HomeMy WebLinkAboutEAST RIDGE - PDP - 33-98D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSThis property is located in the Cooper Slough Drainage Basin. All criteria
and constraints of the Drainage Basin Master Plan were utilized in the
preparation of the overall drainage report.
I. 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.
FINDINGS OF FACT/CONCLUSIONS:
In reviewing the East Ridge 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.
RECOMMENDATION:
Staff recommends approval of the East Ridge Overall Development Plan, #33-
98B.
F. Section 3.6.4 - Transportation Level of Service Requirements
The Traffic Operations and Engineering Departments have reviewed the
Transportation Impact Study that was submitted to the City for review. The
TIS submitted indicated that all affected intersections, with the exception
of Vine Drive and Lemay Avenue, would operate within the City's adopted
level of service criteria at full buildout. The intersection of Vine Drive and
Lemay Avenue will support additional traffic generated by Phase I of the
ODP, which includes the development of parcels A through 1, and results
in about 4,100 daily trip ends. Any additional development over this
threshold will push the East Ridge development out of compliance with
APF until additional intersection improvements are made to the Vine Drive
and Lemay Avenue intersection.
G. Section 2.3.2 (H)(6) — Natural Features
The ODP must 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 East Ridge ODP includes an existing `prairie pothole' wetland. This
wetland requires a 100 foot buffer from the wetland's edge. The ODP
provides this buffer, however future development plans along the north
may request this buffer to decrease and expand elsewhere consistent with
Section 3.4.1(E)(1) of the LUC:
The site also includes a Swainsan's Hawks Nest. Pursuant to the recent
amendments adopted with the Fall Land Use Code, a temporary limit of
disturbance (LOD) of a 450 foot radius from the nest site will be
established during the period from February 15 through July 15 of the first
year for multi -year development construction. After which, development
as shown on the ODP may proceed. The tree with the Hawks may not be
removed unless a permit is obtained from the United State Fish and
Wildlife Service.
This recent code change became effective on December 22, 2004. Since
the ODP was submitted prior to the effective date, the applicant has
waived their right to be reviewed upon those code criteria in effect at the
time of the review of the ODP.
H. Section 2.3.2 (H)(7) — Drainage Master Plan
This criteria requires an ODP to be consistent with the appropriate
Drainage Basin Master Plan.
the required spacing along International Boulevard, as does
the railroad tracks along Vine Drive. These connections may
be omitted since it is not practically feasible by the existing
railroad tracks and natural area features.
3. 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.
The East Ridge CDP provides access to undeveloped
parcels to the south and east of the site. The parcel to the
east currently has an approved CDP, (Whitham Property)
which has access points already determined to this property.
The property to the south is currently used for gravel
extraction and recycling. Access points are provided along
this boundary to serve for future connections to International
Boulevard and future development.
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.
4. 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 property is surrounded by undeveloped land on the
east, and an existing industrial use to the south. These two
properties do not have any existing streets stubbed to this
property.
E. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties
The East Ridge CDP provides vehicle and pedestrian connections to
adjacent properties, consistent with the Approved Whitham Property ODP.
ODP identifies this future road shift as a potential future right-of-way
dedication.
The purpose of the street pattern and connectivity standards 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. There are four specific requirements that must be met to
meet the ODP criteria:
1. 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. However,
the State Highway Access Control Code or specific access
control plan will determine the location of collector,
connector or local street intersections with State highways.
A future intersection at Timberline Drive and the extension of
the Collins Aire Park Mobile Home entrance is an
arterial/collector intersection. This intersection is
approximately 1250 feet from the Intersection of Timberline
and Vine Drive, which is an arterial/arterial intersection. The
Intersection of International Drive and Timberline Road, is
also an arterial/arterial intersection. This intersection is 1650
feet south of the Timberline/future collector intersection. All
of these intersections are full -movement and will likely be
signalized in the future as signal warrants are met.
A future collector/arterial intersection will also occur at the
southeast comer of the project with International Boulevard
and the future collector street.
Vine Drive is located north of this site. However, the existing
Burlington Northern Railroad track separates the Vine Drive
Right -of -Way from this parcel. Only a grade separated
crossing would be permitted to access Vine Drive. This is not
a practical alternative for a local or collector street.
