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Home My WebLink AboutGILLESPIE FARM - ODP - 29-00 - REPORTS - RECOMMENDATION/REPORTGillespie Farm, Overall Development Plan, #29-00 February 15, 2001 P & Z Hearing Page 6 FINDINGS OF FACT/CONCLUSIONS: In reviewing the Gillespie Farm Overall Development Plan, staff makes the following findings of fact and conclusions: 1. The ODP was reviewed and evaluated against the criteria of the Land Use Code. 2. The ODP meets all applicable criteria and standards required for the review of Overall Development Plans RECOMMENDATION: 1. Staff recommends approval of the Gillespie Farm Overall Development Plan, File #29-00. Gillespie Farm, Overall Development Plan, #29-00 February 15, 2001 P & Z Hearing Page 5 E. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties. This criterion requires an ODP to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the ODP site from neighboring properties for vehicular, pedestrian and bicycle movement. The ODP application satisfies these criteria by providing connections or stub connections to the developable property to around the perimeter, and a pedestrian/bicycle path connection running from southeast to northwest across the entire property. F. Section 2.3.2 (H)(6) — Natural Features This criterion requires an ODP to indicate the location and size of all natural areas and features within its boundaries and shall indicate the applicant's estimate of the limits of development and natural area buffer zones. There are no significant natural features on the site. G. Section 2.3.2 (H)(7) — Drainage Master Plan This criterion requires an ODP to be consistent with the appropriate Drainage Basin Master Plan. This property is located in the Cooper Slough Drainage Basin. All criteria and constraints of the Drainage Basin Master Plans were utilized in the preparation of the overall drainage report. H. Section 2.3.2 (H)(8) — Application of Housing Density and Mix of Uses Calculations This criterion requires that any standards in the Code relating to housing density and mix of uses will be applied over the entire ODP, not on each individual Project Development Plan (PDP) review. Each future PDP submittal will be required to be consistent with the densities stated in the ODP. The acreages presented in the ODP are approximate; however, the applicant has added a note stating that the "Overall density will not exceed 8DU/Ac gross". Gillespie Farm, Overall Development Plan, #29-00 February 15, 2001 P & Z Hearing Page 4 The ODP recognizes the MSP street designations and provides for the dedication of appropriate right-of-way and necessary,improvements at the time of PDP review. The plan includes minor arterials around the perimeter of the property with one North -South collector and one East-West Collector. There are 8 intersections that will potentially need to be signalized to be determined at the time of PDP and when warrants are met. The proposed street system complies with the Master Street Plan. 2. Spacing of limited Movement Collector or Local Street Intersections With Arterial Streets. Additional non -signalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed 660 feet between full movement collectors or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. The ODP shows connections at 660-foot intervals around the entire perimeter of the property. 3. Distribution of Local Traffic to Multiple Arterial Streets. All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing'and future development within the same section -mile as the proposed development, from at least three arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. This ODP will be served by 4 arterial streets and therefore will comply with this provision. 4. Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent Developments and Developable Parcels. All development plans shall incorporate and continue all sub -arterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty feet along each development plan boundary that abuts potentially developable or re -developable land. This ODP provides for future connections according to the standards.of the Land Use Code. Gillespie Farm, Overall Development Plan, #29-00 February 15, 2001 P & Z Hearing Page 3 There are a minimum of 690 and a maximum of 1,104 units proposed on 138 acres of LMN property. The LMN density standards are therefore satisfied. C. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban Growth Standards This criterion requires an ODP to conform to the contiguity requirements of the Compact Urban Growth Standards. This requires that at least 116 of the proposed development `s boundaries must be contiguous to existing urban development within either the City limits or unincorporated Larimer County within the Urban Growth Area. Existing urban development is defined as industrial uses; commercial/retail uses; institutional/civic/public uses; or residential uses having an overall minimum density of at least one unit per acre; and provided that all engineering improvements for such development are completed. The west boundary of the site, being '/ of the perimeter, is adjacent to existing residential development (country club): D. Section 2.3.2 (H)(4) — Master Street Plan, Street Pattern and Connectivity Standards, and Transportation Level of Service Requirements This criterion requires an ODP to conform to the Master Street Plan requirements (as specified in the LUC 3.6.1) and the Street Pattern and Connectivity Standards (as specified in the LUC 3.6.3 A-F) both within and adjacent to the boundaries of the plan. The Master Street Plan (LUC 3.6.1) identifies County Roads 11 and 52 as 2-lane minor arterials. The MSP shows the south boundary and east boundary (quarter -section lines) as collector streets, and includes one north -south and one east -west collector internal to the site. The Street Pattern and Connectivity Standards (LUC 3.6.3 A-F) are intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. There are four specific subsections of the Street Pattern and Connectivity Standards (3.6.3(C-F), that are applicable in order to satisfy fhb' ODP review criteria: 1. Spacing of Full Movement Collector and Local Street Intersections With Arterial Streets. Potentially signalized, full -movement intersections of collector or local streets with arterial streets must be provided at least every 1,320 feet along arterial streets. Gillespie Farm, Overall Development Plan, #29-00 February 15, 2001 P & Z Hearing Page 2 BACKGROUND: The surrounding zoning and land uses are as follows: Existing Land Use:: Existing Zoning North Agriculture LMN South Agriculture LMN East Agriculture LMN West Residential/Golf Course Larimer County R-Residential The property was annexed in 1983 as part of the Country Club East Annexation. LAND USE CODE COMPLIANCE: Section 2.3.2 (H) of the Land Use Code identifies eight possible criteria for reviewing Overall Development Plans. An ODP must comply with all applicable criteria or request a modification. A. Section 2.3.2 (1-11)(1) — Permitted Uses and District Standards This section requires the ODP to be consistent with the permitted uses and applicable Article 4 standards of all zone districts contained within the boundaries of the ODP and to be consistent with any applicable general development standards contained within Article 3. The site is zoned LMN. The uses proposed include a neighborhood park, neighborhood center, multi -family dwelling units, single-family attached and single- family detached dwelling units. All of the proposed uses are permitted within the zone district. All district and general development standards applicable at the ODP review stage have been complied with. B. Section 2.3.2 (1-11)(2) — Residential Densities This review criterion requires an ODP located within the LMN and MMN zoning districts to be consistent with the residential density ranges of those districts. The LMN zoning district requires a. minimum overall average density of 5 dwelling units/net acre of residential land, and a maximum overall average density of 8 dwelling units/gross acre of residential land. ITEM NO. 7 u �.. MEETING DATE 2 15 O1 STAFF Brian Grubb Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Gillespie Farm, Overall Development Plan, #29-00 APPLICANT: The Nineteenth Green Partnership c/o Palmer Gillespie Jr. 6373 South Grape Court Littleton, CO 80121 OWNER: Same PROJECT DESCRIPTION: This is a request for an Overall Development Plan for a 160-acre Mixed -Use Residential Development. The site is located south of County Road 52 and East of County Road 11. The design includes residential development served by an 8-acre park, 2-acre neighborhood center, and a bike trail traversing the site from southeast to northwest. The site is zoned LMN. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This ODP is evaluated by the criteria contained in the Land Use Code. The land uses proposed on the ODP are permitted in accordance with the permitted use standards set forth in Section 4 of the Land Use Code. The ODP complies with all applicable standards of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT