HomeMy WebLinkAboutPARK SOUTH PUD - AMENDED ODP - 46-88F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 19
MEETING DATE 8/12/96
STAFF Mike Ludwig
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Park South Amended Overall Development Plan, #46-88F.
APPLICANT: Marc Middel Enterprises
c/o Linda Ripley
V-F-Ripley
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Marc Middel
1407 South College Avenue
Fort Collins, CO 80524
PROJECT DESCRIPTION: This is a request to amend the land uses permitted on Parcel A (7.3
acres of neighborhood convenience shopping center) and Parcel B ( 3 acres of duplex housing or
office) of the existing Park South P.U.D. Overall Development Plan to allow 75 single-family
residential dwelling units on 13.3 acres (includes Parcels A, B, an remaining undeveloped Parcel C),
a residential density of 5.6 dwelling units per acre. The property is located at the southwest corner
of West Horsetooth Road and Manhattan Avenue and is zoned R-L-P, Low Density Planned
Residential.
RECOMMENDATION: Denial.
EXECUTIVE SUMMARY:
This request for amendment to the Park South Amended Overall Development Plan, #46-88F is
consistent with the following land use policies of the Land Use Policies Plan: 3a, 3d, 12, 22, 79a,
79b, 79c, 79d, and 79e. However, the request is not consistent with adopted elements of the City's
Comprehensive Plan as it eliminates all opportunity for mixed -use development and varied housing
types that were originally approved and anticipated by the City of Fort Collins. Land Use Policies
3a, 22, 26, 67, 80a, 80b, 80c, 80d, and 80e; and the Neighborhood Convenience Shopping Center
Design Guidelines , Policies, Criteria were used as justification in approving the existing Park South
Amended Overall Development Plan and are still valid. In addition, the existing Park South
Amended Overall Development Plan complies with numerous policies of the Community Vision and
Goals 2015 document. There have not been significant changes in the area to warrant a change to
the allowable land uses. Continued residential development in the surrounding area suggests that
a neighborhood service center at this location is still appropriate. This request would reduce the
number of daily trip ends from 12,660 to approximately 720 daily trip ends. While this decrease in
volume would lower traffic impacts on Horsetooth Road, the levels of service generated by a
neighborhood convenience shopping center were determined to be acceptable in 1991 and remain
acceptable today.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
0
0
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Horsetooth Road, existing church (Southside Baptist Church), existing
single-family residential (Foothills Park Subdivision)
R-P; Horsetooth Road, existing single-family residential (Warren Farms), vacant
(planned residential and commercial)
S: R-L-P; existing single-family residential (Park South PUD)
E: H-B; existing movie theater (Carmike 10), railroad (Burlington Northern), varied
commercial (Bowling Alley, Creger Plaza, etc.)
W: R-L-P; existing single-family residential (Four Seasons)
The property was originally part of the Park South P.U.D. approved in Larimer County on April 3,
1978. The property was annexed in 1980 with the agreement that the County approved P.U.D. had
legal validity. This County approved P.U.D. plan called for 143 single-family, zero lot line homes,
with common landscaped areas and served by private drives. Two street improvements were
constructed to serve the original P.U.D.: Manhattan Avenue and Stream Court.
In August of 1988, the Planning and Zoning Board denied a request to amend the Park South Master
Plan to allow 44 single-family lots, 14 zero lot line units and 233,000 square feet of office,
commercial, and retail uses. This denial was based on the finding that the proposed land uses would
create demands on the transportation facilities which would exceed the capacity of the existing and
future transportation network of the City. In November of 1988, the City Council upheld this denial
on appeal.
On September 23, 1991 the Planning and Zoning Board approved the existing Park South Amended
Overall Development Plan on 34.3 acres. The existing O.D.P. includes the following parcels and
land uses:
Parcel
Land Use
Gross Acreage D.U's
Densijy
A
Neighborhood Convenience
Shopping Center
7.3 acres ----
50,000 s.f.
B
Duplex Housing or
3.0 acres 24
8 du/acre
Office
----
30,000 s.f.
