HomeMy WebLinkAboutBUCKING HORSE SECOND FILING - PDP - PDP120022 - REPORTS - RECOMMENDATION/REPORTBucking Horse, 2"' Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 12
A Transportation Impact Study was prepared in March of this year in conjunction with
the Bucking Horse Overall Development Plan, First Filing and Second Filing addressing
the traffic impacts over the short range (2017) and the long (2030). The P.D.P. does
not modify the existing street network but at the same time, significantly enhances the
off-street trail system. As mentioned, there would be an extensive trail system. The
P.D.P., with the recommended public improvements, continues to adequately provide
vehicular, pedestrian and bicycle facilities necessary to maintain the City's adopted
Level of Service standards.
7. Neighborhood Meeting:
A neighborhood meeting was held on March 19, 2012 in conjunction with the Request
for Additions of Permitted Use and Amended Overall Development Plan. At both the
neighborhood meeting and the public hearing of May 17, 2012, there was public support
for the overall project, particularly the preservation of the historic farmstead.
8. Conclusion and Findings of Fact:
In evaluating Bucking Horse P.D.P., Second Filing, staff makes the following findings of
fact. -
A. The P.D.P. is in compliance with the two conditions of the two Additions of
Permitted Use in the Urban Estate zone and Overall Development Plan for
preserving the historic integrity of the historic structures (Professional Office)
and providing for the proper, management of manure and composting
(Agricultural Activities).
B. The P.D.P. is in compliance with the parameters of the Amended Bucking
Horse O.D.P.
C. The P.D.P. complies with the applicable land use and development standards
of both the Urban Estate and Low Density Mixed -Use Neighborhood zone
districts.
D. The P.D.P. complies with the applicable General Development standards of
Article Three.
RECOMMENDATION
Staff recommends approval of Bucking Horse P.D.P., Second Filing, #120022.
Bucking Horse, 2nd Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 11
E. Section 3.5.2(D)(4) — Minimum Lot Width
All lots will feature a lot width of at least 50 feet.
F. Section 3.5.2(E) — Garage Doors
"To prevent residential streetscapes from being dominated by protruding garage
doors, and to allow the active, visually interesting features of the house to
dominate the streetscape, the following standards shall apply:
This standard will be further addressed at Final Compliance as architectural details
have not been finalized at this time. Each individual building permit will be reviewed by
the Zoning Department for compliance. The standards require that where garages are
street -facing, they must be recessed behind front facades or porches by the requisite
minimum of four feet. On corner lots where side -mounted garages are possible, such
garages must feature windows facing the street. Where garages face the street, the
garage doors must not comprise more than 50% ground floor street -facing linear
frontage.
G. Section 3.5.3(B)(1) — Relationship of Commercial Buildings to Streets, Walkways
and Parking
The Johnson Farm historic structures are connected to Drake Road by connecting
walkways on each side of the access drive that do not cross the parking lot. Similarly,
the Working Farm is connected to Miles House Avenue with a ten foot wide walkway
that also does not cross a parking lot.
H. 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."
This standard duplicates an Urban Estate requirement per Section 4.2(E)(1)(a) and has
been addressed in a preceding section on page 5.
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."
Bucking Horse, 2nd Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 10
For example, a series of east -to -west streets would be required to run up and down the
prevailing terrain at roughly a 45-degree angle. Standards related to allowable
longitudinal and cross street slopes and sight distance could not be achieved.
Driveways that intersect with steep streets would create problems with maneuverability.
Rain, snow and ice would cause hazardous conditions necessitating vigilant snow
plowing and use of de-icing materials. Finally, such a street network would likely
destroy any environmental attribute associated with a natural characteristics of a river
valley wall.
In approving an alternative plan, the Board shall consider the following criteria:
• The proposed plan follows the natural contours of the land and does not
arbitrarily force a street network onto the prevailing slope. The proposed
plan, therefore, accomplishes the overall purposes of the Land Use Code
by respecting the existing physical features of the land. Accordingly, the
P.D.P. is found to be better than a plan that otherwise would comply with
the standard.
• The proposed plan is found to enhance neighborhood continuity by
connecting into the street network established by Bucking Horse First
Filing, particularly the logical extension of Nancy Gray Avenue.
• The proposed plan fosters non -vehicular access by using the major land
form as an area for open space and trails instead of an east -to -west street
system.
• The proposed plan provides for a street system that roughly parallels
versus bisecting the valley wall thereby preserving the existing natural
condition.
D. Section 3.4.7 — Historic and Cultural Resources
The two houses and barn associated with the Johnson Farm are eligible for designation
as local historic landmarks. Considerable attention has been paid to preserving and
renovating these three structures. The rehabilitation of these buildings has been
reviewed by the Landmark Preservation Commission and has been found to be in
compliance with Chapter 14 of the City Code.
The P.D.P. recognizes the importance of preserving the overall character of the
farmstead by providing an effective buffer from new development. Accordingly, the
three buildings have been located on a 2.08 acre parcel. In addition, the six abutting
lots are governed by a minimum 25 feet rear yard setback versus the eight feet
otherwise permitted.
Bucking Horse, 2ntl Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 9
The Working Farm is 1.39 acres and located next to the Neighborhood
Park and the railroad. It is on the eastern edge of the site and separated
from the residential lots by Miles House Avenue, a collector roadway with
76 feet of right-of-way. The lots along Miles House Avenue are double -
frontage and take access from Appaloosa Way. The rear yards will be
additionally buffered by a separate landscape tract, 20 feet in width that
would be outside the lot lines and under common ownership. Because
this tract is a common area, rear yard access from Miles House Avenue
will be prohibited.
6. Compliance with Applicable General Development Standards:
A. Section 3.2.1 — Landscaping
Street trees are provided along all public streets. The buffer area located between the
Johnson Farmstead and the rear lot lines of Lots 13, 14,15 and 16 of Block Two and
Lots 1 and 2 of Block Five features a separation distance ranging from 170 to 250 feet.
As mentioned, landscaping along the west side of Miles House Avenue is enhanced by
the platting of a separate, 20 foot wide tract, for the exclusive benefit of extra
landscaping.
B. Section 3.2.2 — Access Circulation and Parking
A network of off-street trails connects the public sidewalks to all open space tracts
including the dog park and future City Neighborhood Park. With this network, there will
be an off-street trail connecting Artisan Village (Jessup Farm) on the north to the
Johnson Farm on the south. There would be a short segment of the trail that would be
on -street. By tying into the trail along the railroad tracks, a loop of 3.1 miles, or 5
kilometers, is provided.
C. Section 3.2.3 —Solar Access, Orientation, Shading
Of the 68 lots, 48 are less than 15,000 square feet. Of these, five are oriented within 30
degrees of an east -west line, or feature a side lot line with solar access, resulting in
10% of the lots being solar oriented. This does not comply with the standard that 65%
of the lots be solar -oriented.
Section 3.2.3(E) provides for Alternative Compliance to the solar orientation standard.
The primary rationale is based on the major land form of the northeast facing slope.
This feature is part of the Poudre Valley wall and is the predominant physical
characteristic of the general area. Since this slope is oriented in a northwest to
northeast direction, it would be exceedingly difficult to lay out a network of east -to -west
streets that would meet the required Larimer County Urban Area Street Standards.
Bucking Horse, 2nd Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 8
the dog park, the neighborhood park, all open spaces as well as tying into
the First Filing. For example, the planned trail comprises a loop (with a
short segment that would be on -street) that totals 3.1 miles, or 5
kilometers.
3. Minimizing the visual intrusion of dwellings and other structures and the
blocking of vistas to the foothills and prominent mountain vistas by
avoiding building in the center of a meadow or open area.
The Cluster Development Plan open space is generally located in the
southeast portion of the site. This area is characterized by an undisturbed
expanse free of buildings. In fact, since most of this area is contained
within the 1,000 foot odor buffer around the City's Drake Water
Reclamation Plant, buildings occupied by persons are prohibited thus
adding an extra measure of open space protection. The site is
characterized by the major northeast facing slope towards the Poudre
River so there are no vistas to the foothills or mountains.
4. Protection of adjacent residential development through landscaping,
screening, fencing, buffering or similar measures.
There are no adjacent residential developments that need buffering. In
fact, the Second Filing has been master planned as part of the larger 153
acre Overall Development Plan so that there would be full integration into
the larger neighborhood. There would be buffering, however, for the
benefit of the historic structures of the Johnson Farm. Not only are the
historic structures provided a 2.08 acre setting, but as mentioned, the
abutting Lots 13, 14,15 and 16 of Block Two and Lots 1 and 2 of Block
Five, have an increased rear yard setback requirement of 25 feet versus
eight feet.
5. Designing the layout of lots on the cluster development so as to
conform to terrain, and locating such lots so that grading and filling are
kept to a minimum, and natural features such as drainage swales, rock
outcroppings and slopes are retained.
The P.D.P. minimizes disturbance to the existing slope. Drainage swales
at the toe of the slope that feed the wetland meadow are being preserved.
6. If farm animals are intended to be allowed within the area, indicating
those portions of the area to be developed that will be reserved for the
keeping of farm animals and the mitigation efforts used to buffer these
areas from surrounding uses.
Bucking Horse, 2nd Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 7
C. Section 4.2(E)(2)(d) Building envelopes shall be identified on the cluster
development, and the residential building setbacks, lot width and lot size shall
conform to Section 3.5.2(D). The maximum residential building height shall be
two and one-half (2%) stories.
The cluster plan complies with the minimum requirements of Section 3.5.2(D) in the
following manner:
• Minimum front yard setback is 15 feet.
• Minimum front setback from garage doors is 20 feet.
• Minimum side yard setback is 5 feet.
• Minimum rear setback is 8 feet.
• Minimum lot width is 50 feet.
There would be an enlarged rear yard setback for Lots 13,14,15 and 16 of Block Two
and Lots 1 and 2 of Block Five. These lots would have an increased rear yard setback
requirement of 25 feet versus eight feet in order to further promote compatibility with the
historic Johnson Farm barn.
D. Section 4.2(E)(2)(e) The design of the cluster development shall be appropriate
for the site,, as demonstrated by compliance with all of the following criteria:
1. Preservation of significant natural resources, natural areas and
features, native vegetation, open lands or agricultural property through
maintenance of large, contiguous blocks of land and other techniques;
Bucking Horse Second Filing contains natural features consisting primarily
of the major land form of the northeast -facing slope, wetlands and wet
meadow habitat. These features will be preserved as separate tracts.
These areas are connected as an ecological system. As noted in the
table on page 5, the total land area preserved equals 34.7 acres, or 56%
of the 62 acre residential portion of the U-E zone which exceeds the
required minimum of 50%.
2. Provision of additional amenities such as parks, trails, common areas or
access to public recreational areas and open space.
The Cluster Plan includes the future 6.13 acre City Neighborhood Park
which is contiguous to the 1.39 acre Working Farm. The two facilities will
share a common parking lot. Combined, the two parcels equal 7.52 acres
and will appear to the public as a single, seamless facility. This is similar
to the arrangement between several of the City's Neighborhood Parks
being developed and maintained in conjunction with the athletic fields of
the public elementary schools. In addition, Bucking Horse Second Filing
includes an extensive off-street trail system that links the Johnson Farm,
Bucking Horse, 2"d Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 6
Road (two-lane arterial) thus providing excellent connectivity both internal to the square
mile section and externally to the city-wide arterial street system.
With regard to overall connectivity, it is noteworthy to recall that Nancy Gray Avenue is
planned to extend northeast across the railroad tracks and tie into Midpoint Drive. This
future connection would allow direct access to the employment opportunities along East
Prospect Road as well as to 1-25. This planned street network not only enhances traffic
distribution within the square mile section but also has the benefit of reducing
congestion at the Prospect Road / Timberline Road intersection.
5. Compliance with Site Design for Residential Cluster Development:
A. Section 4.2(E)(2)(b) Cluster development shall set aside at least fifty (50) percent
of the total land area of the proposed development as private or public open
space that is permanently preserved as open space through dedication of
ownership, if acceptable to the city, or placement of an appropriate easement
granted to the city or other nonprofit organization acceptable to the city, with such
restrictive provisions and future interests as may be necessary to ensure the
continuation of the open space use intended. As a condition of approval, the city
may also require the property owners to maintain the dedicated open space to
city standards through a maintenance agreement.
The cluster plan provides 34.7 acres of open space, or 56% of the total land
residential portion (62 acres) of the Urban Estate area. All open space areas will
be preserved as specific Tracts on the plat and granted to the Homeowners'
Association, or a non-profit 501 c 3 organization, or in the case of the
Neighborhood Park, the City of Fort Collins. Ownership and maintenance would
be by these entities which is acceptable to the City and in compliance with the
standard.
B. Section 4.2(E)(2)(c) Minimum lot sizes may be waived by the Planning and
Zoning Board, provided that the overall average density of the proposed
development does not exceed two (2) dwelling units per gross acre and the
density of the cluster development does not exceed five (5) dwelling units per net
acre.
There are two applicable measurements in this standard. First, as mentioned,
the.overall average density is based on 65 Urban Estate lots divided by 62
residential acres yielding 1.05 dwelling units per acre which is below the
allowable maximum of 2.00 dwelling units per acre.
Second, the density within the cluster development itself is based on 65 dwelling
units on 20.33 acres resulting in 3.20 dwelling units per net acre thus not
exceeding the allowable maximum of 5.00 dwelling units per net acre.
Bucking Horse, 2ntl Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 5
4. Compliance with Applicable Land Use and Development Urban Estate
Standards:
Bucking Horse Second Filing contains 71.65 acres zone Urban Estate divided in the
following manner:
Open Space
65 Residential Lots
Outlot A Future M-F
Tract I
Johnson Farm Office
Working Farm
Horse Boarding
Dog Park
A. Permitted Uses.
34.70 acres
20.33 acres (3.20 dwelling units per net acre)
7.52 acres
3.60 acres
2.08 acres
1.39 acres
1.08 acres
.65 acres
A Cluster Development Plan is permitted in the U-E zone subject to review by the
Planning and Zoning Board. As mentioned, Professional Office and Agricultural
Activities were granted as Additions of Permitted Use by the Planning and Zoning Board
on May 17, 2012 in conjunction with the Overall Development Plan. A public
Neighborhood Park is a permitted use per Administrative Review but when combined
with a Cluster Development Plan, must be considered by the Planning and Zoning
Board.
B. Land Use Standards. Section 4.2(D)(1)(a) Density/Intensity. All development
shall meet the following requirements: Overall average density shall not exceed two (2)
dwelling units per net acre.
The Urban Estate portion of the P.D.P. that is residential contains 62 gross acres thus
allowing a potential maximum of 124 dwelling units. The P.D.P. provides for 65 dwelling
units resulting in an overall average density of 1.05 dwelling units per acre which does
not exceed the prescribed maximum of 2.0.
C. Development Standards. Section 4.2(E)(1(a)) Street Connectivity and Design.
The following standards shall apply to all development in the Urban Estate District: (a)
To the maximum extent feasible, development in this District shall comply with the
standards contained in Section 3.6.3, Street Pattern and Connectivity Standards, in
order to provide integration between neighborhoods.
Primary access is provided by the logical extension of Miles House Avenue in
compliance with the O.D.P. Miles House Avenue is classified as a collector roadway on
the Master Street Plan and ties into Nancy Gray Avenue (collector) and East Drake
Bucking Horse, 2°d Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 4
The P.D.P. satisfies this condition. The renovation of the two houses and barn have
been reviewed by the Landmark Preservation Commission and found to be compatible
with Section 3.4.7.
The inclusion of Agricultural Activities to the Urban Estate as an Addition of a Permitted
Use was conditioned as follows:
At the time of submittal for a Project Development Plan, an operations and
management plan shall be submitted for review and evaluation and must
address all aspects associated with manure management, such as location,
collection, storage, odor and insect control, erosion control and removal
on a regular basis. The plan shall also address all aspects associated with
composting and treatment of garden debris and refuse. In addition,
storage of farm equipment, tools, fertilizers and all other miscellaneous
features of the operation shall be enclosed or screened from the view from
public streets. Such plan shall demonstrate compliance with Chapter Four
of City Code.
The P.D.P. includes a Draft Manure Management Plan that addresses the concerns
related to the management of manure and composting. The draft includes provisions
for containment, handling, storage and removal of manure. The location of the manure
bin for the Working Farm is located on the east side of the facility as far from the
residences as possible. This bin contains 400 square feet, mounted on concrete floor
and is enclosed on three sides with an operable gate providing for full enclosure. In
addition, the Horse Boarding Facility will be subject to the same procedures.
3. Compliance with Applicable Land Use and Development L-M-N Standards:
The 3 lots on 0.44 acre located within the L-M-N zone represent an extension of the
larger residential subdivision associated with Bucking Horse First Filing (which was a
replat of Sidehill Filing Two.) These three lots are aligned with 10 lots zoned Urban
Estate. While it may appear unusual for a block of 13 lots to be divided between two
zone districts, it is important to note that Bucking Horse represents a mixed -use
neighborhood that differs significantly from its predecessor, Sidehill, and that these zone
district lines were drawn in 2001 under different economic conditions.
These 13 lots feature rear -loaded garages served by an alley -like private drive and thus
contribute to the mix of housing types. Consequently, from a practical perspective, all
pertinent L-M-N standards relating to density, mix of housing types and provision of a
neighborhood center were satisfied with Bucking Horse Filing One.
Bucking Horse, 2nd Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 3
Johnson Property O.D.P. approved in April of 2002, 227 acres
Johnson Property Amended O.D.P. approved in February of 2003, 227 acres.
Sidehill Filing One (partially completed, and not a part of the Bucking Horse O.D.P.) was
approved in November of 2003 and contains 218 acres.
Sidehill Filing Two (partially completed with vacant portions now included in Bucking
Horse O.D.P.) was approved in August of 2005 and contains 179 acres.
Sidehill Filing Three was a replat of Sidehill Filing One and contains only 19 lots
On May 17, 2012, the Planning and Zoning Board approved, with conditions, the
Bucking Horse request for eight Additions of Permitted Use and an Overall
Development Plan which was divided among three zone districts and included a
Modification of Standard to allow a neighborhood center exceeding five acres to be
located in the Industrial zone.
On June 21, 2012, the Planning and Zoning Board approved Bucking Horse P.D.P.,
First Filing consisting of a 51-acre mixed -use project featuring:
1. 126 single family lots on 30 acres, zoned L-M-N;
2. 78 Townhomes and 12 single family lots on 8.14 acres zoned L-M-N;
3. Jessup Farm Artisan Village consisting of a variety of non-residential uses
located on 13 acres zoned Industrial.
2. Compliance with the Additions of Permitted Use and Overall Development
Plan:
As mentioned, there are two Additions of Permitted Use for the second filing. These
include Professional Office within the Johnson Farm and Agricultural Uses located in
the southeast portion. These two uses are located within the parameters established by
the O.D.P. The remaining uses, single family detached dwellings and Neighborhood
Park also comply with the approved O.D.P.
The inclusion of Professional Office to the Johnson Farm as an Addition of a Permitted
Use was conditioned as follows:
There shall be no exterior alterations or additions as a result of the
conversion to Professional Office that would jeopardize the ability to obtain
local landmark designation.
Bucking Horse, 2"d Filing, PDP # 120022
October 18, 2012 Planning & Zoning Board
Page 2
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.D.P represents the second phase (85.33 acres) of the recently adopted (May 17,
2012) Bucking Horse O.D.P. (153 acres). The O.D.P. was approved with Additions of
Permitted Use to allow Professional Office and Agricultural Uses within the U-E zone.
The Cluster Development Plan complies with the requirement that 50% of the land area
be preserved as open space and the density within the Cluster Development Plan does
not exceed 5.0 dwelling units per acre. Bucking Horse P.D.P. is in conformance with
the Overall Development Plan. The P.D.P. demonstrates compliance with -the
applicable conditions of approval granted in conjunction with the two Additions of
Permitted Use and the O.D.P. The P.D.P. complies with the standards of Article Four
for both the U-E, and L-M-N zone districts and the applicable General Development
Standards of Article Three.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: L-M-N; Bucking Horse First Filing — planned residential
S: L-M-N; Rigden Farm — existing residential
E: River Conservation; Concrete Plant and Wastewater Treatment
Industrial; Commercial and Institutional (County Jail)
W: L-M-N; Cargill Specialty Canola Oil Plant.
The P.D.P. was included as part of the larger 435 acre Timberline Annexation and
annexed in November of 1997 as an enclave. The area was placed into the T,
Transition zone district.
In 2001, in anticipation of the Johnson Property O.D.P., T, Transition zoning was
replaced with the following:
Urban Estate 85.51 acres
Low Density Mixed -Use Neighborhood 97.03 acres
Medium Density Mixed -Use Neighborhood 30.09 acres
Industrial 14.05 acres
Fart Collins
f�
ITEM NO S
MEETING DATE /o L 0,
STAFF
PLANNING & ZONING BOARD
PROJECT: Bucking Horse, Second Filing, Project Development Plan, PDP
#120022
APPLICANT: Russell + Mills Studios
c/o Craig Russell and Paul Mills
141 South College Avenue, Suite 104
Fort Collins, CO 80524
OWNER: Bucking Horse, LLC
c/o Mr. Gino Campana
3702 Manhattan Avenue, Suite 201
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for a mixed -use Project Development Plan for the Second Filing of the
Bucking Horse Overall Development Plan. The project contains 68 single family
dwellings on 85.33 acres and bounded by Nancy Gray Avenue on the north, Drake
Road on the south, the Great Western railroad on the east and the existing Cargill
Specialty Canola Oil Plant on the west. As a component of a larger mixed -use
neighborhood, the P.D.P. is divided among the following uses:
1. 3 single family detached, rear -loaded, dwellings on 0.44 acre zoned L-M-N.
2. Future Multi -Family Tract on 8.95 acre zoned L-M-N.
3. 71.6 acres zoned Urban Estate.
4. 65 single family detached dwellings located on 20.33 acres within a Cluster
Development Plan zoned Urban Estate for a density of 3.20 dwelling units per
net acre.
5. The Cluster Development Plan results in 34.7 acres of open space.
6. The two existing houses and barn of the original Johnson Farm, 2.08 acres,
would be renovated into professional offices, zoned Urban Estate.
7. A six acre public neighborhood park is reserved for future acquisition and
development by the City of Fort Collins Parks and Recreation Department.
8. Agricultural activities consisting of a 1.39 acre working farm and a 1.08 acre
horse boarding facility are provided in the southeast portion of the site, zoned
Urban Estate.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750