HomeMy WebLinkAboutMAPLE HILL, PHASE ONE - PDP - 29-00A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSMaple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 6
• Access: The park is easily accessible by'pedestrians, and open to the public.
Facilities: As with all public neighborhood parks developed by the City, this park will
feature multiple -use turf, paths, benches, playground and a shade structure.
• Ownership: The parks will be publicly owned and maintained.
• Storm Drainage: The park will stand on its own and not be integrated with storm
drainage facilities.
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.
Block 20 is 21.52 acres, and thus over 12 acres, but it contains a 13.13-acre stormwater
detention pond. The 65 lots arrayed around the perimeter contain only 7.55 acres. The
block also includes small open space tracts and the bicycle/pedestrian path located
within a 30-foot wide utility and access easement consisting of .84 acre. The interior of
the block is open and accessible at two opposite corners for the path. Since the
perimeter lots comprise only one-third of the total area of the block, and the interior
features a path and 13 acres of open character, Staff finds that the grid pattern of
streets is maintained at a pedestrian scale thus accomplishing the general purpose of
the standard.
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 six block faces that exceed 700 feet. All but Block 19 are considered exempt
from this standard since there is no need to connect to the stormwater detention pond
or to the Number Eight Outlet Ditch to the east. The south face of Block 19 is has been
broken up with a ten -foot wide easement featuring a six-foot wide sidewalk that directly
connects to the neighborhood park.
Maple Hill Street Names:,
Collector Streets:
Maple Hill Drive — new name
Thoreau Drive — new name
Forcastle Drive — existing street name
Country Club Road — existing street name
Barharbor — existing street name
Residential Streets:
Ashland Lane
Ballard Lane
Cambria Lane
Clarion Lane
Clearfield Lane
Marshfield Lane
Muir Lane
Milton Lane
Somerset Lane
Sunbury Lane
Waterbury Lane
PRINCIPLE LMN — 2: The size, layout and design of a Low Density Mixed —
Use Neighborhood should make it conductive to walking, with all the
dwellings sharing the street and sidewalk system and a neighborhood
center.
The proposed neighborhood center is located so it will be accessible within the
development.
Thank you for your consideration and we look forward to working with you during
the development review process.
Sincerely,
VF Ripley Associates
Louise Herbert
PRINCIPLE ANA: New neighborhoods will be integral parts of the broader
community structure.
Policy AN — 1.1 Relationships to Residential Districts.
Policy AN — 1.2 Street Network.
Policy an — 1.6 Pedestrian Network.
The project provides well - connected street, bicycle and pedestrian trails and
sidewalks within the site and vehicular and pedestrian connections to adjacent
properties.
Principle AN-2. A wide variety of open lands, such as small parks, squares,
greens, Play fields, natural areas, gardens, greenways, and other outdoor
spaces should be integrated into the neighborhoods.
Policy an —2.1 Neighborhood Parks and Outdoor Spaces.
Policy AN- 2.2 Ownership of Outdoor Spaces.
A proposed neighborhood center and pubic park will be accessible from streets,
the bike trail and pedestrian walks within the site and adjacent developments. All
public open space areas are to be maintained by the City. The neighborhood
center and detention area will be maintained by a Homeowner's Association.
PRINCIPLE AN-4: Design policies for residential buildings are intended to
emphasize creativity, diversity, individuality. The following design policies
are based on the premise that truly creative design is responsive to its
context and the expressed preferences of citizens, and contributes to a
comfortable, interesting community.
The proposed single-family, duplexes and multi -family residences will provide a
variety of house models. Building characteristics and materials will aim to be
consistent throughout the site.
PRINCIPLE LMN —1: Low Density Mixed -Use Neighborhoods will have an
overall minimum average density of five (5) dwelling units per acre,
achieved with a mix of housing types.
Policy LMN — 1.2 Mix of Housing Types and Lot Sizes.
The proposed project will have a variety of lot sizes and housing types including
single-family and multi -family houses.
City Plan Principles and Policies achieved by the proposed plan include:
PRINCIPLE LU-4: More specific Sub area planning efforts will follow the
adoption of these City Plan Priciples and Policies which tailor City Plan's
city-wide perspective to individual neighborhood, districts, corridors,
edges.
Policy LU: 4.5: Priorty Subareas. —
The proposed development lies within the Mountain Subarea and complies with
the Plan Principles and Policies contained in that document.
PRINCIPLE CAD-1: Each addition to the street system will be designed with
consideration to the visual character and experience of citizens who will
use the street system and adjacent property. Together, the layout of the
street network and streets themselves will contribute to the character, form
and scale of the city.
Policy CAD — 1.2 Street Layout.
Policy CAD- 1.3 Streetscape Design.
The proposed collector streets comply with the City's Master Street Plan and will
provide direct access between County Roads 11 and 52. A public park and
neighborhood center will be accessible from the proposed streets.
PRICIPLE HSG-1: A variety of housing types and densities will be available
throughout the urban area for all income levels.
Policy HSG -1.1 Land Use Patterns.
Policy HSG —1.2 Housing Supply.
Policy HSG — 1.4 Land for residential Development.
The project will have a variety of single-family and multi -family housing types.
Policy ENV-3.3 Water Demand Management Policy.
The landscape plan for the project will utilize the following xeriscape principles
Plant material with a low to moderate water requirements
Limited turf areas
Effective use of soil amendments
An efficient irrigation system
Appropriate maintenance
Mountain Vista Subarea Plan Principles and Policies achieved by the
proposed plan include:
A. Land Use
PRINCIPLE MV-LU-1: The Mountain Vista Subarea will have a balance of
residential, commercial, civic, and social facilities.
The project will be a low -density mixed -use development with single family and
multi -family homes. A proposed neighborhood center with a public park will
provide community facilities within the neighborhood.
B. Transportation
PRINCIPLE MV-T-1: Consistent with the Land Use Code, the transportation
system within the sub area will have:
Item2) connections to and across the arterial corridors, including
pedestrian underpass in key locations, providing convenient access to and
from the local networks that serve individual developments and buildings;
Item 3) integrated local networks with direct, convenient interconnections
between developments.
The development will have four proposed collector streets in accordance with the
City's Master Street Plan. Two proposed collector streets cross the site from west
to east and north to south. One proposed collector street runs along the east
boundary and a second on the south boundary. These connections provide direct
access to adjacent developments. A pedestrian / bike trail connection with
underpass provides convenient access to the adjacent proposed development to
the north.
Policy MV-T-2.6: Bike routes and pedestrian connections will be developed
to link the Subarea to the Downtown and Poudre River Trail. These facilities
will make logical and coordinated connections to the comprehensive city-
wide bicycle, pedestrian, and transit systems.
The bike / pedestrian trail will cross diagonally across the site. The trail is
consistent with the Mountain Vista Subarea Parks Master Plan and will connect
with trial systems outside of the project site.
.The project will have four housing models as required under the Land Use Code.
The architectural models consist of three distinctly unique single-family units and
two duplex units (see attached elevations). The units will have a combination of
different architectural characteristics producing an attractive streetscape.
A 30 foot wide access, trail and utility easement will cross the site in a diagonal
direction from the northwest corner of the site to the southeast. The trail relates
to the trail alignment identified in the Mountain Vista Subarea Plan and the
existing East Larimer County Water District (ELCO) water line easement. The
majority of the trail is 10 feet wide and will narrow to 8 feet wide where the trail i,s
combined with pedestrian sidewalks.
Four collector streets are proposed in accordance with the City's Master Street
Plan. Two proposed collector streets cross the site from west to east and north
to south. One proposed collector street runs along the east boundary and a
second on the south boundary. Local street connections are provided at 660 feet
intervals.
The Gillespie Farm Overall Development Plan was approved in June 2001.
