HomeMy WebLinkAboutBUCKING HORSE - AMENDED ODP - ODP120001 - REPORTS - RECOMMENDATION/REPORTBucking Horse Amended Overall Development Plan, #ODP 12V
May 17, 2012 Planning & Zoning Hearing
Page 12
performs at a high level of quality. The neighborhood center potion of
Artisan Village is located on top of the valley wall and consists of
approximately four acres. This area is distinct from the balance of the
Jessup Farm due to the dramatic slope creating a strong sense of
separation between the two areas
E. With regard to Section 2.3.2(H)(1), for the mix of housing types
required in the L-M-N zone, there would be four types thus complying
with the standard. No one type neither exceeds 80% nor is less than
5%. With regard to overall density in the L-M-N, the average density is
8.32 dwelling units per acre within the allowable range of 4 — 9 dwelling
units per acre thus complying with the standard.
RECOMMENDATION:
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.
Bucking Horse Amend• verall Development Plan, #ODP 120•
May 17, 2012 Planning & Zoning Hearing
Page 11
The O.D.P. is located within the city limits. Sidehill First Filing and Second
Filings are platted but the Second Filing has expired. The area is served by
existing public improvements capable of supporting future growth.
6. Neighborhood Meeting:
A neighborhood meeting was held on March 19, 2012 and a summary is
attached. In general, there was support for the new direction as defined by the
amended O.D.P. There did not appear to be opposition to the proposed new
uses, particularly on the two historic farmsteads. There was no opposition in
amending the O.D.P. to shift the neighborhood center from mixed -use dwellings
along Nancy Gray Avenue to Artisan Village. There were concerns about an
increase in traffic even though total trip generation is reduced when compared
with the Johnson Property Amended O.D.P. There was support for the 153
acres being under the control of an active, local owner/developer versus the site
being subject to a bank -owned foreclosure proceeding followed by liquidation.
7. Findings of Fact/Conclusion:
In evaluating the request for Bucking Horse O.D.P., Staff makes the following
findings of fact:
A. The O.D.P. is an amendment of a portion of the Johnson Property
Amended O.D.P.
B. The O.D.P. continues to comply with the standards of Section 2.3.2(H)
with one exception.
C. The L-M-N neighborhood center has been shifted to Jessup Farm /
Artisan Village which is zoned Industrial, instead of L-M-N which is
allowed by Section 2.3.2(H)(7). Artisan Village contains 13 acres
instead of a maximum of five acres.
D. A Request for Modification of Standard to Section 4.5(D)(3) has been
evaluated by the criteria of Section 2..8.2(H) and recommended for
approval. This is because Artisan Village, as a neighborhood center,
would not be detrimental to the public good. In addition, such a center
will provide the neighborhood services and conveniences as equally
well or better than the neighborhood center as provided for under the
Johnson Property Amended O.D.P. Further, Artisan Village offers a
more diverse mix of uses, than what is presently approved. With its
integral location, direct access by local streets and trail, historic
architecture, residential scale and outdoor plaza, Artisan Village
Bucking Horse AmendfeOverall Development Plan, #ODP 120*
May 17, 2012 Planning & Zoning Hearing
Page 10
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.
Artisan Village would preserve the existing structures thus maintaining the
neighborhood scale and architectural theme. As mentioned, direct access to the
neighborhood is provided. The new child care building would be located near the
corner with connecting walkways to the public streets without crossing a parking
lot.
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.
A plaza is provided between the parking lot and the standard restaurant and
retail buildings. This plaza will feature the farmers market and other programmed
activities or for passive enjoyment. Its dimensions are roughly 290' x 30' for a
total of 8,700 square feet.
(3.) Mix of Uses — Neighborhood Parks — Public and Private
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 (1/3) 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 original Johnson Property O.D.P. private park remains. It is 2.17 acres and
centrally located along Nancy Gray Avenue (collector street). In addition, a
public neighborhood park, six acres in size, and located along Miles House Drive
(collector street) is planned for construction by the City of Fort Collins in 2014.
Between these two parks, 90% of the houses will be within one-third of a mile of
a public or private park.
5. Compact Urban Growth - Section 2.3.2 (H) (3):
This criterion requires that the O.D.P. conform to the contiguity requirements of
the Compact Urban Growth Standards as per Section 3.7.2.
Bucking Horse Amende-dOverall Development Plan, #ODP 1200D1
May 17, 2012 Planning & Zoning Hearing
Page 9
of the entire farmstead contributes to the historic values and allows for
consideration of local landmark designation. Subdividing the farm would detract
from the historic quality and diminish its overall character.
Further, the applicant points out the farmstead consist of land on the high side of
the valley wall and the low side. The high side contains the historic structures.
