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Home My WebLink AboutSPRING CANYON COMMUNITY PARK - PDP - 20-05 - REPORTS - RECOMMENDATION/REPORTSpring Canyon Community Park, Project Development Plan, #20-05 September 8, 2005 Administrative Hearing Page 5 These buildings are internal to the 123 acre park site and relate to the various park activities. They are unique to the specific park theme. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings The proposed public buildings in this community park are situated internal to the site and relate to the various activities within the park. Although it is infeasible for the buildings to meet the "build -to" line standards there is a network of pedestrian trails within the park that provide direct access from the buildings to adjacent street sidewalks and into the surrounding neighborhoods without having to make many driveway crossings. 4. Neighborhood Information Meeting The Spring Canyon Community Park, PDP contains a proposed land use that is permitted as a Type 1 use, subject to an administrative review. The proposed use is a community park. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and a City -facilitated neighborhood meeting was not held to discuss this proposal. However, the City's Parks Planning Department and their planning/design consultants from the private sector did conduct several open houses and public outreach meetings prior to formal submittal of the park plans to the City for development review. FINDINGS OF FACT/CONCLUSIONS After reviewing the Spring Canyon Community Park, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the POL — Public Open Lands zone district. 2. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Spring Canyon Community Park, Project Development Plan - #20-05. Spring Canyon Community Park, Project Development Plan, #20-05 September 8, 2005 Administrative Hearing Page 4 e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on - site parking areas will be screened from West Horsetooth Road to the south by a distance separation of approximately 180', with significant earthen berming and landscaping in the setback. f. The proposal complies with Section 3.2.1(E)(5) in that it will provide at least 10% interior landscaping in the parking areas, satisfying the minimum requirement. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking in the amount of approximately 18% of the total number of automobile parking spaces on -site, exceeding the minimum requirement of 5%. b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access to the park will occur via a curb cut from West Horsetooth Road (at the south end of the park) and an access road from the south end of Overland Trail (at the northwest corner of the park). B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed community park contains a total of 4 buildings. They include the park's maintenance facility and the 3 restroom facilities. Spring Canyon Community Park, Project Development Plan, #20-05 September 8, 2005 Administrative Hearing Page 3 2. Division 4.10 of the Land Use Code, Public Open Lands Zone District The proposed use of a community park is permitted in the POL zone district subject to an administrative review. This proposal complies with the purpose of the POL District as it is a public community park, with a community -wide emphasis and intended service, which warrants inclusion in the POL District rather than in the surrounding RL — Low Density Residential, UE - Urban Estate, or RF - Residential Foothills Districts. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the restrooms, pavilion structures, and maintenance building, according to the standards set forth in this section. b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at a 25' to 35' spacing in the parkway along West Horsetooth Road; and, at a 35' to 40' spacing in the center median and along the east side of the entry drive from Overland Trail at the northwest corner of the park site. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed new trees on the development plan will exceed the allowable percentage (%) of the total number of trees on -site. d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are provided at a ratio of at least 1 tree per 25 lineal feet along West Horsetooth Road south of the parking lots. Spring Canyon Community Park, Project Development Plan, #20-05 September 8, 2005 Administrative Hearing Page 2 standards located in Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the proposed use of a community park is permitted in Division 4.10 Public Open Lands (POL) of ARTICLE 4 — DISTRICTS, subject to an administrative review. Parks (except neighborhood parks) are permitted in the POL — Public Open Lands Zoning District, subject to administrative (Type 1) review. The purpose is: The Public Open Lands District is for large publicly owned parks and open lands which have a community -wide emphasis or other characteristics which warrant inclusion under this separate designation rather than inclusion in an adjoining neighborhood or other District designation. This proposal complies with the purpose of the POL District as it is a public community park, with a community -wide emphasis and intended service, which warrants inclusion in the POL District rather than in the surrounding RL - Low Density Residential, UE - Urban Estate, or RF - Residential Foothills Districts. COMMENTS: Background The surrounding zoning and land uses are as follows: N: RF, RL; S: POL, RL; R2 in Larimer County; E: UE, RL; W: POL; existing residential (Quail Hollow) existing residential (Overland Hills, 2nd) existing residential (Springfield) existing residential and school (Tefft Acres, Olander Elementary) existing natural area (Pine Ridge) The property was annexed in March, 1998 as part of the Pine Ridge, Fourth Annexation. The property has not previously been platted. ITEM NO. MEETING DATE i STAFF��J� City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Spring Canyon Community Park, Project Development Plan - #20-05 APPLICANT: BHA Design, Inc. c/o Russell Lee 4803 Innovation Drive Fort Collins, CO. 80525 OWNER: City of Fort Collins Cultural, Library, and Recreational Services 215 North Mason Street Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for a 123.4 acre public community park to be owned, constructed, and operated by the City of Fort Collins. The park will include a maintenance building and storage yard, 3 restroom facilities, 9 pavilions, 2 unlighted ballfields, soccer fields and multi -purpose play area, 3 lighted tennis courts (with space for 2 future courts), 3 basketball courts, 2 sand volleyball courts, roller hockey rink, skate park, playgrounds, a dog park, and associated parking areas containing 389 spaces. The site is located west of South Taft Hill Road between West Drake Road and West Horsetooth Road. The property is in the POL — Public Open Lands Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT