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HomeMy WebLinkAboutRIGDEN FARM (CSU) ZONING - 56-98/A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS�nc ar - ig en arm ... posslr tinties issues age 2 IX Water Table: Again because of the elevation along County Road 9, and because of the active irrigation adjacent to the development, it is apparent the these homes should not be built with basements. Additionally, the water table may represent a threat to the dwelling under -crawls and the foundations themselves. Conclusion: After carefully reviewing the traffic impact and other investigations, approve rezoning for only those regions which reside above an elevation that will permit gravity drain of the sewage to the filter plant. This elevation will preclude the long term burden of sewage pumping, the risk of flood damage, and the risk of water table problems. Fort Collins and Larimer County have more that adequate real estate at comfortable elevations and reasonable prices. There is no good reasons to put our city, and our citizens, in a marginal homestead. Sincerely, Marty Shipley (970) 226-2431 Bo anc ar - ig en arm ... possible utilities issues Page From: <delos@uswest.net> To: FC8.CPES(APLANNING) Date: 11/18/98 8:34:14 AM Subject: Rigden Farm ... possible utilities issues Gentlemen, I had the opportunity to attend the public meeting last Thursday regarding the proposed rezoning for the Rigden Farm near Horsetooth and County Road 9. Although I am not opposed to the development in general, I am concerned about the levation of many of the single family homes. Sewage: The homes along County Road 9 reside near a canal which flows from the Poudre River and the filter plant. This canal flows south indicating that the filter plant is at a higher elevation. It is not apparent to me how the developer plans to transmit sewage from the homes up to the filter plant. If the sewage is to be pumped with a lift station, it would make sense to gravity drain sewage to the S.E. corner of the development and then pump up to the sewer line which passes though the property. (Correct me if I'm wrong but it does not appear that the existing city sewer line is at a lower elevation.) The ppearance of lift stations can be made acceptable, but I think that the long term obligation to the city is undesirable. 1) Long term financial burden 2) Reliability issues 3) Environmental burden .....energy to pump the waste Sewage odor: Between 1980 and 1995 1 lived in the Fox Meadows subdivision at Timberline and Horsetooth, and since 1995, I've lived in Stone Ridge. Infrequently, we notice the sewage odor, and it is unpleasant. Homes built immediately south of the facility will be frequently caught in the odor plume. This is undesirable, and like airports, the citizens will demand a corrective action as the development matures, and the city will bear the cost. Flood Plane: The region near the county road apparently has two modest encroachments of the 500 year flood plane boundary. The plan is to oversize the detention pond at Drake and County Road 9 and use the soil to back fill the encroachments thus preserving the volume of the 500 year flood plane. This boundary will then reside essentially at the perimeter of the development. This plan is troubling because: 1) There is no margin between the boundary and the development. 2) The city has just increased storm drain fees to preclude future problems which we experienced in July of 1997. Building along County Road 9 will leave us unnecessarily exposed to future problems. 3) The back fill of soil into the encroachments may present consolidation problems to the unsuspecting home buyers. • 0 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. �J 0 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 0 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? RIGDEN FARMS REZONE NEIGHBORHOOD MEETING Noueu�.r 12t ��1�18 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. City of Fort Collins DATE: TO: FROM: RE: Commu f Planning and Environmentalftices Natural Resources Department MEMO November 19, 1998 Planning & Zoning Board Phil Friedman, Natural Resources Advisory Board Vice-chairpersonp Concerns about Changes to the Structure Plan for Rigdon Farm At the Natural Resources Advisory Board (NRAB) meeting last night, the board discussed a proposal that is being made to the Planning & Zoning Board at their meeting tonight. This proposal is a request to change the Structure Plan for a parcel of land know as Rigdon Farm, located southwest of Drake Road and S. County Road 9, from its current designation as Urban Estate to the higher density LMN designation. The board unanimously approved a motion to send a memo to the P&Z Board stating opposition to the proposed change to the Structure Plan for the Rigdon Farm area. The NRAB objects to this proposal for two reasons. First, any increases to the approved population density are likely to create additional impacts to the natural areas that are located along the Poudre River to the east of Rigdon Farm. We recognize that these natural areas are not in very close proximity, and that there are gravel mining facilities and a road that provide some buffering from the new development. None the less, these highly valuable sites along the river were intended to be protected by the Structure Plan through placement of lower density Urban Estate lots. Higher densities would create unacceptable