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STAFF REPORT

TO: Lakewood Planning Commission

THRU: Rebecca P. Clark, Director of Community Planning & Development

FROM: Kara Mueller, Project Manager

DATE: June 21, 2006
PC Date: June 28, 2006

SUBJECT: Case No. RZ-05-008 & MO-05-007
2600 South McIntyre Street
Springfield Green Official Development Plan Modification No. 1
Springfield Green Official Development Plan Modification No. 1 (Alternative)
Springfield Green Addition Official Development Plan

APPLICANT: Chris Bremner, Carma Lakewood, LLC
Michael J. Rock, City Manager

REQUEST: The City of Lakewood has received a proposal for a modification to the Springfield Green Official Development Plan (ODP) in order to apply a master plan on a portion of the Springfield Green Subdivision property. Note #18 of the Springfield Green Subdivision requires that a master plan be submitted to the City for review and approval that includes land uses, densities and unit types. This note was placed on the plat in recognition that the original Springfield Green OPD was very general in information as to the development of this property. This note requires that an applicant illustrate and describe in a master plan form how the Springfield Green Subdivision will be developed. A master plan has been adopted for the entire Rooney Valley since creation of the original Springfield Green ODP in 1982. Using the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards and the Springfield Green ODP, the applicant believes that the proposal has met the intent of Note #18 of the Springfield Green Subdivision plat.

A rezoning application by the City and land exchange application by Carma is also being proposed with the modification in order to meet the intent of the Rooney Valley Master Plan to provide an open space corridor along the eastern portion of the Springfield Green Subdivision. This rezoning and land exchange is to exchange approximately 22-acres of City of Lakewood park property immediately North of the Springfield Green Subdivision for approximately 22-acres of the Springfield Green Subdivision property to provide a buffer known as the Coyote Canyon open space within the Rooney Valley Master Plan.

It is requested that the property being exchanged within the park be rezoned from R-1A (One Acre Residential) to PD (Planned Development) to be consistent with the same standards and requirements as the original Springfield Green ODP. If the rezoning and land exchange are approved the buffer land would also be required to be dedicated as parkland to the City of Lakewood. Council would make the decision to dedicate. The Planning Commission is not being requested to make a decision on the land exchange. The land exchange is a City Council decision. Planning Commission is being requested to approve the modification and recommend to the City Council approval of the rezoning of 22-acres of parkland.

There are two ODP Modifications being proposed. Springfield Green ODP Modification No. 1 (ODP Modification) depicts the proposal incorporating the rezoning and land exchange. Springfield Green ODP Modification No. 1 Alternative (ODP Modification Alternative) depicts a layout of the Springfield Green Subdivision that extends to the eastern boundary without the rezoning or land exchange. Both ODP modifications meet the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision.

Staff recommends that the Planning Commission recommend approval of rezoning Case No. RZ-05-008; and that the Planning Commission approves the ODP Modification and ODP Modification Alternative in Case No. MO-05-008. Planning Commission is not requested to make a motion on the proposed land exchange. City Council is the decision making body on land exchange proposals.

HISTORY / BACKGROUND

Area Description

The Rooney Valley (Valley) is a very large undeveloped area of land of more than 1,600 acres (nearly 2.5 Federal Centers in size) located between Alameda Parkway on the north, Morrison Road on the south, and C-470 on the west and single-family subdivisions in the City of Lakewood on the east. Approximately two-thirds of the valley is within the City of Lakewood (Lakewood) boundaries with the southern one-third within the Town of Morrison (Morrison).

In the early and mid 1980's Morrison and Lakewood zoned most of the land in the valley and many parcels were also platted into lots and streets. The zoning and platting actions by Lakewood and Morrison in the 1980's were completed semi-independently and many coordination issues between the two governments went unresolved for several years. In fact, the maximum build out within Lakewood would provide approximately eighteen million square feet of building space, while build out in Morrison would encompass ten million square feet of building space. While there is no basis to believe the Valley will develop at these densities, by way of comparison, the Denver Tech Center in southeast Denver currently has 8.7 million square feet of building space.

The Mount Carbon Metropolitan District was the public agency formed to construct roads, storm sewers, parks and to provide water and sewer service within the Valley. It is currently in existence in portions of the Valley, and is only required to provide water and sewer services within its boundaries.

