Agenda Date: 10/21/2014
Subject:
Title
Resolution approving the Littleton Village Replat 1 Subdivision final plat and Subdivision Improvement Agreement.
Body
Presented By: |
Glen Van Nimwegen, AICP, Community Development Director |
POLICY QUESTION:
Should the city council approve the Littleton Village Replat 1 Subdivision final plat and Subdivision Improvement Agreement (SIA)?
BACKGROUND:
Richmond American Homes has submitted a final plat, improvement plans and SIA for 101 residential lots in the Littleton Village project, a 77-acre mixed-use development at the northeast corner of Dry Creek Road and South Broadway.
The city council approved a final plat for the overall project on July 1, 2014, establishing 13 three to six-acre parcels for future development. The proposed replat comprises three parcels in the easterly 43-acre residential portion of the project: Lot 1, Block 4 (56 single-family lots); Lot 2, Block 7 (22 single-family lots); and Lot 1, Block 8 (23 single-family lots).
Zoning regulations for Littleton Village, including minimum lot sizes and maximum densities, are established on the amended Littleton Village General Planned Development Plan (GPDP), approved by city council in August, 2013.
Architectural and site development requirements are set forth in the Littleton Village Design Standards and Guidelines, a component of the GPDP implemented by staff.
The planning board approved the preliminary plat for Littleton Village Replat 1 on September 22, 2014.
STAFF ANALYSIS:
General Description:
The final plat establishes individual building lots consistent with the zoning regulations in the approved GPDP and the parcel configuration in the overall Littleton Village Final Plat. Each of the three proposed development areas is accessed by streets within the development, as contemplated by the GPDP. The configuration of lots support the GPDP design concepts that promote the integration of residential and commercial uses on the site, while also taking advantage of views and orientation around the development's open space.
Parcel P of GPDP (Lot 1, Block 4)
The proposed lots are for small-lot, single-family detached homes located east of Central Park and south of East Hinsdale Avenue. Homes gain vehicle access from private alleys and front onto public streets or open space.
|
GPDP Requirements |
Replat 1 Actual |
Gross Density |
18 du/ac maximum |
15.2 du/ac |
Number of Lots/Dwelling Units |
65 maximum |
56 |
Lot Size |
1,500 sq.ft. minimum |
1,803 sq.ft. to 3,032sq.ft. |
Parcel M of GPDP (Lot 2, Block 7)
The proposed lots are for single-family detached homes located west of South Pennsylvania Street and south of East Dry Creek Place. Homes are accessed from East Dry Creek Place, South Pennsylvania Street, and a proposed public street that provides access for the interior lots.
|
GPDP Requirements |
Replat 1 Actual |
Gross Density |
14 du/ac maximum |
5.0 du/ac |
Number of Lots/Dwelling Units |
60 maximum |
22 |
Lot Size |
1,500 sq.ft. minimum |
4,707 sq.ft. to 9,816 sq.ft. |
Parcel T of GPDP (Lot 1, Block 8)
The proposed lots are for single-family detached homes located east of South Pennsylvania Street, along the eastern boundary of the overall site. Homes gain vehicle access from South Pennsylvania Street. To reduce the number of curb cuts intersecting these streets, the developer is providing shared driveways for the units, allowing safer pedestrian travel.
|
GPDP Requirements |
Replat 1 Actual |
Gross Density |
7 du/ac maximum |
3.7 du/ac |
Number of Lots/Dwelling Units |
40 maximum |
23 |
Lot Size |
2,500 sq.ft. minimum |
6,201 sq.ft. to 8,005 sq.ft. |
Staff Amendment to GPDP:
The applicant has requested an administrative amendment to the Littleton Village GPDP to increase the right-of-way on East Hinsdale Avenue and East Dry Creek Place by one foot to accommodate on-street parking. The proposed changes to the street section are as follows*:
|
Approved Street Section |
Proposed Street Section |
Applicable Standards |
Sidewalk |
6 feet |
6 feet |
|
Tree Lawn |
8 feet |
8 feet |
|
On-Street Parking |
No |
Yes |
Proposed 8-ft. wide parallel parking lane meets city standards for on-street parking. |
Bike Lane |
8 feet |
5 feet |
Proposed 5-ft. width meets federal bike lane standards (no city standard in place). |
One-way Drive Lane |
16 feet |
13 feet |
Proposed 13-ft. width meets city standards for fire truck access. |
Landscaped Island Open Space |
42 feet |
40 feet |
Proposed 2-ft reduction is a 5 percent reduction in overall area of the landscaped island. Modifications of up to 20 percent may be approved by staff per the GPDP. |
*A diagram of current and proposed street sections is included in the applicant's plan set.
Staff favors the addition of on-street parking because it would provide guest parking, and would help reduce traffic speeds by reducing the number of travel lanes and their width, while buffering pedestrians from traffic. The results are complete streets that support pedestrian, bicycle and vehicle travel. East Dry Creek Place is included in the replat to adjust the previously dedicated rights-of-way.
Subdivision Improvement Agreement:
The city's standard SIA will be executed for the public improvements for this development, which include the construction of the interior public street within Lot 2, Block 7, and street signs for Lot 1, Block 4. All other infrastructure improvements required for the residential development are being installed by the Littleton Village Metropolitan District under the SIA executed with the overall final plat. Private improvements such as landscaping, private alleys and driveways, and utilities will be completed prior to the issuance of certificates of occupancy for the homes.
FISCAL IMPACTS:
Capital impact facility fees will be collected for each unit at the time of building permit issuance to expand capital facilities for the new population. As proposed, the project would be responsible for $366,003 in capital facility impact fees.
STAFF RECOMMENDATION:
Section 11-3-2(C)(3) of the city code provides that if the director of community development and the director of public works certify that the final plat in compliance with the approved preliminary plat, the plat shall be submitted to the city council for final approval.
The proposed final plat for Littleton Village Replat 1 Subdivision meets the city's subdivision and engineering requirements, has been approved as to form, and complies with the approved preliminary plat. Staff recommends approval of the final plat and the subdivision improvement agreement.
PROPOSED MOTION:
Proposed Motion
Motion to approve the resolution approving the Littleton Village Replat 1 Subdivision final plat and Subdivision Improvement Agreement.