Agenda Date: 11/04/2014
Subject:
Title
Ordinance on second reading approving the rezoning of property known as Plum Valley Subdivision, Lots 7-16 from PD-X to PD-C Planned Development Commercial and approving the Plum Valley Subdivision, Lots 7-16 General Planned Development Plan
Body
Presented By: |
Glen Van Nimwegen, AICP, Community Development Director |
POLICY QUESTION:
Does the city council support the proposed rezoning, which would allow development for the sales, parking and storage of motor vehicles and recreation vehicles, and other automotive-related uses on vacant property adjacent to an existing automotive dealership?
BACKGROUND:
The applicant, MLATL, LLP, is requesting to rezone an 11.42-acre parcel located east of Lucent Boulevard, south of County Line Road and north of C-470. The Highline Canal borders the north, east and west sides of the site, and the Ralph Schomp BMW and future Mini Cooper and Honda dealerships are adjacent and to the south of the site. The Schomp dealership is also owned by the applicant. The proposal is to rezone the property from PD-X to PD-C, which will allow the Schomp dealership to utilize the site for inventory storage, employee parking and future expansion of the dealership, which may include sales and automobile repair and service.
The property was included in a larger annexation of Plum Valley Subdivision into the city in 1992. The property owners had no plans for development at the time, so the city council adopted an ordinance creating the PD-X zone district, which is a holding zone for newly annexed property. Under section 10-2-23(C)(4) of the city code, property zoned PD-X must be brought into compliance with the PD District, which includes rezoning to a designation of residential, commercial or industrial and filing a general planned development plan.
The applicant initially submitted a petition to the city to annex its dealership in unincorporated Douglas County which would have placed the existing (BMW) and proposed dealerships (Honda and Mini) in the city's jurisdiction for review and approval. However, after receiving objections from the Highlands Ranch Metro District, the applicant withdrew the annexation petition. Letters from both the Highlands Ranch Metro District and the applicant are attached for reference.
STAFF ANALYSIS:
Project Description:
The proposal is to initially develop and utilize the entire site for vehicle inventory storage and employee parking for the adjacent dealership. However, there is potential for further redevelopment of the site for additional sales buildings, service repair and car washes. By acquiring additional land adjacent to the existing Schomp automotive dealership, the applicant will have more opportunity to expand the existing business. The development standards include:
1.) A minimum requirement of 20% of the site as unobstructed open space;
2.) A 50-foot wide building setback and landscape buffer along the boundary of the site, which abuts the Highline Canal;
3.) A 30-foot minimum building setback along the boundary of the property not adjacent to the Highline Canal; and
4.) For future buildings on the site, a maximum floor area ratio of 5 to 1 and a maximum building height of 60 feet.
Vehicular access to the site will be provided by access through the existing adjacent dealership from Plum Valley Lane, a public street which connects to Lucent Blvd. west of the site.
Traffic, Stormwater and Utilities:
The traffic study submitted for the proposal also included the proposed development of the Honda and Mini dealerships on the parcel in unincorporated Douglas County just east of the existing BMW dealership. The analysis focused mainly on the traffic impacts of the proposed active uses of the sales and service facilities, which will not fall under the city's jurisdiction nor directly affect city streets. All of the recommended intersection and roadway improvements related to the development of the dealerships will be governed and maintained by Douglas County.
The property slopes in a southerly to northerly direction at roughly a 10 percent slope and drains into the Highline Canal. Development of the site will direct drainage to an onsite storm drain system and convey the water to an existing detention/water quality pond on Lot 49, Plum Valley Subdivision, northwest of the site. Minor modifications to the existing pond will be required to accommodate the drainage from the site.
The adjacent existing dealership receives water and sanitary sewer service from Highlands Ranch Metro District. The district commented this property may be eligible for service consistent with its service agreement with Centennial Water and Sanitation District. The applicant has sent a petition to the district requesting inclusion.
Consistency with the Comprehensive Plan:
Section 10-12-1 of the city's zoning ordinance requires that zoning amendments follow the goals and policies of the comprehensive plan and promote the general welfare of the community. It is staff's opinion that the proposed rezoning follows the goals and policies of the city's comprehensive plan and promotes the general welfare:
City Wide Plan:
Goal 1: A Dynamic Littleton
Policy 1.2-Create the circumstances that will encourage dynamic, innovative employers to locate within the city.
Policy 1.3-Draw retail that will provide the goods needed and desired by residents while capturing retail sales from both residents and non-residents.
· While the property will be initially developed for employee parking and inventory storage accessory to the adjacent existing dealership, the rezoning will allow for future development of a new automotive dealership with services and repair or expansion of the existing business.
Policy 1.8-Require that new commercial development be appropriately buffered from adjacent uses.
· The proposed PD Plan requires a 50-foot wide landscaped buffer along the property boundary abutting the Highline Canal.
Goal 2: An Outdoor Littleton
Policy 2.6- In addition to the river and its tributaries, identify, safeguard, and enrich the city's other outdoor resources, including the Highline Canal.
· The existing trees and shrub masses along the canal will be preserved. An additional 50-foot wide landscaped buffer will be provided along the property boundary screening the canal trail from the impacts of the development. Storm drainage that flows from the site into the Highline Canal will be routed away from the canal and conveyed to an offsite detention and water quality pond.
Promotes the general welfare of the community:
The proposed rezoning will promote the general welfare of the community by adding commercially zoned property within the city, which will generate future employment, services and revenue.
Planned Development District:
Section 10-2-23(E) (4) (a) of the city code states that the city council shall base its decision on the conformance of the proposed plan with the stated intent of the Planned Development District:
10-2-23(A): Intent: The Planned Development (PD) District is hereby created to promote the public health, safety, and general welfare by allowing more flexible development based upon a comprehensive, integrated plan.
10-2-23(B): Application and Intent: Further, in the application of this section it is the intent of the city council to:
1. Encourage more creative and effective use of land and public or private services, and to accommodate changes in land development technology so that the resulting economies benefit the community.
· The community will benefit from additional commercially zoned property within the city which will generate future employment, services and revenue.
2. Encourage innovation and efficiency in residential development to meet the growing demands for housing of all types and designs for persons of any social or economic status.
· Not applicable.
3. Encourage innovative development or redevelopment of all land uses to meet the contemporary needs of the community by providing for a greater variety and mix of uses including those which may coexist on the same parcel or within the same building as shown on an approved general PD Plan.
· The planned development plan allows for additional commercial uses within the city providing future employment, services and revenue. The proposed uses are consistent with other commercial development in the immediate area.
4. Provide a process, which relates the design and development of a site to the particular characteristics of the site.
· The site will be developed with a use consistent with the adjacent commercial property and other commercial properties in the immediate area. A large landscaped buffer will be provided to screen the commercial development from the Highline Canal. Storm drainage will be diverted from the Highline Canal into an existing storm system, preserving the water quality of the canal.
5. Require that the nature and intensity of development be supported by adequate utilities, transportation network, drainage systems, and open space to serve the development, and to minimize impacts on adjacent existing and future development.
· The development can be served by nearby utilities through the Highlands Ranch Metro District. The site is accessible to C-470 and County Line Road via Lucent Blvd. Onsite storm drainage will be diverted from the Highline Canal and conveyed to a nearby existing regional detention pond. Existing vegetation along the Highline Canal will be preserved and additional landscape buffering will be provided to screen the commercial development from the canal.
6. Encourage development that is consistent with the policies and guidelines established in the adopted comprehensive plan for the area and the city.
· See justification under "Consistency with the comprehensive plan."
The proposed development meets all of the applicable intent statements by rezoning vacant land for commercial use, providing the city with more opportunity for future employment, services and revenue.
PLANNING BOARD RECOMMENDATION:
On September 22, 2014, the planning board reviewed the proposed rezoning and general planned development plan and voted 3-1 to forward a recommendation of approval to city council.
Planning Board Resolution 2014-12 reflects the planning board's recommendation.
FISCAL IMPACTS:
Capital facility impact fees will be collected at the time of building permit issuance for any commercial buildings to be constructed on the site.
STAFF RECOMMENDATION:
Staff finds that the proposed rezoning complies with the goals and policies of the city's comprehensive plan and promotes the general welfare of the community. Staff finds that the proposed planned development plan meets the criteria for the Planned Development District. Staff recommends approval of the proposed ordinance.
PROPOSED MOTION:
Proposed Motion
Motion that the ordinance approving the rezoning of property known as Plum Valley Subdivision, Lots 7-16 from PD-X to PD-C Planned Development Commercial and the Plum Valley Subdivision, Lots 7-16 General Planned Development Plan be approved on second reading.