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NEW BUSINESS

CITY PLANNING COMMISSION AGENDA

ITEM NO:4.A-4.C

STAFF: LONNA THELEN

FILE NO(S):

A. - CPC PUZ 10-00024 – QUASI-JUDICIAL B. - CPC PUD 04-00193-A1MJ10 – QUASI-JUDICIAL

C. - CPC FP 10-00025 – QUASI-JUDICIAL PROJECT: CENTENNIAL GLEN FILING NO. 3 APPLICANT: CLASSIC CONSULTING ENGINEERS & SURVEYORS, LLC OWNER: THE BEBE GROUP, LLC

SITE

Alpine Glen Oak Valley

Ranch

Peregrine

Centennial Glen Filing No. 1

CPC Agenda June 17, 2010 8

PROJECT SUMMARY:

1. Project Description: This project includes concurrent applications for a zone change, major amendment to a development plan and a final plat for a 1.8-acre site located north of Orchard east of Centennial Boulevard.

The applicant is proposing to amend an existing four-lot single-family development into a seven-lot single-family development. A zone change from PUD/HS (Planned Unit Development, single-family residential, 2.22 dwelling units per acre [du/ac] density with a Hillside Overlay) to PUD/HS (single-family residential, 3.87 du/ac density) is required in addition to a major amendment to the existing development plan and a replat of the property. (FIGURE 1)

2. Applicant’s Project Statement: (FIGURE 2) 3. Planning and Development Team’s Recommendation: Approval of the applications, subject to

technical and informational modifications to the development plan and final plat. BACKGROUND:

1. Site Address: 4205, 4229, 4253 and 4277 Centennial Blvd. 2. Existing Zoning/Land Use: PUD/HS / vacant 3. Surrounding Zoning/Land Use: North: Agricultural with conditions of record and Hillside

Overlay (A/cr HS) / vacant South: PUD HS / single-family residential East: A/cr HS / vacant West: A HS / vacant (several horses presently reside on the property)

4. Comprehensive Plan/Designated 2020 Land Use: Low density residential 5. Annexation: Mount Saint Francis, 1981 6. Master Plan/Designated Master Plan Land Use: Peregrine Master Plan / Office / Residential 7. Subdivision: Centennial Glen Filing No. 2 8. Zoning Enforcement Action: None. 9. Physical Characteristics: The site has been partially graded and the previously approved private

street has been installed. The rear of the property has been identified with steep slopes, possible geologic hazards, and vegetation; this portion of the property has been preserved and will not be developed.

STAKEHOLDER PROCESS AND INVOLVEMENT:

The public process involved with the review of these applications included posting of the site for the internal review and sending postcards to all property owners within 500 feet of the property. Comments from the neighborhood were received and staff determined that a neighborhood meeting was necessary. The site was posted and property owners within 1,000 feet were notified of the scheduled May 6, 2010 neighborhood meeting. After the neighborhood meeting multiple neighborhood comments were received. The concerns identified included onsite parking, ensuring the homes match the character of the Peregrine neighborhood, and the covenants, conditions and restrictions (CC&R’s) that will be established with the new homes (FIGURE 3). The site was posted and postcards were sent to a modified 1,000-foot buffer for the City Planning Commission meeting.

ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN & MASTER PLAN CONFORMANCE:

1. Review Criteria / Design & Development Issues: In December of 2004, a PUD zone district and a four-lot single-family subdivision were approved for this property. The owner is now requesting that the subdivision be expanded from a four-lot single-family subdivision to a seven-lot single-family subdivision. The increase in density requires a change to the PUD zoning.

CPC Agenda June 17, 2010 Page 19

After the initial public notice, concerns from the surrounding neighborhoods were provided to staff. Therefore, the applicant was required to hold a public meeting to attain input from the neighbors. At the public meeting three major concerns were identified. Parking The current site plan provides one point of access for all seven single family homes via a private frontage road. The frontage road will be 20 feet wide and allow driveway access for all seven lots. There will be no parking allowed on either side of the frontage road. Centennial Boulevard in this location allows parking on both sides of the street. The neighborhood is concerned that there will not be enough parking for the residents. The applicant has noted that each property will provide a two-car garage and parking spaces for two additional vehicles behind the garage. City code requires that one parking space be provided for each single-family home. With the two-car garage and two paved spaces behind the garage and overflow parking on Centennial Boulevard, the project meets this requirement. Compatibility with Surrounding Neighborhoods The proposed project has similar lot size; front, side, and rear setbacks; lot coverage; and height requirements as compared to the surrounding neighborhoods. The density for this project is slightly higher, but there is a large area of open space directly behind the property. The Peregrine Master Plan allows between 0.01 and 20 dwelling units per acre (du/ac). The portion of Peregrine directly north of this property was planned to be between 3.51 and 7 du/ac. The property to the south (Alpine Glen) was planned to be between 12.01 and 20 du/ac. As shown in the chart below’ within a quarter of a mile there are three projects with very similar development standards (Centennial Glen Filing No. 1, Alpine Glen, and Oak Valley Ranch).

Project Name Zone Lot size FYS SYS RYS Min. lot width

Lot coverage height

Centennial Glen Filing No. 1 PUD HS min - 6,000 sf avg - 8,580 sf

15-18 ft. 5ft.

15-20ft. 50 ft. 35% 35ft.

Alpine Glen PUD HS min - 6,166 sf max -9,447 sf 10 ft. 5ft. 15ft. 50 ft. 45% 35ft. Oak Valley Ranch

R1-6 DF HS min - 4,000 sf avg - 6,000 sf

15-20ft. 5ft.

20-40ft. 50 ft. 30-45% 30ft.

Peregrine PUD HS

Centennial Glen Filing No. 3 PUD HS min - 8,817 sf max-15,222 sf

17-23ft. 5ft. varies 60ft. 30% 35ft.

Conformance with Peregrine CC&R’s The Peregrine neighborhood has recommended that Centennial Glen Filing No. 3 become a part of the Peregrine Homeowner Association (HOA). The applicant has provided copies of the recorded CC&R’s for this site, which appear comparable to the CC&R’s for the Peregrine HOA. CC&R’s are not reviewable criteria for the City. The determination of whether or not Centennial Glen Filing No. 3 becomes a part of the Peregrine HOA is a private matter between property owners.

2. Conformance with the City Comprehensive Plan: Policy LU 202: Make Natural and Scenic Areas and Greenways an Integral Part of the Land Use Pattern Treat the City’s significant natural features, scenic areas, trail corridors, and greenways as critically important land uses and infrastructure that represent major public and private investments and are an integral part of the city and its land use pattern.


Objective LU 4: Encourage Infill and Redevelopment Encourage infill and redevelopment projects that are in character and context with existing, surrounding development. Infill and redevelopment projects in existing neighborhoods make good use of the City’s infrastructure. If properly designed, these projects can serve an important role in achieving quality, mixed-use neighborhoods. In some instances, sensitively designed, high quality infill and redevelopment projects can help stabilize and revitalize existing older neighborhoods. Strategy LU 502d: Plan Residential Areas to Conserve Natural Features Plan neighborhoods in areas that contain significant natural features and environmental constraints to conserve those features through lower average densities or clustering of development. Strategy LU 601b: Support a Mixture of Housing Densities Adopt guidelines to support a range of housing densities in all developing and new neighborhoods. Target higher densities in proximity to open space, major thoroughfares, activity centers, and transit services.

The Comprehensive Plan promotes the use of existing infrastructure for new projects. This site would utilize the existing road and utilities network. The seven additional single-family homes use the cluster planning technique to preserves natural features on the site. The surrounding properties and trail systems provide open space for the residents.

3. Conformance with the Area’s Master Plan: The Peregrine Master Plan designates this property as O/R (Office / Residential); a specific density is not given. The proposal for a seven-lot single-family subdivision complies with the master plan designation.

STAFF RECOMMENDATION: ITEM NO: 4.A____CPC PUZ 10-00024 – CHANGE OF ZONE Approve the zone change from Planned Unit Development with Hillside Overlay, single-family detached, 2.22 du/ac density (PUD/HS) to Planned Unit Development with Hillside Overlay, single-family detached 3.87 du/ac (PUD/HS) zone based on the finding that the zone change complies with the zone change review criteria in City Code Section 7.5.603.B.

ITEM NO: 4.B CPC PUD 04-00193-A1MJ10 – PUD DEVELOPMENT PLAN Approve the development plan for Centennial Glen Filing No. 3, based upon the finding that the PUD development plan complies with the PUD and Hillside Development Plan review criteria in City Code Sections 7.3.606 and 7.3.504(D)(3), subject to compliance with the following technical and informational plan modifications:

Technical and Informational Modifications to the PUD Development Plan:

1. Include a note on the plan that states the following with reference to the 26-foot private utility, drainage, ingress/egress and landscape easement:

A private utility, drainage, ingress/egress and landscape easement as indicated on the drawing for access to Centennial Boulevard will be recorded when one of the lots are transferred to a new owner.


ITEM NO: 4.C CPC FP 10-00025 – FINAL SUBDIVISION PLAT Approve the final subdivision plat for Centennial Glen Filing No. 3, based upon the finding that the subdivision plat complies with the review criteria in City Code Section 7.7.102, subject to compliance with the following technical and informational plan modifications:

Technical and Informational Modifications to the Final Subdivision Plat: 1. Include a note on the plat that states the following with reference to the 26-foot private utility,

drainage, ingress/egress and landscape easement: A private utility, drainage, ingress/egress and landscape easement as indicated on the drawing for access to Centennial Boulevard will be recorded when one of the lots are transferred to a new owner.

2. Include the reception number for the vacation of the 5-foot public utility and drainage internal side yard easements from the previous plat.


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