Planning Commission - City of Lafayette

Planning Commission - City of Lafayette

COMMUNITY DEVELOPMENT DEPARTMENT MEMO To: Planning Commission From: Paul Rayl, Planner III Date: February 19, 2014 Subject: Blue Sage Subdivisi...

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COMMUNITY DEVELOPMENT DEPARTMENT

MEMO To:

Planning Commission

From:

Paul Rayl, Planner III

Date:

February 19, 2014

Subject: Blue Sage Subdivision – Sketch Plan Review Applicant/Owner: Michael Markel, Markel Homes – Applicant RMA Holdings & Boulder Community Hospital - Owners Location: North of South Boulder Road Land Use Designation: Medium Density Residential Current Zoning: T1 (Transitional Business) Proposed Zoning: R1/PUD (Medium Density Residential/Planned Unit Development) Total Area: 12.9 acres Vicinity Map

BACKGROUND The subject property is located to the north of Clinica Campesina and the Westgate Office Park on the north side of South Boulder Road. The Sketch Plan includes a compilation of property from 2 existing subdivisions, Tract A of Westgate Office Park Filing No.l and Tract A of the Cimarron Minor Subdivision. Tract A of the Cimarron Minor Subdivision (north of Clinica Campesina) was annexed to the City in 1982. Tract A of the Westgate Office Park was annexed to the City in 1995. When the entire property that is now the Westgate Office Park including

Tract A was zoned to T1 (Transitional Business) in 1996, a condition of rezoning approval was that the northern sections of the property adjacent to the Centaur Village Subdivision be reserved for residential development. Staff is unable to locate any similar conditions on Tract A of the Cimarron Minor Subdivision; however the Comprehensive Plan Land Use map designates the entire subject property as Medium Density Residential. The current T1 zone does allow residential uses including single-family, however the applicant intends to rezone the subdivision to R1/PUD (Medium Density Residential/Planned Unit Development. The current land use designations and zoning districts for the subject property are shown in the following maps: Existing Land Use Plan

Existing Zoning Map

Prior Agreements: The Westgate Office Park was zoned T1 in 1996. A condition of rezoning included reserving the northern portions of the property (Tract A) for residential uses, a 40 foot wide open space buffer along the northern property line and a structure height limitation of onestory for all structures within 100 feet from the 40 foot wide open space buffer. The development agreement for the Westgate Office Park Subdivision included provisions for providing proportional funding for a traffic signal at Cimarron Drive and South Boulder Road. The Cimarron Minor Subdivision included a requirement for public land dedication when Tract A was developed. Public Notification and Comment: Per the requirements of Section 26-16-3(c) of the Municipal Code, a neighborhood meeting was held on Tuesday, January 21, 2014. A copy of the sign-in sheet and comments are included in the applicant’s submittal and attached to this report. Comments generally focused on prairie dog mitigation and access to Hecla Lake. Per the public notification requirements, letters to property owners within 750 feet of the subject property have been mailed, a public notice has been advertised in the Colorado Hometown News, and public hearing signs have been posted on the property. To date, staff has received two comments from adjacent property owners. These are attached to this report. One comment focused on the aforementioned restriction to a single story for structures along the northern boundary of the subdivision. The other comment included the need for buffers between the communities. Blue Sage Subdivision

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Sketch Plan Review

Procedure: The Planning Commission is charged with approving the sketch plan, approving with conditions, or denying the application. If the Planning Commission approves the sketch plan application, the applicant may proceed with preparing and submitting preliminary plans. Sketch plan approvals are valid for two (2) years. The Planning Commission will review the preliminary plan once it has been submitted. SKETCH PLAN REVIEW General: The purpose of the sketch plan is to allow a review of the concept and the appropriateness of the proposed development in order to identify major problems which must be resolved and to assess the overall feasibility of the request. Approval of the sketch plan does not bind the Planning Commission to approve a preliminary plan, nor does it confer any vested rights upon the applicant. The applicant has submitted a sketch plan for a 53-lot single family residential development on approximately 12.9 acres located just north of the Westgate Office Park and Clinica Campesina. The property is also immediately adjacent to the North End single-family residential development in Louisville. In addition to the 53 single-family lots, the subdivision includes two outlots, Outlot 1 and Outlot A. Outlot 1 is proposed to be dedicated to the City as the required open space buffer mentioned previously. Outlot A would be maintained by the HOA and is located immediately adjacent to the open space buffer. Additional roads would be dedicated to the City including the extension of Cimarron Drive from the south into the subdivision and Etna Drive from the east. Outlot C on the southern end of the subdivision would provide on-site stormwater detention and would be dedicated to the HOA for maintenance. The subdivision includes 20 alley-loaded and 33 front-loaded single-family lots. The alley-loaded lots are located to the interior of the subdivision between Cimarron Drive and Etna Drive. As previously mentioned, the applicant has proposed to rezone the subdivision to R1/PUD. The Land Use Plan designation for the subject property is Medium Density Residential. This designation supports a density of up to 6 dwelling units/acre. The proposed subdivision includes a density of 4.1 dwelling units/acre. This designation is compatible with the R1 – Medium Density residential zone district. The restriction of buildings to only single story structures will affect this development. The original zoning required a 40 foot wide buffer along the northern boundary. The applicant proposes to dedicate a 50 foot, and at the western edge of the subdivision, an 80 foot wide outlot to act as a buffer. The single-story restriction was then to encumber any structures 100 feet south of the 40 foot wide open space buffer. It would appear that this restricted area will impact buildings on Lots 14, 15, 39, 40, and 41. Staff recommends the Preliminary Plan include a restriction limiting all structures to a single story within 140 feet of the northern property line of the subdivision to comply with the original conditions of rezoning. PUD (Planned Unit Development): A PUD is required for all residential development that does not qualify as a minor subdivision. The intent of the PUD requirement is to promote the most beneficial and creative development of the land. A PUD permits greater flexibility in design by having the effect of overlaying the existing zoning district and thereby adding to and modifying

Blue Sage Subdivision

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Sketch Plan Review

the existing zoning regulations. A PUD may modify any measurable standard of Lafayette’s Development and Zoning Code, except those specified in Section 26-18. The applicant has proposed a number of PUD modifications for the project. These modifications are listed below. • • • • • • • • •

Proposed PUD Modifications A reduction in minimum lot size from 7,000 square feet to 4,000 square feet for alley-loaded product and 4,500 square feet for front-loaded product; An increase in maximum lot coverage from 30% to 60% for all 2-story structures; An increase in maximum lot coverage from 30% to 70% for single-story structures; A decrease in front yard setback for the principal structure from 25 feet to 10 feet for alley-loaded and 12 feet for front-loaded units; A decrease in the front yard setback from 25 feet to 6 feet for a front porch on alley-loaded units and 8 feet on front-loaded units; A decrease in the front yard setback from 25 feet to 20 feet for garages; A decrease in the rear-yard setback from 25 feet to 8 feet for alley-loaded and 15 feet for front-loaded units; A decrease in the minimum separation between structures from 15 feet to 10 feet for alley-loaded units; and Maximum building height to be measured from top of roofline and not to exceed 35 feet.

While it is too early in the process for staff to conduct a detailed analysis of the requested modifications, the modifications are similar to what has been developed in the adjacent North End development in Louisville as well as the Silver Creek development in Lafayette. The modifications as requested do allow for flexibility in the development of the lots and provide the opportunity for neighborhood amenities such as front porches and homes in which the garage does not dominate the front façade and in turn the streetscape. In order for staff to recommend approval of the requested modifications, detailed architectural plans will need to be submitted with the Site Plan/Architectural review application. Staff recommends the Site Plan/Architectural Review be submitted with the Preliminary Plan in order to give staff the opportunity to review how the modifications would affect the overall development and be able to present the Planning Commission with a detailed analysis of each request. Staff has a few observations based on the sketch plan submitted. The first observation deals with the minimum lot size request. The proposed modifications include a reduction in minimum lot size from 7,000 square feet to 4,000 square feet for alley loaded single-family units. In reviewing the sketch plan it would appear that none of the proposed alley loaded lots are less than 4,500 square feet. Staff believes a minimum lot size of 4,500 square feet is appropriate for the alley loaded units. While the applicant may provide additional justification at the preliminary plan such as a variation in housing style and design, staff believes the minimum lot size for the alley loaded lots should be no less than 4,500 square feet. Blue Sage Subdivision

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Sketch Plan Review

The PUD modifications also propose a minimum lot size of 4,500 square feet for the frontloaded single-family units. In reviewing the sketch plan, staff was unable to find a front-loaded lot less than 5,000 square feet. Again, unless the applicant presents a compelling reason via the architectural submission with the Preliminary Plan, staff recommends the minimum lot size be no less than 5,000 square feet for the front-loaded lots. The Lafayette neighborhoods to the north and east were developed prior to the requirement for a PUD. Most of the lots meet the minimum lot size of 7,000 square feet. The North End development to the west in Louisville contains some lots that are a bit smaller than being proposed in Blue Sage. With the more traditional 7,000 square foot lots to the north and east and similar sized lots to the west, staff believes a minimum of 5,000 square feet for the front-loaded lots would provide an appropriate transition between the neighborhoods. Staff is also concerned with the requested modification with how height is measured. The current code measures height from the mid-point of the highest sloped roof to the over lot grade of the lot immediately below said spot. In the R1 zone, the maximum height allowed is 27 feet and would be measured utilizing the aforementioned criteria. Once again, without architectural plans and more detailed grading plans, it is hard for staff to determine if in fact it would be difficult to construct a home utilizing the current Code for measuring height. Without some justification submitted with the preliminary plan and site plan/architectural review, staff is hesitant to support this request. Staff recommends the subdivision be subject to the current height requirements as found in the Code. Staff has also found through experience with other developments which included alley-loaded lots that a setback greater than 5 feet along the alley will encourage parking within the setback area which may not be appropriate for the function and size of the adjacent alleyway. Staff recommends the applicant explore a ‘set-to’ line of 5 feet from the rear property line as part of the preliminary plan submittal. This would shift the 8 foot rear setback from the property line as requested with the sketch plan to a set-to line of 5 feet. Most likely then the garages for the alley loaded units would then be set-to 5 feet of the rear property line. Streets: The only existing access to the property is Cimarron Drive from South Boulder Road. Currently no other streets serve the property. The Etna Place Subdivision included a right-ofway dedication for the extension of Etna Drive to the eastern property line of the subject property. The applicant will not only be required to construct Etna Drive within the subdivision but will also be required to construct the incomplete portion of Etna Drive adjacent to Stan’s Automotive and Carquest Auto Parts off the subdivision property. Otherwise without this connection the subdivision would be limited to less than 50 lots with only one access. Currently Cimarron Drive is constructed to the southern property line of Tract A, Westgate Office Park. The plans indicated Cimarron Drive will be extended to the north and will loop around to connect with Etna Drive on the north side of the Subdivision. The plans also indicate a street (Lane B) will be constructed on the southern end of the subdivision to connect Etna Drive with Cimarron Drive near the Westgate Office Park. The westernmost 15 lots within the Subdivision will be serviced by a cul-de-sac (Court A) that will connect to Cimarron Drive.