disturbance from humans and their pet cats and dogs. Changes to the Structure Plan should not be made that will weaken our ability to protect natural areas. Secondly, we object in principal to arbitrary changes being made to the Structure Plan. The Structure Plan is the product of an immense amount of community work, and changes should only be made that have been very carefully reviewed and that have sufficient cause. The developer's proposal to redesignate this parcel is not critical to the functionality of the area, and is simply motivated by self-interest. We cannot see any benefit to the community from this proposal, and urge the P&Z to leave the Structure Plan unchanged to as great an extent as possible. Please feel free to contact the NRAB if you would like more information about our concerns. cc: Mayor and Council Members John F. Fischbach, City Manager recycled paper 2S1 N. College Ave. • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6600 • FAX (970) 224-6177 No Text Rigden Farm - CSU - Prop6s LMN 208..330 MIELMI ---------- .. oil' a • �1 it �\Ilttttlltt � •. RentiPst for Lonina - Ivc Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 8 a. Will the rezoning result in a logical and orderly development pattern? This property has existing .development or development applications in the review process to the west and south and further to the north across the railroad tracks north of Spring Creek Farm. Development of the subject property represents a logical progression of development in this area. 6. Neighborhood Meeting While a neighborhood meeting is not required for a rezone request, one will be held on Thursday, November 12, 1998. Staff will be able to report on the content of the meeting at the November 13 work session. Minutes will be available at the Board meeting of November 19, 1998 for introduction into the record. FINDINGS OF FACT/CONCLUSIONS The requested Structure Plan amendment is consistent with the Principles and Policies contained in CityPlan. 2. The Rigden Farm/Spring Creek Farm Rezone, File #57-98A is consistent with the City's Comprehensive Plan. 3. The proposed zoning is compatible with existing and proposed uses surrounding the subject land. 4. The proposed zoning district is the appropriate district for this property. 5. The proposed zoning does not result in significantly adverse impacts on the natural environment. 6. The proposed rezoning will result in a logical and orderly development pattern. RECOMMENDATION Staff recommends approval of the Rigden Farm/Spring Creek Farm Structure Plan Amendment and zoning, File #56-98A. Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 7 Additional Considerations a. Is the rezone request compatible with existing and proposed uses surrounding the subject land and is it the appropriate zone district for the land? The requested zoning is compatible with all existing land uses. Residential uses exist to the south of the property. Property to the west is subject to an existing rezone request to INC, MMN and LMN as part of the same proposed development. Property to the north remains in agricultural production (Spring Creek Farms, Cargill agricultural research station). Property to the east, across County Road 9, is owned by Western Mobile and is currently being mined for gravel. While higher intensity urban development may not be considered totally compatible with agricultural activities, they frequently coexist during the transition period as agricultural land within the Urban Growth Area converts to development. In addition, it was recognized at the time of annexation that this property was planned for residential development. In fact, the Structure Plan anticipates that the property to the north will develop with both commercial and residential development as well. a. Will the rezoning result in significantly adverse impacts on the natural environment? There are no significant environmentally sensitive areas directly associated with the subject property. However, the eastern portion of the property is adjacent to the Poudre River floodplain and is included in the Poudre River Special Study Corridor. The zoning of a portion of the property to RC — River Corridor will limit development on a portion of the property and provide additional buffer between the proposed area of residential development and the Poudre River corridor. While air quality and noise levels would be impacted with urban levels of development, this area is within the Urban Growth Boundary and, as indicated on the Structure Plan Map, is planned for the levels of development associated with the rezoning request pending approval of a Structure Plan amendment. The City's Natural Resources Department does have an air quality program which addresses the overall air quality of the City. Any impacts associated with stormwater management will be addressed during the review of a specific development proposal. Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 6 "Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the CityEls Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property." In addition, Section 2.8.4[H][3] outlines additional considerations for quasi- judicial rezonings: "In determining whether to recommend approval of any such proposed amendment, the Planning and Zoning Board and City Council may consider the following additional factors: a. whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land, and is the appropriate zone district for the land; b. whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning environment; C. whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." 5. Analysis Is the request consistent with the City's Comprehensive Plan? The requested zoning of LMN — Low Density Mixed Use Neighborhood and RC — River Corridor is consistent with City Plan provided the Structure Plan is amended from Urban Estate to Low Density Mixed Use Residential and Rural/Open Lands on the eastern boundary. Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 5 The addition of more lands designated for Rural/Open Lands will enhance the area devoted to the Poudre River corridor by providing additional area for wetlands and other natural features. This will provide additional buffer between development and the river corridor. Policy NOL-1.2: The City will conserve and integrate natural areas into the developed landscape by directing development away from sensitive areas and using innovative planning, design, and management practices. Amending the Structure Plan map to Rural/Open Lands will direct development away from a low-lying area that is on the edge of the designated Poudre River floodplain. Zoning districts associated with this Plan designation limit uses to those compatible with the conservation and protection of land in the Poudre River corridor. These uses include stormwater management, native wildlife habitat and sand and gravel operations. Principle PRC-1: In order to assure that the diverse community values of the Poudre River Corridor are protected and enhanced, land uses must be carefully managed through an integrated land use plan. As noted above, this property is included in the planning area for the Poudre River Special Study Corridor. Policy PRC-1.2 identifies distinct segments of the river to be considered in the plan. This property falls within the Conservation Open Lands (Drake Road to Harmony Road) segment. The policy notes that this river segment possesses abundant, highly significant natural and historic resources. The emphasis on land uses in this area should be conservation to assure protection of significant resources. The request to add additional area to the Rural/Open Lands plan designation is consistent with this principle. Policy PRC-2.2: Natural Area Protection Buffers. Natural area protection buffers will be maintained along both banks of the Poudre River to protect natural areas and scenic qualities . ................... The addition of additional land to the Rural/Open Lands designation will increase the buffer in this area between the Poudre River and residential development. 4. Land Use Code Criteria For Rezoning Section 2.8.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-judicial rezonings. This section states: Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 4 However, perusal of the Structure Plan map indicates that there are other areas near the floodplain (as well as some within the floodplain) that are planned for more intense development. In addition, County Road 9, a drainage canal and the Burlington Northern Railroad tracks are between this property and the river giving further credence to the appropriateness of higher density development. Lastly, proximity to one of the City's treatment facilities may reduce the desirability of this area for estate development. Principle PRC-1: In order to assure that the diverse community values of the Poudre River Corridor are protected and enhanced, land uses must be carefully managed through an integrated land use plan. As noted above, this property is included in the planning area for the Poudre River Special Study Corridor. Policy PRC-1.2 identifies distinct segments of the river to be considered in the plan. This property falls within the Conservation Open Lands (Drake Road to Harmony Road) segment. The policy notes that this river segment possesses abundant, highly significant natural and historic resources. The emphasis on land uses in this area should be conservation to assure protection of significant resources. However, as noted before, County Road 9 and the Burlington Northern Railroad tracks exist between this property and the Poudre River. Conservation uses on the valley floor and in the floodplain area do not necessarily preclude development on this property located on the valley wall. Request for Amendment to Rural/Open Lands The Structure Plan principle relevant to the request for an amendment from Urban Estates to Rural/Open Lands is the Interconnected System of Open Lands. This principle provides for a comprehensive network of greenways linking important natural areas, parks, neighborhoods and community facilities weaving its way along major waterways and drainages. The requested addition of more land to the Rural/Open Lands Plan designation in this area enhances the Poudre River corridor, especially in an area specifically recommended for conservation (see Principle PRC-1). Policy ENV-5.1: The City will seek to integrate wildlife habitat, riparian areas, wetlands and other important natural features into the developed landscape by directing development away from sensitive areas and using innovative planning, design, buffering and management practices...... Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 3 for any map amendment must be found in the Principles and Policies of City Plan. Request For Amendment to Low Densityy Mixed Use Residential The City Structure Plan has 5 key principles that guided its development. Pertinent to the request for a Structure Plan amendment to Low Density Mixed Use Residential is the principle of a Compact Development Pattern. The intent of a compact development pattern is to accommodate growth without fostering urban sprawl. Higher densities will contribute to preserving environmentally sensitive areas, allow for the efficient provision of public services and encourage infill. The requested amendment meets the intent of this principle by directing higher density development into identified areas that will encourage infill at a level that will enhance the provision of public services. The requested Plan designation of Low Density Mixed Use Residential and its associated zoning district of LMN - Low Density Mixed Use Neighborhood will still allow the potential of larger estate lots provided the low density is offset with higher density within the project. Principles and policies associated with new low density mixed use neighborhoods (Principles LMN-1 and LMN-2) deal with density, housing types and site planning considerations. There are no locational policies to provide guidance on this amendment request. Development of the subject property can easily meet these principles and policies through attention to site planning details. PRINCIPLE RD-3: Urban Estate development may be included in some Residential Districts for several purposes: 1) to acknowledge the presence of the many existing County subdivisions as part of the community, 2) to allow for choices of very low density and large -lot housing in the community; and, 3) to provide, in some cases, a physical transition between urban development and rural or open lands. The property proposed for the amendment is not part of an existing County subdivision. In addition, the requested Plan designation (Low Density Mixed Use Residential) and its accompanying zoning district (Low Density Mixed Use Neighborhood), allows for the development of estate lots provided the density of those lots are balanced with higher density elsewhere in the project. This property could be considered appropriate as a transition from more intense development on top of the hill to the valley floor and Poudre River floodplain. Rigden Farm/Spring Creek Farm Rezone And Amendment To The Structure Plan Map, #56-98A November 19, 1998 P & Z Meeting Page 2 4. The proposed zoning districts are appropriate for this property. 5. The proposed zoning will not result in significantly adverse impacts on the natural environment. 6. The proposed zoning results in a logical and orderly development pattern. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: T: Existing arterial street (Drake Road), Existing Spring Creek Farm, Cargill agricultural research facility S: RL: Dakota Ridge and Stoneridge Subdivisions E: I County Road 9, Unincorporated Larimer County, Western Mobile Mining operation W: T: Vacant (proposed zoning to NC, MMN, LMN — File #56-98) The subject property was annexed into the City of Fort Collins as part of the Rigden Farm Annexation on August 8, 1988. 2. Petition For Structure Plan Amendment and Initial Zoning The applicant, Jim Sell Design, on behalf of Colorado State University, filed a request for a Structure Plan Amendment and rezone petition with the City on October 9, 1998. The applicant is requesting an initial zoning of LMN — Low Density Mixed Use Neighborhood and RC — River Corridor (as CSU property, there is no existing zoning) 3. Structure Plan Map Amendment The requested amendment is from Urban Estate to Low Density Mixed Use Residential and River Corridor for that portion of the property generally described as valley wall above the Poudre River floodplain east to County Road 9. This property is included in the Poudre River Special Study Corridor. Amendments to the Structure Plan Map are typically processed as part of a rezone request. While no specific review criteria have been articulated, the basis ITEM NO. 8 MEETING DATE 11/19/98 STAFF Bob Blanchard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Rigden Farm/Spring Creek Farm Rezone and Amendment To The Structure Plan Map, #56-98A APPLICANT: Jim Sell Design, Inc. 153 West Mountain Avenue Fort Collins, CO 80525 OWNER: Spring Creek Farms, LLC 3432 Carlton Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to amend the structure plan map and initially zone approximately 228 acres of property located south of Drake road and west of County Road 9. In the area of the Structure Plan Map change request, the Plan designation is Urban Estates. The requested amendment is to Low Density Mixed Use Residential and Rural/Open Lands. The property is currently unzoned since it is owned by Colorado State University. The requested zoning Low Density Mixed Use Neighborhood and River Corridor. RECOMMENDATION: Staff recommends approval of both the Structure Plan Map amendment and the requested zoning. EXECUTIVE SUMMARY: 1. The requested amendment to the Structure Plan Map is consistent with the principles and policies of City Plan. 2. The requested zoning district of LMN — Low Density Mixed Use Neighborhood and RC - River Corridor is consistent with the City's Comprehensive Plan as amended. 3. The proposed rezoning is compatible with existing and proposed uses surrounding the subject land. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT