STAFF REPORT FOR MAJOR SUBDIVISION FINAL PLAT CASE NO. FA-12-002 HEARING DATE: September 5, 2012 CASE NAME: Solterra Subdivision Filing No. 12 PROCEDURE: Planning Commission ADDRESS OF MAJOR SUBDIVISION PROPOSAL: 2600 S. Indiana St. Lakewood, CO 80228 PROPERTY OWNER: Marc Savela Solterra, LLC 118 Inverness Drive West, Ste. 150 Englewood, CO 80112 APPLICANT S CONSULTANTS: Jansen Strawn, Consulting Engineers DSW 1165 S Pennsylvania St, Ste. 120 616 E Speer Blvd, Ste. 300 Denver, CO 80210 Denver, CO 80203 REQUEST: The applicant is requesting approval of a final plat for a major subdivision to replat Lot 1, Block 4 of the Solterra Subdivision Filing No. 10 and Lot 1, Block 3 of the Solterra Subdivision Filing No. 9 into 129 single-family residential lots, one super lot, five tracts, and dedicated right-of-way. CITY STAFF: Planning Development Assistance Kara Mueller, Associate Planner Engineering Development Assistance Dieter Magin, Civil Engineer III Traffic Engineering John Padon, Manager, Traffic Engineering Property Management Spencer Curtis, Senior Right-of-Way Agent Community Resources Ross Williams, Facilities Planner Economic Development Neil Marciniak, Economic Development Specialist STAFF RECOMMENDATION: Approve. Kara Mueller, Associate Planner Planning Development Assistance Evelyn Baker, Manager Planning Development Assistance ATTACHMENTS TO THE REPORT: Attachment A- Vicinity Map/Aerial Map Attachment B- Zoning Map Attachment C- Solterra Subdivision Filing No. 12 Attachment D- Draft of the Solterra Subdivision Filing No. 12 Site Plan and Phase III Final Development Plan Attachment E- Solterra West Official Development Plan Attachment F- Final Plat Resolution
Page 2 of 7 I. SUMMARY OF REQUEST Solterra, LLC has submitted a request for a final plat to plat 161.44 acres of land into 129 singlefamily residential lots, one super lot, five landscape tracts with pedestrian paths, and dedicated right-of-way. The Solterra West ODP regulates the land uses and lot/development standards for this property. The property is located at 2600 S. Indiana St., is zoned Planned Development (PD), and is regulated by the Solterra West Official Development Plan (ODP). Two plans exist for the Rooney Valley and the Solterra development utilizes the guiding principles within the Rooney Valley Joint Master Plan and the Joint Rooney Valley Development Standards. II. PROCESS The Planning Commission has the authority to review a major subdivision request and make a determination by resolution to either approve or deny the subdivision request. The City of Lakewood Subdivision Ordinance sets forth regulations for the review of proposals to subdivide land in the City of Lakewood. The purpose of subdivision regulations is to regulate the future growth of the City and to direct and control private and public land development. Important factors to be considered in reviewing a subdivision include: Protection of public health, safety and welfare; and Adequate provision of public utility and transportation systems; and Effective land use arrangements; and Other features of a reasonable living environment. The applicant is required to submit a preliminary plat or site plan prior to approval of a final plat, so that staff can evaluate how well a subdivision proposal meets the design standards outlined for in the Subdivision Ordinance. In addition because this area falls within the Intergovernmental Agreement (IGA) area where both the Town of Morrison and City of Lakewood share review of development a Final Development Plan is required in-lieu of a standard site plan. The Phase III Final Development Plan has been provided to show that the site can be developed to meet the standards of the zoning, Rooney Valley Joint Master Plan, and Rooney Valley Development Standards. This document will be formally approved administratively by the Joint Project Review Coordinators of the IGA. Therefore, the Solterra Subdivision Filing No. 12 Site Plan and Phase III Final Development Plan has been submitted for administrative approval and has been provided with this packet as a reference document in lieu of a preliminary plat. The site plan depicts buildable footprints on lots, final landscaping, and site improvements. The final plat for the major subdivision has been reviewed by staff for conformance with the preliminary plat or site plan, proper engineering, subdivision design, verification of dedication of land for public use, and construction of public improvements for the consideration of approval before the Planning Commission. III. EISTING CONDITIONS This subdivision is a replat of Lot 1, Block 4 of the Solterra Subdivision Filing No. 10 and Lot 1, Block 3 of the Solterra Subdivision Filing No. 9. The property is located in the Rooney Valley south of West Wesley Avenue, east of the central corridor, west of South Indiana Street, and north of West Yale Avenue. This subdivision will be the fifth and final plat within Planning Area 6 of the Solterra West ODP, which allows for single-family detached units in this area. IV. AGENCY REVIEW AND NOTIFICATION The City sent case referrals to the agencies listed below. The applicant mailed notice of the public hearing to 199 residents and owners of property within 500 feet of the subject property and 6
