HomeMy WebLinkAboutMAPLE HILL 4TH REPLAT - PDP - 18-10 - REPORTS - RECOMMENDATION/REPORTTABLE 2
Trip Generation
Code
Use
Size
AWDTE I AM Peak Hour
PM Peak Hour
Rate Tnps Rate In
Rate Out
Rate
In
Rate Out
210
1 Single Family Detached
105 DU
9.57 1004 0.19 20
0,56 59
0.64
67
0,37 39
��,/ LDELICH Maple Hill, February 2010
-Ti FASSOCIATES
DELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 "71 r
MEMORANDUM
TO:
Mike Sollenberger, Sollenberger Development Co.
Linda Ripley, VFR Design
--
City of Fort Collins
^;Fy`` �=
FROM:
Joe/Matt Delich
DATE:
February 1, 2010
"
SUBJECT:
Maple Hill Transportation Impact Study Addendum
(File: 0190ME05)
This memorandum provides a trip generation analysis for the Maple Hill Phase 7
proposed to be located within the Maple Hill Development. The traffic impacts of Maple
Hill were addressed in the "Gillespie Farm (Maple Hill) Transportation Impact Study,"
(TIS) dated November 2002. The City of Fort Collins staff requested a brief trip
generation memorandum.
An overall site plan of Maple Hill Development and a current site plan for the
Maple Hill Phase 7 is provided in Appendix A. In the cited TIS, the Maple Hill Phase 7
area was proposed as 216 apartment units. According to the new site plan, the Maple
Hill Phase 7 area will have 105 singgle family dwelling units. Single Family Detached
(Code 210) from Trip Generation, 8t Edition, ITE was used to calculate the expected
trip generation from the proposed single family dwelling units. Table 1 shows the
calculated trip generation using dwelling units as the trip generation variables.
From the cited TIS the calculated and approved trip generation for Maple Hill
Phase 7 was: 1432 daily trip ends, 110 morning peak hour trip ends, and 134 afternoon
peak hour trip ends. The trip generation table from the cited TIS is provided in
Appendix B. The new trip generation results in: 1004 daily trip ends, 79 morning peak
hour trip ends, and 106 afternoon peak hour trip ends. This is a decrease of 428 daily
trip ends, 31 morning trip ends, and 28 afternoon trip ends as compared to that shown
in the cited TIS.
It is respectfully requested that no further traffic analyses are required for the
proposed use of the Maple Hill Phase 7 since the trip generation is less than that in the
cited TIS.
Maple Hill 4" Replat
Density Calculations and Housing Types
August 25, 2010
Page 3 of 3
Housing Types — 4.5(01)(2)(a)
A minimum of three housing types is required for a project development plan containing 45
acres or more.
Maple Hill ODP contains 130.52 Net Acres
Housing Types Include
1. Standard lot single-family
92
14%
(6,000 SF or more)
2. Small lot single-family
490
77%
(less than 6,000 SF)
3. Mixed use dwelling units
1
1%
4. Single-family attached dwelling units
49
8%
Total Dwelling Units
632
100%
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesigninc.com
.i
Maple Hill 4th Replat
Density Calculations and Housing Types
August 25, 2010
Page 2 of 3
Dwelling Unit Counts and Densities:
4th Replat
Gross acreage 18.54 AC
Subtracted parcels 3.53 AC
(Tract V, open space, ROW)
Net Acreage 15.01 AC
Single Family Lots 101
Duplex Units 4
Total Dwelling Units 105
Density 7 DU/AC
Overall Development Plan
Gross acreage 154.79 AC
Subtracted parcels 28.50 AC
Net Acreage 126.29 AC
Total Dwelling Units 632
Density 5.00 DU/AC
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesigninc.com
land planning ■ landscape architecture ■ urban design ■ entitlement
August 25, 2010
Maple Hill 4th Replat
3.8.18 Residential Density Calculations
Net acreage calculation:
The following acreages have been subtracted from the gross acreage to calculate the net
residential density.
(a) land to be dedicated for arterial streets
County Road 11 1.67 AC
County Road 52 0.50 AC
(d) land containing outdoor spaces that are to be dedicated to the public or deeded to
the homeowner's association and preserved for a park or central green ...............
(f) Land dedicated to pedestrian/bicycle path connections when required pursuant to
subsection 3.2.2 (C) (6) or subsection 4.5(E)(1)(b)...................
Neighborhood Park 7.16 AC
(Tract 1)
Neighborhood Center 1.00 AC
(Lot 1)
Open Space/Bike Trail 18.17 AC
(Tracts B',S,R, T`, U, C', V', AA, BB,
J. X, Z, Y, F', P` plus open space in Phase 7)
Total
28.50 AC
* Only parts of these tracts have been included in the calculation. (See map delineation)
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
, www.vfrdesigninc.com
`4
2. Neiohborhood Center
The Low Density Mixed -Use Neighborhood requires a neighborhood center to be
provided for projects containing more than 40 acres. Such a center must contain
at least two uses as defined by Section 4.5(D)(3)(c).
Mixed -use dwelling units are one of the defined uses allowed within an L-M-N
neighborhood center. Combined with the neighborhood support/recreation
facility, the two uses form a neighborhood center. The Land Use Code is silent
on the number of mixed -use dwelling units.
The proposed location of the mixed -use dwelling unit is on Lot 63 located next to
the community bike trail and across a local street from the neighborhood support
recreation facility. This location will continue to satisfy the requirement of Section
4.5(D)(3)(d) — Design and Access — but only so long as there is orientation to
both the public street and the community bike trail. Therefore, providing one
mixed -use dwelling unit is found to be in compliance with Section 4.5(D)(3)(c).
Please let me know if you have any further questions.
Sincerely:
7W_,A1�A_VI
Ted Shepard
Chief Planner
4..
,Fort` Collins
of
March 29, 2010
Ms. Linda Ripley
VFR Design, Inc.
401 West Mountain Avenue
Fort Collins, CO 80521
Dear Linda:
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov. corn/Currentplanning
Maple Hill Phase Seven was brought before the City's Conceptual Review team
on January 25, 2010. This phase includes 105 dwelling units on 17.91 gross
acres. At your request, we have prepared a response regarding compliance with
Section 4.5(D)(1)(a) — Density - in the context of incorporating Phase Seven into
the Overall Development Plan. An evaluation of residential density also includes
consideration of Section 3.8.18 — Residential Density Calculations.
Also, but not directly related to Phase Seven, is the issue of the Neighborhood
Center which adjoins Phase Seven and is required to contain a minimum of two
uses. At your request, we have prepared a response regarding compliance with
Section 4.5(D)(3)(c) — Neighborhood Center— Land Use Requirements.
Density:
Staff has evaluated the documents submitted for Conceptual Review including
the overall map of Maple Hill titled "Areas Subtracted For Net Density
Calculation." The areas indicated as being subtracted equal 28.51 acres and
comply with the parameters of Section 3.8.18 and are justified to be netted out of
the gross acreage. Subtracting these areas, therefore, reduces the gross
acreage of 154.79 acres to a net acreage of 126.28 acres.
Phase Seven is proposed for 105 dwelling units. Combined with the balance of
Maple Hill at 527 dwelling units, the new total would be 632 total dwelling units.
This new total of 632 units, divided over the net acreage of 126.28 acres yields a
net density of 5.00 dwelling units per acre. As proposed, therefore, with the
revisions contemplated by Phase Seven, the overall Maple Hill project continues
to comply with Section 4.5(D)(1)(a) — Density.
Maple Hill Phase 7 PDP
Planning Objectives
July 20, 2010
Page 2 of 2
City's Parks and Recreation Department. The trail property is also an access, utility and ELCO
water line easement. The trail will be constructed by the developer and reimbursed by the
City's Parks and Recreation Department. The trail will be owned and maintained by the City's
Parks and Recreation Department. In addition to the community bike trail and detached
sidewalks, the project will provide a pedestrian connection to.the Neighborhood Center and out
to Bar Harbor Drive from the interior street system.
The City's Land Use Code (LUC) requires that 65% of the lots in a residential development meet
solar orientation requirements as defined in the LUC. Alternative Compliance for solar
orientation was approved with the Maple Hill PDP in 2003. The streets and lots are oriented as
shown in order to achieve the required 5 dwelling units per acre minimum density and
maximize the efficiency of infrastructure. The proposed orientation does not preclude the use
of solar equipment.
We look forward to working with you and other staff during the development review process.
Please let us know if you have any questions or need additional information.
Sincerely,
Ripley Design Inc.
K6 ppll�,
Linda Ripley
Principal
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 % Fort Collins, CO 80521 0; tel. 970.224.5828 a fax 970.224.1662 F.
www.vfrdesigninc.com
land planning v landscape architecture n urban design a entitlement
July 21, 2010
Mr. Ted Shepard
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Maple Hill Phase 7 - Planning Objectives
Gillespie Farm Development Company is proposing a new residential development on 16.91 .
acres that will be the last phase of the Gillespie Farm Overall Development Plan (ODP) and
Phase 7 of the Maple Hill Project Development Plan (PDP). The project is located south of
County Road 52 and east of County Road 11.
The Gillespie Farm ODP was approved in 2001 and proposed development of either single
family or multi -family dwelling units on the property. The Maple Hill PDP approved in 2003,
proposed Phase 7 to be a multi -family development with a minimum of 128 and a maximum of
204 dwelling units. The current proposal is for primarily single family residential development.
The proposed development will include 101 single family lots and four attached single family
lots for a total of 105 dwelling units. The Gillespie Farm ODP and the Maple Hill PDP require an
overall minimum density of 5 dwelling units per acre. With 105 dwelling units in Phase 7 the
overall density comes to 5.0 dwelling units per acre as required.
The plan proposes three access points; two from Forcastle Drive and one from Bar Harbor
Drive. All streets within the development will be local streets with a 53-foot right-of-way, 30-
foot pavement width, parking both sides, bike lanes, detached sidewalks and street trees,
matching other local street cross sections in the Maple Hill PDP.
The Neighborhood Center for Maple Hill PDP was started in Phase 5 with a swimming pool
facility that includes changing rooms and restrooms. A mixed -use dwelling unit on Lot 66, along
with additional open space, and landscaping complete the Neighborhood Center.
A community bike trail is planned to traverse the site diagonally from the northwest to the
southeast. The trail, along with adjacent open spaces and the Neighborhood Center, provides
a central greenbelt and allows easy access to recreational opportunities for all Phase 7
.residents. The alignment of the trail will fall within a 30-foot wide easement purchased by the
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 a= Fort Collins. CO 80521 a tel. 970.224.5828 a fax 970.224.1662
www.vfrdesigninc.com
No Text
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 8
all modes of travel and subsequently the proposed replat of section of Maple Hill also
meets the standards for all modes of travel.
6. Findings of Fact/Conclusion:
In evaluating the Maple Hill Forth Replat, PDP, Staff makes the following findings of
fact:
A. The PDP is in compliance with the Mountain Vista Subarea Plan.
B. The PDP is in compliance with the Gillespie Farm Amended Overall
Development Plan.
C. The PDP satisfies the development standards of the LMN zone district.
D. The PDP satisfies the applicable General Development Standards of Article
Three.
RECOMMENDATION:
Staff recommends approval of the Maple Hill Forth Replat, PDP, # 18-10.
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 7
porch (measuring at least six [6] feet by eight [8] feet) by at least four (4)
feet. Any street -facing garage doors complying with this standard shall not
protrude forward from the front facade of the living area portion of the
dwelling by more than eight (8) feet.
2. Garage doors may be located on another side of the dwelling ("side- or
rear -loaded') provided that the side of the garage facing the front street
has windows or other architectural details that mimic the features of the
living portion of the dwelling.
3. Garage doors shall not comprise more than fifty (50) percent of the ground
floor, street -facing linear building frontage. Alleys and corner lots are
exempt from this standard."
There is a combination of street -facing -front loaded, street facing rear loaded and side -
mounted (corner lots) garages within the PDP. Where garages are street -facing, they
are recessed behind front facades or porches by the requisite minimum of four feet.
Side -mounted garages feature windows facing the street. Where garages face the
street, the garage doors do not comprise more than 50% ground floor street -facing
linear frontage.
F. Section 3.6.3 — Street Pattern and Connectivity Standards
"The local street system of any proposed development shall be designed to be
safe, efficient, convenient and attractive, considering use by all modes of
transportation that will use the system (including, without limitation, cars, trucks,
buses, bicycles, pedestrians and emergency vehicles."
This replat proposes four new local streets that meet the standards of this section.
G. Section 3.6.4 — Transportation Level of Service Requirements
"All development plans shall adequately provide vehicular, pedestrian and bicycle
facilities necessary to maintain the adopted transportation Level of Service
standards for the following modes of travel: motor vehicle, bicycle and
pedestrian."
A Transportation Impact Study was prepared for the overall site plan of Maple Hill
development. This area of the development was originally approved as having 216
multi -family dwellings, the replat is proposing 105 single family dwellings (4 of which are
proposed to be single-family attached). The original plan was expected to have 1432
daily round trips; the decrease in density proposed is expected to produce 1004 daily
trips. The approved Maple Hill development satisfied the Level of Service standards for
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 6
It is Staffs determination that this site has already been approved for alternative
compliance through the original PDP's approval.
C. Section 3.3.1 — Plat Standards
An applicant shall be required to dedicate rights -of -way for public streets,
drainage easements and utility easements as needed to serve the area
being developed and/or platted.
Water and sewer services are provided to this site by Elco and Boxelder Special
Districts. The applicant and the special districts have not agreed on the location of
easements for these services yet. It was agreed by all parties involved that the
locations of the easements will be determined during the final compliance review of this
replat.
D. Section 3.5.2(B) — Housing Model Variety
1. 'Any development of one hundred (100) or more single-family detached,
single-family attached in groups of two (2), or two-family detached
dwelling units shall have at least four (4) different types of housing
models. The applicant shall include in the application for approval of the
project development plan documentation showing how the development
will comply with the foregoing requirement.
2. Each housing model shall have at least three (3) characteristics which
clearly and obviously distinguish it from the other housing models,
including different floor plans, exterior materials, roof lines, garage
placement, placement of the footprint on the lot, and/or building face."
There will be three basic housing models for the single-family detached dwellings and
one basic housing model for the single-family attached dwellings for a total of four for
this section of Maple Hill, there are other models for the rest of the subdivision. Within
each model, there will be at least three different elevations by a variety of roof design,
window arrangement, garage placement, and porch orientation.
E. Section 3.5.2(E) — Garage Doors
"To prevent residential streetscapes from being dominated by protruding garage
doors, and to allow the active, visually interesting features of the house to
dominate the streetscape, the following standards shall apply:
1. Street -facing garage doors must be recessed behind either the front
facade of the ground floor living area portion of the dwelling or a covered
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 5
5. Compliance with Applicable General Development Standards:
A. Section 3.2.1 — Landscaping and Tree Protection
1. Street Trees —'If two (2) or more consectutive residential lots along a
street each measure between forty and sixty feet in street frontage width,
one tree per lot mey be substituted for the thirty-foot to forty -foot spacing
requirement. Such street trees shall be placed at least eight feet away
from any streetlight and to the extent reasonably feasible, be positioned at
evenly spaced intervals.
The lots in this section of Maple Hill range from 50 to 60 feet wide, with the exception of
two attached single-family lots that are approximately 75' wide. Trees are spaced
approximately 45 to 50 feet apart along lot facing frontages and are closer for block
ends adjacent to side yards.
B. Section 3.2.3 — Solar Access, Orientation, Shading
1. At least 65% of the lots less than 15,000 square feet in area in single and
two family residential developments must conform to the definition of a
"solar -oriented lot" in order to preserve the potential for solar energy
usage. "
Of the 105 lots proposed, only 41 lots (39%) comply with the solar orientation
requirement. The original PDP applied for alternative compliance to this section of the
LUC, siting:
- that the ODP's street layout respects the principles of New Urbanism;
- the street network was designed to connect to the north (Lind Farm) and
the future school site to the south (Poudre School District);
- the street pattern frames the neighborhood park and center;
- the street network is designed to meet the minimum density requirements;
and
- the street network complies with the intersection spacing requirements
with the minor arterial streets throughout the site.
This site is located in the center of the already approved Maple Hill PDP and due to the
small size and the north/south orientation Staff has determined that the proposed layout
"accomplishes the purposes of this Section equally or better than a plan which complies
with the standards of this Section." This site is within a built out street network that
limits the ability to design a development that could meet the standards of this section.
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 4
contained within the project, as measured along street frontage, and
without crossing an arterial.
A neighborhood center was designated in the ODP in this area of the Maple Hill
development. A LMN Neighborhood Center shall include at least two of the following
uses:
mixed -use dwelling units; community facilities; neighborhood support/recreation
facilities; schools child care centers; places of worship or assembly; convenience
retail stores; offices, financial services and clinics; personal or business service
shops; standard or fast food restaurants (without drive -through facilities); small
animal veterinary clinics; and artisan or photography studios or galleries (Section
4.5(D)(3)(c)).
The proposed replat includes one mixed -use dwelling and the community swimming
pool (neighborhood support/recreation facility) is existing on the northwest corner of
Maple Hill Road and Bar Harbor Drive. These two uses meet the standards of a
Neighborhood Center as described in this section.
D. Small Neighborhood Parks
A neighborhood park, meeting the standards of this Section, has been approved on
Tract I of the Maple Hill subdivision, directly. south of this site.
E. Streets and Blocks
1. Street System Block Size. The local street system provided by the
development shall provide an interconnected network of streets in a
manner that results in blocks of developed land bounded by connecting
streets no greater than twelve (12) acres in size.
No block in this section of Maple Hill is greater than 12 acres, complying with this
Section of the LUC.
2. Mid -Block Pedestrian Connections. If any block face is over seven
hundred (700) feet long, then walkways connecting to other streets shall
be provided at approximately mid -block or at intervals of at least every six
hundred fifty (650) feet, whichever is less.
There are four block faces that exceed 700 feet in this replat. They are the north and
south face of the further most north block and 2 on the south and west sides of the
corner L-shaped block. Pedestrian walks are provided at acceptable distances meeting
this standard along the trail running through the site and through a sidewalk to the north
of the neighborhood pool site.
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 3
3. Compliance with the GilleSDle Farm Overall Development Plan (ODP
The ODP indicates the location of the neighborhood center, parks/open space areas,
bicycle/pedestrian trail, stormwater detention ponds and a range of residential land uses
and densities that comply with the LMN zone district. In addition, a network of local and
collector streets indicates a public road system, in a grid pattern, designed to connect to
the surrounding collector and minor arterial streets that border the site. This replat
complies with these established land uses, densities, and street system.
4. Compliance with the LMN District Standards:
A. Density
The Maple Hill development as a whole is required to contain no less than five dwelling
units per net acre and no more than eight dwelling units per gross acre of residential
land. Any phase shall have a maximum density of twelve dwelling units per gross acre
of residential land. This phase of Maple Hill is proposed at 7 dwelling units per net acre,
making the density of the entire Maple Hill development 5 dwelling units per net acre
which is in compliance with the standards of this section.
B. Mix of Housing
1. A minimum of three housing types is required for any project containing 45
acres or more. A single housing type shall not constitute more than 90%
of the total number of dwelling units.
The Maple Hill subdivision, with this replat, will have the following mix of housing types,
and their percentage of the total:
(a.) 92 standard lot single family detached dwellings on lots containing
6,000 square feet or more for 14% of the total.
(b.) 490 small lot single family detached dwellings on lots containing
6,000 square feet or less for 77% of the total.
(c.) 49 single family attached (duplexes) dwellings for 8% of the total.
(d.) 1 mixed use dwelling for 1 % of the total.
C. Neighborhood Center
1. At least 90% of the dwellings in projects greater than 40 acres shall be
located within 3,960 feet (314 of a mile) of either a neighborhood center
Maple Hill Forth Replat, Project Development Plan, #18-10
September 1, 2010 Administrative Hearing
Page 2
the overall Maple Hill development's density 5 dwelling units per acre, which is the
minimum required density in the LMN, Low Density Mixed -Use Neighborhood zone
district. The proposed replat is in compliance with the applicable General Development
Standards of Article Three and Article Four of the Land Use Code. The PDP is in
compliance with the Mountain Vista Area Plan.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
North: LMN; One-half block built Maple Hill lots and beyond that Lind Property
Subdivision
South: LMN; Vacant (Poudre School District Future School Site)
East: LMN; Existing Maple Hill Subdivision (Single-family detached)
West:, LMN; Vacant lots (Maple Hill Subdivision lots) and
West: R (County); Across Turnberry Rd Existing Single Family Detached in
Unincorporated Ladmer County
The Maple Hill Forth Replat site is part of a larger 320-acre parcel that was annexed in
1978. Also in 1978, on the Maple Hill group of properties, the Nineteenth Green
Subdivision was approved consisting of 58 single family lots on 28.9 acres. Although
this subdivision was approved and recorded, it expired due to lack of activity in the mid-
1980's.
The site is located within the updated Mountain Vista Area Plan adopted by City Council
in 2009. The 160-acre Gillespie Farm Overall Development Plan was approved in
February of 2001 and amended in October of 2002.
2. Compliance with the Mountain Vista Subarea Plan:
The Mountain Vista Subarea Plan includes a "Framework Plan." According to the plan,
this area is designated as "Low Density Mixed -Use Neighborhood." The existing zoning
on the property is also Low Density Mixed -Use Neighborhood and the Project
Development Plan has been submitted under the general parameters of this zone
district. Therefore, the proposed PDP complies with the adopted Mountain Vista
Subarea plan.
,�rof
t�'
I i EM NO �T
MEETING DATE �I O
STAFF
HEARING OFFICER
PROJECT: Maple Hill, Forth Replat, Project Development Plan, #18-10
APPLICANT/OWNER: Mr. Mike Sollenberger and Mr. Tom Dougherty
Gillespie Farm Development Company
220 E Mulberry St.
Fort Collins, CO 80527
APPLICANT'S Linda Ripley
CONSULTANT: Ripley Design Inc.
401 W Mountain Ave
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This"is a request to replat Tracts A and V (16.91 acres) of Maple Hill Subdivision into
1:01 single-family lots, 4 single-family attached lots and open space tracts for a trail
running through the property. This area was originally planned to have between 128
and 204 multi -family units. The site is bounded by Maple Hill Dr. (south), Bar Harbor Dr.
(east), Ballard Ln. (north) and Forecastle Dr (west), excluding the existing community
pool lot. The site is in the LMN, Low Density Mixed -Use Neighborhood zone district, the
proposed replat and use are permitted in this zone as a Type 1 (administrative) review
and public hearing.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed replat is in compliance with the Gillespie Farm (former name) Overall
Development Plan (ODP). The ODP designates this site as single-family or multi -family
development. This proposal also completes the neighborhood center that was
designated in the ODP. This section of Maple Hill was originally approved to be 128 —
204 multi -family units in the Maple Hill, PDP approved in 2003; this replat proposes 101
single-family and 4 attached single-family lots, one of which is proposed as a mixed use
dwelling. The density of this section of Maple Hill is 7 dwelling units per acre, making
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750