HomeMy WebLinkAboutRIGDEN FARM - OVERALL DEVELOPMENT PLAN - 56-98B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSQ: 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 frid 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 Rl 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.
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 corner of Drake & Timberline?
• On the southeast corner, 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.
Commu f Planning and Environmental vices
Current Planning
Citv 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 (ODP) 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 151 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 2nd Phase of the development.
• Drake will be considered a minor arterial which will be one lane in each direction with a center turn
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 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
There will be several neighborhood parks constructed as part of this development. They will be
located within the development so that at least 90% of the residential dwellings will be within 1/3
mile of the park measured along the street frontage.
All open space, parks, and landscaped buffer areas will be constructed by the developers of this
project and will be maintained by a Home Owners Association.
Estimate of number of employees for commercial and industrial uses:
100 - 500 employees, note this is a best estimate and is subject to change with Land Use.
Description of rationale behind the assumptions and choices made by the applicant:
See Appropriate City Plan Principles and Polices achieved by this O.D.P.
Written narrative addressing each concern/issue raised at the neighborhood meetings:
(See Attachment I)
Name of the project as well as any previous names the project may have been known by:
• Rigden Farm
• 80 acreparcel was submitted for Rezoning as Rigden Farm - Spring Creek Farms
• 228 acre parcel was submitted for Establishing Zoning as Rigden Farm - CSU
A narrative description of how conflicts between land uses are being avoided or mitigated:
This O.D.P. proposes a naturalized buffer with the R-C District between the residential area in the
northeast corner of the site and the Cache La Poudre River, Wastewater Treatment Facility, and
the Environmental Learning Center.
Conceptual Review Letter and explanation of how issues have been addressed
(See Attachment II)
Legal Description:
(See Attachment III)
Name and address of each owner of Property in the ODP area:
(See Attachment IV)
Development Phasing Schedule
(See Attachment V)
Phase I of the development is scheduled to begin construction in October 1999. Phase I will
consist of a mix of housing types from medium -high density multi -family residential units, single
family residential, and a neighborhood community center. It will also include the construction of
the Collector's into the Rigden Farm site with access from Timberline Road to the west and Drake
Road to the north. Phase I will be constructed with a series of PDP filings. Phase II is
anticipated to begin in the fall of 2001. The Phases III & IV will begin as the demand for the
develop occurs. The Phase labeled A, which is the Neighborhood Commercial will be scheduled
EADWG\V 1841\18410DP020199.DOC 6
Policy ENV-5.1: Protection and Enhancement.
Clustering L-M-N Neighborhoods on this site will allow the construction of a lake and
associated wetlands creating a buffer between housing and the river corridor. The City is
requiring County Road 9 to be located west of the proposed constructed wetlands making a the
wetlands more integrated into the Cache La Poudre River Corridor.
Principle NOL-1: Preserve and protect natural area within Fort Collins and the Community
Growth Management Area to provide habitat essential to the conservation of plants, animals,
and their associated ecosystems and to enrich the lives of citizens by providing opportunities
for education, scientific research, nature, interpretation, art, fishing, wildlife observation,
hiking, and other activities.
• Policy NOL-1.2: Urban Development.
This proposal will integrate the Foothills Basin into this development by providing an average
100' buffer along the boundaries of the Basin.
Principle PRC-2: The City will protect, enhance and restore the wildlife habitats, native riparian
plant communities, aquatic habitats, and other natural area values of the Poudre River
Corridor.
• Policy PRC-2.2: Natural Area Protection Buffers.
The R-C District will permanently provide a buffer between this development the Environment
Learning Center and the Cache La Poudre River.
Principle PRC-3: The City will provide enhanced recreation opportunities within the Poudre
River Corridor, with an emphasis on scenic values, heritage education, and interpretation.
• Policy PRC-3.4: Trail/Path Linkages.
The proposed R-C district will have trails incorporated into the plans that connect the L-M-N
District to the Cache La Poudre Trail.
Proposed and Existing Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands,
and Natural Areas:
The Foothills Basin Channel bisects the project site. It is owned and maintained by the City of
Fort Collins. This project proposes a average 100' wide open space buffer along each side of the
boundary. The open space will be a naturalized buffer to enhance a protect the Foothills Basin.
Within the open space buffer a trail will be constructed to serve the residents and surrounding
neighborhoods. The trail is identified on the City of Fort Collins Parks and Recreation Policy
Plan as a proposed off-street trail along the Foothills Basin.
There will also be an off-street trail system through out the development connecting the proposed
Neighborhood Commercial Center and the surrounding Residential Neighborhoods.
EADWG\V 1841\1841ODP020199.DOC 5
the existing Cache La Poudre trail system. The internal street system of the development will
provide for on street bicycle lanes on appropriate roads.
Principle T-5: The City will acknowledge pedestrian travel as a viable transportation mode and
elevate it in importance to be in balance with all other modes. Direct pedestrian connections
will be provided and encouraged from place of residence to transit, schools, activity centers,
work and public facilities.
Policy T-5.1: Land Use.
This development will provide a mix of land uses and activities that will promote pedestrian
mobility throughout the neighborhoods and community.
Policy T-5.2: Connections.
Pedestrian connections will be clearly visible throughout this development.
Principle T-6: Street Crossings will be developed to be safe, comfortable, and attractive.
Policy T-6.1: Street Crossings.
Street crossings will be designed to be pedestrian friendly to the extent feasible.
Policy T-6-2: Intersection Improvements.
Bump out curbing will be provided at intersections where appropriate to calm traffic and
provide for the safety of pedestrians crossing at intersections.
Principle T-9: Each addition to the street system will be designed with consideration to the visual
character and the experience of the citizens who will use the street system and the adjacent
property. Together, the layout of the street network and the streets themselves will contribute
to the character, form and scale of the city.
Policy CAD-1.2: Street Layout.
The new street network of this development will provide an integrated extension of the
community. The street system has been located considering the physical features, and to
create views and prominent locations for the proposed landmarks such as parks and other
prominent uses.
Principle HSG-1: A variety of housing types and densities will be available throughout the urban
area for all income levels.
Policy HSG-1.4: Land Use Patterns.
There will be a variety of housing types and densities within this development.
Principle ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be
protected and enhanced within the developed landscape of Fort Collins.
EADWG\V 1841\1841ODP020I99.DOC 4
With the proximity of Drake Road and County Road 9 being upgraded to a continuous Minor
Arterial and the proposed constructed lake and wetlands - there will be a better boundary
definition.
Policy LU-1: Compact Urban Form.
The established Zoning Districts: N-C, M-M-N, and L-M-N will establish a compact urban
form of mixed -uses that will be pedestrian and transit friendly.
Principle LU-2: The City will maintain and enhance its character and sense of place as defined
by its neighborhoods, districts, corridors, and edges.
Policy LU-2.1: City Wide Structure.
This development meets the intent of the City Structure Plan of having neighborhoods,
districts, corridors, and edges which create identifiable places, achieves a compact urban form,
and is well served by all modes of transportation.
Principle T-1: The physical organization of the city will be supported by a framework of
transportation alternatives that maximize access and mobility throughout the city, while
reducing the dependence upon the private automobile.
Policy T-1.1: Land Use Patterns.
This development will have appropriate residential densities and will have mixed -use
commercial areas within walking distance from the higher densities. The Land Use Patterns
will promote and support alternative modes of transportation.
Policy T-1.2:. Multi -Modal Streets.
The street corridors will provide for safe and convenient use of all modes of travel, including
motor vehicles, transit, bicycles, and pedestrians.
Principle T-2: Mass transit will be an integral part of the city's overall transportation system.
Policy T-2.2: Transit Stops.
Higher density areas will support the future transit stop located at the proposed Neighborhood
Commercial Center in the Civic Block of the N-C District. There will also be a transit stop
located in the proposed Neighborhood Community Center.
Principle T-4: Bicycling will serve as a viable alternative to automobile use for all trip purposes.
Policy T4.1: Bicycle Facilities.
This development will have a bicycle/pedestrian trail system that connects the neighborhood
commercial center with the residential neighborhoods.
Policy T-4.2: System Design.
This development will provide an off street trail system along the Foothills Basin as identified
by the City of Fort Collins Parks and Recreation Policy Plan. This trail system will connect to
E:\DWG\V 1841\1841ODP020199.DOC 3
• A large portion of the site will be for Single Family Residential.
• And the remainder of the site will be for River Conservation to include storm detention ponds,
wetlands and other natural areas.
Access to the site will be from Timberline Road on the west, Drake Road to the north and County
Road 9 on the East. The proposed ODP has realigned County Road 9 through the site at the direction
of the City of Fort Collins Engineering and Transportation Departments. This solves the problem of
the dangerous bridges along existing County Road 9. Timberline Road will be improved from
Vermont Road through the Drake Road intersection. It will be a separate project as dictated by the
City staff. The current traffic volumes are in excess of existing road capacity, and thus the City has
determined the need to improve this section of road even without this development occurring. These
improvements will be a 5 - 20 year interim phase of final build out to a Major Arterial Road. The
City Engineering and Transportation Departments are requiring this improvement be made during the
1" phase of Rigden Farm development. The developer has agreed to widen the road and the City will
reimburse costs over the required improvements adjacent to the development.
NOTE: THIS OVERALL DEVELOPMENT PLAN IS SUBMITTED SUBJECT TO THE
FOLLOWING EXPRESS CONDITION:
A portion of this parcel of land, which is owned by the Colorado State Board of Agriculture (the
"Board") for the use and benefit of Colorado State University (the "University"), was annexed to the
City of Fort Collins pursuant to Ordinance No. 93, 1988, known as the Rigden Farm Annexation (the
"Annexation Ordinance"). The Annexation Ordinance provides that the Annexation of this parcel
"shall in no sense be interpreted as: ... [g]ranting any right to apply the provisions of any municipal
ordinance, and specifically any building code, zoning code or licensing ordinance, upon said
property, so long as title thereof shall remain in the state Board of Agriculture and the property
continues to be used for educational, research, extension and related support services". By
submission of the Overall Development Plan, the Board and the University intend to establish an
Overall Development Plan for the purposes of sale of the property to private parties for development.
Accordingly, neither submission nor approval of this Overall Development Plan shall modify the
terms and conditions set forth in the Annexation Ordinance. The University and the Board reserve all
rights under the Annexation Ordinance, and so long as title to the property is vested in the Board and
the property continues to be used for educational, research, extension, and related support services,
no such Overall Development Plan shall bind the University or the Board. Notwithstanding the
foregoing, the Overall Development Plan and any subsequent development approvals granted by the
city under the Land Use Code with respect to the property shall bind all subsequent owners of the
property.
Appropriate City Plan Principles and Policies achieved by this O.D.P.:
Principle LU-1: Growth within the city will promote a compact development pattern within a
well-defined boundary.
EADWG\V 1841 \ 1841 ODP020199. DOC 2
J
February 1, 1999
Planning and Zoning Board Members
City of Fort Collins
281 North College Avenue
Fort Collins CO 80524
RE: Rigden Farm - Overall Development Plan (ODP)
Statement of Planning Objectives
Dear Board Members:
Overall Development Plan
The Development Team, Rigden Farm, LLC, is requesting approval of the proposed Overall
Development Plan. The proposed O.D.P. is for the 308 acre Rigden Farm Mixed -Use Development
located at the southeast corner of the intersection of Drake and Timberline Roads. The site is bound
by Timberline Road 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
existing zoning was approved by the Fort Collins City Council on January 5, 1999. It has four (4)
Zoning Districts: Neighborhood Commercial District, N-C; Medium Density Mixed -Use
Neighborhood District, M-M-N; Low Density Mixed -Use Neighborhood District, L-M-N; and River
Conservation District, R-C.
The existing site has been in agriculture research and production until recently. It was part of the
Johnson's Farm and the Colorado State University's Rigden Farm Agriculture Research Facility. A
portion of the site is relatively flat, another portion slopes to the northeast towards the Cache La
Poudre River Valley Floor, with the final portion in the Valley Floor area. The City of Fort Collins
Foothills Drainage Basin bisects the site. This basin is owned by the City of Fort Collins and the
Stormwater Utilities and the Natural Resource Departments maintain this naturalized drainage basin.
The proposed O.D.P. identifies an average 100' width natural areas buffer along both sides of the
Foothills Basin. There are currently no identified wetlands on this site.
The O.D.P. uses `Neo-traditional' style planning concepts of concentrating higher density residential
uses around a neighborhood commercial area with lower density residential uses radiating out to the
east of the site. The residential areas will be connected through a proposed neighborhood natural area
that will serve as a pedestrian/bicycle corridor and drainage way.
The proposed land uses for the property are to include:
• A core Neighborhood Commercial Center at the southeast corner of Drake and Timberline Roads
which may include a Supermarket, Pharmacy, Offices, Commercial Retail Shops, Multi -Family
Residential, and other Civic Uses.
• Surrounding the Neighborhood Commercial Center is an area with Multi -Family Residential, a
Civic area with Long Term Care Facilities, offices, and other Mixed -Uses.
EADWG\V 1841\18410DP020199.D0C
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MEMO April 13, 1999
To: P&Z Board Members
From: Troy Jones
Re: Specific concerns raised by board members regarding the Rigden Farm ODP
Issue #1) Protection of existing tree groves:
A. Typically, groves of trees are not designated as natural areas unless they are
considered nesting sites for raptor birds.
B. Protection of existing "significant trees" are regulated in the LUC Section
3.2.1(F) Tree Protection and Replacement which protects them through the
following process:
• "Significant Trees" means any tree with a diameter at breast height of six
inches or more (according to the definitions in Section 5 of the LUC).
• All landscape plans at the PDP stage shall identify the locations, species,
size and condition of all existing trees each labeled showing the
applicant's intent to either remove, transplant or protect.
• Mitigation is required when it is not feasible to retain or transplant
significant existing trees.
• The City Forester appraises the trees to determine the required mitigation
ratio (1:1 to 1:6).
Issue #2) Minimizing the disturbance of topography due to cut and fill:
A. Unless the topography contains protected natural habitats and features, or has
significant rock outcroppings, the Natural Resources Department has no
regulations governing the disturbance of topography.