Three Alternative Compliance Requests have been submitted to the City on
September 19, 2002 requesting three local street connection changes to the
approved Overall Development Plan.
An Alternative Compliance Request was also submitted on October 24, 2002 for
the solar lot requirements under Section 3.2.3 of the City's Land Use Code.
Both requests are currently under review.
Proposed utilities have been coordinated with all the relevant utility providers and
City to ensure all required separation requirements are maintained. The location
of utilities, proposed driveways and street trees and how they relate on a typical
residential block for both the single-family and duplexes are shown on the civil
engineer's detailed utility plans.
All fencing adjacent to collector streets and within landscape buffer areas shall
vary in alignment and will be accordance with the Land Use Code requirements.
This is shown on the proposed fencing plan..
No existing wetland or special wildlife habitats have been identified within the
project site.
November 19, 2002
Ted Shepard
Fort Collins Current Planning Department
281 North College Avenue
Fort Collins, CO 80524
RE: Statement of Planning Objectives for Maple Hill (Gillespie Farm)
Project Development Plan
Dear Ted,
VF RIPLEY
ASSOCIATES INC.
Landscape Architecture
Urban Design
Planning
401 West 1\Inunlain Avenue
Sn1Ie'_01
Pint Collin,. CC) 80521-2604
PHONL (970) 124-5K2K
FAX 1970) 224-1662
Maple Hill is a 154.79 acre property located at the southeast corner of County
Road 11 and County Road 52. Land uses surrounding the site consist of an
existing county residential housing development to the west adjacent to County
Road 11, and a Poudre School District site to the south. Undeveloped agricultural
land borders the site on the north and east. The property is zoned LMN — Low
Density Mixed -Use Neighborhood District and is within the Mountain Vista
Subarea Plan. The site currently slopes from County Road 11 east towards the
existing Larimer Weld No. 8 ditch on the east side of the property.
The applicant proposes a mixed -use residential development consisting of 449
single-family units, 78 duplex units and a future parcel set aside for a multi -family
development. The project also includes a public park and future neighborhood
center. The neighborhood center will have a recreation complex plus one
mixed- use dwelling unit as required under the Land Use Code for a
neighborhood center in the LMN District. The overall housing density ranges from
5 to 8 dwelling units per net acre of residential land as required by the City's
Land Use Code.
Lots within the development will range from 4,580 square feet to 7,417 square
feet with an average lot width of 50'. The primary detention area is located on the
southeast portion of the site.
VF RIPLEY
ASSOCIATES INC.
October 24, 2002
Landscape ArchiFecmre
Urban Design
Planning
Cameron Gloss
Fort Collins Planning Department
401 Wc,l NtamLain Awmic
281 North College Avenue
`J
Fon("'
I^UfC C"IllnS, ('ll Xlli` I 260-1
Fort Collins, CO 80524
PHONE (9701224s'x
FAX 19701 »y-Ih62
RE: Alternative Compliance Request for Gillespie Farm
Project Development Plan (PDP).
This is an Alternative Compliance Request to Section 3.2.3 of the City's Land
Use Code, which addresses Solar Access, Orientation, Shading specifically to
Section 3.2.3(B) Solar- Oriented Residential Lots which states" At least sixty-five
(65) percent of the lots less than fifteen thousand (15,000) square feet in area in
single -and two-family residential developments must conform to the definition of
a "solar -orientated" in order to preserve the potential for solar energy usage.
The site has a total of 528 lots. The total number of technically complying solar
lots are 166, which constitutes 31 percent of the site.
Reasons supporting the request include:
1) The site was designed on a gridded street layout and with lots oriented to
provide direct access to destinations within the project such as the
Neighborhood Park and Neighborhood Center and connectivity to adjacent
properties including the Poudre School District site to the south. The street
connectivity was established and is shown on the Overall Development Plan.
2) The site layout was required to be designed efficiently so as to meet the
density requirements of 5 dwelling units per net acre under Section
4.4(D)(1)(a)under the LMN District.
