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Home My WebLink AboutBUCKING HORSE - AMENDED ODP & APU - ODP120001, APU120001 - DECISION - MINUTES/NOTESPlanning & Zoning Board May 17, 2012 Page 26 Member Schmidt made a motion that the Planning and Zoning Board approve the Bucking Horse Amended Overall Development Plan, ODP120001 based on the Facts and Findings on page 11 of the staff report which includes item D the request for modification and also Includes the condition (shown below) on page 12. Member Hatfield seconded the motion. There shall be no outside operational activities or storage associated with the light industrial uses within the Jessup Farm — Artisan Village. Motion was approved 6:0. Other Business: None Meeting adjourned at 10:00 p.m. Laurie Kadrich, WeRm CDNS Director C Planning & Zoning Board May 17, 2012 Page 25 1. For the three existing buildings on the Johnson Farm in the U-E, 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. 2. For the Agricultural Activities in Urban Estate, 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. 3. For the Multi -Family Dwellings in the L-M-N, such dwellings shall be included on a Project Development Plan, that does not exceed 24 acres and the number of dwelling units shall be capped such that the density on this site specific development plan does not exceed 14 dwelling units per acre. Further, for the entire portion of Bucking Horse O.D.P. zoned L-M-N, including, the parcel devoted to multi -family as the addition of a permitted use, the overall density shall not exceed the maximum allowable density of 9.00 dwelling units per acre. Finally, at the time of submittal for a P.D.P., the multi -family use shall be reviewed by the land use and development standards contained in Medium Density Mixed -Use Neighborhood zone district. 4. For the Standard Restaurant in the Industrial zone, there shall be no exterior alterations or additions as a result of the conversion that would jeopardize the Cll ability to obtain local landmark designation. 5. For the Agricultural Activities (farm animals) on the Jessup Farm, within the Bucking Horse O.D.P. the number of such animals shall be limited to no more than 24 chickens, no roosters, and shall be subject to regulations of Chapter 4-117 of the City Code, with the exception of maximum allowable quantity. Member Smith said he'll be supporting this motion. It is a signature project and embodies a lot of the values in City Plan and what this community's for as far as historic preservation, walk ability, and urban agriculture. It's a pretty amazing project. He thinks the design team has something very special and staff has added a lot of value analyzing this and making sense of a very complex proposal. He wanted to give kudos to everyone. Motion was approved 5:0. Shepard said he'd like to remind the board there is a condition for the Overall Development Plan that incorporates the modification to allow a neighborhood center to be on more than 5 acres. Russell said he'd like to acknowledge the incredible help that Shepard has provided in terms of making sense out of something that was unbelievably complex in terms of trying to make this project meet the goals of City Plan. He's done a fantastic job. Public Input None CMember asked if a separate motion needed to be made on the modification or is it just a part of the ODP. Eckman said if the Board looks on page 11, 7 D it's noted there. He thinks the adoption of Paragraph D in the Findings and Facts would be sufficient for granting a modification. Planning & Zoning Board May 17, 2012 Page 24 of the community. They envision at least one in the multi -family and small plots in the single family attached area. Chair Smith said from what he's gathered the community gardens along the Front Range have long waiting lists because of their popularity. He's wondering what the process is to give preference to residents in that area as opposed to someone living at the far end of town. Russell said they will rely in large part on the Gardens at Spring Creek staff to help them solve some of those problems. They envision the community gardens in the project being maintained by the HOA. He said when they're close in proximity to the users they'll likely be very well maintained. He said Park and Gardens at Spring Creek staff will also help them in devising the maintenance regime. Member Schmidt said she understood the UE portion would not allow horses and there may be a limited number in the horse facilities planned. Russell said in terms of horse facilities, they are working with a non-profit which uses therapeutic horse riding to see if they can integrate that. He said horse boarding is a permitted use so anything done would be under those standards. He added there would be a set of HOA design guidelines that would basically trump the LUC with regard to horse facilities. They would be slightly more restrictive in many cases. Member Schmidt said for her this is one of the greatest, innovative plans she's seen in a long time and she's been on the Board nine years. She's really excited about it. She thinks it really does incorporate everything we're looking for in City Plan with one exception. She asked if when the time comes if you could incorporate affordable housing in the multi -family. It would increase the diversity in the neighborhood and offer so many opportunities (garden and recreational opportunities) to families needing affordable housing that don't have access to those opportunities in other parts of the city. It may not be feasible economically, but that would be one thing that would make this "the" most, absolute, perfect thing. Member Carpenter said this is one of the best —it's an elegant, elegant plan. She wants to thank staff, especially Ted Shepard for having the creativity and the flexibility to pull the two different pieces (M-M-N and L-M-N zones) together. That's really the kind of thing we want to see. She also loved the reuse of the historic buildings. She said she's driven past Johnson Farm on Drake for so many years being terrified it was going to be bumed down. To see all of this incorporated in such a great way with the (farm) "bookends" gives her great pleasure. She really appreciates the work everyone one put into it. Russell said they're really excited about the project as is the applicant himself. He said there's a lot of energy within the community in terms of people getting engaged in the project. Member Hatfield asked if the motion for the two items could be combined. Member Schmidt said she thinks we need the two separate motions because the addition of permitted use question needs to precede the CDP. Shepard said before a motion is entertained, he wanted to clarify the Board has 5 conditions and on condition 3; he'd like to make sure the reference there is to a maximum of 14 (not 12). He also referenced where in the staff report the conditions of approval were recommended. Member Schmidt made a motion that the Planning and Zoning Board approve the Bucking Horse Addition of Permitted Use, # APU 120001 including the conditions (shown below) started on page 18 of the staff report based on the facts and findings starting on page 16 of the staff report. Member Carpenter seconded the motion. Planning & Zoning Board May 17, 2012 Page 23 community. Johnson Farm campus will 'book -end' this development. All the new buildings will reflect "out buildings" for this farm. It'll reflect in the park as well. He said that concludes their presentation. Chair Smith asked if Board members had any questions. There were none. Smith said he'd like to make a distinction between the parks. The one called the football shaped park is to, be private and managed by the HOA, correct? Mills said yes. Smith asked how access would be controlled. Mills said there would not be any controlled access to that park. It's permeable to the community with available parallel parking. Smith said the applicant noted that funds are being accrued for the neighborhood park. Russell said that Parks staff are in the beginning stages of design for that 6 acre neighborhood park that also integrates a community garden amenity. Chair Smith asked the applicant to elaborate on the access to the Poudre River Trail via Sharp Point Drive and the timeframe in which it would connect. Russell said the trail connection at Sharp Point Drive is off the site so it would need to be completed by another entity. They're main efforts are within the overall property boundaries. Mills said there is a proposed crossing of that railway at that point — that is when the physical connection to the Poudre River Trail will be established. It's hard to say when that connection will be established. Staff did not have any responses with regard to the applicant's presentation. Public Input None . Board Discussion Member Carpenter said she's a little concerned about the lack of access into the Jessup Farm retail area other than through the neighborhood. She thinks it'll be a draw she doesn't understand.why there's not better access there. Development Review (Engineering) Manager Sheri Langenberger said it was reviewed and because the Blackbird traffic access point is a right in -right out, because the traffic studies indicated the traffic volume would be relatively low, because the immediate improvements that would be needed with regard to a right turn lane and whether that could even be installed and not effect the farm site and the big tree there; it was deemed that the amount of trips were so minimal that it just didn't seem to balance out cost/benefit for that particular site. Chair Smith said he wants to make sure he understands the access point is to the restaurant via Blackbird. Could vehicles in theory access the restaurant by coming from the south through the industrial area? Langenberger said no. Langenberger said you cannot access off Timberline (to the north of the project) at the bottom of the hill by the railroad tracks —the proximity to the railroad tracks would not allow a left in. Langenberger said you could access the restaurant heading north on Timberline and taking a right onto Blackbird to get to the site. If you were going south on Timberline, you'd have to go to Nancy Gray Avenue to get in and through the neighborhood on Scarecrow up to Blackbird and the site. Shepard said the north/south street existing in Sidehill is called Scarecrow. Scarecrow is a public street that will "T" into Blackbird but if you kept going north on Scarecrow, you'd then be in Artisan Village. Member Carpenter asked if the community garden in the UE portion of the proposal could be accessed by individuals in the multi -family portion. She thought it might be more useful to the individuals there than the individual with acreage. Russell said yes the community garden will be accessible to the multi- family residents as well the entire development. He said they're working with the staff of the Gardens on Spring Creek and other community advisory group members. He said one aspect is the central community garden (within the park); he said they are really trying to implement those in each component Planning & Zoning Board May 17, 2012 Page 22 C' to project the Johnson Farm. He said the addition of permitted use requests compliment the historic heritage. Similarly the same process was used for Jessup Farm/Artisan Village. They believe the addition of permitted uses basically support the objectives of Plan Fort Collins. Russell reviewed the differences between the 2003 ODP and the current proposal which included a net decrease in unit count by +/- 350 units and reduction of daily trips by 2,533 according to their traffic report. He said Shepard, in his staff report, touched on the detail of the permitted uses. The neighborhood will be a 4 acre plaza with adaptive re -use of historic farm building as retail and restaurant, emphasizing the agricultural heritage. There will be adaptive re -use of all existing farm buildings at Jessup and Johnson Farms. There will be connections throughout to all key destinations. Russell said there was no known opposition from the neighborhood. Currently there is no neighborhood park amenity and the entire development is defunct and bankrupt. Half of the current development is in a vacant state. Key City Plan objectives they are trying to meet are: walk ability and pedestrian activity, mix of housing types and uses, edible plants, community garden and agriculture, community markets, neighborhood center, historic preservation, and native plants — reseeding in open space areas and trail connections. Mills described in more detail as the types of land use including town homes along Timberline, 132 L-M- N lots, 300 dwelling units of apartment/condos, 55 urban estate lots, a 6 acre community park/community garden and a 2.2 acre park, a working farm, open space, and a 2.5 acre Johnson Farm Innovation Campus with an 6-5 or 6 schedule. Parks and open space is interspersed with pedestrian connectivity from Jessup to John Farm. There is a 5 k loop that can be followed —it was indicated on a Trail 1 Connections slide. There will be open space (typically called buffer yard) between zones. Russell provided a preview of a mix of PDP submitted site plans and architectural images for Bucking Horse Townhomes, Jessup Farm, and Apartment/Condo Plaza. He provided a comparison of the density units per acre for Bucking Horse (13 du/ac +/-) to M-M-N developments such as Sidehill Condos (14 du/ac), Presidio (17.6 du/ac), and Settler's Creek (17 du/ac). Russell said at work session there were some questions related to what direction they were going in with regards to density. What does the cap requested mean in terms of total land area? At Bucking Horse they'd like to proposed 300 units on 23.4 acres (approximately 13 units per acre). They are requesting a cap at 14. They thought that they'd be subject to multi -family standards with some additional caps. Russell said there is no maximum floor area in the M-M-N standards versus a maximum of floor area of 14,000 in the L-M-N standards. They are at 26,400 square feet per building maximum —they're saying they'll cap out at that. He said the density in M-M-N standards is a minimum of 12 and in the L-M-N there is a maximum of 9. He also wanted to highlight a few of the other standards that are slightly more restrictive — park access in the M-M-N is more restrictive at park access within 1,320 feet of 90% of the dwellings whereas it is 1/3 of mile in L-M-N. Block requirements — blocks facing public roads will be something that will be emphasized to a greater extent in the M-M-N standards. He said recently the building standards have been updated so they are very consistent with the L-M-N district. He said there is really no difference for architectural standards. He showed photos of how you could transition to 2 to 3 story structures. Mill spoke of the pool, the pool house, and the open lawn area for events when people gather in the football shaped park area. He said the UE area will have 55 lots and is less dense than proposed in the 2003 ODP. It offers another housing type for this development. It creates an area that is quite rich in its diversity and its ownership potential. Adjacent to this area is the 6 acre community park with a community garden. The adjacent detention area is already constructed and serves the entire Planning 8 Zoning Board May 17, 2012 Page 21 Cs It is very comparable to an L-M-N neighborhood center. Shepard said he went into some detail in the staff report. 0 Shepard said at work session the Board asked that he add a column that further illustrates the L-M-N comparison. He was unable to locate a newly created slide during the presentation. Shepard said there is no maximum density in M-M-N; the applicant is requesting 14 dwelling units per acre max. There is no maximum for square footage per building. Shepard said they are self imposing that their parameters be approximately 26,400 square feet. He said there are no significant differences between multi -family development in the L-M-N and the M-M-N zones that speak to design standards. The differences are usually in Article 4 and the parameters they are requesting have been addressed. Recorder's Note — the following was not available at the hearing but is provided here for illustration purposes. . Bucking Horse — Addition of Multi -Family L-M-N Permitted Use L-M-N Standard Proposed M-M-N 12 d.u./a — max/phase 14 d.u./a - max/phase No max 12 units/bldg. — max. 1 8-24 units/bldg. No max 14,000 sf/bld . — max 26,400 sf/bld . max No max 3-story height — max 3-story height — max 3-story height max 12-acre block — max 7-acre block — max 7-acre block -max Staff recommends approval of the Request for Modification to Section 4.5(D) (3) and Bucking Horse Overall Development Plan, Being an Amendment of a portion of the Johnson Property Amended Overall Development Plan, #ODP120001, subject to the following condition: There shall be no outside operational activities or storage associated with the light Industrial uses within the Jessup Farm — Artisan Village. Member Schmidt said with regard to the industrial zone; if single family is a permitted use and they're interested in converting to a bed and breakfast they would have to go through a PDP process. Shepard said correct. Member Hatfield said there will be no exterior alterations or additions to the three existing buildings — was that requested by the applicant. Shepard said that it was staff initiated. Applicant's Presentation Craig Russell and Paul Mills are from Russell -Mills Studios — they are the land planners on the project. He said they have been working on this project since November 2005. Mills outlined the master plan indicating boundaries as Timberline Road, East Drake Road and the Great Western Railroad tracks to the east. The development reflects 2012 Plan Fort Collins values. He said some of the design work is leading toward the Project Development Plan (PDP). Mills said all the proposed road way infrastructure was installed for utilities. A lot of the land planning and street layout is in place because of those utilities that have already been installed. Sewer rims have been installed; elevations have already been set. Russell outlined the detail on the master plan starting on the north with Jessup Farm/Artisan Village which is zoned industrial, the central portion is zoned L-M-N, and southern portion is zoned urban estate. Their task was to see these as a unified overall development representing a master plan community. They requested that they be reviewed comprehensively and holistically. In the UE Zone their intent was C Planning & Zoning Board May 17, 2012 Page 20 U-E L-M-N Industrial Johnson Farm Jessup Farm Prof. Office Multi -Family Retail Agricultural Activities Agricultural Activities Farmers' Market 'Standard Restaurant Single Family Detached Staff recommends approval of adding the aforementioned ten additions of permitted use to the Bucking Horse Overall Development Plan, subject to the following conditions: 1. For the three existing buildings on the Johnson Farm in the U-E, 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. 2. For the Agricultural Activities in Urban Estate, 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. 3. For the Multi -Family Dwellings in the L-M-N, such dwellings shall be included on a Project Development Plan, that does not exceed 24 acres and the number of dwelling units shall be capped such that the density on this site specific development plan does not exceed 12 dwelling units per acre. Further, for the entire portion of Bucking Horse O.D.P. zoned L-M-N, including, the parcel devoted to multi -family as the addition of a permitted use, the overall density shall not exceed the maximum allowable density of 9.00 dwelling units per acre. Finally, at the time of submittal for a P.D.P., the multi -family use shall be reviewed by the land use and development'standards contained in Medium Density Mixed -Use Neighborhood zone district. 4. For the Standard Restaurant in the Industrial zone, there shall be no exterior alterations or additions as a result of the conversion that would jeopardize the ability to obtain local landmark designation. 5. For the Agricultural Activities (farm animals) on the Jessup Farm, within the Bucking Horse O.D.P. the number of such animals shall be limited to no more than 24 chickens, no roosters, and shall be subject to regulations of Chapter 4-117 of the City Code, with the exception of maximum allowable quantity. Bucking Horse Overall Development Plan Chief Planner Ted Shepard said the Overall Development Plan (ODP) is in conformance with Section C2.3.2(H) --the seven criteria by which we judge overall development plans. There is one modification for the neighborhood center that is shifting from the L-M-N portion of the ODP to the industrial area. In the L-M-N you can't exceed 5 acres whereas they are proposing 13 acres. He said 4 acres is up on the hill and about 8 or 9 acres at the bottom of the hill. It's up on the hill where the neighborhood center will be. 14 Planning 8 Zoning Board May 17, 2012 Page 19 Hearing Testimony, Written Comments and Other Evidence Shepard said he'll be a little briefer than he was at the work session and he will address the questions raised at the work session. The request is to add professional office at the Johnson farmstead and to add agricultural activities in the area defined by the 1,000 foot odor buffer for Wastewater Treatment # 2. That area contains approximately 85 acres. Shepard said for the area zoned L-M-N, along the eastern portion of the ODP, the rest is to add multi- family dwellings but within certain parameters because multi -family is already a permitted use in the L-M- N. The request is for multi -family dwellings that have 14 units per acre versus 12 and 26,400 square feet per building versus 14,000 square feet maximum. Multi -family per se is a permitted use in the L-M-N; it's just that the parameters exceed the L-M-N slightly. Staff thought the modification procedure would be misused to gain that use hence the use of addition of permitted use. Shepard said the industrial portion of the site, which is 13 acres on the northern part of the project. is known as the Jessup Farm. It's being rechristened as Artisan Village and the applicant will go into some detail on this. There are 5 additions of permitted use here. If approved it will be retail, standard restaurant, agricultural activities, open air farmers market, and single family detached. There would be 5 lots on the industrial side of the zoning line but they would align with the lots that are already in L-M-N. Shepard said, the applicant will go in to some detail on the items the Board asked for at work session. • One of the questions was building separation. Would there be any difference between how close �' buildings could be in relationship to whether in the L-M-N and M-M-N zones. He said there would be no difference. Building separation is based on the International Building Code (IBC). It depends on the fire rating of the walls but there are standards that must be followed under the IBC — they govern distances. Zone districts are silent as to that particular spacing. • Another question was what would happen if we had single family lots in the industrial zone; does that start to create any kind of land use difference for the home owners should they desire to seek industrial uses. The answer is we are platting these lots. They will be designated as single family detached. Should there be a request to change that, they would have to go through an Article 4 procedure to make sure the use is permitted and then an Article 3 procedure to make sure that meet all the standards —essentially it's a PDP (Project Development Plan) review. Shepard said he thinks we have safeguards in the event someone would want to convert a single family home to something that would be allowed in the industrial zone. • The applicant will answer the question about what would happen on the private park and the relationship of that private park to the overall HOA (Homeowners Association). • The applicant will address architecture in the area in which they are seeking multi -family. There are eight requests for additions of permitted use to be distributed across three zone districts. (One of these uses, agricultural activities is being requested in two zone districts.) The following table summarizes the requested uses by zone district: Planning & Zoning Board May 17, 2012 Page 18 Member Carpenter said she would have to agree with Member Schmidt. This is a "toug and we do need to loot it so that it doesn't happen again because it sort of feels like our handls a*e tied in making any kind of recommendation other than yes or no. She thinks it would be a reall ,.good thing if this comes back in soriib way so that we can rectify it so it doesn't happen again.&he said that might be good things to have in our recommendation that Council look at that Motion passed 6:0. Member Schmidt said we certainly are'going to be better t what it might be in the County. Member Stockover said he'd caution us there. ks that our County staff does a great job so he personally would recommend not throwing an rt t way. He thinks we should not taint anyone's image of the County. Member Schmidt said she should ay that about the County. She should say where they have willing developers they do a great job t their regulations in many cases are not as restrictive as ours nor do they encourage as much cm5tive thinking as ours. If there is someone who doesn't want to put a lot of effort into a developm they don't necessarily have to in the county. Member Kirkoatnck recused herself and left the meeting. \ Chair nidh asked staff if it would be more efficient and useful to combine the next two t cs. Chief City PI er Ted Shepard said that makes perfect sense. Project: Bucking Horse Addition of Permitted Use, # APU 120001 Project Description: This is a request for eight Additions of Permitted Use, distributed among three zone districts, to the Bucking Horse Overall Development Plan. For the Urban Estate zone, the request is to add professional office and agricultural activities. For the L-M-N zone, the request is to add multi -family with specific design parameters. For the Industrial zone, the request is to add retail, standard restaurant, open-air farmers market, agricultural activities and single family detached. The Bucking Horse O.D.P. contains 153 acres and is located generally on the east side of Timberline Road and north of Drake Road. Recommendation: Approval with conditions. Project: Bucking Horse Overall Development Plan, # ODP 120001 Project Description: This is a request is to amend the vacant balance of Johnson Property Overall Development Plan (ODP), including both the historic Jessup and Johnson Farms. This area consists of 153 acres and is generally located east of Timberline Road and north of Drake Road. The amendment would add new permitted uses and, if approved, would include eight new uses as Additions of Permitted Use. The parcel is zoned U-E, Urban Estate, L-M-N, Low Density Mixed -Use Neighborhood, and I. Industrial. Recommendation: Approval with condition. May 17, Planning and Zoning Board Minutes 00 Council Liaison: Mayor Weitkunat Staff Liaison: Laurie Kadrich Chair: Andy Smith Phone: (H) 482-7994 Chair Andy Smith called the meeting to order at 6:03 p.m. Roll Call: Campana, Carpenter, Hatfield, Kirkpatrick, Schmidt, Smith and Stockover Staff Present: Kadrich, Eckman, Wray, Barnes, Ping -Small, Ex, Shepard, Lorson, Iverson, Langenberger, Gingerich, and Sanchez -Sprague Agenda Review Interim CDNS Director Laurie Kadrich reviewed the agenda Citizen participation: None Andy Smith asked 'rf there were any audience or Board members who wanted to pull items from the Consent Agenda. There were none. Consent Agenda: 1. Minutes from the April 19, 2012 Planning and Zoning Board Hearing. Member Schmidt made a motion to approve the minutes from the April 19, 2012 Hearing. Member Campana seconded the motion. The motion was approved 6:0:1 with Chair Smith abstaining. Discussion Agenda: 2. Outdoor Vendor Study 3. 2012 Annual Revisions, Clarifications and Additions to the Land Use Code 4, Wood Street Annexation and Zoning No. 1 - # ANX120001 5. Bucking Horse Addition of Permitted Use, # APU 120001 6, Bucking Horse Overall Development Plan, # ODP 120001 Project: Outdoor Vendor Study Project Description Proposed changes to the Land Use Code (LUC) and to Chapter 14 of the Municipal Code are the result of an outdoor vendor study conducted by staff to explore potential new code provisions for outdoor vendors in Fort Collins. The study began in fall 2011 in response to growing concerns and issues regarding food truck vendors. In the course of the study, staff found the need to add other vendor