C
Single-family residential
24.0 acres 121
5.1 du/acre
On December 16, 1991, the Planning and Zoning Board approved the first residential filing based
on the Park South P.U.D. Amended Overall Development Plan. This filing was referred to as Four
• 0
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 3
Seasons Seventh Filing and consisted of nine single family lots on two acres of Parcel C, a
residential density of 4.5 dwelling units per acre. The identification to Four Seasons and not Park
South was due to the orientation of to Benthaven Drive and inclusion to the Four Seasons
Homeowner's Association.
On March 23, 1992 the Planning and Zoning Board approved the Park South P.U.D., First Replat
to allow 23 single family lots on 3.91 acres of Parcel C, a residential density of 5.88 dwelling units
per acre.
On July 27, 1992 the Planning and Zoning Board approved the Park South P.U.D., Second Replat
to allow 91 single-family dwelling units on 15.54 acres of Parcel C, a residential density of 5.86
dwelling units per acre.
The remainder of Parcel C and all of Parcels A and B of the existing Park South Amended Overall
Development Plan are currently undeveloped.
2. Land Use:
This is a request to amend the land uses permitted on Parcel A (7.3 acres of neighborhood
convenience shopping center) and Parcel B ( 3 acres of duplex housing or office) of the existing Park
South Amended Overall Development Plan to allow 75 single-family residential dwelling units on
13.3 acres (includes Parcels A, B, an remaining undeveloped Parcel C), a residential density of 5.6
dwelling units per acre.
Section 29-526 F (3c) of the City Code states: "The overall development plan will not be reviewed
on the basis of the specific design standards and criteria contained in this section (the LDGS), but
rather on the basis of conformance with the City's Comprehensive Plan."
3. Comprehensive Plan:
A. Applicant's Request
The applicant submits that this request for amendment to the Park South Amended Overall
Development Plan is consistent with the City's Comprehensive Plan on the basis that it is supported
by the following policies of the adopted Land Use Policies Plan (an element of the Comprehensive
Plan):
Policy 3a- The City shall promote maximum utilization of land within the city.
Policy 3d- The City shall promote the location of residential development which is close
to employment, recreation, and shopping facilities.
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 4
Policy 12- Urban density residential development usually at three or more units to the
acre should be encouraged in the urban growth area.
Policy 22- Preferential consideration shall be given to urban development proposals
which are contiguous to existing development within the city limits or
consistent with the phasing -plan for the City's urban growth area.
Policy 76 - Density bonuses should be provided to developers who provide low and
moderate income housing. (Note: No commitment is being made to
provide a certain percentage of dwelling units within the City's
established guidelines for affordable housing.)
Policy 79a - Low -density residential uses should locate in areas which have easy access
to existing or planned neighborhood and regional/community shopping
centers.
Policy 79b- Low -density residential uses should locate in areas which have easy access
to major employment centers.
Policy 79c- Low -density residential uses should locate in areas within walking distance
to an existing or planned elementary school.
Policy 79d- Low -density residential uses should locate in areas within walking distance
to an existing or planned neighborhood park and within easy access to a
community park.
Policy 79e- Low -density residential uses should locate in areas in which a collector street
affords the primary access.
(Note: 5.6 dwelling units per acre would be considered low/medium density.)
The applicant notes that the proposed density is consistent with the existing developments of Park
South P.U.D. First and Second Replats. Neighborhood street are laid out to discourage through
traffic and to promote the integrity of the neighborhood. Finally, utility lines have been extended
by previous developments to provide water, sanitary sewer and storm drain services to the subject
property-
B. Staffs Response
As stated in the September 23, 1991 Planning and Zoning Board Staff Memo for the existing Park
South Amended Overall Development Plan, the neighborhood convenience shopping center use
designated for Parcel A and the office use or duplex housing use on Parcel B was supported, and
remains supported today, by the following plans and policies of the City's Comprehensive Plan:
r�
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 5
1. Land Use Policies Plan
Policy 3a- The City shall promote maximum utilization of land within the city.
Policy 22- Preferential consideration shall be given to urban development
proposals which are contiguous to existing development within the
city limits or consistent with the phasing plan for the City's urban
growth area.
Policy 26- Availability of existing services shall be used as a criteria in
determining the location of higher intensity areas in the City.
Policy 67- Only neighborhood scale service centers will be allowed in residential
neighborhoods.
Policy 80a- Higher density residential uses should locate near
regional/community shopping centers (Foothills Fashion Mall and the
Square are within 4,000 feet of Park South).
Policy 80b- Higher density residential uses should locate within close proximity
to a neighborhood park (Troutman Park is within 3,500 feet of Park
South).
Policy 80c- Higher density residential uses should locate where water and sewer
facilities can be adequately provided (This is an in -fill site).
Policy 80e- Higher density residential uses should locate with access to public
transportation (Transit route exists along Horsetooth Road).
2. Neighborhood Convenience Shopping Center - Design Guidelines, Policies, Criteria
In September of 1988, the City Council adopted the above referenced policy
document that authorized the creation of the Neighborhood Convenience Shopping
Center (point chart J of the LDGS). According to this policy:
"A neighborhood convenience shopping center is defined as a shopping area
designed to provide limited goods and services in a manner convenient to
adjacent residential areas. Such centers typically include, or may be
"anchored" by a convenience store of 1,200 to 4,000 square feet; total retail
floor area may range from 12,000 to 50,000 square feet."
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 6
In addition, the definition in the LDGS states:
"A shopping and service center situated on seven or less acres with four or
more business establishments located in a complex which is planned,
developed, and managed as a unit, and located within and intended to
primarily serve the consumer demands of the adjacent residential neighbors."
Any PUD application for the Neighborhood Center in the existing O.D.P. would be
required to meet this definition.
3. Community Vision and Goals 2015
While the Community Vision and Goals 2015 has not been adopted by the City
Council as a regulatory document, it is appropriate to review those portions that
might apply to this request as an indication of the direction of the developing City
Plan. This document has numerous statement which support the existing land use
designations for Parcels A and B of the existing Park South Amended Overall
Development Plan:
LAND USE
Fort Collins will be a city of cohesive, distinct, diverse, attractive and safe
neighborhoods.
• Our neighborhoods will have a mix of land uses and different housing types,
including accessory homes and uses.
• Neighborhoods will be designed with a system of interconnected local streets,
bikeways, and pedestrian paths, offering multiple routes for any given trip.
There will be a pedestrian oriented neighborhood center --a school, park,
plaza, commercial area, or other neighborhood facility-- that gives each
neighborhood a unique identity and a place for informal social activity,
recreation or public gatherings.
• The arrangement of land uses within neighborhoods will allow residents to
walk and bicycle to parks, schools, work, shopping, places of worship, transit
stops and other nearby neighborhoods.
TRANSPORTATION
Our community's transportation system will improve air quality, manage traffic
congestion, and support efficient land use.
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 7
Fort Collins will promote mixed -use development so there is less need for
people to travel and so distances traveled are shorter.
HOUSING
Our community will provide a mix of housing distributed throughout the city.
Our neighborhoods will include a variety of housing types to support a
diverse population and allow people of different ages, cultures, races and
incomes to live in each neighborhood. Our neighborhoods will have the
environment, amenities, mix of uses, and housing attributes to support a
diverse population.
Fort Collins will promote development of well -designed, compatible, high -
quality multifamily developments and accessory homes throughout the
community.
While the requested amendment is consistent with some land use policies as the applicant has noted,
those policies originally used as justification for commercial uses and duplex housing remain as
valid today as when the O.D.P. was originally approved. In addition, there have not been significant
changes in the area to warrant a change to the allowable land uses. If anything, the continued single-
family residential development in this area validates the appropriateness of the convenience center
designation and adjacent duplex housing. In addition, the requested amendment to the existing Park
South Amended Overall Development Plan would eliminate any opportunity for mixed -use
development and further reduce opportunities for a mix of housing types in this area of the City.
4. Neighborhood Compatibility:
On September 23, 1991 the Planning and Zoning Board determined that the designated uses on the
existing Park South Amended Overall Development Plan were compatible with surrounding land
uses.
A neighborhood meeting was held on March 14, 1996 regarding this request to amend the Overall
Development Plan to allow 75 single-family lots. Minutes of the neighborhood meeting are
attached. Concerns expressed at the neighborhood meeting were generally related to the proposed
density (too high), the height of houses and number of houses along the west property line, and
storm drainage issues. The applicant feels that the request to amend the O.D.P. is compatible with
surrounding land uses as the proposed density is consistent with the existing developments of Park
South P.U.D. First and Second Replats.
•
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 8
5. Transportation:
Vehicular access is proposed from the east/west local street from Manhattan Avenue and Rockaway
Street. Pedestrian access would be provided to Horsetooth Road. The traffic study indicates that
the proposed amendment would reduce the anticipated number of daily trip ends from 12,660 for the
neighborhood convenience shopping center and office/duplex uses to approximately 720 daily trip
ends for the 75 single-family lots. While this decrease would lower traffic impacts on Horsetooth
Road, the levels of service generated by a neighborhood convenience shopping center were
determined to be acceptable in 1991 and remain acceptable today.
6. Stormwater:
The applicant has been unable to prove how storm drainage flows will be conveyed down Manhattan
Drive without flowing onto adjacent properties. This issue must be resolved prior to the Planning
and Zoning Board's consideration of any Preliminary P.U.D. for Parcels A and B (neighborhood
convenience shopping center, office/duplex, or single-family residential).
FINDINGS OF FACT/CONCLUSION:
1. The Park South Amended Overall Development Plan, 946-88F is consistent with the
following land use policies of the Land Use Policies Plan: 3a, 3d, 12, 22, 79a, 79b, 79c, 79d,
and 79e.
2. The Park South Amended Overall Development Plan, #46-88F is not consistent with adopted
elements of the City's Comprehensive Plan as it eliminates all opportunity for mixed -use
development and varied housing types that were originally approved and anticipated by the
City of Fort Collins. Land Use Policies 3a, 22, 26, 67, 80a, 80b, 80c, 80d, and 80e; and the
Neighborhood Convenience Shopping Center Design Guidelines , Policies, Criteria were
used as justification in approving the existing Park South Amended Overall Development
Plan and are still valid. In addition, the existing Park South Amended Overall Development
Plan complies with numerous policies of the Community Vision and Goals 2015 document.
3. There have not been significant changes in the area to warrant a change to the allowable land
uses. Continued residential development in the surrounding area suggests that a
neighborhood service center at this location is still appropriate.
4. The Park South Amended Overall Development Plan, #46-88F reduces the number of daily
trip ends from 12,660 to approximately 720 daily trip ends.
5. While this decrease in volume would lower traffic impacts on Horsetooth Road, the levels
of service generated by a neighborhood convenience shopping center were determined to be
acceptable in 1991 and remain acceptable today.
Park South Amended O.D.P., #46-88F
August 12, 1996 P&Z Meeting
Page 9
RECOMMENDATION:
Staff recommends denial of the Park South Amended Overall Development Plan, #46-88F.
� V
cr
cn C7
r OLL
l...
L
) 6 O �b
3 0 3 2 4--
3 cn o o
w o -�- _
WO
�N
d cn 7D rn L
a
CC)s v v � o v I
T
c� O d
n
U
�7
RECEIVED AUS 1 2 1996
Linda Maher
467 Dennison Ave.
Fort Collins. CO 80526
282-3506
August 9, 1996
Dear Mike Ludwig.
I am sending this because I am not able to attend the
meeting on Monday August 12 about the land use on 46-88F
Park South. I support more family homes to be built on that
property due to the fact that we do not need another plaza
so close to the new one on Shields and the Albertson's
plaza.
Our school at Lopez could use more children in this area,
and when you have homes it give a community a chance to
grow. Plaza's are not the answer. It only brings in more
activity that we do not need. The traffic would be too much
for Horsetooth to handle. The movie theater already brings
in enough conjestion. Fort Collins is a growing area so we
need more housing to fit the needs.
Area's change and we need to accept those changes with a
long term use. Plaza come and go, and there is nothing
worst than being in a area where the plaza's are half
filled. We do not need to populate this area with shopping
we have enough. We need to continue to develope community
and family areas. Growth with benefit works for all, having
families in this area is a benefit.
Thank you for your time.
Please keep us informed.
Sincerely,��
--- Linda /Maher