HomeMy WebLinkAboutWILLOW BROOK, FILING THREE - PDP - 32-10 - DECISION - CORRESPONDENCE-HEARINGAdministrative Public Hearing Sign -In
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SUMMARY OF CONCLUSIONS
In evaluating Willow Brook, Third Filing, P.D.P., Staff makes the following
findings of fact:
A. The P.D.P. is in compliance with the Fossil Creek Reservoir Area Plan.
B. The P.D.P. is in compliance with Amended the Willow Brook Overall
Development Plan. (Dec. 9, 2010)
C. The P.D.P. satisfies the development standards of the L-M-N zone district.
D. The P.D.P. satisfies the applicable General Development Standards of
Article Three.
E. The Request for Modification to Section 4.5(E)(1)(b) — Mid -Block
Pedestrian Connections to allow one block face to exceed 700 feet without
a pedestrian path is recommended for approval. In accordance with
Section 2.8.2(H)(4), the Modification is found to be not detrimental to the
pubic good. Further, the plan as submitted will not diverge from the
standards of the Land Use Code except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and
will continue to advance the purposes of the Land Use Code.
DECISION
The Willow Brook Td Filing Project Development Plan # 32-10, is hereby
approved by the Hearing Officer without conditions.
Dated this 2Id day of February 2, 2011 per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Ken Waido
Chief Planner
Village) is a well -planned neighborhood that extended an existing street
pattern and enhanced connectivity with a network of sub -arterial streets. The
neighborhood is characterized by short blocks, pocket parks and off-street
walkways.
• In addition, the subdivision is tied into the surrounding neighborhoods and
connected to Harmony Technology Park on the north, Brookfield Townhomes
on the northeast and Sunrise Ridge and Old Oak Estates on the east. Finally,
the neighborhood is connected to a network of public streets with access
three arterials — Ziegler Road, Kechter Road and Strauss Cabin Road.
5. Compliance with Applicable General Development Standards:
The P.D.P. complies with the following applicable General Development
Standards:
A. Section 3.5.2(C)(1) — Relationship of Dwellings to Streets and Parking
B. Section 3.5.2(D)(2) - Setback from Nonarterial Streets.
C. Section 3.5.2(E) — Garage Doors
D. Section 3.6.3 — Street Pattern and Connectivity Standards
E. Section 3.6.4 — Transportation Level of Service Requirements
6. Citizen Participation:
Two neighboring property owners raised questions about storm drainage, the
relocation of street right-of-way, and use of the pool and clubhouse. The
applicant responded:
• Storm drainage will tie into the overall existing system which has been
evaluated and found acceptable by the City's Stormwater Utility.
• Existing Stardust Lane right-of-way was platted but never built. It is now
shifted slightly to the west to serve the new layout.
• Residents of Filing Three will be members of the homeowners' association
and full privileges of all common areas including the pool.
5. Section 4.5(E)(1)(b) — Mid -Block Pedestrian Connections
A Request for Modification of Standard has been submitted with regard to the
Mid -Block Pedestrian Connection. The standard reads as follows:
"Mid -Block Pedestrian Connections. If any block face is over seven
hundred (700) feet long, then walkways connecting to other streets
shall be provided at approximately mid -block or at intervals of at
least every six hundred fifty (650) feet, whichever is less."
The project is bounded by four public streets. Two of these streets, Cinquefoil
Lane and Lady Moon Drive (formerly named Cambridge Avenue), were in place
prior to the First Filing. The following block face lengths are provided:
Cinquefoil Lane
575 feet
Lady Moon Drive
575 feet
Endeavour Lane
460 feet
Voyager Lane
540 feet
Star Dust Lane
460 feet
Galileo Drive
540 feet
Rock Creek Drive
827 feet
Note that the only block face that exceeds 700 feet is along Rock Creek Drive
with a length of 827 feet, a difference of 147 feet. This block face does not
feature a mid -block pedestrian walkway.
Staff recommends a Modification of Standard to allow for the length of the block
along Rock Creek Drive without a mid -block pedestrian connection. In general,
from an overall neighborhood perspective, Willow Brook demonstrates
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. A typical lot width in Filing Three is 50 feet making the difference of
147 feet the equivalent of three lots.
Staff has reviewed the Modification by the criteria of Section 2.8.2(H) and
recommends approval of the Modification based on the following:
• The granting of the Modification would not be detrimental to the public good.
