HomeMy WebLinkAboutRIGDEN FARM, PHASE 1 - PDP - 56-98C - DECISION - FINDINGS, CONCLUSIONS & DECISION (3)r
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.
5. The applicant has chosen not to submit materials at this time to allow a
determination of the compliance of the plan with the standards in Division 3.5
Building Standards.
Decision
Based upon the findings and conclusions, the applicant's request for Project
Development Plan approval for Rigden Farm, Filing 1 case number 56-98C is
approved with the following conditions.
1. The applicant shall comply with the proposed alternative compliance
Sections 3.2.1(D)(2)(a) street tree spacing, and 3.2.3(B) Solar -Oriented
Residential Lots
2. The applicant shall comply with all notes and conditions set forth on the
applicant's submittal sheets 1 through 7 dated 2/24/1999 and revised
8/23/1999 by Jim Sell Design.
3. The applicant shall submit all elevations and other materials necessary to
enable the planning staff to review this project for compliance with Division 3.5
Building Standards. In the event the planning staff and applicant can not agree
upon the project's compliance with this division they shall refer this matter to
the Hearing Officer, who shall retain jurisdiction, for determination. The
applicant shall not commence construction of the dwellings until full and final
review of the project for compliance with Division 3.5 is complete.
Dated this day of September, 1999 per authority granted by ction 1.4.9
(E) and 2.1 of the Land Use Code.
teven Klausing', Hearing Officer d
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process and will be required 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.
The Hearing Officer finds that these traffic and trail
improvements meet the needs generated by the development and satisfy the
requirements of the Division.
Division 3.6.6 Emergency Access
This Division requires that emergency vehicles can gain access to, and
maneuver within, the project so that emergency personnel can provide fire
protection and emergency services without delays. The plan meets this
requirement.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the staff report, the Rigden Farm, Filing 1, Project Development
Plan, submittal and considering all the evidence at the public hearing, the
Hearing Officer makes the following findings of fact and conclusions:
The Project Development Plan is located in the LMN and MMN districts.
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. There are no land uses proposed in the
MMN district except for roads and infrastructure improvements therefore,
the land uses as stated in the Project Development Plan for the MMN
district are permitted.
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 with
the permitted alternative compliance and except as noted herein.
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A Transportation Impact Study (TIS) was conducted. The staff report indicates
that 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. The testimony
of the staff (set forth in the staff report ) is that this project generates a
sufficient traffic impact that such impact should be mitigated by the applicant
participating in certain public improvements. In particular the impacts are to the
intersection of Timberline and Drake The applicant has 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. These 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,
(e) Multi modal transportation is a requirement of the
evaluation of the transportation level of service. The evidence is that 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
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The applicant has proposed to move the Johnson Farm buildings to the
neighborhood center site and has suggested that this will establish the
architectural character of this phase. Relocating these buildings does not, in
the opinion of the Hearing Officer, create the character of the project against
which compatibility must be evaluated. The staff has suggested that the duplex
and triplex lots being proposed will be evaluated for their compatibility and
submittal of architectural elevations by the current planning department prior to
the issuance of building permits.
The Hearing Officer takes notice of the problem of submitting architectural
elevations and other materials relevant to determining computability when the
exact product has not been selected. However, architectural character,
building size, height, bulk, mass and scale, building orientation, privacy
considerations and building materials are all standards set forth in General
Development Standards Division 3.5 Building Standards, 3.5.1 Building and
Project Compatibility. Therefore, the project must be evaluated against these
standards, compliance with which is required pursuant to Division 2.4.2(H).
Accordingly, the Hearing Officer's decision will be conditional upon compliance
with these standards.
Division 3.5.2 Residential Building Standards
Since the applicant has not submitted elevations or other materials to enable
the Hearing Officer to evaluate these factors the Hearing Officer's decision will
be conditional upon compliance with these standards.
Division 3.6.1 Master Street Plan
The City has identified the location and ultimate functional classification of
necessary arterial and collector streets on the "City of Fort Collins Master
Street Plan". All developments must provide for and accommodate the streets
and transportation facilities identified in this plan. The Master Street Plan
identifies Timberline as a major 6 lane arterial, and Drake and County Road 9
as minor 2 lane arterial. The PDP recognizes these designations and provides
for the dedication of the appropriate right of way. The Hearing Officer finds
that the plan complies with these requirements and accomplishes the goals of
the plan.
Division 3.6.3 Street Pattern and Connectivity Standards
The requirements of street pattern and connectivity was reviewed at the time of
approval of the Overall Development Plan with which this Project Development
Plan complies.
Division 3.6.4 Transportation Level of Service Requirements
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streets is logical and promotes continuity and conectivity with the surrounding
areas.
