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Home My WebLink AboutOVERLAND HILLS SUBDIVISION PRELIMINARY - 38 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 9/24/90 STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Overland Hills - Preliminary Subdivision, #38-90 APPLICANT: Kim Stuart 2100 Nicasio Valley Road Nicasio, CA. 94946 OWNER: Same PROJECT DESCRIPTION: A request for preliminary subdivision approval for 10 single family lots on 4.18 acres. The site is located approximately 1/2 mile west of South Taft Hill Road and 800 feet south of the proposed West Horsetooth Road extension alignment. This property is zoned R-L-P, Low Density Planned Residential, and is bordered predominantly by Larimer County residential subdivisions and rural farm property. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The applicant proposes 10 single family lots on this 4.18 acre site. The preliminary plan conforms with the Subdivision Regulations and the R-L-P, Low Density Planned Residential Zoning District requirements. Conditions regarding access, off -site street improvements, storm drainage, and trail easements are being recommended. The representative for the applicant understands and is in agreement with these recommendations. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Overland Hills - Preliminary Subdivision, #38-90 September 24, 1990 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land use is as follows: N: RLP; proposed large -lot single family homes (Overland Hills Subdivision, Second Filing) S: R; (unincorporated Larimer County); (Springfield Subdivision, Sixth Filing) E: R-2; (unincorporated Larimer County); (Springfield Subdivision, Sixth Filing) W: RF; proposed single family homes proposed single family homes proposed single family homes This property was annexed into the City of Fort Collins in 1987 as the Overland Hills Annexation and was zoned R-L-P, Low Density Planned Residential. There is no PUD condition on the zoning of this site. The site is presently undeveloped. 2. Land Use: This request is for preliminary approval of a 10 lot subdivision plat. All lots exceed the 6,000 square feet minimum and the area requirements of the Zoning Code for the R-L-P District. Lot sizes range from 10,875 to 22,200 square feet. 3. Design: The City Parks and Recreation Department is requesting a 50' wide easement be granted at this time along Spring Creek. The alignment of this trail and the ability to maintain continuity for the easement between Overland Hills, Filings One & Two where it adjoins a parcel of unsubdivided ground in Larimer County is the responsibility of this property owner. Therefore, Staff is recommending a condition that the applicant coordinate a trail alignment with Parks & Recreation and grant a 50' wide easement to the City of Fort Collins for Spring Creek Trail, as identified in the Parks and Recreation Master Plan, prior to Final approval of Overland Hills Subdivision. There is an adjacent parcel of land to the northwest of this request that is presently in Larimer County. This parcel is approximately 2.3 acres in size, is under separate ownership, and gains access via a long private driveway off of West Horsetooth Road to the north. The existing driveway will be vacated and the property can be accessed from either Platte Place or Platte Court as defined on the preliminary plat. 4. Neighborhood Compatibility: A Neighborhood Meeting for this project was held on August 23, 1990 at the Faith Evangelical Church in Fort Collins. The only attendees were the representative for the applicant and the City's project planner. The proposed single family lots are consistent with the surrounding development in Springfield Subdivision and are permitted uses in the R-L-P Zoning District. Overland Hills - Preliminary Subdivision, #38-90 September 24, 1990 P & Z Meeting Page 3 5. Transportation: The proposed lots will gain access from internal subdivision streets and cul-de-sacs via Platte Drive, a dedicated public street platted with Springfield Subdivision, Sixth Filing in Larimer County. Platte Drive is not yet built and agreements with the Homeowner's Association for Springfield Subdivision pertaining to the timing and responsibility for