HomeMy WebLinkAboutZIEGLER - HARVEST PARK ODP - ODP120004 - REPORTS - RECOMMENDATION/REPORTHarvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 9
4. Neighborhood Meeting:
A neighborhood meeting was held on October 25, 2012 for the ODP and related PDP
(see attached meeting notes). Approximately 20 residents attended and commented on
the proposed building architecture and height, the developer providing landscaping for
the adjacent Harvest Park detention pond, future uses on the north portion of the site,
and parking. The majority of these comments are applicable at the time of the PDP.
5. Findings of Fact/Conclusion:
In reviewing the request for the Harvest Park/Ziegler ODP, staff makes the following
Findings of Fact and Conclusions:
1. The proposed ODP is consistent with the permitted uses and applicable district
standards of the L-M-N Zone District, including housing density and mix of land
uses.
2. The proposed ODP conforms to the Master Street Plan and street pattern and
connectivity standards as required in Section 3.6.1 and 3.6.3 (A) through (F) and
conforms to the Transportation Level of Service Requirements in Section 3.6.4.
3. The ODP identifies all natural areas, habitats and features.
4. The ODP conforms to the McClelland's Creek Master Drainage Basin Plan.
5. The ODP conforms to the contiguity requirements of the Compact Urban Growth
Standards of Section 3.7.2.
RECOMMENDATION:
Staff recommends approval of the Harvest Park/Ziegler Overall Development Plan —
ODP#120004.
ATTACHMENTS:
1. Overall Development Plan (ODP)
2. ODP Conceptual Drainage Plan
3. ODP Traffic Study
4. Notes from October 25, 2012 Neighborhood Meeting
Harvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 8
The specific design of a neighborhood center will be addressed at the PDP
stage. Vehicular access is proposed via a drive that would line-up with the
proposed drive into the residential area of Parcel B. Bicycle and pedestrian
access to this area would be from the sidewalk network along both County Fair
Lane and Ziegler Road and bike lanes along Ziegler.
Section 4.5(D)(e) — Outdoor Spaces
A publicly accessible outdoor space such as a park, plaza, pavilion or courtyard
shall be included within or adjacent to every neighborhood center to provide a
focal point for such activities as outdoor gatherings, neighborhood events,
picnicking, sitting and passive and active recreation.
This standard must be addressed at the PDP stage.
(3) Facing Uses
To the extent reasonably feasible, land use boundaries in neighborhoods shall occur at
mid -block locations rather than at streets, so that similar buildings face each other.
The two parcels of the proposed ODP are split by the extension of County Fair Lane.
Given the size and configuration of the ODP, there are few other options for the location
of the land use boundary between the residential and commercial areas of the property,
to allow similar buildings to face each other.
(4) 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.
The entire ODP acreage is less than 10 acres, so this standard is not applicable.
3. Compact Urban Growth - Section 2.3.2 (H) (3):
This criterion requires that the ODP conform to the contiguity requirements of the
Compact Urban Growth Standards as per Section 3.7.2.
This site is an infill site and the ODP meets the requirements of the Compact Urban
Growth Standards because least 1/6 of the proposed development's boundaries are
contiguous to existing development.
Harvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 7
direct access to the center. Neighborhood centers that are located on arterial
streets and that include retail uses or restaurants shall be spaced at least three
thousand nine hundred sixty (3,960) feet (three-quarters (%] mile) apart.
Access to Parcel A will be from a future driveway from County Fair Lane. Access
for bicyclists and pedestrians will be from the network of sidewalks along County
Fair Lane and walks and bike lanes along Ziegler Road. All of the proposed
housing units in this ODP would be within three-quarters of a mile of Parcel A.
Parcel A is adjacent to an arterial street (Ziegler Road), but no vehicular access
is proposed from the arterial. Future sidewalk along Ziegler Road will provide
pedestrian access to a crosswalk at the south side of County Fair Lane. There
are no existing or planned neighborhood centers within'/ mile of this site.
Section 4.5(D)(c) — Land Use Requirements
A neighborhood center shall include two (2) or more of the following uses: mixed -
use dwelling units, community facilities; neighborhood support/recreation
facilities; schools; child care centers; places of worship or assembly,
convenience retail stores, retail stores, offices, financial services and clinics with
less than five thousand (5,000) square feet of building footprint area; personal or
business service shops; standard or fast food restaurants (without drive-in or
drive -through facilities); small animal veterinary clinics, convenience retail stores
with fuel sales that are at least three-quarters (%) mile from any other such use
and from any gasoline station; and artisan or photography studios or galleries.
No drive-in facilities shall be permitted. A neighborhood center shall not exceed
(5) acres in size, excluding such portion of the neighborhood center which is
composed of a school, park, place of worship or assembly and/or outdoor space
as defined in subparagraph E of this Section.
The 1.32 acre site for the proposed neighborhood center is on the small side of a
neighborhood center, but is large enough to provide for two or more uses. At this
time, the applicant envisions 5,000 square feet of commercial uses in a
neighborhood center.
Section 4.5(D)(d) — Design and Access
The design of neighborhood centers shall be integrated with surrounding
residential areas by matching the scale of nearby residential buildings, providing
direct access from surrounding residential areas, creating usable outdoor
spaces, orienting building entrances to connecting walkways, and, to the extent
reasonably feasible, maintaining/continuing the architectural themes or character
of nearby neighborhoods.
Harvest Park/Ziegler ODP - #120004
Planning 8 Zoning Hearing April 18, 2013
Page 6
(1) Housing Density
The L-M-N District requires a mix of housing unit types in developments that are larger
than 20 acres. Since the ODP is less than 20 acres in size, this requirement is not
applicable.
As noted in Section B on Page 3, the density for the overall ODP is 8.9 DU/per gross
acre if the entire site is developed in residential uses. If only the southern parcel is
residential, the density would be 5.5 DU/gross acre. The proposed ODP is consistent
with all required housing density provisions of the L-M-N District.
The ODP proposes a housing unit type that is not currently in the immediate area. The
proposal for commercial uses on Parcel A (northern parcel) would provide a variety of
lower -intensity, neighborhood -serving commercial uses that are not available in the
neighborhood and would be easily accessible to residents on foot or by bicycle. The
nearest commercial area is the Harmony Corridor. Fossil Ridge High School, Preston
Middle School, and the future Southeast Community Park serve as focal points for the
neighborhood.
(2) Mix of Uses — Neighborhood Center
The L-M-N zone requires the following mix of land uses:
Section 4.5(D)(3) — Access to Neighborhood Center
At least ninety (90) percent of the dwellings in all development projects greater
than forty (40) acres shall be located within three thousand nine hundred sixty
(3,960) feet (three-quarter (%] mile) of either a neighborhood center contained
within the project, or an existing neighborhood center located in an adjacent
development, or an existing or planned Neighborhood Commercial District
commercial project, which distance shall be measured along street frontage, and
without crossing an arterial street.
Since the ODP is smaller than 40 acres, this standard does not apply. The proposed
ODP includes the potential for a neighborhood center on Parcel A, which is 1.32 acres
in size. This center must comply with Section 4.5(D)(b — e), as follows:
Section 4.5(D)(b) — Location
A neighborhood center shall be planned as an integral part of surrounding
residential development and located where the network of local streets provides
Harvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 5
The southern end of this ODP is adjacent to the McClelland's Creek channel. The 100-
year City floodplain for this creek is shown on the ODP, as are existing wetlands and an
approximate 1 00'wide natural habitat buffer for the area. This floodplain is not a FEMA
mapped floodplain. The PDP for the southern portion of the property will address the
buffer in greater detail.
There are existing trees on the northern portion of the ODP and several on the southern
portion. Mitigation required for trees that are proposed to be removed will be addressed
by the City Forester at the PDP stage.
F. Section 2.3.2 (H)(6) — Drainage Basin Master Plan
This criterion requires an ODP to be consistent with the appropriate Drainage Basin
Master Plan.
The proposed ODP is consistent with the McClelland's Creek Master Drainage Basin
Plan. Drainage will be collected and conveyed to a proposed water quality pond on the
southern portion of the site. After being treated, drainage will be released into the
McClelland's Channel. On -site detention will not be required since the peak flow from
this site will occur before the peak flow in McClelland's Channel.
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 ODP and not on each individual PDP
The site is designated as Low Density Mixed -Use on the City Structure Plan Map. This
designation is intended for low density housing combined with complementary
neighborhood -serving uses that are developed and operated in harmony with the
residential characteristics of the neighborhood. Low Density Mixed -Use Neighborhoods
are intended to meet a wide range of everyday living needs for residents, providing a
variety of housing choices, gathering places, services and conveniences, neighborhood
parks, and other amenities in a compact setting that encourages walking, bicycling, and
transit use. A neighborhood Commercial District or non -retail neighborhood center,
such as a school, recreation facility, park, or other gathering place provides a focal
point.
Harvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 4
addition, the ODP shall also conform to the Transportation Level of Service
Requirements as contained in Section 3.6.4.
The proposed ODP is in conformance with the City's Master Street Plan. The site is
bordered by Ziegler Road on the east and the developer will be required to construct
County Fair Lane (a local street) from where it currently dead -ends at the western
corner of this property, to intersect with Ziegler Road. Ziegler Road is a 4-lane arterial
to Rock Creek Drive, and becomes a 2-lane arterial south of Rock Creek Drive.
D. Section 2.3.2 (H)(4) — Transportation Connections to Adioining Properties
This criterion requires an ODP to provide for the location of transportation connections
to adjoining properties to ensure connectivity into and through the ODP from
neighboring properties for vehicles, pedestrians and bikes as per
Sections 3.6.3 (F) and 3.2.2(C)(6).
Access to the ODP will be from the extension of County Fair Lane, which will extend to
Ziegler Road with this development. A future access into Parcel A from County Fair
Lane is planned to line-up with the access into Parcel B. A future access connection is
planned from the ODP to the property to the north to provide for connectivity between
the properties. Bicycle and pedestrian access will be provided by tying into the existing
walk and street system along County Fair Lane (local street) and Ziegler Road (arterial
street).
The Traffic Operations and Engineering Departments have reviewed the Transportation
Impact Study that was submitted to the City for review and have determined that the
vehicular, pedestrian and bicycle facilities proposed with this ODP are consistent with
the standards contained in Part II of the City of Fort Collins Multi -modal Transportation
Level of Service Manual. An estimated 570 additional trips are estimated to be
generated from this development (see Attachment 3).
The Traffic Study does recommend that with the City conduct an evaluation of the need
for a northbound right -turn lane on Ziegler Road approaching Saber Cat Drive (Fossil
Creek High School entrance) and consider designating this portion of Ziegler Road as a
reduced speed limit school zone.
E. 2.3.2 (H)(5) — Natural Features
This criterion requires an ODP 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).
Harvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 3
Zoning Board approval and include standard or fast food restaurants (without drive-in or
drive-thru), offices, financial services, clinics, or artisan and photography studios and
galleries that are not part of a center.
The applicant does not have specific uses in mind yet for the northern -most parcel, but
wants the potential to include future land uses such as a restaurant or convenience
store with fuel sales, or for a free-standing commercial use, which would require Board
approval, or multi -family, which can be reviewed at a Type 1 hearing.
B. Section 2.3.2 (H)(2) - Density
This criterion requires that the ODP be consistent with the required density range of
residential land uses (including lot sizes and housing types) if located in the L-M-N or M-
M-N zone district.
The L-M-N district requires an overall minimum average density of 4 dwelling units (DU)
per net acre of residential land included in an ODP. The proposed net density of the
overall ODP is 11.7 DU/acre if both parcels are developed in residential uses.
The L-M-N district also requires a maximum overall density of 9 DU/gross acre and a
maximum density of any given parcel to be 12 DU/gross acre. The overall density of
the ODP is 8.9 DU/gross acre if both parcels developed in residential uses. The
individual gross densities for both parcels would still remain below the 12 DU/gross acre
limit. The table on the next page summarizes the gross and net density information for
the ODP and its two parcels of land.
Harvest Park/Ziegler ODP
Parcel, Use Gross Area
Gross
Density
Net Area*
Net Density
A — 14 Units 1.32 acre
10.6 DU/acre
0.98 acre
14.3 DU/acre
B — 22 units
2.71 acre
8.1 DU/acre
2.09 acre
10.5 DU/acre
ODP — 36
units
4.03
8.9 DU/acre
3.07 acre
11.7 DU/acre
Required minimum density
4 DU/acre
Maximum ODP density
9 DU/acre
*Net area excludes public right-of-way (County Fair Lane, Ziegler Road)
C. Section 2.3.2 (HO) — Master Street Plan
This criterion requires the ODP 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
Harvest Park/Ziegler ODP - #120004
Planning & Zoning Hearing April 18, 2013
Page 2
The proposed ODP is in conformance with all applicable requirements of the L-M-N Low
Density Mixed -Use Zone District, as well as the requirements for ODPs regarding land
uses, density, the Master Street Plan, transportation connectivity, natural features,
drainage master plan, and compact urban growth standards.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: L-M-N; two existing residences and outbuildings
E: L-M-N; Fossil Ridge High School, future Southeast Community Park
S: L-M-N; Sage Creek open space, existing residential units
W: L-M-N; Harvest Park detention pond
The site was annexed into the city as part of the 7.3 acre Weiner Enclave Annexation in
2007, along with the property to the north, and was zoned L-M-N. The site was used as
a concrete company office and equipment yard for a number of years by Express
Concrete, Osborn Concrete and most recently by Pierson Concrete. A single-family
house on the site was demolished in December 2012. The property is also known as
5305 Ziegler Road.
2. Compliance with Applicable Standards of the Land Use Code:
A. Section 2.3.2(H)(1) — Permitted Uses and District Standards
This criterion requires the ODP to be consistent with the permitted uses and applicable
zone district standards and any applicable general development standards.
The proposed land uses are multi -family residential and commercial. Multi -family
dwellings of up to 8 units per building are permitted in the L-M-N district subject to
administrative review, as are commercial uses in a neighborhood center. A
neighborhood center requires at least 2 uses from mixed -use dwellings, retail,
convenience retail, personal and business service, offices, financial services and clinics,
community facilities, neighborhood support/recreation facilities, schools, child care
centers or places of worship or assembly. Other permitted uses require Planning and
F6rt
cityf
Collins
"ITEM NO Z
MEETING DATE 20
STAFF
PLANNING & ZONING BOARD
PROJECT: Harvest Park/Ziegler Overall Development Plan — ODP #120004
APPLICANT: Steve Steinbicker
Architecture West, LLC
4710 South College Avenue
Fort Collins, CO 80525
OWNER: DP Investment Group, LLC
4640 Withers Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for an Overall Development Plan (ODP) located at the west side of
Ziegler Road, at the intersection of Saber Cat Drive and Country Fair Lane extended.
The site is 4.03 acres in size and is zoned L-M-N Low Density Mixed -Use
Neighborhood. The ODP consists of two phases: Parcel A for multi -family residential or
commercial uses and Parcel B for multi -family residential.
RECOMMENDATION: Staff recommends approval
EXECUTIVE SUMMARY:
This Overall Development Plan is 4.03 acres in size and is zoned L-M-N Low Density
Mixed -Use Neighborhood. There are two phases for the ODP, with Parcel A proposed
for future multi -family residential or commercial uses; and Parcel B, for 22 multi -family
units.
Parcel A is planned for up to 5,000 square feet of neighborhood center commercial uses
or 14 multi -family units on 1.32 acres and Parcel B is planned for 22 multi -family units
on 2.71 acres. An extension of County Fair Lane splits the property into the two parcels
and will provide access to both parcels via private drives.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins,
CO 80522-0580
fcgov.com/developmentreview/
970.221.6750