Division 3.2.4 Site Lighting T
he 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.
Division 3.4.1 Natural Habitats and Features
The staff report indicates that 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.
Division 3.4.1(E) Establishment of Buffer Zones
The plan indicates that the applicant has provided a 50' buffer adjacent to the
Foothills Channel which is sufficient.
Division 3.3.4.1 (E)(2) Development Activity Within the Buffer Zone
The applicant proposes no disturbance in the buffer zone other than to plant
required landscaping.
Division 3.4.7 Historic and Cultural Resources
The Johnson Farm has been declared eligible for local landmark designation
by the Landmark Preservation Commission. The house, the barn, the garage,
the chicken coop, and the bunkhouse from the Johnson Farm will be moved to
the neighborhood center facility and reused. The City's Landmark Preservation
Commission has reviewed this proposal and supports the relocation. The
Hearing Officer finds that the plan meets this requirement.
Division 3.5.1 Building and Project Compatibility
The purpose of this Article is to ensure that the physical and operational
characteristics of proposed buildings and uses are compatible when
considered within the context of the surrounding area. Architectural character
requires that new development in or adjacent to existing developed areas shall
be compatible with the established architectural character of such areas by
using a design that is complimentary
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he on -site pedestrian system provides directness, continuity and safety. Street
pedestrian crossings are adequately enhanced to ensure the recognition of the
pedestrian way.
Division 3.2.2(C)(6) 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.
Division 3.2.2(D) Access and Parking Lot Requirements
The vehicular use areas are adequate, safe, convenient, and attractive for all
modes of transportation that will use the system, including cars, trucks, busses,
bicycles, pedestrians, and emergency vehicles.
Division 3.2.2(E) Parking Lot Lavout
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.
Division 3.2.3 Solar Access, Orientation, Shadinq
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."
Division 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 non vehicular access, and preserves existing natural or
topographical conditions on the site.
The staff testified that it supports this alternative plan because the roads have
been laid out to preserve the existing slope orientation of the site to the
northeast. The applicant testified that to orient the houses to comply with the
requirement would require substantial disturbance to the topography of the site.
the testimony is also that the cut and fill on the site is now roughly balances.
The Hearing Officer finds that the preservation of the existing topography
outweighs the benefit of reorienting the site. Furthermore, the layout of the
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Division 3.2.F Tree Replacement
The landscape plans identifies 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.
Division 3.2.K Utilities
The plan provides for proper distances of separation between street trees and
utilities.
Division 3.21 Visual Clearance or Site Distance Triangle
The staff has reviewed the proposal and has concluded that all site distance
triangles have been kept free from all prohibited structures and landscape
elements. The Hearing Officer finds that this standard has been met.
Division 3.2.2 Access, Circulation and Parkinq
The purpose of this Division is to ensure that the parking and circulation
aspects of the development are well designed with regard to safety, efficiency
and convenience for vehicles, bicycles, pedestrians and transit both within the
development and to and from surrounding areas. This standard has been met.
Division 3.2.2 (C) Safety Considerations
Testimony was received at the hearing and the plan indicates that 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.
Division 3.2.2(C) (2) Curb cuts and Ramps
Adequate curb cuts and ramps have been provided at convenient, safe
locations.
Division 3.2.2(C) (4) Bicycle Facilities
Testimony was received and the plan indicates that adequate bicycle racks will
be provided at the neighborhood center.
Division 3.2.2(C)(5) Walkways
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and that the total number of trees under this proposal is equal to or greater
than that required by strict compliance with the standard.
The Hearing Officer finds that the alternative design satisfies the purposes of
this Division as well as a plan that literally met the standard. The alternative
plan provides 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. The Hearing Officer finds that literal
compliance with the 40 foot spacing would not advance the purpose of the
landscaping when weighed against the burden of literal compliance and that
the alternative equally accomplishes the purpose of the standard.
The Hearing Officer also finds that: 1. Glare and heat buildup 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. 2. 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. 3. 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.
Division 3.2.1 (D) (3) Minimum Species Diversit
No more that 15% of the landscaping consists of a single species. The largest
single percentage of one species is 8.9%. The Hearing Officer finds that this
meets the standard. 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.
Division 3.2.E (4) Parkinq Lot Perimeter Landscaoin
The plan indicates that 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. This meets the standard
Division 3.2.E (5) Parking Lot Interior Landscaping
The code requires six percent of the area of the parking lots consists of
landscaped areas and the plan indicates that this requirement is met
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Division 3.2.1 (D) (2) (C) Full Tree Stocking
This requirement is applicable to the mixed -use building in the neighborhood
center. The landscaping proposal meets this requirement.
Division 3.2.1 (2) Street Trees
The applicant has requested alternative compliance to Section 3.2.1(D)(2)(a) of
the Land Use Code. This Code section provides "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 buildup, 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 precisely in 30-foot to 40-foot spacing
intervals along local streets where residential lots are fronting. The PDP
provides 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. The testimony is that precisely
locating the trees on 30 to 40 foot intervals is very difficult 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 The
standard is thus satisfied on an average rather than a literal tree by tree
measurement. The testimony is that each lot will have a tree along the front
Division 4.4(E) 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.
Division 4.4 (E) (2) Nonresidential and Mixed -Use
The neighborhood center is the only nonresidential land use in the Project
Development Plan. The plan for the center meets the maximum size, height,
roof form, building massing, orientation, and other restrictions for nonresidential
buildings within the LMN zone.
There is no development except for the roads proposed at this time in the MMN
zone therefore the development standards herein applicable to housing and
other permitted land uses are not applicable at this time. However, the project
must comply with the other general development standards of the district as it
pertains to the development of roads etc.
Division 4.5(EJ Block Requirements
The plan and drawings submitted by the applicant indicate that the streets
being proposed meet the block structure and block size requirements.
Article 3 of the Land Use Code — General Development Standards
The application must comply with all applicable Article 3 General Development
Standards. Evidence was presented at the hearing and was included within
the applicant's submittal materials which the hearing officer finds applicable to
the following specific standards and which meet these standards. In addition,
the applicant is requesting alternative compliance on two issues which are
addressed separately.
Division 3 2 1 Landscaping and Tree Protection
The applicant must submit a landscaping plan that ensures significant canopy
shading, contributes to the visual quality and continuity within and between the
development and other developments, provides screening and mitigates
conflict between activity areas and site elements, enhances outdoor spaces,
reduces erosion and storm water runoff and mitigates air pollution. The plan
must meet the general standard of Division 3.2.1 (A) The Hearing Officer finds
that the plan meets these standards.
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Project Development Plan is consistent with the Overall Development Plan, on
a phase by phase basis the density of this phase may be less than 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. The LMN portion of the overall plan may be considered
separately, provided the LMN portion of the ODP taken as a whole does not
average less than 5 dwelling units per net acre of residential land therefore, the
density of 3.72 is acceptable.
Division 4.4 (D) (2) Mix of Housing
Because the development is more than 45 acres this Project Development
Plan is required to provide a minimum of three housing types. The applicant
has proposed 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) multifamily dwellings. The standard is met.
Division 4.4 (3) Neighborhood Centers
A neighborhood center satisfying the location, design, access, and outdoor
spaces requirements is proposed as part of this Project Development Plan.
The proposed neighborhood center will include a convenience store, post office
boxes, and a coffee shop. The applicant has suggested that this commercial
establishment may have to be subsidized by the homeowners association and
that the site may be owned by and or maintained by the homeowners
association. The standard is satisfied by including the neighborhood center in
the plan. As a design factor 100% of the dwellings in this Project Development
Plan are located within the specified distance (3,960') from the neighborhood
center which the plan shows.
Division 4.4 (7) Small Neighborhood Parks
A small neighborhood park is included in the plan. The outdoor spaces
component of the neighborhood center satisfy this requirement and at least
90% of the dwellings in a development are within 1/3 mile of a neighborhood
park or privately owned park, that is at least 1 acre in size.
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Neighborhood zone district) and 4.5 of the Land Use Code (MMN — Medium
Density Mixed -use Neighborhood zone district) and Article 3 of the Land Use
Code (General Development Standards) upon conditional acceptance of the
alternative requests by the applicant and subject to the conditions that follow.
Land Uses
Division 4.4 Low Density Mixed Use Neighborhood
The project is located in the LMN and the MMN districts. The Land Use Code
describes the LMN district as intended to be a setting for low density housing
combined with complimentary and supporting land uses that serve the
neighborhood and are developed and operated in harmony with the residential
characteristics of the neighborhood. A variety of housing choices is intended
that invite walking to gathering places, services and conveniences. A
community center provides a focal point and attractive walking places and
biking paths invite citizens to enjoy the center as well as small parks. New
developments in this district are to be arranged to form part of an individual
neighborhood. The neighborhood center is intended to form the core of the
neighborhood the size of which is typically 80 to 160 acres.
The proposed uses of single-family detached dwellings, two-family dwellings,
and multifamily dwellings (limited to six or less units per building) are permitted
in the LMN zone district subject to administrative review. The applicant has
included a neighborhood center as a focal point of the plan. The Hearing
Officer finds that the land use is permitted and includes the required elements
for this district and is of the preferred size.
Division 4.5. MMN — Medium Density, Mixed -use Neighborhood Zone District
The only proposed land uses in this phase of the development are streets and
the installation of basic utilities in those streets therefore, no land uses are
evaluated as part of this project. The Hearing Officer finds that the streets are
an appropriate use at this time.
Compliance With Division 4 Development standards
Division 4.4LD 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 and
may not exceed eight dwelling units per acre. The Project Development Plan
provides a density of 3.72 dwelling units per net acre of residential land for the
LMN portion of this phase of the development. Provided the density of this
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{
Background
The applicant's submittal materials and the staff report are a part of the record
and are incorporated herein by reference. The Hearing Officer takes official
notice of the drawings and visual aids used during the hearing.
The evidence is that the surrounding zoning and land uses are:
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 site 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.
Findings
The Hearing Officer finds that this is a request for approval of a Project
Development Plan, that review as an Administrative Type 1 review is
appropriate and that the zoning for the site is Low Density Mixed Use
Neighborhood, LMN and Medium Density Mixed Use Neighborhood, MMN.
The Hearing Officer finds that the applicant has submitted a request for: single
family detached dwellings, two-family dwellings, and multifamily dwellings
(limited to six or less units per building), and a neighborhood center within the
LMN zoning district. The Hearing Officer finds that these are permitted uses in
the LMN zoning district in the Land Use Code Section 4.4(B) subject to
administrative review.
The Hearing Officer finds that the submittal complies with the permitted uses
within the LMN and the MNM districts, that the request complies with the
District Standards contained in Section 4.4 (LMN — Low Density Mixed -use
C!
Public Hearing
The Hearing Officer, pursuant to The Fort Collins Land Use Code, opened the
hearing at 7:00 p.m. on August 30, 1999 in the conference room of the City of
Fort Collins Planning Department located at 281 North College Ave. Fort
Collins, CO. The Hearing Officer admitted the staff report and the submittals of
the applicant into the record.
Hearing Testimony Written Comments and Other Evidence
The following individuals testified at the hearing
From the City of Fort Collins:
Troy Jones
City Planner
Sheri Wamhoff
Engineering Department
For the Applicant:
Vaughn Furness
Jim Sell Design
153 West Mountain Avenue
Fort Collins, CO. 80524
Jim Sell
Jim Sell Design
153 West Mountain Ave.
Fort Collins, CO 80524
Testimony was received from several citizens during the public comment
portion of the hearing.
The hearing officer accepted a writen submittal from Martha Roden
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phase of an ultimate 308 acre Mixed -Use
Development. The land uses for this phase consist
of 117 single family lots, 4 duplex lots, and 2
three-plex lots. Also included within this phase is a
neighborhood center. Local streets 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 are included. The
neighborhood center is connected to the
surrounding residential area by a pedestrian/bicycle
trail as well as the existing neighborhood to the
south of the site.
The site is bordered 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. Dakota Ridge and Stone Ridge
Residential Developments are to the south of this
site but do not border it. This Project Development
request is located within two zoning districts;
Medium Density Mixed Use Neighborhood District,
MMN; and Low Density Mixed -Use Neighborhood
District, LMN.
Summary of Recommendation and Decision
Staff Recommendation: Approval
Hearing Officer Recommendation: Approval with Conditions
Zoning District: Medium Density Mixed Use Neighborhood,
Low Density Mixed Use Neighborhood
Notice of Public Hearinq and
Neighborhood Meeting: The planning staff representative testified
that the property was properly posted, legal
notice mailed and published. There is no
requirement for a neighborhood meeting
and non was held The hearing officer notes
that a neighborhood meeting was held
pursuant to the ODP approval.
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City of Fort Collins
Comm, ty Planning and Environmental .rvices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
Hearing Officer:
Project Name
Case Number:
Steven Klausing, Hearing
Officer Administrative, Type 1
Rigden Farm, Filing 1
#56-98C
Owners: State Board of Agriculture of the State of
Colorado on behalf of Colorado State University
Julie Birdsall, Nancy Hurt
C.S.U.R.F. Facilities Services
P.O. Box 483Colorado State Univ.
Fort Collins, CO 80522
Spring Creek Farms, LLC
Glen Johnson
Carlton Ave.
Fort Collins, CO 80525
Rigden Farm, LLC
Dave Pietenpol
1027 West Horsetooth Road, Suite #200
Fort Collins, CO 80526
(Property is under contract to above party)
Applicant: Vaughn Furness
Jim Sell Design
153 West Mountain Ave.
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This project is part of an Outline Development Plan
approved by the City on April 15, 1999. The Project
Development Plan is a request for a 97.08 acre first
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020