B. The Engineering Department has no engineering standards governing the
disturbance of topography.
C. The land use code does not have any regulations governing the disturbance of
topography in areas that are not specifically restricted by the LOD or the
buffer zones.
Change #4: Staff has recommended minor changes to item 3 in
RECOMMENDATION portion of the staff report (on page 11) which specifies
staffs recommendation with regard to the commuter bike trail issue. Staff
recommends that the following supplemental information (in bold type) be
included as changes to the staff report as follows:
Staff recommends approval of the Rigden Farm Overall Development
Plan, #56-986 under the condition that the phrase "potential commuter
bicycle trail (to be owned and maintained by the City of Fort Collins)"
as labeled on the ODP be replaced with the phrase "future potential
trail."
Channel) and because of the natural area and features associated
with the channel and its adjacent buffer area, staff has determined that
it would be infeasible to require the intersection spacing on the outside
of the curve of the County Road 9/Drake Road realignment.
Change #2: Staff has recommended minor changes to item D.3. of the staff
report (starting on page 8) which addresses the issues of transportation level of
service requirements as regulated in Section 3.6.4 of the Land Use Code. Staff
recommends that the following supplemental information (in bold type) be
included as additions to the staff report as follows:
D.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 except for one
specific length of bicycle trail. There is a potential conflict with the issue of
ownership of the commuter bicycle trail shown on the ODP which
connects the intersection of new County Road 9 and Rigden Parkway with
the intersection of old County Road 9 and old Drake Road. Transportation
staff requires that this connection be made to satisfy bicycle Level of
Service Requirements. The trail has a drainage pond on one side of it
and the Fossil Creek Inlet Canal on the other. The applicant is worried
about liability issues and feels that the trail location is very dangerous.
The applicant agrees to build the trail if the City of Fort Collins will own
and maintain it once it is built (thus releasing the applicant from any
liability). There are no city departments willing to agree to own and
maintain this portion of trail. Staff recommends the Ahrase "potential
commuter bicycle trail (to be owned and maintained by the City of
Fort Collins)" as labeled on the ODP be replaced with the phrase
"future potential trail" as a condition of approval.
Change #3: Staff has recommended minor changes to item 4 in FINDINGS OF
FACTS AND CONCLUSIONS portion of the staff report (on page 11) which
specifies staffs findings with regard to the commuter bike trail issue. Staff
recommends that the following supplemental information (in bold type) be
included as changes to the staff report as follows:
A conditional approval is recommended which would require the
phrase "potential commuter bicycle trail (to be owned and
maintained by the City of Fort Collins)" as labeled on the ODP to be
replaced with the phrase "future potential trail," This will satisfy staffs
concerns about the Transportation Level of Service Requirements.
6
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, and
that any reduction in access and circulation for vehicles
maintains facilities for bicycle, pedestrian and transit, to the
maximum extent feasible. The proposed design accomplishes
the purpose of Section 3.6.3 Street Pattern and Connectivity
Standards better than one that satisfies this requirement because
the traffic engineer with the City of Fort Collins Transportation
Services Department has found that the proposed site design is
safer than one that meets the street spacing criteria due to
potential site distance safety issues for automobile traffic. The
transit, pedestrian and bicycle connections continue to be spaced in
accordance with the spacing requirements. When the decision maker
reviews an alternative design, it must be taken into account
whether the alternative design:
• minimizes the impacts on natural areas and features,
• fosters nonvehicular 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.
This alternative design has no impacts on natural areas and
features, fosters nonvehicular access, satisfies transportation
level of service standards, and compromises neighborhood
continuity and connectivity only in the name of "safety" (which is
stated as one of the intents of the purpose of this section).
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.
Outside the Curve
The spacing requirement for non -signalized potentially limited
movement intersections is precluded along the outside portion of the
curved Drake/County Road 9 realignment. Section 3.6.3[D] states that
this standard be met "unless rendered infeasible due to unusual
topographic features, existing development or a natural area or
feature. Because of unusual topographical features (stormwater
detention pond, Fossil Creek Reservoir Inlet Canal, and the Foothills
5
Connectivity Standards better than one that satisfies this
requirement because an unneeded stop light would neither be
efficient nor convenient for automobile, bicycle, pedestrian and
transit modes of travel. Facilities for bicycle, pedestrian and
transit are maintained in the alternative plan. When the decision
maker reviews an alternative design, it must be taken into
account whether the alternative design:
• minimizes the impacts on natural areas and features,
• fosters nonvehicular 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.
This alternative design has no impacts on natural areas and
features, fosters nonvehicular access, satisfies transportation
level of service standards, and has no effect on 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.
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[D]).
Timberline Road Drake Road, County Road 9
All portions of Timberline Road, Drake Road, and County Road 9 that
are not part of the new curved portion of road are in compliance with
this criteria.
Inside the Curve
The inside of the curved portion the Drake/County Road 9 realignment
does not meet spacing requirements for non -signalized potentially
limited movement intersections as required in the LUC Section
3.6.3[D], however the applicant has requested alternative compliance
for this intersection spacing standard. As stated in 3.6.3[A] of the LUC,
the purpose for the 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
4
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.
Outside the Curve
The spacing requirement for potentially signalized full movement
intersections is precluded along the outside portion of the curved
Drake/County Road 9 realignment. Section 3.6.3[C] states that this
spacing standard must be met "unless rendered infeasible due to
unusual topographic features, existing development or a natural area
or feature. Because of unusual topographical features (stormwater
detention pond, Fossil Creek Reservoir Inlet Canal, and the Foothills
Channel), and because of the natural area and features associated
with the channel and its adjacent buffer area, staff has determined that
it would be infeasible to require the intersection spacing on the outside
of the curve of the County Road 9/Drake Road realignment. There is
also a lack of potential development in this area that would require
access.
South of the Curve on new County Road 9
Just south of the new curved portion of road a potentially signalized
intersection is provided where Rigden Parkway is planned to connect
to County Road 9. There are no other potentially signalized
intersections on County Road 9 south of the intersection with Rigden
Parkway. It is approximately 1500 feet from that intersection to the
southern property boundary. The client is seeking an alternative
compliance to Section 3.6.3[C] of the LUC, that would require another
potentially signalized full movement intersection on County Road 9
south of its intersection with Rigden Parkway. The purpose of this
requirement as stated in 3.6.3[A] 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." According to the traffic engineer for the city's
Transportation Department, the provision of another potentially
signalized full movement intersection in this proposed section of
the development will never be warranted because of the lack of
potential traffic from Stoneridge and Dakota Ridge developments due
to their approved designs. 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, and that any reduction in access and circulation
for vehicles maintains facilities for bicycle, pedestrian and transit,
to the maximum extent feasible. The proposed design
accomplishes the purpose of Section 3.6.3 Street Pattern and
3
Inside the Curve
Drake Road east of the proposed Rigden Parkway intersection will be
realigned from its current location to meet County Road 9 with a
curved portion of road. The inside of the curved portion the
Drake/County Road 9 realignment does not meet spacing
requirements for potentially signalized full movement intersections as
required in the LUC Section 3.6.3[C], however the applicant has
requested alternative compliance for this intersection spacing
standard. 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 well or better
than would a plan and design which complies with the standards
of the section, and that any reduction in access and circulation
for vehicles maintains facilities for bicycle, pedestrian and transit,
to the maximum extent feasible. 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. The traffic engineer with the City of Fort
Collins Transportation Services Department has found that the
proposed site design is safer than one that meets the street spacing
criteria due to potential site distance safety issues for automobile
traffic. The transit, pedestrian and bicycle connections continue to be
spaced in accordance with the spacing requirements. When the
decision maker reviews an alternative design, it must be taken
into account whether the alternative design:
• minimizes the impacts on natural areas and features,
• fosters nonvehicular 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.
This alternative design has no impacts on natural areas and
features, fosters nonvehicular access, satisfies transportation
level of service standards, and compromises neighborhood
continuity and connectivity only in the name of "safety" (which is
stated as one of the intents of the purpose of this section).
Additionally, the alternative design does not have any bearing
FA
City of Fort Collins
Commu_ _ _,y Planning and Environmental _ _rvices
Current Planning
MEMORANDUM
Date: April 15, 1999
To: Planning and Zoning Board Members
From: Troy Jones, City Planner
RE: Rigden Farm, Overall Development Plan - #56-98B
Change #1: Staff has recommended changes to item D.2. of the staff report
(starting on page 5) to modify the wording of the alternative compliance requests
to the street pattern and connectivity standards as regulated in Section 3.6.3 of
the Land Use Code. Staff recommends that the following supplemental
information (in bold type) be included as additions to the staff report as follows:
D.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 intersection of collector or local
streets with arterial streets must be provided at least every 1,320 feet
(1/4 mile) along arterial streets (LUC 3.6.3[C]). .
Timberline Road
The ODP provides a potentially signalized full movement intersection
along Timberline Road within 1000 feet of the intersection with Drake
Road. This intersection aligns with the existing intersection of Custer
Drive which provides access into the Meadows East residential
neighborhood on the west side of Timberline Road.
Drake Road
The ODP also provides potentially signalized full movement
intersections along Drake Road. The first is at approximately'/4 mile
east of the intersection of Drake Road and Timberline Road, and the
second (Rigden Parkway) is approximately 1250 feet east of that
intersection.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 11
• Section 3.6.4[B] regarding the issue of ownership of the commuter
bike trail connecting the intersection of new County Road 9 and
Rigden Parkway with the intersection of old County Road 9 and old
Drake Road.
3. The application meets the criteria for alternative compliance requests for
Section 3.6.3[C] and 3.6.3[D] for the area on the inside of the curve of Drake
Road/County Road 9.
4. A conditional approval requiring that all references to the City of Fort Collins
owning and maintaining the commuter bike trail be taken off the ODP will
satisfy staffs concerns about the Transportation Level of Service
Requirements.
RECOMMENDATION:
1. Staff recommends approval of the alternative compliance requests for
Sections 3.6.3[C] and 3.6.3[D] for the area on the inside of the curve of the
realignment of Drake Road/ County Road 9.
2. Staff recommends approval of the alternative compliance request for section
3.6.3[C] for County Road 9 south of its intersection with Rigden Parkway.
3. Staff recommends approval of the Rigden Farm Overall Development Plan,
#56-986 under the condition that the phrase "to be owned and maintained by
the city of Fort Collins" be removed from the potential commuter bicycle trail
label.
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 10
applicant's estimate of the boundaries of the projects limits of development
coincide with the edge of the aforementioned buffer zones on both sides of the
basin.
G. Section 2.3.2 (H)(7) — Drainage Master Plan
This criteria requires an ODP to be consistent with the appropriate Drainage
Basin Master Plan.
This property is located in the Foothills Drainage Basin. All criteria and
constraints of the Drainage Basin Master Plan were utilized in the preparation of
the overall drainage report.
H. Section 2.3.2 (H)(8) — Application of Housing Density and Mix of Uses
Calculations
This criteria 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.
Each future PDP submittal will be required to be consistent with the densities
stated in the ODP.
FINDINGS OF FACT/CONCLUSIONS:
In reviewing the Rigden Farm 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 except for:
• Section 3.6.3[C], and 3.6.3[D] for the area on the inside of the curve
of the realignment of Drake Road/County Road 9.
• Section 3.6.3[C] for County Road 9 south of its intersection with
Rigden Parkway.
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 9
to satisfy bicycle Level of Service Requirements. The trail has a drainage pond
on one side of it and the Fossil Creek Inlet Canal on the other. The applicant is
worried about liability issues and feels that the trail location is very dangerous.
The applicant agrees to build the trail if the City of Fort Collins will own and
maintain it once it is built (thus releasing the applicant from any liability). There
are no city departments willing to agree to own and maintain this portion of trail.
Staff recommends that all references to the City of Fort Collins owning and
maintaining this trail be removed from the ODP as a condition of approval.
E. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties
This criteria 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 ODP application satisfies these criteria where it provides three potential
local street connections to the proposed First Assembly of God Church site (in
intervals that do not exceed 660 feet). The Stoneridge and Dakota Ridge
developments to the south of the ODP provided no street connection stubs,
therefore this ODP satisfies this criteria to the extent possible.
F. Section 2.3.2 (H)(6) — Natural Features
This criteria 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 Foothills Drainage Channel is located on this site and is considered a
natural area. The channel is owned by the City of Fort Collins and maintained by
the Stormwater Utilities and the Natural Resource Departments. The proposed
ODP identifies an average 100 feet width for a natural areas buffer along both
sides of the channel. There are currently no identified wetlands on this site. The
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 8
Channel) and because of the natural area and features associated
with the channel and its adjacent buffer area, staff has determined that
it would be infeasible to require the intersection spacing on the outside
of the curve of the County Road 9/Drake Road realignment.
c) All development plans shall contribute to developing a local street
system that will allow access to and from the proposed development,
as well as access to all existing and future development within the
same section mile as the proposed development, from at least three
arterial streets upon development of remaining parcels within the
section mile, unless rendered infeasible by unusual topographic
features, existing development or a natural area or feature (LUC
3.6.3[E]).
Additionally, the local street system must allow multi -modal access and
multiple routes from each development to existing or planned
neighborhood centers, parks and schools without requiring the use of
arterial streets.
This ODP provides direct collector connections to Timberline Road,
Drake Road, and County Road 9, thereby satisfying the requirement to
have at least 3 direct connections to arterial streets.
Vehicle connections to the south are precluded in the vicinity of the
existing Stoneridge and Dakota Ridge developments due to their
approved site design. Bicycle and pedestrian connections to adjacent
neighborhoods are also restricted in the vicinity of Stoneridge and
Dakota Ridge developments, but are provided where possible at the
west side of the Dakota Ridge development, and at 2 points on the
ODP's southern boundary connecting to the Stoneridge development.
