HomeMy WebLinkAboutOVERLAND HILLS 2ND FILING PRELIMINARY - 38 90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4
MEETING DATE 9/24/90
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Overland Hills, Second Filing - Preliminary Subdivision, #38-90A
APPLICANT: Kim Stuart
2100 Nicasio Valley Road
Nicasio, CA. 94946
OWNER: Same
PROJECT DESCRIPTION:
A request for preliminary subdivision approval for 4 single family lots on 9.19
acres. The site is located approximately 1/2 mile west of South Taft Hill
Road and is south of the proposed West Horsetooth Road extension. 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 4 single family lots on this 9.19 acre site. The
preliminary plan conforms with the Subdivision Regulations and the R-L-P,
Low Density Planned Residential Zoning District requirements. Conditions
regarding off -site ROW dedication, 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, 00 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Overland Hills, 2nd Filing, Preliminary Subdivision, #38-9uA
September 24, 1990 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land use is as follows:
N: FA-1 (unincorporated Larimer County); undeveloped
S: RLP; proposed single family homes (Overland Hills Subdivision)
E: R-2 (unincorporated Larimer County); proposed single family homes
(Springfield Subdivision)
W: RF; 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 4 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 are all proposed to be approximately 2.3
acres.
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, Second Filing.
4. Neighborhood Comoatibility:
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
large single family lots are not consistent with the surrounding development in
Springfield Subdivision and the proposed Overland Hills Subdivision but do,
however, create a logical transition from generally more urban -size lots to a
rural foothills character to the north and west. The large lots are permitted
uses in the R-L-P Zoning District.
Overland Hills, 2nd Filing, Preliminary Subdivision, #38-9UA
September 24, 1990 P & Z Meeting
Page 3
5. Transoortation:
The design and construction obligations for the bridge crossing on West
Horsetooth Road over Spring Creek will need to be addressed at this time. In
lieu of paying for a share of the future bridge on West Horsetooth Road at
the west end of the development, the Developer agrees to dedicate the ROW
for West Horsetooth Road extension west to and including the intersection of
Horsetooth Road & Overland Trail. Obligation for the full share of the Spring
Creek bridge construction shall be paid by the Developer of Parcel 'C',
Overland Hills Subdivision Development Plan, when it develops. Therefore,
Staff is recommending a condition that the applicant dedicate required street
ROW from the entrance to this development west to include the future
intersection of West Horsetooth Road and Overland Trail. At time of Final
review the applicant will provide preliminary design for a bridge or culvert
crossing at Spring Creek. Also, the preliminary street design for Horsetooth
Road to tie into the Overland Trail & Horsetooth Road intersection will be
required. The property owner(s) of Parcel 'C' will be committed by the
Overland Hills Subdivision Development Plan to pay their proportionate share
for the future construction of this bridge.
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), '13' (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 Development Plan at the time of Final approval committing the
property owner(s) of Parcel 'C' to be responsible for their proportionate share
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, Second Filing - Preliminary
Subdivision, #38-90A, with the following conditions:
Overland Hills, 2nd Filing, Preliminary Subdivision, #38-9UA
September 24, 1990 P & Z Meeting
Page 4
I. 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, Second Filing.
2. The applicant shall dedicate the required street ROW from the entrance to
this development west to include the future intersection of West Horsetooth
Road and Overland Trail. At time of Final review the applicant will
provide preliminary design for a bridge or culvert crossing at Spring
Creek. Also, the preliminary street design for Horsetooth Road intersection
will be required. The property owner(s) of Parcel 'C' will be committed by
the Overland Hills Subdivision Development Plan to pay their proportionate
share for the future construction of this bridge.
3. Language
be provided
on the Development Plan at the
time of Final
approval
committing the
property
owner(s) of Parcel 'C' to be responsible
for their
proportionate
share 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.
ITEM OVERLAND HILLS SUBDIVISION,
2nd Filing
NUMBER 38-90A
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POPULATION PROJECTIONS
PROPOSAL: 38-90A OVERLAND HILLS, 2nd Filing
DESCRIPTION: 4 single family residences on 9.19 acres
DENSITY: .44 du/acre
General Population
4 (units) x 3.5 (persons/unit) = 14
School Age Population
Elementary - 4 (units) x .450 (pupils/units)
Junior High - 4 (units) x .210 (pupils/unit) _
Senior High - 4 (units) x .185 (pupils/unit) _
Affected Schools
Johnson Elementary
Blevins Junior High
Rocky Mountain Senior High
Design
Capacity
546
900
1250
1.8
.8
.7
Enrollment
660
908
1150