Blue Sage Subdivision

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Sketch Plan Review

As previously mentioned the property is subject to a requirement to provide a proportional share of the cost of installing a traffic signal at Cimarron Drive and South Boulder Road. The sketch plan includes property from the Cimarron Minor Subdivision and Westgate Office Park. Both the existing subdivisions occupy the northeast and northwest corners of the intersection. The traffic signal cost sharing was deferred until future development which would occur with this subdivision. The applicant will be responsible for 50% of the cost of any future traffic signal at South Boulder Road and Cimarron Drive. Parking and Vehicular Access: Each single-family lot will provide a minimum of two (2) offstreet parking spaces as required by Code. Vehicular access will be from the extended and improved Cimarron Drive and Etna Drive, the two local streets identified currently on the plans as Lane “B” and Court “A” and the alleyway identified as Outlot B on the plans. Cimarron Drive and Etna Drive will provide access to South Boulder Road. With a possible signal at Cimarron Drive and South Boulder Road, the extension of Etna Drive will provide another opportunity for motorists to go left on South Boulder Road without being forced to do a u-turn at South Boulder Road and Cimarron. The alley-loaded lots will have access to both Etna Drive and Cimarron Drive. The lots next to the proposed detention pond will have access to the street currently labeled Lane “B” and from there to Etna Drive and Cimarron Drive. The applicant is proposing an 18 foot wide travel surface for the proposed 20 foot wide alleyway. Previous experience with developments which include alleys is that the 1 foot area beyond the 18 foot travel way becomes a difficult area to maintain. Staff recommends the applicant work with staff to identify an acceptable solution to this area prior to the submittal of a preliminary plan. Pedestrian and Bicycle Access: The plans indicate a 5 foot wide, attached sidewalk to be constructed along all streets in the subdivision. The existing sidewalk on Cimarron Drive to the south is also attached. Along with the proposed sidewalks, there is an existing trail just to the north of the subject property known as the Powerline trail. The plans indicate two connections to this existing trail from the proposed subdivision. At this time the trail ends at the western line of the City limits but an unofficial social trail has been created within Louisville providing access to Hecla Lake. The applicant for Blue Sage is also the developer of the adjacent North End residential development in Louisville. Eventually the City would like to connect with any future trails within the North End development. Staff recommends the applicant work with staff to identify possible connection points for both City’s trail systems prior to submittal of the preliminary plan. Also the sketch plan indicates a 15’ wide easement between lots 49 and 50. Staff recommends the applicant work with staff to identify if this could also be a pedestrian easement or outlot with a minimum 5 foot wide path or sidewalk access to Cimarron Drive. Bicycle access will also be available via the existing trail system and the proposed extensions of Etna Drive and Cimarron Drive. Public Transportation: RTD’s local “DASH” bus line provides service to this property between Boulder and downtown Lafayette at the park-n-ride. The Lafayette Park-n-Ride is located approximately 1.5 miles east of the subject property. There is an existing bus stop in front of Clinica Campesina for the westbound DASH and another bus stop on the south side of South Boulder Road at the Eagle Place development.

Blue Sage Subdivision

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Sketch Plan Review

Engineering/Utilities: Xcel reports that electric and gas facilities are nearby and the property can be served with the dedication of utility easements for each lot. The city engineer has reviewed the sketch plan and has submitted his comments in the attached memo. The most pressing matter for the applicant to address prior to submittal of a preliminary plan will be the proposed drainage from westernmost lots into the proposed detention facility. Staff recommends that the applicant address the issues identified by the city engineer prior to the submittal of any future preliminary plan. Water and Wastewater: Water services are available through existing water lines crossing the property. Connection to the City wastewater system is also feasible with service lines available immediately adjacent to the property. Drainage: All storm water drainage is proposed to flow into the proposed detention facility located in the southeast corner of the site. A formal drainage analysis and plan will be submitted with any future preliminary plan. Water Rights: Water rights for the development will be due as part of the recording of the final plan and development agreement. The City Engineer will calculate the required number of water rights needed with additional information to be provided at the preliminary plan stage. Floodplain & Subsidence: The subject property is not located within a 100-year floodplain. According to the 1986 Dames & Moore subsidence study the property doesn’t appear to be located within a subsidence area. Public Land Dedication: The Code requires a public land dedication of 12% of the gross land area for residential development. In this case the requirement is 1.55 acres (12% of 12.9 acres). Outlot 1 and Outlot A total 1.57 acres. The City of Lafayette Parks, Open Space, and Golf Department (POG) indicated previously that the City would not be interested in the dedication of Outlot A. The City is interested in the dedication of Outlot 1 to ensure the open space buffer required with the original zoning of the property in 1996 and as a buffer to the Powerline Trail. Outlot 1 totals approximately 1 acre. The applicant submitted a request to keep Outlot A private to be maintained by the HOA and requested credit for the remaining .55 acres of public land dedication with development of Outlot A. Outlot A is proposed to be developed with sod, benches and connections to the existing trail just to the north of the proposed Subdivision. Outlot A is approximately .58 acres. The City believes this private recreational amenity should be considered for credit to the public land dedication. Staff believes in order to qualify for credit towards the remaining dedication requirements, that in addition to the benches and connections to the existing trail, Outlot A also remain open to the public and include a picnic shelter with a table and trash can for use by the residents of the Subdivision as well as those utilizing the adjacent trail system. Staff recommends the applicant work with staff to design the additional picnic shelter amenity and include the details with the Preliminary Plan submittal. Additionally, Outlot A should be available and accessible from the adjacent trail system. Staff recommends a blanket pedestrian access easement be included over the HOA maintained Outlot A.

