HomeMy WebLinkAboutINNOVATION ISLAND - ODP - 40-05 - REPORTS - RECOMMENDATION/REPORTInnovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
Page 8
street and sidewalk network adjacent to the property, as set forth in Section
3.2.2(C)(6). The ODP, being a triangular -shaped parcel of land approximately 4.4
acres in size, provides for private drive accesses to West Harmony Road and South
Taft Hill Road. The size of the property and the separation requirements for streets
makes the need for connecting streets into the adjacent property to the south
unfeasible. Also, the property to the south is fully developed as single-family lots
and does not provide street right-of-way for any potential street connections into this
property. The ODP is considered to be in conformance with Sections 3.6.3(C) - (F).
• Section 2.3.2(H)(5) - The ODP has no natural habitats or features that warrant
buffer zones.
• Section 2.3.2(H)(6) - The ODP is consistent with the McClelland / Mail Creek
Drainage Basin Master Plan.
• Section 2.3.2(H)(7) - The ODP applies the standards relating to housing density and
mix of uses. The ODP sets forth the number of multi -family residential dwelling units
and densities to be provided on Parcels A & B, which satisfy the density test in the
LMN - Low Density Mixed -Use Neighborhood District, as set forth in Section
4.4(D)(1). The ODP is for multi -family residential and commercial (neighborhood
center) uses.
• The ODP is a qualified affordable housing project (Habitat for Humanity).
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the Innovation Island,
Overall Development Plan - #40-05.
Innovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
Page 7
multi -family residential portion of the ODP. Further discussion of the proposed ODP and
PDP took place at the meeting. A copy of the notes taken at the neighborhood meeting is
attached to this staff report.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Innovation Island, ODP, staff makes the following Findings
of Fact:
• Section 2.3.2(H)(1) - The ODP is in compliance with the applicable criteria and zone
district standards in the Land Use Code. This request is for a 2-phase ODP for land
uses permitted in the LMN - Low Density Mixed -Use Neighborhood Zoning District
as both administrative review (Type 1) and Planning and Zoning Board review (Type
2) of the LUC. The proposed uses are multi -family residential and commercial
(neighborhood center) on 4.4 net acres zoned LMN. The ODP commits to minimum
lot size of 6,000 square feet.
• Section 2.3.2(H)(2) - The ODP complies with the required density range of
residential uses in the LMN - Low Density Mixed -Use Neighborhood Zoning District.
• Section 2.3.2(H)(3) - The ODP conforms to the Master Street Plan requirements,
the street pattern/connectivity standards, and the Transportation Level of Service
Requirements. The ODP fronts on West Harmony Road and South Taft Hill Road.
No other public streets are proposed with this ODP. It is considered to be in
compliance with the Master Street Plan, as set forth in Section 3.6.1(B). The ODP,
being a triangular -shaped parcel of land approximately 4.4 acres in size, provides
for private drive accesses to West Harmony Road and South Taft Hill Road. The
size of the property and the separation requirements for streets makes the need for
connecting streets into the adjacent property to the south unfeasible. Also, the
property to the south is fully developed as single-family lots and does not provide
street right-of-way for any potential street connections into this property. The ODP is
considered to be in conformance with Sections 3.6.3(A) - (F). The Traffic Operations
Department and the Transportation Planning Department have reviewed and
evaluated the required Transportation Impact Study (TIS), as set forth in Section
3.6.4(C), for development on the Innovation Island property. The TIS is in
conformance with the Transportation Level of Service Requirements.
Section 2.3.2(H)(4) - The ODP provides for the location of transportation
connections to adjoining properties for vehicular, pedestrian, and bicycle movement.
The ODP provides for pedestrian and bicycle circulation systems to Johnson
Elementary School, Webber Junior High School, and Westfield Park via the existing
Innovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
Page 6
property to the south (in the Woodridge 40' Filing: The Overlook subdivision) is fully
developed as single-family lots and does not provide street right-of-way for any
potential street connections into this property. The ODP is considered to be in
conformance with Sections 3.6.3(C) - (F).
e. Section 2.3.2(H)(5) - Show the general location and size of natural areas, habitats
and features within the property boundaries of the ODP
The Innovation Island, ODP contains no natural habitats or features that warrant
buffer zones as set forth in Section 3.4.1(E).
f. Section 2.3.2(H)(6) - Consistency with the appropriate Drainage Basin Master Plan.
The Innovation Island, ODP is consistent with the McClelland / Mail Creek Drainage
Basin Master Plan.
g. Section 2.3.2(H)(7) - Application of standards relating to housing density and mix of
uses
The Innovation Island, ODP sets forth the number of multi -family residential dwelling
units and densities to be provided on Parcels A & B, which satisfy the density test in
the LMN - Low Density Mixed -Use Neighborhood District, as set forth in Section
4.4(D)(1). The ODP is for multi -family residential and commercial (neighborhood
center) uses.
3. Transportation:
Primary access points to the property will be via 2 private drives from West Harmony Road,
to the north. There will be an emergency access point to the property from South Taft Hill
Road. The actual private drive locations and alignments are being further determined with
site specific development plans for the Innovation Island, PDP's.
4. Neighborhood Meeting:
Section 2.2.2(B) sets forth the requirement that a neighborhood meeting shall be held for
any development proposal subject to Planning and Zoning Board review. An ODP is
defined as a development application (proposal) and will be processed as a Planning and
Zoning Board review, as set forth in Section 2.3.2(G). A neighborhood meeting was held on
September 28, 2005, to discuss the Innovation Island development proposal and at that
meeting the applicants stated that they were planning on subdividing and initially
developing only a portion of the entire Innovation Island property. Therefore, they indicated
that they would be submitting an ODP for the entire property showing proposed land uses
and phasing of development; and, a PDP forthe affordable housing (Habitat for Humanity),
Innovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
Page 5
specific development plan for Parcel B has yet been submitted for development
review; however, the proposed 7.7 dwelling units per gross acre would be permitted
either as a conventional or affordable housing project. Therefore, the Innovation
Island, ODP is consistent with the required density range set forth in the LMN
District.
C. Section 2.3.2(H)(3) Conformance to the Master Street Plan requirements, the
street pattern/connectivity standards, and the Transportation Level of Service
Requirements
The Innovation Island, ODP fronts on West Harmony Road (a 4-lane arterial street)
and South Taft H ill Road (a 4-lane arterial street). No other public streets are
proposed with this ODP. It is considered to be in compliance with the Master Street
Plan, as set forth in Section 3.6.1(B).
The Innovation Island, ODP, being a triangular -shaped parcel of land approximately
4.4 acres in size, provides for private drive accesses to West Harmony Road (a 4-
lane arterial street) and South Taft Hill Road (a 4-lane arterial street). The size of
the property and the separation requirements for streets makes the need for
connecting streets into the adjacent pr?Rerty to the south unfeasible. Also, the
property to the south (in the Woodridge 4 Filing: The Overlook subdivision) is fully
developed as single-family lots and does not provide street right-of-way for any
potential street connections into this property. The ODP is considered to be in
conformance with Sections 3.6.3(A) - (F)_
The Traffic Operations Department and the Transportation Planning Department
have reviewed and evaluated the required Transportation Impact Study (TIS), as
set forth in Section 3.6.4(C), for development on the Innovation Island property. The
TIS is in conformance with the Transportation Level of Service Requirements.
d. Section 2.3.2(H)(4) - Provisions for the location of transportation connections to
adjoining properties for vehicular, pedestrian, and bicycle movement
The Innovation Island, ODP provides for pedestrian and bicycle circulation systems
to Johnson Elementary School, Webber Junior High School, and Westfield Park via
the existing street and sidewalk network adjacent to the property, as set forth in
Section 3.2.2(C)(6).
The Innovation Island, ODP, being a triangular -shaped parcel of land approximately
4.4 acres in size, provides for private drive accesses to West Harmony Road (a 4-
lane arterial street) and South Taft Hill Road (a 4-lane arterial street). The size of
the property and the separation requirements for streets makes the .need for
connecting streets into the adjacent property to the south unfeasible. Also, the
Innovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
Page 4
As set forth in Section 2.3.2(H), an ODP shall comply with the following criteria:
a. Section 2.3.2(H)(1) - Consistency with zone district standards (Article 4)
This is a request for approval of a 2-phase ODP for multi -family residential and
commercial land uses permitted in the LMN - Low Density Mixed -Use Neighborhood
District, as defined in Section 4.4(B)(2)(a)4 - Residential Uses and Section
4.4(B)(2)(c)3 - Neighborhood Centers of the City of Fort Collins LUC.
The breakdown of the parcels and proposed land uses is as follows:
• Parcel A (3.1 acres) ..... Proposed Multi -Family Residential (27 dwelling
units) ... Type 1 Review as a PDP.
• Parcel B (1.3 acres) ..,.. Proposed Multi -Family Residential (10 dwelling
units) ... Type 1 Review as a PDP; or, Commercial Uses (20,000 square feet
of leasable floor area) in a Neighborhood Center ... Type 2 Review as a.
PDP.
The proposed land uses on the Innovation Island, ODP are consistent with the
permitted uses, subject to Planning and Zoning Board review, in the LMN - Low
Density Mixed -Use Neighborhood District.
b. Section 2.3.2(H)(2) - Consistency with the required density range of residential uses
in the District.
This section applies to residential development in the LMN - Low Density Mixed -Use
Neighborhood Zoning District. The allowable density range in the LMN District is an,
overall minimum average density of 5 dwelling units per net acre and a maximum
density, taken as a whole, of 8 dwelling units per gross acre. However, affordable
housing projects containing 10 acres or less may attain a maximum density, taken
as a whole, of 12 dwelling units per gross acre of residential land.
• Parcel A (3.1 acres) ..... proposed 27 affordable multi -family dwelling units,
for a gross residential density of 8.7 dwelling units per acre.
Parcel B (1.3 acres) ..... if developed as residential, proposed 10 multi-
family dwelling units, for a gross residential density of 7.7 dwelling units per
acre.
A PDP for Parcel A has already been submitted to the City as a qualified affordable
housing project and, therefore, can contain up to 12 dwelling units per acre. No site
Innovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
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Definition:
Those a ctivities w hich a rep redominantly retail, office, a nd s ervice u ses
which would not. qualify as or be a part of a neighborhood or
community/regional shopping center. Uses include: retail shops; offices;
personal service shops; financial institutions; hotels/motels; medical clinics;
health clubs; membership clubs; standard and fast-food restaurants;
hospitals; mortuaries; indoor theaters; retail laundry and dry cleaning outlets;
limited indoor recreation uses; small animal veterinary clinics; printing and
newspaper offices; and, other uses which are of the same general character.
• Residential uses are to be.allowed as alternative land uses on all parcels.
On the Final Site & Landscape Plan (Sheet 1 of 2) for the Woodridge 4�h Filing: The
Overlook development, that was approved by the Planning and Zoning Board in
September, 1994, this off -site parcel of land (to the north) was identified as vacant, zoned
RLP, and planned for Business Services uses.
The entire 4.4 acre property was zoned LMN - Low Density Mixed -Use Neighborhood in
March, 1997 with the adoption by City Council of the City of Fort Collins Land Use Code.
The subject property has not previously been subdivided or platted.
The Innovation Island, Project Development Plan (PDP), a request for 27 affordable multi-
family dwelling units (Habitat for Humanity) on Parcel A of the ODP, is currently in the
City's development review process.
2. Land Use:
Compliance with the City of Fort Collins Land Use Code:
As set forth in Section 2.1.3(B)(2), an, ODP shall be required for any property which is
intended to be developed over time in 2 or more separate project development plan
submittals. This request is for a 2-phase ODP on 4.4 acres. It contains Parcels A & B.
Parcel A is identified for multi -family residential and Parcel B is identified for commercial
uses (in a neighborhood center) or multi -family residential. The applicant currently has a
PDP for Parcel A, containing 27 affordable multi -family dwelling units (Habitat for
Humanity) on 3.1 acres, in the City's development review process. A PDP for Parcel B has
not yet been submitted to the City for development review.
Innovation Island, Overall Development Plan - #40-05
November 17, 2005 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN in City of Fort Collins;
FA in Larimer County;
E: RL in City of Fort Collins;
S: RL in City of Fort Collins;
W: R in Larimer County;
platted for single-family residential (Gates @
Woodridge, 4 Filing)
existing residential
existing single-family residential (Gates @
Woodridge, 4t' Filing)
existing single-family residential (Woodridge 4°i
Filing: The Overlook)
existing residential
The subject property was annexed as part of the Horsetooth - Harmony West Annexation
in June, 1980. It was zoned RLP - Residential Low -Density Planned (with a Planned Unit
Development condition).
The subject property was part of Parcel 1-G of the Arapahoe / Mountainridge Farm ODP
(Master Plan) that was approved by the Planning and Zoning Board in October, 1987.
Parcel 1-G was 12 acres in size and approved for Business Services land uses, as follows:
• Retail Shops
• Offices
• Indoor Theaters
• Restaurants
• Health Clubs
• Hotels
• Medical Clinics
• Similar Uses
Residential uses are to be allowed as alternative land uses in all parcels.
The subject property is Parcel 1-H of the Amended Arapahoe / Mountainridge Farm ODP
(Master Plan) that was approved by the Planning and Zoning Board in April, 1991. Parcel
1-H is 5 acres in size and approved for Business Services (Alternating: Multi -Family) land
uses, as follows:
• Uses as described under "Business Services Uses" (Point Chart'E') of the
current - March, 1991 - Land Development Guidance System. See the
following definition.
ITEM NO. 2
MEETING DATE 1/17/05
STAFF Ctnvn nlr
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Innovation Island, Overall Development Plan - #40-05
APPLICANT: Fort Collins Habitat for Humanity, Inc.
c/o Vignette Studios / Don Tiller
144 North Mason Street, Suite 2
Fort Collins, CO. 80524
OWNER: Western VII Investment, LLC
c/o Western Property Advisors, Inc.
3555 Stanford Road, Suite 107
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for approval of a 2-phase Overall Development Plan (ODP) for multi-
family residential and commercial land uses permitted in the LMN - Low Density Mixed -Use
Neighborhood District, as defined in Section 4.4(13)(2)(a)4 - Residential Uses and Section
4.4(13)(2)(c)3 - Neighborhood Centers of the City of Fort Collins Land Use Code (LUC).
The ODP contains 2 Parcels, A & B, on 4.4 acres. The proposed use on Parcel A (3.1
acres) is multi -family residential and the proposed uses on Parcel B (1.3 acres) are
commercial (neighborhood center) and / or multi -family residential. This is a Qualified
affordable housing development. The property is located at the southeast corner of West
Harmony Road a nd South Taft Hill Road. It is zoned LMN - Low Density Mixed -Use
Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Innovation Island, ODP complies with the applicable review criteria in the LUC,
including the ODP criteria, LMN - Low Density Mixed -Use Neighborhood Zoning District
standards, general development standards, and the adopted Master Street Plan.
It is a Qualified affordable housing development.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-OSM (970)221-6750
PLANNING DEPARTMENT