Rooney Valley Task Force

In early 1994 the City of Lakewood, Town of Morrison and Jefferson County collaborated on initiating a planning effort to define existing conditions in the Valley and set a direction for desirable land use. A task force composed of representatives from all three jurisdictions was formed. The Rooney Valley Task Force conducted an inventory of the Rooney Valley elements such as surface drainage, topographic information, transportation improvements and existing zoning.

The Rooney Valley Task Force conducted three public workshops in 1994, created alternative plan scenarios for the Valley, and ultimately developed the Rooney Valley Framework Plan. A key component of the Framework Plan is the open space system reflected in the Open Space Framework Plan.

Comprehensive Plan Amendment Process and the Rooney Valley Master Plan

Work continued for three years and after two public open houses on the draft plan (May 15th and October 9th of 1997), the master plan was adopted by Lakewood in 1998. More than 150 local residents and interested parties attended the two open houses. Lakewood also distributed the draft plan to the Task Force and residents in the area who were notified that draft plans were available upon request. A special "Rooney Valley Hotline" was set up to record comments and requests for draft copies of the plan. Morrison adopted a similar master plan. Morrison and Lakewood combined each of their plans into a Joint Master Plan that was adopted by the Joint Project Review Committee (JPRC) in 2002.

Purpose of the Rooney Valley Master Plan

The adopted and approved Rooney Valley Master Plan is the basis to review development proposals within the Valley. The Plan also serves as a guide to carry out additional steps that include developing specific design standards and a more detailed development review process specific to the Rooney Valley. Other implementation steps include actively pursuing land trades for open space, encouraging preservation of the Rooney Ranch and creating mechanisms to preserve Dinosaur Ridge.

Rooney Valley Master Plan Organization

The Plan is organized into three sections. Section I discusses the purpose and use of the Plan. Section II provides a history of the planning process, documents existing conditions, the analysis work done by the Rooney Valley Task Force, and distills public comments and concerns. Section III identifies specific policies, including those to review development, and sets out an action plan and work program for the City of Lakewood. Section III provides the essential components. A key component of the Rooney Valley Master Plan Framework Plan is the open space system. A comprehensive open space component of the Plan enables the City to determine where open space corridors and parks should occur, so connections can be made between developments and other open space areas.

Recent Events

In May of 2000 the Town of Morrison and the City of Lakewood entered into an Intergovernmental Agreement (IGA) regarding the Rooney Valley. This IGA applies to all land within the valley except for Springfield Green. If an application is received by the City to rezone Springfield Green to allow ten percent (10%) or more of the property in Springfield Green to be used for non-residential uses, the Town of Morrison may elect, within one (1) year after receipt of notice of such rezoning application, to make Springfield Green subject to the terms of the IGA. Springfield Green is not included in the IGA area at this time and will go through Lakewood's normal review and approval processes.

In the intervening years, the Mount Carbon Metropolitan District experienced financial problems and filed for bankruptcy reorganization in 1997. The reorganization was completed in 2004 with a major change in the District's responsibilities. The District can now provide only water and sewer service and no longer can provide roads, storm sewers, parks or other public infrastructure.

Current Proposal

Since the Mount Carbon bankruptcy reorganization in 2004, there has been keen interest among the residential, commercial and office sectors in acquiring land in the valley. However, the financing of public infrastructure such as water, sewer, and roads is very expensive and for the last few years no private company has been able to put together a package to develop any land in the valley in either Lakewood or Morrison except for a church at the intersection of Morrison Road and McIntyre Street.

A large North American residential and commercial development firm named Carma contacted the City to learn the details of a residentially zoned parcel of ground called Springfield Green located in Lakewood. This is an approximately 350-acre subdivision located in the northeast portion of the Rooney Valley adjacent to Alameda Parkway and the existing Lakewood subdivisions to the east. Carma is requesting to develop approximately 284-acres.

Carma is a development firm of primarily residential communities in Calgary, Canada, Austin, Texas and two large developments in the Denver area called Tallyn's Reach in southeast Aurora at E-470 and Smoky Hill Road and Brighton Crossing at I-76 and 160th in Brighton.

Note #18 - Springfield Green Subdivision Plat

Note #18 of the Springfield Green Subdivision states " No building permit for any residential building or structure shall be issued until such time as the owners receive approval from the City of Lakewood of a modification to the Springfield Green mixed use development which overlays the existing official development plan with a master plan to include land use, densities and unit types".

It was determined by the Director of Community Planning and Development (Director) that the ODP modifications per note #18 of the Springfield Green Subdivision be reviewed and approved by Planning Commission. Over the years since the Springfield Green ODP land planning associated with Planned Developments has become more proactive in terms of land planning. Planned Developments have become a more commonly used tool for rezoning properties. A rezoning to a PD is accompanied by an ODP document that stipulates allowed uses and site development standards. The modifications being provided per note #18 do not constitute a change in use, but rather provide an overlay of the Springfield Green Subdivision with land uses, densities and unit types allowed within the original Springfield Green ODP.

Carma has a request to modify the existing Springfield Green ODP to overlay it with the Note #18 criteria. One is a master plan (ODP Modification) that reflects the approval for the rezoning and land exchange. With the rezoning and land exchange the project would provide a continuous open space connection between William F. Hayden Park on Green Mountain and Bear Creek Lake Park, as well as an open space buffer for the existing residences to the east. This proposed land exchange would be an equal value and area for equal value and area land trade.

Some of the key attributes of the ODP Modification are the proposed open space and wildlife corridors that are depicted in the Rooney Valley Master Plan and the required Iliff connection that promotes neighborhood connectivity. The proposed land exchange and rezoning provides reconfigured parkland and continuous connectivity between parks and a buffer between the new development and the existing residential neighborhoods to the east.

In March 2006 an amended pre-planning application was submitted by Carma to reflect the addition of the Springfield Green Partners property, the inclusion of the second master plan (ODP Modification Alternative) and a change in the rezoning application to only rezone the parkland portion of the exchange since parks are an allowable use in all zone districts. A second formal neighborhood meeting was required with the amended pre-planning application and was held on April 4, 2006. In April 2006 the applicant followed up the pre-planning amendment with amended formal applications.

When the Mount Carbon Metropolitan District signed the existing Public Improvements Agreement (PIA) for the Springfield Green Subdivision in 1986, Mount Carbon was going to be the area-wide entity that would construct off-site improvements such as a six lane McIntyre Street and widening Alameda Parkway. With its exit from bankruptcy, the district can no longer provide for any infrastructure except water and sewer. Though property owners are still obligated for such improvements under the old PIA, it was necessary to place such improvements under a new Development Agreement and financing plan. Carma has formed a new Metropolitan District called Fossil Ridge to finance the required public improvements and to provide maintenance of common tracts within the proposed development. The Fossil Ridge Metropolitan District will return to City Council with a detailed service plan in the future.

SUMMARY

The City of Lakewood has received a proposal for a modification to the Springfield Green Official Development Plan (ODP) in order to apply a master plan on a portion of the Springfield Green Subdivision property. Note #18 of the Springfield Green Subdivision requires that a master plan be provided that includes land use, densities and unit types. This note was placed on the plat in recognition that the original Springfield Green ODP was very general in information as to the future development of this property. This note requires that the applicant illustrate and describe in a master plan form how the Springfield Green Subdivision will be developed. Since the time of the Springfield Green ODP in 1982 a master plan has been adopted for the Rooney Valley. With use of the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Lakewood Comprehensive Plan; the applicant has proposed to meet the intent of Note #18 of the Springfield Green Subdivision plat. A land exchange and rezoning application is also being proposed with the modification in order to meet the intent of the Rooney Valley Master Plan to provide an open space corridor along the eastern portion of the Springfield Green Subdivision. This land exchange and rezoning is to exchange approximately 22-acres of park property for approximately 22-acres of the Springfield Green Subdivision property to provide a buffer known as the Coyote Canyon open space within the Rooney Valley Master Plan. It is requested that the property being exchanged within the park be rezoned from R-1A (One Acre Residential) to PD (Planned Development) with the same standards and requirements as the existing Springfield Green ODP. City Council would make the decision on the land exchange.

STAFF RECOMMENDATION

Staff finds that the proposed ODP modifications and rezoning meet the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision. Staff recommends that Planning Commission recommend to City Council to approve rezoning Case No. RZ-05-008, and that Planning Commission approve ODP Modification and ODP Modification Alternative in Case No. MO-05-008. Planning Commission is not requested to make a motion on the proposed land exchange. City Council is the decision making body on land exchange proposals.

SURROUNDING ZONING AND LAND USES

NORTH Iron Spring Park City of Lakewood Park

SOUTH Westwind ODP PD (Planned Development)
Westwind Official Development Plan

Allowed Uses: Single-Family Detached 20.81 acres; 5.7 du/acre
Multi-Family 6.42 acres; 12 du/acre
Commercial 9.86 acres

EAST Hutchinson Green Mountain PD (Planned Development)
Hutchinson Green Mountain Village
Planned Development II & III

Hutchinsons Green Mountain Village Flg. No. 54 - 16.13 acres; 67 lots; 4.15 du/acre
Hutchinsons Green Mountain Village Flg. No. 55 - 17.7 acres; 62 lots; 3.5 du/acre
Hutchinsons Green Mountain Village Flg. No. 56 - 30.0 acres; 138 lots; 4.6 du/acre
Hutchinsons Green Mountain Village Flg. No. 62 - 21.9 acres; 4.11 du/acre
Coyote Gulch Park - 42.3 acres

Summit Glen PD (Planned Development)
Hutchinson Green Mountain Village
Planned Development VII

Hutchinsons Green Mountain Village Flg. No. 61; 50 lots; ave. lot size approx.5,200 SF

WEST Red Rocks Business Park PD (Planned Development)
Red Rocks Business Park Official Development Plan
Allowed Uses: Office 130.61 acres

AGENCY REVIEW

Consolidated Mutual Water
Green Mountain Sanitation District
Xcel Energy
Qwest*
Jefferson County R-1 Schools
West Metro Fire Protection District
Comcast Cable Company*
City of Lakewood Police Department
City of Lakewood Department of Community Resources
State Wildlife Division
Mount Carbon District
Hutchinson's Green Mountain Village Civic Association, Inc.
Ward 4 Coalition*
Coyote Gulch HOA*
Summit Glen at Green Mountain HOA
Tamarisk Management Company

* No reply received as of June 21, 2006.

Zoning, Land Use and Compliance with the Lakewood Comprehensive Plan and the Rooney Valley Master Plan

The proposed development is compliant with Section 17-17-7 of the Lakewood Zoning Ordinance, Lakewood Comprehensive Plan and the Rooney Valley Master Plan, specifically pages 18-26.

1. Zoning & Land Use: The existing zoning is PD (Planned Development) and allows for the development of residential units up to a maximum of fifteen (15) dwelling units per acre with an overall density of seven (7) dwelling units per net acre, where net acre is defined as all property not including public streets, public schools and public parks. The master plan process is required per note #18 of the Springfield Green Subdivision that requires that a master plan be brought forward to the City to show land uses, densities and unit types. This was added to ensure that a formal layout of the zoning provisions be provided for direction while developing the Springfield Green Subdivision.

The proposed master plans and rezoning and land exchange proposals contribute to improving the health, safety and welfare of the citizens of Lakewood by proposing a complementary use to the surrounding uses. The proposal does substantially meet all of the goals of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, and the Rooney Valley Development Standards. The master plans provide for an overlay of land uses, densities, unit types; further the rezoning and land exchange promote the creation of a continuous open space corridor that acts as a parkland connection between William F. Hayden Park on Green Mountain and Bear Creek Lake Park, as well as a buffer supported by many residents of the neighborhoods to the east. Bicycle paths, Iron Spring Park improvements and wildlife and open space corridors are also being proposed.

As indicated in the Lakewood Comprehensive Plan, the Rooney Valley Master Plan and Rooney Valley Development Standards analysis in this report, Staff believes that the applicant has provided information for support of the proposed master plans and rezoning and land exchange. The proposed master plan in conjunction with the proposed rezoning and land exchange meets the intent of the Rooney Valley Master Plan and provides for a more cohesive master plan than the ODP Modification Alternative without the rezoning and land exchange. However, both master plans provide a development plan that meets the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision. One of the primary goals of the Lakewood Zoning Ordinance is, "To promote stability in zoning and appropriate development of property within the City." The Ordinance indicates that proposed land uses should promote the health, safety or welfare of the inhabitants of the City of Lakewood; promote the purposes of the Zoning Ordinance; should be compatible with the surrounding uses; and the proposal should enhance significant natural characteristics of the site by preservation or incorporating these features into the development's open space.

This proposed development has densities that mimic those of the existing neighborhood to the east and proposes higher density residential uses toward the western portion of the property, which abuts office zoned property. The proposed densities meet the requirements of the Springfield Green ODP. This proposal is compatible with the surrounding uses and will provide for a unique neighborhood that supports regional trail systems, wildlife corridors and open space.

The proposed master plans for the development of the Springfield Green project are meeting the intent of the City of Lakewood's Rooney Valley Master Plan and the, substantially identical, Joint Rooney Valley Master Plan for the portion of the Rooney Valley that lies within the Intergovernmental Agreement Area (IGA) between the City of Lakewood and the Town of Morrison. Overall this proposal falls within the proposed growth boundary of the Metro Vision 2020 and 2030 plans and will provide housing that is compatible with the surrounding neighborhoods that will be viable for the future growth of the Denver metropolitan region.

2. Utilities: Central water and other utility services have been a primary issue with the development of the Rooney Valley. Water is not available from the neighboring Green Mountain Water and Sanitation District, but can be provided by the Consolidated Mutual Water Company. Consolidated Mutual Water Company has indicated that it can provide approximately 2,000 taps to the Springfield Green property through its Maple Grove Treatment facility and reservoir. Consolidated Mutual has begun preliminary design on the system to provide this service. This connection will require the extension of a main from the Maple Grove facility. The cost of this water service will be passed on to the potential new homeowner's through the formation of a Metropolitan District and not to any of the existing users of the Consolidated Mutual Water Company. This connection will potentially be able to serve some remaining Lakewood Rooney Valley properties, allowing Mount Carbon and the Town of Morrison to serve the Morrison portion of the Valley. Wastewater treatment will be provided by Metropolitan Wastewater Reclamation District through the Green Mountain Water and Sanitation District.

Since water is a primary issue within the Rooney Valley and the Metropolitan Denver Region as a whole, specific landscaping requirements that promote drought tolerant landscaping, water conservation and limits on turf have been placed in both the ODP Modification and ODP Modification Alternative.

The utility agencies have reviewed this proposal and have indicated that they can provide services for the project.

Transportation and Access: The primary access to the proposal will be South Indiana Street that will extend from West Alameda Parkway to West Yale Avenue. An extension of West Iliff Avenue to South Indiana Street will serve as a neighborhood collector providing connectivity between the proposed residential neighborhood and the existing neighborhood to the east. This connection will promote neighborhood connectivity while allowing traffic in the existing neighborhood to have another point of disbursement at the new Indiana and Iliff intersection. The West Iliff Avenue connection will also serve as another emergency vehicle access point for both neighborhoods. Connectivity between the two neighborhoods through the extension of Iliff Avenue was another concern, in particular, with cut-through traffic. Therefore, staff has worked with the applicant to design Iliff to appear more local in scale with a narrower road that tapers down to slow vehicles for pedestrian and bicycle crossing. West Vassar Avenue and South McIntyre Street will also provide connectivity as primary streets within the development. Local street systems will be platted and final street construction plans will be provided as part of the final plat approval for the subdivisions.

Development of the Rooney Valley will bring further regional traffic improvements, such as an interchange at Alameda Parkway and C-470. This interchange will occur as a nexus is established in the area for regional improvements to handle additional traffic.

Bike paths and underpasses are also being proposed to meet the intent of the Metro Vision 2030 Plan and City of Lakewood's Bicycle Master Plan. These paths will provide regional connectivity between William F. Hayden Park and Bear Creek Lake Park, which act as predominant areas of open space within the region that protect the mountain backdrop.

This proposal is providing for three pedestrian grade separated crossings; one under West Alameda Parkway, one under Indiana Street, and one at South McIntyre Street. The City of Lakewood adopted a Bicycle Master Plan earlier this year and this proposal meets the goals of the plan.

3. Engineering Studies: A preliminary drainage report, traffic report, preliminary street construction plans, and geotechnical study were submitted in conjunction with these ODP modifications; and rezoning and land exchange requests. These reports are approvable. If the ODP Modification and rezoning and land exchange requests or ODP Modification are approved, final engineering documents will be submitted for review and approval in conjunction with the subdivision submittals. A Water Availability Study was prepared by the applicant and reviewed by the City's water engineer, Leonard Rice Engineering, Inc.

4. Environmental Sustainability: This proposal will adhere to the Hillside Development Standards of the Rooney Valley Development Standards. This includes: protecting existing views, building roadways and homes that are integrated with the topography, grading that is comparable to the topography, minimizing disturbance to open space, drainage and hillsides. No development will occur on slopes greater than 20%. The ODP Modification proposes an eastern open space corridor to the west of the existing Hutchinson Green Mountain homes that will serve as a buffer for the existing homeowners and a continuous open space connection from William F. Hayden Park through Coyote Gulch Park to Bear Creek Lake Park. The ODP Modification proposes that a portion of Iron Spring Park will be exchanged and rezoned, equal value and area for equal value and area, and the applicant has proposed to provide improvements to a majority of the remainder of Iron Spring Park north of Springfield Green Subdivision. Also, being proposed are two other wildlife corridors per the Rooney Valley Master Plan including the Central Corridor that is to be a minimum of 200-feet wide. Within the proposal will be neighborhood parkland amenities that will provide for neighborhood recreation needs.

The applicant proposes quality-building materials and uses builders that are 'Built GreenÒ' members. They use energy efficient building materials and design techniques. These materials will be predominantly brick, stone, split faced block, tile, stucco and wood. The use of water smart landscaping is required and monitored through the Design Review Committee (DRC) and City.

5. Public Improvements: A Development Agreement has been signed by the applicant. The Development Agreement ensures that street, drainage, open space and park improvements will be constructed as development occurs and will be consistent with City standards. The Development Agreement also replaces the original Public Improvements Agreement executed at the time Springfield Green was platted in 1986.

Public improvements are required that will include pedestrian walkways and bicycle paths. A round-about is being proposed at a key point along Indiana Avenue to slow traffic and as an alternative to traffic signals and signs. The primary roadways being shown on the master plans are collectors and all parcels will have accessible points.

6. Parkland Dedication Requirement: The proposed Springfield Green Development fulfills the City requirements and expectations for park, recreation, and open space. These requirements and expectations are articulated in the Rooney Valley Master Plan, the Parkland Dedication Ordinance, the original Springfield Green Subdivision plat and Public Improvement Agreement.

To fulfill the requirements of the Parkland Dedication Ordinance, the original Springfield Green Subdivision provided cash to meet the community park needs of the residences. The City received the cash for the community park needs and developed a portion of the Coyote Gulch Park with those funds. The Neighborhood Park needs will be satisfied with the current development proposal. Plat note #13 stipulates the neighborhood park need, which is based on the City Parkland Dedication Ordinance of 2.5 acres/1000 population (based off of 2.5 persons per household) should be provided within the development. The proposed development will dedicate two corridors through the site and develop bike and pedestrian trails within them, which will exceed these requirements. With the reconfiguration of Iron Spring Park, the developer will also develop a formal dog park area including parking, and passive recreation amenities in the Iron Spring Park north of the development (including water taps for drinking fountains and small areas of irrigation.) In addition the development plans include "private" (neighborhood association or metropolitan district owned and operated, not City operated) recreation facilities to serve the anticipated population of the subdivision.

The proposed development plan fulfills the expectations of the Rooney Valley Master Plan in several ways. It will provide two wildlife, drainage, and recreation corridors on the western drainage ways through the site, which includes the 200-foot wide Central Corridor. It is proposing to reconfigure Iron Spring Park to provide a buffer along the eastern edge of the development. Iron Spring Park will remain along Alameda Parkway, providing for the preservation of views from the roadway and a buffer for the new development from the Parkway.

7. School Land Dedication Requirement: The Jefferson County School District R-1 has requested cash-in-lieu of school land dedication. School land dedication requirements will be met per City Ordinance O-97-5. These fees will be paid prior to issuance of a building permit for each lot within this proposal.

8. Neighborhood Compatibility and Meetings: The surrounding residential neighborhoods will experience normal impacts associated with the conversion of vacant private ground to developed ground. Proposed open space and wildlife corridors, building height, the proposed density and development techniques have all been proposed in such a manner to minimize impacts. Key issues of the surrounding neighborhoods such as the West Iliff Avenue connection, exchange parcels, open space, hillside development standards, impacts on City services and utilities and noise and pollutants from Bandimere Speedway and Robinson Brick Company were addressed by decreasing the width of West Iliff Avenue to appear more local, and proposing an eastern open space corridor per the Rooney Valley Master Plan, and adhering to the Rooney Valley Development Standards for development. Density has been addressed by transitioning east to west, providing the lesser density to the east adjacent to the existing neighborhoods. City services will be provided and water, sanitation and other utility services can be provided for this development. The applicant is aware of the proximity of the subject property to Bandimere Speedway and Robinson Brick Company and will make it known through the development process to potential homeowners.

The proposed densities, building setbacks, structural height and building techniques are similar to those used for the neighborhoods to the east. This development also proposes to provide an eastern open space corridor that will provide for both a separation between the neighborhoods and a continuous open space corridor.

SUMMARY OF ANALYSIS

Staff finds that the applications do meet the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision. Staff recommends that Planning Commission find that the master plan proposal and the proposed rezoning for the parkland portion of the land exchange for the eastern open space corridor meets both neighborhood and regional open space needs and therefore, is the optimal master plan for the development of the Springfield Green Subdivision. Staff finds that the applicant has addressed site design and neighborhood issues and both master plans reflect the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision.

Staff finds that the proposed ODP modifications and rezoning meet the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision. Staff recommends that Planning Commission recommend approval of rezoning Case No. RZ-05-008, and that Planning Commission approve ODP Modification and ODP Modification Alternative in Case No. MO-05-008. Planning Commission is not requested to make a motion on the proposed land exchange.

PERFORMANCE-BASED REVIEW PROCESS

While the application pre-dates the requirements to satisfy performance-based standards and are therefore not applicable, nevertheless, the performance-based review standards are met:

a. With regards to the performance based element regional context, the proposal is within the proposed growth boundary of the Metro Vision 2030 Plan and would provide housing that is compatible with the surrounding neighborhoods that would be viable for the future growth of the Denver Metro Region.

b. With regards to the performance based element environmental sustainability, the proposal will protect existing views; homes will be integrated with the topography; no development will occur on slopes greater than 20%, and two (2) wildlife corridors will be provided.

c. With regards to the performance based element infrastructure, adequate public services are available to this location and that the project does not further impact natural systems.

d. With regards to the performance based element transportation connections, the proposal promotes the goals and is consistent with the Lakewood Bicycle System Master Plan. Will provide for a neighborhood collector and various roadways that are incorporated within a Development Agreement for the construction of public improvements.

e. With regards to the performance-based element building design and function, the proposal will incorporate the design standards of the Rooney Valley Development Plan including hillside development standards. This includes: protecting existing views, building roadways and homes that are integrated with the topography, grading that is comparable to the topography, minimizing disturbance to open space, drainage and hillsides. The proposal will be required to use water smart landscaping and the applicant is proposing energy efficient building materials and design techniques.

f. With regards to the performance based element site design and function, the proposal promotes high quality design and interacts with the existing neighborhoods by adhering to the hillside development standards, proposing densities, building heights, setbacks and building techniques similar to those used in the surrounding neighborhoods. The overall site design incorporates wildlife corridors, a proposed buffer, and neighborhood connectivity and interaction.

g. With regards to the performance based element community image and identity, the proposal strengthens Lakewood's image and identity. The proposal fosters commitment to the local and regional area by developing within the parameters of the Rooney Valley Master Plan and the Rooney Valley Development Standards.

h. With regards to the performance based element community sustainability, the proposal satisfies the needs of both the community and the applicants without compromising future redevelopment opportunities. The proposal allows for residential development that is compatible in density and use with the existing residential neighborhood to the east.

i. The proposed rezoning of parkland promotes the health, safety or welfare of the inhabitants of the City of Lakewood and the purposes of the Ordinance.

j. The proposal as evidenced by the ODP Modification and ODP Modification Alternative, is compatible with surrounding residential, park and open space uses.

k. The proposal as evidenced by the ODP Modification and ODP Modification Alternative does comply with the Performance-Based Review Process contained in Article 7 of the Zoning Code.

l. The proposal is consistent with the goals of the Comprehensive Plan.

PUBLIC COMMENT

Two formal neighborhood meetings were conducted. The first was held on August 18, 2005 and the second on April 4, 2006. Copies of the neighborhood-meeting summaries from the meetings are enclosed for your review. Even though most neighborhood issues were addressed by the developer some opposition exists to this proposed project in that these residents would rather see open space with minimal or no development. Primary neighborhood concerns include: traffic generation in regard to the West Iliff Avenue connection, density, hillside development standards and view corridors, mining subsidence and water availability. Attached are letters, neighborhood meeting minutes and information Staff has received related to the proposal.

NOTIFICATION/SLIDES

Notice of the public hearing was mailed to the residents and the property owners within 500 feet of the proposed zoning as well as registered homeowner associations within 1,000 feet as required by the Lakewood Zoning Ordinance. Pictures of the site were taken and will be shown at the public hearing.

SUMMARY AND RECOMMENDATION

The applicant has demonstrated that the proposed parkland rezoning is key to providing a development option that meets the intent of the Rooney Valley Master Plan, and that the ODP Modification and ODP Modification Alternative both meet the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision. Therefore, the City of Lakewood staff recommends that the Planning Commission find that:

1. Chris Bremner of Carma Colorado, Inc., the applicant, and Michael J. Rock, City Manager applicant for the rezoning, have submitted an application for a rezoning and land exchange in order to meet the intent of the Rooney Valley Master Plan to provide for an ODP Modification (master plan) and ODP Modification Alternative located at 2600 South McIntyre Road. The proposed rezoning is to rezone parkland from R-1A (One Acre Residential) to PD (Planned Development) in order to provide the original Springfield Green ODP zoning on the parkland portion of the proposed land exchange parcels; the rezoning will only occur if the land exchange occurs. And that both the ODP Modification and ODP Modification Alternative meet the intent of the Lakewood Comprehensive Plan, the Rooney Valley Master Plan, the Rooney Valley Development Standards, the Springfield Green ODP and Note #18 of the Springfield Green Subdivision; and

2. Notice of the Public Hearing to the fee owners of the property and residents within 500 feet and neighborhood associations within 1,000 feet was made as required by the Zoning Ordinance; and

3. The request was reviewed by the appropriate referral agencies and no adverse comments were received from the utility companies as a result of the referral process; and

4. The applicant has demonstrated the proposal has met the requirements of the Zoning Ordinance, specifically Section 17-17-7 as discussed in the Staff report;

5. As indicated in the Lakewood Comprehensive Plan, Rooney Valley Master Plan and Rooney Valley Development Standards in this report, the applicant has provided information to support the proposed ODP Modifications, rezoning and land exchange; and

6. The proposed zoning has met the requirements of the Neighborhood Referral Program; and

7. Public improvements are required with this proposal and a Development Agreement has been signed; and

8. Parkland land dedication will be satisfied with this proposal; and

9. School land fees in-lieu-of land dedications will be required with this proposal; and

10. This proposed zoning does meet the requirements of the Lakewood Comprehensive Plan;

AND

That the Planning Commission recommends that the City Council APPROVE rezoning Case No. RZ-05-008. And that the Planning Commission APPROVES ODP Modification and ODP Modification Alternative in Case No. MO-05-007. All motions subject to the following:

1. The applicant shall provide a signed correction free photographic mylar of the ODP Modification/ODP Modification Alternative and ODP prior to Staff scheduling the case to the Lakewood City Council.

Attachments: Springfield Green Official Development Plan Modification No. 1
Springfield Green Official Development Plan Modification No. 1 (Alternative)
Springfield Green Addition Official Development Plan
Notice and Vicinity Map
Neighborhood Meeting Summaries
Letters received through referral process

cc: RZ-05-008; MO-05-007
Rebecca P. Clark, Director of Community Planning & Development
Paul Rice, Principal Planner
Gail Spencer, Manager Code Enforcement
Roger Noonan, City Attorney
Chris Bremner, Carma Lakewood, LLC
Mount Carbon District
Hutchinson's Green Mountain Village Civic Association, Inc.; Mr. Carlo Spano
Ward 4 Coalition
Coyote Gulch HOA
Summit Glen at Green Mountain HOA
Tamarisk Management Company

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