For the reasons outlined above the applicant believes that proposed plan meets
the review criteria equal to or better than an alternative layout would.
N
#29-OOA Maple Hill PDP 11 /21 /02
Type I (LUC)
1 inch : 1000 feet
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 11
3. The street pattern frames the neighborhood park and neighborhood
center.
4. The street network is designed to meet the minimum residential density
requirements.
5.. The street network complies with the intersection spacing criteria with
minor arterial streets.
F. The Alternative Compliance design to satisfy the minimum lot depth along a
minor arterial street, Section 3.6.2(E)(1), is found to be equal to a better than a
design that would have met the standard.
1. The total depth from front of lot to minor arterial street (C.R. 11) exceeds
the required 150 feet.
2. Behind the lots is a buffer yard featuring sufficient plant material to
mitigate the impacts associated with the arterial street.
3. C.R. 11 is classified as a "Minor Arterial," meaning only two travel lanes
versus four travel lanes of a "Standard Arterial."
RECOMMENDATION:
Staff recommends approval of the Alternative Compliance design that results in less
than 65% of the lots achieving solar orientation [Section 3.2.3(B)].
Staff recommends approval of the Alternative Compliance design as it pertains to
satisfying the requirement that lots backing up to an, arterial street have a minimum of
150 feet of lot depth [Section 3.6.2(E)(1)].
Staff recommends approval of the Maple Hill P.D.P., #29-OOA.
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 10
A Transportation Impact Study was prepared in conjunction with the O.D.P. Further,
this study was coordinated with Lind Farm for a comprehensive analysis of the entire
square mile section.
Both the Mountain Vista Subarea Plan and a collaboration with the Maple Hill and Lind
Farm developers have established the collector street network for the overall general
area. Maple Hill will feature three minor collectors. The two north -south collectors are
Bar Harbor Drive and Thoreau Road. The one east -west collector is Maple Hill Road.
The P.D.P. in collaboration with Lind Farm will feature a consistent street network. Bike
and pedestrian travel is accommodated by a combination of on -street bike lanes and
sidewalks as well as off-street trails at mid -block locations and through the large storm
water detention pond.
With the proposed construction of the public street system and the widening of existing
intersections, the P.D.P. satisfies the Level of Service standards for all modes of travel.
6. Findings of Fact/Conclusion:
In evaluating the Maple Hill P.D.P., Staff makes the following findings of fact:
A. The P.D.P. is in compliance with the Mountain Vista Subarea Plan.
B. The P.D.P. is in compliance with the Gillespie Farm Amended Overall
Development Plan.
C. The P.D.P. satisfies the development standards of the L-M-N zone district.
D. The P.D.P. satisfies the applicable General Development Standards of Article
Three.
E. The Alternative Compliance design that results in less than 65% of the lots
achieving solar orientation, Section 3.2.3(B), is found to be equal to or better than
a design that would have met the standard.
The site street pattern was carefully laid out in grid respecting the
principles of new urbanism.
2. The streets are designed to connect into the developing property to the
north (Lind Farm) and the future school site to the south (Poudre School
District).
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 9
D. Section 3.6.2(E)(1) — Streets, Streetscapes, Alleys and Easements
"Lots having a front or rear lot line that abuts an arterial street shall have a
minimum depth of 150 feet."
County Road 11, along the west boundary, is classified as a "Minor Arterial' street. (A
minor arterial features two travel lanes and one continuous center left -turn lane as
opposed to a "Standard Arterial" which features four travel lanes.) There are 40 lots
that back up to C.R. 11. The depth of these lots are 99 feet.
The P.D.P. satisfies this standard by an Alternative Compliance design. Behind these
lots, on Tracts G, H and K, there is a landscape buffer yard. The depth of the lots, plus
the buffer yard, exceeds 150 feet of total depth. This buffer yard is generously
landscaped (see sheet 5 and 6 of 10) with a mix of plant material that will effectively
mitigate the impacts of rear lot lines facing a minor arterial street.
Staff recommends approval of the Alternative Compliance design. The quantity
of the plant material proposed for Tracts G, H and K will protect the affected 40
lots from the noise, light, and other potential negative impacts of the minor
arterial street as well as if the individual lots featured 150 feet of lot depth.
E. 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."
The spacing of full movement collector and local street intersections with the two minor
arterial streets (C.R. 11 and C.R. 52) was evaluated and approved as part of the Overall
Development Plan. The P.D.P. complies with the O.D.P. In addition, the ten -foot wide
bicycle/pedestrian path running northwest to southeast in the middle of the site is a
component of a larger regional trail network that will ultimately link the four developing
neighborhoods in the Mountain Vista area: As this path connects with the Lind Farm
(Centex Homes) on the north side of C.R. 52, the path will be grade -separated.
F. 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."
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 8
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
three basic housing models for the single family attached dwellings for a total of six.
Within each model, there will be at least three different elevations by a variety of roof
design, window arrangement, garage placement, and porch orientation.
C. 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 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 comer 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 P.D.P. 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.
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 7
5. Compliance with Applicable General Development Standards:
A. Section 3.2.3 — Solar Access, Orientation, Shading
(B) 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 527 lots, only 166, or 31 % comply with the solar orientation requirement.
The applicant has submitted a written request for Alternative Compliance to this
standard. The request states:
• The site street pattern was carefully laid out at the O.D.P. stage in a grid respecting
the principles of new urbanism.
• The streets are designed to. connect into the developing property to the north (Lind
Farm) and the future school site to the south (Poudre School District).
The street pattern frames the neighborhood park and neighborhood center.
• The street network is designed to meet the minimum residential density
requirements.
• The street network complies with the intersection: spacing criteria with minor arterial
streets.
Staff recommends approval of the Alternative Compliance request. The design of
Maple Hill enhances. neighborhood continuity and connectivity. The street
pattern fosters non -vehicular access, especially with two north -south minor
collectors (featuring on -street bike lanes) serving the future school site. Because
of the need for north — south streets to accomplish important transportation
objectives, Staff finds the P.D.P. meets the general purpose of the Land Use
Code.
B. 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
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 5
The planned neighborhood center is one acre in size.
6. The design of neighborhood centers shall be integrated with surrounding
residential areas by matching the scale of nearby residential buildings;
providing direct access from surrounding residential areas; creating usable
outdoor spaces, orienting building entrances to connecting walkways; and,
to the extent reasonably feasible, maintaining/continuing the architectural
themes or character of nearby neighborhoods.
When submitted for P.D.P., the future neighborhood center will be evaluated by these
criteria.
7. A publicly accessible outdoor space such as a park, plaza, pavilion or
courtyard shall be included within or adjacent to every neighborhood
center to provide a focal point for such activities as outdoor gatherings,
neighborhood events, picnicking, sitting and passive and active recreation.
When submitted for P.D.P., the neighborhood center will be evaluated by this criterion.
D. Small Neighborhood Parks
Either a neighborhood park or a privately owned park, that is at least one (1) acre in
size, shall be located within a maximum of one-third (113) mile of at least ninety (90)
percent of the dwellings in any development project of ten (10) acres or larger as
measured along street frontage. Such parks shall meet five criteria relating to location,
access, facilities, ownership and maintenance, and storm drainage.
A 7.16 acre public neighborhood park is provided. The City of Fort Collins Parks and
Recreation Department will develop this park. (See letter of intent to purchase and
develop from the City of Fort Collins.) This park is centrally located and bounded by
Maple Hill Drive and Bar Harbor Drive on two sides and platted lots on the other two
sides.
There are 489 lots that are located within 1/3 mile (1,758 feet), as measured along the
public streets, from this park. This represents 93% of the total number of 527 lots that
are within 1/3 mile of the park.
The park complies with the five standards for small neighborhood parks in the following
manner:
• Location: The park is highly visible and formed by the street layout and pattern of
lots.
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 4
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
contained within the project, as measured along street frontage, and
without crossing an arterial.
A neighborhood center is planned for the northwest corner of Maple Hill Road and Bar
Harbor Drive indicated on the P.D.P. as Block 32, Lot 1. The most remote lot from this
center is Block 21, Lot 1, which is located in the extreme southeast corner of the P.D.P.
and is 2,400 feet from the center as measured along public streets. Therefore, 100% of
the lots are within % of a mile of the future neighborhood center.
2. A neighborhood center shall be planned as an integral part of surrounding
residential development and located where the network of local streets
provides direct access to the center.
The neighborhood center has been planned as part of Maple Hill P.D.P. and is bounded
on two sides by public streets and served by the bicycle/pedestrian path.
3. Neighborhood centers with retail uses or restaurants located on arterial
streets shall be spaced at least three thousand nine hundred sixty (3,960)
feet (three-quarters (3/] mile) apart.
It is not known whether or not the neighborhood center will contain retail or restaurant
uses. In any event, the neighborhood_ center is not located on an arterial street.
4. A neighborhood center shall include two (2) or more 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, small animal veterinary clinics; and artisan or photography
studios or galleries. No drive-in facilities shall be permitted.
The land uses within the planned neighborhood center have not been determined at this
time. When submitted for a future P.D.P., the neighborhood center will be evaluated by
this criterion.
5. A neighborhood center shall be a maximum of five (5) acres in size,
excluding schools, parks and outdoor spaces as defined in subparagraph
(e) of this Section.
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 3
4. Compliance with the L-M-NDistrict _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."
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 mix of housing types, and their percentage of the total, is provided as follows:
(a.) 92 standard lot single family detached dwellings on lots containing 6,000
square feet or more for 17.45% of the total.
(b.) 357 small lot single family detached dwellings on lots containing 6,000
square feet or less for 67.74% of the total.
(c.) 78 single family attached (duplexes) dwellings for 14.88% of the total.
Maple Hill, Phase One, Project Development Plan, #29-OOA
April 10, 2003 Administrative Hearing
Page 2
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.
2. Compliance with the Mountain Vista Subarea Plan:
The Mountain Vista Subarea Plan includes a "Framework Plan." According to the this
plan, the vacant area described by boundaries of Maple Hill 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
P.D.P. complies with the adopted Mountain Vista Subarea plan.
3. Compliance with the Gillespie Farm Overall Development Plan:
The O.D.P. 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 L-M-N 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. The
P.D.P. complies with these established land uses, densities, and street system. Parcels
C (multi -family) and G (neighborhood center) of the O.D.P., however, are not contained
within this P.D.P. and will be developed at some point in the future.
F
ITEM NO. .2
F
f MEETING DATE
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STAFF %fe SHEI Ri41i
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Maple Hill, Phase One, Project Development Plan, #29-OOA
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:
The request is a Project Development Plan for the first and largest phase of a
residential subdivision that is located on 136.89 acres at the southwest corner of County
Road 11 and Richards Lake Road. The plan includes 449 single family detached
dwelling units and 78 duplex dwelling units for a total of 527 dwelling units. The P.D.P.
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. The property is zoned L-M-N, Low Density Mixed -Use Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.D.P. is in compliance with the Gillespie Farm (former name) Amended Overall
Development Plan. As the first phase of the multi -phase O.D.P., Maple Hill Phase One
P.D.P. contains less than the required minimum net density. The density standard will
be satisfied in future phases. The P.D.P. is in compliance with the Mountain Vista Area
Plan. The P.D.P. satisfies the development standards of the L-M-N zone district and
the applicable General Development Standards of Article Three. An Alternative
Compliance design is recommended to satisfy the standards relating to solar orientation
[Section 3.2.3(B)] and the minimum lot depth along a minor arterial street [Section
3.6.2(E)(1)].
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT