HomeMy WebLinkAboutWATERFIELD THIRD FILING - PDP - PDP130037 - REPORTS - RECOMMENDATION/REPORTWaterfield 3`d Filing P.D.P. #PDP130037
Administrative Hearing 1/30/14
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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,
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 due to existing cultivation on the farm to the west.
5. Findings of Fact/Conclusion:
In evaluating the request for the Waterfield Td Filing P.D.P., staff makes the following
findings of fact:
A. Waterfield 3`d Filing P.D.P. is in compliance with Waterfield Overall Development
Plan.
B. The P.D.P. complies with the land use and applicable development standards of
the L-M-N zone district as found in Article Four.
C. The P.D.P. complies with the applicable General Development Standards as
found in Article Three.
RECOMMENDATION:
Staff recommends approval of Waterfield 3`d Filing, P.D.P.,#130037.
ATTACHMENTS:
Aerial Map
Zoning Map
Applicant's Planning Objectives
Site Plan, Landscape Plan, Plat
Neighborhood Meeting Summary
Traffic Impact Study
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4. 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
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 existing 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.
Waterfield Td Filing P.D.P. #PDP130037
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with level of service (LOS) F. A variance was submitted and approved to
accept the LOS F for the westbound left -turn movement. This was based on
the fact that there are not any acceptable improvements that will mitigate the
LOS failure that is also reasonably proportionate to the level of impact the
project contributes. The overall LOS of the intersection remains in compliance
with LOS standards.
• At the Timberline / Vine intersection, the calculated delay for the afternoon
peak hour northbound approach will also experience delays that are
commensurate with level of service F. The F level of service is considered to
be normal during the peak hours at stop sign -controlled intersections along
arterial streets. These conditions are expected to be temporary with the
construction of "New Vine" Drive.
• Acceptable level of service is achieved for bicycle and transit modes based
upon the measures in the multi -modal transportation guidelines and future
improvements to the street system in the area.
• Pedestrian level of service B is not achieved for all pedestrian destinations
with regard to continuity. The practical limits of pedestrian improvements
would be on the Waterfield site itself.
• At full development of the Waterfield Overall Development Plan, including 225
apartments, child care center and a public elementary school, the number of
trips would be 4,842 with an estimated 612 in the morning peak and 523 in
the afternoon peak.
In general, Waterfield 3`d Filing is served by a network of public streets which provide a
high level of both internal and external connectivity.
J. Section 3.8.11 - Fences and Walls
This standard requires that fences along arterial streets be made visually interesting
and shall avoid creating a tunnel effect and shall feature a varying alignment. As
mentioned, 24 lots will have a six foot high solid wood fence along the rear property line
adjoining either "New Vine" Drive or North Timberline Road. These fences will feature a
recess or projection of about four feet for a length not to exceed the width of two lots.
Masonry columns will be provided at consistent intervals. Staff finds that this fence
complies with the standard.
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bisects the site rather than being located along the southern edge on the section line as
is typical for most subdivisions.
The P.D.P. will construct, widen or extend the following streets in compliance with the
Master Street Plan and in accordance with the Larimer County Urban Area Street
Standards:
• North Timberline Road — Interim widening and turn lanes "New Vine" Drive —
four -lane arterial
• Existing Vine Drive — collector — two-lane
• All other internal streets — local street
The T.I.S. concludes:
• In the short range (year 2018), it is estimated that the number of new trips
generated by 190 dwelling units in Waterfield 3`d Filing would be 2,010.
There would be 153 morning peak hour trips and 201 afternoon peak hour
trips.
• The Timberline / Vine intersection is currently unsignalized. Using the short
range (2018) total peak hour traffic forecasts, the peak hour signal warrant
will likely be met in the afternoon peak hour. However, it is unlikely that other
signal warrants will be met in the short range. Typically a traffic control signal
is not installed based solely upon the peak hour warrant and a traffic control
signal isn't being considered at this location.
• In the long range (2035), the peak hour signal warrant is expected to be met
at the following intersections:
Timberline ['New Vine"
Lemay ['New Vine"
• In the short range, the following intersections will operate acceptably:
Timberline / Vine
Vine / Merganser
Vine / Ouzel
Lemay / Vine
Timberline / "New Vine"
"New Vine" / Merganser
Timberline / Garganey
• At the Lemay / Vine intersection, the calculated delay for the afternoon peak
hour westbound left -turn lane will experience delays that are commensurate
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H. Section 3.6.2(F)(G) — Double Frontage Lots Along an Arterial Street
This standard requires that lots along an arterial street cannot take access from such
street and that lot depth must be at least 150 feet. The following blocks and lots have
double frontage along an arterial street:
• Block One — Lots 8 — 17 along realigned "New Vine" Drive
• Block Two — Lots 1 — 9 along realigned "New Vine" Drive
• Block Nine — Lots 24 — 28 along North Timberline Road
These 24 lots will be prohibited from taking access from either artirial street.
As to the 150 feet required minimum lot depth, an alternative compliance provision is
allowed per Section 3.6.2(G) if the plan includes additional buffering or screening that
will protect such lots from the noise, light and other negative impacts of the arterial
street.
The 19 lots in Blocks One and Two that back onto "New Vine"" Drive., have a depth
ranging from 115 to 160 feet. Between the rear property lines and the "New Vine" Drive
right-of-way, there would be a separate landscape tract that is 35 feet wide. This
separate buffer will be set aside as Tract A and include a mix of deciduous and
evergreen trees. In addition, the rear property lines will be provided with a six-foot high
solid wood fence. Combined, the lots and tract provide for a minimum depth of 150 feet
in compliance with the standard.
The five lots in Block Nine that back onto North Timberline Road have a depth ranging
from 105 to 161 feet. Between the rear property lines and the North Timberline Road
right-of-way, there would be a separate tract that is 45 feet wide. This separate buffer
will be set aside as Tract K and be similarly landscaped as Tract A along "New Vine"
Drive. Also, a six foot high solid wood fence will be installed along the rear property
lines.
Staff finds that with the proposed depth provided by both the lots and the separate
tracts, combined with the fencing and landscaping, that the alternative plan creates an
effective screen and protection from the noise, light and other negative impacts of the
arterial street equally well or better than a plan which otherwise complies. Further, the
proposed design is aesthetically more pleasing than placing perimeter fencing at a
theoretical lot depth of 150 feet which could be two to three feet behind the sidewalk
along either arterial street.
1. Section 3.6.4 — Transportation Level of Service (LOS) Requirements
A Transportation Impact Study has been prepared based on Waterfield 3rd Filing,
containing 190 single family dwellings. Further, the T.I.S. accounts for the development
of a segment of the realigned "New Vine" Drive. This will be the arterial road that
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• The subdivision enhances neighborhood continuity and connectivity by
providing a segment of the City's Parks and Recreation Department regional
trail. All connecting walkways linking to this regional trail are to be dedicated
as public access easements.
• The subdivision fosters non -vehicular access and preserves existing natural
conditions by the aforementioned walkways and continues to respect the
established topography by preservation of the 15-acre wetland.
P. Section 3.3.1(8)(C) —Plat Standards -Lots and Public Dedications
All lots gain access to a public street. The general layout of lots, roads, driveways,
utilities, drainage facilities and other services are designed in a way that enhances an
interconnected street system within and between future neighborhoods and preserves
natural features. As mentioned, Conifer Street is a future collector street that will serve
the interior of the entire square mile section by featuring a bridge over the Eaton Ditch
thus connecting future neighborhoods. Dedications are platted for drainage and utility
easements as well as public access easements for the off-street walkways.
E. Section 3.5.1 —Project Compatibility
Waterfield 3rd Filing zoned L-M-N, will adjoin a parcel identified on the O.D.P. as multi-
family and zoned M-M-N. With Block Six sharing a property line with this future multi-
family parcel, a buffer yard has been set aside to allow a landscape screen between the
two uses in anticipation pending development.
F. Section 3.5.2(C) - Housing Model Variety
For developments of 100 or more single family dwelling units, four different types of
housing models are required. The housing models have not yet been selected at the
P.D.P. stage. The standard acknowledges that for a P.D.P., such level of detail is not
finalized and allows the enforcement to be at the building permit review stage in
accordance with Section 3.8.15.
G. Section 3.5.2(F)(1) — Street Facing Garage Doors
This standard requires that street -facing garage doors must be recessed behind either
the front facade of the ground floor living area portion of the dwelling or a covered porch
that measures at least 6' x 8'. The plans contain a detail that indicates compliance with
this standard. For individual lots, compliance will be evaluated at the time of building
permit application.
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G. Section 4.5(E)(1)(b) — Streets and Blocks — Mid -Block Pedestrian Connections
This standard requires that if any block face is over 700 feet long, then walkways
connecting to other streets must be provided at approximately mid -block or at intervals
of at least every 650 feet, whichever is less.
Blocks five, seven, eight and nine exceed 700 feet in length along the street frontage or
block face. Each of these blocks features a mid -block bicycle and pedestrian
connection at intervals that do not exceed 650 feet.
3. Compliance with Applicable Article Three General Development Standards:
A. Section 3.2.1 — Landscaping
All public streets will be landscaped with street trees, including the external streets,
existing East Vine Drive and North Timberline Road.
B. Section 3.2.2 — Access, Circulation and Parking
The P.D.P. provides for an off-street circulation system primarily by constructing a
segment of the City's future regional trail along the Eaton Ditch. This trail then turns
south and connects to the path system that provides access to the future neighborhood
center, the future pubic school, the future park and wetland open space. As
mentioned, there are mid -block connections that supplement this network. A soft path
will circumnavigate the wetlands.
C. Section 3.2.3(C)(F) — Solar Orientation
This standard requires that at least 65% of the lots (124) be oriented to within 30
degrees of an east -west line. Waterfield 3rd Filing provides 63% (120 lots) at this
orientation thus short by four lots.
This standard allows for alternative compliance. Waterfield 3rd Filing is an "L" shaped
parcel. This orientation governs the number of east -west streets which would normally
allow for full compliance with the standard. The site constraints include preserving an
existing wetland, preserving an existing stormwater detention pond at the south end and
sharing a boundary with the existing Bull Run Apartments along the eastern edge. The
Eaton Ditch and existing, high -voltage power lines form the north boundary.
In compliance with provision of Section 3.2.3(F), Waterfield 3rd Filing is designed in an
alternative manner and meets the applicable review criteria:
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D. Section 4.5(D)(3) — Neighborhood Centers
This standard calls for at least 90% of the dwellings in development projects greater
than 40 acres to be located within three-quarters of one mile (3,960 feet) of a
neighborhood center.
A neighborhood center is indicated on the O.D.P. and is located in the northwest corner
and is formed by the extension of Conifer Street (collector) and the Eaton Ditch. By
being located internally to the square mile section and being along a future collector
street, the neighborhood center has the potential to serve multiple neighborhoods.
Mandarin Drive will intersect with the future Conifer Drive extension providing direct
access to the neighborhood center.
The future neighborhood center is allowed to be phased in over time in accordance with
Section 2.3.2(H)(7) (O.D.P. Standards). The center is within three-quarters of a mile, as
measured by street frontage, of 100% of the total dwellings thus complying with the
standard.
E. Section 4.5(D)(6) — Small Neighborhood Parks
This standard requires that either a public neighborhood park or a private park, at least
one acre in size, be located within one-third of a mile (1,760 feet), as measured along
street frontage, of 90% of the dwellings, for development projects ten acres or larger.
The O.D.P. indicates a future public (City of Fort Collins Parks and Recreation
Department) neighborhood park containing 8.1 acres. This park will adjoin a10.74 acre
site for a public elementary school (Poudre School District) and the 15.88 acre open
space (future homeowner's association) set aside for the wetlands thereby creating
opportunities for combining and sharing a contiguous open space area containing
approximately 34 acres.
At least 90% (172) of the dwellings are within one-third of a mile of the future public
neighborhood park.
F. Section 4.5(E)(1)(a) — Streets and Blocks — Street System Block Size
This standard requires that the local street system provide an interconnected network of
streets such that blocks do not exceed 12 acres.
The P.D.P. features a network of streets including the shifting of East Vine Drive as an
arterial road from the section line one -quarter mile north such that it bisects the site.
The network results in no block exceeding 12 acres. This shifting will allow the existing
East Vine Drive to be downgraded to a collector roadway.
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The O.D.P. was approved with a Modification to allow the L-M-N area to feature three
housing types versus four.
2. Compliance with Article Four, Section 4.5, L-M-N Standards:
A. Section 4.5(B)(2) — Permitted Uses
The P.D.P. includes two land uses — single family detached and single family attached.
Both are permitted in the L-M-N zone subject to Administrative (Type One) Review.
B. Section 4.5(D)(1) — Density
The P.D.P. features 190 dwelling units on 74.59 acres for a gross density of 2.56
dwelling units per gross acre. There are several parcels that are deducted from the
gross acreage in accordance with Section 3.8.18 (Residential Density Calculation).
This includes the arterial streets, wetlands, buffer yards and stormwater detention
ponds resulting in a net acreage of 47.5 acres and a net density of 4.02 dwelling units
per net acre.
The gross density is well under the maximum allowed (9.00 d.u./a) and exceeds the
required minimum net density (4.00 d.u./a) thus complying with the standard.
C. Section 4.5(D)(2) — Mix of Housing
The P.D.P. features the following three housing types:
Single Family 152 80%
Single Family — Alley 22 12%
Single Family — Attached 16 8%
Total 190 100%
The standard calls for four housing types on projects containing 30 acres or more. A
Modification of Standard was granted by the Planning and Zoning Board in conjunction
with the Overall Development Plan on November 14, 2013 to allow three housing types
in accordance with Section 2.3.2(H)(7) (O.D.P. Standards). The primary justification for
this Modification is that the O.D.P. will gain a fourth housing type, multi -family, from a
parcel zoned M-M-N rather than within the L-M-N area.
The standard also requires that a single housing type not constitute more than 80% or
less than 5% of the total number of dwelling units. As can be seen, the P.D.P. complies
with these parameters.
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The P.D.P. includes a segment of the future City Trail along the Eaton Ditch as well as a
trail around the wetland area. The P.D.P. is in compliance with the applicable General
Development Standards and the L-M-N standards.
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.
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 Low Density Mixed Use Neighborhood, L-M-N, to
Medium Density Mixed Use Neighborhood, M-M-N. In addition, the re -alignment of East
Vine Drive, as an arterial street, approximately one -quarter mile north of the current
location was incorporated into the Plan and Master Street Plan. In tandem with this
shifting of the arterial, existing East Vine Drive was downgraded to a collector street.
The O.D.P. reflects these amendments.
Waterfield Overall Development Plan was approved in November of 2013. and covered
116.89 acres and included two zone districts: L-M-N — 103.57 acres and M-M-N — 13.32
acres. Land uses consisted of residential (at a range of densities. and housing types),
neighborhood center, public neighborhood park, public elementary school and open
space. (The O.D.P. did not include Bull Run Apartments and the former Plummer
School.)
MEETING DATE January 30, 2014
STAFF Ted Shepard
PLANNING & ZONING BOARD
PROJECT: Waterfield Project Development Plan #PDP130037
APPLICANT: Mr. Jim Dullea and Mr. Curly Risheill
Parker Land Investments, LLC
c/o Ripley Design
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Parker Land Investments, LLC
9162 S. Kenwood Court
Highlands Ranch, CO 80126
PROJECT DESCRIPTION:
This is a request for a Project Development Plan for a parcel of land located generally at
the northwest corner of East Vine Drive and North Timberline Road. The request is for
190 dwelling units on 74.59 acres. Merganser Drive will be extended to serve the site.
Access would also be gained from new streets that intersect with East Vine Drive and
North Timberline Road. As proposed, there would be 152 single family detached
homes, 22 single family homes served by an alley and 16 single family attached homes.
The parcel is zoned Low Density Mixed -Use Neighborhood, L-M-N.
RECOMMENDATION: Approval of the P.D.P.
EXECUTIVE SUMMARY:
Waterfield Third Filing represents phase one of the Waterfield Overall Development
Plan approved in November of 2013. The P.D.P. complies with the Mountain Vista Sub-
area Plan as amended in 2009 and the Master Street Plan including 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 the railroad crossings between North College Avenue and North
Timberline Road particularly at the North Lemay Avenue intersection.
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750