HomeMy WebLinkAboutGATEWAY AT PROSPECT AMENDED ODP ..... THIRD P & Z BOARD HEARING - ODP160001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (8)■
Ie110
Fro ntage_ Rd
a
c P
Q Q
-a r -
-E n o-
Y
N S
L'
L
CSU
�V
a
ache Is Pouc-�`
Frontage Rd
tj Frontage. Rd
��l u i
/5
a`
,--d Buckeye St —C[,
P.0 L
Locust Ln
N
sick—�
er m
A Maple
le Ln
Spruce Ln o
'cryv f�o9e
LN`Nf�° 'Qa
E Mulberry St
9
Q
LL
s�'f'tfleId Di'
Site
LMN E
c
0
E
ADejnrose
I CG
/ age Or
JC
C Espirit Dr
Quest Dr
LMN
Proposed (east
UE
Gateway at Prospect 1 inch = 1,000 feetN
Overall Development and Apartments W E
Agenda Item 2B
ATTACHMENTS
1. Applicant's Planning Objectives (PDF)
2. Aerial Map - Close -Up (JPG)
3. Gateway at Prospect ODP Sheet 1 (PDF)
4. Gateway at Prospect ODP Sheet 2 (PDF)
Item # 2B Page 12
Agenda Item 2B
Larimer County and the recently adopted I.G.A. with Timnath. At the micro level, however, such
issues are best addressed at the Project Development Plan stage by strategic use of buffer
yards, landscaping, building height, fencing, setbacks and other provisions of the Land Use Code
that address compatibility. As noted, in association with the request for the Rezoning of Parcel J
to M-M-N, seven conditions of approval are recommended to mitigate potential impacts related to
multi -family development.
In addition, Parcels A, D, and E are zoned Urban Estate and are located on the west and north
edges of the O.D.P. These parcels contain 22 acres and are sufficient to ensure a compatible
transition between semi -rural and urban development either by virtue of required minimum one-
half acre lot size or by a cluster development plan that preserves at least 50% (11 acres) of open
space.
4. Findings of Fact/Conclusion:
In evaluating the request for Gateway at Prospect O.D.P., Staff makes the following findings of fact:
A. The O.D.P. is an amendment to, and generally consistent with, Interstate Lands O.D.P. approved
in 2004.
B. As an amended O.D.P., it continues to comply with the standards of Section 2.3.2(H).
C. In compliance with Compact Urban Growth — Contiguity standards, staff finds that the
O.D.P. qualifies for the Waiver/Exception per Section 3.72(C) because the O.D.P.:
(1.) Will substantially advance the implementation of City Plan in the provision of a
21.98 acre Medium Density Mixed -Use Neighborhood;
(2.) Will produce special benefits to the City by contributing to completing the
proposed regional trail per the Parks and Recreation Master Plan
(3.) Will promote the infilling of an area with already existing noncontiguous urban -
level development.
D. Since the O.D.P. is being submitted and considered in conjunction with a request for a
Rezoning of Parcel J to M-M-N, which is required to be considered by City Council, approval of
this O.D.P. is contingent on City Council approval the Addition of Permitted Use.
RECOMMENDATION:
Staff recommends approval of Gateway at Prospect Amended Overall Development Plan,
#ODP160001, based on the Findings of Fact in this staff report, subject to the following condition:
Approval of this O.D.P. is contingent upon City Council approval the accompanying and
preceding request to rezone 21.98 acres, identified as Parcel J, from Low Density Mixed -
Use Neighborhood and Employment to Medium Density Mixed -Use Neighborhood.
Item # 2B Page 11
Agenda Item 2B
A. Traffic
One of the primary neighborhood comments are traffic concerns related to the lack of full arterial
improvements along E. Prospect Road, as well as the 1-25 interchange at Prospect Road
including Frontage Roads, the bridge width, and the lack of separate turn lanes for the ramps.
The traffic study submitted with the ODP identifies needed short term and long term geometric
improvements for the transportation system. There will be additional traffic studies needed to
determine detailed improvements required for each PDP, and there are active and ongoing
conversations with CDOT, the City, and private property owners in the area related to the
interchange. Additional information is discussed in Section D of the staff report.
Regarding the interchange, although not under the City's jurisdiction, it is fully understood
that the interchange is constrained, especially with future development in the area. Separate
from this ODP, there are active and ongoing conversations with CDOT, the City, and private
property owners (including the ODP applicant) in the area related to the interchange. The
focus is to determine whether interchange improvements could be added to the CDOT 1-25
widening project with a combination of state, local, and private funding.
B. Gaps in Public Improvements
Along those same lines, attendees at the neighborhood meeting expressed frustration with the
general lack of public improvements in the general vicinity especially when compared to the rest
of the City. There is concern that there is a lag time between when new subdivisions are
improved versus timely construction of necessary facilities to serve the new growth. There is an
acknowledgement that Timnath and Severance generate commuters that use Prospect Road on
a daily basis.
These growing pains are experienced on a daily basis particularly when there are gaps in the
public improvements. Parcels in the eastern edge of the City, especially along Prospect Road,
are not developing in a sequential manner due to the Poudre River floodplain and three natural
areas. The floodplain and natural areas means that there will never be an adjoining developer to
contribute to public improvements. This leads to frustration.
The City is challenged to constantly balance, within the established legal frameworks, the need
for constructing regional streets, sidewalks, turn lanes, and the like, at the same time that new
subdivisions are developing.
While each new development is required to pay its own way, there will remain regional
improvements that require participation from both subsequent development and a broader
regional solution such as a City capital project or formation of a special improvement district or
metro district.
C. Urban / Rural Conflicts
The other issue of concern is the interface between existing semi -rural homes to the west and
their relationship to new development that meets current urban density requirements. There is a
concern that there is built-in conflict between existing residents and future residents living within
a subdivision at urban densities.
These issues are not unique to any one area of the City. Managing growth on the fringe of the
City has been addressed on the macro level by long-standing Intergovernmental Agreement with
Item # 2B Page 10
Agenda Item 2B
The O.D.P. contains a section of Boxelder Creek that flows from northeast to southwest in a diagonal
fashion through the middle and along a portion of its eastern edge. Both the creek and its approximate
100-foot buffer are indicated on the O.D.P. in compliance with Section 3.4.1(E).
H. Section 2.3.2 (H) (6) — Drainage Basin Master Plan
This criterion requires an O.D.P. to be consistent with the appropriate Drainage Basin Master Plan
The site is located within the Boxelder Creek Master Drainage Basin. Development is anticipated to
comply with the stormwater management, water quality requirements, and low impact development
standards of both this particular basin and city-wide best management practices. In addition, the
property is within the jurisdiction of the Boxelder Basin Stormwater Regional Authority and will abide by
all the required financial and design parameters of this special district.
Section 2.3.2 (H) (7) — Housing Density and Mix of Uses
This criterion requires that any standards relating to housing density and mix of uses will be applied over
the entire O.D.P. and not on each individual P.D.P.
This standard allows the various parcels that are residential and zoned U-E, L-M-N and M-M-N to have
a degree of flexibility in determining the distribution of density and housing mix but only on a per zone
district. For example:
• In the L-M-N, a single phase may develop up to 12 d.u./a but only as long as the overall zone
district does not exceed 9.00 d.u./a.
• Similarly in the L-M-N, a single phase may develop below 4.00 d.u./a but only as long as the
overall zone district does not fall below 4.00 d.u./a.
• In the L-M-N, four housing types are required on an overall basis but not with each phase.
• This provision would not apply to the U-E zone district where the option of platting minimum
one-half acre lots or creating a Cluster Development Plan would prevail.
• In the M-M-N, a single phase may develop below 12.00 d.u./a but only as long as the overall
zone district does not fall below 12.00 d.u./a.
The benefit of a large-scale O.D.P. is that it provides a higher degree of flexibility and creativity than
development on small parcels. The applicant is aware of these various development options. Staff will
monitor compliance on an individual P.D.P. basis.
3. Neighborhood Meetings:
Staff conducted three neighborhood meetings and the summaries are attached to accompanying and
preceding Request for Rezoning. The three meetings allowed surrounding residents to voice their
concerns and discuss issues related land development on the 177-acre Amended Overall Development
Plan as well the Request to Rezone 21.98 acres to M-M-N, a separate item. The wide range of topics
included various aspects of the developing the tract as proposed as well as regional issues that are
beyond the scope of the project.
Item # 213 Page 9
Agenda Item 2B
characterized by gaps and insufficiencies in engineering improvements such as paved streets (to full
depth asphalt) and sidewalks. Further, in terms of stormwater management, there are no water quality
features or low impact development components. Generally speaking, these conditions are typical for
County development of a certain age within the Growth Management Area.
The standard outlines a Waiver/Exception process in cases where a development proposal is located on
the edge of the City where there are existing deficiencies due to city-wide background and regional
traffic impacts, and where surrounding land uses are not fully developed to urban standards.
"The Planning and Zoning Board may waive or make exceptions to the contiguity requirements of
this Section upon making a specific finding that the proposed development will:
(1) Substantially advance the implementation of the City Plan in the provision of Medium -Density
Mixed -Use Neighborhoods or Community Commercial Districts;
(2) Produce special benefits to the City in terms of large-scale open space dedication or
preservation, completion of regional trail linkages, or substantially advance other primary open
space and recreational goals contained in City Plan;
(3) Not applicable;
(4) Promote the infilling of an area with already existing noncontiguous urban -level
development "
Staff finds that the O.D.P., with 21.98 acres designated as Medium Density Mixed -Use Neighborhood,
would advance the implementation of City Plan. Further, staff finds that the O.D.P. establishes a buffer
for Boxelder Creek and anticipates the extension of the regional trail as called for on the Parks and
Recreation Trails Master Plan. Finally, staff finds that Gateway at Prospect O.D.P., being bounded on
two sides by existing County development, qualifies as an area with existing noncontiguous urban -level
development in compliance with the standard. Staff, therefore, finds that the O.D.P. is eligible for the
waiver per these three criteria.
F. Section 2.3.2 (H) (4) — Transportation Connections to Adioining Properties
This criterion requires an O.D.P. to provide for the location of transportation connections to adjoining
properties to ensure connectivity into and through the O.D.P. from neighboring properties for vehicles,
pedestrians and bikes as per Sections 3.6.3 (F) and 3.2.2(C)(6).
As noted, Gateway at Prospect O.D.P. is constrained with regard to connectivity to adjoining properties.
The future development of the Boxelder Regional Trail, however, represents an opportunity to make a
pedestrian and bicycle connection to the northwest into Sunrise Acres subdivision. This Trail is a key
component of the Parks and Trails Master Plan and is expected to serve most areas along the City's
eastern edge between Fossil Creek Reservoir on the south and Douglas Road on the north.
G. 2.3.2 (H) (5) — Natural Features
This criterion requires an O.D.P. to show the general location and size of all natural areas, habitats and
features within its boundaries and shall indicate the rough estimate of the buffer zone as per Section
3.4.1(E).
Item # 213 Page 8
Agenda Item 2B
As mentioned, the Transportation Impact Study indicates that there are LOS delays at the 1-25/Prospect
Road Ramps but these intersections are under the jurisdiction of CDOT, not the City. In these cases,
the City does not invoke the various standards related to Adequate Public Facilities since the City does
not have authority over roadway improvements outside its jurisdiction.
In addition, there are LOS delays associated with E. Prospect Road currently being a two-lane cross
section versus five -lane as called for in the LCUASS. These existing deficiencies are typical for the
edges of the city limits. On January 15, 2015, at the regular hearing of the Planning and Zoning Board,
City staff provided a staff report regarding the Adequate Public Facilities Ordinance. Excerpts from this
Staff Report are useful in determining compliance with this standard:
"Public facilities are commonly improved through a combination of Capital Funding (to address
existing deficiencies) and Developer Contributions to address impacts attributable to
development [Local Street Frontages and the Street Oversizing Program (SOP)]. The SOP
recognizes that not all traffic impacts can be attributed to new development, and the program
includes an annual General Fund contribution. In addition, the SOP is designed only to address
new traffic impacts directly caused by development and cannot be used to fix existing
deficiencies."
The future improvement to widen the existing two-lane cross section of E. Prospect Road includes a
proportional developer obligation based on linear street frontage. The developer's responsibility is
referred to as the "local street portion" of the full arterial cross-section.
Widening the roadway beyond the local street portion to the full arterial standard is the obligation of the
City. This is primarily due to the fact that E. Prospect Road is one of only four arterial connections
between the City of Fort Collins and 1-25, and outlying suburban communities, such as Timnath and
Severance, and carries regional traffic.
"Section 3.7.2(A)(1) — Compact Urban Growth Standards — Degree of Contiguity requires that at least
one -sixth of the proposed development's boundaries must be contiguous to existing urban development
within either the City or unincorporated Larimer County within the Growth Management Area."
"Section 3.7.2(A)(2) — Compact Urban Growth Standards — Existing Urban Development Defined: For
purposes of this Section, existing urban development shall mean industrial uses; commercial/retail uses;
institutional/civic/public uses; or residential uses having an overall minimum density of at least 1.00 unit
per acre; and provided further that all engineering improvements for any such development, including
paved streets, public sewer and water, stormwater drainage and other utilities and fire suppression
consistent with the Fire Code must have been completed."
The adjoining County subdivisions/parcels that create the contiguity for the O.D.P. are:
• North: Crossroads East Business Center
• North: Smithfield Subdivision
• North: Sunrise Acres
• West: Boxelder Estates
• Eight parcels west of Parcel J that are developed as semi -rural County residences but are
not contained within a subdivision.
These County properties were developed prior to the adoption of LCUASS. While served water and
sewer by East Larimer County Water District and Boxelder Creek Sanitation District, the area is
Item # 213 Page 7
Agenda Item 2B
development or a natural area or feature. Therefore, the O.D.P. meets this standard to the extent
reasonably feasible.
Section 3.6.3(F) requires that the O.D.P. incorporate and continue all sub -arterial streets stubbed to the
boundary or provide for future public street connections along each boundary that abuts potentially
developable land at maximum intervals of 660 feet.
There are no sub -arterial streets stubbed to the boundary and providing street stubs to the boundary
would be precluded by the aforementioned constraints.
Section 3.6.4 requires compliance with the adopted Level of Service Standards (LOS) in the City Land
Use Code and the Larimer County Urban Area Street Standards for impacted intersections.
A Traffic Impact Study (TIS) was submitted and was evaluated by staff as it relates to the ODP and the
rezone. Staff provides the following conclusions:
• The traffic study identifies short term and longterm geometric improvements needed for the
transportation system in the area. Determining which improvements are required at what
phase will be completed with future PDP submittals.
• The Frontage Road and interchange are CDOT facilities and requirements and approval of
improvements are under their jurisdiction. Specifics of CDOT required improvements will be
determined at the PDP phase.
• The difference between the previously approved ODP and the current proposal with APU in
terms of traffic generation is nominal.
• Adequate Public Facilities requirements in the City Land Use Code cannot be applied to
CDOT's interchange since it is not under City jurisdiction. However, there are ongoing
discussions with CDOT, the City and private property owners in the area to explore a
potential partnership (including funding) to improve the interchange outside of the review of
this proposal.
• If / when the project moves into the PDP phase, the applicant has acknowledged that as a
starting point for improvements with their first phase, they will be required to complete their
roadway frontage along Prospect and the Frontage Road, construct a center left turn lane in
Prospect, and improve intersections and access points with any other needed auxiliary turn
lanes and/or traffic control changes.
E. Compact Urban Growth - Section 2.3.2 (H) (3):
This criterion requires that the O.D.P. conform to the contiguity requirements of the Levels of Service
Standards per Section 3.6.4 and Compact Urban Growth Standards as per Section 3.7.2.