The low side was formerly cultivated and is now planned for future light industrial
uses. The high side would, in effect, be the functional location of the
neighborhood center and this portion of the property is four acres in size.
Finally, the applicant contends that the generous mix of land uses significantly
exceeds the expectations of a neighborhood center and certainly offers more
services and conveniences than that approved under the Johnson Property
O.D.P. / Sidehill Filing Two.
Staff Evaluation:
Staff has compared the request for a neighborhood center on the Johnson Farm
O.D.P. / Sidehill Filing Two with the Jessup Farm / Artisan Village proposal. The
former appears to be somewhat vague and imprecise while the latter appears to
be more focused. In addition, there is logic to the spatial difference between the
area up on the hill and the area below the valley wall. The four acres is found to
be appropriately scaled for a neighborhood center.
Artisan Village attempts to establish a thematic approach featuring a strategic
blend of complementary uses. Also, it is abundantly clear that Artisan Village
provides for a richer mix of uses and activities. Particularly noteworthy is the
plaza which, at 8,700 square feet, is sized to accommodate a wide range of
active and passive uses for a variety of neighborhood gatherings.
Jessup Farm - Artisan Village represents a hybrid center due to its unique
characteristics of being a historic farmstead. Artisan Village meets and exceeds
the intent of an L-M-N neighborhood center with its diverse yet practical mix of
uses and proximity to the existing and future homes.
Staff Finding:
Staff, therefore, finds that the request for a Modification of Standard to allow a
neighborhood center on the 13-acre Jessup Farm — Neighborhood Center is not
detrimental to the public good. Further, staff finds that the plan as submitted will
promote the general purpose of the standard equally well or better than would a
plan which complies with standard.
Section 4.5(D)(d) — Design and Access
Rurkinn Horse Amended Overall Development Plan. #ODP 120001
May 17, 2012 Planning & Zoning Hearing
Page 8
A neighborhood center shall be planned as an integral part of surrounding
residential development and located where the network of local streets provides
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.
There is direct access to Artisan Village within the neighborhood from both
Blackbird Drive and Scarecrow Drive. In addition, an off -site trail system
provides access for bicyclists and pedestrians. All of Bucking Horse O.D.P. and
all of the balance of Johnson Property (Sidehill) are within three-quarters of mile
of the Jessup Farm — Artisan Village without crossing an arterial street.
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, parts, place of worship or assembly and/or outdoor space
as defined in subparagraph (e) of this Section.
Artisan Village contains three of these uses, child care center, retail stores and
standard restaurant. Also, under a separate consideration, additional uses within
Artisan Village include limited indoor recreation, food catering and small food
production, open-air farmers market and agricultural activities.
As mentioned, Artisan Village contains 13 acres which exceeds the allowable
maximum of five acres.
Request for Modification:
Applicant Justification:
The applicant has requested a Modification to allow Artisan Village, as a
neighborhood center fulfilling the requirements of Section 2.3.2(H)(7), to contain
13 acres instead of five acres. As justification, the applicant notes that the size of
the Jessup Farm is due to the site being a restoration of an intact historic
farmstead that has not been divided into smaller parcels. Preserving the integrity
Bucking Horse Amended Overall Development Plan, #ODP 1200R
May 17, 2012 Planning & Zoning Hearing
Page 7
(1.) Density
With regard to housing density in the L-M-N zone, the O.D.P. depicts a housing
density within the allowable range from four to nine dwelling units per gross acre.
With regard to housing density in the U-E, the O.D.P. depicts a cluster
development plan that does not exceed 2.00 units per gross acre or 5.00 units
per net acre within the cluster. Both of these density ranges comply with their
respective zone districts.
(2.) Mix of Uses — Neighborhood Center
Regarding the mix of uses, the L-M-N zone requires the following
Section 4.5(D)(3) - Neighborhood Centers.
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 [3/] 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. Neighborhood centers
shall meet the requirements contained in subparagraphs (b) through (e)
below.
As an amended O.D.P., Bucking Horse proposes to relocate the Johnson
Property (Sidehill) neighborhood center to Artisan Village. Under the governing
O.D.P. and Sidehill Filing Two Final Plan, the original L-M-N neighborhood center
consisted of two sides of Nancy Gray Avenue just east of Timberline Road for a
total of 1.3 acres and was never constructed. It consisted of two buildings, one
on each side of the street. One use was described as a "neighborhood support
recreation facility" and contained 1,800 square feet. The other use was
described as "allowed type 1 use" and consisted of three units totally 5,400
square feet. Total non-residential square footage equaled 7,200 square feet.
