HomeMy WebLinkAboutWILLOW BROOK, FILING THREE - PDP - 32-10 - REPORTS - RECOMMENDATION/REPORTC. 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.
RECOMMENDATION:
Staff recommends approval of the Request for Modification of Standard to
Section 4.5(E)(1)(b) and Willow Brook, Third Filing, P.D.P., #32-10.
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A Transportation Impact Study was prepared in conjunction with the First Filing
and subsequently amended. This study was coordinated with two adjacent
developments for a comprehensive analysis of the entire square mile section.
At full development, Willow Brook Third Filing will generate approximately 660
daily trip ends, 52 morning peak hour trip end, and 67 afternoon peak hour trip
ends.
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 will be 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 P.D.P.
continues this established street network.
The site is within walking distance of Fossil Ridge High School and biking
distance to Kinard Junior High School and Zach Elementary School. Bike and
pedestrian travel is accommodated by a combination of on -street bike lanes and
sidewalks as well as mid -block connections at three locations.
With the proposed construction of the public street system, the P.D.P. satisfies
the Level of Service standards for all modes of travel.
6. Neighborhood Information Meeting:
A neighborhood meeting was held on August 9, 2010 in conjunction with the
Amended Overall Development Plan. A summary of the meeting is attached.
Questions related to lot sizes, housing models and home prices were addressed.
In addition, there were a number of questions about maintenance of the central
green and inclusion into the master homeowner's association. Generally, the
project was well -received by those attending the neighborhood meeting. Since
the mailing of the public hearing notification, Staff has not received one phone
call, e-mail message or letter regarding this P.D.P.
7. Findings of Fact/Conclusion:
In evaluating the 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)
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Orientation to a Connecting Walkway. Every front facade with a primary entrance
to a dwelling unit shall face the adjacent street to the extent reasonably feasible.
Every front facade with a primary entrance to a dwelling unit shall face a
connecting walkway with no primary entrance more than two hundred (200) feet
from a street sidewalk.
The buildings are aligned with the front door facing a public street. At the time of
building permit review, garages will be required to be recessed a minimum of four
feet from the front fagade of the ground floor or porch and garage doors shall not
comprise more than 50% of the house frontage.
B. Section 3.5.2(D)(2) - Setback from Nonarterial Streets.
Minimum setback of every residential building and of every detached accessory
building that is incidental to the residential building from any public street right-of-
way other than an arterial street right-of-way shall be fifteen (15) feet.
All buildings are setback from the five public streets by a minimum distance of 15
feet.
C. Section 3.5.2(E) — Garage Doors
At the time of building permit review, garages will be required to be recessed a
minimum of four feet from the front fagade of the ground floor or porch and
garage doors shall not comprise more than 50% of the house frontage.
D. Section 3.6.3 — Street Pattern and Connectivity Standards
"The local street system of any proposed development shall be designed
to be safe, efficient, convenient and attractive, considering use by all
modes of transportation that will use the system (including, without
limitation, cars, trucks, buses, bicycles, pedestrians and emergency
vehicles."
The street pattern is established with the First Filing. The P.D.P. continues to
comply with this network with the addition of three new internal public streets.
E. Section 3.6.4 — Transportation Level of Service Requirements
"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."
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
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:
A. Section 3.5.2(C)(1) — Relationship of Dwellings to Streets and Parking
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D. 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 (113) 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.
Willow Brook Third is served by a private park that is 1.16 acres in size. All 61
dwelling units are located within 1/3 mile (1,758 feet), as measured along public
streets, from this park. This 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.
E. Streets and Blocks
1. Street System Block Size. The local street system provided by the
development shall provide an interconnected network of streets in a
manner that results in blocks of developed land bounded by
connecting streets no greater than twelve (12) acres in size.
The project results in a block that is 11.11 acres in size.
2. 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:
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(a.) 75 standard lot single family detached dwellings on lots containing
6,000 square feet or more.
(b.) 294 small lot single family detached dwellings on lots containing
less than 6,000 square feet.
Willow Brook Phase Two contains 87 multi -family units. Willow Brook Phase
Three divides the 61 lots into 49 single family detached dwellings on lots
containing less than 6,000 square feet and 12 containing more than 6,000 square
feet.
Therefore, the requirement for three housing types is satisfied. Based on a total
of 517 dwelling units between the three Phases, the percentage breakdown of
the three housing types is as follows:
87 single family on lots with more than 6,000 square feet = 16.82%
343 single family on lots with less than 6,000 square feet = 66.34%
87 multi -family dwellings = 16.82%
As can be seen, no one housing type exceeds 90% of the total.
C. Neighborhood Center
1. 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.
Per the amended O.D.P., the Neighborhood Center has shifted to a portion of
Parcel D at the southwest corner of Cinquefoil Lane and Galileo Drive. This
Neighborhood Center will continue to comply with the L-M-N requirement that
such a center provide at least two non-residential land 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.
The most remote dwellings from this center are Lots 30 — 32. These lots are
approximately 1,075 feet west of the neighborhood center. Therefore, 100% of
the dwelling units are within 3/ of a mile of the neighborhood center.
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Filing One 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:
A. Density
As mentioned, the overall Willow Brook filings are 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 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 d.u./a
94.6 ac. = 3.9 d.u./a
Willowbrook 2"d
87
7.5 ac = 11.6 d.u./a
7.5 ac. = 11.6 d.u./a
Willowbrook 3`d
61
10.63 ac = 5.74 d.u./a
11.11 ac = 5.5 du/a
Total
517
100.13 ac = 5.17 du/a
113.2 ac = 4.71 dua
As can be seen by the table, Willow Brook Third Filing P.D.P., in conjunction with
the First and Second Filings, complies with the minimum density requirements
(5.00 d.u.1net acre) and does not exceed the maximum density (8.00 d.u./gross
acre) of the L-M-N zone. (The net acreage for the Third Filing is derived by
subtracting out the land area dedicated for pedestrian and bicycle paths.)
B. Mix of Housing
1. 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:
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COMMENTS:
1. 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 but is not under
construction.
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.
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I i cM NO 2
MEETING DATE 7AAi ugtiy tg., aa/i
STAFF red SHe-pA t0
HEARING OFFICER
PROJECT: Willow Brook, Filing Three, Project Development Plan, #32-
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APPLICANT: Village Homes
c/o TST, Inc.
748 Whalers Way, Bldg. D
Fort Collins, CO 80525
OWNER: Village Homes
8480 E. Orchard Road, Suite 100
Greenwood Village, CO 80111
PROJECT DESCRIPTION:
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
pattern. The parcel is zoned L-M-N, Low Density Mixed -Use Neighborhood
which is consistent with the balance of Observatory Village.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
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.
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750