HomeMy WebLinkAboutBROOKFIELD SECOND FILING, TRACTS D & E - PDP/FDP - FDP150025 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (13)r
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SEVENTH AMENDMENT TO HARMONY TECHNOLOGY PARK
OVERALL DEVELOPMENT PLAN
LOCATED IN THE NORTH HALF OF SECTION 4, TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6th P.M.
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
(UNCHANGED FROM HARMONY TECHNOLOGY PMK FOURTH MIENOMENF)
LAND USE TABLE:
(UNCHANGED FROM HARMONY TECHROLOGy PARK FOURTH
APPROXIMATE
PARCEL PROPOSEDUSES ACREAGE
AMENOMENT)
PERCENTAGE
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APPROXIMATE
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PERCEMAGE
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OVERALL DEVELOPMENT PLAN
SEVENTH AMENDMENT TO
HARMONY TECHNOLOGY PARK
OVERALL DEVELOPMENT PLAN
FORT COLLIIV S, COLO RA�O
5 H E E T 1 of 1
AUGUST 1 2, 2014
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1 OF 4
r anda Item 7
4. Neighborhood Meeting
As a Type 2 project, a City neighborhood meeting is typically required unless the development proposal is
determined to not have significant neighborhood impact, In this case, the neighborhood meeting requirement was
waived, because the anticipated impacts of the project are similar to what was originally approved. The majority of
the residences within the notification area were included in the original Brookfield Subdivision. No correspondence
from affected property owners regarding this project has been received to -date.
5. Findings of Fact
When considering the Brookfield Second Filing Tracts D and E Project Development Plan (FDP150025), staff
makes the following findings of fact:
A. The Project Development Plan complies with the process located in Division 2.2 - Common
Development Review Procedures for Development Applications of Article 2 - Administration.
B. The Project Development Plan complies with the Harmony Technology Park Overall Development
Plan (Seventh Amendment).
C. The Project Development Plan complies with the relevant Harmony Corridor District standards in
Division 4.26 of the Land Use Code.
D. The Project Development Plan complies with the relevant standards located in Article 3 - General
Development Standards.
RECOMMENDATION:
Staff recommends Planning and Zoning Board approval with the following motion: Approval of the Brookfield
Second Filing Tracts D and E Project Development Plan based on the Findings of Fact.
ATTACHMENTS
1. Original Brookfield Plat - 2002 (PDF)
2. Expired Site and Landscape Plans (PDF)
3. Harmony Technology Park Overall Development Plan (PDF)
4. Planning Objectives (PDF)
5. Brookfield Replat (PDF)
6. Site Plan (PDF)
7. Landscape Plan (PDF)
8. Ecological Characterization Study (PDF)
9. Building Elevations (PDF)
10. Building Materials (PDF)
Item # 7 Page 5
113
0
Agenda Item 7
development to the south, as required in the Harmony Corridor district.
Compliance with Article 3 of the Land Use Code - General Development Standards
The project complies with all applicable General Development Standards with the following relevant
comments provided:
A. Section 3.2.1 - Landscaping
This project provides groves and belts of trees throughout the site, including a consistent pattern of street
trees along all public streets (see Attachment 7 - Landscape Plan).
All landscape areas have been properly treated with a mix of trees, shrubs, perennials, turf areas and
native areas, in accordance with Section 3.2.1(E)(2). Adequate landscaping is provided along the building
foundations, in compliance with Section 3.2.1(E)(2)(d). The project complies with the water conservation
and xeriscape standards in Section 3.2.1(E)(3).
B. Section 3.2.2 - Access, Circulation and Parking
Per Section 3.2.2(K)(1) and 3.2.2(C)(4), A minimum of 125 vehicle parking spaces and 158 bicycle parking
spaces are required for the 158 bedrooms included in this project. The project satisfies these requirements
by providing 159 vehicle parking spaces and 183 bicycle parking spaces (158 located in garages). Two
handicap parking spaces are provided in shared parking areas on the site.
C. Section 3.4.1 - Natural Habitats and Features
The site is located within 500 feet of significant natural features, including the Fossil Creek Reservoir Inlet
Ditch (FCRID) and small isolated wetlands along the ditch and in a ravine to the south of site. Based on
the assessment and recommendations of the Ecological Characterization Study, a natural habitat buffer
zone will be established along the FCRID (see Attachment 8). The buffer zone is an average of 50-feet
from the top of bank for the FCRID and follows the eastern edge of the pedestrian path. Groupings of
native trees and shrubs, as well as a native grass and perennial seed mix, will be planted throughout the
buffer zone to provide enhanced wildlife habitat, in accordance with Section 3.4.1(E). Per Section
3.4.1(F)(2), the natural habitat buffer zone connects to and serves as an extension of a natural habitat
area to the south.
