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HomeMy WebLinkAboutOAK/COTTONWOOD FARM PUD - MASTER PLAN - 54-87 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • • ITEM NO. 7 PLANNING AND ZONING BOARD MEETING OF October 26, 1987 STAFF REPORT PROTECT: Oak/Cottonwood Farm, P.U.D. - Master Plan - 454-87 APPLICANT: G.T. Land Colorado, Inc. OWNER: G.T. Land Colorado, Inc. C/O Cityscape Urban Design 3555 Stanford Rd. Suite 100 Old Town Square #242 Fort Collins, CO 80525 Fort Collins, CO. 80524 PROJECT PLANNER: Debbie deBesche PROTECT DESCRIPTION: Request for a Master. Plan of 271.2 acres (96 acre retail, 40.8 multi-family, 123.2 single family, 11.2 park) , located at the southwest corner of Harmony Road and Lemay Avenue, zoned R-P, Planned Resi- dential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant is requesting approval of a Master Plan on 271.2 acres. The proposal consists of mixed land uses and includes a pub- lic park. The proposal meets the objectives of the Land Use Policy Plan of the City of Fort Collins, therefore, Staff is recommending approval of Oak/Cottonwood Farm P.U.D. - Master Plan. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT • • Oak/Cottonwood Farm P.U.D.- Master Plan #54-87 P & Z Meeting - October 26 , 1987 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RLP, bp; Single family homes, multi-family and neighborhood commer- cial (The Landings) S: rlp; Vacant (Huntington Hills PUD) E: rp, bp; Industrial, commercial, church and single family (Oak Ridge West and Oak Ridge Master Plans) W: FA, FA-1, R (County) ; Single family dwellings (Fairway Estates) The property was annexed and zoned in the City on June 23, 1980, as a part of a larger property known as the Keenland Annexation. The present proposal is to Master Plan 271.2 acres. 2. Land Uses: Land Use Gross Area Retail/Business Services 72.5 acres Medical Office 23.5 acres Park 11.2 acres Residential 162.0 acres TOTAL 271.2 ACRES Maximum Building Height 40' Typical Residential Open Space 35% Typical Non-residential Open Space 20% A further detailed land use breakdown is enclosed in this Staff Report. Master Plan proposals are not reviewed on the basis of specific design standards and criteria, but rather on the basis of conformance with the City's Comprehensive Plan. This proposal is in conformance with the City's Comprehensive Plan. This proposal is in conformance with and supported by the following policies as set forth in the Land Use Policies Plan: "30. Services provided by existing special service agencies should be located in areas that support the City's Land Use Policies Plan which will help to define a concentrated urban land use pattern. • . Oak/Cottonwood Farm P.U.D.- Master Plan #54-87 P & Z Meeting - October 26 , 1987 Page 3 "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." "21. All levels of commercial development, including convenience, neighborhood, community and regional shopping which have signifi- cant negative transportation impacts on South College Avenue will be discouraged from gaining their primarily access from College Ave." "64. Alternative transportation modes such as pedestrian and bike access shall be planned for as primary modes of transportation to neighborhood service centers from adjoining residential areas." "65. Neighborhood service centers shall locate in areas served by existing water or sewer facilities or consistent with the phasing plan for the urban growth area." 3. Neighborhood Compatibility: On Thursday, September 3, 1987, at St. Elizabeth Seton Catholic Church, 5450 South Lemay Ave., a neighborhood meeting was held. Approximately 35 residents attended. Please see the attached neighborhood summary along with petition and letters from the neighborhood. As a result of the neighborhood meeting and at the request of Staff, the applicant is proposing single family dwellings at 3 units per acre along the western portion of the Master Plan. Staff has determined that the 3 units per acre is compatible with the existing 2 unit per acre single fam- ily homes to the west. This provides a smooth transition to the mixed land uses to the east. 4. Design: The development of each phase will occur under the criteria of the Land Development Guidance System as a PUD plan. 5. Variance Request: The applicant is requesting a variance to allow the Master Plan approval without submission of a preliminary development plan. The applicant and City Staff are both of the opinion that although no defi- nite plans for development of the subject properties exist at this time, it would be advantageous to all parties that a Master Plan be formulated. Some of the reasons for this determination are that a Master Plan would help to: • • Oak/Cottonwood Farm P.U.D.- Master Plan #54-87 P & Z Meeting - October 26 , 1987 Page 4 - Determine the general street system serving the site and adjacent proper- ties. Areas of concern regarding the street system include: * The extension of Boardwalk south of Harmony Road, connecting with Keenland Drive at Lemay Ave. * The extension of Fossil Creek Parkway connecting with Southridge Greens Boulevard at Lemay. * Possible extensions of Oak Ridge Drive and Rule Drive. * Improved future access to Werner Elementary School. The collector streets indicated on the proposed Master Plan are con- sistent with the City's Master Street Plan. - Define service area boundaries for City and private district water and sewer utilities. - Determine the general land use pattern anticipated with the future devel- opment of the area. - Begin to explore a possible location of a neighborhood park serving the residents of the area. The variance request is sound and would not be detrimental to the public good or impair the intent and purpose of the Code therefore, Staff recom- mends approval of the variance request. RECOMMENDATION The proposal meets the objective of the Land Use Policy Plan of the City of Fort Collins, therefore Staff recommends approval of the variance request and of the Oak/Cottonwood Farm PUD Master Plan #54-87. \ Govr.. "..,1: ^ i bp : 0, / sa,,,, a- br 1 / if i. , by \ ;qr— po, , ,AK IUGE 90 . 9r rRKRiOGf as y:r ;�,- mm r by ' EuSI Ess K x.\1.: IIM: `.ip . 9v�Q�4 13 a 4 • ?lip RWAY �`� mlitaill: _ II 2 T' \ .� ESTATES o r3 All . = EV bpkVtE na © 6 9 gilt 11: rae,cr ' rr rp K 5 to 11 in er P4RN ,03 " Alp ii, •*Ai m Vii ,til ®,; 4j il c� ; I t NO o- '^, F',-C u _ G•, F.I, G ' LA- IfM' FOSS /L . . G — C I : i: /� v ii. iiii 4" CREEK ° b' •. ■ 4.111 44. 44�t ®, RLP _ �I MEADOWS ��,® Fk\ VAS r \ `C v ��'I♦'��- • Sc;�rRRrpGE GAttivs vo0 410 Z # ■..1A., ♦ ITEM OAK/COTTONWOOD FARM NUMBER # 54-87 1 . \ • /k-- ! • • VICINITY MAP 2 c r ',•-_.... .. -- (VACANT) i .1--r-crA... \I,.....• (VACANT) . 14AP liF27.,,laillirtail -- \-THEAAN" DINGS ' 7 =Teat.. 1 1 .i....,A.,) \--// : --J-.--..--I IN,. _ _ STORE)i L__ _ HARMON -•AD SITE -•-____ -- ,o . . 0 '..Qa..... 86„,....%,..,,, 9 co _Q_oirLoit•2.:4,33 ..,,. .5 •.. gocre-LANDSCAP :UFFER .• •16,0 ........ ALONG -M•NY ROA. • • gr., -i. t 11 dr) SIMILA-TO THAT PROVIDED BY • 1.11 1 4-. OTHER• VELOPMENTS IN THE AREA., •AK • RETAIL/ I ; . ./ PARCEL 1-B II 1 RIDGE (-- BUSINESS •• --. OFFICE AC., PARK • : BUSINESS SE-VICES : -.. • ,31 (PROPOSED BUSINESS \\ .••••••.„ Ap \ill (ALTERNATIVE US S-MEDICAL.OFFICE SERVICES.RETAIL. : 5;0'7 • HOTELS,ETC) ' • .044 --.: OR RES NTIAL) Itt&A ' 11 . r lapc ,=,..1 ,•• _.. 1 :PA 1.2(i), LI. irli 0...'.. -.— LEGAL DESCRIPTION 1 - ',C)1 ...„. - ., e; . FAITH •".%410° b r.._ __:..:::•.:..:::::-,....-.:11.r..:14%,•.•:-..t.t....v..- .•• f-• 1 ....Ix L-r=•.:..=n.::::,:n.:;;T:LI..- -i'?„--1LJI.:..,..„._0.4(11-;$4.-Z,. ., f•v- e „ipAno •>-•.....------...,.„,, ,z2......i3GE . .....,.00_IF EVANGELICAL IIVII,r::::11,:'."-'1.•IVI".r;'••"''''''.1:•',I,•,, 1,9 (3.'-' :._ ,......./- OME- 7)( • Oa _4174.1,• .... . .... j,, • ir.:12:•::L.......::4;r:Et:r::::71r.lia:-.'-•. OAKRGE WEST ....— : ID , z (PROPOSED BUSINESS u.) 2:.::.:::::..:-...1..:.,::-...• .4,..,::::..7::.:7. • OFFICE*A J1,..,___<,MAJOR MEDICAL < n'arg,::•3 LItz:;...-;'.-:.....---:-.-. PARCEL ..!-- t f >- j. AND '--' HEALTHCARE M INTERNATIONAL la -.H., •_03 :7.11.::tr!r,:..an:4 n▪....tavv.4.7,v):.....: ___.._,‘„).SINGLE FAMILY _, ....r....!....CI.•-"-- Il'IXI.trVIL:r.r."=•.::11-^IrL::',.".:144.- Ird!:!;;F:•..*".I'AF,'..............................'• 9• r------7 • ' ••' •---.-.';-...‘-..6-r:15L.77:----:=C: 6 2 li--,4"401N141'L'P:!,',:°:,1 E?)T-r-s ::...4-..:14-:::,:trur,rr.:117..1::::.:•::-.2.:.. 4.17.4:i:Piliti•VER:::El.".:4::47:^Y.:::::::, PARCEL - PARCEL ,5 4,4liki.lt,,,. v"Ea"-\ 1 PARCEL k i_D • ' 1--E ''',.. . .4.14:.; ., EXCEPT ,---1- ---0: 1-F •—c.. 11.2 AC.2 ,go- E-H- :.4.-.:::..-1,-..r..v.m.r:vztvgmr:r,:r.t. ---. e 11.4 AC.I MULTI- •. POSSIBLE CITY PARK e 41111‘411III164 -...-1 L'::::::1::::=1:::.=:::::',.."==....,":."Z . r, FAMILY • OP%leOlti . -,;,,..r.l.ttlj_:..: j ,I). PATIO '0A ..(ALTERNATIvE, (ALTERNATIVE USE ...op-.•,0'' HOMES L)!I;E-MEDICAL MULTI-FAN.," e .-Nile -r ---i.- OFFICE) .. 0•1120 ' ';g -4,':6... .11W ! 1 `......... e•,..ciatte '— .A.-)*k-\ii --1.. -4 LAND USE BREAKDOWN . • .. --1 C,' f.--- te'-. u-0 - pg, "---.) • ,--i Liu-2., .- . 0 .a, 9 • -I.:4,4 :::=1...7.- ..;:7.7 ::::: :Z.1..'=":', :1,:: PARGEL \Ii) \MU I-FAMILY PARCEL O 2-C / 2-A - .•:,.7.',‘ : •• IP..Lio 11.4 AC.I -5., ...,„4° 15.2 AC.S .._ , _. 1 •:.;.11'' v't..\ .PATIO ...D`/r2. : • BUSINESS SERVICES 0 IrT.1- 2- PARCEL .. ,,,, • HOMES N.„‘ i,..„. ,A o. i,-,N,f..\ • ''. .....", .,„ ..7., : 1*... ... ....,...... ..... ...... .....,. ..,. *- c3 .:- ...--wiiike-p" % _ ,._. k.: .a.....: _ \\ . .......7. 49r_ .. : PARCFC,PANgi , ID. 4, ...., -2_- '770 SINGLE F• LY r ......„ 0 . ,..,,,, / /2-D, 8.4 AC. ,1•..R1 ,. A : ....H,.. _... . 0,,........... . """ sg‘. ' 0 .• - .......41 - 4("4..' •-.5.,.,,,...,0 4t 0 ----- Elt4 0 NERAL NOTES. 0 44.% •.......P.,---1:. 0. I X w .. ,,.....................-..........................,. . NER At• -*----. e 4- ELE TARY .. :::::7::":,°:::..`.1.::,`:%.....- "' "'"' •"'SC OL 6••••,,. -,,, ' * ." • 41741' PARCEL 2, J d '. :::v::•:,..ii..:...7F:r.::::::i..::1:::F.:.•-:. - -1-7! 1 .. • 0 .. 1 . -. , 2-E - :::..71....•::...::::•:..7..::.;:::.::•:..=:::. "•".. 0 0, ii... < t .,................,..,... ... _ ...--•" : m •-(:(1-41-'-' .. ..................................- --- .4 e . 101,) • . ..OULP ?„3....... - ----........\.J. .1-..- -----.0-0 /\ s•.- 00 ..‘•‘4\-----------___.' ... (-) ........... 1--------1 -- .= 0 i-o - •r: . PAR • icti 5 •r1..\.....„.....7.17,..... ,e,..........4... 0 . N 0 ......„..\..._.v 71 b .N• il,u• ''..\::i-ri---. •- . ........,.....................,.,.. • la 6 . t 2-G MULTI-AC.. .."...S•-•:- ' . .•• C.,... ' ''''''--- , W D) \ • ‘..--1 OWNHOMES Th-i's ,...•o „,...._.,...... ).,....._. aVi ., - ,......o... -- ' (. iell •-=.---. ' m- FOSSIL CREEK PARK WA I--- -- F0-111.CREEK COMKNNITY PARK, F_ "- .. Ei,,..,,,,::::,....,::ii...,,,::..,,.,:,,:,...,:,,,,.:.,-..„,....-..::,,..::::: , , : .,... ........,... - ,- - )N HUNTINGTON II'' :,.:.I.::;.............................""""=..:II: SIGNATURE BLOCK /' ' , "' I"..1........I.:",-:•":•"::':".....°' VI:.:'"- %.,.:,:,:..;',7,::.:.,.......:.i.............,.,......... .. . ......, .... ..., .. N ... ,,..:„...., ........';':::::::.:-:::'.4:7:.; "'"""'.....'"'•-'"'"- ::::7:.........::•:.2.1:::::;:'.;.::::..::..'"""'".... OAK/COTTONWOOD FARM 0 ....... MASTER PLAN REY. •••r•=1. DEVELOPMENT AFEA DA TE OF PREPARATION 0-4-1 CT REVISED 10-7-87 tYSECIP® Bli PRIAMATROADwAY 5 I 4. I IIECONIART ACCESS NORM design,pnc 'rOW EPISTING TERETATION .. • PON 2210731 LANDSCN•2 MEM M1:1 DRAAN.402,0PEN SPACE 1•••••••1PFDESTNAN WAY/POTENTIAL RISE PATH OAK/COTTONWOOD FARM LAND USE BREAKDOWN NON-RES. FLOOR GROSS DWELLING FLOOR AREA PARCEL LAND USE AREA UNITS DENSITY AREA RATIO 1-A Retail/Office 2.8 ac units 0 du/ac 32,000 sq ft 3.8:1 1-B Business Services 48.1 ac units 0 du/ac 420,000 sq ft 5.0:1 1-C Medical Office 23.5 ac units 0 du/ac 275,000 sq ft 3.7:1 1-D Multi-Family 10.0 ac units 0 du/ac sq ft 1-E Neighborhood Park 11.2 ac units 0 du/ac sq ft 1-F Patio Homes 20.2 ac 120 units 5.9 du/ac sq ft 1-G Townhomes 8.9 ac 72 units 8.1 du/ac sq ft 2-A Patio Homes 11.4 ac 68 units 6.0 du/ac sq ft 2-B Multi-Family 7.2 ac 86 units 11.9 du/ac sq ft 2-C Business Services 15.2 ac units 0 du/ac 145,000 sq ft 4.6:1 2-D Business Services 6.4 ac units 0 du/ac 62,000 sq ft 4.5:1 2-E Patio Homes 25.0 ac 150 units 6.0 du/ac sq ft 2-F Multi-Family 23.6 ac 284 units 12.0 du/ac sq ft 2-G Townhomes 10.3 ac 82 units 8.0 du/ac sq ft 2-H Single Family 47.4 ac 142 units 3.0 du/ac sq ft TOTALS 271.2 ac 1004 units 934,000 sq ft Maximum Building Height: 40' Typical Residential Open Space: 35% Typical Nonresidential Open Space: 20% • • t o C%n@Ca 0 e urban design, inc. OAK/COTTONWOOD FARM Statement of Planning Objectives September 4 , 1987 Discussions between the Fort Collins City Staff and representatives of the Oak and Cottonwood Farms have led to the mutual conclusion that , although no definite plans for development of the subject properties exist at this time , it is appropriate that a Master Plan be formulated and approved . This Master Plan is intended to be a tool to assist in : - Determining the general street system serving the site and adjacent properties . Areas of concern regarding the street system include : * The extension of Boardwalk south of Harmony Road , connecting with Keenland Drive at Lemay. * The extension of Fossil Creek Parkway connecting with South Ridge Greens Boulevard at Lemay. * Possible extensions of Oak Ridge Drive and Rule Drive . * Improved future access to Werner Elementary School The collector streets indicated on the proposed Master Plan are consistent with the City's Master Street Plan. - Define service area boundaries for City and private district water and sewer utilities . - Determine the general land use pattern anticipated with the future development of the area. - Begin to explore a possible location for a neighborhood park serving the residents of the area. Considerations affecting the proposed neighborhood park location include : * Because of the topography of the site , and the close proximity of Fossil Creek Community Park , a combined school/park site is not practical in this area . * The existing neighborhoods to the west are in unincorporated Larimer County , and each includes large common open space areas . - 1 t • • ot @QoO urban design, inc. * The proposed park location is central to the residential areas that will pay for it through the parkland fees collected with building permit applications . [ There is no neighborhood park serving the Oak Ridge Village area east of Lemay. This park is anticipated to serve the needs of the residents of Oak Ridge Village , Oak/Cottonwood Farm, and the non-contributing neighborhoods to the west . * The proposed location represents a logical extension of the open space area included in the Healthcare International site to the east . * Irrigation with raw water is possible at the proposed location ; either through a shared well with the HCI property , or creation of an irrigation pond coordinated with the anticipated drainage improvements at the southeast corner of the site . * The proposed site can be designed to gain adequate access from future local streets . All other possible locations would be adversely impacted by the extension of Boardwalk Drive . The land use pattern indicated on the Oak/Cottonwood Master Plan is consistent with the adopted Land Use Policies Plan of the City of Fort Collins , both with regard to neighborhood planning and locational criteria for various land uses . There is no definite phasing or development schedule for the site . It is estimated that development of the subject properties may begin as early as 1989 , and continue beyond 1995 . The land uses indicated would provide employment for an estimated 2 , 000 persons . - 2 - e urban design, inc. bldg. 21 suite 242, old town square fort collins,colorado 80524 October 15 , 1987 (303) 221-0731 Planning and Zoning Board ' 1 sgL D L, c/o Debbie deBesche , City Planner City of Fort Collins lirS Community Development Department 61111 P. O. Box 580 Fort Collins , CO 80522 , Dear Board Members ; Discussions between the Fort Collins City Staff and representatives of the Oak and Cottonwood Farms have led to the mutual conclusion that , although no definite plans for development of the subject properties exist at this time , it is appropriate that a Master Plan be formulated and approved. This Master Plan is intended to be a tool to assist in : - Determining the general street system serving the site and adjacent properties . Areas of concern regarding the street system include : * The extension of Boardwalk south of Harmony Road , connecting with Keenland Drive at Lemay. * The extension of Fossil Creek Parkway connecting with SouthRidge Greens Boulevard at Lemay. * Possible extensions of OakRidge Drive and Rule Drive. * Improved future access to Werner Elementary School The collector streets indicated on the proposed Master Plan are consistent with the City's Master Street Plan. - Define service area boundaries for City and private district water and sewer utilities . - Determine the general land use pattern anticipated with the future development of the area. - Begin to explore a possible location of a neighborhood park serving the residents of the area. Considerations affecting the proposed neighborhood park location include : * Because of the topography of the site , and the close proximity of Fossil Creek Community Park, a combined school/park site is not practical in this area. { 411 o e urban design, inc. * The existing neighborhoods to the west are in unincorporated Larimer County , and each includes large common open space areas . * The proposed park location is central to the residential areas that will pay for it through the parkland fees collected with building permit applications . [There is no neighborhood park serving the OakRidge Village area east of Lemay. ] This park is anticipated to serve the needs of the residents of OakRidge Village , Oak/Cottonwood Farm, and the non-contributing neighborhoods to the west . * The proposed location represents a logical extension of the open space area included in the Healthcare International site to the east . * Irrigation with raw water is possible at the proposed location; either through a shared well with the HCI property , or creation of an irrigation pond coordinated with the anticipated drainage improvements at the southeast corner of the site. * The proposed site can be designed to gain adequate access from future local streets . All other possible locations would be adversely impacted by the extension of Boardwalk Drive. The applicant is therefore requesting that a variance be granted allowing the proposed Master Plan approval without submittal of a Phase I Preliminary PUD. Thank you for your consideration. Sincerely,folefr -411"L'"-- Eldon Ward cc : Michael Byrne , G. T. Land Colorado Inc . • NEIGHBORHOOD MEETING FOR OAK/COTTONWOOD FARM - MASTER PLAN MEETING PLACE: St. Elizabeth Seton Catholic Church MEETING DATE: Thursday, September 3, 1987 MEETING TIME: 7:00 - 8:45 P.M. QUESTIONS, CONCERNS, COMMENTS 1. Access to school: - would like more access - traffic reduced from Mail Creek Lane RESPONSE: The applicant aided additional pedestrian ways to the school site. Detailed access(s) to the school will be addressed at prelimi- nary and final review. 2. Excess of multi-family in project. RESPONSE: Staff does not feel there is an excess of multi-family. 3. Buffering adjacent to Fairway Estates; would like large lots adjacent to Fairway Estates/Fossil Creek Meadows. RESPONSE: The applicant revised the plan to provide single family dwel- lings, at 3 units per acre, adjacent to Fairway Estates. 4. Concerns with type of business uses; - style - low profile - no metal roofs - no intense lighting RESPONSE: Detailed design elements will be addressed at preliminary and final review. 5. Buffer the single family uses adjacent to business uses along Harmony. RESPONSE: The master plan provides for a 70' to 80' buffer along Har- mony. 6. Type of multi-family? RESPONSE: Specific types and styles of the multi-family units will be addressed at preliminary and final review. Oak/Cottonwood Farm M er Plan Neighborhood Meeting pt. 3, 1987 • Page 2 7. Palmer Drive going through, some want it to and others don't. RESPONSE: Specific access(s) to adjacent properties has not been tied down at this point. City Staff would like to leave the options open and review traffic circulation at the time of preliminary review. 8. Feel theres too much commercial uses. RESPONSE: The Staff is satisfied with the proposed balance of land uses. 9. Eye sore shopping centers. Would like to know the percentage of com- mercial vs. residential City Wide. RESPONSE: Results of the Land Use Survey which was conducted in July 1987 show residential uses at 22.2% (single family 17.2%, and multi- family 5%) and retail, office, industrial , at 7.8% city wide. 10. Fairway Estates is surrounded by traffic and noise and would like as much mitigation as possible from future development. RESPONSE: The master plan proposes buffering along Fairway Estates and Fossil Creek Meadows. Detailed design elements will be addressed at preliminary and final review. 11. Residents would prefer the park adjacent to Fairway Estates. RESPONSE: The City Parks and Recreation Department is working with the applicant to provide a public park in this section of land. A number of items are taken into consideration and at this point the proposed park location is satisfactory to Staff. 12. Some residents would like to limit the development to LOCAL developers. RESPONSE: Staff has no control over this issue. 13. Existing drainage / detention areas are a problem now. Residents want to insure that future development does not create or add to drainage problems. RESPONSE: Through out the review process the City will review the drainage for the specific sites.