HomeMy WebLinkAboutRIGDEN FARM, 14TH FILING - PDP - 56-98AO - REPORTS - RECOMMENDATION/REPORTRigden Farm 141h Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
Page 10
6. - Neighborhood Information Meeting
The Rigden Farm 10' Filing, The Center at Rigden Farm, PDP contains a mix of
proposed land uses (residential, institutional/civic/public, commercial/retail, and
industrial uses) that are permitted in the NC - Neighborhood Commercial District
subject to both an administrative (Type 1) and a Planning and Zoning Board
(Type 2) review. The proposal is for a mixed -use center. The LUC requires that a
neighborhood meeting be held for a Type 2 development proposal unless the
Director determines, as part of the staff review and recommendation required
pursuant to Section 2.2.1(A)(4) Conceptual Review, that the development
proposal would not have significant neighborhood impacts. The Director did
determine that, because of the location and nature of this proposed development,
there would not be significant impacts; therefore, a City -facilitated neighborhood
meeting was not held.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Rigden Farm 14th Filing, The Center at Rigden Farm, Project
Development Plan, staff makes the following findings of fact and conclusions:
1. The PDP is in conformance with the approved Rigden Farm ODP.
2. The proposed mix of land uses (residential, institutional/civic/public,
commercial/retail, and industrial uses) is permitted in the NC - Neighborhood
Commercial District, subject to an administrative (Type 1) review or a
Planning and Zoning Board (Type 2) review. Based on the proposed land
uses in this development and the criterion set forth in Section 2.1.2(D) of the
LUC, "when a development application contains both Type 1 and Type 2
uses, it will be processed as a Type 2 review".
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
4. The Project Development Plan complies with all applicable district standards
of Section 4.23 of the Land Use Code, NC Zoning District.
RECOMMENDATION:
Staff recommends approval of Rigden Farm 14th Filing, The Center at Rigden Farm,
Project Development Plan - #56-98AO.
Rigden Farm 14'' Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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c. Build -to Line. Section 3.5.3(13)(2)(b) states that:
Buildings shall be located no more than 15' from the right-of-way of
an adjoining street if the street is smaller than a full arterial or has
on -street parking.
The proposed 8 buildings directly adjacent and oriented to Limon
Drive, Custer Drive, Iowa Drive, and Illinois Drive (all smaller than a full
arterial street) are set back 4' to 10' from the right-of-way lines of the
streets, which complies with the requirement of the LUC.
The proposal satisfies the standards set forth in Section 3.5.3(C)
Variation in Massing. Single large, dominant building masses have been
avoided with these new buildings by ensuring that the horizontal masses
do not exceed a height : width ratio of 1 : 3 without including elements
such as changes in heights and projecting or recessed elements on the
buildings.
D. Division 3.6, Transportation and Circulation
Section 3.6.4, Transportation Level of Service Requirements
The proposal complies with the requirements set forth in Section 3.6.4(C)
Transportation Impact Study. The applicant provided a Transportation
Impact Study (TIS) to the City with the PDP submittal documentation. The
City's Traffic Engineer has reviewed the TIS and has determined it to be
acceptable.
5. Conformance with the ODP
The subject property is 5.9 acres in size and is a portion of Parcel A and all of
Parcel B of the Rigden Farm ODP that was approved by the Planning and Zoning
Board in April, 1999. Parcel A was identified as Neighborhood Commercial
(supermarket, pharmacy, offices, retail, restaurants, and multi -family residential)
on 32.09 acres. It remained in Parcel A as Neighborhood Commercial (to include
any other uses allowed by NC zoning) on an Amended ODP that was approved
through the City's minor amendment review process in October, 2002. The size
of Parcel A was decreased to 23.35 acres. Parcel B was identified as
Neighborhood Commercial (civic block, park, church, day care) on 3.17 acres.
Neither the uses proposed on nor the size of Parcel B changed with the
Amended ODP. The mix of uses proposed in this PDP is consistent with the
permitted uses in Parcels A & B of the Rigden Farm, Amended ODP.
Rigden Farm 141h Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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The widths of the buildings are all to be 50' and the lengths of the
buildings will vary from 75' to 237', resulting in footprints ranging from
3,750 square feet to 11,850 square feet. The smallest buildings (a total
of three) will contain a total of 7,500 square feet on two floors and the
largest building, along Illinois Drive, will contain a total of 23,700
square feet on two floors. There are four other buildings that contain a
total floor area of 8,500 square feet (two buildings), 12,500 square feet
(one building), and 19,500 square feet (one building).