construction of this street will be necessary. A replat of Lots 24, 25, and 26 of Springfield Subdivision, Sixth Filing will be necessary to provide access to Overland Hills Subdivision. Therefore, Staff is recommending a condition that the Amended Plat of Lots 24, 25, and 26, Springfield Subdivision, Sixth Filing be recorded in the Office of the Larimer County Clerk & Recorder prior to Final approval of Overland Hills Subdivision. The applicant is stating that the Overland Trail extension (as shown) is solely contained within Parcel 'C' of their Development Plan. As specified in the Zoning Annexation and Development of Land Regulations for the City, if the preliminary plat does not include adjoining property in the same ownership, a development plan shall also be required which shall show the entire adjoining property owned by the developer and shall designate proposed land use, suggested street layout, major land forms and natural drainage courses. Parcels 'A' (Overland Hills, First Filing), 'B' (Overland Hills, Second Filing), and 'C' are under the same ownership. It is not necessary to dedicate ROW for extending Overland Trail south of Horsetooth Road with the approval of this subdivision. The Staff is recommending a condition that language be provided on the Overland Hills Subdivision Development Plan at the time of Final approval committing the property owner(s) of Parcel 'C' to be responsible for their portion of construction of both the east and west sides of Overland Trail extension when it is built. 6. Storm Drainage: A hydraulic analysis is necessary to determine the floodplain/floodway delineations for Spring Creek. The City Stormwater Utility will most likely want the floodway entirely within a 'tract' of land to assure that no development will take place in that area. The floodplain could possibly be in a 'drainage easement' that would allow limited development. Therefore, Staff is recommending a condition that a HEC-2 analysis, stream profiles and cross -sections will be provided at the time of Final review so that final easements and tracts can be determined. RECOMMENDATION: This proposal is in compliance with the Subdivision Regulations and the R-L-P, Low Density Planned Residential Zoning District requirements. Therefore, Staff recommends approval of Overland Hills - Preliminary Subdivision, #38-90, with the following conditions: The applicant coordinate a trail alignment with Parks & Recreation and grant a 50' wide easement to the City of Fort Collins for Spring Creek Overland Hills - Preliminary Subdivision, #38-90 September 24, 1990 P & Z Meeting Page 4 Trail, as identified in the Parks and Recreation Master Plan, prior to Final approval of Overland Hills Subdivision. 2. The Amended Plat of Lots 24, 25, and 26, Springfield Subdivision, Sixth Filing be recorded in the Office of the Larimer County Clerk & Recorder prior to Final approval of Overland Hills Subdivision. 3. Language be provided on the Overland Hills Subdivision Development Plan at the time of Final approval committing the property owner(s) of Parcel 'C' to be responsible for their portion of construction of both the east and west sides of Overland Trail extension when it is built. 4. A HEC-2 analysis, stream profiles and cross -sections will be provided at the time of Final review so that final easements and tracts can be determined. NC➢ics96 "1.vrrT- / a � [°Ia�na�.nF en,:a .in tM nru 1 n °I r 6 tt I el .. xe(:¢ w �,^ ,n.n:'n a•lw [.n n el tF n h.tFnt It" • m >'^ v rse.w Fa r.n u. w.0 i . t :a G .a :n. wv . ..b r..�l: . s m m %• Y sY.le ]I Y"•[ Rl.l6 F.L t M %"IIS.W in1 n[43 GT 6 Yi x M WI t9 F ° :na a I S/>E O.OTA: N/OIS/O, CPC/FpPN/A - 9i WG 2dW6: .P[P-LON NN//✓.f'M.'Mi0 ,✓pfpP a�Lo s: /a a `� •l a�v POPULATION PROJECTIONS PROPOSAL: 38-90' OVERLAND HILLS SUBDIVISION DESCRIPTION: 10 single family lots on 4.18 acres DENSITY: 2.39 du/acre General Population 10 (units) x 3.5 (persons/unit) = 35 School Age Population Elementary i0 (units) x .450 (pupils/units) = 4.5 Junior High - 10 (units) x .210 (pupils/unit) 2.1 Senior High - 10 (units) x .185 (pupils/unit) = 1.9 Affected Schools Design Enrollment Capacity Johnson Elementary 546 660 Blevins Junior High 900 908 Rocky Mountain Senior High 1250 1150