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 except for one specific length
of bicycle trail. There is a potential conflict with the issue of ownership of the
commuter bicycle trail shown on the ODP which connects the intersection of new
County Road 9 and Rigden Parkway with the intersection of old County Road 9
and old Drake Road. Transportation staff requires that this connection be made
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 7
purposes of Section 3 6 3 Street Pattern and Connectivity Standards
than would a plan that complies with the standard. In this proposed
section of the development, the provision of another potentially
signalized full movement intersection is inappropriate and unnecessary
because of the lack of potential traffic from Stoneridge and Dakota
Ridge developments due to their approved designs.
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[D]).
All portions of Timberline Road, Drake Road, and County Road 9 that
are not part of the new curved portion of road are in compliance with
this criteria.
The inside of the curved portion the Drake/County Road 9 realignment
does not meet spacing requirements for non -signalized potentially
limited movement intersections as required in the LUC Section
3.6.3[D], however the applicant has requested alternative compliance
for this intersection spacing standard. As stated in 3.6.3[A] of the LUC,
the purpose for the 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." This alternative compliance request better accomplishes the
purposes of Section 3 6 3 Street Pattem and Connectivity Standards
than would a plan that complies with the standard. The traffic engineer
with the City of Fort Collins Transportation Services Department has
found that the proposed site design is safer than one that meets the
street spacing criteria because of potential site distance safety issues
for automobile traffic. The pedestrian and bicycle connections
continue to be spaced in accordance with this spacing requirement.
The spacing requirement for non -signalized potentially limited
movement intersections is precluded along the outside portion of the
curved Drake/County Road 9 realignment. Section 3.6.3[D] states that
this standard be met "unless rendered infeasible due to unusual
topographic features, existing development or a natural area or
feature. Because of unusual topographical features (stormwater
detention pond, Fossil Creek Reservoir Inlet Canal, and the Foothills
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 6
standard. 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." This alternative compliance request
better accomplishes the purposes of Section 3.6.3 Street Pattem and
Connectivity Standards than would a plan that complies with the
standard. The traffic engineer with the City of Fort Collins
Transportation Services Department has found that the proposed site
design is safer than one that meets the street spacing criteria because
of potential site distance safety issues for automobile traffic. The
pedestrian and bicycle connections continue to be spaced in
accordance with the spacing requirements.
The spacing requirement for potentially signalized full movement
intersections is precluded along the outside portion of the curved
Drake/County Road 9 realignment. Section 3.6.3[C] states that this
spacing standard must be met unless rendered infeasible due to
unusual topographic features, existing development or a natural area
or feature. Because of unusual topographical features (stormwater
detention pond, Fossil Creek Reservoir Inlet Canal, and the Foothills
Channel), and because of the natural area and features associated
with the channel and its adjacent buffer area, staff has determined that
it would be infeasible to require the intersection spacing on the outside
of the curve of the County Road 9/Drake Road realignment. There is
also a lack of potential development in this area that would require
access.
Just south of the new curved portion of road a potentially signalized
intersection is provided where Rigden Parkway is planned to connect
to County Road 9. There are no other potentially signalized
intersections on County Road 9 south of the intersection with Rigden
Parkway. It is approximately 1500 feet from that intersection to the
southern property boundary. The client is seeking an alternative
compliance to Section 3.6.3[C] of the LUC, that would require another
potentially signalized full movement intersection on County Road 9
south of its intersection with Rigden Parkway. The purpose of this
requirement as stated in 3.6.3[A] 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." This alternative compliance request better accomplishes the
Rigden Farms, Overall Development Plan, #56-9813
April 15, 1999 P & Z Hearing
Page 5
1. The Master Street Plan (LUC 3.6.1) identifies Drake Road and County Road
9 adjacent to the site both as 2 lane minor arterials and Timberline Road
adjacent to the site as a 6 lane major arterial (beyond 2015). 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. There are no streets internal to the site identified on the Master
Street Plan.
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 intersection of collector or local
streets with arterial streets must be provided at least every 1,320 feet
(1/4 mile) along arterial streets (LUC 3.6.3[C]).
The ODP provides a potentially signalized full movement intersection
along Timberline Road within 1000 feet of the intersection with Drake
Road. This intersection aligns with the existing intersection of Custer
Drive which provides access into the Meadows East residential
neighborhood on the west side of Timberline Road.
The ODP also provides potentially signalized full movement
intersections along Drake Road. The first is at approximately % mile
east of the intersection of Drake Road and Timberline Road, and the
second (Rigden Parkway) is approximately 1250 feet east of that
intersection.
Drake Road east of the proposed Rigden Parkway intersection will be
realigned from its current location to meet County Road 9 with a
curved portion of road. The inside of the curved portion the
Drake/County Road 9 realignment does not meet spacing
requirements for potentially signalized full movement intersections as
required in the LUC Section 3.6.3[C], however the applicant has
requested alternative compliance for this intersection spacing
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 4
allowed unit count for each parcel within the LMN zone is specified on the ODP,
and conforms to all required minimum and maximum density requirements.
The MMN zoning district requires a minimum overall average density of 12
dwelling units per net acre, but allows any phase in a multiple -phase
development plan to be 7 dwelling units per net acre of residential land. There is
no maximum residential density specified for the MMN zone. The proposed
minimum and maximum allowed unit count for each parcel within the MMN zone
is specified on the ODP, and conforms to all required minimum and maximum
density requirements.
The "mix of housing types" required within both the LMN and the MMN zoning
districts have been addressed to the extent applicable at the ODP review stage
of the development application. The specifics of this requirement are addressed
at the PDP review stage of each phase of the development application.
C. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban Growth
Standards
This criteria requires an ODP to conform to the contiguity requirements of the
Compact Urban Growth Standards. This requires that at least 1/6 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.
This site is directly north of the Stoneridge and Dakota Ridge residential
developments and directly east of the Meadows East residential 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 (H)(4) — Master Street Plan, Street Pattern and Connectivity
Standards, and Transportation Level of Service Requirements
This criteria 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.
Rigden Farms, Overall Development Plan, #56-98B
April 15, 1999 P & Z Hearing
Page 3
boundaries of the ODP and to be consistent with any applicable general
development standards.
The site consists of four zoning districts, the Neighborhood Commercial District,
N-C; Low Density Mixed -use Neighborhood, L-M-N; Medium Density Mixed -use
Neighborhood, M-M-N; and River Conservation, R-C. The uses proposed for the
NC District include a super market, a pharmacy, offices, retail, a civic block, a
church, a day care facility, and multi -family dwelling units, which are all permitted
in the NC District. The uses proposed for MMN District include multifamily
dwelling units, a long term care facility, a civic block, and a child care facility,
which are all permitted in the MMN District. The uses proposed for the LMN
District include a neighborhood center park, a day care facility, neighborhood
retail, restaurant, multi -family residential, and single family residential, which are
all permitted in the LMN District. The uses proposed for the RC District include a
storm detention basin, pond, wetlands, and a sanitation lift station, which are all
permitted in the RC District. All district and general development standards that
are appropriate at the ODP review stage have been complied with.
The "block requirements" within the NC and MMN zoning districts, the "overall
site plan" requirements within the NC zoning district, and the "neighborhood
center" requirement within the LMN zoning district have all been satisfied to the
extent applicable at the ODP review stage.
B. Section 2.3.2 (H)(2) — Residential Densities and Mix of Housing Types
This review criteria 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 a density
restriction that was placed by City Council as a condition on the zoning for a
portion of the site located in the LMN zone. This piece of property with the
mentioned restriction is generally described as the valley wall above the Poudre
River floodplain, and is limited to no more than 232 dwelling units. Any phase in
a multiple -phase development plan can provide less than or more than the
stated minimum and maximum densities for the LMN zone as long as the overall
density for the LMN portion of the entire development plan conforms to those
minimum and maximum standards. The proposed minimum and maximum
ITEM NO. 5
MEETING DATE 4 15 99
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
ST RE
JPONgden Farms, Overall Development Plan, #56-98B
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 is a request for an Overall Development Plan for a 308 acre Mixed -Use
Development. The design concentrates higher density residential uses around a
neighborhood commercial area with lower density residential uses radiating out
to the east of the site. The residential areas will be connected through a
proposed neighborhood natural area that will serve as a pedestrian/bicycle
corridor and drainage way. The site is bound by Timberline Road 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 site has four zoning districts: Neighborhood Commercial District, N-
C; Medium Density Mixed Use Neighborhood District, M-N-M; Low Density
Mixed -Use Neighborhood District, L-M-N; and River Conservation District, R-C.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
Rigden Farms, Overall Development Plan, #56-986
April 15, 1999 P & Z Hearing
Page 2
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This ODP is evaluated by the criteria contained in the Land Use Code. The land
uses proposed on the ODP within each of the four zoning districts are permitted
on their proposed locations in accordance with the permitted use standards set
forth in Section 4 of the Land Use Code. The ODP complies with all applicable
standards of the Land Use Code.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: T; Drake Road, Farm Land, Cargill Seed, Railroad Tracks, Fort Collins
Water Reclamation Facility, Fort Collins Northern Colorado
Environmental Learning Center,
S: LMN; Future Site of First Assembly of God Church,
RL; Dakota Ridge Residential Neighborhood, Stoneridge Residential
Neighborhood,
E: Out; 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.
2. Land Use Code
Section 2.3.2 (H) of the Land Use Code identifies eight possible criteria for
reviewing Overall Development Plans. An ODP must comply with all applicable
criteria or request a modification.
A. Section 2.3.2 (11)(1) — Permitted Uses and District Standards
This criteria requires the ODP to be consistent with the permitted uses and
applicable zone district standards of all zone districts contained within the