HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 05/20/2014 - RESOLUTION 2014-039 APPROVING THE STIPULATED DETEAgenda Item 20
Item # 20 Page 1
AGENDA ITEM SUMMARY May 20, 2014
City Council
STAFF
Laurie Kadrich, Community Development & Neighborhood Services Mgr
Pete Wray, Senior City Planner
SUBJECT
Resolution 2014-039 Approving the Stipulated Determination of Vested Rights Between the City and Bella
Vira Town Homes, Inc.
EXECUTIVE SUMMARY
The purpose of this item is to formalize the determination of vested rights. Bella Vira Town Homes
Incorporated (the Developer) is the developer of the Bella Vira Subdivision, Filing Number 2, a 3.471 acre
development, and has been working diligently pursuing the development of the project. An issue has arisen as
to a potentially late filing of an application for an extension which was due to a City clerical error. Accordingly,
the Developer has filed an application for a Determination of Vested Rights under Division 2.13 of the Land
Use Code (LUC) and the City Manager and City Attorney agree that the application for Determination of
Vested Rights should be granted. The proposed Resolution would formalize the determination of vested
rights.
STAFF RECOMMENDATION
Staff recommends adoption of the Resolution.
BACKGROUND / DISCUSSION
Division 2.13 of the Land Use Code (LUC) establishes a procedure whereby the City can provide relief, where
appropriate, to persons who claim that the application of the LUC has interfered with their vested rights to
develop property. This procedure has been established to prevent manifest injustice in cases where
application of the “lapse” provision of the LUC would work an undue hardship. Vested rights determinations
are allowed where:
1. Some authorized act has been performed by the City;
2. There has been reasonable good faith reliance upon such act by the applicant; and
3. There has been a substantial change in position or expenditure by the applicant such that it would be
highly inequitable and unjust to destroy the rights acquired.
The Developer received approval for a Project Development Plan on April 29, 2008. The Project Development
Plan (PDP) generally consists of two distinct planning areas, one of which contains sixty (60) single family
detached residential lots and related tracts currently owned by Richmond American Homes. The Developer
retains ownership of the second planning area which originally contained six (6) multi-family building parcels
comprised of 25 total units. The Developer subsequently received approval through a major amendment
process to re-plat the multi-family parcels converting them into 25 single family attached parcels with a
common area tract. The City previously directed the Developer to the application requirements and deadlines
necessary to complete requirements for extension of vested rights as permitted in Article 2.2.11 (D) 3 - Term of
Vested Rights. Extension can be granted administratively and by authorization of the Planning and Zoning
Board under certain conditions and if an application is submitted at least 30 days prior to the date of expiration.
Agenda Item 20
Item # 20 Page 2
The project was subsequently extended on various occasions. For reasons unknown City staff provided notice
to the developer that the completion date was May 13, 2008 rather than the correct date of April 29, 2008.
This erroneous date was continued through subsequent notices in 2009, 2010, 2011, 2012 and 2013. The
project had vesting for 2008, 2009 and 2010 when the project was approved in 2008. The first two applications
for extension of rights were filed timely, notwithstanding the error in the expiration date. The request for
extension for 2013 was submitted to the City on April 2, 2013, more than thirty (30) days prior to expiration if
the approval date was May 13, 2008 however three (3) days late as the actual expiration date is April 29, 2008.
Because of the error and potential lapse, and due to the developer’s ability to complete the project, the
developer has sought relief under the vested rights determination process set out in Division 2.13 of the LUC.
Section 2.13.5 of the LUC provides that if the Director and the City Attorney agree, based on the review and
evaluation of the application, that the application should be granted, then they may enter into a written
stipulation with the Applicant, in lieu of the hearing which would otherwise be required under Division 2.13.
Any such stipulated determination must be approved by the City Council by resolution and must include
findings of fact and conclusion of law upon which the determination is based.
Following approval of the Final Development Plan, the applicant continued to pursue the completion of the
project as funding was available, expending $363,537 from June 2005 through April 15, 2014. The applicant
further relied upon the validity of the plan and entered into a contract for sale to Richmond American Homes
for the 60 single family lots in September of 2013. The sale agreement with Richmond Homes includes cost
sharing commitments on the part of the applicant of $200,909.00, to Richmond Homes for right of way, utility
and common area improvements. The applicant has invested $915,645.00 towards completion of the project.
From the perspective of the staff and the City Attorney’s Office, it appears that the Applicant has incurred
substantial expenditures in reliance upon the City’s approval of the plans and that the Applicant has been
diligent in trying to develop the property to completion and that the Developer, should be afforded another
period of three (3) years from the date hereof, within which to complete the development of the project in
accordance with the previously approved Final Development Plan, as amended, and related development
construction documents. In addition, the applicant has reasonably, and in good faith, relied upon authorized
acts of the City in continuing to develop the property in accordance with previously approved plans, therefore it
would be highly inequitable and unjust to destroy such rights.
ATTACHMENTS
1. Bella Vira Filing 2 Site Plan (PDF)
SP-1
OF 2
Dr
Rutledge
Ct.
Way
Ct.
Ct.
Southd
Ct.
Knotwood
Village Ln.
Woodrose Ct
Ponderosa Dr.
Ash Dr.
Cypress Dr.
Orchard
Ct.
Ct.
Arlene Dr.
Dr.
Dr.
Azalea
Ct.
Palm
Dr.
Spruce
S. Taft Hill Rd.
W
W.
Plum S
t.
Dr.
Etton
Fairbrooke
Suffolk St.
Covington
Larch St.
Real Ct.
Ct.
Palm Dr.
Ln.
Ct.
Dr.
Cedarwood
Ct.
wood
Fleet-
La Reatta Ct.
Ct.
Rd.
wood
Ct.
Pleasant Valley Rd.
W
.
P
r
os
p
SWALE
LINE
CITY REGIONAL DETENTION POND
TRACT C
OVERLAND TRAIL
FT. COLLINS-LOVELAND
WATER DISTRICT
BOOK 1501, PAGE 724
Lot 2
OFP Development M.L.D.
W. ELIZABETH STREET
STATE OF COLORADO BOARD OF AGRICULTURE
-IN THE COUNTY-
COLORADO STATE UNIVERSITY
Lot
13
UNIT 101
LORY
ANN
ESTATES
CONDOMINIUMS
AT
OVERLAND
TRAIL
Unit
A,
Bldg
5
ELIZABETH
AT
OVERLAND
TRAIL
CONDOS
Unit
1
HERITAGE
CONDOS
2639.77'
S00°10'18"W
20' CITY OF FORT
COLLINS WATER LINE
EASEMENT
X X
X X X
X X X
X X
X
X X
P
HEADWALL
T
TEL
OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
E
W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
- 1 -
RESOLUTION 2014-039
OF THE COUNCIL OF THE CITY OF FORT COLLINS
APPROVING THE STIPULATED DETERMINATION OF
VESTED RIGHTS BETWEEN THE CITY AND BELLA VIRA TOWNHOMES, INC.
WHEREAS, Division 2.13 of the Land Use Code contains a vested rights determination
procedure in order to prevent manifest injustice by providing a mechanism for identifying certain
parcels of real property in the City that should, by reason of general principles of common law
vested rights, be exempt from the “lapse” provisions contained in Section 2.2.11 of the Land Use
Code; and
WHEREAS, Bella Vira Townhomes, Inc., the owner of a tract of land located at the
southwest corner of the intersection of West Elizabeth Street and Overland Trail, which parcel of
property has obtained City approval of an amended Final Plan for Bella Vira Filing 2/Bella Vira
Townhomes (the “Final Plan”); and
WHEREAS, Bella Vira Townhomes, Inc., in reliance upon the approval by the City of
the Final Plan, expended substantial sums of money, dedicated right-of-way to the City, obtained
a development construction permit from the City and performed grading thereunder and
otherwise substantially changed its position in reasonable good faith reliance upon the authorized
acts of the City in approving the plan and its amendment, all as more particularly stated in the
Stipulated Determination of Vested Rights attached hereto and incorporated herein by this
reference as Exhibit “A” (the “Stipulated Determination”); and
WHEREAS, upon examination of the facts, conclusions of law and determination
contained in the Stipulated Determination of Vested Rights, the City Council has determined that
it is in the best interest of the City that said Stipulated Determination should be approved.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That the findings of fact and conclusions of law stated in the Stipulated
Determination attached hereto as Exhibit “A” are hereby adopted and incorporated as if fully set
forth herein.
Section 2. That the Stipulated Determination of Vested Rights between the City and
Bella Vira Townhomes, Inc., dated May 2, 2014, attached hereto as Exhibit “A” and
incorporated herein by this reference, is hereby approved.
- 2 -
Passed and adopted at a regular meeting of the Council of the City of Fort Collins
this 20th day of May, A.D. 2014.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
EXHIBIT A
W W
W W W W W W W W W W W W W W W
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W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W
W W
W W W W W W W W W W W W W W W W
W W W W W W W W
W W W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W W W W W
W W W W W W W
W W W W W W W W W W
W W W W W W W W
W W W W W W W
W W W W W W W W W W W W
W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W
W W W
W W W W W W W W W W W W W W W W
W W W W
NPW NPW NPW NPW NPW NPW NPW NPW NP
NPW NPW NPW
W W W W W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W
W W W W W W W W W
W W W W
W W W W W W W
W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W
8" ADS
FL=5113.1
12" ADS
FL=5113.2
E E E E E E E
Lot 7
Lot 1
Lot 2
Lot 6
Lot 5
Lot 4
Lot 3
Lot 12
Lot 8
Lot 11
Lot 13
Lot 15
Lot 14
Lot 16
Lot 17
Lot 9
Lot 10
Lot 25
Lot 24
Lot 23
Lot 22
Lot 21
Lot 20
Lot 19
Lot 18
W W W W W W W
W W
LOD LOD LOD LOD
LOD
LOD LOD LOD
LOD
LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD
LOD
LOD
LOD
LOD
LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD
LOD
LOD
LOD
LOD LOD
LOD
WEST
ELIZABETH
STREET
BELLA VITA WAY
PROPERTY BOUNDARY
LEGEND
CITY LIMITS
PROPOSED RIGHT OF WAY
PROPOSED STORM LINE
PROPOSED EASEMENT/SET BACK
PROPOSED LOT LINE
PROPOSED CURB AND GUTTER
LIMITS OF DEVELOPMENT
EXISTING TELEPHONE LINE
PHASE LINE
PROPOSED SANITARY SERVICE LINE
PROPOSED SANITARY MAIN LINE
PROPOSED WATER SERVICE LINE
PROPOSED WATER MAIN LINE
STREET LIGHTS
POST OFFICE BOX
NATIVE PRAIRE
SEED MIX
TURF AREA
PROPOSED DECIDUOUS
TREES
PROPOSED ORNAMENTAL
TREES
OHE OHE
LOD LOD
PROPOSED EVERGREEN
TREES
PROPOSED ELECTRIC LINE
OVERHEAD ELECTRIC
SADDLE RIDGE CONDOMINIUMS
SUPPLEMENT 12, PHASE 13
Unit D, Building 23
SABATINO
LANE
PROPOSED GAS LINE
SWALE
HYDRANT
BELLA
VITA
WAY
36.12
'
24.17
'
7.51
'
DE
28.33
'
DE
44.79
'
DE
22.00
'
PUE
22.24
'
PUE
21.27
'
PUE
65.25
'
BUILDING
4
BUILDING
3
BUILDING
2
BUILDING
6
BUILDING
5
BUILDING
1
5,759 SF
9,738 SF
14,904 SF
11,536 SF
11,030 SF
15,584 SF
67.59'
14.02
'
59.60
'
TWO EXISTING
DRAIN PIPES
NATURAL HABITAT
BUFFER AREA LIMITS
30.00
'
30' DRAINAGE & ACCESS EASEMENT
REC. NO. 20080027069
494.88'
36.35'
EXISTING
WATER LINE
20' CITY OF FORT COLLINS WATER LINE
EASEMENT BEARING RECEPTION NO. 85035616.
PER DECREE AND PERMANENT INJUCTION
AS RECORDED JUNE 21, 1993, EASEMENT PER
RECEPTION NO. 93041083 TO BE USED TO DISPOSE
OF RUN-OFF WATER FROM THE EQUINE
CENTER IMPROVEMENTS.
35.77
'
10' EXISTING WATERLINE EASEMENT
REC. NO. 2000-0023858
36.75
'
30.00
'
HOA OWNED AND
MAINTAINED OPEN
SPACE AND
LANDSCAPE AREA
5.00
'
5.00
'
CITY LIMIT
10.00
'
DE
23.00
'
BAY TYP.
20.00
'
FL
27.18
'
FL
20.00
'
EAE
8.00
'
POSTAL BOX
4'
WALK
TYP.
9.00
'
UE
13.65
'
EXISTING WATER LINE
PROPOSED STREET LIGHT
PROPOSED STREET LIGHT
55.68'
659.80'
HOA OWNED AND
MAINTAINED OPEN
SPACE AND
LANDSCAPE AREA
15.02
'
PROPOSED
STREET LIGHT
20.00' EAE
R=5'
TYP.
R=15'
TYP.
52.22'
38.00' TYP.
15.00' UE
28.54
'
PROPERTY LINE
75.00'
UNITED STATES EASEMENT
BOOK 914, PAGE 526
SCREEN WALL
PROPERTY
LINE
15.00
'
15' PLEASANT VALLEY
AND LAKE CANAL EASEMENT
PROPOSED
LANDSCAPE WALL
SWALE
LINE
SWALE LINE
SWALE
LINE
SWALE
LINE
SWALE
LINE
SWALE
LINE
SWALE
LINE
S I T E P L A N
1 Scale: 1" = 30 ft
UNIT TYPE 2
FF/TF=30.40
UNIT TYPE 2
FF/TF=30.40
UNIT TYPE 3
FF=29.30
UNIT TYPE 3
FF=29.30
UNIT TYPE 3
FF=27.90
UNIT TYPE 3
FF=27.90
UNIT TYPE 2
FF=27.50
UNIT TYPE 1
FF=28.20
UNIT TYPE 1
FF=29.70
UNIT TYPE 1
FF=30.40
UNIT TYPE 2
FF=31.10
UNIT TYPE 3
FF=30.90
UNIT TYPE 3
FF=31.80
UNIT TYPE 3
FF=33.30
UNIT TYPE 3
FF=34.20
UNIT TYPE 1
FF=35.90
UNIT TYPE 2
FF=36.60
UNIT TYPE 2
FF=36.50
UNIT TYPE 1
FF=35.30
UNIT TYPE 1
FF=33.80
UNIT TYPE 3
FF=32.75
UNIT TYPE 3
FF=28.50
UNIT TYPE 1
FF=29.20
UNIT TYPE 1
FF=29.90
UNIT TYPE 2
FF=29.90
RETAINING WALL
CONC.
DRIVE
TYP.
CONC.
DRIVE
TYP.
CONC.
DRIVE
TYP.
RETAINING WALL
RETAINING WALL
3' CONC. WALK TYP.
3' CONC. WALK TYP.
3' CONC. WALK TYP.
PATIO/DECK TYP.
PATIO/DECK TYP.
PATIO/DECK TYP.
CONC.
DRIVE
TYP.
4'
CONC.
WALK
TYP.
CONC.
DRIVE
TYP.
CONC.
DRIVE
TYP.
CONC.
DRIVE
TYP.
3' CONC. WALK TYP.
RETAINING WALL
RETAINING WALL
RETAINING WALL
CONC.
DRIVE
TYP.
3' CONC. WALK TYP.
3' CONC. WALK TYP.
PATIO/DECK TYP.
PATIO/DECK TYP.
CONC.
DRIVE
TYP.
4'
CONC.
WALK
TYP.
4'
CONC.
WALK
TYP.
4'
4'
PATIO/DECK TYP.
15.89
'
22.52
'
14.94
'
10.37
'
589.19'
RETAINING WALL
PARKING
PARKING
PARKING
PARKING
PARKING
PARKING
PARKING
"FIRE SPRINKLERED" "FIRE SPRINKLERED" "FIRE SPRINKLERED"
"TYPE B ACCESSIBLE"
"TYPE B ACCESSIBLE"
"FIRE SPRINKLERED"
"FIRE SPRINKLERED"
"TYPE B ACCESSIBLE"
"TYPE B ACCESSIBLE"
30' DRAINAGE & ACCESS EASEMENT
REC. NO. 20080027069
NATURAL HABITAT
BUFFER AREA LIMITS
BIO-SWALE
SEE CIVIL FOR
DETAIL
BIO-SWALE
SEE CIVIL FOR
DETAIL
SEE SECTION 3.4.1 OF THE
LAND USE CODE FOR ALLOWABLE
USES WITHIN THE BUFFER ZONE.
NOTE:
THE NATURAL HABITAT AREA IS
MEANT TO BE MAINTAINED IN A
NATIVE LANDSCAPE.
"FIRE SPRINKLERED"
SIDEWALKS ADJACENT TO THIS SITE
& OUTSIDE LIMIT OF DEVELOPEMENT
TO BE COMPLETED WITH PHASE 1,
BY OTHERS.
SIDEWALKS ADJACENT TO THIS SITE
& OUTSIDE LIMIT OF DEVELOPEMENT
TO BE COMPLETED WITH PHASE 1,
BY OTHERS.
5.00'
8.00'
12.00'
8.00'
8.00
'
5.00'
23.93
'
15.21'
15.21'
21.68
'
24.42
'
24.98
'
5.00'
8.00'
8.00'
8.00'
8.00
'
5.00
'
6.50'
5.00
'
8.00
'
8.00
'
8.00
'
8.00
'
5.00
'
18.23
'
25.25
'
25.27
'
19.28
'
46.71
'
30.03
'
24.35
'
26.35'
25.18
'
5.00'
8.00
'
8.00
'
8.00'
8.00'
5.00'
5.00
'
8.00
'
8.00
'
8.00'
8.00'
10.00'
5.00
'
5.00
'
8.00'
10.00'
S
47
25'
35"
E
O
5.00
'
18.00
'
18.00
'
18.00
'
18.00
'
16.10
'
23.92
'
TRACT A
UE, DE & AE
TRACT A
UE, DE & AE
TRACT A
UE, DE & AE
TRACT
A
PARKING
JOB #
REVISIONS
DATE
DRAWN
CHECKED
SHEET
415 E. PITKIN STREET, FORT COLLINS
COLORADO 80524 (970) 493-1023
BELLA VIRA SUBDIVISION FILING TWO
BELLA VIRA TOWN HOMES
FORT COLLINS, CO
13116
FEB. 12, 2014
DWL/CGL
DWL
NOTE: B E L L A V I R A S U B D I V I S I O N F I L I N G T W O
SEE SHEET SP-1 FOR LEGAL DESCRIPTION,
SITE DATA TABULATIONS AND
GENERAL NOTES.
ABBREVIATIONS KEY:
EAE EMERGENCY ACCESS EASEMENT
SP-2
OF 2
SITE PLAN
PUE PUBLIC UTILITY EASEMENT
UE UTILITY EASEMENT
LOD LIMIT OF DEVELOPMENT
FL FLOW LINE
DE DRAINAGE EASEMENT
AE ACCESS EASEMENT
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Timber Ln.
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Hol
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P
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Jaerger Ct.
S. Overland Trl.
W. Elizabeth St.
Tierra Dr.
Bianco Dr.
S
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A
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Cor
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Dr.
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R
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Argento Dr.
W. Lake St.
Fuqua Dr.
W. L
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S
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Ct.
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Rd.
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Buffaloberry Ct.
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Bella Vira Town Homes, Inc.
(State of )
(County of )
Subscribed and sworn to before me this day of
, 20 A.D. by
WITNESS my hand and offical seal.
Notary Public
Address
My Commission Expires:
Approved by the Director of Planning of the City of Fort Collins, Colorado,
on this day of , 20 .
Director of Community Development and Neighborhood Services
The undersigned does/do hereby certify that I/we are the lawful owners of real
property described on this Site Plan and do hereby certify that I/we accept the
conditions and restrictions set forth on said Site Plan.
OWNER'S CERTIFICATION
JOHN MINATTA, President Date
DIRECTOR OF COMMUNITY DEVELOPMENT AND
NEIGHBORHOOD SERVICES
NOTE:
THIS IS A LAND USE PLANNING DOCUMENT,
NOT A CONSTRUCTION DOCUMENT. REFER
TO CIVIL ENGINEERING PLANS FOR SITE
CONSTRUCTION.
CIVIL ENGINEER:
United Civil Design, Inc.
1501 Academy Ct., Ste. 203
Fort Collins, CO 80524
Ph# (970) 530-4044
Contact: Kevin Brazelton, PE
email: kevin.brazelton@unitedcivil.com
OWNER/DEVELOPER:
Bella Vira Town Homes, Inc.
1313 Fairway Five Drive
Fort Collins, Colorado 80525
Contact: John Minatta
Ph# (970) 690-2662
ARCHITECT/PLANNER/LANDSCAPE:
Lockwood Architects, Inc.
415 E. Pitkin Street
Fort Collins, CO 80524
Ph# (970)493-1023
Contact: Dana W. Lockwood, Architect
email: lockwoodar@aol.com
PROJECT INFO:
SP-1
SHEET INDEX:
SP-2
SITE PLAN COVER SHEET
SITE PLAN
JOB #
REVISIONS
DATE
DRAWN
CHECKED
SHEET
415 E. PITKIN STREET, FORT COLLINS
COLORADO 80524 (970) 493-1023
BELLA VIRA SUBDIVISION FILING TWO
BELLA VIRA TOWN HOMES
FORT COLLINS, CO
13116
FEB. 12, 2014
DWL/CGL
DWL
EXCEPT AS PROVIDED IN SUBPARAGRAPHS (1) AND (2) BELOW, A VISUAL CLEARANCE TRIANGLE, FREE OF ANY
STRUCTURES OR LANDSCAPE ELEMENTS OVER TWENTY-FOUR (24) INCHES IN HEIGHT, SHALL BE MAINTAINED AT
STREET INTERSECTIONS AND DRIVEWAYS IN CONFORMANCE WITH THE STANDARDS CONTAINED IN THE LARIMER
COUNTY URBAN AREA STREET STANDARDS.
(1) FENCES SHALL NOT EXCEED FORTY-TWO (42) INCHES IN HEIGHT AND SHALL BE OF AN OPEN DESIGN.
(2) DECIDUOUS TREES MAY BE PERMITTED TO ENCROACH INTO THE CLEARANCE TRIANGLE PROVIDED THAT THE
LOWEST BRANCH OF ANY SUCH TREE SHALL BE AT LEAST SIX (6) FEET FROM GRADE.
SIGHT DISTANCE EASEMENTS
1. SITE DEVELOPMENT CONSTRUCTION IS ANTICIPATED TO BEGIN SPRING OF 2014 AND BE COMPLETED WITHIN
FIVE TO SIX MONTHS FROM CONSTRUCTION START. SITE DEVELOPMENT CONSTRUCTION WILL BE COMPLETED
IN ONE PHASE. TOWNHOME CONSTRUCTION TO BE COMPLETED AS MARKET ALLOWS.
2. REFER TO UTILITY PLANS FOR LOCATIONS OF STORM DRAINAGE STRUCTURES, UTILITY
MAINS AND SERVICES.
3. REFER TO CIVIL ENGINEERING PLANS FOR DETAILED INFORMATION OF PROPOSED
TOPOGRAPHY, UTILITY, AND STREET IMPROVEMENTS.
4. REFER TO CIVIL ENGINEERING PLANS FOR LOT AREA, EASEMENTS, UTILITY EASEMENTS,
ACCESS AND EMERGENCY ACCESS EASEMENTS, AND OTHER SURVEY INFORMATION.
5. ALL SIDEWALKS AND RAMPS SHALL CONFORM TO CITY STANDARDS. ALL HANDICAP
PARKING SPACES (IF ANY), AND RAMPS ARE TO BE COORDINATED WITH CIVIL ENGINEERING
PLANS FOR GRADING, DRAINAGE AND ACCESSIBLE ROUTE CONSIDERATIONS.
HANDICAP PARKING SPACES SHALL SLOPE NO MORE THAN 1: 48 IN ANY DIRECTION.
ALL ACCESSIBLE ROUTES SHOULD SLOPE NO MORE THAN 1: 20 IN DIRECTION OF
TRAVEL AND NO MORE THAN 1: 48 CROSS SLOPE.
6. ACCESSIBLE RAMPS TO BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND
AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. (IF ANY)
7. PROPOSED EXTERIOR BUILDING-MOUNTED LIGHT FIXTURES SHALL BE DOWN-DIRECTIONAL WITH
SHARP CUTOFF LUMINARIES AND SHALL COMPLY WITH ALL CITY OF FORT COLLINS
LIGHTING REQUIREMENTS.
8. ALL SIGNS UTILIZED SHALL COMPLY WITH THE CITY OF FORT COLLINS SIGN CODE.
9. ALL EXTERIOR CONDUIT, METERS, VENTS, ETC. WILL BE PAINTED TO MATCH THE BUILDING COLOR.
10. IF INDIVIDUAL PROPERTY OWNWERS OF LOTS 7 THROUGH 11 ERECT A FENCE AROUND THEIR YARD
IT NEEDS TO USE A MESH OR SOME OTHER TYPE OF MATERIAL TO KEEP WILDLIFE AND PETS
FROM BEING ABLE TO PASS THROUGH IT.
GENERAL NOTES
SITE DATA TABULATIONS
LAND USE ZONING PARCEL SIZE PARCEL SIZE
NET ACRES GROSS ACRES
LOW-DENSITY MIXED LMN 151,175 S.F. 170,255 S.F.
USE NEIGHBORHOOD 3.47 ACRES 3.91 ACRES
UNIT TYPE SUMMARY & DENSITIES
Proposed Dwelling Proposed No. Net Gross % of Total
Unit Type of Units Density Density Units
Single-Family Attached
Unit Type 1 7 2.01 DU/AC 28%
1-Story, 2 Bedrooms
Interior Unit
Single-Family Attached
Unit Type 2 8 2.31 DU/AC 32%
1-Story, 2 Bedrooms
End Unit
Single-Family Attached
Unit Type 3 10 2.88 DU/AC 40%
2-Story, 3 Bedrooms
End & Interior Unit
TOTALS 25 7.20 DU/AC 100%
Note: No building to exceed 2.5 stories.
SITE COVERAGE
Category Acreage Sq. Ft. %
Single-Family Attached 1.60 69,770 46
Building Coverage
Private Drives 0.34 14,913 10
Private Driveways 0.22 9,462 06
OpenSpace/ 1.31 57,030 38
Landscape Areas
TOTALS 3.47 151,175 100
VICINITY MAP
BELLA VIRA FILING 2
SITE PLAN
PROJECT BENCHMARK
CITY OF FORT COLLINS BENCHMARK 22-97
FOUND 2" ALUMINUM CAP ON MH BASE NEAR THE WEST
ROW OF OVERLAND TRAIL AND WEST ELIZABETH ST.
ELEVATION=5138.68 NGVD 1929 UNADJUSTED
CITY OF FORT COLLINS BENCHMARK 32-92
ELEVATION=5116.24 NGVD 1929 UNADJUSTED
LEGAL DESCRIPTION
BELLA VIRA SUBDIVISION FILING TWO
BEING A REPLAT OF TRACT A, BELLA VIRA SUBDIVISION
PART OF THE SOUTHEAST QUARTER OF SECTION 17,
TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M.,
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF
COLORADO.
BELLA VIRA SUBDIVISION FILING TWO
SITE PLAN
COVER SHEET
ATTACHMENT 1