Blue Sage Subdivision

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Sketch Plan Review

Open Space/Recreation: Based on the aforementioned discussion, Outlot A would be available for outdoor activities for residents of the subdivision as well as the public. Also as mentioned previously, trail connections will be provided to existing trail on the north side of the development. This trail provides access to Waneka Lake Park, approximately ¼ mile northeast of the subject property. Community Amenities: Outlot A is intended to be developed with sod and benches. With the additional amenities proposed by staff, such as a picnic shelter, this should provide a small neighborhood gathering place. Landscaping: The applicant has submitted a sketch plan level landscape plan for the site. The plan includes the required street trees along with a landscaped entry monument area along Cimarron Drive and improvements to Outlot A to include sod and additional deciduous trees. Visitability: This project is subject to the Visitability regulations adopted by the City Council in September 2007. The Visitability ordinance states that a minimum of 25% of the dwelling units within the development shall comply with the Visitability criteria, which includes a zero step entry, wider hallways and a ground level bathroom that can accommodate a wheelchair. Of the 53 proposed dwelling units, 14 units will need to comply with the aforementioned criteria. The Visitability criteria also include provisions for the geographical dispersion of units throughout the development where possible due to site grading. Staff recommends a Visitability plan be submitted with the Preliminary Plan, subject to review and approval of staff, which will include the geographical dispersion of visitable lots. Said lots shall be identified on the PUD. Public Safety: Staff referred the sketch plan to both the Police and Fire Marshall. Overall the Fire Marshall is satisfied with the access provided. No comments were received from the Lafayette Police Department. Schools: The Boulder Valley School District (BVSD) has indicated that the proposed development is in the Louisville Elementary, Louisville Middle School and Monarch High School attendance areas. BVSD, as a rule, strives to keep new residents in schools within their City of residence. The City is supportive of this and supports BVSD in pursuing a boundary adjustment for the subject property to include it in the Lafayette feeder system. A boundary adjustment would mean additional student generation at Ryan Elementary, Angevine Middle School and Centaurus High School. Staff will monitor the progress of this boundary adjustment in hopes that it will be completed to coincide with any preliminary plan submittal. According to the Boulder Valley School District’s ratio the following students will be generated from this development at build-out: Elementary School Middle School High School TOTAL

Blue Sage Subdivision

14 7 10 31

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Sketch Plan Review

Developer’s Ability to Complete the Project: Markel Homes (Ridgeline Development Corporation) has successfully developed and built several projects in the Lafayette area including Spring Creek Subdivision, White Hawk Ranch Subdivision, and Hawk Ridge Estates. Markel Homes also constructed several homes in the Waneka Landing Subdivision. The applicant is also the developer of the North End residential subdivision adjacent to this property in Louisville. Build-out Rate & Growth Management Priority Status: This subdivision will be subject to a growth management priority status and building permit allocations. The applicant will be required to request a specific allocation at the time of the preliminary plan submittal. At this time the City appears to have the ability to provide building permits for the proposed development. Prior to and as part of the preliminary plan review, staff will work with the applicant to formulate an appropriate building permit allocation recommendation for the subdivision. Goal Fulfillment: This project complies with a number of policies listed in the City’s Comprehensive Plan: Policy B.2.2:

Policy C.1.1: Policy C.1.5:

Policy C.3.5: Policy C.4.2: Policy D.1.1: Policy E.1.1

Policy E.1.6:

Policy G.1.8:

Policy G.3.3:

Encourage compact and clustered development to facilitate more efficient provision of utility, drainage, and transportation infrastructure; community services; and, community facilities. Ensure that proposed development and redevelopment projects conform to the Land Use Map’s designations. Enhance Lafayette's pedestrian, small-town character by targeting future medium and high-density residential development to infill development locations that are readily accessible to and otherwise integrated with potential employment centers, commercial shopping areas and transit service routes. Consider changing family and household needs when reviewing proposed residential development applications. Require adequate infrastructure improvements including paved access, utilities, and controlled access from major collectors and arterials. Ensure that both the scale and appearance of proposed development and redevelopment responds appropriately to adjacent development. Encourage residential development that supports the spectrum of housing needs in the community, including seniors, first time home buyers and entry-level to mid-level employees through the provision of a variety of housing types, prices, styles, and sizes. Support housing that meets the health and childcare, transit, social, and recreational needs of households with special considerations, including seniors, single-parent families and persons with disabilities. Encourage all proposed subdivisions to have multiple vehicular access points. In the rare case when multiple access points are not practical, a secondary emergency vehicle access point should be provided. Ensure that proposed development and redevelopment provides an adequate system of sidewalks and trail facilities that meet City standards to promote walking and bicycling throughout the City. Connect new sidewalks and trails to existing sidewalks and trails.

City’s Financial Ability to Serve: The city is currently able to provide services in this area. Environment: The subject property contains a large prairie dog colony. The colony will have to be removed or relocated prior to development of the property. Staff is concerned that any mitigation that takes place may shift some of the prairie dog population to adjacent vacant Blue Sage Subdivision

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Sketch Plan Review

property. Staff recommends the applicant contact adjacent property owners and offer to work with them to coordinate mitigation of all the vacant properties in the area utilizing the steps identified within the City of Lafayette Prairie Dog Mitigation plan to address the issue. Cultural: No known cultural resources have been identified on the subject property. Homeowner’s Association: The plans indicate dedication and maintenance of certain outlots, including the proposed alleyways by an HOA. Staff recommends HOA documents be submitted for staff review with the Preliminary Plan. SUMMARY The Blue Sage Sketch Plan is for a 53-lot single-family residential subdivision. The property is bordered on the north, west and most of the eastern boundary by single-family developments. Commercial development exists to the south including the Clinica Campesina and Westgate Office Park. The property is vacant. This development would include the extension and completion of Cimarron Drive from South Boulder Road as well as the extension of Etna Drive from the adjacent commercial subdivision into Blue Sage and connecting with Cimarron Drive. This connection will provide another opportunity for motorists to access South Boulder Road. The Comprehensive Plan Land Use designation for the subject property is Medium Density Residential. The sketch plan as submitted is compatible with this designation. Staff feels this plan represents the most compatible type of development for this parcel. The applicant will need to coordinate with development of the North End Subdivision to ensure adequate trail connections are in place. Staff believes this will provide a compact, medium density development, in an infill location that is readily accessible to commercial shopping centers and transit service routes. It will provide pedestrian connections from the existing trail to commercial and institutional uses along South Boulder Road. Staff finds that the concept of the sketch plan is appropriate for the site and feasible, and the plan complies with the goals and policies of the Comprehensive Plan. Subject to the concerns expressed within this report, the proposed PUD modifications meet the intent of a PUD. RECOMMENDATION Staff finds the Blue Sage Sketch Plan meets the review criteria of Section 26-16-4 and the requirements of Section 26-17-4 and recommends approval of the sketch plan subject to the following conditions: PROPOSED CONDITIONS OF APPROVAL 1. The Site Plan/Architectural Review shall be submitted with the Preliminary Plan. 2. The preliminary plan shall include a restriction limiting all structures to a single story within 140 feet of the northern property line of the subdivision. 3. The minimum lot size for the alley loaded lots shall be no less than 4,500 square feet. 4. The minimum lot size shall be no less than 5,000 square feet for the front-loaded lots. 5. The subdivision shall be subject to the current height requirements as found in the Code.