The granting of the modification would not diverge from the standard except
in a nominal and inconsequential way when considered from the perspective
of the entire development plan, and will continue to advance the purpose of
the Land Use Code. This is primarily because Willow Brook (Observatory
The Willow Brook Amended Overall Development Plan was approved on
December 9, 2010 which allowed the shifting the L-M-N "Neighborhood Center"
from Parcel A (southeast corner of Lady Moon Drive and Rock Creek Drive) and
applying it to a portion of Parcel D which contains the existing neighborhood
support and recreational facilities and the Front Range Community College
Stargazer Observatory. Parcel A is a component, of the Third 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 P.D.P. complies with the adopted
sub -area plan.
3. Compliance with the Willow Brook Overall Development Plan:
As mentioned, the O.D.P. was recently amended to allow the Neighborhood
Center to shift over to the Stargazer Observatory. The Land Use Map of the
O.D.P. designates the subject site as a portion of "Parcel A - Multi -Family, Single
Family Attached, Single Family Detached." The P.D.P. complies with the Overall
Development Plan.
Filing 1 contained less than required minimum net density and included only two
of the required three housing types. Filing Two on Parcel C of the O.D.P.,
however, provided multi -family housing at a sufficient density to bring the O.D.P.
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 O.D.P.
4. Compliance with the L-M-N District Standards:
The P.D.P. complies with applicable L-M-N standards:
A. Density
B. Mix of Housing
C. Neighborhood Center
D. Small Neighborhood Parks
E. Streets and Blocks
From the Applicant:
Peter Bensen, Village Homes
Keith Shaffer, TST, Inc.
Ryan Banning, TST, Inc
From the Public:
Clyde Brewer, 3703 Galileo Drive, Fort Collins, CO. 80528
Kelly Schramm, 3609 Observatory Drive, Fort Collins, CO. 80528
Written Comments:
None
FACTS AND FINDINGS
The P.D.P. is in compliance with the Fossil Creek Reservoir Area Plan and the
Willowbrook Amended Overall Development Plan. The P.D.P. satisfies the
development standards of the L-M-N zone district and the applicable General
Development Standards of Article Three.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-C; Vacant (Harmony Technology Park — Secondary Uses — Multi -family,
approved for Presidio Apartments, 240 dwelling units at a density of 17.65
dwelling units per acre)
S: L-M-N; Willow Brook First Filing
E: L-M-N; Willow Brook First Filing
W: L-M-N; Willow Brook First Filing
The parcel is in the northwest portion of the Willow Brook O.D.P. and located
within the Fossil Creek Reservoir Area Plan. The parcel 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 on August of 2001 and is presently under construction.
Willow Brook Second Filing was approved in September of 2002.
pattern. The parcel is zoned L-M-N, Low Density Mixed -Use Neighborhood
which is consistent with the balance of Observatory Village.
SUMMARY OF HEARING OFFICER DECISION:
ZONING DISTRICT: LMN, Low Density Mixed -Use Neighborhood
District
STAFF RECOMMENDATION: Approval
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer
established no controversy or facts to refute
that the hearing was properly posted, legal
notices mailed and notice published.
PUBLIC HEARING
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code,
opened the hearing at approximately 5:00 p.m. on January 19, 2011 in
Conference Room A at 281 North College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1)
Planning Department Staff Report; (2) application, plans, maps and other
supporting documents submitted by the applicant and the applicant's
representatives to the City of Fort Collins; (3) a sign up sheet of persons
attending the hearing; and (4) a tape recording of the hearing. The LUC, the
City's Comprehensive Plan (City Plan), and the formally promulgated policies of
the City are all considered part of the evidence considered by the Hearing
Officer.
The following is a list of those who attended the meeting:
From the City:
Ted Shepard, Chief Planner, Current Planning Department
City of
�,.F,`rt Collins
Planning, Development and
Transportation Services
Current Planning
281 N. College Avenue
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov.com/Currentp/anning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE:
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
PROJECT DESCRIPTION:
January 19, 2011
Willow Brook 3rd Filing Project
Development Plan
#32-10
Village Homes
c/o TST, Inc.
748 Whalers Way, Bldg. D
Fort Collins, CO 80525
Village Homes
8480 E. Orchard Road, Ste. 100
Greenwood Village, CO 80111
Ken Waido, Chief Planner
Advance Planning Department
This is a request for a residential development project by Village Homes that is a
continuation of Observatory Village. As proposed, the project consists of 61
single family detached homes on 11.11 acres resulting in a density of 5.74
dwelling units per net acre. A central green is provided. The site 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. A segment of existing Star Dust Lane
right-of-way will be vacated by this project to accommodate the new street