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Home My WebLink AboutPC 24-02 Recommending Approval of the Frontier Estates Filing No 2 Preliminary Subdivision Plat 4-4-2024FIRESTONE PLANNING AND ZONING COMMISSION RESOLUTION NO. PC 24-02 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE TOWN OF FIRESTONE, COLORADO, RECOMMENDING APPROVAL OF THE FRONTIER ESTATES FILING NO. 2 PRELIMINARY SUBDIVISION PLAT WHEREAS, Melissa Leyba, Kip Farnsworth, and Michael Farnsworth (together, the "Applicant"), as the owners of certain real property located within the Town of Firestone, Colorado (the `Property"), have submitted a proposed preliminary subdivision plat for the Property (the "Application"); and WHEREAS, after a duly -noticed public hearing, at which evidence and testimony were entered into the record, the Planning and Zoning Commission finds and determines that the Application is complete, and that the Applicant has met the applicable requirements and standards set forth in the Firestone Municipal Code and Firestone Development Code; and WHEREAS, the Planning and Zoning Commission wishes to make a recommendation to the Board of Trustees regarding the Application. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE TOWN OF FIRESTONE, COLORADO: Section I. The Town of Firestone Planning and Zoning Commission hereby recommends the Board of Trustees approve the Frontier Estates Filing No. 2, Preliminary Plat, attached hereto as Exhibit A and incorporated herein by this reference, subject to and contingent upon compliance with the following conditions: 1. All remaining technical corrections to the Frontier Estates Filing No. 2, preliminary plat and construction drawings requested by Town staff shall be made to the Town staff's satisfaction. 2. At the Final Plat stage, the Town and the Applicant shall execute a subdivision agreement, in a form to be approved by the Town Attorney. As _ •1 PASSED AND ADOPTED this _T_ < ATTEST: Lna Gonzalez, Interim Town Clerk Frontier Estates Filing No. 2 Preliminary Plat FIRESTONE C O L D 12 A D O Staff Report Frontier Estates Filing No. 2 Preliminary Plat PP-22-009 Prepared by the Town of Firestone for the Planning and Zoning Commission April 4, 2024 GENERAL INFORMATION Purpose: This staff report is for the Frontier Estates Filing No. 2, Preliminary Plat, proposing 189 single-family detached lots and 13 tracts on 39.169 acres. Applicant: Permontes Group, Inc. 105 S. Sunset Street, Unit H Longmont, CO 80501 Location: The Frontier Estates Filing No. 2, Preliminary Plat is located on the west side of Frontier Street between Sable Avenue and Pine Cone Avenue Existing Conditions: Existing Zoning: R-A Residential A Existing Use: Vacant land, agriculture, agricultural out -buildings, single- family residential, and oil/gas facilities Frontier Estates Filing No. 2, Preliminary Plat Staff Report Adjacent Land Use/Zoning: ZONING LAND USE NORTH OS — Open Space Town of Firestone Central Park, Town Hall, Library SOUTH R-1 — Residential 1 Saddleback Heights Subdivision EAST AG (Weld County) Casagrande Estates Subdivision WEST R-A — Residential A Single-family residential, agriculture use, and oil/gas facility Frontier Estates Filing No. 2 Preliminary Plat - Plan Analysis The subject property is 39.169 acres in size and is located on the west side of Frontier Street between Sable Avenue and Pine Cone Avenue. The existing legal description is Lot 1 and Tract A Frontier Estates Final Plat Subdivision Filing No. 1. Tract A is mostly vacant with agricultural outbuildings and oil and gas facilities; and Lot 1 has a single-family residence, a detached garage, and an agricultural outbuilding. The proposed preliminary plat includes 189 total lots composed of single-family detached units. The gross density of the proposed subdivision is 4.83 dwelling units/acre in accordance with the Firestone Development Code (FDC). The proposed density will be compatible with adjacent developments by having an open space buffer and placing the larger residential lots on the southern perimeter of the subdivision near the existing larger lots in Saddleback Heights Subdivision. Recreational amenities include a 0.33-acre Pocket Park in Tract C, a 1.85-acre Neighborhood Park in Tract I, a perimeter trail network connecting to the Town's Central Park to the north, and through -block connections providing additional connectivity to the various elements. In total, approximately 1.68 acres of open space and 1.719 acres of parks are proposed with this subdivision. A cash -in -lieu payment will be required to cover the additional required acreage, in accordance with the FDC. Public infrastructure and utilities will be extended into the property by the developer at the time of the development. Frontier Estates Filing No. 2, Preliminary Plat Staff Report APPROVAL CRITERIA AND STAFF ANALYSIS Preliminary Plat Approval Criteria and Staff Analysis: The Preliminary Plat application for Frontier Estates Filing No. 2 was reviewed for compliance with the Approval Criteria from Section 16.7.6.0 of the FDC. The staff makes the following findings: A. The subdivision is generally consistent with the Town's Comprehensive Master Plan; Staff: The proposed preliminary plat is generally consistent with the R-L (Residential Low) land use designation as identified in the Town's Master Plan. B. The subdivision is generally consistent with and implements the intent of the specific zoning district in which it is located; Staff: The proposed preliminary plat is consistent with the purpose and intent of the R-A zone district as outlined in the FDC. C. The general layout of lots, streets, driveways, utilities, drainage facilities, and other services within the proposed subdivision is designed to meet the Town's standards related to health and safety in a way that minimizes the amount of land disturbance, maximizes the amount of open space in the development, preserves existing trees/vegetation and riparian areas, protects critical wildlife habitat, and otherwise accomplishes the purposes and intent of this FDC; Staff: The general layout of the proposed preliminary plat is consistent with applicable development and design standards set forth in the FDC. In addition, the general layout is consistent with the Town of Firestone Design Standards and Construction Specifications for Public Improvements. The streets have been planned in a traffic -conscientious design that will create easy access to the subdivision while dispersing the traffic of future property owners on their way home. Drainage facilities have been designed to be in conformance with all Town of Firestone Standards and Criteria, State statutes, and conform with previous and surrounding Master Drainage Studies. Watertines will be looped throughout the Site with connections to the Frontier Street waterlines. The Site is proposing 2 points of access and the use of adequately spaced fire hydrants meeting the standards and requirements of the Frederick -Firestone Fire Protection District. Sanitary sewer will run throughout the Site. The sanitary sewer for the Site will outfall to the north. It will then flow and connect to an existing sanitary main located north of Frontier Estates crossing the Town of Firestone property to reach an existing St. Vrain Sanitation line. Dry utilities will be provided by United Power and Black Hills Energy. D. The subdivision complies with all applicable use, development, and design standards set forth in Chapters 3, 5, and 6 of this FDC that have not otherwise been modified or waived pursuant to this Chapter or this FDC; Staff: The proposed preliminary plat complies with the development and design standards set forth in Chapters 3, 5, and 6 of the FDC. Frontier Estates Filing No. 2, Preliminary Plat Staff Report E. The subdivision complies with all applicable regulations, standards, requirements, or plans of the Federal or State governments and other relevant jurisdictions, including but not limited to wetlands, water quality, erosion control, and wastewater regulations; Staff: The proposed preliminary plat complies with applicable federal and state regulations. F. The subdivision will not result in significant adverse impacts on the natural environment, including air, water, noise, stormwater management, wildlife, and vegetation, or such impacts will be substantially mitigated; Staff: The proposed preliminary plat will not have a significant impact on the identified environmental conditions. The dominant existing land use on the project site is formerly tilled farmland. The vegetation is currently dominated by volunteer wheat, and weedy plants (cheatgrass, mullen, Russian thistle, sunflower, musk thistle). The site is fallow farmland with weedy species now dominating. There are no native plant communities on the site. There is a small stand of cottonwood trees (8-20 feet in height) in the southeastem section of the site along Frontier Street. Wildland Consultants, Inc. (WCI) completed the Ecological Assessment of the site. Eric Berg of WCI completed a field review and literature review to complete the assessment. Mr. Berg is a certified Wildlife Biologist and Certified Professional Wetland Scientist with over 20 years of experience working in Colorado. WCI did a field review of the site to determine if wetlands were present. Based on the field review there were no wetlands on the site. There are no Threatened or Endangered Species and Wildlife on the site. The site provides no habitat to Ute ladies tresses orchid, Preble's meadow jumping mouse, or Easter black -rail. There are no black -tailed prairie dogs on the site. There are no key or unique wildlife habitats on the site. The applicant is working with the oil and gas companies to remove the oil and gas facility on the Owen's Quarter Horse property that is creating the 350' setback in the southwest comer of the property and to plug and abandon all active wells on the site. No lots located within an oil and gas setback can be created by a Final Plat process. G. The subdivision shall be integrated and connected, where appropriate, with adjacent development through street connections, sidewalks, trails, and similar features; Staff: The proposed preliminary plat is integrated and connected to major pedestrian and vehicular passageways; parks and open space are generally located throughout the site. A trail network is proposed that will allow pedestrians to walk around the perimeter of the site and provide access to the Pocket Park, and connect to the Town's Central Park to the north. H. The subdivision will not result in significant adverse impacts on adjacent properties or such impacts will be substantially mitigated; Staff: The proposed preliminary plat will not have significant adverse impacts on adjacent properties given that an open space tract will provide a buffer to the surrounding properties. The proposed density will be compatible with adjacent developments by having an open space buffer and placing the larger residential lots on the southern perimeter of the subdivision near the existing larger lots in Saddleback Heights Subdivision. Frontier Estates Filing No. 2, Preliminary Plat Staff Report Adequate and sufficient public safety, transportation, utility facilities and services, recreation facilities, parks, and schools are available to serve the subject property while maintaining sufficient levels of service to existing development. Staff: The development is located within the St. Wain Valley School District and a referral was sent to the district. The school district indicated there is sufficient capacity at the local schools to serve the subdivision. The property is within the Frederick -Firestone Fire Protection District and the referral response indicates the site plan for the subdivision is acceptable as submitted. Sanitary sewer is provided by St. Wain Sanitation, a petition for inclusion was submitted on January 21, 2022. Parks and open space requirements are being met, as described in the Plan Analysis section of this report. J. The proposed preliminary plat will provide sufficient transportation, utilities, and recreational facilities while maintaining existing levels of service to the development. Staff: The primary access to the development will be from Frontier Street, a north -south collector roadway having an 80-foot roadway section at full build -out. The local roadway connection from Frontier Street will be aligned with the existing Weld County Sioux Court to the east. A future local roadway connection to the west has been identified for future development. Similarly, local roadway access to the north has been identified within the Preliminary Plat as a future connection to the Town's Master Planned east -west collector roadway. The southern local roadway access will connect to the existing Purdue Avenue right- of-way within Saddleback Heights Subdivision. The proposed Frontier Estates water supply network will connect to the Town supply at an existing 8-inch waterline stub within Purdue Avenue at the southern side of the development. Frontier Estates' sanitary sewer network will connect to the existing St. Wain Sanitation District network at an existing manhole near the northwest comer of the intersection of Sable Avenue and Frontier Street. Parks and open space requirements are being met, as described in the Plan Analysis section of this report. K. As applicable, the proposed phasing plan for the development of the subdivision is rational in terms of available infrastructure capacity. Staff: The phasing of the proposed preliminary plat is rational in terms of infrastructure capacities. The construction phasing of the project will be proposed with the final plat application and will be rational in terms of the available and required infrastructure to serve the project. As required by the Firestone Development Code, a Neighborhood Meeting was held on May 5, 2022. The required notice for the Neighborhood Meeting was provided. Frontier Estates Filing No. 2, Preliminary Plat Staff Report PUBLIC NOTICE Notice of the Public Hearings has been provided as follows: Published in the Longmont Times Call: March 20, 2024 Property Posted: March 20, 2024 Letters to Adjacent Property Owners: March 20, 2024 RECOMMENDATIONS Town staff recommends the Planning and Zoning Commission approve draft Resolution PC-24-02, a resolution recommending approval of the Frontier Estates Filing No. 2 Preliminary Plat application to the Board of Trustees with the following conditions: a. All remaining technical corrections to the Frontier Estates Filing No. 2 Preliminary Plat and construction drawings requested by Town staff shall be made to the Town staffs satisfaction. b. At the Final Plat stage, the Town and the Applicant shall execute subdivision agreement, in a form to be approved by the Town Attorney. 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