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Home My WebLink AboutLIND PROPERTY - OVERALL DEVELOPMENT PLAN - 39-94A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS` We also seek the support of the Planning and Zoning Commission in promptly addressing neighborhood concerns on safety and quality of life by ensuring the earliest possible implementation of related plans for improvements to NCR 11 through both its interim widening and its eventual relocation to the right-of-way further east. We strongly believe serious out of shape sight lines and high speeds contributed to a tragic accident in December 2000 at the intersection of NCR 11 and Country Club Road that resulted in two deaths. In recent years, we have seen traffic volume on NCR 11 grow to heavy levels at speeds well above posted limits. Over the last few months, we have experienced much greater traffic from heavy vehicles now that work is underway on the Richards Lake PUD. Heavy vehicles create significant road noise heard in our homes, and safety is affected since all homes are in very close proximity to NCR 11 and must access the road directly from their individual driveways (most by backing out). Heavy traffic in conjunction with the lack of bike lanes results in a significant safety problem for neighborhood residents and other users who want to walk, run, or bike on NCR 11. We appreciate the opportunity to provide the Planning and Zoning Board with our initial, written comments on the proposed ODP. We also look forward to future opportunities to provide additional comments during the City of Fort Collins development review process. Please contact me at (970) 407-0531 for further explanations of our comments or to arrange follow-on meetings with neighborhood representatives. Sincerely, oseph W. Bleicher cc: Mr. Brian Grubb: City Planner, City of Fort Collins Current Planning Department Mr. Tom Dougherty: Tom Dougherty Construction, Gillespie Farm ODP Mr. Vaughn Furness: Jim Sell Design Ms. Yvonne Seaman: Centex Homes Joseph and Sharon Bleicher 2509 H. County Road 11 Fort Collins, CO 80524 Phone: (970) 407-0531 July 19, 2001 Mr. Jerry Gavaldon Chairman, Planning and Zoning Conunission City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 Dear Mr. Gavaldon. -7iA 1D --:*'-1 l g l o r e�� P61 . Thank you for the opportunity for my neighbors and me to provide comments on the proposed project commonly known as the Lind Property, Overall Development Plan (ODP), File # 39-34. All of us on North County Road (NCR) 11 to the southwest of this CDP are especially interested in this ODP which will have a significant impact on our neighborhood traffic. Earlier this year, on February 15, 2001, we provided you with written comments on our concerns with the proposed Gillespie Farm ODP which will be directly across from our homes. We are continuing to work closely in a cooperative manner with the Gillespie Farm developer to resolve these concerns. We greatly appreciate the efforts of the Planning and Zoning Commission to obtain neighborhood input on the Lind Property CDP, and we look forward to your support in addressing our strong neighborhood concerns. We want to ensure that the developer of the Lind Property CDP cooperate in our neighborhood's joint efforts with the other developers to obtain a bermed frontage road along NCR 11 between Country Club Road and Richards Lake Road. This frontage road for our homes would be consistent with our earlier agreement in 1997 between the neighborhood and the developer of the Richards Lake PUD and our current ongoing efforts with the developer of the Gillespie Farm ODP. There is an even greater need for this frontage road in light of the Lind Property CDP which would allow up to 1,033 houses and generate significant additional traffic volume on NCR 11. The frontage road would improve neighborhood safety by providing existing homes with limited consolidated access to NCR 11 rather than having to back directly out onto the road. The berming would also help maintain the quality of life in the neighborhood by mitigating road noise which will result from future, increased traffic on NCR 11. Additionally, the frontage road would help mitigate the adverse effects on our property values we are now experiencing due to our location on a heavily traveled arterial. 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PLO- 1iwAk Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 8 of the streets within the ODP to be coordinated with existing development and other approved plans. b. Strict compliance with the spacing requirements for connections to adjacent undeveloped properties would create unnecessary impacts to the natural areas adjacent to the ditch. 5. A waiver from the contiguity requirements of Section 3.7.2 will produce a special benefit to the city in terms of completion of a regional trail linkage. RECOMMENDATION: 1. Staff recommends approval of the request for a waiver from the Contiguity requirements of Section 3.7.2. 2. Staff recommends approval of the Plan for Alternative Compliance to Sections 3.6.3 (C), (D) and (F). 3. Staff recommends approval of the Overall Development Plan for the Lind Property, File #39-94A. Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 7 7. Section 2.3.2 (1-11)(7) — Drainage Master Plan This criterion requires an ODP to be consistent with the appropriate Drainage Basin Master Plan. This property is located in the Cooper Slough Drainage Basin. All criteria and constraints of the Drainage Basin Master Plans were utilized in the preparation of the overall drainage report. 8. Section 2.3.2 (1-11)(8) — Application of Housing Density and Mix of Uses Calculations This criterion requires that any standards in the Code relating to housing density and mix of uses will be applied over the entire ODP, not on each individual Project Development Plan (PDP) review. Each future PDP submittal will be required to be consistent with the densities stated in the ODP. The acreages presented in the ODP are approximate and therefore compliance with this standard will be ensured with each Project Development Plan submitted. FINDINGS OF FACT/CONCLUSIONS: In reviewing the Lind Property Overall Development Plan, staff makes the following findings of fact and conclusions: 1. The ODP is in conformance with the 8 standards for review and approval of ODP's listed in Section 2.3.2 (H)(1)-(8) except for 2.3.2 (H)(4) which requires compliance with the Master Street Plan, Street Pattern and Connectivity Standards, and Transportation Level of Service Requirements. 2. The ODP complies with the Master Street Plan (Section 3.6.1) and Transportation Level of Service Requirements (Section 3.6.4); however, the plan does not comply with all 6 Street Pattern and Connectivity Standards Sections 3.6.3 (A)-(F). 3. Specifically, the ODP does not comply with Street Pattern and Connectivity Standards in Sections 3.6.3 (C)(D) and (F) that address the spacing and number of connections to adjacent arterials and developable properties. 4. The applicant has submitted an alternative compliance plan that is equal or better to a plan that strictly meets the requirements of Sections 3.6.3 (C)(D) and (F) based upon the following: a. Strict compliance with the spacing requirements for local streets and collector streets as they intersect with the perimeter arterials would not allow alignment Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 6 In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative design minimizes the impacts on natural areas and features, fosters nonvehicular access, provides for distribution of the development's traffic without exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct, sub -arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses and Neighborhood Commercial District within or adjacent to the development from existing or future adjacent development within the same section mile. The purpose of the section regarding Street Pattern and Connectivity is as follows: This Section is intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. Alternative Perimeter Spacing - Staff believes that the alternative compliance plan for spacing of perimeter street connections accomplishes the purposes of this division better than a plan that strictly conforms with the code. If the requirements of the code are strictly enforced, there will be 3 situations/intersections around the perimeter that will not align with streets on adjacent properties. This condition would create an unsafe and poorly designed street system. Alternative/Reduced # of Connections — Staff's position is that the reduced number of street connections to the sod farm will minimize the impacts to the natural areas adjacent to the ditch. The ditch is wide and contains wetlands and wildlife habitat on the northwest end. As the ditch flows to the southeast it becomes narrower and void of significant wetlands. Staff believes that reducing the alternative plan minimizes impact to that portion of the ditch that contains significant natural area. 5. Section 2.3.2 (H)(5) — Transportation Connections to Adioinina Properties This criterion requires an ODP to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the ODP site from neighboring properties for vehicular, pedestrian and bicycle movement. The proposed plan complies with this section. See discussion under item # 4 above. 6. Section 2.3.2 (H)(6) — Natural Features This criterion requires an ODP to indicate the location and size of all natural areas and features within its boundaries and shall indicate the applicant's estimate of the limits of development and natural area buffer zones. The plan calls for a 100-foot buffer from the ditch. There are no other natural areas on the site. The plan complies with this standard. Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 5 The proposed plan complies with this standard. (E) Distribution of Local Traffic to Multiple Arterial Streets. 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. We can be certain that 2 arterial streets, being CR 52 and CR 11, will serve this ODP. The applicant proposes 5 connections to the remaining land within the section -mile. If the other 467 acres in the section -mile develop, the streets should connect through to CR 9 and CR 54 which are listed as minor arterial in the Master Street Plan. Therefore, the proposed plan complies with this standard. (F) Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent Developments and Developable Parcels. All development plans shall incorporate and continue all sub -arterial streets stubbed to the boundary of the development plan by previously approved development 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 six hundred sixty feet along each development plan boundary that abuts potentially developable or re - developable land. The site is adjacent to a potentially developable parcel to the Northeast currently being used as a sod farm. The sod farm is not within the City's Urban Growth Area and therefore will not develop under city jurisdiction unless the UGA boundary is expanded. At the request of staff, the applicant has provided for 5 future connections to the 467-acre sod farm to the east and north. The connections are provided at 900' (approximate average) intervals. In order to meet the 660' requirement, the applicant would need to provide 6 connections, therefore, the applicant is requesting approval of an alternative compliance plan. ALTERNATIVE COMPLIANCE TO STREET PATTERN AND CONNECTIVITY STANDARDS - The applicant is proposing an alternative compliance plan that does not meet city standards for the spacing of streets around the perimeter of the development; and for a reduction by 1 connection to the remaining section mile. To approve an alternative plan, the Board must first find that the proposed alternative plan accomplishes the purposes of this Division equally well or better than would a plan and design which complies with the standards, and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible. Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 4 4. Section 2.3.2 (H)(4) — Master Street Plan, Street Pattern and Connectivity Standards and Transportation Level of Service Requirements This criterion requires an ODP to conform to the Master Street Plan requirements (as specified in the LUC 3.6.1) and the Street Pattern and Connectivity Standards (as specified in the LUC 3.6.3 A-F) both within and adjacent to the boundaries of the plan. MASTER STREET PLAN COMPLIANCE - The Master Street Plan (LUC 3.6.1) identifies County Roads 11 and 52 as 2-lane minor arterials. The MSP shows 2 collectors traversing the site from southeast to northwest. The easternmost collector is aligned next to the ditch, according to the MSP. The applicant shifted this collector west along the same alignment so that it can be double loaded. Staff supports this shift that will increase the efficiency of the street and the use of this collector. Staff believes that this Plan complies with the City's Master Street Plan. THE STREET PATTERN AND CONNECTIVITY STANDARDS — The street pattern and connectivity standards (LUC 3.6.3 A-F) are intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. There are four specific subsections of the Street Pattern and Connectivity Standards [3.6.3(C)-(F)j, that are applicable in order to satisfy the ODP review criteria: (C) Spacing of Full Movement Collector and Local Street Intersections With Arterial Streets. Potentially signalized, full -movement intersections of collector or local streets with arterial streets must be provided at least every 1,320 feet along arterial streets. This plan contains the correct number of full -movement connections, being two connections on the South and two connections on the West. Three of the four connections have been shifted to respond to existing development or existing approved development plans. The intersection at the southeast corner has been shifted slightly west to respond to the location of the ditch and the alignment that was approved as part of the Gillespie Farms ODP. The other Southern connection is in the correct location. On the West side the spacing is 1140 feet so that the street can align with Brightwater Drive (approved, not built) of the Richards Lake PUD. The North connection has been shifted north approximately 600 feet to align with the existing Serramonte Drive. The modifications to the spacing were requested by staff and are part of the applicant's alternative compliance request. The staff analysis of this request follows this section regarding street pattern and connectivity. (D) Spacing of limited Movement Collector or Local Street Intersections With Arterial Streets. Additional non -signalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed 660 feet between full movement collectors or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 3 There are a minimum of 678 and a maximum of 1003 dwelling units proposed. The net acreage of the site is 135.52 acres. The gross acreage is 172.61. The minimum density will be 5 units/net acre and the maximum density will be 6 units/acre. The LMN density standards are therefore satisfied. 3. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban Growth Standards This criterion requires an ODP to conform to the contiguity requirements of the Compact Urban Growth Standards. This requires that at least 116 of the property boundary must be contiguous to existing urban development within either the City limits or unincorporated Larimer County within the Urban Growth Area. Existing urban development is defined as industrial uses; commercial/retail uses; institutional/civic/public uses; or residential uses having an overall minimum density of at least one unit per acre; and provided that all engineering improvements for such development are completed. This site is adjacent to the Richards Lake PUD and the Gillespie ODP; however, neither project is developed to the extent that would create contiguity. Therefore this site does not meet contiguity requirements at this time. Staff is recommending that a waiver be granted because the proposal complies with Section 3.7.2 (C)(2) listed below: Section 3.7.2 Contiguity C) Waiver/Exceptions. 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 the City Plan; (3) produce special benefits to the city in terms of long-term economic development opportunity in accordance with the City Plan, or (4) promote the infilling of an area with already existing noncontiguous urban -level development. Staff believes that the waiver should be granted because the development will provide a regional trail link from the Richard's Lake PUD to the Gillespie Farms ODP, across the Southwest corner of the property. Staff requested that the developer include a section of the regional trail so that the final alignment will link all three neighborhoods to the regional system. Lind Property, Overall Development Plan, #39-94A July 19, 2001 P & Z Meeting Page 2 BACKGROUND: The surrounding zoning and land uses are as follows: Existing Land Use Existing Zoning North Sod Farm FA-1 Larimer Count South Agriculture LMN Gillespie PUD East Sod Farm FA-1 Larimer Count West Undeveloped (Richards Lake PUD) and Ranchettes LMN (Richard's Lake PUD) and FA - 1 Larimer Count The property was annexed into the city in 1984. At the time of annexation the property was zoned T (Transition). In 1994 the zoning was changed to RLP with a PUD designation. When the City was comprehensively rezoned in 1997 the designation was changed to LMN (Low Density Mixed Use Neighborhood). No other applications or development plans have been approved for this site. ODP REVIEW CRITERIA: 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. 1. Section 2.3.2 (H)(1) — Permitted Uses and District Standards This section requires the ODP to be consistent with the permitted uses and applicable Article 4 standards of all zone districts contained within the boundaries of the ODP and to be consistent with any applicable general development standards contained within Article 3. The entire site is zoned LMN. The uses proposed include a neighborhood park, neighborhood center, multi -family dwelling units, single-family attached and single-family detached dwelling units. All of the uses proposed are permitted within the zone district. The Plan complies with all LMN district development standards applicable at this stage of review. 2. Section 2.3.2 (H)(2) — Residential Densities This review criterion requires an ODP located within the LMN and MMN zoning districts to be consistent with the residential density ranges of those districts. The LMN zoning district requires a minimum overall average density of 5 dwelling units/net acre of residential land, and a maximum overall average density of 8 dwelling units/gross acre of residential land. ITEM NO. 8 MEETING DATE 7/+9101 STAFF Brian Grubb Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Lind Property, Overall Development Plan, #39-94 APPLICANT: Jim Sell Design c/o Vaughn Furness 153 West Mountain Avenue Fort Collins, Colorado 80524 OWNER (S): Allen, Vahrenwald, Johnson LLC c/o Jack Vahrenwald 125 South Howes, Suite 111 Fort Collins, Colorado 80522 Lind, Lawrence and Ottenhoff, LLP c/o Kenneth Lind 1011 Eleventh Avenue Greeley, Colorado 80632 Steven Allen 3701 N. Wendell Road Tucson, AZ 85749 PROJECT DESCRIPTION: This is a request for an Overall Development Plan for a 172.61- acre Mixed -Use Residential Development. The site is located north of County Road 52 and east of County Road 11. The plan includes residential development served by a 6.06-acre park, 4.36-acre neighborhood center, a bike trail traversing the site along the northeast property boundary, and a regional trail cutting across the southwest corner. The site is zoned LMN. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The land uses proposed within the ODP are permitted in accordance with the permitted use standards set forth in Section 4 of the Land Use Code and the LMN Zone District. The ODP complies with all standards of Article 3 of the Land Use Code that can be applied at the ODP level except for Section 3.6.3 Street Pattern and Connectivity Standards, and 3.7.2 Contiguity. The applicant has submitted a request for alternative compliance to meet the street pattern and connectivity requirements of Section 3.6.3. The applicant is requesting a waiver from the contiguity requirement of Section 3.7.2. Staff is recommending approval of both requests. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT