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HomeMy WebLinkAboutMAPLE HILL RECREATION CENTER - PDP - 29-00J - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSJoe Bleicher 2509 Turnberry Road Fort Collins, CO 80524 Jan Spruill 2305 Turnberry Road Fort Collins, CO 80524 Gary and Margie Boyack 2109 Turnberry Road Fort Collins, CO 80524 Steve and Cindy Stansfield 2413 Turnberry Road Fort Collins, CO 80524 Joe Coyte 2309 Turnberry Road Fort Collins, CO 80524 Mac Danford 2301 Turnberry Road Fort Collins, CO 80524 Joe Bunton 2601 Turnberry Road Fort Collins, CO 80524 Kirvin Knox 2505 Turnberry Road Fort Collins, CO 80524 C.K. Bixler 2609 Turnberry Road Fort Collins, CO 80524 Page 2 that neighborhood input is an essential part of the City's review process. Our neighborhood needs to be informed of proposed changes not only affecting Maple Hill but those involving KB Homes directly to our north, Centex Homes to our northeast, and other future developments which will affect the traffic flow along our homes. We still strongly believe that all of the concerns which were raised in our enclosed letter of August 17, 2004, remain valid, especially those that related to our frontage road. Centex Homes has since constructed roads, built a 6-foot high privacy fence parallel to Turnberry Road, and started actual home construction. Maple Hill has since constructed roads that exit perpendicular to our homes onto Turnberry Road. The concerns we have raised in the past, such as lights from exiting vehicles shining into our homes, will soon become real problems that must be mitigated. As we experience more of the adverse effects on quality of life, safety, and home values that result from the greatly increased traffic from development, it becomes even more essential to make meaningful progress in achieving a timely implementation of our frontage road. We appreciate the opportunity to review and comment on this project and ask that this letter be made a part of the hearing file. In the coming year, it is our fervent hope that we can successfully work with the City, the developers, and other parties to promptly achieve a timely, reasonable, and equitable plan to resolve our ongoing concerns on our frontage road and related issues. Please contact me if I can provide any assistance. Sincerely, Joseph W. Bleicher For Homeowners in the Country Club Heights Subdivision Enclosure: Neighborhood Letter of August 17, 2004, on Maple Hill, PDP #29-OOH cc: Mayor Ray Martinez Mayor Pro Tern Bill Bertschy Council Member Eric Hamrick Council Member Kurt Kastein Council Member Marty Tharp Council Member David Roy Council Member Karen Weitkunat Commissioner Kathay Rennels Commissioner Tom Bender Commissioner Glenn Gibson ,/Mr. Ted Shepard Mr. Brad Lenz AAW, 5*" puNd Joseph W. Bleicher 2509 Turnberry Road Fort Collins, CO 80524 Phone (970) 407-0531 December 17, 2004 Mr. Cameron Gloss Planning Director City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 Dear Mr. Gloss: p rt LA 9E� Our neighborhood, the Country Club Heights Subdivision, appreciates the opportunity to provide written comments on the Maple Hill Recreation Center and Second Replat, #29-00J, a project to build a clubhouse and pool for the Maple Hill neighborhood. We continue to have very strong concerns with the adverse effects of ongoing and future developments on our neighborhood integrity, quality of life, safety, and home values. In our earlier letter of August 17, 2004, on the Amended First Replat, we clearly stated that it was a major concern for us since these homes would be directly across from our existing homes and would be highly visible. Despite our strong opposition, this replat was approved on August 31, 2004, by the Hearing Officer and it will result in smaller lot sizes and smaller duplexes which would be even less compatible with our existing large homes on 150 foot wide lots with large spacing between the homes. In this final decision, the Hearing Officer determined that the land use transition standard of the Land Use Code can be met "...if the landscape treatment within Tracts abutting Turnberry Road can provide a visual transition to development to the west. This would require landscape materials of sufficient variety, number, and size and within the appropriate location to create an attractive streetscape in keeping with the character of the surrounding area."... "Planning staff will review plans during the Final Plan process to assure that the type and size of the plant materials sufficiently buffer proposed development from Tumberry Road and abutting properties to the west." Our neighborhood would certainly appreciate the opportunity to participate in this review. Regarding the specific request to build a clubhouse and pool for the Maple Hill neighborhood, we do not have any opposition to the proposed scope and location of the project. This is based both on the distance that the project is away from our home and the plans of the City, as discussed above to ensure that landscaping plans will buffer our homes from the development. We would like to again state that we believe of these City Plan Priciples and Policies which tailor City Plan's city-wide perspective to individual neighborhood, districts, corridors, edges. 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 PRINCIPLE AN-1: 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 overall 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. The proposed neighborhood center will be accessible from streets, the bike trail and pedestrian walks within the site and adjacent developments. A Homeowner's Association will maintain the neighborhood center. 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. Best Regards, Stefani Christova VF Ripley Associates October 26, 2004 Mr. Ted Shepard Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Statement of Planning Objectives for Maple Recreation Center Preliminary Development Plan Dear Mr. Shepard, The Neighborhood Center is a part of a 160- acre property located at the southeast corner of County Road 11 and County Road 52. The neighborhood center will have a recreation complex plus one other use allowed as part of the neighborhood center in the LMN District. The trail, adjacent to the project site, will cross the overall site in a diagonal direction from the northwest corner to the southeast and will include bike / pedestrian ways. The trail will relate to the trail alignment as identified in the Mountain Vista Subarea Plan. No known natural areas, habitats and features are within the overall development boundaries have been identified from the Natural Habitats and Features Inventory Map. 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, and civic facilities. The project will be a part of a low -density mixed -use development with single family and multi -family homes. The proposed neighborhood center will provide community facilities within the neighborhood. B. Transportation 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. Bike / pedestrian trail will cross diagonally across the overall site, adjacent to the Neighborhood Center. The trail is consistent with the Mountain Vista Subarea Parks Master Plan and will connect with trial systems outside of the project site. City Plan Principles and Policies achieved by the proposed plan include: PRINCIPLE LU-4: More specific subarea planning efforts will follow the adoption SITE PROPOSED (Mountain Vista Site) #29-OOJ Recreation Center and 2nd Replat 12/3/04 N Type I (LUC) 1 inch : 600 feet 4. Findings of Fact: In evaluating the request for Maple Hill Recreation Center and Second Replat, Staff makes the following findings of fact: A. The P.D.P. continues to comply with the Mountain Vista Subarea Plan. B. The P.D.P. continues to comply with the Gillespie Farm Amended Overall Development Plan. C. The P.D.P. continues to satisfy the applicable development standards of the L-M-N zone district. D. The P.D.P. continues to satisfy the applicable General Development Standards of Article Three. E. In order to ensure the second use within the neighborhood center, a condition of approval is recommended regarding the obligation and timing of a park pavilion. RECOMMENDATION: Staff recommends approval of Maple Hill Recreation Center and Second Replat P.D.P., #29-OOJ, subject to the following condition: At the time of the filing for a Final Plan on the Maple Hill Recreation Center, the applicant shall file a Minor Amendment to the Gillespie Farm Amended Overall Development Plan. This amendment shall indicate a park pavilion, minimum of 400 square feet, to be located on the multi -family parcel, abutting the regional bicycle trail and, to the maximum extent feasible, close to the pool and clubhouse. If the multi -family parcel is to be phased, such park pavilion shall be included in the first phase. This Minor Amendment shall be approved prior to, or in conjunction with, the Maple Hill Recreation Center Final Plan. 6 A. Section 3.2.1 - Landscaping and Tree Protection Street trees are provided for already by the overall Maple Hill Final Compliance Plan. The clubhouse features foundation shrubs. The pool area is generously landscaped with a mix of evergreen and deciduous trees. B. Section 3.2.2 — Access Circulation and Parking There is no off-street parking as users are expected to come from the Maple Tree neighborhood. (On -street parking will be available along the two public streets.) Bike racks are provided. Public sidewalks are provided along both public streets. A ten -foot wide bicycle/pedestrian trail abuts the site and will enhance connectivity. C. Section 3.2.4 — Site Lighting All fixtures will be sharp cut-off and down -directional. D. Section 3.3.1(B) — Plat Standards — General Provisions - Lots The Second Replat creates a re -shaped lot that has the proper lot size for the planned facilities. This new lot fronts on two public streets. Side lot lines are at substantial right angles to street lines. The 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). E. 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. F. Section 3.5.1 — Building and Project Compatibility As mentioned, the building features a residential architectural character. There will be a six/twelve pitched roof topped by a decorative cupola. The exterior materials and color will complement the neighborhood. G. Section 3.5.3(B) - Relationship of Buildings to Streets and Walkways The building is brought up to the corner of two public streets. There is a direct connecting walkway between the entrance and the public sidewalk along Bar Harbor Drive. Along both public streets, the building does not exceed the 15-foot build -to line. 5 At the time of the filing for a Final Plan on the Maple Hill Recreation Center, the applicant shall file a Minor Amendment to the Gillespie Farm Amended Overall Development Plan. This amendment shall indicate a park pavilion, minimum of 400 square feet, to be located on the multi -family parcel, next to the regional bicycle trail and, to the maximum extent feasible, close to the pool and clubhouse. If the multi -family parcel is to be phased, such park pavilion shall be included in the first phase. . This Minor Amendment shall be approved prior to, or in conjunction with, the Maple Hill Recreation Center Final Plan. E. 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. The neighborhood center is one acre in size. F. 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. The clubhouse is a residential -looking structure. It contains only 1,650 square feet and features a pitched roof and will match the scale of the nearby residential buildings. The center is accessible from two public streets and the bike trail. Usable outdoor space is provided by the pool area. The building is oriented to the public streets. G. 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. A seven acre future public park is located directly across the street from the neighborhood center. 3. Compliance with General Development Standards: The First Replat complies with the following applicable General Development Standards: 4 A. 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. which is 2,400 feet from the center as measured along public streets. Therefore, 100% of the lots are within 3/4 of a mile of the future neighborhood center. B. 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 along its entire western boundary. C. 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 j%j mile) apart. The neighborhood center does not contain retail or restaurant uses. In any event, the neighborhood center is not located on an arterial street. D. 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 center contains a neighborhood support/recreation facility consisting of the clubhouse and pool. The second use is a community facility, consisting of a 400 square foot park pavilion (picnic shelter) to be located on the future multi -family parcel. This parcel borders the clubhouse/pool on the west and north. This pavilion will be open to the general public, not just pool association members. The location next to the regional bicycle trail will provide shade and respite for trail users. Further, by being located adjacent to the pool, the pavilion can double as a picnic shelter for pool parties. In order to obligate the construction of this community facility to the multi -family development, the following condition of approval is recommended: 3 COMMENTS: 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 was 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 original approved plan included 449 single family detached dwelling units and 78 duplex dwelling units for a total of 527 dwelling units. The project set 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 is provided. A future phase includes multi -family on 16.90 acres. On August 31, 2004, the Hearing Officer approved Maple Hill First Replat. This amendment to the original plan resulted in replatting five blocks and adjusting the mix of housing types. The replat also resulted in an increase of 10 single family lots and a decrease in seven duplex lots for an overall net gain of three lots. This increased the total number of units from 527 to 530. 2. Compliance with L-M-N Standards: There are seven specific standards relating to neighborhood centers in the L-M-N zone. All but two of these were able to be satisfied with the overall Final Compliance Plan while two need to be reviewed with this P.D.P. For a comprehensive analysis, all seven are reviewed in this subsection. 0A ITEM NO. MEETING DATE -/ i-Oy STAFF jeD Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Maple Hill Recreation Center, Second Replat, PDP, #29-OOJ APPLICANT: Mr. Michael Sollenberger and Mr. Thomas Dougherty c/o V-F Ripley 401 W. Mountain Avenue, Suite 201 Fort Collins, CO 80521 OWNER: Mr. Michael Sollenberger and Mr. Thomas Dougherty 220 East Mulberry Street Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to build a clubhouse and pool for the Maple Hill neighborhood. The recreation center will be located on one acre at the northwest corner of Maple Hill Drive and Bar Harbor Drive. The one-story clubhouse would contain 1,650 square feet. The swimming pool would measure 42 feet by 75 feet. The pool area would be secured with perimeter fencing. The request includes a replat of Tract W and Lot 1 of Block 32 of Maple Hill Subdivision. The parcel is zoned L-M-N, Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval With Conditions EXECUTIVE SUMMARY: The P.D.P. continues to comply with the Mountain Vista Subarea Plan and the Gillespie Farm Amended Overall Development Plan. The P.D.P. continues to satisfy the applicable development standards of the L-M-N zone district and the applicable General Development Standards of Article Three. The recommendation of conditions with approval pertains to the timely filing of a Minor Amendment to the O.D.P., and indicating on a subsequent P.D.P. the location and design of a park pavilion on the future multi -family parcel. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT