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Home My WebLink AboutREPLAT OF MIRAMONT VALLEY PUD - 54-87AP(1) - DECISION - HEARING OFFICER DECISIONComm�:� Planning and Environmental ��ices Curre�t i'larnr�in� City of Fort Collins CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: Bob Blanchard Current Planning Director PROJECT NAME: Miramont Valley PUD, Replat of a Portion of Roma Valley Drive, Lots 47-53 and a Portion of Tract E CASE NUMBER: 54-87AP APPLICANT: Miramont Associates C/o Sear Brown Group 209 South Meldrum Street Fort Collins, CO 80521 OWNER: Miramont Associates 309 W. Harmony Road Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request for a subdivision in order to replat a portion of Miramont Valley P.U.D., Lots 47 — 53, a portion of Roma Valley Drive and a portion of Tract E for the purpose of reconfiguring the lots in order to allow Roma Valley Drive to connect to Mail Creek Lane. The Replat is accompanied by a Minor Amendment to the P.U.D. to mod�ify the Site Plan and Landscape Plan. The parcel is located south of Werner School and west of Mail Creek Lane. _ . !��r;l� �.i�ll��e �� , t ..'�r • ['.�). t3ox ��hi1 }�tir� �:ii';:, ��!� �i � _�-(';��;O • (9i;1j ??1-hi�il • F�� I�+/;li �� ;r 'll�i' • SUMMARY OF RECOMMENDATION AND DECISION: STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval • ZONING DISTRICT: R-L, Low Density Residential. NOTICE OF PUBLIC HEARING: Notice of public hearing was made on December 6, 1999 by mailing to property owners within 500 feet of the subject property. The public hearing was advertised in the Coloradoan on December 8, 1999. PUBLIC HEARING A�cfitter reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 3:00 PM on December 21, 1999. The hearing was held in Conference Room A at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Ted Shepard, Chief Planner Marc Virata, Development Review Engineer From the applicant: Bill Neal, Miramont Joe Deheart, Sear Brown Engineers From the Community: Richard Noel • Written Comments: None Community Concerns: Concern was regarding the following points: C� • During heavy rains, Mail Creek Lane floods at the intersection with Roma Drive. Need to ensure adequate storm drainage to address this and to limit erosion. • There appears to be a Public Service power pole in the way of the Roma Drive extension. • The nearby elementary school is overcrowded as evidenced by the use of modular buildings. During special events, on street parking occurs from north of the school south to Fossil Creek Parkway. • Children currently cross Mail Creek Lane at the south end of the school site. Plan indicates sidewalk to be built on the west side of Mail Creek Lane. Should also have a sidewalk on the east side. Applicant Response: The applicant responded to the concerns as follows: • Drainage reports previously prepared for Werner Elementary School and subdivisions to the north were referenced for this project. Flows appeared to be adequate with no indication of problem flooding at the intersection of Mail Creek Lane and Roma Valley Drive. • Roma Valley Drive will be aligned just to the north of the existing power pole, which will remain. • This project will not affect the special event parking along the nearby streets. • The 10 foot wide sidewalk along Mail Creek Road will actually be on the east side, not the west. • • City Response: Mr. Virata also addressed two of the concerns: • Additional engineering is being performed for the Huntington Hills development to the south which will address the flooding at the intersection of Mail Creek Lane and Roma Valley Drive. • Enhanced sidewalks will be provided from the elementary school south to Fossil Creek Parkway. BACKGROUND The proposed replat is to realign a portion of the Miramont Valley P.U.D., specifically lots 47 — 53, a portion of Roma Valley Drive and a portion of Tract E for the purpose of reconfiguring the lots to allow Roma Valley Drive to connect to Mail Creek Lane. The Replat is accompanied by a Minor Amendment to the P.U.D. to modify the Site Plan and Landscape Plan. The Minor Amendment is being reviewed administratively by staff. The parcel is located south of Werner School and west of Mail Creek Lane. The Replat has been reviewed against the criteria of the Plat Standards under Article Three, Division Three of the Land Use Code. The request to replat Lots 47 — 53 in order to reconfigure the lots satisfies the following standards: A. Section 3.3.1 (B) (1) - Lots The lots exceed the 6,000 square foot minimum as required by the R-L, Low Density Residential zone district. All lots front on a public street, Roma Valley Drive. B. Section 3.3.1 (B) (2) - Lots The replat of Lots 47 — 53 conforms to the overall layout of Miramont Valley P.U.D. The general layout allows Roma Valley Drive to connect to Mail Creek Lane. This enhances the interconnected street system within and between neighborhoods, preserves natural areas and features, and otherwise accomplishes the purposes and intent of the Land Use Code. � U � C. Section 3.3.1 [C] (1) - Public Sites, Reservations, and Dedications The Replat indicates proper dedications for drainage and utility easements as needed to serve the reconfigured lots. Public right-of-way will be dedicated by this Replat. FINDINGS, CONCLUSIONS AND DECISION FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The request conforms to the applicable Plat Standards of the Land Use Code. B. The request conforms to the existing Miramont Valley P.U.D. in terms of land use. C. A Minor Amendment to modify the P.U.D. accompanies the Replat in order to make the necessary changes on the approved Site Plan and Landscape Plan. DECISION Based on the findings and conclusions, the request replat lots 47 — 53, a portion of Roma Valley Drive and portion of Tract E, which are parts of the Miramont Valley P.U.D., File #54-87AP Dated this 22nd day of December, 1999, per authority granted by Sections 1.4.9(E) and 2..1 of the Land Use Code. � � � Robert E. 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