HomeMy WebLinkAboutFOX HILLS 2 FILING SUBDIVISION FINAL - 36 93D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSZONING, ANNEXATION AND DEVELOPMENT OF LAND
cated open space to city standards through
a maintenance agreement.
((3),; Building envelopes are identified on the
�� Cluster Development Plan; the minimum
area of lot, minimum width of lot,mini-
mum front yard, minimum rear yard, and
minimum side yard, conform to the require-
ments established in the R-L Low -Density
Residential District and the subdivision plat
meets all the""requirements of subdivision
of land, § 29-621 et seq.
(4) The layout of lots on the Cluster Develop-
ment Plan are designed to conform to ter-
rain and located so that grading and filling
are kept to a minimum. Natural features
such as drainage swales, rock outcroppings
and slopes are retained.
(5) Adequate utility services can be provided
to the property.
(6) The Cluster Development Plan is designed
to minimize the aesthetic impact upon the
view of the foothills as well as the view
from the foothills.
(7) The Cluster Development Plan takes into
account the unique micro -climate of the foot-
hills so that building envelopes are selected
and individual structures will be. built for
protection from high winds and to function
with maximum conservation of energy.
(8) .The Cluster Development Plan shows con-
sideration for wildlife habitats by leaving
open large single blocks of land.
(9) The Cluster Development Plan addresses
compatibility with existing and planned uses
on adjacent public and private property.
Buffering of incompatible uses will be re-
quired through landscaping and/or site de-
sign and public access through the Cluster
Development Plan must be provided to pub-
lic recreational areas.
(10) If farm animals are intended to be allowed
within the area, the Cluster Development
Plan must indicate the portions of the area
reserved for the keeping of farm animals
§ 29-118
and the mitigation efforts used to buffer
these areas from surrounding uses.
(Ord. No. 123, 1986, § 118-39(I), 10-7-86)
Subdivision D. N-C-L Neighborhood
Conservation Low Density District
Sec. 29.117. Purpose.
The N-C-L Neighborhood Conservation Low
Density District designation is to preserve the
character of areas that have a predominance of
developed single-family housing and have been
given this designation in accordance with an
adopted neighborhood plan.
(Ord. No. 111, 1991, § 1, 10.1-91)
Sec. 29.118. Uses permitted.
The following uses are permitted in the N-C-L
District:
(1) Single-family dwellings.
(2) Accessory buildings and uses.
(3) Essential public utility and public service
installations and facilities for the protec-
tion and welfare of the surrounding area,
provided that business offices and repair
and storage facilities are not included.
(4) The following uses are permitted in the
N-C-L district provided that the intended
uses are shown on a site plan submitted to
and approved by the Planning and Zoning
Board:
a. Group homes.
b. Public and private schools for elemen-
tary and high school education.
c. Churches.
d. Public and nonprofit quasi -public rec-
reational uses as a principal use.
(5) Any legally permissible use which existed
on a parcel of property as of the effective
date of the ordinance that placed such parcel
of property into this zoning district, pro-
vided that such permitted use shall be lim-
ited to such parcel of property.
ISupp. No.19 1995
§ 29-111 FORT COLLINS CODE
Subdivision C. R-F Foothills Residential District (5) Minimum side yard width shall be fifty
(50) feet.
Sec. 29-111. Purpose. (Ord. No. 123, 1986, § 118-39(B)—(F), 10.7.86)
The R-F Foothills Residential District designa-
tion is for low density residential areas located
near the foothills.
(Ord. No. 123, 1986, § 118.39, 10-7.86)
Sec. 29.112. Uses permitted.
The following uses are permitted in the R-F
District:
(1) Single-family dwellings.
(2) Public and private schools for elementary
and high school education.
(3) Public and nonprofit quasi -public recreational
uses as a principal use.
(4) Churches.
(5) Essential public utility and public service
installations and facilities for the protec-
tion and welfare of the surrounding area,
provided business offices and repair and
storage facilities are not included.
(6) Group homes, subject to approval by spe-
cial review.
(7) Accessory buildings and uses, except home
occupations.
(Ord. No. 123, 1986, § 118-39(A), 10.7.86)
Sec. 29-113. Bulk and area requirements.
The area requirements in the R-F District are
as follows:
(1) Minimum lot area shall not be less than
two and twenty-nine one -hundredths (2.29)
acres.
(2) Minimum lot :, r dth.ahall,be, two hundred
(200),feet.
(3) Minimum depth of the front yard shall be
sixty (60)'fe7et.
(4) Minimum depth of,the rear -yard shall be
fiRy'(50) feet.
Supp. No. 17
Sec. 29.114. Maximum topographic limitation
of development.
No elevation of any building built on a lot in
the R-F District shall extend above five thousand
two hundred fifty (5,250) feet mean sea level.
(Ord. No. 123, 1986, § 118-39(G), 10-7.86)
Sec. 29-115. Farm animals.
Notwithstanding any provision of the city's an-
imal control ordinance, it shall be permissible for
farm animals to be kept on any R-F District prop-
erty as an accessory use. Farm animals shall in-
clude, but not be limited to, chickens, pigs, sheep,
goats, horses and cattle.
(Ord. No. 123, 1986, § 118.39(H), 10-7-86)
Sec. 29.116. Cluster Development Plan.
Development of areas in the R-F District as a
Cluster Development Plan, subject to approval by
special review of the Planning and Zoning Board
may vary the requirements of this Subdivision,
providing the following basic regulations are
enforced:
(1) Only the uses listed in § 29.112 are allowed.
(2) The overall gross density of residential units
on the Cluster Development Plan is not
greater than one (1) unit per acre, the units
are clustered together in the portion of the
property,."gaated,on the plan for resi-
deritial use at a density of th333e-(Vto five
M units,pei Aare andthe.romainderof the
property is permanently preserved as open'
space through dedication of ownership, if
acceptable to the city, or placement of an
appropriate easement granted to the .city
with such restrictive provisions and future
interests as may be necessary to ensure the
continuation of the open space use intend-
ed. As a condition of approval of the Clus-
ter Development Plan, the city may require
the property owners to maintain the dedi-
1994
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SCHOOL PROJECTIONS
PROPOSAL: FOX HILLS SUBDIVISION, 2nd filing - Final
DESCRIPTION: 33 single family homes on 33.11707 acres
DENSITY:
General Population
33 (units) x 3.5
99 du/acre
(persons/unit) = 115.5
SchoolAge Population
Elementary - 33 (units) x .450
Junior High - 33 (units) x .210
Senior High - 33 (units) x .185
McGraw Elementary
Webber Junior High
Rocky Mountain Senior High
(pupils/unit) =
14.85
(pupils/unit) =
6.93
(pupils/unit) =
6.11
Design
Capacjt�L Enrollment
568 449
900 977
1312 1404
11 1r-dAtew FOX HILLS SUBDIVISION qP
Final North
NUMBER: 36-93 D
Fox Hills Second Filing Subdivision Plat, Final, #36-93D
July 25, 1994 P & Z Meeting
Page 4
3. The proposal meets the design standards and criteria for
streets and utilities, with the condition of approval related
to drainage and utility plans.
4. Adequate protection is to be provided during construction of
the public improvements and homesites to avoid erosion and
drainage problems.
5. All disturbed natural areas"will be restored compatible with
the natural character of the site.
6. Maintenance of private open space areas is the responsibility
of a Homeowner's Association.
7. The City will provide minimal maintenance of open space Tracts
H and I.
Staff recommends approval of Fox Hills Second Filing Subdivision
Plat, Final- #36-93D with the condition that prior to filing of the
subdivision plat, all utility, grading, and drainage plans and the
drainage report be approved and signed by the appropriate City
Departments.
Fox Hills Second Filing Subdivision Plat, Final, #36-93D
July 25, 1994 P & Z Meeting
Page 3
individual homes. All disturbed areas beyond finished construction
of buildings and hard surface improvements and envelopes are to be
reseeded with native grasses or otherwise landscaped in a manner
compatible with the natural character of the site.
Building envelopes have been shown on the site plan to define the
area within which homes or other structures may be placed.
Building envelopes are larger than anticipated building footprints
to allow design flexibility, and to accommodate porches, decks,
terraces, and other accessory structures.
A note has been added to the final plat referring perspective
buyers to the site plan and grading plan for additional information
regarding topography, grading, and slope stability. The City
Stormwater Utility is currently reviewing the final grading and
drainage plans and have requested a condition of final approval
that prior to filing of the subdivision plat, all utility, grading,
and drainage plans and the drainage report be approved and signed
by the appropriate City Departments.
4. Open Space Tracts
Tracts A-F on the site plan will be owned and maintained by the
Homeowner's Association. The large open space tracts H and I, are
to be dedicated to the City of Fort Collins as open space. The
City will eventually construct a portion of the City Bike Trail
through this area.
Landscaping in the open space area, according to the approved
landscape plan, consists of a variety of trees and shrubs which
thrive in the relatively harsh, dry micro -climate of the Foothills
area. The developer will be responsible for establishing and
maintaining landscaping in the City open space area, for a period
of two years. Long term maintenance is anticipated to be minimal
as these areas are to be maintained in their natural state with no
mowing, pruning, trimming, irrigation, or weeding expected. Notes
to this effect will be included on the recorded plat.
FINDINGS OF FACT/CONCLUSIONS
In reviewing the final subdivision plat, the following findings of
fact have been made:
1. The final subdivision plat is in conformance with the approved
preliminary plat and approved final RF cluster plan.
2. The lots and tracts in the subdivision are consistent with,
and meet all requirements of the RF, Foothill Residential,
Zoning District.
Fox Hills Second Filing Subdivision Plat, Final, #36-93D
July 25, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: County R; single family homes (Springfield Sub);
S: County FA-1; single family homes (Westridge Estates);
E: County R; single family homes (Taft Canyon Estates) and T,
Transition (a strip of land along the entire west property
line of Taft Canyon Estates);
W: County R; proposed single family lots (Wildflower Ridge
PUD) and County FA-1; approved single family lots (Fox
Hills PUD 1st Filing).
This property was annexed into the City as the Fox Hills Annexation
on March 1, of 1994 and placed in the RF, Foothills Residential,
Zoning District. The Planning and Zoning Board approved an RF
cluster site plan and a preliminary subdivision plat on this
property on March 28, 1994. The first filing was approved in the
County and is located adjacent to this property, to the west.
2. Land Use
This request is in compliance with the approved RF cluster plan,
known as Fox Hills Cluster Plan. Development in the RF Zoning
District may occur as a standard subdivision with a minimum lot
size of 2.29 acres or as a "cluster development plan". A cluster
plan in the RF zoning district is permitted with a residential
density of 3-5 dwelling units per acre (DU/ac), provided the
overall gross density does not exceed 1 DU/ac. A cluster plan
preserves the scenic quality of the foothills and insures that
development is compatible with physical features, constraints, and
environmental quality.
The plat includes 33 single family lots on 35.11 acres and is in
conformance with the maximum allowable gross residential density of
1 DU/ac. The net density for the residential portion of the
cluster plan is 3.57 DU/ac, which is in conformance with the
allowable range of 3-5 DU/ac. All lots meet or exceed the minimum
lot size of 6,000 sf. All setback requirements of the zoning
district have been meet and the layout and configuration of lots
are in conformance with the approved preliminary plat and final
site plan.
3. Grading and Drainage
over -lot grading and other disturbances to the site are to be kept
to a minimum during construction of public improvements and
F ITEM NO. 8
MEETING DATE 7-25-94
STAFF Kirsten Whetstone
Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fox Hills Second Filing Subdivision Plat- Final,
#36-93D
APPLICANT: Terence Hoaglund
Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Springfield Subdivision 6th Filing Joint Venture
213 Smokey Street
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This project is a 33 single family lot subdivision plat on 35.11
acres. The property is located south of County Road 38E, west of
Taft Canyon subdivision. The property is .zoned RF, Foothills
Residential.
: Approval with condition
EXECUTIVE SUMMARY:
The applicant is seeking final approval of a subdivision plat for
the Fox Hills cluster plan consisting of 33 lots on 35.11 acres.
The subdivision plat is in compliance with requirements of the RF,
Foothills Residential, Zoning District, meets all requirements of
the subdivision code, and is in conformance with the approved final
site plan and preliminary plat. A condition related to completion
of the drainage and grading plan, drainage report, and utility
plans is recommended by staff.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT