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Home My WebLink AboutMAPLE HILL 2ND REPLAT - PDP - 29-00D - REPORTS - RECOMMENDATION/REPORT�narvr€-ems Q 0 z O gAM 52 S? d , N 1 � � 1 � _ LMN 4 SITE BLOCKS 25 & 26 1 T MMN J T CT cc #29-OOC/D 2/13/04 N Maple Hill First & Second Replats Type I (LUC) 1 inch : 1000 feet 3. Compliance with General Development Standards: The Second Replat complies with the following applicable General Development Standards: A. Section 3.3.1(B) — Plat Standards — General Provisions - Lots The Second Replat creates two additional lots that have the proper lot size for the zone district. Both lots front on public streets. Side lot lines are at substantial right angles to street lines. Alley access is provided at the rear of the lots. The Second Replat does not impact the layout of roads, driveways, utilities, drainage facilities and other services within the larger project. The public streets remain interconnected to the abutting subdivision to the north (Lind Farm) and street stubs are provided to the south (Poudre School District). B. Section 3.3.1(C) — Public Sites, Reservations and Dedications The Second Replat continues to dedicate rights -of -way for public streets, drainage easements and utility easements as needed to serve the area being platted. 4. Findings of Fact: In evaluating the request for Maple Hill Second Replat, Staff makes the following findings of fact: E. The Second Replat continues to comply with the Mountain Vista Subarea Plan. F. The Second Replat continues to comply with the Gillespie Farm Amended Overall Development Plan. G. The Second Replat continues to satisfy the applicable development standards of the L-M-N zone district. H. The Second Replat continues to satisfy the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends approval of Maple Hill Second Replat, #29-OOD. 2. Compliance with L-M-N Standards: A. Density The P.D.P. 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. On a net acreage basis, the average density is 4.64 d.u.'s/acre. On a gross acreage basis, the average density is 3.85 d.u.'s/acre. The P.D.P. complies with not exceeding the maximum allowable density of the L-M-N zone, but falls short of meeting the required minimum. The P.D.P. is Phase One of the larger Gillespie Farm O.D.P. The future phases are shown as future tracts on the P.D.P. According to the approved O.D.P., these parcels are approved for multi -family (16.90 acres) and a neighborhood center (1.00 acre). It is expected, therefore, that with development of the future multi -family parcel, the residential density for the entire Maple Hill project will meet or exceed the required minimum of 5.00 d.u. on a net acreage basis. The phasing of density is allowed under Section 2.3.2(H)(8), which states: "Any standards relating to housing density and mix of uses will be applied over the entire overall development plan, not on each individual project development plan review." The Second Replat would add two lots. (The First Replat would add two lots as well.) Combined, the four additional lots would positively contribute to achieving the required minimum density within Phase One. At the upper end of the range, there are no issues related to exceeding the maximum allowable density. 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 two new lots each contain less than 6,000 square feet. (The two new lots for the First Replat also contain less than 6,000 square feet.) Combined, the four additional lots represent 68% of the total. This housing type represents the largest percentage within the project and remains significantly below the maximum allowable of 90%. C. Neighborhood Center, Parks, Streets and Blocks The addition of the new lots does not impact the project's compliance with provision of a neighborhood center, proximity to a park, and a network of streets and blocks. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: L-M-N; Vacant (Lind Property -Under Development by Centex Homes) S: L-M-N; Vacant (Poudre School District Future School Site) E: L-M-N; Vacant (Irrigated Agriculture) W: R; Existing Single Family Detached in Unincorporated Larimer County The Maple Hill project is part of a larger 320-acre parcel that was annexed in 1978. Also in 1978, on the Maple Hill parcel, 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 parcel is located within the Mountain Vista Area Plan adopted by City Council in March of 1999. The 160-acre Gillespie Farm Overall Development Plan was approved in February of 2001 and amended in October of 2002. The original Maple Hill subdivision was approved on September 9, 2003. This approved project represents the first and largest phase of a residential subdivision that is located on 136.89 acres at the southeast corner of County Road 11 (soon to re -named Turnberry Road) and Richards Lake Road. The approved plan includes 449 single family detached dwelling units and 78 duplex dwelling units for a total of 527 dwelling units. The project sets aside 7.16 acres for a neighborhood park that will be developed by the City of Fort Collins at some point in the future. An off-street bicycle/pedestrian path will be provided. Future phases include multi -family on 16.90 acres and a neighborhood center on 1.00 acre. The site is bounded by the Poudre School District property on the south, the Number Eight Outlet Ditch on the east, and the Lind Farm (Centex Homes) on the north. County Road 11 (soon to be re -named Turnberry Road) forms the western boundary. ITEM NO. o20 MEETING DATE 3'a. - 0 6iA STAFF /Z.O Sb£PA4,o City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Maple Hill, Second Replat, #29-OOD APPLICANT: Mr. Mike Sollenberger and Mr. Tom Dougherty Gillespie Farm Development Company 3937 Harbor Walk Lane Fort Collins, CO 80525 OWNER: Nineteenth Green Partnership 6373 South Grape Court Littleton, CO 80121 PROJECT DESCRIPTION: This is a request to replat Block 25 of Maple Hill by adding an alley and two lots. The site is located within the Maple Hill Subdivision. The block is surrounded by Clearfield Way, Sunbury Lane, Muir Lane and Summerpark Lane. Maple Hill is a 137 acre residential neighborhood located at the northeast corner of Country Club Road (extended) and County Road 11. The parcel is zoned L-M-N. EXECUTIVE SUMMARY: A. The Second Replat continues to comply with the Mountain Vista Subarea Plan. B. The Second Replat continues to comply with the Gillespie Farm Amended Overall Development Plan. C. The Second Replat continues to satisfy the applicable development standards of the L-M-N zone district. D. The Second Replat continues to satisfy the applicable General Development Standards of Article Three. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT