HomeMy WebLinkAboutSPRING CREEK FARMS NORTH, FILING THREE (PARK) - PDP - PDP120012 - REPORTS - RECOMMENDATION/REPORT3. The Project Development Plan complies with all applicable, District
Standards contained in Article 4.5 and 4.6 of the Land Use Code. .
RECOMMENDATION:
Staff recommends approval of the Spring Creek Farms North Filing No. Three,
Project Development Plan - #PDP120012
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parkways along the adjacent Joseph Allen Drive according to
the standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(3) in that no one
species of the proposed new trees on the development plan
exceeds 15% of the total proposed trees on -site.
c. The proposal complies with Section 3.2.1(E)(3) in that it the
landscape plan is designed to provide water conserving plants
to the extent reasonably feasible.
d. The proposal complies with Section 3.2.1(1) in that it the
landscape plan is designed to provide plant materials from a list
provided by the City of Fort Collins of native plants and other
plants determined to be appropriate for and well adapted to
local environmental conditions.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(5) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area.
b. The proposal complies with Section 3.2.2(D) in that it provides
for safe, convenient, and efficient bicycle and pedestrian
movement through the park.
4. Neighborhood Information Meeting
The Spring Creek Farms North Filing No. Three, P.D.P. contains a
proposed land use that is permitted as a Type I use, subject to an
administrative review. The proposed use is a private park. The Land Use
Code does not require that a neighborhood meeting be held for a Type I
development proposal and a City -facilitated neighborhood meeting was
not held to discuss this proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Spring Creek Farms North Filing No. Three, Project
Development Plan, staff makes the following findings of fact and conclusions:
1. The proposed private park use is permitted in the L-M-N zone district.
2. The Project Development Plan complies with all applicable General
Development Standards contained in. Article 3 of the Land Use Code.
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3. Division 4.6 of the Land Use Code, Medium Density Mixed -Use Zone
District (M-M-N)
The proposed park is located in the L-M-N portion of the Spring Creek
Farms North Overall Development Plan (O.D.P.), and is intended to satisfy
the Land Use Code requirements of the adjacent M-M-N portion of the
O.D.P., known as: Spring Creek Farms North Second Filing, Project
Development Plan, #120004, which is a 3 story multi -family project
consisting of 314 dwelling units distributed amongst 12 buildings on 16
acres located on the northwest corner of South Timberline Road and East
Drake Road. The Project Development Plan complies with Division
4.6(D)(3), Access to a park, central feature, or gathering space as follows:
A. The proposed private park complies with Division 4.6(D)(3) that
requires development projects to provide a park that is located within
one thousand three hundred twenty (1,320) feet (one -quarter ['/] mile
of at least ninety (90) percent of the dwellings that is located either
within the project or within adjacent development.
B. The proposed private park complies with Division 4.6(D)(3)(b)(1) that
requires such private parks must be a minimum of ten thousand
(10,000) square feet.
C. The proposed private park complies with Division 4.6(D)(3)(b)(2) that
requires such parks shall be highly visible, secure settings formed by
the street layout and pattern of lots and easily observed from streets.
D. The proposed private park complies with Division 4.6(D)(3)(b)(3) that
requires all parts of such parks shall be safely and easily accessible by
pedestrians, and open to the public.
E. The proposed private park complies with Division 4.6(D)(3)(b)(4) that
requires such parks to consist of multiple -use turf areas, walking paths,
plazas, picnic tables, benches or other features for various age groups
to utilize.
4. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.2, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2)(a) in that
canopy shade (street) trees are provided at a 40' spacing in the
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: L-M-N;
planned residential (Spring Creek Farms O.D.P.)
S: R-L;
existing residential (Meadows East)
E: M-M-N;
planned residential (Spring Creek Farms, Filing Two)
W: R-L;
existing and planned residential (Parkwood East)
• The property was annexed in November 1997 as part of the
Timberline Annexation and was originally zoned T — Transition.
• A request to amend the Structure Plan and rezone the property to
L-M-N, M-M-N, and E was approved on 2"d reading by City Council
on January 16, 2001.
• The parcel is part of the 55 acre Spring Creek Farms North Overall
Development Plan (O.D.P.), first approved in February of 2001. In
2004, there was a minor amendment that added a plan note to the
M-M-N portion of the O.D.P. allowing additional permitted M-M-N
uses.
• The 2004 minor amendment also removed the plan note showing a
potential bicycle and pedestrian connection across the railroad.
• In April 2011, the L-M-N portion of the O.D.P. (where the subject
parcel is located) was amended to allow all Low Density Mixed -Use
.Neighborhood Zone District (L-M-N) uses. The previous O.D.P.
(2001) specifically called out single family residential: attached and
detached, as well as two family dwellings as the L-M-N uses for_the
subject property. The Spring Creek Farms North Overall
Development Plan is attached.
2. Division 4.5 of the Land Use Code, Low Density Mixed -Use Zone District
The proposed use of a private park is permitted in the L-M-N zone district
subject to an administrative review. This proposal complies with the
purpose of the L-M-N District, as it is a park with the required purpose of
servicing the surrounding neighborhoods.
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RECOMMENDATION: Approval of the Project Development Plan
EXECUTIVE SUMMARY:
This PDP complies with the applicable requirements of the Land Use Code
L( UC), more specifically:
• the process located in Division 2.2,- Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
• standards located in Division 3.2 - Site Planning and Design
Standards;
• standards required in.Division 4.6 — Medium Density Mixed -Use
Neighborhood (M-M-N) of ARTICLE 4 — DISTRICTS; and
• the proposed use of a private park is permitted in Division 4.5 Low
Density Mixed —Use Neighborhood (L-M-N) of ARTICLE 4 —
DISTRICTS, subject to an administrative review.
Parks are permitted in the L-M-N — Low Density Mixed —Use Neighborhood
Zoning District, subject to administrative (Type 1) review. The purpose is:
The Low Density Mixed -Use Neighborhood District is intended to be a
setting for a predominance of low density housing combined with
complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics
of a neighborhood. The main purpose of the District is to meet a wide
range of needs of everyday living in neighborhoods that include a variety
of housing choices that invite walking to gathering places, services and
conveniences, and that are fully integrated into the larger community by
the pattern of streets, blocks, and other linkages. A neighborhood center
provides a focal point, and attractive walking and biking paths invite
residents to enjoy the center as well as the small neighborhood parks. Any
new development in this District shall be arranged to form part of an
individual neighborhood. Typically, Low Density Neighborhoods will be
clustered around and integral with a Medium Density Mixed -Use
Neighborhood.
This proposal complies with the purpose of the L-M-N District as it is a privately
owned park with public access, which is intended to service to the surrounding
neighborhoods in the L-M-N District as well as the adjacent Medium Density
Mixed -Use Neighborhood.
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ITEM NO I
MEETING DATE 71(&nG 7, ZotZ
STAFF7SAsov% 1-1o1VAe%J
HEARING OFFICER
PROJECT: Spring Creek Farms North Filing No. Three, Project.
Development Plan - #PDP120012
APPLICANT: Vignette Studios
c/o Terence Hoaglund
PO Box 1889
Fort Collins, CO. 80522 -1889
OWNER: SC Residential, LLC
SC Multifamily, LLC
SC Farms, LLC
SC Investment Group, LLC
c/o Steve McGuire
6300 S. Syracuse Way
Suite 263
Englewood, CO. 80111
PROJECT DESCRIPTION:
This is a request for a 1.06 acre small private park that is proposed in conjunction
with a new multifamily development known as Spring Creek Farms North,
Second Filing, which is located on the northwest corner of South Timberline
Road and East Drake Road. The proposed park location fronts on the west side
of Joseph Allen Drive and is approximately 800 feet north of the intersection of
Joseph Allen Drive and East Drake Road.
The proposed park is approximately one acre and is intended to provide
recreation and open space opportunities for the surrounding neighborhoods. The
park incorporates various amenities, such as a lawn activity area, picnic tables,
and separate seating areas distributed throughout the small park. The perimeter
of the park is defined by paved sidewalks in addition to street sidewalks, with
planting beds containing native grasses and predominately low water use shrubs
and perennials. Trees are provided throughout the park and along the street.
The park is required in order to satisfy the City of Fort Collins Land Use Code
standards for the Spring Creek Farms North, Second Filing as part of the Spring
Creek Farms North Overall Development Plan. The park will not be owned by the
City and will be privately operated and maintained. The property is in the L-M-N —
Low Density Mixed -Use Neighborhood District.
Current Planning 281 N Follege Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750