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HomeMy WebLinkAboutOAK/COTTONWOOD FARM PUD - AMENDED MASTER PLAN - 54-87A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS II ITEM NO. 7 PLANNING AND ZONING BOARD MEETING OF April 24, 1989 STAFF REPORT PROJECT: Oak/Cottonwood Farm Amended Master Plan #54-87A APPLICANT: G.T. Land Colorado, Inc. c/o Cityscape Urban Design 3030 South College Avenue Fort Collins, CO. 80525 OWNER: G.T. Land Colorado, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO. 80525 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request to amend the Oak-Cottonwood Farm Master Plan to designate "Community/Regional Shopping Center" as an allowable land use on Parcel 1-B. The request also includes designating detailed, specific land uses on Parcels 1-G and 1-H in order to provide a transitional buffer of allowed uses. The Oak-Cottonwood Farm Master Plan is located south of Harmony Road, west of Lemay Avenue, north of Southridge Greens Boulevard (extended), and approximately 1/2 mile east of College Avenue. The 271 acres comprising the Oak-Cottonwood Farm Master Plan are zoned r-p (Planned Residential) with conditions. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request to amend the Oak-Cottonwood Farm Master Plan was reviewed for compliance with the Land Use Policies Plan, an element of the City's Comprehensive Plan. The Land Use Policies Plan supports the added land use designation of Community/Regional Shopping Center on Parcel 1-B. The added definitions of allowed uses on Parcels 1-G and 1-H are also supported by the Land Use Policies Plan. In addition, Staff has reviewed and approved the option of reducing the local street access to the west via Palmer Drive from a vehicular connection to a bicycle/pedestrian connection. • DEVELOPMENT 300 LaPorte Ave. • P 0 Box 580 • Fort Collins, Colorado 80522 • (3031 22' o' J SEHV CE8• PLANNING DEPARTMENT • • Oak/Cottonwood Amended Master Plan #54-87A P & Z Meeting — April 24, 1989 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: bp, R-L-P; Vacant and single family homes (Mallards and Whalers Cove) S: r-l-p; Vacant (Huntington Hills P.U.D. and future community park) E: rp, bp; Office, industrial, church, and single family (Oak Ridge) W: FA, FA-1, R, (County); Single family (Fairway Estates, Fossil Creek Meadows) The property was annexed and zoned in the City on June 23, 1980, as part of a larger property known as the Keenland Annexation. The original Master Plan was approved by the Planning and Zoning Board on October 26, 1987. When the Oak-Cottonwood Farm was annexed and zoned in 1980, Ordinance #112-80 stipulated the following conditions: A. The zoning is conditioned that development occur under a master plan in accordance with the zoning ordinance of the City relating to master planning in effect at the time of such development. B. Residential development in the R-P, Planned Residential District, be limited to a maximum of eight (8) dwelling units per acre. 2. Plans and Policies: The submittal on March 6, 1989 of the Harmony Market P.U.D. on Parcel 1-B of the Oak-Cottonwood Farm Master Plan was determined by Staff to warrant an amendment to the Master Plan document. The currently approved land use designation is Business Services with an estimated development potential of 420,000 square feet of floor area on 48.1 acres. Uses allowed under Business Services are retail shops, offices, indoor theatres, restaurants, health clubs, hotels, medical clinics, and similar uses. The land uses proposed by the Harmony Market P.U.D., indicate a land use that would be reviewed by the Land Development Guidance System as a Community/Regional Shopping Center (point chart C). A Community/Regional Shopping Center is defined as follows: "Cluster of retail and service establishments designed to serve consumer demands from the community as a whole or a larger area. The primary functional offering is at least one full-line department store. The center also includes associated support shops which provide a variety of shopping goods including general merchandise, apparel, home furnishings, as well as a variety of services, and perhaps entertainment and recreational facilities." The request to amend the Master Plan affects only Parcels 1-B, 1-G, and 1-H. All other parcels are exactly as approved in October of 1987 and remain supported by the plans and policies of the City's Comprehensive Plan. • Oak/Cottonwood Amended Master Plan #54-87A P & Z Meeting — April 24, 1989 Page 3 The request to amend the Oak-Cottonwood Master Plan has been reviewed against the criteria of the Land Use Policies Plan and other elements of the Comprehensive Plan. The requested amendments are supported by the following policies of the Land Use Policies Plan. "21: All levels of commercial developments, including convenience, neighborhood, community and regional shopping which have significant negative transportation impacts on South College Avenue will be discouraged from gaining their primary access from College Avenue." Staff Finding: Parcel 1-B of the Oak-Cottonwood Farm Master Plan is not located on College Avenue. "22: Preferential consideration shall be gives 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." Staff Finding: Parcel 1-B is adjacent to two platted subdivisions, a major arterial street, an arterial street, and would be served by the logical extensions of two collector streets. Parcel 1-B, therefore, is considered to be sequential urban growth and not "leapfrog" growth. "68: Regional/Community Shopping Centers may locate in less hazardous flood fringe classifications provided proper mitigation of the flood hazard is provided and the floodplain is protected consistent with the City's Open Space Plan and the entire project is approved by the City." Staff Finding: Parcel 1-B of the Oak-Cottonwood Master Plan is not located in the floodway, the floodplain, or the flood fringe of any water course. "69: Regional/Community Shopping Centers should locate in areas which are easily accessible to existing or planned residential areas." Staff Finding: Parcel 1-B of the Oak Cottonwood Farm Master Plan will be accessible, via the collector street system, to the future residential planned areas of the Oak-Cottonwood Farm Master Plan. In addition, Parcel 1-B is accessible, via the arterial street system, to the existing residential subdivisions such as The Landings, Golden Meadows, Oak Ridge Village, Southridge Greens, Fairway Five, and Brittany Knolls. "70: Regional/Community Shopping Centers should locate near transportation facilities that offer the required access to the center but will not be allowed to create demands which exceed the capacity of the existing and future transportation network of the City." Staff Finding: Parcel 1-B of the Oak-Cottonwood Farm Master Plan is bounded by Harmony Road (State Highway 68) on the north. Harmony Road is identified on the City of Fort Collins Master Street Plan Map as a six lane major arterial. Lemay Avenue on the east is identified as a four lane arterial. Boardwalk Drive, on the west, will be an extension of the existing Boardwalk Drive and is ` • • Oak/Cottonwood Amended Master Plan #54-87A P & Z Meeting — April 24 , 1989 Page 4 identified on the Master Street Plan Map as a two lane collector. Oak Ridge Drive, on the south, will be an extension of existing Oak Ridge Drive and is classified as a two lane collector. A Traffic Impact Analysis has assessed the impacts of a Community/Regional Shopping Center on Parcel 1-B and the effects on the existing and future street system in the vicinity. The Traffic Impact Analysis concluded that a Community/Regional Shopping Center is feasible from a traffic engineering standpoint. "71: ... All centers will be designed to encourage pedestrian circulation, and discourage multi-stop trips with private automobiles, or force traffic onto streets whose primary function is to carry through traffic." Staff Finding: The proposed Community/Regional Shopping Center on Parcel 1-B provides internal circulation for both pedestrians and vehicles within the planned center. There would be no reliance on the public perimeter streets to circulate within the proposed center. A network of clearly defined pedestrian paths are designed to discourage multi-stop trips. Pedestrian paths are also extended to the perimeter streets to encourage pedestrian travel from the adjacent planned and existing residential areas. "72: Regional/Community Shopping Centers should locate where they can be served by public transportation." Staff Finding: Parcel 1-B is located on Transfort Route Number 6. The request to amend the Oak-Cottonwood Master Plan has been reviewed by Transfort and, as a result, a transit stop has been shown at the northeast corner of Boardwalk Drive and Oak Ridge Drive. "73: Regional/community Shopping Centers shall locate in areas served by existing water and sewer facilities." Staff Finding: There is an existing 20 inch water main in Lemay Avenue, and an existing 12 inch water main in Boardwalk Drive, north of Harmony Road. There is an existing sanitary sewer main at the intersection of Oak Ridge Drive and Lemay Avenue. Therefore, water and sewer facilities are available to serve the site. "74: Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mixture of land uses." Staff Finding: The Oak-Cottonwood Farm Master Plan designates the area west of Boardwalk Drive as Patio Homes and Single Family. These two parcels total 22.7 acres. The purpose of designating these two parcels as residential is to provide a transition of land uses for the existing Fairway Estates Subdivision which is platted at a density of two units per acre. • • Oak/Cottonwood Amended Master Plan #54-87A P & Z Meeting — April 24, 1989 Page 5 In addition to designating Parcels 1-G and 1-H as residential, the proposed amended Master Plan has added specific language which further addresses the transitional buffering land use concept. Note Number 9 on the amended Master Plan document states: "Parcels 1-G and 1-H are intended to form buffers between the existing residential neighborhood to the west of the subject property, and their non-residential uses planned of Parcel 1-B. Special land use considerations for these Parcels are as follows: 1-G: Uses to be considered on Parcel 1-G are limited to those uses allowed in the R-L Low Density Residential District - Section 29-132.1 through Section 29-132.7 of the Code of the City of Fort Collins as of the date of approval of this Master Plan. 1-H: Use to be considered on Parcel 1-H are limited to: Uses allowed in the R-L-M Low Density Multi-family District - Section 29-162.1 through Section 29-162.2 of the Code of the City of Fort Collins as of the date of approval of this Master Plan. Those uses are: 1. Any use permitted in the R-L Low Density Residential District, subject to all use requirements specified for the R-L District. 2. Two family dwellings and multi-family dwellings up to and including four-family units. 3. Child-care centers or small office buildings, residential in design, not to exceed 28 feet in height, with finish materials compatible to the neighborhood (i.e. brick, wood, or stucco) may be considered as future alternative, subject to approval of an amended Master Plan by the City of Fort Collins Planning and Zoning Board." Staff concludes, therefore, that the transitional land uses specified for Parcels 1-G and 1-H serve as appropriate urban design elements to protect the integrity of the established residential neighborhoods. 3. Transportation: The proposed amendment reduces the estimated allowable square footage on Parcel 1-B from 420,000 square feet of floor area to 332,550 square feet. This is a reduction of 87,450 square feet of potential commercial uses. With this reduction, the overall transportation impacts for the entire 271 acres master plan remains unchanged from the original 1987 master plan. When the original Oak-Cottonwood Farm Master Plan was approved in October of 1987, the option of extending the existing platted local street, Palmer Drive, east into the Master Plan remained undetermined. Since Palmer Drive is platted to the property line, any extension could be accommodated as development occurs to the east. The amended Master Plan, however, seeks to enhance the buffering • • Oak/Cottonwood Amended Master Plan #54-87A P & Z Meeting - April 24, 1989 Page 6 capability of Parcels 1-G and 1-H by clearly limiting the allowed uses. In order to promote the concept of providing transitional land uses and effective buffering, it is now believed that closing Palmer Drive to vehicular traffic better serves the buffering function. As a result, the amended Master Plan deletes the reference to the vehicular connection. The plan is to limit access along the extension of Palmer Drive to a bicycle/pedestrian access. The reduction in the scope for the possible Palmer Drive connection from vehicular to non-vehicular was carefully reviewed by City Staff. In particular, fire and emergency services are not effected as there are currently three entrances into the Fairway Estates Subdivision. Any partial vacation of dedicated right-of-way must be initiated with Larimer County. RECOMMENDATION: Staff finds the request to amend the Oak-Cottonwood Farm Master Plan to add Community/Regional Shopping Center as an allowed use on Parcel 1-B, and to add land use restrictions on Parcels 1-G and 1-H is in conformance with the adopted Land Use Policies Plan, an element of the City's Comprehensive Plan. Staff, therefore, recommends approval. b� 1 1_ ./I • •ii, ; � � —� bp SD E. HARM• ' 'DI , tip IliWi 39^Ir99 BB a • • • • • • • • • • • • • • • 04 u s t < Rt B�s�� • • • • • • 41 bp BUS' ESS Ly , 34- . 13 L�©1W�r . .•••.•••. a // PAR 4 s �ApwAr W ' �EsrAr S •B s' • • • • -, ? 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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 50.9 ac units 0 du/ac 422,000 sq ft 5.3:1 1-C Medical Office 20.7 ac units 0 du/ac 275,000 sq ft 3.3:1 1-D Multi-Family 10.0 ac 160 units 16.0 du/ac sq ft 1-E Neighborhood Park 11.2 ac units 0 du/ac sq ft 1-F Patio Homes 6.4 ac 38 units 5.9 du/ac sq ft 1-G Singel Family 18.7 ac 56 units 3.0 du/ac sq ft 1-H Patio Homes 4.0 ac 24 units 6.0 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 1090 units 936,000 sq ft Maximum Building Height: 40' Typical Residential Open Space: 35% Typical Nonresidential Open Space: 20% Filename = oakbrak.pc Rev. 3-10-89 s CIlly ,G.C1 o e urban design, inc. OAK/COTTONWOOD FARM Statement of Planning Objectives MARCH 10, 1989 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 - • Ity2,ea 0 e 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 -