Page 3 of 7 registered homeowner associations within 1,000 feet of the subject property, as required by the Lakewood Subdivision Ordinance. Agency Notification Referral Comments Sent Sent Received West Metro Fire Protection District Green Mountain Sanitation District Fossil Ridge Metropolitan District Consolidated Mutual Water Company cel Energy Century Link Comcast Lakewood Police Department Jefferson County Schools Jefferson County Town of Morrison Solterra HOA Solterra Neighborhood Liaison Committee Ward 4 Coalition Summit Glen at Green Mountain HOA Tamarisk at Green Mountain HOA Coyote Gulch HOA Owners of property within 500 feet To date the City has received no objections in response to the case referrals and notifications. Below is a summary of the substantive comments received from outside agencies: 1. cel Energy requested that easements be placed across Tracts A-E to allow for proper installation and maintenance of electric lines from one lot to another across these tracts. Easement connectivity has been provided in line with the rear lot easements to provide continuity in crossing from one lot to another across these tracts. 2. Jefferson County Public Schools requests fees-in-lieu of land dedication for each of the proposed lots. 3. Town of Morrison had no comment on the proposed subdivision. Comments were provided and addressed for the Phase III Final Development Plan for the portion of property within Planning Area 6 that is within the Intergovernmental Agreement (IGA) area. V. PROJECT ANALYSIS The proposed major subdivision is required to meet the criteria established in the Lakewood Subdivision Ordinance. The following is a summary of staff s analysis. A. Conformance with the City of Lakewood Zoning Ordinance, Municipal Code, Building and Housing Codes and other applicable ordinances of the City of Lakewood. (Article 3: Subdivision Design Standards, Section 16-3-1(1) B) 1. Zoning and Land Use: The proposal complies with the applicable zoning and land use regulations. The property is zoned Planned Development (PD) and is regulated by the standards of the Solterra West Official Development Plan (ODP). The proposed subdivision is a portion of Planning Area (PA) 6 of the Solterra West ODP. The allowed average density for PA 6 is 6.0 dwelling units per acre (du/acre). This planning area
allows for single-family detached residential units. September 5, 2012 Page 4 of 7 The proposed density of the Solterra Subdivision Filing No. 12 is 3.8 du/acre. This proposed subdivision will plat the remainder of PA 6. The overall average density within PA 6 will be 4.6 du/acre. The Solterra West ODP allows for a minimum lot size of 3,200 square feet and a minimum lot width of 45 feet for each individual single-family lot. The proposed lots meet these minimum lot size and lot width requirements. 2. Park Land Dedication: All community and neighborhood park needs will be satisfied by a combination of cash-in-lieu payments and current and future land dedication. The Solterra West ODP requires that the developer dedicate land for community and neighborhood park needs. A developer previously provided funds to meet the community park requirements of the Parkland Dedication Ordinance and the original Springfield Green Subdivision. The City used the funds to develop a portion of Coyote Gulch Park. The neighborhood park needs for this subdivision have been satisfied with the dedication of the eastern corridor open space and the existing obligation for future dedication of the central and western corridors as depicted in the Springfield Green ODP Modification No. 4 and the Solterra West ODP. In addition, the Retreat at Solterra is a private recreation center that is available to all residents within the proposed development. The Fossil Ridge Metropolitan District also donated substantial funds toward parkland improvements for Forsberg Iron Spring Park. 3. School Land Dedication: A school land dedication fee of $1,133 is required by the Jefferson County R-1 School District for each lot within the subdivision. In accordance with an agreement with the Jefferson County R-1 School District, the school land dedication fee will be collected prior to issuance of a building permit for each residential lot. B. Conformance with the Comprehensive Plan, Major Street Plan, Bicycle System Master Plan, and Capital Improvements and Preservation Program of Lakewood. (Article 3: Subdivision Design Standards, Sections 16-3-1(2) and 16-3-1(1) C) 1. Conformance with the Comprehensive Plan: The proposed major subdivision is in conformance with the Lakewood Comprehensive Plan in that it furthers the residential goal to promote infill development that interacts well with the character of adjoining neighborhoods. The proposed single-family residential lots are similar in size and width as the adjacent Solterra Subdivision Filings 8, 9, 10, and 11 to the north and east. The major subdivision will not alter the scale and layout of Solterra in terms of neighborhood character or pedestrian use. All lot sizes and lot widths meet the standards of the Solterra West ODP. 2. Compatibility with Adjacent Sites: The proposed subdivision is compatible with existing single-family residential lots in Solterra and Hutchinson Green Mountain in terms of density, height, and lot layout. The allowed average density within PA 6 is 6.0 dwelling units per acre (du/acre). The average density of Hutchinson Green Mountain is 4.25 du/acre. The overall average density within PA 6 will be 4.6 du/acre with the completion of this subdivision. 3. Conformance with the Major Street Plan, Bicycle System Master Plan, and Capital Improvements and Preservation Program of Lakewood: All proposed development is in conformance with the above mentioned plans and programs in terms of street layout and capital improvements. No separate bicycle trails are required with this subdivision.
Page 5 of 7 4. Public Improvements: A Development Agreement for the property was signed as part of the approval of the Springfield Green ODP Modification No. 1. This Development Agreement and its amendments describe the phasing for required public improvements for development of the property within the Solterra West ODP and Springfield Green ODP Modification No. 4. The developer has signed a Development Agreement amendment letter to include changes for this subdivision. The Central Corridor drainage improvements including a regional detention pond facility will be completed from West Wesley Avenue to West Yale Avenue. The final design for the regional detention pond and drainage improvements is currently being reviewed by staff, the Town of Morrison, and the Urban Drainage District. A temporary pond design has been submitted and is approvable for development while the final regional detention pond design is being completed. The required public improvements for this subdivision are listed under Section E.3. below Street and Pedestrian System. C. Conformance with City of Lakewood Engineering Requirements. (Article 3: Subdivision Design Standards, Section 16-3-1(1) F) A Final Street Construction Plan set, Drainage Report, Stormwater Management Plan (SWMP), and a Grading and Erosion Control Plan are required with this subdivision. These plans have been reviewed by the City s Engineering Division and are approvable. D. Conformance with the requirements of the fire district and utility companies serving the subject property. (Article 3: Subdivision Design Standards, Section 16-3-1(1) H and 16-3-7) 1. Utilities: The proposal has been reviewed by all external agencies that serve the property and by appropriate departments within the City of Lakewood. There are no objections from West Metro Fire Protection District or any utility companies to the proposed major subdivision. There are adequate services available to serve the property and the proposed development. 2. Referral Comments: See Section IV. Agency Review and Notification for substantive comments. All comments have been addressed. E. Conformance with the Residential Design Standards of the Lakewood Subdivision Ordinance. (Article 3: Subdivision Design Standards, Section 16-3-2) 1. Site Characteristics: The applicant will grade the site with respect to existing landforms and topography to meet the intent of the Rooney Valley Joint Master Plan and the Joint Rooney Valley Development Standards. The final elevation of the site is expected to be at least 20 feet lower in order to tie into the existing roadway elevations of West Wesley Avenue, South Indiana Street, and the roundabout at the intersection of these two roadways. This intersection is located in the northeast corner of PA 6. The layout and grades of the site will be oriented toward views. The overall grading within PA 6 will slope from the northeast to the southwest. 2. Lot Layout: The size, shape, and orientation of the lots are appropriate for the location of the subdivision and for the type of development and use. The proposed lot layout and topography meet the zoning requirements, the intent of the Rooney Valley Joint Master Plan, and the intent of the Joint Rooney Valley Development Standards. Lot shapes meet the development requirement of the Solterra West ODP for developing approved master planned homes within Solterra and will allow for a variety of single-family homes. There are no through lots and corner lots are wide enough to accommodate development and driveway spacing from the intersection. 3. Street and Pedestrian System: Primary access to the 129 single-family residential lots
September 5, 2012 Page 6 of 7 will be from connections with the subdivisions to the north and a direct access to South Indiana Street (collector street) via West Vassar Avenue (local street) to the east. The proposed streets meet the regulations of the Lakewood Subdivision Ordinance and Transportation Engineering Design Standards. All proposed streets will be constructed to meet applicable street standards. All local streets will have curb, gutter, and a 5-foot detached public walk on both sides of the streets. A 5-foot detached public walk will be constructed along the western side of South Indiana Street (collector street). No connection is proposed to West Yale Avenue from PA 6 due to the overall topography and compliance with roadway design standards. Construction of the northern half of West Yale Avenue, including a 5-foot detached public walk will occur with the development of PA 7 of the Solterra West ODP. 4. Homeowners Association: A Homeowners Association (HOA) has been formed, and the required Covenants, Controls & Restrictions have been recorded with the Jefferson County Clerk and Recorder. The Fossil Ridge Metropolitan District No. 1 will be responsible for maintenance of all common area tracts. F. Conformance with City of Lakewood Economic Development Goals. Solterra Subdivision Filing No. 12 will create 129 single-family residential lots. Residential development will increase rooftops that will fuel the demand for commercial and office development within the Rooney Valley. This will help to support retail businesses, promote job creation, workforce development, and enhance transportation efforts. VI. STAFF RECOMMENDATION Based upon the information and materials provided in the staff report, the City of Lakewood staff recommends that the Planning Commission find that: A. The applicant, Marc Savela of Solterra, LLC, has submitted an application requesting approval of a final plat for a major subdivision in order to subdivide Lot 1, Block 4 of the Solterra Subdivision Filing No. 10 and Lot 1, Block 3 of the Solterra Subdivision Filing No. 9 into 129 single-family detached residential lots one super lot, five tracts, and dedicated right-of-way; and B. Notice of Public Hearing was sent to residents and owners of property within 500 feet of the subject property and to registered neighborhood associations within 1,000 feet of the subject property, as required by the Lakewood Subdivision Ordinance; and C. The final plat conforms with the regulations outlined in the Planned Development (PD) district standards; and D. The final plat application was reviewed by the appropriate outside referral agencies and no adverse comments were received; and E. The proposal has met the requirements of the Subdivision Ordinance and the final plat is consistent with the City's Engineering Regulations and Major Street Plan; and F. Public improvements are required and a Development Agreement has been signed and recorded with the Jefferson County Clerk and Recorder and a Development Agreement amendment letter has been signed for this subdivision; and G. Cash-in-lieu of parkland dedication fee has been previously satisfied; and H. Cash-in-lieu of school land dedication fee totaling $146,157 is required with this subdivision in the amount of $1,133 per lot, which will be paid for the proposed 129 lots prior to issuance of a building permit for each lot; and I. A final development plan for the proposed subdivision has been submitted, administratively reviewed and will be approved by the JPRC Coordinators per the Rooney Valley IGA if Planning Commission approves the final plat; and J. The final plat is in conformance with the City of Lakewood Zoning Ordinance, the Subdivision Ordinance, Comprehensive Plan, and other applicable regulations.
Page 7 of 7 AND That the Planning Commission APPROVE Final Plat subject to the condition that the Final Plat shall not be effective until a mylar is signed by the Planning Commission. Cc: Case File; Applicant