Agenda Date: 06/25/18
Subject:
Title
Preliminary Project Plan process for “Parkland” located on the 33-acre property at the southwest corner of Mineral Avenue and South Santa Fe Drive, Littleton, CO
Body
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Presented By: |
Jocelyn Mills, Community Development Director |
REQUESTED ACTION:
The Preliminary Project Plan process (P4) provides the opportunity for planning commission to give informal and non-binding input and feedback on a development concept during a study session. Staff will provide a general overview of P4s to the commission, and applicants are allowed to be in the audience, but do not present their concept.
Evergreen Devco, LLC has submitted this P4 for a development concept entitled “Parkland,” which would be located on the 33-acre property at the southwest corner of Mineral Avenue and South Santa Fe Drive. This property is located within the South Santa Fe Park Planned Development.
BACKGROUND:
The applicant and property owner had a pre-application meeting with city staff on May 14, 2018. From that meeting, the applicant selected to submit a P4 on their development concept, to obtain informal input from the planning commission and city council. This P4 is also scheduled to be presented at the July 10, 2018 city council study session.
P4 CONCEPT:
The Parkland P4 is a mixed use concept with the proposed South Platte River Parkway bisecting the property north to south. West of this roadway is the area entitled “Homestead” to be comprised mainly of residential uses. East of this roadway is the area entitled “Harvest/Vineyard” to be comprised of mainly commercial uses. The property is approximately 33 acres is size. The subject property is located in South Santa Fe Park PD, which was approved in 1985.
As stated in Evergreen Devco’s narrative:
Evergreen Devco will be proposing an amendment [of the property]. The purpose of the proposed amendment will be to establish new development standards for a future mixed-use development [entitled “Parkland”]. Land uses will include office, general commercial and retail businesses, restaurant and food service, and various types of residential in a cohesive manner that is complimentary to the surrounding land use pattern.
South Platte Parkway will be extended through the site from West Mineral Avenue to adjoining undeveloped property [the remaining 77 acres within the South Santa Fe Park PD] to the south; effectively dividing the property into an eastern portion and western portion. Commercial, office, restaurant/food service uses will be permitted on all portions of the property. All forms of residential uses are intended for those portions of the property lying to the west of South Platte Parkway. These uses have been organized in an urban manner around a common pedestrian corridor and viewshed, connecting the eastern portion of the property with the western portion.
Approximately three acres of the site will be dedicated to public street right of way. Seventeen acres of the site are anticipated to be used for residential purposes at an overall gross density of 50 dwelling units per acre [50 DU/acre]. The remaining 13 acres are expected to be used for non-residential purposes at a FAR [floor area ratio] not to exceed 0.40:1. Open space is estimated at approximately 20% of the site area.
EXISTING PD PLAN REGULATIONS FOR 1151 WEST MINERAL AVENUE:
The South Santa Fe Park PD is segmented into different planning areas (called “Parcels”), and outlines the allowed uses and performance standards for each planning area, identified as Parcels A, B, C, D, E, F, G, H, I, J and K. The original land area of the 1985 PD was approximately 130 acres. The 1985 PD shows a roadway along the upper quarter of the entire PD called “Ken Caryl Ave.” Between 1985 and more recent history, the roadway was constructed; it became part of the city’s road system and is known as Mineral Avenue, and Parcels A and K are no longer part of the PD, and have become portions of the Mineral Station Light Rail Station parking areas and the 7-11 convenience station and access to the Carson Nature Center/South Suburban Parks and Recreation offices/Mary Carter Greenway trailhead parking. Today, the northern boundary of the South Santa Fe Park PD is along the southern edge of Mineral Avenue, and the PD is approximately 110 acres.
Evergreen Devco’s property is 33 acres and is located in the northern area of the 110-acre PD. Evergreen Devco’s property spans the PD’s planning areas of Parcel B, D, and E and a portion of Parcels C and G. Each of these Parcels (planning areas) outlines the uses and development standards allowed within its parcel in the existing PD. The below map provides an overlay of the South Santa Fe Park PD onto an aerial to indicate the planning areas and existing conditions.
Attached to this staff communication are the 1985 South Santa Fe Park PD documents. The first two pages are very difficult to read from the original PD documents so a “Reproduced from the Original PD Sheet 1” is also included. It is more legible and took sheet 1 of the original PD and turned it into two pages to outline all the requirements of the PD, along with the above map indicating the PD planning areas.
Evergreen Devco’s concept is to amend the existing PD requirements - to modify the uses allowed, establish residential densities, and to modify performance standards for height, setbacks, and open space.
As stated above, the concept for Evergeeen Devco’s 33-acre property includes all of the existing PD’s Parcels D, B and E. It also includes a portion of the existing PD’s Parcels C and G. Below is the table provided by Evergreen Devco to outline the existing South Santa Fe Park PD requirements and to show Evergreen Devco’s concept for proposed amendments to the existing PD. Please note, the table inadvertently omitted the portion of Parcel G. The below table includes tan highlighted boxes to indicate that these were added by staff to include all requirements in the existing PD. Due to the large volume of uses in the existing PD and in the Parkland concept, attached to this staff communication is this zoning table and it also includes the table (provided by Evergreen Devco) of the existing and proposed uses. Information on Parcel G land uses can be found in the existing PD documents, which are attached to this staff communication.
ATTACHMENTS FOR REVIEW:
The following P4 items for Parkland are attached to this staff communication:
• P4 application and associated documents (attachments 1-9)
ATTACHMENTS FOR REFERENCE:
The following items from the existing South Santa Fe Park PD plan are attached to this staff communication:
• South Santa Fe Park PD, 1985
• South Santa Fe Park PD Amendment, 1993
• Reproduced from the Original PD Sheet 1 (legible version of the PD’s uses and development requirements)
The following city documents are provided as links to this staff communication:
• Citywide Plan
• South Platte River Corridor Development Design Objectives
• Mineral Station Area Framework