HomeMy WebLinkAboutWILLOW BROOK AMENDED ODP - 27-10 - P&Z PACKET - PLANNING OBJECTIVESWillow Brook - Overall Development Plan Amendment
Project Narrative / Planning Objectives October 27, 2010
network. Bike and pedestrian travel is accommodated by a combination of on -street
bike lanes and sidewalks.
Within ODP Parcel A, off-street pedestrian connections are anticipated from Galileo
Drive to the central pocket park as well as from the internal local street to the central
pocket park. On street pedestrian sidewalks are anticipate along each of the public
streets. Bicycle movement is accommodated within public right-of-way per LUCASS
street standards.
A bicycle and pedestrian level of service study (prepared by Delich Associates on
September 29, 2010) has been completed. This pedestrian analysis demonstrates
compliance with required levels of service. A copy of this memorandum is included
with this ODP Amendment submittal.
5 1 P a g e
Willow Brook - Overall Development Plan Amendment
Project Narrative / Planning Objectives I October 27, 2010
The ODP currently designates a future neighborhood center (NC) at the southeast
corner of Lady Moon Avenue and Rock Creek Drive. The proposed ODP Amendment
transfers the neighborhood center southeast, on the south side of Galileo and the west
side of Cinquefoil. This location is 2,225 feet from the most remote dwellings within the
entire Willow Brook ODP. Within Parcel A, the most remote dwelling is 980 feet from the
NC. Therefore, 100% of the dwelling units are within % of a mile of the proposed
neighborhood center location.
Small Neighborhood Parks: Either a neighborhood park or a privately owned park,
that is at least one (1) acre in size, shall be located within a maximum of one-third (13)
mile of at least ninety (90) percent of the dwellings in any development project of ten
(10) acres or larger as measured along street frontage. Such parks shall meet five
criteria relating to location, access, facilities, ownership and maintenance, and storm
drainage.
While not required, it is anticipated that there may be a future pocket park in Willow
Brook Third Filing. The exact size is not determined at this time. The existing
observatory and swimming pool across the street from Parcel A are less than one acre
in size. ODP Parcel E is the nearest park that exceeds one acre in size. Parcel E is
located diagonally across the street from the subject site. The furthest lot within ODP
Parcel A would be 1,275 feet from this park site, which is less than 1/3 of a mile.
Therefore, Willow Brook ODP Amendment satisfies the criterion of being within one-third
mile of a small neighborhood park, at least one acre in size.
This existing park complies with the five standards for small neighborhood parks in the
following manner:
• Location: It is highly visible, and formed by the street layout and pattern of lots.
• Access: It is easily accessible by pedestrians, and open to the public.
• Facilities: It provides multiple -use turf, paths and benches.
• Ownership: It will be privately owned and maintained.
• Storm Drainage: It is not integrated with storm drainage facilities.
Transportation Level of Service Requirements (Sec. 3.6.4): "All development plans
shall adequately provide vehicular, pedestrian and bicycle facilities necessary to
maintain the adopted transportation Level of Service standards for the following modes
of travel: motor vehicle, bicycle and pedestrian."
A Transportation Impact Study was prepared in conjunction with the First Filing. This
study was coordinated with two adjacent developments for a comprehensive analysis of
the entire square mile section.
The collector street network for the interior of the square mile section has been
established by both the Fossil Creek Reservoir Area Plan and the Harmony Technology
Park Amended O.D.P. There are four collectors. The three north -south collectors are
Technology Parkway, Lady Moon Avenue and Cinquefoil Drive. The one east -west
collector is Rock Creek Drive. The ODP Amendment continues this established street
41Pagc
Willow Brook - Overall Development Plan Amendment
Project Narrative / Planning Objectives October 27, 2010
Density. Both Willow Brook First and Second Filings combined were required to contain
no less than five dwelling units per net acre and no more than eight dwelling units per
gross acre of residential land. In addition, the maximum density of any phase in a
multiple -phase development plan is a maximum of 12 dwelling units per gross acre. The
density of the individual filings and their total are as follows:
Filing
Units
Net Acres
Gross Acres
Willowbrook 1st
369
82 ac. = 4.5 du/acre
94.6 ac. = 3.9 du/acre
Willowbrook 2"d
87
7.5 ac. = 11.6 du/acre
7.5 ac. = 11.6 du/acre
Willowbrook 3rd
61
11.60 ac. = 5.3 du/acre
11.60 ac = 5.3 du/acre
Total
517
101.1 ac. = 5.1 du/acre
113.7 ac. = 4.55 du/acre
The proposed amendment to the Willow Brook ODP (and content of any subsequent
PDP submittals), in conjunction with the First and Second Filings, comply with the
minimum density requirements (5.00 d.u.lnet acre) and do not exceed the maximum
density (8.00 d.u./gross acre) of the L-M-N zone.
Mix of Housing: A minimum of three housing types are required for any project
containing 45 acres or more. A single housing type shall not constitute more than 90%
of the total number of dwelling units.
Willow Brook First contains two housing types:
■ 134 standard lot single family detached dwellings on lots >6,000 square feet
• 235 small lot single family detached dwellings on lots < 6,000 square feet
Willow Brook Phase Two contains one housing type:
■ 87 multi -family units
Willow Brook Phase Three is anticipated to contain two housing types:
• Approximately 12 standard lot single family detached dwellings on lots >6,000
square feet
■ Approximately 49 small lot single family detached dwellings on lots < 6,000 square
feet
The requirement for three housing types is satisfied, and no one housing type exceeds
90% of the total. Based on a total of 517 dwelling units between the three Phases, the
percentage breakdown of the three housing types is as follows:
• 146 single family on lots with more than 6,000 square feet = 28.24%
• 284 single family on lots with less than 6,000 square feet = 54.93%
• 87 multi -family dwellings = 16.83%
Neighborhood Center. At least 90% of the dwellings in projects greater than 40 acres
shall be located within 3,960 feet (314 of a mile) of either a neighborhood center
contained within the project, as measured along street frontage, and without crossing an
arterial.
3 1 P a g e
Willow Brook - Overall Development Plan Amendment
Project Narrative / Planning
27, 2010
weddings. In addition FRCC uses the facility throughout the school year as well as for
summer programs.
Stargazer Observatory was designed and programmed with the Astronomy Department
at FRCC. At the time, the Astronomy Departmentwas using portable telescopes on a
roof top and parking lots at their Fort Collins campus and we were looking for the
expertise to help plan and operate an observatory, so it seemed like a perfect fit. They
have been a tenant at Stargazer Observatory since it opened and have used the
classroom continuously for daytime classes as well as evening lab nights in the dome
and classroom. The audiovisual .equipment is wired so that images from the telescope
in the dome can be displayed on the big screen in the classroom. FRCC also conduct
monthly open house lab nights for the residents and hold special events for unique
celestial events such as lunar eclipses. The lobby and staircase even integrate
educational displays describing historical and key events in astronomy.
While Parcel A has been marketed for several years as allowing Neighborhood Center
uses, there has been no significant interest in the property for any uses other than
residential.
Fossil Creek Reservoir Area Plan:
ODP Parcel A and ODP Parcel D are in the northwest portion of the Willow Brook ODP
and are located within 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 ODP Parcels
A and D were zoned into the Low Density Mixed -Use Neighborhood district upon
annexation. Therefore, the proposed ODP Amendment which maintains the LMN zoning
for both parcels complies with the adopted sub -area plan.
Willow Brook Overall Development Plan:
The "Land Use Map" of the approved ODP designates land uses for Parcel A.as Multi -
Family, Single Family Attached, and Single Family Detached Residential. The "Land
Use Map" of the approved ODP designates land uses for Parcel D as Single Family
Detached. The proposed amendment to the ODP maintains these same residential land
use designations.
Filing One of Willow Brook contained less than the required minimum net density and
included two of the required three housing types. Filing Two of Willow Brook (Parcel C
of the ODP) provided multi -family housing at a sufficient density to bring the ODP into
compliance for both minimum required density and mix of housing types.
With the inclusion of Filings Two and Three, Willow Brook complies with the parameters
of the ODP.
L-M-N District Standards:
21Page
Willow Brook - Overall Development Plan Amendment
Project Narrative / Planning Objectives October 27, 2010
Project Background
This proposed amendment to the Willow Brook Overall Development Plan requests that
the Neighborhood Center ("NC") designation be shifted from ODP Parcel A to ODP
Parcel D (ODP Parcel D is Identified as Parcel I on the Willow Brook Plat). No changes
to the existing L-M-N zoning (Low Density Mixed -Use Neighborhood) for ODP Parcels A
or D are proposed.
ODP Parcel A is bounded by Rock Creek Drive on the north, Cinquefoil Lane on the
east, Galileo Drive on the south and Lady Moon Drive on the west. ODP Parcel D is
bounded by Galileo on the north, Cinquefoil Lane on the east, residential homes on the
west, and Observatory Drive on the south. Two vehicular access points are anticipated
to the property off Galileo Drive.
Single family detached dwellings are anticipated for this property. Existing land to the
north is zoned Harmony Corridor and is currently vacant. Property to the west is zoned
Poudre R-1 School District / LMN and contains Fossil Ridge High School. Property to
the south and east are zoned LMN (are part of Willow Brook ODP) and contain
residential uses. Development within Parcel A of the ODP is anticipated to develop in
one or more phases.
A small pocket park is planned on the property and is anticipated to be centrally located
within Parcel A. In addition to the pocket park, linear open spaces are planned along
Lady Moon Drive, Rock Creek Drive and Cinquefoil Lane to provide buffer between
residential lots and public rights -of -way. Common open space within ODP Parcel A will
be owned and maintained by Observatory Village Master Association.
Planning Objectives
Neiahborhood Center Reauirements
Division 4.5 of the Land Use Code calls for Neighborhood Centers to include at least two
of a variety of uses. Parcel D satisfies this requirement by providing two of the listed
uses: neighborhood support/recreation facility, and a school.
Parcel I (the eastern portion of ODP Parcel D) was designed and developed to serve two
distinct functions. Completed in July 2003, it serves as a clubhouse and recreation
center for the residents of Observatory Village, and it also serves as a school for the
Astronomy Department at Front Range Community College (FRCC). The site includes
Stargazer Observatory (a two story clubhouse with a working observatory), a large pool,
a kiddy pool, a barbeque area, lounging areas, landscaping and on -site parking.
Stargazer Observatory includes a lobby area, restrooms, a kitchen, and a large multi-
purpose room (classroom), all on the ground floor. The upstairs includes a working
observatory in a dome, a telescope storage room, and an outdoor viewing deck.
Besides the pool related activities, the building is used throughout the year by residents
for various events such as meetings, parties, bunko night, troop meetings, and even
1IPage