To: Honorable Mayor and Members of Town Council
Through: Bill Detweiler, Development Services Director
From: Sandy Vossler, Senior Planner, Development Services Department
Title
Ordinance Approving the Crystal Valley Ranch Planned Development Plan Amendment No. 6 (Second Reading - Approved on First Reading on September 4, 2018 by a vote of 6-0) [Commercial and Residential Use Areas, Southeast Corner of Crystal Valley Parkway / West Loop Road] (Town of Castle Rock Project #PDP18-0006)
Body
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PUBLIC HEARING
Ordinance Approving the Crystal Valley Ranch Planned Development Plan, Amendment No. 6 (Second Reading) [Commercial and Residential Use Areas, Southeast Corner of Crystal Valley Parkway / West Loop Road] (Town of Castle Rock Project #PDP18-0006)
The Town Council will now consider a request for the approval of an Ordinance approving the Crystal Valley Ranch Planned Development Plan, Amendment No. 6 (Second Reading) [Commercial and Residential Use Areas, Southeast Corner of Crystal Valley Parkway / West Loop Road] (Town of Castle Rock Project #PDP18-0006).
In order to afford all parties due process under law, the Town Council members must be fair and impartial in deciding whether this application should be approved, approved with conditions, or denied. In making that determination, each Councilmember must consider the record, which includes the planning commission recommendation, the staff recommendation, the applicant presentation, public comment presented during the hearing, and other written public comments offered before or during the hearing. Under law, Town Council must evaluate this proposal based solely upon the record and the criteria established under the Municipal Code, which are highlighted in the staff report.
It is important that each Councilmember remain objective and capable of considering information offered into the record during this hearing.
Does any Councilmember believe that he or she is incapable of evaluating and voting on the application consistent with these due process requirements? If so, please describe the situation and recuse yourself from further participation on this agenda item.
Does any Councilmember have a conflict of interest or any other matter he or she would like to disclose prior to proceeding on this item?
The Council will hear from the applicant, the public and staff. Time for this public hearing is allotted as follows:
Staff Report: as needed
Applicant Presentation: as needed
Public Comment: as needed
Applicant Response as needed
Council Questions: as needed
Follow-up Questions: as needed
Madame Clerk, has this public hearing been properly noticed under the applicable regulations for this type of land use hearing? (Clerk to refer to certification from Development Services, describing the notice).
Mr. Detweiler, the staff introduction please
(Public hearing is conducted, applicant presentation, public comment, applicant response, questions from Council)
Do any Council members have any final questions of staff or the applicant before I close the public hearing and refer this to the Council for action?
I now close the public hearing and refer this to Council for discussion and action.
AGENDA MEMORANDUM
To: Honorable Mayor and Members of Town Council
Through: Bill Detweiler, Development Services Director
From: Sandy Vossler, Senior Planner, Development Services Department
Title: Crystal Valley Ranch, Planned Development Plan, Amendment No. 6
(Second Reading) [Commercial and Residential Use Areas, Southeast Corner of Crystal Valley Parkway / West Loop Road] (Town of Castle Rock Project #PDP18-0006)
Executive Summary
Town Council considered this proposal on September 4th and voted 6-0 to approve, on first reading.
Planning Commission considered this proposal on August 23rd and voted 5-0 to recommend approval (Attachment C).
Crystal Valley Ranch Development Company, LLC. is proposing to amend the Crystal Valley Ranch Planned Development Plan (PDP) to reduce commercial acreage and increase residential acreage within Planning Area 7 (Attachment B, Exhibit 2). Planning Area 7 is located at the southeast corner of Crystal Valley Parkway and West Loop Road (Attachment A).
This proposal is in conformance with the approved zoning and Town criteria. Staff and external comments have been addressed through the review process.
PDP Discussion
Crystal Valley Ranch is a master planned subdivision located in the southeast portion of the Town of Castle Rock. Crystal Valley Ranch Planned Development (PD) was approved in 2001. Planning Area 7 is a 21.4 acre, undeveloped parcel that is currently zoned to allow 10.7 acres of Neighborhood Commercial (C-1) uses and 10.7 acres of Residential (R-MF-24) uses. The maximum number of dwelling units permitted is 171. Permitted residential uses include single-family attached or detached, townhomes, condos or apartments.
The proposed amendment is to the Crystal Valley Planned Development Plan only, and would reduce the Neighborhood Commercial use area to 4 acres and increase the Residential use area to 17.4 acres. No changes to the Crystal Valley Ranch PD Zoning Regulations are proposed. The maximum number of dwelling units in Planning Area 7 will remain 171, and the permitted uses remain commercial and residential, subject to the development standards established in the PD Zoning Regulations.
Background
The original Crystal Valley Ranch PD, approved in 2001, included residential development oriented around an eighteen hole private golf course with resort facilities. Under that development plan, Planning Area 7 was zoned entirely as Neighborhood Commercial (C-1) to provide retail and services, to not only the residents, but also visitors to the golf course and associated amenities.
Over time, the vision for Crystal Valley Ranch evolved and the Planned Development Plan and PD Zoning Regulations were amended to respond to changing market demand and economic conditions. A major amendment to the Crystal Valley PD in 2007 eliminated the golf course and resort use areas, transforming the vision for Crystal Valley Ranch to a primarily single family residential development with a community recreation center, parks and school sites. In conjunction with the elimination of the resort theme, the commercial use area of Planning Area 7 was reduced to 10.7 acres and 10.7 acres of residential (R-MF-24) area was added to the parcel.
Under the current zoning, a maximum of 3,475 dwelling units are permitted in the Crystal Valley Ranch PD. Over the past several years development has been steady. Through 2nd quarter 2018, approximately 2,171 lots have been platted and Certificates of Occupancy have been issued for approximately 1,032 dwelling units, all of which are single family detached homes. To date, Planning Area 7 has remained undeveloped, with no site plans or plats pending.
A recent market analysis study was completed by the Applicant on the C-1 commercial use area in Planning Area 7. The study concluded that 10.7 acres of commercial area would not be marketable at this location given the current land plans in the influence area. Subsequently, a reduction in commercial area was recommended and 4 acres was determined to be essentially the maximum marketable area for commercial at this location. For this reason, the developer is seeking to expand the residential use area, while retaining 4 acres for small neighborhood retail uses that could serve residents within walking distance of their homes, the Rhyolite Park and the Pinnacle Recreation Center.
Analysis
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 reduction in commercial acreage and the retention of the 171 maximum dwelling unit condition, should correlate to a reduction in the anticipated vehicle trips associated with the property once developed. The amendment to the acreage of use areas does not negatively impact the relationship with surrounding residential neighborhood, and in fact, was supported by neighbors attending the neighborhood outreach meeting. Finally, no adverse impacts to Town services and infrastructure, public or private open space and recreational amenities, or natural resources are expected with this change.
Planning Commission Public Hearing and Findings
The Planning Commission held a public hearing on August 23rd. No members of the public addressed the Commission. The Planning Commission voted 5-0 to recommend approval of the Planned Development Plan amendment, as presented, based on the following findings:
• The Planned Development Plan amendment supports the objectives of the Town’s Vision and the Comprehensive Master Plan,
• The Planned Development Plan amendment complies with the review and approval criteria of the Municipal Code, Chapter 17.36, and
• Adequate water, wastewater, storm sewer and road infrastructure exists, or is proposed to serve this property.
Budget Impact
Development of the property under the amended use areas will still generate review and impact fees, along with uses taxes and sales tax revenue. Other ongoing costs of serving a new neighborhood or small retail development, in terms of public infrastructure and services, will be comparable to other similar developments within the Town of Castle Rock.
Recommendation
Based on the analysis and findings summarized in this report, Planning Commission and staff recommend approval.
Proposed Motion
I move to approve the Ordinance as introduced by title, on 2nd reading.
Attachments
Attachment A: Vicinity Map
Attachment B: Ordinance
Attachment B, Exhibit 2: Planned Development Plan
Attachment C: Planning Commission Minutes