Section 3.5.1 - Building and Project Compatibility
The architectural design of this project is very similar to the residential development to the south, which
were also part of the original Brookfield Subdivision. The size, scale, and design of this project comply with
the requirements of Section 3.5.1 (see Attachments 9 and 10).
E. Section 3.5.2 - Residential Building Standards
Section 3.5.2 requires residential buildings to place a high priority on pedestrian accessibility and the
relationship of buildings to the street. All of the building entrances for this project front on sidewalks, with
garages located in alleyways behind the units. Three different housing models are included, in accordance
with Section 3.5.2(C)(2).
Section 3.8.30 - Multi -Family Dwelling Development Standards
All blocks in this project are bound by a framework of streets, alleyways, and sidewalks and comply with
the block requirements in Section 3.8.30(D). All buildings (both single-family attached and multi -family) are
set back at least 9-feet from the right-of-way, per Section 3.8.30(E). All buildings meet the variation and
design standards in Section 3.8.30(F).
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enda Item 7
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Harmony Corridor (HC)
Vacant land (unplatted)
South
Harmony Corridor (HC)
Residential - Multi-Family/Single-Family Attached, platted as
Brookfield Subdivision
East
Harmony Corridor (HC)
Fossil Creek Reservoir Inlet Ditch; vacant land (unplatted)
West
Harmony Corridor (HC)
I Vacant land; platted as Brookfield Replat
• The property was annexed in December 1999 as part of the Brookfield Annexation.
The subject property is on Tracts D and E of the Brookfield Subdivision, originally approved in 2002 as a
combination of multi -family and single-family attached residential (see Attachments 1 and 2). The vested
rights for Tracts D and E have expired, so the project must be considered again through the development
review process.
This property is included in the Harmony Technology Park Overall Development Plan (ODP), which was
most originally approved in 2007 and most recently amended in 2014 (see Attachment 3).
2. Compliance with Applicable Harmony Corridor District Standards:
The project complies with all applicable Harmony Corridor standards with the following relevant comments
provided:
A. Section 4.26(B)(3)(a) - Permitted Uses
Single-family attached and multi -family dwellings are permitted uses, subject to a Type 2 Planning and
Zoning Board review. The project proposes a change in building type from what was originally approved
for the Brookfield Subdivision, but the use originally envisioned for the site in 2002 has not changed.
B. Section 4.26(D) - Land Use Standards
The proposed residential uses are considered secondary uses in the Harmony Corridor zone. However,
the project complies with the Harmony Technology Park ODP (Seventh Amendment), which identifies this
area to be dedicated to secondary uses.
The project is in compliance with the dimensional standards, which limit the maximum building height for
residential uses to three stories. The project also complies with the density/intensity standards, which
require an overall minimum average density of seven dwelling units per net acre of residential land, the
proposed density is 11.1 dwelling units per acre. The project complies with the requirements for a mix of
housing type and lot sizes/dimensions (see Attachment 6 - Site Plan).
Requirements for access to a park, central feature or gathering place are met by providing public access to
the trail and greenbelt along the eastern edge of the property. The trail connects to an existing path to the
south and provides for an eventual connection to the north.
Section 4.26(D)(3) - Development Standards
This project integrates with the pattern of streets, outdoor spaces, building styles and land uses of the
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111
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Agenda Item 7
1 inch = 500 feet
Broofield Second Filing - Tracts D& E
(NE Corner of Precision Dr. and Brookfield Dr.)
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110
A enda Item 7
PROJECT NAME
BROOKFIELD SECOND FILING TRACTS D AND E PROJECT DEVELOPMENT PLAN
STAFF
Rebecca Everette, Senior Environmental Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a Project Development Plan for Brookfield Second Filing
Tracts D and E, located at the northeast corner of Precision Dr. and Brookfield Dr.
The proposal calls for changes to 2 building types from a previously approved, but
expired, plan. The stacked ranch condos originally approved are now proposed as
townhome-style condos. There are 12 buildings proposed with a total of 68 units;
the overall density of the site is 11.1 dwelling units per acre. The parcels are
located in the Harmony Corridor (HC) zone district.
APPLICANT: Jason W. Sherrill
Morningside Land Company, LLC
1170 W. Ash St., Ste 100
Windsor. CO 80550
OWNER: Same as applicant
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
The proposed Brookfield Second Filing Tracts D and E complies with the applicable requirements of the City of
Fort Collins Land Use Code (LUC), more specifically:
• The Project Development Plan complies with process located in Division 2.2 - Common Development
Review Procedures for Development Applications of Article 2 - Administration, which includes a waiver
of the required neighborhood meeting.
• The Project Development Plan complies with the Harmony Technology Park Overall Development
Plan (Seventh Amendment).
• The Project Development Plan complies with the relevant Harmony Corridor District standards in
Division 4.26 of the Land Use Code.
• The Project Development Plan complies with the relevant standards located in Article 3 - General
Development Standards.
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