N.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Single family detached dwellings , two-family dwellings, and multi -family
dwellings (limited to six or less units per building), and a neighborhood center are
being proposed within the LMN zoning district, and are all listed as permitted
uses in the LMN zoning district in the LUC Section 4.4(B) subject to
administrative review. The PDP complies with the District Standards contained in
Section 4.4 (the LMN — Low Density Mixed -use Neighborhood zone district) and
4.5 of the Land Use Code (the MMN — Medium Density Mixed -use Neighborhood
zone district) and Article 3 of the Land Use Code (the General Development
Standards) except where two request are made for alternative compliance.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: T; Drake Road, Spring Creek Farm, Cargill Seed, Railroad Tracks,
Fort Collins
Water Reclamation Facility, Fort Collins Northern Colorado
Environmental Learning Center,
S: LMN; Future Site of Timberline Church (formerly known as First
Assembly of God),
RL; Dakota Ridge Residential Neighborhood, Stoneridge Residential
Neighborhood,
E: LMN; CSU Livestock pasture (site for future phases of this development),
County; Western Mobile Gravel Company, Cement Plant, Railroad,
W: RL; Timberline Road, Meadows East Residential Neighborhood
The property was annexed as part of two separate annexations. The first piece
(known as Rigden Farm) was annexed in June, 1988 as part of the Rigden Farm
Annexation. The second (known as Spring Creek Farms) was annexed in
November, 1997 as part of the Timberline Annexation.
Division 4.4 of the Land Use Code LMN — Low Density, Mixed -use
Neighborhood Zone District