The height and mass of the buildings will be consistent with existing
buildings in the Shops at Rigden Farm shopping center to the west, the
existing buildings in the Rigden Farm Senior Independent Living facility
to the northeast, the approved buildings in the New Dawn Assisted
Living facility to the east, and the planned and proposed buildings in
the Brooklyn Park Rowhouses, Phase 2 development to the east.
2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
The proposal satisfies the standards set forth in Section 3.5.3(B)
Relationship of Buildings to Streets, Walkways and Parking, more
specifically:
a. The proposal complies with Section 3.5.3(B)(1) Orientation to a
Connecting Walkway in that the primary entrances to all 8 buildings
open directly onto walkways with pedestrian frontage that connect to
the public sidewalks along all 4 streets surrounding the site (Illinois
Drive, Custer Drive, Limon Drive, and Iowa Drive) without having to
cross a driveway or the parking lot.
b. Orientation to Build -to Lines for Streetfront Buildings. Section
3.5.3(B)(2) states that:
Build -to lines based on a consistent relationship of buildings to the
street sidewalk shall be established by development projects, in
order to form visually continuous, pedestrian -oriented streetfronts
with no vehicle use area between building faces and the street.
Front building facades (with multiple entries) in this mixed -use center
have direct pedestrian connections to the existing and proposed public
sidewalks along all 4 streets surrounding the site (Limon Drive, Custer
Drive, Iowa Drive, and Illinois Drive) without any vehicular use between
the building face and the street.
Rigden Farm 14v' Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal satisfies the standards set forth in this section, more
specifically:
a. Section 3.5.1(B) Architectural Character.
The architectural character of the proposed mixed -use buildings in this
development is consistent with existing and proposed commercial and
residential buildings to the west, north, and east. The six buildings
fronting on Custer Drive and Iowa Drive have a residential/office
character, in keeping with the existing and proposed buildings to the
east, and the two buildings fronting on Illinois Drive have an office/retail
character, in keeping with the existing buildings in the Shops at Rigden
Farm to the west. Most of the buildings will have sloped roofs, with the
two buildings fronting on Illinois Drive having both sloped and flat roofs.
Building materials will consist of masonry veneer and horizontal wood
siding and composite and standing metal seam roofing. The two
office/retail style buildings fronting on Illinois Drive will have a
predominance of windows on the sides and ends.
b. Section 3.5.1(C) Building Size, Height, Bulk, Mass, Scale.
The buildings are to be two stories (generally ranging from 27' to 33') in
height. One tower at the southwest corner of the northerly building
along Illinois Drive will be 40' high and sloped standing metal seam
roofs on portions of both buildings along Illinois Drive will have a peak
height of 35'.
Rigden Farm 14th Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
adequate, secure, and convenient bicycle parking located near the
entrance to the buildings. Each of the 3 racks will accommodate 5
bicycles, equaling a total of 15 spaces, which exceeds the minimum of
12 spaces required.
b. The proposal complies with Section 3.2.2(C)(5)(a) in that it provides
direct, safe, and continuous walkways and bicycle connections to
major pedestrian and bicycle destinations in the surrounding area.
Through the middle of this development plan there will be an enhanced
west - east pedestrian walkway aligned with a walkway in the Shops at
Rigden Farm shopping center to the west and the proposed public trail
along the north side of the Brooklyn Park Rowhouses, Phase 2
development plan to the east side of Iowa Drive. This satisfies the
need for a pedestrian/bicycle trail as shown in this approximate
location on the approved Rigden Farm, Amended ODP. The walkway
continues east, through other developments, into the residential
neighborhoods.
c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it
provides for pedestrian and vehicle separation, to the maximum extent
feasible, via direct walkways from all 4 streets surrounding the site
(Illinois Drive, Custer Drive, Iowa Drive, and Limon Drive); and, it
provides unobstructed vehicular access between 3 of the public streets
(Limon Drive, Illinois Drive, and Iowa Drive).and the off-street parking
spaces.
d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project
will provide parking at a ratio of 2.45 spaces per 1,000 square feet of
leasable floor area for the proposed mixed -use center. This does not
exceed the maximum parking allowance of 3 - 10 spaces per 1,000
square feet of floor area for the mix of uses (general office to standard
restaurant) permitted and proposed in the center. The 8 buildings will
contain 95,200 square feet of mixed uses. There will be 233 parking
spaces on -site.
e. The proposal complies with Section 3.2.2(K)(5) in that it provides 7
handicapped parking spaces (of the total of 233 spaces on -site) with
accessible ramps directly in front of the buildings. A minimum of 7
handicapped spaces is required by the LUC.
Rigden Farm 14th Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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4. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards, more specifically as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides
"full tree stocking" within 50' of the buildings, according to the
standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy
shade (street) trees are provided at a 35' - 40' spacing in the 5' wide
landscape parkway along Limon Drive, at a 25'- 30' spacing in a 5'
wide landscape parkway along Iowa Drive, and at a 35' - 40' spacing in
tree wells adjacent to the curb at the end of the diagonal parking bays
along Illinois Drive. There are existing street trees at a spacing of 25' -
40' in the 7' wide parkway along Custer Drive.
c. The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 72 new trees on the development plan exceeds 15%
of the total trees on -site, or 11 trees.
d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are
being provided at a ratio of 1 tree per 25 lineal feet in the parking lot
setback area along Limon Drive.
e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking area on the north end of the development plan will be
screened from Limon Drive to the north with deciduous and evergreen
shrub plantings that will block at least 75% of the vehicle headlights
and extend along at least 70% of the street frontage along the parking
area. The buildings will provide screening for the interior parking areas
from Custer Drive, Illinois Drive, and Iowa Drive.
f. The proposal complies with Section 3.2.1(E)(5) in that it provides at
least 10% interior landscaping in the parking area (containing more
than 100 parking spaces), satisfying the minimum requirement of 10%.
Rigden Farm 14t' Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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3. Division 4.23 of the LUC - Neighborhood Commercial District
The proposed land uses (consisting of residential, institutional/civic/public,
commercial/retail, and industrial uses) are permitted in the NC District subject to
a Planning and Zoning Board review.
The PDP meets the applicable Development Standards, more specifically:
1. Section 4.23(E)(1) Site Planning.
a. Overall Plan. This development proposal complies with Section
4.23(E)(1)(a) in that the development plan does contribute to a
cohesive, visually related, and functionally linked pattern within existing
and planned developments within the contiguous Neighborhood
Commercial District area in terms of street and sidewalk layout,
building siting, and character of design.
b. Central Feature of Gathering Place. The development plan complies
with Section 4.23(E)(1)(b) in that it is part of a geographically distinct
NC District that contains an outdoor gathering place in front of Retail A
(Lot 2) of the Shops at Rigden Farm to the west. This gathering place
was planned and approved to satisfy the requirement for future
commercial development on the vacant property in the NC District on
-the east side of Illinois Drive, which is now the Center at Rigden Farm.
c. Integration of the Transit Stop. The development plan complies with
Section 4.23(E)(1)(c) in that a transit stop located at the southwest
corner of the Shops at Rigden Farm, along South Timberline Road,
was designed and approved with that development plan. This location
serves the commercial center and the residential neighborhoods in the
area.
2. Section 4.23(E)(2) Block Requirements.
a. Block Structure. This development plan complies with Section
4.23(E)(2)(a) in that it is surrounded by dedicated public streets on all
four (4) sides.
b. Block Size. This development plan, containing a mix of land uses on a
block that is 5.9 acres in size, complies with Section 4.23(E)(2)(b)
because it is less than the maximum size of seven (7) acres allowed.
Rigden Farm 14th Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: NC; vacant; planned commercial/retail development (Rigden Farm)
S: MMN; vacant; planned mixed -use development (Rigden Farm)
E: MMN; vacant; approved long-term care facility (Brooklyn Park
Rowhouses, Phase 2; New Dawn at Rigden Farm)
W: NC; existing shopping center (Shops at Rigden Farm)
The property was annexed into the City in November, 1997 as part of the
Timberline Annexation.
The subject property was a portion of Parcel A and all of Parcel B of the Rigden
Farm ODP that was approved by the Planning and Zoning Board in April, 1999.
Parcel A was identified as Neighborhood Commercial (supermarket, pharmacy,
offices, retail, restaurants, and multi -family residential) on 32.09 acres. It
remained in Parcel A as Neighborhood Commercial (to include any other uses
allowed by NC zoning) on an Amended ODP that was approved through the
City's minor amendment review process in October, 2002. The size of Parcel A
was decreased to 23.35 acres. Parcel B was identified as Neighborhood
Commercial (civic block, park, church, day care) on 3.17 acres. Neither the uses
proposed on nor the size of Parcel B changed with the Amended ODP.
2. The Proiect
The proposed Center at Rigden Farm, PDP will contain a mix of land uses
(consisting of residential, institutional/civic/public, commercial/retail, and
industrial uses as listed in the NC District) that are identified as Type 1
(administrative review) or Type 2 (Planning and Zoning Board review) uses under
Section 4.23(B), the list of Permitted Uses, in Division 4.23 Neighborhood
Commercial District of the LUC. The uses proposed in this PDP are consistent
with the permitted uses in Parcels A & B of the Rigden Farm, Amended ODP.
There will be a total of 95,200 square feet of leasable floor area in 8 buildings on
a property is 5.9 gross acres in size. This development plan forms a block that is
surrounded on all 4 sides by public streets. A total of 233 parking spaces
(including 7 handicapped spaces) will be provided on the site. The property is
located at the northeast corner of Custer Drive and Illinois Drive. Limon Drive
forms the north property line and Iowa Drive forms the east property line.
Rigden Farm 14th Filing, The Center at Rigden Farm, PDP, #56-98AO
February 15, 2007 P & Z Meeting
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standards located in Division 4.23 Neighborhood Commercial (NC) of
ARTICLE 4 - DISTRICTS.
Numerous land uses are permitted in the NC - Neighborhood Commercial District,
subject to an administrative (Type 1) review or a Planning and Zoning Board (Type 2)
review. Based on the proposed land uses in this development and the criterion set forth
in Section 2.1.2(D) of the LUC, "when a development application contains both Type 1
and Type 2 uses, it will be processed as a Type 2 review". The purpose of the NC
District is:
"..... intended to be a mixed -use commercial core area anchored by a
supermarket or grocery store and a transit stop. The main purpose of this District
is to meet consumer demands for frequently needed goods and services, with an
emphasis on servicing the surrounding residential neighborhoods typically
including a Medium Density Mixed -Use Neighborhood. In addition to retail and
service uses, the District may include neighborhood -oriented uses such as
schools, employment, day care, parks, small civic facilities, as well as residential
uses.
This District is intended to function together with a surrounding Medium Density
Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger
surrounding low -density neighborhoods. The intent is for the component zone
districts to form an integral town -like pattern of development with this District as a
center and focal point; not merely a series of individual development projects in
separate zone districts."
This proposal complies with the purpose of the NC District as it provides a mixed -use
center that is part of a large overall development plan (ODP) for commercial and
residential uses. The Rigden Farm, ODP links together the NC District with MMN -
Medium Density Mixed -Use and LMN - Low Density Mixed -Use Districts by a planned
network of streets and trails. This center will also serve future MMN and LMN Districts
and existing RL - Low Density Residential Districts to the north and west.
This proposed new development will be on a vacant parcel of land and will tie into and
utilize existing roadways, utilities, and services in the area.
ITEM NO. 3
MEETING DATE Feb 15 , 2
6iil STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Rigden Farm 14th Filing, The Center at Rigden Farm, Project
Development Plan - #56-98AO
APPLICANT: Ladco Properties, LLC
c/o Don Tiller
4714 Valley Ridge Court
Fort Collins, CO. 80526
OWNER: Rigden Farm, LLC
c/o Fred Croci
1027 West Horsetooth Road
Fort Collins, CO. 80526
PROJECT DESCRIPTION:
This is a request for a Project Development Plan (PDP) on a 5.9 acre site zoned
Neighborhood Commercial District. There will be a total of 95,200 square feet of
leasable floor area (consisting of residential, institutional/civic/public, commercial/retail,
and industrial uses as listed in the NC District) in 8 buildings, surrounded on all 4 sides
by public streets. A total of 233 parking spaces (including 7 handicapped spaces) will be
provided on the site. The property is located at the northeast corner of Custer Drive and
Illinois Drive within the Rigden Farm development.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) 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;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS; and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT