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Home My WebLink AboutSPRING CREEK FARMS NORTH - AMENDED ODP - ODP110001 - P&Z PACKET - RECOMMENDATION/REPORTSpring Creek Farms North, Overall Development Plan, #ODP110001 April 21, 2011 P & Z Hearing Page 5 F. Section 2.3.2 (1-11)(6) — Drainage Basin Master Plan This criterion requires an O.D.P. to be consistent with the appropriate Drainage Basin Master Plan. All criteria and constraints of the Drainage Basin Master Plans were utilized in the preparation of the overall drainage report. G. Section 2.3.2 (H)(7) — 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 O.D.P., 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 Land Use Code. FINDINGS OF FACT/CONCLUSIONS: In reviewing the Spring Creek Farm Amended Overall Development Plan, Staff makes the following findings of fact and conclusions: 1. The modifications to the O.D.P. (2001) and the minor amendment granted (2004) are incorporated into the amended O.D.P. and remain valid. 2. The amended O.D.P. continues to comply with the applicable criteria and standards required for Overall Development Plans in the Land Use Code. RECOMMENDATION: 1. Staff recommends approval of the Spring Creek Farm Overall Development Plan, File #ODP110001. ATTACHMENTS: 1. Vicinity Map 2. Spring Creek Farms North Amended ODP Site Plans 3. Neighborhood Meeting Notes from February 28, 2011 Spring Creek Farms North, Overall Development Plan, #ODP110001 April 21, 2011 P & Z Hearing Page 4 The amended O.D.P. recognizes these designations and provides for the dedication of appropriate right-of-way and necessary improvements at the time of Project Development Plan review. There are no streets internal to the site identified on the Master Street Plan. 2. Street Pattern and Connectivity Standards (as specified in the LUC 3.6.3 (A) through (F)) both within and adjacent to the boundaries of the plan. The amended O.D.P. meets all applicable criteria and standards required for the review of Overall Development Plans Section 3.6.3 (A) through (F) except for Section 3.6.3[C], and 3.6.3[D] for the intersections along Timberline Road, in which a variance was previously granted in 2001. 3. The Transportation Level of Service Requirements (LUC 3.6.4) are intended to ensure that "the project shall demonstrate that all adopted Level of Service (LOS) standards will be achieved for all modes of transportation." The plan satisfies all of the Transportation Level of Service requirements for all modes of transportation in all locations. D. Section 2.3.2 (H)(4) — Transportation Connections to Adjoining 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). Through a 2004 minor amendment, the note including pedestrian/bicycle path connection across the railroad tracks to the trail on the other side was removed due to conflicting physical improvements by the railroad and power company. E. Section 2.3.2 (H)(5) — Natural Features This criterion requires an O.D.P. 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. At this time, there are no known natural habitats or features existing within 500' of the project limits that require establishment of a limit on the development site. Appropriate. buffers will be provided around existing trees with a caliper measuring 2.5" or greater as shown on the potential site specific development plan. Spring Creek Farms North, Overall Development Plan, #ODP110001 April 21, 2011 P & Z Hearing Page 3 uses as permitted in the E District. All district and general development standards applicable at the O.D.P. review stage have been complied with. The "block requirements" within the M-M-N zoning district have been satisfied to the extent applicable at the O.D.P. review stage. There is a note included on sheet two of the amended O.D.P. plan set reiterating that all future blocks will comply with the current City "block standard". This has not changed from the original 2001 O.D.P. B. Section 2.3.2 (H)(2) — Residential Densities This review criterion requires an O.D.P. located within the L-M-N and M-M-N zoning districts to be consistent with the residential density ranges of those districts. The L-M-N zoning district requires a minimum overall average density of 4 dwelling units per net acre of residential land, and a maximum overall average density of 9 dwelling units per gross acre of residential land unless affordable housing is proposed, then the maximum is increased to an overall average of 12 dwelling units per gross acre for all projects containing 20 acres or more. If the project has 20 acres or less, then the minimum average density is reduced to 3 dwelling units per net acre of residential land. The M-M-N zoning district requires a minimum overall average density of 7 dwelling units per net acre for residential developments under 20 acres and a minimum overall average density of 12 dwelling units per net acre for residential developments over 20 acres. There is no maximum residential density specified for the M-M-N zone. At this time, a site specific development plan with specific densities is not proposed. There is a note on sheet two of the site plan noting that all future densities must comply with required L-M-N and M-M-N zone district densities. C. Section 2.3.2 (H)(3) — Master Street Plan and Transportation Level of Service Requirements This criterion requires the O.D.P. to conform to the Master Street Plan and street pattern and connectivity standards as required by Section 3.6.1 and 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. 1. The Master Street Plan (LUC 3.6.1) identifies Drake Road as a 4-lane arterial and Timberline Road adjacent to the site as a 6 lane major arterial (beyond 2015). Spring Creek Farms North, Overall Development Plan, #ODP110001 April 21, 2011 P & Z Hearing Page 2 The land uses proposed on the amended O.D.P., specifically the allowance of all L-M-N uses on Parcel Al and A2, are permitted in accordance to the standards set forth in Section 4 of the Land Use Code. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: I; Industrial Building, S: R-L; Meadows East Residential Neighborhood, E: M-M-N; Multifamily Residential W: R-L; Union Pacific Railroad Tracks, Parkwood East Residential Neighborhood. The property was annexed in November 1997 as part of the Timberline Annexation and was originally zoned T — Transition. A request to amend the Structure Plan and rezone the property to L-M-N, M-M-N, and E was approved on 2"d reading by City Council on January 16, 2001. In 2004, there was a minor amendment that added a plan note to M- M-N portion of the O.D.P. allowing additional permitted M-M-N uses. The 2004 minor amendment also removed the plan note showing a potential bicycle and pedestrian connection across the railroad. 2. Land Use Code Section 2.3.2 (H) of the Land Use Code identifies eight possible criteria for reviewing Overall Development Plans. A. Section 2.3.2 (H)(1) — Permitted Uses and District Standards This section requires the O.D.P. to be consistent with the permitted uses and applicable Article 4 standards of all zone districts contained within the boundaries of the O.D.P. and to be consistent with any applicable general development standards contained within Article 3. It also requires that if there is any land in the MMN zoning district that the plan be consistent with the block size requirements for that district. The site has three zoning districts: Medium Density Mixed Use Neighborhood District, M-N-M; Low Density Mixed -Use Neighborhood District, L-M-N; and Employment District, E. The potential uses proposed for the M-M-N District include all uses permitted in the M-M-N. The uses proposed for the L-M-N District include all uses permitted in the L-M-N and finally, the uses proposed for the E District include general Employment type of ,F`co'rt� Collins , , EM NO ' MEETING DATE r it STAFF PLANNING & ZONING BOARD PROJECT: Spring Creek Farms North, Overall Development Plan, #ODP110001 APPLICANT: Terence Hoaglund Vignette Studios PO Box 1889 Fort Collins, CO 80522-1889 OWNER: SC Investment Group, LLC 6300 South Syracuse Way # 293 Centennial, CO 80111 PROJECT DESCRIPTION: This is a request for an amendment to the Spring Creek Farms North Overall Development Plan (O.D.P.) to allow all Low Density Mixed -Use Neighborhood Zone District (L-M-N) uses. Currently, the approved O.D.P. specifically calls out single family residential: attached and detached as well as two family dwellings as the L-M-N uses for Parcel A. The site is located at the northwest corner of East Drake Road and South Timberline Road and is bound by South Timberline Road to the east, East Drake Road to the south, the Union Pacific Railroad tracks to the west, and existing industrial uses to the north. The site has three zoning districts: Medium Density Mixed Use Neighborhood District, (M-M-N); Low Density Mixed -Use Neighborhood District, (L-M-N); and Employment District, (E). RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Spring Creek Farms North Amended O.D.P. continues to comply with the applicable criteria contained in the Land Use Code and the modifications (2001) and the minor amendment granted (2004) are incorporated into the amended O.D.P. and remain valid. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750