Loading...
HomeMy WebLinkAboutMAPLE HILL AMENDED FIRST REPLAT - PDP - 29-00H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPage 3 The neighborhood agreement with the developer of KB Homes was for the developer to build this frontage road prior to the issuance of the 201' building permit for his development. We do not believe the City has reasonably protected the interests of our neighborhood on the issue of a frontage road. In earlier discussions, the City assured us that the issuance of 200 building permits would be the trigger for such action. Now we are faced with construction of two additional major subdivisions. The question remains when is the City going to build this frontage road. Our neighborhood bears all the adverse effects if this frontage road is not built in a timely manner. We would ask that the Maple Hill Subdivision not be able to tie into Turnberry Road (NCR 11) until the road has been relocated. We appreciate the opportunity to review and comment on the proposed replat and ask that this letter be made a part of the hearing file. It is our fervent hope that we can successfully work with the City, the developers, and other parties to promptly achieve a timely, reasonable, and equitable plan to resolve the issues raised. Please feel free to contact me if I can provide any assistance. Sincerely, Joseph W. Bleicher For Homeowners in the Country Club Heights Subdivision cc: Mayor Ray Martinez Mayor Pro Tern Bill Bertschy Council Member Eric Hamrick Council Member Kurt Kastein Council Member Marty Tharp Council Member David Roy Council Member Karen Weitkunat Commissioner Kathay Rennels Commissioner Tom Bender Commissioner Glenn Gibson Mr. Ted Shepard Mr. Brad Lenz Page 2 We are a neighborhood of county residents who have been long term homeowners, some for over 30 years, in a beautiful neighborhood of custom homes on large lots bordering on the Fort Collins Country Club. As we have seen the city come to the country, we have taken a responsible, reasonable, and proactive approach. Since 1996, we have actively tried to work cooperatively with the City, the developer, and other parties in an effort to mitigate the adverse effects of development and to preserve our neighborhood integrity, quality of life, safety, and home values. At meetings and hearings, we have provided extensive written and oral comments which have clearly shown our neighborhood concerns. For the past four years, we have seen construction in our immediate neighborhood from KB Homes directly to our north (up to 682 units) and also faced the issue of development directly from our east from Maple Hill (up to 667 units) and from our northeast from Centex (up to 775 units). Since the March 2, 2004, hearing on the earlier proposed Maple Hill replats, we have now seen work begin on the infrastructure for both the Maple Hill and Centex developments and construction of homes will be coming soon. Both the Maple Hill and Centex developments are under the framework of the 1997 City Plan. The KB Homes development to our north was under the earlier development guidance. In response to neighborhood concerns, the developer provided mirror sized large lots on which comparable homes are being built, thus protecting the neighborhood integrity of the homeowners on Richards Lake Road. The developer of Maple Hill should not be able to do whatever he wants as long as he meets the dwelling units/acre requirement; the City should require the developer to mitigate the effects on the distinct character of our neighborhood. Further, the City should require adequate protection of the interests of existing homeowners. The net effect of the City approving the developer's request is the effective "taking" of our property by drastically reducing its value. Further, our neighborhood has to suffer from all the adverse effects on quality of life, safety, and home values that result from the greatly increased traffic from development. And we have been extremely frustrated with our efforts to make meaningful progress in achieving a timely implementation of a frontage road for our homes along Turnberry Road (NCR 11) between Country Club Road and Richards Lake Road. Our neighborhood has worked since 1996 to obtain a bermed and landscaped frontage road which would provide homes with limited, consolidated access to the ultimate road to the east rather than backing directly out onto an arterial road. The landscaped separation area moves north and southbound traffic further away from our homes and would help mitigate the noise and visual effects of the greatly increased traffic we are already experiencing from development. Joseph W. Bleicher 2509 Turnberry Road Fort Collins, CO 80524 Phone (970) 407-0531 August 17, 2004 Mr. Cameron Gloss Planning Director City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 Dear Mr. Gloss: Our neighborhood, the Country Club Heights Subdivision, appreciates the opportunity to provide written comments on the Maple Hill Amended First Replat, #29-OOH. The Maple Hill Amended First Replat proposes changes along Turnberry Road (NCR 11) to Block 1 (10 duplex lots are reduced in width by five feet and one single family lot added) and Block 2 (10 duplex lots are reduced in width by five feet and one single family lot is eliminated so that two new duplex lots are added). On March 2, 2004, we provided written comments on the initial first and second replats which are now being canceled by the new owner, J2 Development. Because of the distance from our homes, we saw the changes as having only minimal impact on our neighborhood, and we therefore had no specific comments regarding these two proposed replats. Our written comments noted again our neighborhood's continuing concerns with the adverse effects of ongoing and future developments on our neighborhood integrity, quality of life, safety, and home values. Further, we made oral comments that our neighborhood was very concerned about the homes in the development which would be closest to our existing homes. The Amended First Replat clearly is a major concern for us since these homes are directly across from our existing homes and will be highly visible. The replat would result in smaller lot sizes and smaller duplexes which would be even less compatible with our existing large homes which are on 150 foot wide lots with large spacing between the homes. We have met informally with the developer to try to resolve our concerns, but our efforts have been rebuffed. Therefore, we would strongly oppose this change for those duplexes which would be closest to our homes. S #29-OOH Maple Hill Amended 1 st Replat 5/28/04 N Type I (LUC) 1 inch : 600 feet C. Neighborhood Center, Parks, Streets and Blocks The addition of the new lots does not impact the project's compliance with provision of a neighborhood center, proximity to a park, and a network of streets and blocks. 3. Compliance with General Development Standards: The First Replat complies with the following applicable General Development Standards: A. Section 3.3.1(B) — Plat Standards — General Provisions - Lots The First Replat creates three additional lots that have the proper lot size for the zone district. All new lots front on public streets. Side lot lines are at substantial right angles to street lines. The Replat does not impact the layout of roads, driveways, utilities, drainage facilities and other services within the larger project. The public streets remain interconnected to the abutting subdivision to the north (Lind Farm) and street stubs are provided to the south (Poudre School District). B. Section 3.3.1(C) — Public Sites, Reservations and Dedications The First Replat continues to dedicate rights -of -way for public streets, drainage easements and utility easements as needed to serve the area being platted. 4. Findings of Fact: In evaluating the request for Maple Hill First Replat, Staff makes the following findings of fact: A. The First Replat continues to comply with the Mountain Vista Subarea Plan. B. The First Replat continues to comply with the Gillespie Farm Amended Overall Development Plan. C. The First Replat continues to satisfy the applicable development standards of the L-M-N zone district. D. The First Replat continues to satisfy the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends approval of Maple Hill First Replat, #29-OOH. the range, there are no issues related to exceeding the maximum allowable density. B. Mix of Housing 1. A minimum of three housing types is required for any project containing 45 acres or more. A single housing type shall not constitute more than 90% of the total number of dwelling units. As currently approved, Maple Hill First Filing satisfies this standard by providing three types of housing. These types, and their percentage of the total, are as follows: (a.) 92 standard lot single family detached dwellings on lots containing 6,000 square feet or more for 17.45% of the total. (b.) 357 small lot single family detached dwellings on lots containing 6,000 square feet or less for 67.74% of the total. (c.) 78 single family attached (duplexes) dwellings for 14.88% of the total. As proposed with the First Replat, there would be a gain of ten single family detached lots that are under 6,000 square feet, and a loss of seven duplex lots. Consequently, the mix of housing types would change as follows: (d.) 92 standard lot single family detached dwellings on lots containing 6,000 square feet or more for 17.36% of the total. (e.) 367 small lot single family detached dwellings on lots containing 6,000 square feet or less for 69.24% of the total. (f.) 71 single family attached (duplexes) dwellings for 13.40% of the tota 1. As can be seen, the change in the mix of housing types is minor and does not cause the project to fall out of compliance with the standard. The highest number of houses, small single family detached dwellings on lots containing 6,000 square feet or less, increases slightly from 67.74% to 69.24%. This housing type represents the largest percentage within the project and remains significantly below the maximum allowable of 90%. acres for a neighborhood park that will be developed by the City of Fort Collins at some point in the future. An off-street bicycle/pedestrian path will be provided. Future phases include multi -family on 16.90 acres and a neighborhood center on 1.00 acre. The site is bounded by the Poudre School District property on the south, the Number Eight Outlet Ditch on the east, and the Lind Farm (Centex Homes) on the north. County Road 11 (soon to be re -named Turnberry Road) forms the western boundary. The property is zoned L-M-N, Low Density Mixed - Use Residential. On March 9, 2004, two Maple Hill Replats were considered by the Hearing Officer. Referred to then as Maple Hill First and Second Replats, the Hearing Officer approved the two replats. The applicant, however, has since elected to not file these two replats and re -design the project causing the two previous replats to become null and void. Instead, the applicant has now submitted a new replat which, because of the cancellation of the first two replats, must not be called Maple Hill First Replat. 2. Compliance with L-M-N Standards: A. Density The P.D.P. is required to contain no less than five dwelling units per net acre and no more than eight dwelling units per gross acre of residential land. On a net acreage basis, the average density is 4.66 d.u.'s/acre. On a gross acreage basis, the average density is 3.85 d.u.'s/acre. The P.D.P. complies with not exceeding the maximum allowable density of the L-M-N zone, but falls short of meeting the required minimum. The P.D.P. is Phase One of the larger Gillespie Farm O.D.P. The future phases are shown as future tracts on the P.D.P. According to the approved O.D.P., these parcels are approved for multi -family (16.90 acres) and a neighborhood center (1.00 acre). It is expected, therefore, that with development of the future multi -family parcel, the residential density for the entire Maple Hill project will meet or exceed the required minimum of 5.00 d.u. on a net acreage basis. The phasing of density is allowed under Section 2.3.2(H)(8), which states "Any standards relating to housing density and mix of uses will be applied over the entire overall development plan, not on each individual project development plan review." The First Amended would add three lots which would positively contribute to achieving the required minimum density within Phase One. At the upper end of RECOMMENDATION: Approval EXECUTIVE SUMMARY: A. The First Replat continues to comply with the Mountain Vista Subarea Plan. B. The First Replat continues to comply with the Gillespie Farm Amended Overall Development Plan. C. The First Replat continues to satisfy the applicable development standards of the L-M-N zone district. D. The First Replat continues to satisfy the applicable General Development Standards of Article Three. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows N: L-M-N; Vacant (Lind Property -Under Development by Centex Homes) S: L-M-N; Vacant (Poudre School District Future School Site) E: L-M-N; Vacant (Irrigated Agriculture) W: R; Existing Single Family Detached in Unincorporated Larimer County The Maple Hill project is part of a larger 320-acre parcel that was annexed in 1978. Also in 1978, on the Maple Hill parcel, the Nineteenth Green Subdivision was approved consisting of 58 single family lots on 28.9 acres. Although this subdivision was approved and recorded, it expired due to lack of activity in the mid-1980's. The parcel is located within the Mountain Vista Area Plan adopted by City Council in March of 1999. The 160-acre Gillespie Farm Overall Development Plan was approved in February of 2001 and amended in October of 2002. The original Maple Hill subdivision was approved on September 9, 2003. This approved project represents the first and largest phase of a residential subdivision that is located on 136.89 acres at the southeast corner of County Road 11 (soon to re -named Turnberry Road) and Richards Lake Road. The approved plan includes 449 single family detached dwelling units and 78 duplex dwelling units for a total of 527 dwelling units. The project sets aside 7.16 r- ITEM NO. MEETING DATE 6iA STAFF_P6A,0 Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Maple Hill, First Replat, #29-OOH APPLICANT: Mr. Brad Lenz c/o V-F Ripley 401 W. Mountain Avenue, Suite 201 Fort Collins, CO 80521 OWNER: J2 Development Company 1194 Diamond Circle, Unit T Lafayette, CO 80026 PROJECT DESCRIPTION: This is a request to replat five blocks, and adjust the mix of housing types, within Maple Hill First Filing in the following manner: • Block 17 — Changes from 10 duplex lots at 50-foot width to 10 duplex lots at 45-foot width, plus one new single family lot. • Block 22 — Changes from 10 duplex lots at 50-foot width to 12 duplex lots at 45-foot width, minus one single family lot. • Block 29 — Changes from 9 single family lots to 10 duplex lots. • Block 18 — Changes from 11 duplex lots to 11 single family lots. • Block 23 — Changes from 8 duplex lots to 8 single family lots. The mix of housing changes from 449 single family lots to 459 single family lots, and from 78 duplex lots to 71 duplex lots. The replat would result in an increase of 10 single family lots and a decrease in seven duplex lots for an overall net gain of three lots. This would increase the total number of units from 527 to 530. The replat is a portion of the larger Maple Hill Subdivision. Maple Hill is a 137-acre residential neighborhood located at the northeast corner of Country Club Road (extended) and County Road 11. The parcel is zoned L-M-N. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT