To: Honorable Mayor and Members of Town Council
Through: David L. Corliss, Town Manager
From: Tara Vargish, PE, Director, Development Services
Pam Hall, Planner I, Development Services Department
Title
Ordinance Amending the Town of Castle Rock’s Zone District Map by Approving the Plum Creek Planned Development Plan Amendment No. 3 and the Amended Plum Creek Planned Development Zoning Regulations (Second Reading - Approved on First Reading on March 7, 2023, by a vote 7-0) [1.5 acres Located West of Mount Royal Drive and West Prestwick Way]
Body
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Executive Summary
The Douglas Group, Inc. is proposing to amend the Plum Creek P.U.D. Preliminary Planned Development Site Plan and Zoning Regulations (Plum Creek PD) to allow as a permitted use, three single family detached units in Tract B, Block 2 of The Estates Above Plum Creek, Filing No. 4 (Attachment B).
Tract B is approximately 1.5 acres and is located directly west of the intersection of Mount Royal Drive and West Prestwick Way (Attachment A). The current zoning on the property allows golf course, country club, open space and road uses. With the exception of a tee-box, restroom and drainage facilities, the property is undeveloped. The existing facilities will remain and be platted as open space tracts with a future plat.
The purpose of this report is to seek Town Council approval on the proposed Planned Development Plan and Zoning 3rd amendment. This proposal is in conformance with the approved zoning and Town criteria. Staff and external referral comments have been addressed through the review process.
The Planning Commission considered the proposed rezoning at a public hearing held on
February 23, 2023. The Commission voted 7 to 0 to recommend approval of the Plum Creek Planned Development Plan 3rd Amendment and Plum Creek Zoning Regulations 3rd Amendment to Town Council with the following condition: that this approval is of this tract only and should not be considered an endorsement of any zoning changes to the golf course.
Background
Existing Conditions and Surrounding Uses
Plum Creek is a master planned subdivision located in the southeast portion of the Town of Castle Rock. Plum Creek PD was approved in 1982. Tract B is a 1.5-acre, undeveloped parcel that is currently zoned as private open space with permitted uses to include golf course, country club, open space and roads. The original Plum Creek PD, approved in 1982, allows for 3,025 residential units. After the final residential project was completed in 2004, the total number of residential units built was 1,750. The PD called for 185 acres to be designated as open space. Once Plum Creek was platted and developed, there are 205 acres of open space.
The 1.5-acre Tract B has been zoned since 1982, to allow golf course, country club, open space and road uses. A tee-box, pedestrian/cart trail, restroom and drainage facilities, totaling .27 acres has been developed on the property. The remainder of the property is undeveloped. The existing facilities will remain and be platted as open space tracts with a future plat.
The surrounding uses include a single family detached development (13.31 dwelling units per acre) within the Plum Creek PD to the east, open space and a single family detached neighborhood (6 dwelling units per acre) within the Heckendorf Ranch PD to the south, and the Plum Creek golf course, hole #5 to the northwest. Directly west of the property is the Union Pacific Railroad tracks and right-of-way.
Zoning Regulations
Discussion
Proposed Zoning
The proposed PD 3rd amendment applies only to the 1.5-acre Tract B. No changes are proposed to the remainder of the Plum Creek PD. Under the new zoning, three single family detached units, a tee-box, pedestrian/cart trail, restroom and drainage facilities would all be permitted on approximately 1.23 acres. The PD amendment includes .27 acres of private open space.
The Town of Castle Rock Municipal Code, Section 17.36.010 allows a developer to initiate an amendment to a Planned Development Plan and/or PD Zoning Regulations for various purposes, including changing the area devoted to any use and changing densities. An amendment must meet the same criteria established in the Code for an initial Planned Development Plan.
This amendment continues to comply with the Town’s Vision, Comprehensive Master Plan and other guiding documents. Connectivity and circulation to and around the parcel is not impacted by this use area change. The net 1.23-acre reduction in private open space remains compliant with the dedication required by the Plum Creek PD. The proposed addition of 3 single family detached dwelling units is consistent with the surrounding neighborhoods and the provisions of the original Plum Creek PD zoning regulations. The amendment to the use areas does not negatively impact the surrounding residential neighborhoods or adjacent open space tracts.
Development Standards
The residential development will be subject to the development standards established in the proposed PD Zoning Regulations (3rd Amendment). The maximum height of the dwelling unit 35 feet (the same as the Plum Creek PD) and the required parking will be provided on each lot. Setbacks will be established with the Site Development Plan.
Interface Regulations
Not applicable
Skyline and Ridgeline Protections
Not applicable
Open Space and Public Land Dedication
Not applicable
Traffic Impact Analysis and Mitigation
Public Works has reviewed the plan and is satisfied that the existing road network has the capacity to service the site without negative impacts to circulation and levels of service.
Utilities
Water and sanitary sewer will be extended by the developer into the site. No additional drainage infrastructure is proposed. Water quality improvements are not required given the limited disturbance to site.
Budget Impact
Development of the property under the amended use areas will generate review and impact fees, along with use and sales tax revenue. Other ongoing costs of serving a new neighborhood development, in terms of public infrastructure and services, will be comparable to other similar developments within the Town of Castle Rock.
Staff Recommendation
Planning Commission voted 7 to 0 to recommend to Town Council approval of the Planned Development Plan and Zoning Regulations Amendment No. 3, with the following condition: that this approval is of this tract only and should not be considered an endorsement of any zoning changes to the golf course.
Proposed Motion
Option 1: Approval
“I move to approve the Ordinance, as introduced by title.”
Option 2: Approval with Conditions
“I move to approve the Ordinance, as introduced by title, with the following conditions:” (list conditions)
Option 3: Continue item to next hearing (need more information to make decision)
“I move to continue this item to xxxxxxx meeting on xxxxx, 2023.”
Attachments
Attachment A: Vicinity Map
Attachment B: Ordinance
Exhibit 1: Legal Description
Exhibit 2 and 3: Planned Development Plan Amendment No. 3 and Zoning Regulations
Attachment C: Resident Email