HomeMy WebLinkAboutWILLOW BROOK AMENDED ODP - 27-10 - P&Z PACKET - RECOMMENDATION/REPORTWillow Brook Amended Overall Development Plan, #27-10
December 9, 2010 P & Z Hearing
Page 6
6. Findings of Fact/Conclusion:
In evaluating the request for Willow Brook Amended O.D.P., Staff makes the following
findings of fact:
A. The Amended O.D.P. continues to comply with the Fossil Creek Reservoir Area
Plan.
B. The O.D.P. continues to comply with the standards of Section 2.3.2(H).
C. In particular, with regard to Section 2.3.2(H)(8), the Neighborhood Center will
comprise two of the allowable uses for an L-M-N Neighborhood Center as
specified in Section 4.5(D)(3)(c).
RECOMMENDATION:
Staff recommends approval of Willow Brook Amended Overall Development Plan, #27-10.
Willow Brook Amended Overall Development Plan, #27-10
December 9, 2010 P & Z Hearing
Page 5
achieve. In fact, there are no neighborhood -serving convenience centers in the City
located at two collector streets.
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Instead, a more likely location for such a center is located at the northeast corner of Ziegler
Road and -I.—d • MGGR) approximately one-half mile to the west. Recognizing the
potential for neighborhood convenience center at this location, the Harmony Technology
Park O.D.P. was recently amended to allow this use. There is now a two acre parcel
designated as a neighborhood convenience retail center at the northeast corner of Ziegler
Road and Rock Creek Drive.
This is an intersection of an arterial and collector street and, as such, is more strategically
located to attract neighborhood -serving uses versus Willow Brook Parcel A being located
at the intersection of two collector streets. In addition, the Ziegler/Rock Creek intersection
would also be convenient to serve other nearby neighborhoods such as Harvest Park,
Sage Creek and Fossil Creek Ranch as well as the future and existing employment uses
(A.M.D., Custom Blending) of Harmony Technology Park.
4. Compact Urban Growth - Section 2.3.2 (H) (3):
This criterion requires that the O.D.P. conform to the contiguity requirements of the
Compact Urban Growth Standards as per Section 3.7.2.
The O.D.P. is located within the city limits. Willow Brook First and Second Filings are
platted. In addition, Brookfield (Morningside Village), Sunrise Ridge and Custom Blending
are platted, constructed and served by public improvements. Rock Creek Drive is
constructed and also serves adjacent developments.
5. Neighborhood Meeting:
A neighborhood information meeting was held on August 9, 2010. A summary of this
meeting is attached. The shifting of the Neighborhood Center to a portion of Parcel D, and
having the Center be comprised of neighborhood support/recreational facilities and a
school, was supported by those in attendance.
Willow Brook Amended Overall Development Plan, #27-10
December 9, 2010 P & Z Hearing
Page 4
There are no changes to the existing transportation connections to adjoining properties.
E. 2.3.2 (H) (5) — Natural Features
This criterion requires an O.D.P. to show the general location and size of all natural
areas, habitats and features within its boundaries and shall indicate the rough
estimate of the buffer zone as per Section 3.4.1(E).
There are no changes to the natural habitats and features within the boundaries of the
Amended O.D.P.
F. Section 2.3.2 (H) (6) — Drainage Basin Master Plan
This criterion requires an O.D.P. to be consistent with the appropriate Drainage
Basin Master Plan.
There are no changes to the existing or proposed stormwater drainage system
G. Section 2.3.2 (H) (7) — Housing Density and Mix of Uses
This criterion requires that any standards relating to housing density and mix of
uses will be applied over the entire O.D.P. and not on each individual P.D.P.
With regard to housing density, any subsequent residential development of Willow Brook,
as expected with the forthcoming Third Filing, will be required to comply with the housing
density standards as applied over the entire 112-acre O.D.P. This future filing has been to
conceptual review and the preliminary finding indicates that overall density standards can
be achieved.
With regard to the mix of uses within the overall Willow Brook O.D.P., the shifting of the
Neighborhood Center to a portion of Parcel D will continue to comply with the L-M-N
requirement that such a center provide at least two non-residential land uses. The
Neighborhood Center will be comprised of two of the allowable uses as described in
Section 4.5(D)(3)(c); neighborhood support and recreational facilities; and a school.
The pools and outdoor gathering areas comprise the neighborhood support and
recreational facilities. The Front Range Community College classroom and observatory
comprise the school.
While it may appear that the conversion of 3.7 acres of future non-residential land uses on
Parcel A may dilute the opportunity to provide a rich mix of uses within Willow Brook, the
location internal to the square mile section, with no exposure to arterial traffic, places
Parcel A at a disadvantage in attracting such uses. Without arterial exposure, the ability to
provide neighborhood -scale retail and services to the O.D.P. has proven difficult to
Willow Brook Amended Overall Development Plan, #27-10
December 9, 2010 P & Z Hearing
Page 3
This criterion requires the O.D.P. to be consistent with the permitted uses and
applicable zone district standards and any applicable general development
standards.
The Amended O.D.P. continues to indicate potential land uses that comply with the
permitted uses within the Low Density Mixed -Use Neighborhood zone district.
B. Section 2.3.2 (H) (2)
This criterion requires that the O.D.P. be consistent with the required density range
of residential land uses if located in the L-M-N or M-M-N zone district.
The Amended O.D.P. proposes to shift the Neighborhood Center from Parcel A to Parcel
D. This shift would then allow Parcel A (3.7 acres) to be combined with adjoining vacant
land (6.8 acres) for a new residential project (10.5 acres) to be referred to as Willow Brook
Third Filing as indicated at the neighborhood information meeting of August 9, 2010. It will
be incumbent upon the future Willow Brook Third Filing to demonstrate compliance with
the overall density standards of the L-M-N zone. The Amended O.D.P. would allow these
density standards to be achieved.
C. Section 2.3.2 (H) (3)
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.
The proposed amendment would not impact the existing surrounding public streets; Rock
Creek Drive on the north, Cinquefoil Drive on the east, Galileo Drive on the south and Lady
Moon Drive on the west. In general, Willow Brook demonstrates overall compliance with
City Plan in that development is served by a grid pattern of public streets which provide a
high level of both internal and external connectivity. (There is one internal public street,
Stardust Lane, which is a local street and, therefore, not shown on the O.D.P. This street
has been platted but not constructed and is anticipated to be vacated in conjunction with
the future Third Filing.)
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).
Willow Brook Amended Overall Development Plan, #27-10
December 9, 2010 P & Z Hearing
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-C; Harmony Technology Park — Approved for Presidio Apartments
S: L-M-N; Willowbrook First Filing (Observatory Village)
E: L-M-N; Willowbrook First Filing (Observatory Village)
W:L-M-N; Fossil Ridge High School
Parcels A and D are located in the northwest portion of the Willow Brook O.D.P., which is
governed by the Fossil Creek Reservoir Area Plan. Willow Brook (now marketed as
Observatory Village). Willow Brook was annexed in two sequential annexations in
September of 1999. The 112-acre Willow Brook Overall Development Plan was approved
in September of 2000. Willow Brook First Filing was approved in August of 2001. Willow
Brook Second Filing was approved in September of 2002. So far, the O.D.P. has
developed in the following manner:
Filing
Units
Net Acres
Gross Acres
Willow Brook 15
369
82.0 ac. = 4.5 d.u./a
94.6 ac. = 3.9 d.u./a
Willow Brook 2 nd
87
7.5 ac. = 11.6 d.u./a
7.5 ac. = 11.6 d.u./a
Total
456
89.5 ac. = 5.09 d.u./a
102.1 ac. = .46 d.u./a
Parcel A was originally designated as the Neighborhood Center that must contain a mix of
at least two uses. By shifting the Neighborhood Center from Parcel A to Parcel D, Parcel
A becomes eligible for future residential development in its entirety. (Note, the portion of
O.D.P Parcel D that is proposed for the Neighborhood Center was platted as Tract I on
Willow Brook First Filing.)
2. Compliance with the Fossil Creek Reservoir Area Plan:
According to the Land Use Framework Plan,"... the vacant area north of Kechter Road is
designated as "Low Density Mixed -Use Neighborhood." The Willow Brook parcel was
zoned into the Low Density Mixed -Use Neighborhood district upon annexation. Therefore,
the proposed O.D.P. complies with the adopted sub -area plan.
3. Compliance with Applicable Standards of the Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies seven criteria for reviewing O.D.P.'s.
A. Section 2.3.2(H)(1) — Permitted Uses and District Standards
Fart Collins
iiEM NO o2
MEETING DATE 0-%4 jo
STAFF o e gy-k
PLANNING & ZONING BOARD
PROJECT: Willow Brook Amended Overall Development Plan, #27-10
APPLICANT: Village Homes
c/o TST, Inc.
748 Whalers Way, Building D
Fort, Collins, CO 80525
OWNER: Village Homes
c/o Mr. Peter Benson
8480 East Orchard Road #1000
Greenwood Village, CO 80111
PROJECT DESCRIPTION:
This is a request to amend the existing Overall Development Plan by shifting the L-M-N
"Neighborhood Center" designation from Parcel A and applying it to a portion of Parcel D
which contains the neighborhood support and recreational facilities and the Front Range
Community College Stargazer Observatory. Parcel A would then retain its current
designation as "Multi -Family / Single Family Attached / Single Family Detached." Parcel A
is located at the southeast corner of Rock Creek Drive and Lady Moon Drive. It is 3.7
acres in size and is presently vacant. The entire Willow Brook O.D.P. is zoned L-M-N, Low
Density Mixed -Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Amended O.D.P. continues to comply with the Fossil Creek Reservoir Area Plan. The
O.D.P. continues to comply with the standards of Section 2.3.2(H). In particular, with
regard to Section 2.3.2(H)(8), the Neighborhood Center will contain two of the allowable
uses for an L-M-N Neighborhood Center as specified in Section 4.5(D)(3)(c). The O.D.P.
complies with Compact Urban Growth Standards of Section 3.7.2.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750