HomeMy WebLinkAboutWATERFIELD ODP - ODP130002 - REPORTS - RECOMMENDATION/REPORTWaterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 14
C. A Request for Modification of to Section 2.3.2(H)(2)(d) — L-M-N housing types
has been received and evaluated. The granting of the Modification would not
be detrimental to the public good. This is because at full build -out, Waterfield
will demonstrate a mix of housing types envisioned by the standard but
accomplished by zoning districts resulting in a neighborhood that fulfills the
vision stated in City Plan Principle LIV 7.
D. The O.D.P., as submitted, will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2. This is because the Modification results
in a loss of only ten dwelling units of a fourth housing type while the M-M-N
zoned areas have a potential of providing 267 dwelling units thus significantly
contributing to the mix of housing types in the neighborhood in a meaningful
way.
E. The O.D.P., as submitted will promote the general purpose of the standard for
which the Modification is requested equally well or better than would a plan
which complies with the standard for which the Modification is requested.
This is because general purpose of the standard, ensuring that
neighborhoods over 30 acres have a diverse mix of housing types, will be
accomplished primarily by the use of two zone districts (L-M-N and M-M-N)
versus a development standard in one zone district (L-M-N).
RECOMMENDATION:
Staff recommends approval of the Request for Modification to Section 2.3.2(H)(2)(d)
and Waterfield Overall Development Plan #ODP130002, subject to the following
condition:
Attachments:
Aerial Vicinity Map
Zoning Vicinity Map
Mountain Vista Sub -area Plan Framework Map
Master Street Plan
Applicant's Statement of Planning Objectives
Statement of City Plan Principles and Policies
Modification Request - Mix of Housing Types
Overall Development Plan
Neighborhood Meeting Summary
Transportation Impact Study
292
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 13
5. Staff Recommendation and Findinq of Fact:
Staff recommends approval of the Modification. In evaluating the request and in
fulfillment of the requirements of Section 2.8.2(H)(1) and (4), Staff makes the following
findings of fact:
A. The granting of the Modification would not be detrimental to the public good.
This is because at full build -out, Waterfield will demonstrate a mix of housing
types envisioned by the standard but accomplished by zoning resulting in a
neighborhood that fulfills the vision stated in City Plan Principle LIV 7.
B. The benefit of the M-M-N zoned areas being capable of providing at least 267
multi -family dwelling units is equal to or better than the loss of ten dwelling
units of a fourth housing type within the L-M-N portion of the site. The O.D.P.,
as proposed, would significantly contribute to the mix of housing types in the
neighborhood in a meaningful way.
C. The O.D.P., as submitted, will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
The benefit of the M-M-N zoned areas being capable of providing at least 267
multi -family dwelling units is equal to or better than the loss of ten dwelling
units of a fourth housing type within the L-M-N portion of the site. The O.D.P.,
as proposed, would significantly contribute to the mix of housing types in the
neighborhood in a meaningful way.
6. Findings of Fact/Conclusion:
In evaluating the request for Waterfield O.D.P., Staff makes the following findings of
fact:
A. The O.D.P. represents the revitalization of the expired Waterfield P.U.D.
which, with the exception of Bull Run Apartments, lapsed in 2000.
B. The O.D.P. continues to comply with the standards of Section 2.3.2(H) with
one exception.
291
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 12
4. Staff Evaluation and Analvsis
The purpose of the standard, as revised in March of 2011, is to mitigate the impact of
large neighborhoods that have a monotonous and repetitious character due to over
reliance on a single housing type. The fact that Bull Run Apartments preceded the
single family development guarantees that the neighborhood will feature a diverse mix
of housing. Usually, the multi -family portion of a neighborhood remains the last the
parcel to be developed causing the neighborhood mix to be delayed oftentimes by years
or minimized over time by market pressure, economic conditions or changes in
ownership.
Parcel B, at 13 acres, is well -positioned at the intersection of two arterial streets, both of
which are designated as Enhanced Travel Corridors, to attract future multi -family
development in fulfillment of the Mountain Vista Sub -area Plan. The potential of 267
multi -family dwellings within a single neighborhood is laudable and more significant than
simply adding ten more units of fourth housing type within the L-M-N which could be
construed as being merely a token effort. The loss of ten dwelling units comprising a
fourth housing type would be nominal and inconsequential when viewed from the
perspective of the whole neighborhood.
Allowing Bull Run Apartments and Parcel B, both zoned M-M-N, to contribute to the
overall neighborhood mix of housing is a practical solution that is equal to or better than
a plan that would require 10 dwelling units of a different housing type within the L-M-N
zoned portion of the O.D.P. The housing mix envisioned by the standard is being
accomplished not by Section 4.5(D)(2)(a) but rather by zoning.
Waterfield has the potential to be diverse neighborhood as envisioned. by City Plan:
"Principle LIV 7: A variety of housing types and densities for all income levels
shall be available throughout the Growth Management Area."
The combination of the public elementary school and public neighborhood park allows
for greater contiguous open space and opportunities for maintenance efficiencies. Such
a combination is found in several other neighborhoods and has been found to be
advantageous for residents. The wetland, and its buffer, is another feature that will
create interest. The present and future multi -family housing, while outside the L-M-N
zone, will be effectively experienced as a component of the entire neighborhood and
contribute the diversity of the neighborhood in fulfillment of the standard. In summary,
the mix of housing types and other features allows Waterfield to demonstrate a
comparable level of quality relative to other existing L-M-N neighborhoods in the
northeast quadrant of the City such as Maple Hill, Lind Property (Brightwater Landing),
Dry Creek, Richards Lake, Trailhead and Waterglen.
290
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 11
3. Summary of the Applicant's Justification:
The applicant contends that three housing types within the L-M-N portion of the O.D.P.
is sufficient when combined with the existing Bull Run Apartments, which was
developed previously under different ownership and is not a part of the O.D.P., and the
proposed 13 vacant acres on Parcel B that are now zoned M-M-N. At one point in the
project's history, the entire O.D.P. was zoned L-M-N. Then in 2009, Bull Run
Apartments and Parcel B were rezoned to M-M-N as part of the amended Mountain
Vista Sub -area Plan. This rezoning was initiated by the City, not the landowner at the
time.
Then in March of 2011, in conjunction with update to City Plan, the City initiated a
revision to the Land Use Code that required a more diverse mix of housing types that
were triggered at lower acreage thresholds.
Pre March 2011
2 housing types on 30 acres or more
3 housing types on 45 acres or more
90% maximum of one type
No minimum of one type
Post March 2011
3 housing types on 20 acres or more
4 housing types on 30 acres or more
80% maximum of one type
5% minimum of one type
The current applicant states that while under previous ownership, Waterfield was
impacted by an amended Sub -area Plan and a Land Use Code revision.
Essentially, the applicant contends that four housing types will be provided when the
O.D.P. is viewed as a whole rather than by individual zone district. Bull Run Apartments
contains 176 units on 15.56 acres for a density of 11.31 dwelling units per acre. Parcel
B, at 13 acres in size, would be required to provide no less than 91 units per the M-M-N
minimum density requirement of seven units per acre.
Combined; the Waterfield neighborhood could contain a conservative estimate of 267
multi -family dwelling units as the fourth housing type. Finally, if the L-M-N portion of the
O.D.P. were required to feature the fourth housing type, and since no one housing type
could be less than 5% of the total of proposed units (191), this would result in a required
minimum of only ten units. Ten units of a fourth housing type appear to be a relatively
insignificant number when compared to the estimated 267 multi -family units that are
locked in on the M-M-N portion of the neighborhood.
289
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 10
landscaping and other provisions of the Land Use Code that address compatibility.
Waterfield is in a position to mitigate, to a certain degree, the rural — urban conflict by
virtue of the relatively large contiguous open space provided by the combination of the
future public park, future public school and wetland area. These areas contain
approximately 35 acres and are located along the west property line which is the area
needing the most sensitivity.
MODIFICATION — MIX OF HOUSING TYPES
L-M-N Zone — Four Housing Types
Required on Parcels of 30 Acres or More
SECTION 4.5(D)(2)(a)
The Standard at Issue:
The L-M-N standard at issue reads as follows:
(2) Mix of Housing. A mix of permitted housing types shall be included in any individual
development plan, to the extent reasonably feasible, depending on the size of the
parcel. In order to promote such variety, the following minimum standards shall be met:
(a) A minimum of three (3) housing types shall be required on any project development
plan containing twenty (20) acres or more, including such plans that are part of a
phased overall development; and a minimum of four (4) housing types shall be required
on any such project development plan containing thirty (30) acres or more.
2. Description of the Modification:
Waterfield O.D.P. is divided into two zone districts. The L-M-N portion contains 75.43
net acres and the M-M-N portion contains 13.32 acres. Since the L-M-N exceeds 30
acres, it is required to have four housing types. The applicant is proposing three
housing types. These three housing types are:
• Single Family Detached
• Single Family Alley -Loaded
• Single Family Attached.
288
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 9
blend in and become compatible with existing surrounding areas which have a semi -
rural character.
(1.)Traffic
Chief among the neighborhood concerns are the traffic problems caused by the
B.N.S.F. railroad switching yard and its proximity to East Vine Drive. North -south traffic
on both North Lemay Avenue and North Timberline Road are congested causing traffic
delays within the region. The ultimate improvement is identified on the Master Street
Plan as two overpasses at North Lemay Avenue and North Timberline Road that would
tie into realigned "New Vine." This comprehensive solution remains, at this time, an
unfunded public capital improvement. Although generating additional trips, Waterfield is
also contributing to the long range solution by dedicating and constructing their share of
"New Vine". This segment is about one-half mile in length and will connect Timberline
Road on the east to the future Turnberry Road on the west in fulfillment of both the
Mountain Vista Sub -area Plan and the Master Street Plan.
(2.) Gaps in Public Improvements
Along those same lines, attendees at the neighborhood meeting expressed frustration
with the general lack of public improvements in the northeast area especially when
compared to the rest of the City. There is concern that there is a lag time between
when new subdivisions are improved versus timely construction of necessary facilities
to serve the new growth.
These growing pains are evidenced particularly when there are gaps in the public
improvements. Since parcels in the northeast quadrant of the City are not developing in
a sequential manner, there are always issues of balancing the need for regional streets,
sidewalks, turn lanes and the like with the impact of the new subdivisions. While each
new development is required to pay its own way, there will remain regional
improvements that require participation from both subsequent development and a
broader regional solution such as a City capital project or formation of a special
improvement district.
(3.) Urban / Rural Conflicts
The other issue of concern is the interface between existing semi -rural homes, small
farms and other agricultural activities and their relationship to new development at
urban densities. There is a concern that there is built-in conflict between existing
residents and future residents living within a subdivision at urban densities.
These issues are not unique to any one area of the City. Managing growth on the fringe
of the City has been addressed on the macro level by the Intergovernmental Agreement
with Larimer County. At the micro level, however, such issues are best addressed at
the Project Development Plan stage by strategic use of buffer yards, fencing,
287
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 8
properties to the west and north are provided by "New Vine" Drive and Conifer Street
which are anticipated to be extended when and if the adjoining properties develop.
Conifer Street is designed to cross over the Eaton Ditch onto the adjoining property and
intersect with a planned north -south collector street. This street is designed to extend
north to Richards Lake Road, a distance of about 1.5 miles and with direct access to the
future Poudre School District 100-acre campus.
G. 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).
The O.D.P. contains a wetland area about 12 acres in size. Both the wetland and its
approximate 100-foot buffer are indicated on the O.D.P. in compliance with Section
3.4.1(E).
H. 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.
The site is located within the Dry Creek Master Drainage Basin. Development is
anticipated to comply with the stormwater management, water quality requirements, and
low impact development standards of both this particular basin and city-wide best
management practices.
I. 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.
Waterfield O.D.P. is addressing these issues at the O.D.P. stage. The standards
relating to housing density are satisfied as described in Section 2.3.2(H)(1) and (2).
The standard requiring four housing types is the subject of a Request for Modification .
and is discussed in a separate sub -section.
3. Neighborhood Meeting:
A neighborhood meeting was held on March 19, 2012 and a summary is attached. In
general, there were concerns about traffic and about the gaps in public improvements in
the northeast area. Further, there remains a concern about how new development will
286
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 7
are planned to the west. To compensate for this, there will be a north -south local street,
Turnberry Road that will run along the west property line allowing future development to
the west to tie into thus providing convenient access to the park and school.
Section 3.6.4 requires compliance with the adopted Level of Service Standards (L.O.S.)
for arterial / arterial intersections. The minimum L.O.S. is D. According to the
Transportation Impact Study, the overall rating for the entire East Vine.Drive / North
Lemay Avenue intersection is D even though there are delays caused by the operations
of the B.N.S.F. railroad switching yard.
The T.I.S. estimates that the number of new the trips generated by Waterfield would be
61 in the a.m. peak and 79 in the p.m. peak. For the 79 new trips in during the p.m..
peak, this represents a 3% increase over the existing condition. These new trips do not
change the overall rating of the East Vine / Lemay Avenue intersection to fall below the
minimum required Level of Service D.
E. Compact Urban Growth - Section 2.3.2 (H) (3):
This criterion requires that the O.D.P. conform to the contiguity requirements of the
Levels of Service Standards per Section 3.6.4 and Compact Urban Growth Standards
as per Section 3.7.2.
The O.D.P. is located within the city limits. Bull Run Apartments -is constructed but the
balance of the original Waterfield P.U.D. has expired. The area is served by existing
public improvements capable of supporting future growth with one exception. As
mentioned, the Transportation Impact Study indicates that the overall intersection of
East Vine Drive and North Lemay Avenue is rated D, even though, as mentioned, there
are delays due to the railroad crossing.
Waterfield includes the construction of one-half mile of "New Vine" which is the arterial
street that the future grade -separated crossing will ultimately tie into. So although
Waterfield contributes to the volume of traffic, so too does Waterfield begin to put into
place the necessary alternative arterial roadway specifically designed to relieve area
wide congestion in the long term.
F. Section 2.3.2 (H) (4) — Transportation Connections to Adioininp 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).
The O.D.P is bounded on the east and south by existing section line roads that are
anticipated to be upgraded per the Master Street Plan. Connections to adjoining
285
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 6
The reason this intersection is not exactly at the midpoint, 1,320 feet, is because of the
fixed location of the intersection of existing Vine and Merganser which is slightly shifted
in order to avoid a large drainage ditch. The standard allows for such alignments due to
unusual topographic features.
Section 3.6.3(D) requires that the arterial streets be intersected with limited -turning
collector or local street at a maximum interval of 660 feet. "New Vine" is intersected by
an unnamed north -south local street with limited -turning capability that is located 750
feet from Merganser (internal local street) and 650 feet from Turnberry (perimeter local
street on the west).
The reason there is not a second limited -turning intersection in this segment of "New
Vine" is because there are wetlands on the north side of the road and the standard
allows for flexibility due to an existing natural feature.
For Timberline Road, Section 3.6.3(D) is satisfied by an unnamed east -west local street
with limited -turning capability that is located 550 feet north of "New Vine."
Section 3.6.3(E) requires that all development plans 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 square mile section from
at least three arterial streets. In compliance, Waterfield will be connected to three
arterials in the following manner:
1. Direct access to Timberline Road
2. Direct access to "New Vine"
3. Indirect access to North Lemay Avenue via future extension of Conifer Street
Section 3.6.3(F) requires that the O.D.P. incorporate and continue all sub -arterial
streets stubbed to the boundary or provide for future.public street connections along
each boundary that abuts potentially developable land at maximum intervals of 660 feet
The east and south boundaries adjoin existing public streets and there are no sub -
arterial streets that are stubbed to either the north or west property lines.
Regarding the north boundary, Conifer, a collector roadway, is designed to cross over
the Eaton Ditch in compliance with the Master Street Plan. There are no other planned
crossings of the Ditch. To compensate for the Ditch acting as a barrier, the parcel to the
north is served by a north -south collector that intersects with Conifer and an east -west
two-lane arterial that intersects with Timberline Road per the Master Street Plan.
Regarding the west boundary, both Conifer and "New Vine" are designed to extend to
the west in compliance with the Master Street Plan. Both the future public
neighborhood park site and future public elementary school site have a combined
boundary along the west perimeter of about 1,700 feet and no future street connections
284
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 5
The O.D.P. properly indicates either the widening of or the extension of all four of these
roadways in compliance with the Master Street Plan. (The Master Street Plan does not
address streets below the collector classification.)
In general, Waterfield O.D.P. demonstrates 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.
D. ' Section 2.3.2(H)(3) — Street Pattern, Connectivity and Levels of Service
This criterion requires the O.D.P. to conform to the street pattern and connectivity
standards as required by 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.
Section 3.6.3(8) is the general standard that requires the local street system to provide
for safety, efficiency and convenience for all modes both within the neighborhood and to
destinations outside the neighborhood. The fact that "New Vine," an arterial street, one-
half mile in length, 2,640 feet, is planned to bisect the neighborhood versus running
along the perimeter is significant design parameter that influences the master planning
for this parcel.
While this new arterial roadway has the potential of dividing the neighborhood, this is
mitigated by five north -south streets that will connect the two halves. Two of these are
located on the east (Turnberry) and west (Timberline) edges. Internally, one will be a
full -turning intersection (Merganser) and two will be limited turning intersections
(unnamed local streets). Existing Vine Drive will be down -graded to a collector street.
From an overall perspective, it is noteworthy that both "New Vine" and North Timberline
Road are designated by City Plan as Enhanced Travel Corridors. These Enhanced
Travel Corridors are uniquely designed to incorporate high frequency transit, bicycling
and walking. This transportation attribute will help link the Mountain Vista Sub -area to
the rest of the community.
An off -site, public bike and pedestrian trail is being planned by the City's Parks and
Recreation Department to roughly follow the Eaton Ditch alignment. Waterfield
accommodates this trail and provides connections to the trail from future local streets.
Section 3.6.3(C) requires that the arterial streets be intersected with a full -turning
collector or local street at a maximum interval one -quarter mile, or 1,320 feet. "New
Vine" is intersected by Merganser, a local street with full -turning capability, such that the
distance from the east property line is 1,190 feet and the distance from the west
property line is 1,450 feet.
283
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 4
Parcel B is13.32 acres and zoned M-M-N which requires that for parcels under 20
acres, the minimum required density is 7.00 dwelling units per acre. The O.D.P.
indicates that Parcel B has a development potential ranging from 7 to 24 dwelling units
per acre thus complying with the standard.
Parcel A is 75.43 acres and zoned L-M-N which requires that density range from 4.00
dwelling units per net acre to 9.00 dwelling units per gross acre. The following areas
are expected to be subtracted out of the gross acreage:
• Wetland and buffer
• Public right-of-way
• Drainage tracts
• Eaton Ditch easement
• Electrical transmission easement
With these areas being subtracted from the gross, the O.D.P. indicates that Parcel has
the development potential of exceeding the required minimum of 4.00 dwelling units per
net acre and well below the maximum of 9.00 dwelling units per acre.
(2.) Housing Types
The O.D.P. indicates the following housing types within the L-M-N area:
Single Family
155
81 %
Single Family —Alley
22
12%
Single Family — Attached
14
7%
Total
191
100%
As can be seen, there are only three housing types whereas in the L-M-N zone, per
Section 4.5(D)(2), on parcels greater than 30 acres, four housing types are required.
The applicant has requested a Modification to this standard which will be reviewed and
evaluated in a following sub -section.
C. Section 2.3.2(H)(3) — Master Street Plan
This criterion requires the O.D.P. to conform to the Master Street Plan as required by
Section 3.6.1
The following streets, and their classification, are called for on the Master Street Plan:
• Timberline Road — four -lane arterial
• "New Vine" Drive — four -lane arterial
• Existing Vine Drive — collector — two-lane
• Conifer Street — collector — two-lane
282
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 3
2. Compliance with Applicable Standards of the Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies the criteria for reviewing O.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
that can be applied at the level of detail required for an O.D.P. submittal.
For the L-M-N zone, the land uses depicted are:
• Single family detached
• Single family attached
• Single family alley -load
• Neighborhood center
The O.D.P. also indicates a public neighborhood park containing 8.1 acres which
satisfies the standard that a public or private park be provided for development plans
that exceed ten acres. This park will adjoin al0.74 acre site for a public elementary
school and a 15.88 acre site for the wetlands thereby creating opportunities for combing
and sharing open space. All proposed uses are permitted in the L-M-N zone.
For the M-M-N zone, the land use depicted is multi -family. For the L-M-N and M-M-N
zone districts, the O.D.P. satisfies the criterion that the proposed land uses are
consistent with the permitted uses.
B. Section 2.3.2 (H) (2) - Density
This criterion requires that the Overall Development Plan 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.
(1.) Density Ranges
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).
281
Waterfield O.D.P. #ODP130002
Planning & Zoning Hearing 11/14/13
Page 2
the railroad crossings between North College Avenue and North Timberline Road.
Provisions in the O.D.P. are made for connecting to the future City Trail along the Eaton
Ditch and for a trail around the wetland area. In general, the O.D.P. complies with the
Mountain Vista Sub -area Plan.
A Modification of Standard is requested to Section 4.5(D)(2) which requires four housing
types in the L-M-N zone district and whereas the applicant is requesting three.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: L-M-N; Eaton Ditch and vacant land
S: County; Burlington Northern and Santa Fe Railroad Switching Yard
E: M-M-N; Bull Run Apartments
E: L-M-N; Vacant
E: County; Farm and ranch
W: County; Existing Farm and ranch
The parcel was included within the 500-acre East Vine 7th Annexation annexed in 1983.
There was no previous Overall Development Plan.
Waterfield P.U.D. First Filing was approved in 1997 and included 43 single family lots
and 176 multi -family dwelling units known as Bull Run Apartments on a total of 27.5
acres. Only the apartments were developed and the single family lots have lapsed.
Waterfield P.U.D. Second Filing was approved in May of 2000 and consisted of 102
single family lots, a 6.17 acre park site and a 10.2 acre school site on 92.79 acres and a
neighborhood center described as featuring a convenience store and child care facility.
This entire project has since lapsed.
The Mountain Vista Sub -area Plan was approved in 1999 and amended in 2009.
During the 2009 amendment process, the existing Bull Run Apartments and Parcel B of
the O.D.P. were rezoned from L-M-N to M-M-N. In addition, the re -alignment of East
Vine Drive approximately one -quarter mile north of the current location was
incorporated into the Plan and Master Street Plan. The O.D.P. reflects these
amendments.
0311
Fort Collins
ITEM NO 9
MEETING DATE November 14. 2013
STAFF Shepard
PLANNING & ZONING BOARD
PROJECT: Waterfield Overall Development Plan #ODP130002
APPLICANT: Mr. Jim Dullea and Mr. Curly Risheill
Parker Land Investments, LLC
9162 S. Kenwood Court
Highlands Ranch, CO 80126
OWNER: Same
PROJECT DESCRIPTION:
This is a request for an Overall Development for a parcel of land located generally at the
northwest corner of East Vine Drive and North Timberline Road. The parcel is 116.89
acres. There are two zone districts on the parcel: L-M-N — 103.57 acres and M-M-N —
13.32 acres. Proposed land uses include residential, neighborhood center, public
neighborhood park, public elementary school and open space. The project does not
include Bull Run Apartments and the former Plummer School. There is a Request for
Modification of Standard to address the mix of housing types.
RECOMMENDATION: Approval of the O.D.P., and approval of the Modification of
Standard.
EXECUTIVE SUMMARY:
At one point, Waterfield was an active project and Bull Run Apartments was developed
as the first phase. Except for the apartments, the project lapsed and is now considered
expired. As a new project, the O.D.P. is now subject to the recommendations of the
Mountain Vista Sub -area Plan as amended in 2009 and the Master Street Plan. The
adoption of these policies now requires the O.D.P. to show the realigned "New Vine"
Drive, an arterial roadway located parallel and about one -quarter mile north of existing
East Vine Drive. This new alignment is designed to reduce congestion associated with
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
279