The O.D.P. has been within the city limits for 28 years. As noted, it is bounded on the west and north
sides by existing County development. The area is served by existing public improvements capable of
supporting future growth, with the expected improvements associated with City's development
standards, with one exception.
Item # 2B Page 6
Agenda Item 2B
Section 3.6.3(C) requires that the arterial streets be intersected with a full -turning collector or local street
at a maximum interval one -quarter mile, or 1, 320 feet.
The O.D.P. has 2,000 linear feet of frontage along E. Prospect Road and the Southwest Frontage Road
signalized intersection is roughly at the midpoint. Thus there is no segment of arterial roadway that
exceeds 1,320 feet without a full -turning intersection.
Section 3.6.3(D) requires that the arterial streets be intersected with limited -turning collector or local
street at a maximum interval of 660 feet.
As noted, E. Prospect Road is intersected by two north -south collector streets, one proposed and one
existing. These two collectors are separated by a distance of roughly 1,100 feet which exceeds the
standard. The reason an additional collector or local street intersection is not provided is due to the
recently constructed bridge, culverts and overflow channel that is located between these two collectors.
Jointly constructed by the City of Fort Collins (E. Prospect Road widening and bridge) and the Boxelder
Basin Regional Stormwater Authority (culverts and overflow channel), these major public improvements
effectively preclude any additional intersections along E. Prospect Road. This requirement, therefore, is
not applicable.
Section 3.6.3(E) requires that all development plans 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 square mile section from at least three arterial streets.
It is notable that this particular square mile section does not have access to three arterial streets. With I-
25 on the east and the Poudre River floodplain on the west, there are only two perimeter arterials; E.
Prospect Road and E. Mulberry Street. (Summitview Drive is collector roadway.) Gateway at Prospect
will be unable to make street connections within the square mile section due to the following constraints:
• A street connection into Sunrise Acres, the County subdivision to the north, would require a
bridge over the Cache La Poudre Inlet Canal. Further, any such connection would tie into an
existing street network that was developed in the County decades ago and prior to the
adoption of the Larimer County Urban Area Street Standards (LCUASS).
• A street connection into the Crossroads East Business Center and the Smithfield
Subdivision, the County commercial districts to the northeast, would require two bridges; one
over the aforementioned canal and one over the Lake Canal. Further, there are no gaps in
the adjoining platted lots for such a street connection.
• A street connection into Boxelder Estates, the County subdivision to the west, is precluded by
the acquisition of a long rectangular parcel by the Boxelder Estates H.O.A. along their east
boundary that is specifically intended to prevent any street connections.
• A street connection to the west into the platted semi -rural lots that are south of and not part of
Boxelder Estates is precluded by the lack of any available right-of-way or easement that
could be used for such purposes. Buckeye Street dead -ends at a house and it appears the
right-of-way does not extend west to the O.D.P. property line.
This standard acknowledges that such constraints may exist and allows for flexibility in that such street
connections to three arterials would be rendered infeasible by unusual topographic features, existing
Item # 213 Page 5
Agenda Item 2B
• L-M-N: 49.3 acres (Parcel F) —197 to 399 dwelling units.
• M-M-N: 21.9 acres (Parcel) — 276 multi -family dwelling units.
In the L-M-N, the required density range is between 4.00 and 9.00 dwelling units per acre for a range of
197 to 443 dwelling units. Parcel F, with 49.3 acres, is designated for a range of 197 to 399 dwelling
units thus complying with the standard.
In the proposed M-M-N, the required density is a minimum of 12.00 dwelling units per acre for a base
requirement of 262 dwelling units. Parcel J, with 21.98 acres, is designated for 276 dwelling units, thus
complying with the standard.
At the O.D.P. level, within the L-M-N zone, the range of lot sizes and the number of housing types not
yet been determined and will be evaluated for compliance at the time of P.D.P.
C. Section 2.3.2(H)(3) — Master Street Plan
This criterion requires the O.D.P. to conform to the Master Street Plan as required by Section 3.6.1
The following streets, and their classification, are called for on the Master Street Plan:
• East Prospect Road — four lane arterial
• Southwest Frontage Road — two-lane collector
The O.D.P. properly indicates the widening of both of these roadways in compliance with the Master
Street Plan. (The Master Street Plan does not address streets below the collector classification.) For
informational purposes, the O.D.P. indicates a proposed north -south minor collector roadway that
intersects with E. Prospect Road and would sere Parcels (from south to north) J, E, F, M and D. As a
minor collector, on -street parking is allowed. Also, an east -west local connector roadway would intersect
the Southwest Frontage Road. The intersection would be a candidate for a roundabout due to the
curvature of the Frontage Road and as all four legs do not form 90-degree angles.
In general, Gateway at Prospect O.D.P. demonstrates overall compliance with City Plan in that
development is served by a network of public streets which provide safe and convenient internal and
external connectivity.
D. Section 2.3.2(H)(3) — Street Pattern. Connectivity and Levels of Service
This criterion requires the O.D.P. to conform to the street pattern and connectivity standards as required
by 3.6.3 (A) through (F). In addition, the O.D.P. shall also conform to the Transportation Level of
Service Requirements as contained in Section 3.6.4.
Section 3.6.3(B) is the general standard that requires the local street system to provide for safety,
efficiency and convenience for all modes both within the neighborhood and to destinations outside the
neighborhood.
The Southwest Frontage Road provides connectivity between E. Prospect Road and E. Mulberry Street.
The proposed north -south collector provides internal connections to E. Prospect Road. The proposed
east -west local connector provides internal connections to both sides of the S.W. Frontage Road. The
fact that the O.D.P. will be served by two collector streets demonstrates compliance.
Item # 2B Page 4
Agenda Item 2B
2. Compliance with Applicable Standards of the Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies the criteria for reviewing O.D.P.'s.
A. Section 2.3.2(H)(1) — Permitted Uses and District Standards
This criterion requires the O.D.P. to be consistent with the permitted uses and applicable zone district
standards and any applicable general development standards that can be applied at the level of detail
required for an O.D.P. submittal.
Parcel J is the subject of a rezoning request in the following manner:
• 12.27 acres: request to rezone from L-M-N to M-M-N
• 9.71 acres: request to rezone from E to M-M-N
If approved by City Council, this would create 21.98 acres of M-M-N (Parcel J).
The purpose of the rezoning is to develop Parcel J as a single, unified multi -family project. Although
multi -family is a permitted use in both the L-M-N and E zone districts, such development in the L-M-N
zone is limited to the following:
• No more than an average density of 12.00 dwelling units per gross acre;
• No more than 12 dwelling units per building; and
• No more than 14,000 square feet per building.
The applicant has indicated that the intention for future development is to exceed these parameters.
While the E zone is not similarly restricted, the applicant states that consolidating Parcel J under one
zoning results in a more straight -forward approach and sets a clear expectation for potential
development.
Therefore, the O.D.P. currently indicates that all proposed uses comply with the permitted uses allowed
per zone. Since this standard [Section 2.3.2(H)(1)j includes a reference to compliance with zone district
standards, and since the applicant seeks to develop Parcel J in a manner that exceeds three L-M-N
parameters, the O.D.P. will be conditioned upon City Council approving the preceding and
accompanying rezoning request.
The O.D.P. also indicates a public neighborhood park containing approximately four acres which
satisfies the standard that a public or private park is provided for development plans that exceed ten
acres.
B. Section 2.3.2 (H) (2) - Density
This criterion requires that the Overall Development Plan be consistent with the required density range
of residential land uses (including lot sizes and housing types) if located in the L-M-N or M-M-N zone
district.
The O.D.P., as proposed with Parcel J to be designated as Multi -family and subject of the rezoning
request to M-M-N, indicates the following:
Item # 2B Page 3
Agenda Item 2B
EXECUTIVE SUMMARY
1. Background:
The surrounding zoning and land uses are as follows:
N:
County R
(Sunrise Acres)
S:
E, Employment
(Colorado Welcome Center and CSURF-owned parcel)
E:
C-G, General Commercial
(Vacant)
E:
I, Industrial
(Vacant)
W:
County FA-1
(Boxelder Estates and other County Residential Parcels)
The property was included in the City's Growth Management Area and was annexed in 1989 as the
Interstate Lands Annexation containing 192 acres. At that time, the parcel was zoned:
• H-B, Highway Business (157 acres)
• R-P, Planned Residential (35 acres) with both zone districts conditioned that any application
for development be processed as a Planned Unit Development (P.U.D.) under the Land
Development Guidance System.
Interstate Land First Filing P.U.D. for a Harley Davidson dealership was approved in 1996 and consisted
of a 26,000 square foot building on one four -acre lot located along the S.W. Frontage Road.
Then in 1997, the property was rezoned in the following manner:
• C, Commercial (44.7 acres)
• E, Employment (104 acres)
• L-M-N, Low Density Mixed -Use Neighborhood (15.7 acres);
• U-E, Urban Estate along the western edge as a buffer (21 acres).
This rezoning was part of a city-wide rezoning to implement the City's new comprehensive plan, City
Plan, and the new Land Use Code which created new zone districts and replaced the old districts and
the P.U.D. system.
About 20 years ago, the landowner at the time sold a parcel of land along the western edge of the
O.D.P. to the Cooper Slough Association / Boxelder Estates H.O.A. for a buffer. This rectangular strip
ranges in width between 100 and 125 feet for a length of about 1,880 feet and contains approximately
4.7 acres. This conveyance essentially precludes any street connection between the O.D.P. and
Boxelder Estates.
Then, in 2000, the size of the four zone districts was adjusted as part of a rezoning to reflect changing
market conditions. The effect of the rezoning was primarily to reduce the size of the E zone by 43 acres
and increase the size of the L-M-N zone by 53 acres. This rezoning affected 65 acres.
In 2004, an Overall Development Plan was approved that showed various configurations for the four
zone districts in the following manner:
• U-E (21 acres)
• L-M-N (68.6 acres)
• Employment (60.9 acres)
• Commercial (26.9 acres).
Item # 213 Page 2
Agenda item 2B
PROJECT NAME
GATEWAY AT PROSPECT AMENDED OVERALL DEVELOPMENT PLAN #ODP160001
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for an amended Overall Development Plan for the vacant
land located generally at the northwest quadrant of 1-25 and East Prospect
Road. This area includes 177 acres and was formerly known as Interstate
Lands O.D.P. The site is zoned, from east to west, C-G, General
Commercial, E, Employment, L-M-N, Low Density Mixed -Use
Neighborhood, and U-E, Urban Estate. Proposed land uses include a mix
of permitted uses allowed on a per zone district basis. The O.D.P. also
includes 12.27 acres zoned L-M-N and 9.71 acres zoned E (Parcel J) that
are the subject of a separate and preceding request to rezone 21.98 acres
to M-M-N. This rezoning request must be considered prior to this
Amended O.D.P. as the Parcel J is designated "Multi -Family, 276 total
units & 13 DUM"which requires M-M-N zoning without the need to modify
any L-M-N standards.
The purpose of an Overall Development Plan is to establish general
planning and development control parameters for projects that will be
developed in phases, with multiple submittals, while allowing sufficient
flexibility to permit detailed planning in subsequent submittals. There is no
established vested right with an O.D.P.
APPLICANT: Fort Collins/1-25 Interchange Corner, LLC
c/o TB Group
444 W. Mountain Avenue
Berthoud, CO 80513
OWNER: Fort Collins/1-25 Interchange Corner, LLC
c/o Mr. Tim McKenna
2 N. Cascade Avenue, Suite 590
Colorado Springs, CO 80903
RECOMMENDATION: Approval, subject to City Council approval of the request to rezone Parcel
J to M-M-N
Item # 2B Page 1