HomeMy WebLinkAboutRIGDEN FARM - OVERALL DEVELOPMENT PLAN - 56-98B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-NEIGHBORHOOD MEETINGQ: When 6 lanes is referred to when talking about Timberline, does this mean 6 lanes of through traffic in
addition to any turn lanes?
• Yes
Q: Will neighbors from Dakota Ridge, Stoneridge, and from elsewhere be welcome at this developments
community center, parks, etc.?
• There will be no gates, yes they will be welcome.
Q: What will be done to address possible impacts to existing greenbeltsibuffers?
• Citizens can arrange a meeting with the developers and designers if they have specific concerns or
ideas they want to communicate (Point of contact is Vaughn Furness at Jim Sell Design 484-1921).
Q: Will we have an opportunity to provide input to the City on where the bike path should go?
• Yes, at the public hearings. There will be a hearing for the overall development plan (ODP) and for
the project development plan (PDP) for each phase.
Q: How can we fmd out how many lanes of traffic are at each intersection?
• Contact the city. Troy Jones is the project planner 221-6206, and he can put you in touch with the
proper person answer those types of specifics.
Q: Any idea where bike lanes will be?
• A bike route goes through the commercial to the low density, and others run north and south.
• Refer to the Overall Development Plan drawing.
• Drake and County Road 9 will both have bike lanes for faster through bicycle traffic.
Q: Is there an example of where alleys have successfully been placed in recent developments in Fort
Collins.
• Yes, the Siena Development which is just south of West Elizabeth about a third of a mile east of
Overland Trail.
Suggestion: Connect the bicycle trail network to the Poudre River Trail with direct access to the NE comer
of the development.
Suggestion: Include plans in the park areas for ball fields and soccer fields
Q: What will the city or developer do about odor control?
• The city plans to cover facility, but we don't know the schedule?
Q: Won't citizens have to pay to mitigate this development?
• City infrastructure improvements are planned regardless of this development.
Q: How will people be warned when there is catastrophic release from the sewage treatment plant?
• Poudre Fire Authority can address this concern.
Comment: Buffering is needed to mitigate the "people" impacts on existing private green belt areas of
Stonebridge.
Comment: Instead of greenbelts as a buffer, "urban natural areas" could be considered. Maintenance costs
for "urban natural areas" are much lower than greenbelts because the grass would be native grasses left to
grow.
Q: Why is this relatevely high density development being located where the arterial road connections are
limited due to the location of the Poudre River? Won't this arterial connectivity problem create a problem
with properly dispersing traffic?
• The traffic study will have to justify these and other traffic concerns.
Concern: There are problems with putting high density next to such a valuable environmentally sensitive
area as the Poudre River corridor. There may be negative impacts (household pets, increased human use).
• There is an 800 foot buffer to where the housing will start.
• The canal will mitigate some of this.
Q: Can the Historic Farm stay in its current location?
• The house must be moved to accommodate the Timberline widening (at ultimate buildout) regardless
of this development.
• Developer would like to move farm complex to the proposed community center/park location.
Concern: The whole south end of town has a school capacity problem. It seems that this is contributing to
the problem.
• The Poudre RI School district is not part of the City of Fort Collins government. Although Poudre RI
does review development plans, the City of Fort Collins Planning Department has no authority on their
policies on school boundaries. Poudre R1 has a policy to make use of their facilities' capacity.
Q: Developing this site seems to be a risky investment, it has serious constraints to development that
would seem to drive up development costs. Wouldn't other available sites around town have been more
appropriate?
• The site is actually well supplied with water and sewer lines, has no expansive soil, and has rather
minimal constraints compared to other sites around town.
Q: Because of the high winter winds, will there be anything to prevent construction garbage from blowing
into the existing backyards of Dakota Ridge and Stoneridge?
• During construction the developer will have a group that will clean up the site and neighboring yards
on a regular basis.
Q: Will Phase 4 be built after the Western Mobil plant closes?
• We don't know yet.
Q: Will County Road 9 improvements fit east of the pond?
• Yes.
Q: What will the Neighborhood Commercial Center be?
• It will include an approxametly 50,000 sq. ft. supermarket and a pharmacy anchor with additional
retail.
Q: Will there be a drive-thru?
• Not that far yet in planning. [Drive-thrus are not one of the permitted uses in the NC zone.]
Q: What is the amount of commercial acreage?
• Aproxamately 30 acres.
Q: Which schools will be used for this development?
• We don't know because Poudre RI School District has its own distribution policy, and makes this
decision.
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2. a $90,000 single family attached unit
3. a new concept in single family housing may be introduced whereby single family houses may
end up on "leased" land, and the homeowner would have a option to purchase the land at a
later date.
Q: Will the Rigden Farms covenants be compatible with Stoneridge?
• Yes, including architectural character.
Q: Will all the roofs be the same color?
• No
Q: How many homes are in Phase 1?
• Up to 100 single family homes.
Q: What is the total number of residential units proposed for the entire development?
• Up to 1100 dwelling units (including multifamily units).
Q: Why was this number of new dwelling units proposed?
• It is a challenge to deliver a large lot single family product under City Plan, so the developers needed a
large project to reach the city's mandated density requirements.
Q: How do the developers expect people to buy homes when a lower income mix is included in the
development?
• The developers experience shows that it can be done (example: Miramont).
Q: How will upper end residential be marketed so close to the existing sewage treatment facility and its
potential odor?
• It will be risky.
• With architectural standards and other improvements it can be marketed.
• Sewage plant scheduled to be "covered" at some point in the future.
Q: What assurances do we have that the developer will provide what is committed to tonight?
• There will be a public hearing held (where citizens can bring up concerns they feel have not been
properly addressed) prior to approval for each and every phase of this project.
• Once there is approval, and anyone wants the challenge the decision, there is an appeal process.
• There is no requirement that what is approved will be built. When a development is approved, it gives
the developer the right to develop it according to the approval, but there is no legal requirement that
makes them build it. If they do build, it must be in accordance with the approved plan. If the
developer does begin to build, typically the required infrastructure improvements (such as the Drake —
Timberline intersection) will have been paid for by the developer prior to the developer's start.
Q: Does the 80/20 rule apply here?
• No, it is part of the county land use code for areas outside the city limits.
Q: Which trees will be cut down at the comer of Drake & Timberline?
• On the southeast comer, the row of large trees closest to the Timberline right of way will be saved.
The right turn lane will be to the east of the trees.
• The row if trees closest to the historic house will be cut down.
Q: Isn't there high density housing being proposed within the 100 year floodplain, and doesn't this
location of housing require much cut and fill.
• These houses are actually not in the floodplain.
• The development will divert much of the runoff into historical channels.
• When County Road 9 is rebuilt in its new alignment, it will function similar to a levy.
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Commu - v.-Planning and Environmental vices
Current Pianning
City of Fort Collins
Rigden Farms ODP/PDP
Neighborhood Meeting Minutes
January 20, 1999
Q: What changes occurred since the last neighborhood meeting?
• Lots have been made larger along the southern boundary where the development will abut the large
lots of the Stoneridge neighborhood.
• There may be a trail added along the southren most boundary of the development connecting the
existing bike path in the Dakota Ridge neighborhood to County Road 9.
• Some of the streets' layouts have been modified to be less "rigid" by adding slight curvilinear features.
Q: What buffering techniques are being integrated in lots abutting Dakota Ridge?
• Usually, similar land uses adjacent to one another (single family next to single family) aren't buffered
from one another, especially when lot sizes are similar.
Comment: There should be some consideration to buffering the existing development from the new
development (at least landscaping).
Q: What is the time frame for upcoming phases?
• The Overall Development Plan (CDP) will be submitted in a week.
• The Project Development Plan (PDP) for Phase 1 of the project will be submitted sometime in mid
February.
Q: When will the existing agricultural farm be gone?
• Depends on the details of the property sale.
• Probably spring of 2000 before it is all relocated.
Q: What is being done for traffic at the intersection of Drake and Timberline?
• The developer is required to improve the intersection with the 1 '` phase.
• Timberline will be improved (to the "interim" condition of 3 lanes in each direction) from Vermont to
1000' north of the intersection.
• Drake and County Road 9 will be improved in the 2"d Phase of the development.
• Drake will be considered a minor arterial which will be one lane in each direction with a center rum
lane.
• County Road 9 will be relocated to the west side of the drainage canal.
Q: What will it take to put a buffer adjacent to Dakota Ridge?
• The development team does not intend to leave the neighborhood hanging with unresolved issues
through the entire process. They would be glad to meet with concerned individuals or groups early in
the process. Setting up a meeting can be coordinated through Vaughn Furness and Jim Sell Design,
484-1921.
• The issue of who pays to maintain the buffer would need to be resolved.
Q: Will the affordable housing component of the development be single family or multifamily residential?
• Mostly single family, but there may be some multifamily.
Q: What kind of house can be built for a $90,000 sale price?
• Can't build a single family detached house in that price range.
• The developers would like to offer 3 kinds of $90,000 choices:
1. a $90,000 multifamily unit
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80.522-0580 • (970) 221-6750 • FAX (970) 416-2020
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29. What to do with grades coming off of the river wall?
Overall we will create a lake at the northeast corner and move County
Road 9. The dirt from these improvements will be used to fill other areas.
30. Why is the rezone item on the consent agenda before the Planning &
Zoning Board?
That is an error, anyone can pull the item for discussion.
31. Will there be a HomeOwners Association for this development?
Yes, there will probably be a HOA
32. There is going to be a bike trail through the heart of this project. Will there
be access points from other developments to this trail?
Probably not.
33. Any connecting streets to Stone Ridge and Dakota Ridge?
No, the existing development does not allow it.
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19. Are you (the developer) worried about the sewer plant?
Yes, we are.
20. What is the current water table level in the eastern point of the
development?
The project engineers are currently evaluating this. Some of the property
may have to be raised.
21. Is Drake Road going to be turned into a 4-lane street?
Drake Road is planned as a minor arterial which is two travel lanes with a
center turn lane.
22. What will happen to Timberline Road
It will be widened along the property frontage and North of the intersection
with Drake Road.
23. Where will alleys be located in relation to Stone Ridge & Dakota Ridge?
24. What is an alley?
It is a public way behind the homes that allow for people to access their
garages from the rear of the lot.
25. Will there be street trees throughout the project?
There will be thousands of trees.
26. Will the builders of the project be from Fort Collins, like the developer?
Our hearts are with the local builders.
27. Is it the developer's decision to provide some affordable housing in this
development?
Yes, we will do diverse housing including affordable housing.
28. Define Affordable Housing?
Generally 80% of the median income
Homes in $90,000 price range
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9. There is a bike trail in Stone Ridge along on the north side in the filing that
.is the eastern portion of the development. Will this extend to the east with
the new developments?
^� That is yet to be determined
10. How will the sewage from the homes in the lower areas be handled?
That will be determined with the project development plan proposal at a
later time.
11. How far away from the drainage way can a house/lot be?
City Plan requires a minimum of 100'. That us a starting point.
12. Relocation of County Road 9 appears to be on the west side of the Fossil
Creek Inlet ditch. Is that the way it will be?
Yes
13. How will access to the Environmental Learning Center be maintained?
The existing entry North of Drake Road will be maintained.
14. What is the time table for this development?
Possibly get through the City development review process by next
November. Overall development build out would be about 5 years.
15. How far west of the ditch will County Road 9 alignment be?
It will be immediately west at the south end of the proposed development.
In the Northern portion, it will curve to the west to join Drake Road.
16. Will the cement for this development come from the plant across the
street?
Yet to be determined.
17. Size. & prices of homes?
Probably Miramont price range
275,000-325,000 by Stone Ridge
18. There are large lots in Stone Ridge still not sold. Where is the market?
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RIDDEN FARMS REZONE
NEIGHBORHOOD MEETING
N0Vuvil3� at H1 t8
1. Will there be a traffic impact analysis and other relevant studies based on
impacts of this large development?
Yes, all studies will be done with the project development plan.
2. Will the impact of this development on schools be considered?
Yes, the school district is involved in the city's development process.
3. is the RL zone district still available in the city?
Yes, on a very limited basis
4. There are 2 proposed rezonings that look as if they would constitute an
increase in density on that property. Is this true?
Yes, that is true.
5. The traffic is not considered in the rezone?
Yes, that is true. Traffic impacts are evaluated with site specific
development plans.
6. The traffic impact studies that are done with the project development plan
potentially are more restrictive than evaluation of traffic impacts at the
time of rezone?
Yes, that is correct
7. What is a "unit" that has been mentioned?
That is a single-family dwelling unit.
8. What is the lot size in Stone Ridge & Dakota Ridge and how does this
compare to lots in this development?
The average lot size in the existing developments are 9,000-10,000
square feet and comparable to the lots in the proposed development.
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ATTACHM ENT I
Written Narrative Addressing each Concern/Issue raised at the Neighborhood Meetings
Neighborhood Meetings:
• Thursday, November 12, 1998, 7:00 p.m. at the Fort Collins New High School.
• Wednesday, January 20, 1999, 7:00 p.m. at the Fort Collins New High School.
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