2. 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 or less than
460 feet between intersections.
The ODP provides local street connections to adjacent
arterial streets at 660 to 460 foot intervals. The existing
wetland along the southern portion of the project prohibits
density for the entire ODP of 5.3 to 7.3 units/acre. The LMN district has a
minimum net density of 5 units/acre, and maximum gross density of 8
units/acre. No phase within an ODP may have a gross density greater
than 12 units/acre. The East Ridge ODP includes a variety of density
ranges as encouraged by the LMN district.
C. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban
Growth Standards
All development must meet minimum contiguity requirements listed in
Division 3.7 of the LUC. At least 1/6 of the proposed development 's
boundaries must be contiguous to existing urban development within
either the City 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.
The East Ridge ODP is contiguous to existing urban development to the
east and south of the project boundary. This yields a total contiguity of 1/2,
or 50% of the project boundary.
D. Section 2.3.2 (H)(4) — Master Street Plan and Street Pattern and
Connectivity Standards
This criteria requires an CDP to conform to the Master Street Plan
requirements and the street pattern/connectivity standards both within and
adjacent to the boundaries of the plan.
The Master Street Plan identifies several streets within or adjacent of the
East Ridge ODP. International Boulevard is a future 2-lane arterial street
that will continue from the intersection of Timberline Road and
International Boulevard east to Greenfield's Court (future street). This
east -west running street is located south of the site, and will provide
access to parcels in the southern portion of the ODP. A future east -west
collector street within the ODP is also identified on the Master Street Plan.
This street bisect the property, and aligns from the southern access point
of the adjacent Mobile Home Park at Timberline Road and runs east to the
eastern edge of the project, where it is picked up by the Whitham ODP.
The Master Street Plan also identifies the intersection of Vine Drive and
Timberline Road as a potential grade separated crossing over the
Burlington Northern Railroad Tracks. In order to accommodate this
crossing, a shift in Timberline Road to the east would need to occur. The
EXECUTIVE SUMMARY:
This ODP is evaluated by the criteria contained in the Land Use Code. The land
uses proposed within the ODP are permitted in the Low Density Mixed Use
Neighborhood Zone District. 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: FA1(County) Undeveloped
S: I(County) Gravel extraction
E: LMN Undeveloped —Whitman ODP
W: O(County) Mobile Home Park
The property was annexed in January 2002 as part of the East Ridge
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 (H)(1) — Permitted Uses and District Standards
The ODP is to be consistent with the permitted uses and applicable zone
district standards of all zone districts contained within the boundaries of
the ODP and to be consistent with any applicable general development
standards.
The site is located in the Low Density -Mixed Use Neighborhood Zone
District. Proposed uses within the ODP include residential, mini -storage,
neighborhood park and a neighborhood center. These uses are permitted
within the LMN zone district as either Administrative (Type 1) or Planning
and Zoning Board (Type II) Review uses. All district and general
development standards that are appropriate at the ODP review stage have
been complied with.
B. Section 2.3.2 (H)(2) — Residential Densities
Residential densities within the ODP shall be consistent with the permitted
density range for the LMN zone district. The ODP proposes a range of net
PROJECT: East Ridge Overall Development Plan #33-98B
OWNER: East Ridge of Fort Collins, LLC
4190 North Garfield Avenue
Loveland, CO 80538
APPLICANT Jim Sell Design
153 West Mountain Avenue
Fort Collins, CO 80524
PROJECT DESCRIPTION:
East Ridge is an Overall Development Plan for 152 acres at the southeast corner
of Timberline Road and Vine Drive. The ODP includes a range of uses, including
single family residential, multi -family residential, commercial mini -storage, future
public park and neighborhood center. The property is zoned LMN — Low Density
Mixed Use Neighborhood.
The ODP includes future street connections to Timberline Road, the property to
the south, and the property to the east (Whitman ODP), as well as a future
collector road which will align with the entrance to the Mobile Home Park to the
east.
RECOMMENDATION: Approval
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(9) Written narrative addressing each concern/issue raised at the neighborhood meetings:
The neighborhood meeting was held on June 23, 2004. Mr. Barker raised a concern that his
agreement with the developers of the project regarding a landscaped berm would be followed.
The PDP notes the steps to be followed to maintain this agreement. A question was raised
regarding a signal at International Blvd and Timberline Road. Placement of a signal at this
location is outside the scope of this PDP.
(10) Name of the project as well as any previous names the project may have been known by:
• East Ridge ODP
• This site was submitted for Annexation as the Ryland Annexation.
• A concept review meeting was held for the Ryland ODP and for the East Ridge ODP
(July 2002).
B. Development Schedule — Based on current expectations
Filing I of the development is scheduled to begin construction in spring 2006. Filing I will
consist of a mix of housing types from multi -family residential units to single-family residential
units, and a neighborhood center. Filing I will be developed to the level of trip generation of the
First Filing as described in the Transportation Impact Study. Construction of the collector with
access from Timberline Road is proposed to occur outside of the nesting period (February 15
through July 15). Timing of construction of the second filing, and any additional filings, will be
driven by APF and hawk's nest issues and as market demand dictates.
C. Special wildlife, natural habitats and features, ecological or environmental studies
requested by the Director
(See attached exhibits)
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PDP, East Ridge
space. Whether mitigated or left as is, this wetland will include an adequate open space buffer
zone. The open space will be a naturalized buffer to enhance and protect the wetland. The
neighborhood park will be located adjacent to the open space buffer at the edge of the wetlands.
The existing hawks nest will be protected with a minimum 450-foot temporary limit of
development, per L.U.C. Section 3.4.1(N)(5), and the nest itself and the tree containing
the nest will be protected also per L.U.C. Section 3.4.1(N)(5).
(4) Statement of Proposed Ownership and Maintenance Responsibility of Public and Private
Open Space Areas:
All open space and landscaped buffer areas will be constructed by the developers of this project
and will be owned and maintained by a Homeowners Association. The approximate 8-acre
dedicated park to the immediate north of the wetland and open space is anticipated to be owned
and maintained by the City of Fort Collins. Other pocket parks, green belts, and proposed
landscape areas are to be owned and maintained by a Homeowners Association.
(5) Estimate of number of employees for commercial and industrial uses:
A best estimate of 50 — 250 employees is provided, but will be subject to change with the actual
Land Uses constructed. —These areas are not a part of this PDP.
(6) Description of rationale behind the assumptions and choices made by the applicant:
(See Project Overview and the Appropriate City Plan Principles and Polices achieved by this
PDP-included in this document).
(7) Evidence of successful completion of the applicable criteria for each proposed use.
(See City Staff's Executive Summary of the East Ridge ODP and recommendation of
Approval -attached to this document)
(8) A narrative description of how conflicts between land uses are being avoided or mitigated:
The land along the railroad tracks is designated as commercial/enclosed storage and multi -family
dwellings. The multi -family dwellings will be buffered from the tracks with landscaping.
Potential conflicts between residential, commercial, and neighborhood center land uses and
natural areas will be addressed by buffering. The perimeter of the existing wetland is proposed to
be shifted to the south and southwest to provide a greater buffering distance from land uses to the
north. The proposed park is to be further buffered from the wetland through the use of berms and
native landscaping. A temporary limit of development around the hawks nest is also proposed to
limit conflicts between development and the hawks, and the nest and tree containing the nest will
be preserved per code requirements.
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The proposed 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. The layout is a modified grid thereby providing a variety of pedestrian circulation
opportunities.
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.
Policy ENV-5.1: Protection and Enhancement.
The existing wetlands will incur some disturbance; however, these disturbances will be
mitigated and buffered per City code. The undisturbed existing wetlands on the site will
be protected and buffered, with an average buffer depth well in excess of the minimum
code requirement. By orienting nearby housing to overlook the wetlands, the wetlands
and associated wildlife habitat will become an amenity. The existing hawks nest will be
protected with a minimum 450-foot temporary limit of development, per L.U.C. Section
3.4.1(N)(5), and the nest itself and the tree containing the nest will be protected also per
L.U.C. Section 3.4.1(N)(5).
Principle NOL-1: Preserve and protect natural areas 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 wetland into this development by providing an adequate buffer
zone. This proposal provides additional open space around the wetland, and development of an
enhanced natural environment by planting native species in these areas.
(3) Proposed and Existing Open Space, Buffering, Landscaping, Circulation, Transition
Areas, Wetlands, and Natural Areas:
The City of Fort Collins will develop a neighborhood park as part of this development. The park
will be located to the north of the existing wetland. This wetland is being altered with the Project
Development Plan design from the existing delineation to make room for athletic fields and open
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Policy T-2.2: Transit Stops.
Higher density areas will support the future transit stop proposed to be located as shown in the
East Mulberry Corridor Plan at the intersection of Timberline Road with the collector road.
Principle T-4: Bicycling will serve as a viable alternative to automobile use for all trip purposes.
Policy T-4.1: Bicycle Facilities.
This development will have on -street bicycle lanes that connect the neighborhood center with the
residential neighborhoods and other Fort Collins communities.
Polite T-4.2: System Design.
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.
Polio: 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 and have been
provided where necessary and appropriate.
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 as pedestrian friendly to the extent feasible.
Policy T-6-2: Intersection Improvements.
Corner sidewalk ramps will be provided at intersections where appropriate to 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.
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It is anticipated that a non -potable irrigation system will be used to water open space,
parks (both public and private), and outdoor residential irrigation needs. Water rights
that are owned with the property will be used for this non -potable irrigation system.
Irrigation storage will be provided in open space/wetland are
(2) Appropriate City Plan Principles and Policies achieved by this P.D.P.:
Principle LU-1: Growth within the city will promote a compact development pattern within a well
defined boundary.
This project will result in the annexation of a County enclave (now complete) and
development of land more centrally located than land previously annexed and located
further from the core of Fort Collins. As urban infrastructure is extended to the north, this
site will become even more centrally located.
PolicyLU-1: Compact Urban Form.
The established L-M-N Zoning District will encourage a compact urban form of mixed -uses that
will be pedestrian and transit friendly. Proposed densities meet code requirements for the zoning
district, as demonstrated in the table above.
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 neighborhood center
uses within walking distance from all residences within the project. 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 bean integral part of the city's overall transportation system.
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nest and the tree containing the nest shall be protected, pursuant to Land Use Code Section
3.4.1(N)(5).
The existing wetland was delineated as summarized in a report by Water Quality Technology,
Inc. in December 2003. Development uses to the north will include multi -family development,
streets, single-family development, and parkland. Site runoff will be directed, as occurred
historically, to the wetland. In order to protect this resource, the northern perimeter of the
wetland has been shifted toward the south and southwest, keeping the heart of the wetland in its
current state. A water quality pond/sediment forebay will be constructed upstream of the
wetland.
Storm water detention will occur over the wetland, with an outfall designed to flow southward
through a dedicated easement. A PDP Drainage Report has been prepared by TST, Inc. that more
completely describes the detention and sediment forebay.
A collector street is depicted in the East Mulberry Corridor plan to pass through the site from
west to east, to align with the primary entrance to Collins Aire Park. This collector will pass
within tens of feet of the cottonwood tree in which the hawks' nest is located. The collector will
not be constructed during the nesting season of the first year of development construction,
defined to extend from February 15 through July 15. A minimum of two points of access from
Timberline Road and through the project will be provided. Street connection points that line up
with the Whitham property to the east and to the Barker property to the south are also proposed.
A landscaped berm is proposed at the south edge of the property to buffer the proposed residential
uses from the current industrial activities of the property owner to the south. This buffer has been
agreed to by the current southern property owner and is in effect with current owner of the
proposed project site. The details have been explained in the Agreement attached to this
document.
The future International Blvd. alignment will align with the current International Blvd
west of Timberline Road, and will connect to its location as depicted on the Whitham
Property ODP. The East Ridge Developer will escrow for the construction of required
local roads from the northern edge of the buffering berm to connect to International Blvd,
and for its share of the local road portion from the project's mid -point eastward to the
project boundary.
The residential uses indicated for the East Ridge Overall Development Plan will include
small -lot single-family, standard -lot single-family and multi -family dwellings, for a total
of three residential use types. This Project Development Plan includes small -lot, single-
family; standard -lot, single-family and single-family attached residential use types.
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PROJECT DEVELOPMENT PLAN (PDP)
EAST RIDGE
A(I) STATEMENT OF PLANNING OBJECTIVES
EAST RIDGE PDP
Proiect Overview
The Development Team, East Ridge of Fort Collins, LLC, is requesting approval of the proposed
Preliminary Development Plan (PDP). The proposed PDP is for the 152.39 acre East Ridge
Low Density Mixed -Use Neighborhood (L-M-N) development located at the southeast corner of
the intersection of Vine Drive and Timberline Road. The site is bounded by Timberline Road to
the west, Vine Drive and the Burlington Northem-Santa Fe Railroad tracks to the north, an
existing gravel mine to the south and the Whitham Property (zoned L-M-N) to the east. The site
is zoned L-M-N. The L-M-N zoning district permits industrial uses (workshops and custom
small industry, and light industrial), limited indoor recreation establishments, and enclosed mini -
storage facilities within 500 feet of Vine Drive, as well as single and multi -family residential
dwellings.
The existing site has been used for agriculture. The site is relatively flat, sloping gently toward
the south. There is an identified wetland in the south central portion of the site that exists as a
shallow depression, without a surface discharge point, that has historically received irrigation and
precipitation runoff. A wetland mitigation report has been compiled by an ecological consultant
in preparation for the PDP and Final Compliance submittals.
The PDP proposes `Neo-traditional' style planning concepts of concentrating higher density
residential uses around a neighborhood commercial area (near and adjacent to Timberline Road)
with lower density residential uses radiating out to the east of this center. The neighborhood
center will consist of a green that will provide a public gathering space, and at least one of the
following additional uses:. mixed -use dwellings, daycare facility, small retail, office, or personal
service. The residential areas will generally encompass three sides of the park, open space, and
existing wetland in the south central portion of the site. The park will be an 8-acre City of Fort
Collins public park. Per the direction of the Fort Collins Park Planning Department, sidewalks
have not been included within the park tract.
There is now a Swainson's hawk nest located in the west central portion of the site. The nest is
located within approximately 200 feet of Timberline Road. Prior to this nest, hawks occupied a
nest immediately adjacent to Timberline Road. A 450-foot radius temporary limit of
development (LOD) is proposed to surround this nest (please refer to the PDP Site Plan), and the
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Proposal:
Description:
Overall Density:
General Population:
School Age Population:
Elementary:
Junior High:
Senior High:
1N
SCHOOL PROJECTIONS
#33-98D East Ridge PDP
Development on 153.29 acres with 393 single-family lots.
units and 25 single family detached units on 13.92 acres.
3.53 du/ac (gross)
393 (Single Family units) x 3.2* (persons/unit) = 1258
393 (units) x .37 (pupils/unit) _
393 (units) x .17 (pupils/unit) _
393 (units) x .12 (pupils/unit) _
155.63
72.71
65.24
TOTAL= 293.57
*Figures assume a mixture of 1, 2 and 3 bedroom single-family residential units.
0
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school projections singleAs
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East Ridge, Project Development Plan, #33-98D
January 12, 2006 - Administrative Public Hearing
Page 5
services and conveniences, and that are fully integrated into the larger
community by pattern of streets, blocks, and other linkages. A
neighborhood center provides a focal point, and attractive walking and
biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be
arranged to form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and
integral with a Medium Density Mixed -Use Neighborhood with a
Neighborhood Commercial Center at its core.
This proposal complies with the purpose of the LMN - District as it is an infill project that
provides single and multi -family dwellings on a property that is surrounded by
developed properties and undeveloped properties. There is an existing residential
neighborhood to the west and planned single-family residential to the east. Properties
to the north and south are partially developed and unplanned.
5. Findings of Fact/Conclusion:
A. The East Ridge, PDP contains uses permitted in the LMN — Low Density Mixed -
Use Neighborhood Zoning District, subject to Administrative Review and public
hearing.
B. The East Ridge, PDP meets all applicable standards as put forth in the LUC,
including Standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 — Engineering Standards, Division 3.4 Natural Area
Standards, Division 3.5 - Building Standards, and Division 3.6 -
Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS;
C. The East Ridge, PDP complies with all applicable Land Use and Development
Standards contained in Article 4, Division 4.4 of the LUC.
D. The East Ridge, PDP is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the East Ridge,
Project Development Plan - #33-98D.
East Ridge, Project Development Plan, #33-98D
January 12, 2006 - Administrative Public Hearing
Page 4
The Project complies with all Natural Habitats and Features requirements and
specifications as set forth in this section.
D. Division 3.5 — Building Standards
Section 3.5.2 Residential Building Standards
The Project complies with all Residential Building requirements and specifications as
set forth in this section. The garage door standards will apply at the time of Building
Permit application.
E. Division 3.6 - Transportation and Circulation
Section 3.6.2. Streets, Streetscapes, Alleys and Easements
The proposal satisfies the applicable standards located in this section of the LUC.
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards
including the following:
General Standard. This development proposal satisfies Section 3.6.4(B), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
4. ARTICLE 4 - DISTRICTS
A. Division 4.4 — Low Density Mixed -Use Neighborhood District
Single-family dwellings (residential uses) are permitted in the LMN — Low Density
Mixed -Use Neighborhood Zoning District (up to a max of 8 dwelling units per building),
subject to an administrative (Type 1) review. The LMN - District is:
• Intended to be a setting for a predominance of low density housing. The
housing is combined with complementary and supporting land uses that
serve a neighborhood and are developed and operated in harmony with
the residential characteristics of a neighborhood.
• Meet a wide range of needs of everyday living in neighborhoods, including
a variety of housing choices, which invite walking to gathering places,
East Ridge, Project Development Plan, #33-98D
January 12, 2006 - Administrative Public Hearing
Page 3
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The East Ridge, PDP development proposal does meet all of the applicable standards
in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note
are Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering
Standards, Division 3.4 — Natural Area Standards, Division 3.5 — Building
Standards and Division 3.6 - Transportation and Circulation. Further discussions of
these particular standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D) (2) (b), providing trees at 30' to 40' on -center in the 6' wide parkway
(between curb and sidewalk) of a street.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Required number of parking spaces. The development proposal satisfies the
parking requirements set forth in the LUC for the residential uses in this project.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
Section 3.3.5. Engineering Design Standards
The project complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
C. Division 3.4 — Natural Area Standards
Section 3.4.1 Natural Habitats and Features
East Ridge, Project Development Plan, #33-98D
January 12, 2006 - Administrative Public Hearing
Page 2
Standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.4 Natural Area Standards,
Division 3.5 - Building Standards, and Division 3.6 - Transportation and
Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
The applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use
Neighborhood Zoning District).
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: E; partially developed
E: LMN; undeveloped
S: LMN; existing construction business
W: LMN/l; existing residential and industrial uses
The property was annexed as part of the East Ridge Annexation in February, 2002 and
the East Ridge Second Annexation in October, 2005.
The property is part of the East Ridge Overall Development Plan (ODP) that was
approved by the Planning and Zoning Board on January 20, 2005.
The property has not previously been subdivided
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family dwellings, which are permitted uses in
the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an
administrative (Type 1) review and public hearing. The LUC does not require that a
neighborhood meeting be held for development proposals that are not subject to a
Planning and Zoning Board (Type 2) review. Therefore, a City -sponsored and facilitated
neighborhood information meeting was not held for the East Ridge, PDP development
proposal.
W
ITEM NO.
MEETING DATE
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: East Ridge, Project Development Plan (PDP) - #33-98D
APPLICANT: Jim Sell Design, Inc.
C/o Matt Blakely
153 W. Mountain Ave
Fort Collins, Colorado 80524
OWNER: East Ridge of Fort Collins, LLC
4190 North Garfield Ave
Loveland, CO. 80524
PROJECT DESCRIPTION:
This is a request for 394 single-family detached and attached residential dwellings on
approximately 109 acres. The actual net site coverage for the PDP is approximately 83
acres. The PDP proposes "Neo-traditional" style planning concepts of concentrating
higher density residential uses around a future neighborhood center and park (not part
of this project) and existing wetlands area. This proposed project is located on the
southeast corner of the intersection of East Vine Drive and North Timberline Road. The
property is zoned Low Density Mixed -Use Neighborhood (LMN) in the City's Land Use
Code.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposal is in conformance with and supported by the Principles and Policies,
being a part of the City of Fort Collins comprehensive plan, entitled City Plan.
The proposal is in conformance with the City's adopted East Mulberry Corridor Plan, an
element of City Plan.
The East Ridge PDP proposal complies with the applicable requirements of the Land
Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT