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HomeMy WebLinkAboutOVERLAND HILLS WEST RF SITE PLAN REVIEW - 38 90D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 12 MEETING DATE 1125193 STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Overland Hills West, R-F Site Plan Review - #38-90D APPLICANT: Jim Gefroh Gefroh-Hattman Inc. 145 West Swallow Road Fort collins, CO. 80526 OWNER: Kim Stuart 2100 Nicasio Valley Road Nicasio, CA. 94946 PROJECT DESCRIPTION: This is a request for 63 single family lots on 63.09 acres. The lots range in size from 7,320 square feet to 15,225 square feet. The development is in the R-F, Foothills Residential Zoning District and is located west of the proposed Overland Trail extension, south of West Horsetooth Road, and north of County Road 38E. The City of Fort Collins Pine Ridge Open Space is to the west. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for Final approval of a two -phased Cluster Development Site and Landscape Plan for 63 single family lots on 22.80 acres, 24.81 acres of "permanent" private open space, and 15.48 acres of dedicated public open space on a total of 63.09 acres; and Preliminary approval of the Subdivision Plat, Utility Plans, Drainage and Grading Plans for the entire 63.09 acre site. Final plans for both phases must be submitted to the City for review and approved by the Planning and Zoning Board prior to recording of plans. No permits will be issued by the City until plats are recorded. The plans conform to the requirements of Section 29-111: R-F, Foothills Residential Zoning District of the City Code. This development has been designed to minimize the impacts of the streets and residential lots on the existing terrain. Two neighborhood meetings have been held for this request: the first meeting being on July 22, 1992, with 18 people in attendance; and the second meeting being on October 22, 1992, with 15 people in attendance. Overland Trail, shown as a major arterial on the Master Street Plan, will serve as the primary access route. The internal streets are to be standard local streets, 36' wide in a 54' right-of-way, and dedicated to the public. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 13. COMMENT: We (the neighborhood) need a meeting with all persons that have any real decision -making ability to participate in another meeting on these issues. (It was then stated that representatives from City Transportation and the Poudre R-1 School District should definitely be involved.) 14. COMMENT: The City appears to be setting in concrete the location and design of Overland Trail extension. 15. QUESTION: Will you notify us personally of any additional meeting to discuss our concerns? ANSWER: Yes, a letter similar to the one that was sent for notification of this meeting will be sent to the original list of Affected Property Owners as well as all present tonight. 16. COMMENT: The construction traffic in the area is already a real problem for the children going to Olander Elementary School. 17. COMMENT: There appears to be real mis-communication within the City concerning the information being conveyed to the developers and property owners about the location and timing for Overland Trail extension. 18. QUESTION: If there is a Spring Creek floodplain that would disallow development to the north of Overland Hills, would the City build Overland Trail anyway? ANSWER: Floodplains, unlike floodways, can be modified to allow certain types of development to occur within the established floodplain limits. 19. QUESTION: Did the City tell you (Mr. Gefroh) how big the bridge had to be over Spring Creek? ANSWER: Yes, they have indicated generally how the design of the bridge has to be done to accommodate the potential stormwater flooding in Spring Creek. 20. QUESTION: How will the stormwater be directed and will any on - site detention be provided? ANSWER: Natural surface water drainage will flow to the east to Spring Creek. Crossing of the creek, over or under, will have to be provided for with this development. Possible on - site detention has not yet been addressed but will have to be with the preliminary Planned Unit Development submittal. 21. COMMENT: The City was afraid to open Pandora's Box with the 1st & 2nd Filings of Overland Hills. Now it has to happen with this request (Mr. Gefroh). 22. QUESTION: If the City takes the stance that Overland Trail will have to be built in the location that is proposed, will you, as the developer's representative, take a position on the status of the street? 23. COMMENT: People who will be permanently affected will not favor the construction of Overland Trail. 24. QUESTION: Where will your water and sanitary sewer services come from? ANSWER: Water service is provided by the Fort Collins -Loveland Water District and is presently in the area. Sanitary sewer will be City of Fort Collins services by main lines that will have to be extended south from the Quail Hollow area. 25. QUESTION: What type of homes are you proposing, from a size and cost standpoint? ANSWER: We really haven't thought about that yet. 26. QUESTION: Will you take these concerns to your client: * Safety, * Wildlife, * Environment; and, will he be sensitive to the strong concerns about the human side of this proposal? 27. QUESTION: Will the applicant be responsible for the trail connection through the development and open space? ANSWER: The question of the need for a trail and who will be responsible for the construction of that trail will be determined during the formal City review process. 28. COMMENT: What we are saying here is that if the access street to this development is constructed as a local street and we get a bicycle trail, then we will be happy! 29. COMMENT: We think that residents of Quail Hollow, a Poudre R-1 School District representative, and someone from Larimer County should be at the next meeting on these issues. 30. COMMENT: The street lighting in Overland Hills 1st & 2nd Filings is atrocious. RESPONSE: Overland Hills 1st Filing is still under construction and I'm (Mr. Olt) not sure that the street lighting in the 1st Filing is activated yet. The 2nd Filing is approved but not yet recorded; therefore, no construction (and that includes street lighting) is under way in this development. 31. QUESTION: Why does overland Trail have to be a 4 lane arterial rather than a 2 lane local street? ANSWER: The status of this street was established in 1981 with the adoption of the City's Master Street Plan. The need for arterial streets on the periphery of development to move concentrated traffic north -south and east -west, quickly and efficiently, is a clearly defined planning principal. When the Street Master Plan was originally adopted the need for a future arterial street in this location was identified. The plan is now in the process of being reviewed and conceivably revised. 32. QUESTION: Have you considered the types of homes and covenants as part of the review process? ANSWER: Those considerations have not been made yet. The proposal is currently not in the review process and the types of homes and associated covenants on the project would be private issues, not the City's primary concerns. Minutes of a NEIGHBORHOOD MEETING Date: October 22, 1992 Project: Overland Hills West Applicant: Jim Gefroh Gefroh-Hattman, Architects 145 West Swallow Road Fort Collins, CO. 80526 City Planner: Stephen Olt This was a second neighborhood meeting held to discuss a development proposal with the residents in this area. Mr. Jim Gefroh, the property owner's local representative, presented a conceptual plan to the respondents that proposes 63 single family residential lots on 63.09 acres in the RF, Foothills Residential Zoning District. This property is located at the west end of West Horsetooth Road and north of County Road 38E. The potential Overland Trail extension is within the property boundaries, essentially at the east end of the development. The following questions & answers, comments & responses, and concerns were expressed at this meeting: 1. Question: My understanding of the City's street design standards require construction of streets, curb & gutter, and sidewalks with the development. Why is the street going to develop only on the west side at this time? Answer: The City is not requiring the entire width of Overland Trail to be built with Overland Hills West because the traffic generated with this development alone does not warrant a larger street. The City is in the process of reviewing the Master Street Plan and -the determination of the ultimate width of Overland Trail is part of this review. 2. Question: When will the Overland Trail extension continue to County Road 38E? Answer: That has not been decided at this time. Future development will drive that need. 3. Comment: I don't want to see only one side of the street built at this time. 4. Question: Will the landscaping be done on the east side of the street at this time? Answer: Yes, the street trees as shown on the Site & Landscape Plan will have to be installed with the First Phase. 5. Question: Who determined where the Overland Trail location will be? Answer: The City is responsible for determining the location of Overland Trail. 6. Question: Why aren't the developers who developed the First and Second Filings of Overland Hills putting up the money to complete Overland Trail? Answer: Mr. Kim Stuart, the developer for Overland Hills First and Second Filings, is responsible for the cost of construction of the local street portions on both sides of Overland Trail. 7. Question: How far away, time -wise, is a park in this area? Answer: It is difficult to say at this time. Residential development is a driving force in the construction of City parks. Cottonwood Glen neighborhood park, east of Quail Hollow, is anticipated to be under construction in about 5 years, again dependent on development. 8. Question: What is the time frame for this development? Answer: That is dependent on the economy and other factors. 9. Question: You are planning 2 phases. The area in the middle represents the first ridge? What is your time table for development? Answer: if the -First Phase is--started-next-spr-ing., then the Second Phase could conceivably occur a year or two after that. 10. Question: What are the building restrictions on the upper tier of lots? Answer: No part of any structure can exceed the 5250' elevation. 11. Question: I have heard that the Loveland -Fort Collins Water District will not serve above the 5200' elevation, is that true? Answer: No, that is not true. 12. Question: Is the alignment for Overland Trail yet defined south of Overland Hills West to County Road 38E? Answer: No, it is not. 13. Question: Could/would the city condemn property to the south to gain street right-of-way for Overland Trail to connect to County Road 38E? Answer: That possibility is very unlikely. 14. Question: The open space covenants in this project will look like what? Answer: This part of the development will have to be kept in a natural state as similar to the existing conditions as possible. 15. Question: Will the sewer require an off -site easement on the property to the north? Answer: Yes, that is a requirement that is being negotiated now. 16. Question: Are you going to have recorded covenants? Answer: If Kim Stuart develops this property there will be protective covenants. 17. Comment: We would like adequate signage in this area to prevent people who have no reason for being here out of this area and to prevent excess traffic on Platte Drive and Highlands West. 18. Question: Do you plan any fence separations for the proposed public access easement along the north property line? Answer: No, not at this time. 19. Question: What plans are there for a cross -walk across West Horsetooth Road at Auntie Stone Street for safe access for children to the school? Answer: There is an existing cross -walk in that location. You should contact the Poudre R-1 School District with concerns about the operation of the cross -walk. 20. Question: Will any of the existing cottonwoods in Spring Creek be impacted? Answer: Yes, some will be impacted with the construction of the Horsetooth Road bridge crossing over Spring Creek. i JP 44. 21 rQueJstIom *, Are pro i�ioi s being, planned .,to maintain b'�icyc4l^e%kgedestrian access �a�long West H'o eto'o"th Road aid. Overland Trail? :Answer': Yes, adequate street `width. and walkways are being r, provided. I` Overland Hills West - RF Site Plan Review, #38-90D January 25, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: FA-1; undeveloped land in Larimer County S: FA-1; large lot residential in Larimer County E: RLP; existing single family residential (Overland Hills First & Second Filings) W: RF; existing public open space (Pine Ridge) 2. Land Use• This is a request for: * Final approval of the land use for a two -phased Cluster Development Site and Landscape Plan for 63 single family lots on 22.80 acres, 24.81 acres of "permanent" private open space, and 15.48 acres of dedicated public open space on a total of 63.09 acres; and * Preliminary approval of the Subdivision Plat, Utility Plans, Drainage and Grading Plans for the entire 63.09 acre site. Final plats and utility plans for the two phases must be submitted to the City for review and approval by the Planning and Zoning Board prior to recording of plats. No permits will be issued by the City until plans are recorded. The plans conform to the requirements of Section 29-111: R-F, Foothills Residential Zoning District of the City Code, with emphasis on the following sections: Sec. 29-116(2) The overall gross density on the Cluster Development Plan is not greater than one dwelling unit per acre. The proposal is for 63 dwelling units on 63.09 acres, for a gross density of 1.00 DU/acre. The units are clustered together in the portion of the property designated on the plan for residential use at a density of three to five units per acre and the remainder of the property is permanently preserved as open space through dedication of ownership 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 intended. There will be 63 dwelling units on 22.80 acres, including the 3.66 acres for the Overland Trail right-of-way in the clustered residential portion of the development, for a gross density of 2.76 DU/acre. Without the Overland Trail ROW the net residential density will be 3.29 DU/acre. The plans will dedicate 15.48 acres to the City for public access and open space and preserve 24.81 acres as "permanent" private open space. Overland Hills West - RF Site Plan Review, #38-90D January 25, 1993 P & Z Meeting Page 3 3. Desian• Layout: Section 29-116(4) of City Code. The layout of the lots on the Cluster Development Plan are designed to conform to terrain and located so that grading and filling are kept to a minimum. Natural features such as drainage swales, rock outcroppings and slopes are retained. This development has been designed and laid out to minimize the impacts of the streets and residential lots on the existing terrain. The lots range in size from 7,320 square feet to 15,225 square feet. Overland Trail has been located at the bottom of the ridge, parallel to Spring Creek, to keep the majority of the vehicular traffic at a lower elevation for functional and visual reasons. This also enables the development to provide large areas of public and private open space with contiguity to one another and the City's Pine Ridge Open Space, enhancing the opportunity for wildlife movement and habitat in the area. Section 29-116(9) of City Code. The Cluster Development Plan addresses compatibility with existing and planned uses on adjacent public and private property. Buffering of incompatible uses will be required through landscaping and/or design and public access through the Cluster Development Plan must be provided to public recreational areas. A 30' wide public access corridor, flaring out at the top of the ridge to access the large space to be dedicated for public use, is being provided along the north property line. The development will provide landscape buffers along Overland Trail and substantial distance buffers, with the addition of the Spring Creek drainageway, between Overland Hills West, the arterial street, and the existing developments on the east side of Spring Creek. Architecture: Section 29-114 of City Code. No elevation of any building built on a lot in the R-F District shall extend above five thousand two hundred fifty (5250) feet above mean sea level. The Site Plan states that the maximum building height shall not exceed 40' and no part of any building may exceed an elevation of 5250. The grading plan shows the finish floor elevations of the homes on the upper two tiers of lots to be at 5221.0 to 5224.0. This means that no part of any of these homes can be higher than 26-29 feet above finish floor. Any home with a finish floor elevation above 5210 will have elevation restrictions and will not be able to extend up to the maximum 40' height allowed. Overland Hills West - RF Site Plan Review, #38-90D January 25, 1993 P & Z Meeting Page 4 Landscaping: Street trees will be provided at 701- 90' spacings along both sides of Overland Trail. Entry features incorporating a sign element, ornamental trees and shrubs will occur at the intersections of Overland Trail and Lands Edge Road; and Overland Trail and Eden Point Drive. 4. Neighborhood Compatibility: Two neighborhood meetings have been held for this request: the first meeting on July 22, 1992, with 18 people in attendance; and the second meeting on October 22, 1992, with 15 people in attendance. Three primary concerns were expressed at both meetings: 1) The construction of Overland Trail in this area; 2) The loss of open space on the west side of Spring Creek; and (3) The visual impacts on the foothills. Copies of the minutes of both meetings are attached. 5. Transportation: Overland Trail is shown as a major arterial on the Master Street Plan, which is currently under review by the City Transportation Division. The internal streets are to be standard local streets, 36' wide in a 54' right-of-way, and dedicated to the public. The streets in this development function as a long cul-de-sac loop with the closest single point of access being the intersection of West Horsetooth Road and Platte Drive, approximately 2,000 feet away. All the homes in Overland Hills West must be equipped with automatic fire sprinkler systems unless a second point of access is provided by connecting Overland Trail to the south. 6. Storm Drainage: A stability study for Phases One and Two must be submitted to the City's Stormwater Utility with the Final plats. 7. Resource Protection: Section 29-116(8) of City Code. The Cluster Development Plan shows consideration for wildlife habitats by leaving open large single blocks of land. This plan preserves large blocks of land for public and private open space. A large tract of land comprising the west 1/3 of the development, adjacent to the City's Pine Ridge Open Space, will be dedicated to the City. Pockets of land at the northeast corner and in the middle of the cluster development will be preserved as "permanent" open space (privately owned). 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Z I. v City of Fort Collins Date: Project: CommuD f Planning and Environmental . vices Planning Department Minutes of a NEIGHBORHOOD MEETING July 22, 1992 Overland Hills, Third Filing (Overland Hills West) Applicant: Jim Gefroh Gefroh-Hattman, Architects 145 West Swallow Road Fort Collins, CO. 80526 City Planner: Stephen Olt This meeting was held to introduce a development proposal to the residents in this area. Mr. Gefroh, the property owner's representative, presented a conceptual plan to the respondents that proposes approximately 60 single family residential lots on 60 acres in the RF, Foothills Residential Zoning District. This property is located at the west end of West Horsetooth Road and north of County Road 38E. The potential Overland Trail extension is within the property boundaries. The following questions & answers, comments & responses, and concerns were expressed at this meeting: 1. QUESTION: Are any improvements to Horsetooth Road planned with this development? ANSWER: Horsetooth Road will be constructed to just west of the entrance intersection to the approved Overland Hills, Second Filing with that development. Overland Hills West will construct Horsetooth Road to Overland Trail and the portion of Overland Trail that will be on that property from the north to south boundaries. 2. QUESTION: What are the projected dates for this development and Overland Trail extension? ANSWER: We will be submitting the Preliminary Plan as soon as possible with construction beginning as early as August, 1993. 3. QUESTION: What street improvements will be needed for the two streets in question? ANSWER: Horsetooth Road will be built to a collector status, Overland Trail will be built to a full width arterial. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 4. QUESTION: Is the arterial status for Overland Trail inevitable? ANSWER: No, it is not. 5. QUESTION: Then why plan for the full width and burden the developer with the responsibility? ANSWER: The ultimate status of Overland Trail will be determined during the development review process in the City, and the development will be responsible for its portion of street construction. 6. COMMENT: It is now time for the City to solicit viewpoints from the neighbors in the surrounding area and gain their input as to what is really necessary and what will be the outcome of development in this area. 7. COMMENT: We want a commitment from the City on the final design and location of Overland Trail. 8. QUESTION: How will this affect your development if Overland Trail is not required to be constructed to an arterial status? ANSWER; The number of lots and the overall density would not change; however, the street alignments possibly would change. 9. COMMENT: Because this development wants to occur here appears to dictate the need to build Overland Trail. 10. QUESTION: What about access to the public open space from the existing developments? Will a pedestrian and bicycle trail be provided with this development? ANSWER: That has not yet been determined. 11. COMMENT: This development as shown looks like any other development. What makes this area and zoning district different? RESPONSE: There is an overall density cap, being 1 dwelling unit per acre, that must be achieved in the RF District whether you develop large residential lots or a residential cluster development plan. The large lot option requires minimum 2.29 acre lots, giving a more rural appearance to the area. Cluster development must maintain a 3 to 5 dwelling units per acre density, which will provide for at least a third of the property to remain as open space integrated into the development proposal. 12. COMMENT: Why can you, as a City Planner, not take our concerns back to the City as an advocate of those concerns and promote that this street should not be built as an arterial for good planning reasons.