HomeMy WebLinkAboutWILLOW BROOK, FILING THREE - PDP - 32-10 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESWillow Brook Filing No. 3 - Preliminary Development Plan
/ Planning
No block face within the PDP is greater than 700 feet in length:
• Cinquefoil Lane frontage is approximately 575 feet
• Endeavour Lane frontage is approximately 460 feet
• Voyager Lane frontage is approximately 540 feet
• Star Dust Lane frontage is approximately 460 feet
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 proposed
PDP continues this established street network. Bike and pedestrian travel is accommodated by a
combination of on -street bike lanes and sidewalks.
Within the PDP area, 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 PDP submittal.
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Willow Brook Filing No. 3 - Preliminary Development Plan
/ Planning Objectives
November 16, Z010
Stargazer Observatory was designed and programmed with the Astronomy Department at FRCC.
At the time, the Astronomy Department was 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.
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, a pocket park is proposed within the PDP area. The park is approximately
1.17 acres (50,900 square feet) in size. The existing observatory and swimming pool across the
street from the PDP site are less than one acre in size. ODP Parcel E is the nearest existing park
that exceeds one acre in size. Parcel E is located diagonally across the street from the PDP site.
The furthest lot within the PDP area would be 1,275 feet from this park site, which is less than 1/3
of a mile. Therefore, Willow Brook Filing No. 3 PDP 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.
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 entire PDP project area is less than twelve (12) 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.
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Willow Brook Filing No. 3 - Prelimi
Project Narrative / Planning Objectives
Plan
16, 2010
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 9096 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.
The ODP designated a future neighborhood center (NC) at the southeast corner of Lady Moon
Avenue and Rock Creek Drive. The 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.
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 weddings. In
addition FRCC uses the facility throughout the school year as well as for summer programs.
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Willow Brook Filing No. 3 - Preliminary Development Plan
Project Narrative / Planning Objectives November 16, 2010
built within Willow Brook Filing 1. These homes are approximately 40' wide and include five plans
ranging in size from approximately 1,667 to 2,541 square feet, with one ranch plan and four two-
story plans. The homebuyers can each select the elevation style, exterior colors and masonry for
their specific plan from a wide selection of choices, resulting in a unique and varied streetscape.
This PDP area is anticipated to be built in multiple phases. The first phase is anticipated to
include four of the lots fronting the existing Galileo Drive (lots 58-61). The second phase is
anticipated to include the ten lots fronting the existing Cinquefoil Lane (lots 1-10). The remainder
of the PDP area will be a third phase of development that may be further sequenced into
additional phasing. Any additional phasing with the PDP phase three area will be determined at
time of Final Plan submittal. Specifics of phasing may be refined at time of Final Plan submittal.
Planning Objectives
Fossil Creek Reservoir Area Plan
The PDP is within the northwest portion of the Willow Brook ODP and is 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 Parcel A was
zoned Low Density Mixed -Use Neighborhood (LMN) when it was annexed. Therefore, this PDP,
which proposes single family detached lots, is consistent with the LMN zoning, and is in
compliance with the adopted sub -area plan.
Willow Brook Overall Development Plan:
The PDP complies with the Proposed Amendment to the Willow Brook Overall Development
Plan.
LMN District Standards
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 2nd 87 7.5 ac. = 11.6 du/acre 7.5 ac. = 11.6 du/acre
Willowbrook 3rd 61 11.11 ac. = 5.5 du/acre 11.11 ac = 5.5 du/acre
Total 517 100.61 ac. = 5.1 du/acre 113.21 ac. = 4.57 du/acre
The proposed Willow Brook Filing No. 3 PDP, in conjunction with the First and Second Filings of
Willow Brook, comply with the minimum density requirements (5.00 d.u./net acre) and do not
exceed the maximum density (8.00 d.u./gross acre) of the L-M-N zone.
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Willow Brook Filing No. 3 - Preliminary Development Plan
Project Narrative / Planning Objectives November 16, 2010
Project Narrative
Willow Brook Filing No. 3 — Preliminary Development Plan (PDP) encompasses the last
undeveloped piece of the greater Willow Brook area and is 11.11 acres in size. The PDP
property 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. Two vehicular access points are anticipated to
the property off Galileo Drive.
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 this PDP is anticipated to develop in one or more phases.
The proposed development includes 61 single family detached lots, as well as a centrally located
private pocket park. The pocket park will provide a large irrigated turf area for active play as well
as a couple of seating areas at the outer corners of the park. 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 the
PDP will be owned and maintained by Observatory Village Master Association.
There are three public streets proposed: Endeavour Lane, Voyager Lane and Star Dust Lane.
Access to the site is off the existing Galileo Drive to the south. The proposed local residential
streets (with detached sidewalks) will meet City of Fort Collins and LUCASS street standards and
will be lighted according to City standards and requirements. The proposed pocket park is
anticipated to have a few full cut off bollard lights to illuminate the pathway intersections and
seating areas. The style and character of open space lighting will be consistent with other
common amenity areas throughout the existing Willow Brook community.
Street trees are provided along all public street frontages. Street trees will be located within
irrigated turf lawn. Existing street trees along Cinquefoil that conflict with driveway locations will
be transplanted to other areas of the PDP. These existing trees are relatively young and are all
smaller than 5" cal. size. There are three existing evergreen trees at the southeast corner of the
PDP that will be transplanted to the proposed monument sign location at the northwest corner of
the site. A combination of deciduous and evergreen plant materials will be provided within the
common open space tracts to provide variety and interest year round. Native grasses will be
utilized between sidewalks and rear lot lines and within portions of the pocket park. The central
portion of the pocket park will be irrigated turf grass for active uses. Shrub beds add texture and
interest at pathway nodes, monument sign locations, and strategic locations throughout the open
spaces. A new project identification sign is proposed at the northwest corner of the PDP, at the
intersection of Rock Creek Drive and Lady Moon Drive. This sign will be similar in character,
scale and design to the existing sign at the intersection of Cinquefoil Lane and Rock Creek Drive
(at the northeast corner of the PDP).
Two fence styles are included in the PDP drawings with the landscape sheets. A wood privacy
fence will be provided by the developer, along Rock Creek and Lady Moon, as shown on the site
plan. An optional split rail fence will be permitted on private residential lots. However, side and
rear fences are not required. Details of these two fence types are provided on the landscape
sheets.
The architecture for the single family detached homes within this PDP will be consistent with the
architecture, exterior colors and materials of the existing homes within the community. It is
anticipated that the Park Collection of homes will be built, which are currently being offered and
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