Blue Sage Subdivision

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Sketch Plan Review

6. The applicant shall explore a ‘set-to’ line of 5 feet from the rear property line as part of the preliminary plan submittal. 7. The applicant shall work with staff to identify an acceptable solution to the maintenance of the 1 foot wide area on either side of the alleyway drive lane prior to the submittal of a preliminary plan. 8. The applicant shall work with staff to identify possible connection points between the Lafayette and Louisville’s trail systems prior to submittal of the preliminary plan. 9. The applicant shall work with staff to identify if the easement between Lots 49 and 50 could also be a pedestrian easement or outlot with a minimum 5 foot wide path or sidewalk access to Cimarron Drive. 10. The applicant shall address the issues identified by the city engineer in the memo dated February 6, 2014 and attached to this report, prior to the submittal of a preliminary plan. 11. The applicant shall work with staff to design the additional picnic shelter amenity and include the details with the Preliminary Plan submittal. 12. The preliminary plan shall include a blanket pedestrian access easement over the HOA maintained Outlot A. 13. Public land dedication requirement will be met with the dedication of Outlot 1and credit for the installation and maintenance of a shelter, table and trash receptacle on Outlot A. 14. A Visitability plan shall be submitted with the preliminary plan which will include the geographical dispersion of visitable lots. Said lots shall be identified on the PUD site plan. 15. The applicant shall contact adjacent property owners and offer to work with them to coordinate mitigation of all the vacant properties in the area utilizing the steps identified within the City of Lafayette Prairie Dog Mitigation plan to address the issue. 16. HOA documents shall be submitted for staff review with the Preliminary Plan. 17. The applicant shall be responsible for 50% of the costs of the future traffic signal at Cimarron Drive and South Boulder Road. MOTIONS: Proposed Motion for Approval: The Planning Commission approves this request for sketch plan approval, subject to the recommended conditions, finding that the proposal complies with the requirements for sketch plan submittal; the PUD criteria; and the Comprehensive Plan’s goals and policies. Proposed Motion for Denial: The Planning Commission denies this request for sketch plan approval finding that the proposal does not comply with sketch plan requirements; the PUD criteria; and the Comprehensive Plan’s goals and policies. Attachments: Applicant’s narrative, dated January 24, 2014; Neighborhood meeting sign-in sheet and comments from the public; Neighborhood Comments (2); City Engineer’s memo, dated February 6, 2014; Blue Sage Sketch Plan Blue Sage Subdivision

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Sketch Plan Review

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24 January 2014 Mr. Paul Rayl Planner II City of Lafayette 1290 South Public Road Lafayette, CO 80026 Re: Blue Sage



Sketch Plan Application

Dear Paul, Please find enclosed the required information to approve the Sketch Plan application for a new residential neighborhood called “Blue Sage”. The property is vacant, zoned TI and is located on 12.9 acres north of South Boulder Road on Cimarron Drive, within the Cimarron Minor Subdivision and Westgate Office Park in the City of Lafayette. The entire subdivision at build out is planned for 53 single-family detached homes, an expanded trail corridor and open space. There will be a mixture of 20 alley loaded and 33 front loaded single-family detached homes. The following outline details the application checklist information.

Property and Ownership Tract A Westgate Office Park Filing No I 0 South Boulder Road, Lafayette, CO 80026 5.01 Acres Owner: RMA Holdings, Inc. a Colorado Corporation Tract A Cimarron Minor Subdivision 2000 South Boulder Road, Lafayette, CO 80026 7.89 Acres Owner: The Community Hospital Association, a Colorado nonprofit corporation

Applicant Ridgeline Development Corporation is the applicant with Michael Markel as the under contract purchaser of the 2 properties listed above. Dedications and Maintenance We intend to dedicate the open space corridor across the north side of the property to enlarge the existing trail and open space network for the city and existing neighborhoods. A partial land dedication is provided per staff request. The remaining

land dedication area vill be satisfied by a credit of open space provided. See land dedication table on the sketch plan.

The roadways will have attached sidewalks and will be dedicated and maintained by the City of Lafayette. The alleys and detention pond will be privately dedicated and maintained by the home owners association. Manning Objectives Blue Sage is an infill development designed to provide quality homes, pedestrian connections and open space for an active life style buyer. A PUD will be utilized to set bulk standards, lot coverage and setbacks needed to build the intended architecture and planning design. The standards proposed for this project are the same as those approved for Silver Creek Filing #2. Please review the bulk standards in the plan set for details. Developers Intentions Ridgeline Development Corporation intends to record the plat and develop the property. Markel Homes Construction Company plans at this time to build most of the homes at Blue Sage. Development Schedule We hope to finish approval and record the plat in fall of 2014 and start public improvement in early 2015. Neighborhood Meeting A neighborhood meeting was held on 21 January 2014 at the Lafayette Public Library. A sign in sheet is attached with comments. Easement Vacation Request 2 easements are requested for vacation. The drainage easement in the SEC is not needed. A detention pond will be placed in this location and defined by an outlot. The north-south water-sewer easement will be vacated and realigned wihtin the proposed ROW. Mineral Notification The city’s Certification of Notice Pursuant to C.R.S. 24-65.5-103 is attached. We look forward to presenting this project and your approval. Feel free to contact me at 303-339-6116 if you have any questions or need additional information. Visit www.markelhomes.com to explore our communities and Energy Star rated homes. Sincerely,

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Chad Kipfer Ridgeline Development Corporation

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Paul Rayl From: Sent: To: Subject:

KRISTEN OTTOSON [[email protected]] Tuesday, February 18, 2014 1:18 PM Paul Rayl Blue Sage

Hi, Paul— My family moved to Lafayette in 1984. One of the attractions of both Lafayette and Louisville at that time were that they were separate communities. I hate to see the distinction between the communities break down further and would like to see more buffer space between the two communities. (Blue Sage brings more long-term advantage to Louisville. People in my neighborhood to buy groceries in Louisville, shop, and eat in Louisville since Lafayette has been too slow to develop a viable business district and has instead sunk bundles of money into Public Road. Good luck with that.) Kris Ottoson 1408 Cypress Circle Lafayette, CO 80026

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2 subjects: We attended a presentation with a ‘Markel’ representative for the Blue Sage Development which is approaching the Sketch Plan process. The planner is Paul. 1) We support the configuration especially the proposed increased trail space and park location for this subdivision .2) I would also suggest a row of Evergreen trees along the areas where car headlights would reflect onto the homes in Centaur Village and as much lowlevel lighting as is allowed. 3)The residents now have a great view of Pikes Peak. Would suggest ranch homes along the north boundary of Centaur Village since the developer is proposing a mix of homes. Previous developer, Lon UHeureux, had committed to this idea. On another topic, we are seeing signs of a proposed Shell Gas Station on 95th.. Where is this being proposed? We have gas station at the 7/11, therefore I do not believe that we need another in close proximity to that station and would not support one that is in close proximity to residential communities.

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Complete the form below to submit your questions / comments. PLEASE NOTE: Messages from this form are received during normal business hours. If you have an emergency or need immediate assistance, dial 911 (emergency) or 303-441-4444 (police non-emergency). First Name: Becki Last Name: Beckharn Zip Code: 80026 Email Address: hheckhamhouldercountv.org Whom would you like to contact?: Community Development Please leave your comments or questions below.: 2 subjects: We attended a presentation with a ‘Markel’ representative for the l3lue Sage Development which is approaching the Sketch Plan process. The planner is Paul. 1) We support the configuration especially the proposed increased trail space and park location for this subdivision .2) I would also suggest a row ol Evergreen trees along the areas where car headlights would reflect onto the homes in Centaur Village and as much low-level lighting as is allowed. 2

3)Tle residents now have a great view oI Pikes Peak. Would suggest ranch homes along the north boundary oF Centaur Village since the developer is proposing a mix of homes. Previous developer, Lon LI-leureux, had committed to this idea. On another topic, we are seeing signs of a proposed Shell Gas Station on 95th.. Where is this being proposed? We have gas station at the 7/1 1. therefore I do not believe that we need another in close proximity to that station and would not support one that is in close proximity to residential communities.

Additional Information: Form Submitted on: 1/30/2014 8:15:19 AM Submitted from IP Address: 97.107.70.37 Referrer Page: http://w.cityoflafayette.com/FomCenter/Contact-Us-4/Contact-Us-34 Form Address: http ://www.cityoflafayette.com/FormCenter/Contact-Us-4/Contact-Us-34

3

City of

I.44tI1

Public Works

i,,

1290 S. Public Road



Lafayette, Colorado 80026



A

A

(303) 665-5588 Fax (303) 665-2153

j

To:

Paul Rayl, Planner II

From:

Peter F. .Johnson, P.E., City Engineer

Date:

February 6, 2014

Subject: Blue Sage Sketch Plan Review -

Water Overall the system looks like it will work. Need to show replacement connection to PRV vault. Lines at the North end of Cimarron look “messy”. why not keep the water line on the inside all the way around the Cirnarron Loop? Remove existing water line through buildable lots. The 3 fire hydrants shown on the east side are insufficient to serve the whole project.

Sewer Will the sewer in Court “A” be really deep at the north end? Is there any reason not to run it to the south with an exit between lots 49 & 50? Sewer does not exist north of the existing end of Cimarron.

Streets ROW only needs to be 47ft if you do a standard 36 ft Flowline and a 5 ft sidewalk. Transition through “S” curve at existing end of Cimarron. Lane 13 seems to show a 50 ft ROW with detached walk. This is not what the standard detail shows. Is there a need for the Etha Dr. eyebrow where it enters the site? The traffic study will need to assess the availability of gaps in South Boulder Rd. traffic to allow for SBLT movement at Cimarron. The demand for this movement will need to account for all the off site trafflc generated from Stan’s, the credit union, Car Quest, etc. The numerous WB u-turns at this intersection will also need to be addressed.

Drainage The site will require extensive earthwork to drain as shown with arrows on the sketch plan. The fill at the south end of Court A will probably be excessive. Consider reversing the grade and provide an outlet pipe to Cimarron. Pipe configuration at the end of existing Cimarron is strange. Consider piping out of western type “R” inlet into the main storm sewer. Is the western detention pond pipe from the existing type “R” inlets in Cimarron an inlet or outlet?

Water Supply • Water Treatment • Water Distribution • Street Improvement & Maintenance • Engineering Traffic Control • Fleet Maintenance • Storm Water Drainage • Wastewater Collection • Water Reclamation

BLUE SAGE

BLUE SAGE SKETCH PLAN

SKETCH PLAN

TRACT A OF WETGATE OFFICE PARK FILING ONE AND TRACT A OF CIMARRON MINOR SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP1 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF LAFAYETTE, COUNTY OF BOULDER, STATE OF COLORADO

LAFAYETTE, COLORADO

■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ 401 West Mountain Avenue Suite 100 Fort Collins, CO 80521 fax 970/224.1662 phone 970/224.5828 www.ripleydesigninc.com [email protected]

IN ASSOCIATION WITH:

SIGNATURE BLOCKS

OWNERSHIP AND MAINTENANCE OUTLOT

USE

AREA (SF)

1

OPEN SPACE

42,950

DEDICATED TO CITY

CITY

OWNERSHIP

A

OPEN SPACE

24,732

HOME OWNERS ASSOCIATION

HOME OWNERS ASSOCIATION

ALLEY

15,503

HOME OWNERS ASSOCIATION

HOME OWNERS ASSOCIATION

C

DETENTION / OPEN SPACE

38,305

HOME OWNERS ASSOCIATION

HOME OWNERS ASSOCIATION

DEVELOPERS INTENTIONS THE DEVELOPER INTENDS TO DEVELOP THE LAND AND BUILD HOMES AND LOTS FOR SALE.

COVER SHEET OVERALL SITE PLAN LANDSCAPE PLAN STREET CROSS-SECTIONS

1 2 3 4

LOCATION MAP

RIDGELINE DEVELOPMENT COORPORATION CHAD KIPFER 5723 ARAPAHOE AVE. #2B BOULDER, CO 80303 (303) 449-8689

MAINTENANCE

B

SHEET INDEX

DEVELOPER / APPLICANT

P- PUBLIC DISTRICT T1- TRANSITIONAL BUSINESS DISTRICT R1- MEDIUM DENSITY RESIDENTIAL DISTRICT R3- MULTI FAMILY RESIDENTIAL DISTRICT PUD- PLANNED UNIT DEVELOPMENT

SITE ENGINEER JLB ENGINEERING CONSULTANTS JIM BLANKENSHIP, P.E. 743 PEAR COURT LOUISVILLE, CO 80027 303.604.1634

GENERAL NOTES 1.

REFER TO UTILITY PLANS FOR LOCATIONS OF STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES.

2.

REFER TO THE CIVIL ENGINEERING PLANS FOR DETAILED INFORMATION OF PROPOSED TOPOGRAPHY, UTILITY, AND STREET IMPROVEMENTS.

3.

REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS, UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.

4.

ALL CONSTRUCTION WILL BE COMPLETED IN ONE PHASE.

5.

ALL SIDEWALKS AND RAMPS WILL CONFORM TO CITY STANDARDS. ALL HANDICAP PARKING SPACES, AND RAMPS ARE TO BE VERIFIED WITH CIVIL ENGINEER FOR GRADING, DRAINAGE, AND ACCESSIBLE ROUTE CONSIDERATIONS. HANDICAP PARKING SPACES SHOULD SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES SHOULD SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND NO MORE THAN 1:48 CROSS SLOPE.

6.

ACCESSIBLE RAMPS TO BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES.

7.

PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF LAFAYETTE. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDING THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT SHALL BE NO MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.

P SITE BOUNDARY CITY LIMITS

R1 T1 T1 ISSUED

P R3 PUD

No. DESCRIPTION 1 SKETCH PLAN 2

DATE 1.24.14

REVISIONS No. DESCRIPTION 1

DATE

SEAL:

PROJECT No.: DRAWN BY: REVIEWED BY:

R13-064 SS LR

COVER

1

BLUE SAGE SKETCH PLAN

LAFAYETTE, COLORADO

■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■

401 West Mountain Avenue Suite 100 Fort Collins, CO 80521 fax 970/224.1662 phone 970/224.5828 www.ripleydesigninc.co [email protected]

IN ASSOCIATION WITH: DEVELOPER / APPLICANT RIDGELINE DEVELOPMENT COORPORATION CHAD KIPFER 5723 ARAPAHOE AVE. #2B BOULDER, CO 80303 (303) 449-8689

SITE ENGINEER JLB ENGINEERING CONSULTANTS JIM BLANKENSHIP, P.E. 743 PEAR COURT LOUISVILLE, CO 80027 303.604.1634

T1 - TRANSITIONAL BUDINESS DISTRICT

EXISTING ZONING

GROSS DENSITY GROSS AREA

12.9 AC

TOTAL DWELLING UNITS

53

GROSS DENSITY

4.1 DU/AC

NET NET AREA

7.8 AC

TOTAL DWELLING UNITS

53

NET DENSITY

6.8 DU/AC

LAND DEDICATION SUMMARY

AREA REQUIRED (12% (ACRES) OF GROSS AREA)

PROVIDED OUTLOT 1 OUTLOT A* (CREDIT)

.99 .58

TOTAL 1.57 1.55 ACRES * CREDIT FOR CITY DEDICATION SHALL BE GIVEN FOR OUTLOT "A" WHICH IS TO BE OWNED AND MAINTAINED BY THE H.O.A. AND ADJACENT TO THE CITY OPEN SPACE.

ISSUED No. DESCRIPTION 1 SKETCH PLAN 2

DATE 1.24.14

REVISIONS No. DESCRIPTION 1

DATE

SEAL:

PROJECT No.: DRAWN BY: REVIEWED BY:

R13-064 SS LR

SITE PLAN

2

BLUE SAGE SKETCH PLAN

LAFAYETTE, COLORADO

■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■

401 West Mountain Avenue Suite 100 Fort Collins, CO 80521 fax 970/224.1662 phone 970/224.5828 www.ripleydesigninc.co [email protected]

IN ASSOCIATION WITH: DEVELOPER / APPLICANT RIDGELINE DEVELOPMENT COORPORATION CHAD KIPFER 5723 ARAPAHOE AVE. #2B BOULDER, CO 80303 (303) 449-8689

SITE ENGINEER JLB ENGINEERING CONSULTANTS JIM BLANKENSHIP, P.E. 743 PEAR COURT LOUISVILLE, CO 80027 303.604.1634

LANDSCAPE NOTES 1.

TREES SHALL NOT BE PLANTED CLOSER THAN 4 FEET TO ANY GAS OR ELECTRIC LINE AND NO CLOSER THAN 5 FEET TO ANY WATER OR SEWER LINE. TREE PLANTING SHALL BE COORDINATED WITH THE PUBLIC SERVICE COMPANY. LOCATION OF ALL UTILITIES SHALL BE VERIFIED IN THE FIELD PRIOR TO PLANTING. A HORIZONTAL DISTANCE OF 40' BETWEEN STREET TREES AND STREET LIGHTS AND 15' BETWEEN ORNAMENTAL TREES AND STREET LIGHTS SHALL BE MAINTAINED. PLANT MATERIAL SHALL BE ADJUSTED IN THE FIELD TO MAINTAIN THE ABOVE CLEARANCE.

2.

ALL PLANT MATERIAL SHALL BE AT LEAST 5 FEET AWAY FROM BUILDING FOUNDATIONS.

3.

ALL PLANT MATERIAL SHALL MEET SPECIFICATIONS OF THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) FOR NUMBER ONE GRADE. ALL TREES SHALL BE BALLED AND BURLAPPED OR EQUIVALENT.

4.

ALL TURF AREAS TO BE PLANTED WITH TEXAS BLUEGRASS "REVELLI" TURF MIX UNLESS INDICATED ON PLAN AS NATIVE GRASS AREA.

5.

ALL SHRUB BEDS EXCEPT THOSE NOTED SHALL BE MULCHED WITH A MINIMUM 4" DEPTH RIVER ROCK, 2-3" (INCHES) IN DIAMETER OVER WATER PERMEABLE GEO-TEXTILE FABRIC MESH WEED BARRIER.

6.

EDGING BETWEEN SOD AND SHRUB BEDS SHALL BE 14 GA. X 4" GALVANIZED STEEL SET LEVEL WITH TOP OF SOD.

7.

MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION AS REQUIRED BY SITE CONDITIONS. OVERALL QUALITY AND QUANTITY SHALL BE CONSISTENT WITH THIS PLAN.

8.

EXISTING TREES SHALL BE PRESERVED WHENEVER POSSIBLE.

9.

ALL TURF AREAS SHALL HAVE SOIL PREPARATION AT A RATE OF 3 CUBIC YARDS OF ORGANIC MATERIAL PER 1000 SQ. FEET OF LANDSCAPED AREA.

10.

NO TREES, SHRUBS, FENCES, BERMS, OR OTHER MATERIAL CONSTITUTING VISUAL OBSTRUCTION SHALL BE PLANTED WITHIN ANY SITE DISTANCE TRIANGLE.

11.

MINIMUM REQUIREMENTS FOR SOIL PREPARATION SHALL INCLUDE 3 CUBIC YARDS OF ORGANIC MATERIAL PER 1000 SF OF EXISTING SOIL TILLED TO A MINIMUM DEPTH OF 6 INCHES. TREE AND SHRUB PITS SHALL BE BACKFILLED USING A MIXTURE OF ONE THIRD EXISTING SITE SOIL AND ONE THIRD TOPSOIL, AND ONE THIRD ORGANIC MATTER.

12.

PRIVATE LOTS TO PROVIDE IRRIGATION TO THEIR OWN LOT.

13.

OPEN SPACE TO HAVE NATIVE SEED AND SHALL NOT BE IRRIGATED.

14.

DRIP IRRIGATION TO TREES AND LANDSCAPING IN OPEN SPACE AREA AND DETENTION POND TO HAVE COMMON LANDSCAPE IRRIGATION METER, CONTROLLER AND SYSTEM MAINTAINED BY HOME OWNERS ASSOCIATION. APPROXIMATE LOCATION SHOWN ON PLAN.

ISSUED No. DESCRIPTION 1 SKETCH PLAN 2

DATE 1.24.14

REVISIONS No. DESCRIPTION 1

DATE

PLANT LIST QUANT.

ID

SCIENTIFIC NAME

COMMON NAME

HEIGHT

SPREAD

CONDITION

20-30'

20-30'

1.5" CAL.

93

Deciduous Trees

27

AGM

ACER GRANDIDENTATUM

BIGTOOTH MAPLE

27

GTI

GLEDITSIA TRICANTHOS INERMIS 'IMPERIAL'

IMPERIAL HONEYLOCUST

30'-0"

35'-0"

1.5" CAL.

B&B

34

QRR

QUERCUS ROBUR

ENGLISH OAK

40-60'

30-40'

3" CAL.

B&B

32

TAA

TILIA CORDATA

LITTLELEAF LINDEN GREENSPIRE

30-40'

25-35'

3" CAL.

B&B

B&B

SEAL:

LEGEND SYMBOL

DESCRIPTION IRRIGATED TURF (POP-UP SPRAY IRRIGATED AREA)

CANOPY TREE

DRYLAND SEED AREA (WITH TEMPORARY IRRIGATION UNTIL ESTABLISHMENT) PERENNIALS

EVERGREEN TREE

R13-064 SS LR

LANDSCAPE PLAN

DECIDUOUS SHRUBS DECIDUOUS LOW SPREADING SHRUBS ORNAMENTAL TREE EVERGREEN SHRUBS

PROJECT No.: DRAWN BY: REVIEWED BY:

3

BLUE SAGE SKETCH PLAN

LAFAYETTE, COLORADO

■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ 401 West Mountain Avenue Suite 100 Fort Collins, CO 80521 fax 970/224.1662 phone 970/224.5828 www.ripleydesigninc.com [email protected]

IN ASSOCIATION WITH: DEVELOPER / APPLICANT RIDGELINE DEVELOPMENT COORPORATION CHAD KIPFER 5723 ARAPAHOE AVE. #2B BOULDER, CO 80303 (303) 449-8689

SITE ENGINEER JLB ENGINEERING CONSULTANTS JIM BLANKENSHIP, P.E. 743 PEAR COURT LOUISVILLE, CO 80027 303.604.1634

ISSUED No. DESCRIPTION 1 SKETCH PLAN 2

DATE 1.24.14

REVISIONS No. DESCRIPTION 1

DATE

SEAL:

PROJECT No.: DRAWN BY: REVIEWED BY:

R13-064 SS LR

STREET SECTIONS

4

J B

DRAINGE & TOPOGRAPHY PLAN

743 PEAR COURT LOUISVILLE, COLORADO 80027 PHONE: 303.604.1634 [email protected]

DRAINAGE PLAN LEGEND

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J B

UTILITY & TOPOGRAPHY PLAN

743 PEAR COURT LOUISVILLE, COLORADO 80027 PHONE: 303.604.1634 [email protected]

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