In contrast, Artisan Village neighborhood center contains the following: retail,
standard restaurant and child care center for a total of 13,648 square feet.
Artisan Village complies with Section 4.5(D)(b — e) in the following manner
Section 4.5(D)(b) — Location
• •
Bucking Horse Amended Overall Development Plan, #ODP 120001
May 17, 2012 Planning & Zoning Hearing
Page 6
It is significant to acknowledge that in accordance with the Master Street Plan,
Nancy Gray Avenue will be extended across the railroad tracks and tie into
Midpoint Drive. This allows a more direct access to the employment areas along
East Prospect Road and 1-25.
In general, Bucking Horse O.D.P. continues to demonstrate overall compliance
with City Plan in that development is served by a network of public streets which
provide a high level of both internal and external connectivity. (There are other
existing internal public streets which are local streets and, therefore, not shown
on the O.D.P.)
D. Section 2.3.2 (H) (4) — Transportation Connections to Adjoining Properties
This criterion requires an O.D.P. to provide for the location of transportation
connections to adjoining properties to ensure connectivity into and through the
O.D.P. from neighboring properties for vehicles, pedestrians and bikes as per
Sections 3.6.3 (F) and 3.2.2(C)(6).
With the exception of the extension of Nancy Gray Avenue to Midpoint Drive,
there are no changes to the existing transportation connections to adjoining
properties.
E. 2.3.2 (H) (5) — Natural Features
This criterion requires an O.D.P. 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).
There are no changes to the natural habitats and features within the boundaries
of the Amended O.D.P.
F. Section 2.3.2 (H) (6) — Drainage Basin Master Plan
This criterion requires an O.D.P. to be consistent with the appropriate Drainage
Basin Master Plan.
There are no changes to the existing or proposed stormwater drainage system.
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 O.D.P. and not on each individual P.D.P.
•
Bucking Horse Amended Overall Development Plan, #ODP 120001
May 17, 2012 Planning & Zoning Hearing
Page 5
The L-M-N zone contains 62 acres. This neighborhood, as amended by the
Bucking Horse O.D.P., would feature the five following housing types:
Single family detached with front or side loaded
garages
82
16%
Small lot single family detached
44
9%
Single family attached
78
15%
Multi -family dwellings *
312
60%
Total
516
100%
Overall average density 8.32 dwelling units per gross acre.
* Multi -family dwellings are subject to a Request for an Addition of Permitted Use
which is a separate and preceding action.
(For clarification purposes, single family attached dwellings are sometimes
referred to as "townhomes." The Land Use Code, however, does not use the
term "townhome" but instead provides the following definition:
"Dwelling, single-family attached shall mean a single-family dwelling
attached to one (1) or more dwellings or buildings, with each dwelling
located on its own separate lot.")
Regarding the M-M-N density standards, the existing development in the balance
of the Johnson Farm O.D.P. (Sidehill) complies with the minimum density of
12.00 dwelling units per acre. There is no M-M-N ground in Bucking Horse
O.D.P.
C. Section 2.3.2 (H) (3) — Master Street Plan
This criterion requires the O.D.P. 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 addition, the O.D.P. shall also conform to the Transportation
Level of Service Requirements as contained in Section 3.6.4.
The proposed amendment would not impact the existing surrounding public
streets:
• Timberline Road on the west (six -lane arterial)
Drake Road on the south (two-lane arterial)
Nancy Gray Avenue (collector)
0 Miles House Drive (collector)
Bucking Horse Amended Overall Development Plan, #ODP 1200f1
May 17, 2012 Planning & Zoning Hearing
Page 4
For the L-M-N zone, the land uses depicted are single family detached — large
lot, single family detached — small lot and single family attached. There is a
request for an Addition of Permitted Use for multi -family dwellings that is under
separate review. If approved, this addition will become a component of Bucking
Horse O.D.P.
For the U-E and L-M-N, the O.D.P. complies with the standard.
For the Industrial zone, which is the Jessup Farmstead, the original O.D.P.
intended to limit he land uses depicted in order to promote only development that
is sensitive to the character of the historic structures. Bucking Horse O.D.P. also
intends to limit the uses to only those listed on the O.D.P. For comparison
purposes, the existing and proposed land uses are as follows:
Johnson Property O.D.P.
Child Care
Office/Bank/Clinic
Mixed -Use D.U.'s
Gallery, Studio
Plant Nurseries
Vet Clinic
Bed and Breakfast
Indoor Equip. Rental
Recreational Uses
Bucking Horse O.D.P.
Child Care
Limited Indoor Recreation
Food Catering/Production
Light Industrial
Retail
Std. Restaurant
Ag. Activities
Farmers Market
* These four uses are subject to a Request for Additions of Permitted Use which
is a separate and preceding action.
B. Section 2.3.2 (H) (2) - Density
This criterion requires that the O.D.P. 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.
In March of 2011, in order to implement the vision of the amended
comprehensive plan (Plan Fort Collins), the L-M-N zone was revised to require a
greater diversity of housing types beginning at lower acreage thresholds. The
old standard required a minimum of two housing types beginning at 30 acres and
three housing types beginning at 45 acres. The new standard now requires three
housing types beginning at 20 acres and four housing types beginning at 30
acres. Another key revision was to broaden the allowable density range from 5 —
8 to 4 — 9 dwelling units per acre. These changes were codified in Section
4.5(D).
Bucking Horse Amend• verall Development Plan, #ODP 120001
May 17, 2012 Planning & Zoning Hearing
Page 3
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
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.
As can be seen by the chronology, ten years have elapsed since the four zone
districts were established and the first O.D.P. was approved. Both the new
Bucking Horse O.D.P. and the request for additions of permitted use represent a
response to the considerable changes to the overall economy and the Northern
Colorado real estate market have that have occurred since original master
planning for this area.
2. Compliance with Applicable Standards of the Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies seven criteria for reviewing
0.D.P.'s.
A. Section 2.3.2(H)(1) — Permitted Uses and District Standards
This criterion requires the O.D.P. to be consistent with the permitted uses and
applicable zone district standards and any applicable general development
standards.
For the Urban Estate zone, the land uses depicted are a residential cluster
development plan and animal boarding. There is a request for two Additions of
Permitted Use for professional office and agricultural activities that are under
separate review. If approved, such additions will become a component of
Bucking Horse O.D.P.
Bucking Horse Amended Overall Development Plan, #ODP 1200�1
May 17, 2012 Planning & Zoning Hearing
Page 2
EXECUTIVE SUMMARY:
The proposed O.D.P. (153 acres) is a an amendment of the vacant portions of
the larger Johnson Property O.D.P. (227 acres) Bucking Horse O.D.P., as
amended, continues to comply with Sections 2.3.2(H)(1-7). The L-M-N
neighborhood center has been shifted to the Jessup Farm / Artisan Village,
zoned Industrial and containing more than five acres. A Modification of Standard
to allow the neighborhood center to exceed five acres has been evaluated and
recommended for approval as being better than the center approved under
Johnson Property O.D.P. / Sidehill Second Filing.
The O.D.P. continues to comply with the Compact Urban Growth Standards of
Section 3.7.2. The request for eight Additions of Permitted Use is subject to a
preceding and separate action. A condition of approval is recommended
prohibiting any outside operations or storage associated with light industrial uses.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: Employment;
Commercial
S: L-M-N;
Single family and attached single family
M-M-N;
Long Term Care
N-C;
Neighborhood shopping center
E: River Conservation;
Concrete Plant and Wastewater Treatment
Employment;
Commercial and Institutional (County Jail)
Industrial;
Commercial and Institutional (County Jail)
W: M-M-N; Vacant (future multi -family)
Employment; Institutional (Police Building)
Industrial; Miscellaneous commercial and vacant parcels
The 153 acres were 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.
F6rt of ns
IRM NO o
MEETING DATE 1-1 z—
STAFF
PLANNING & ZONING BOARD
PROJECT: Bucking Horse Amended Overall Development Plan, #ODP
120001
APPLICANT: Russell + Mills Studios
c/o Craig Russell
141 South College Avenue, Suite 104
Fort Collins, CO 80524
OWNER: Bucking Horse, LLC and Jessup Farm, LLC
c/o Gino Campana
3702 Manhattan Avenue, Suite 201
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request is to amend the vacant balance of Johnson Property Overall
Development Plan, 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. Three blocks along Timberline Road would remain as
townhomes with a slight decrease in the number of units. The single family area
Would remain virtually the same as platted by the previous developer.
One phase would be the Johnson Farm, zoned U-E, Urban Estate. This area
contains approximately 85.5 acres. Proposed uses include a cluster
development, animal boarding and two Additions of Permitted Use, professional
office and agricultural activities. Another phase is the area zoned L-M-N, Low
Density Mixed -Use Neighborhood, where an Addition of a Permitted Use would
allow 24 acres to be multi -family dwellings arranged at about 13 dwelling units
per acre.
Another phase is the 13-acre Jessup Farm, zoned Industrial, now referred to as
"Artisan Village" where proposed uses include child care, small food production,
limited indoor recreation and light industrial (with no outdoor activity). Also, five
Additions of Permitted Use are proposed: retail, standard restaurant, open air
farmers market, agricultural activities, and single family detached.
RECOMMENDATION: Approval with condition.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750