To: Honorable Mayor and Members of Town Council
Through: David L. Corliss, Town Manager
From: Tara Vargish, P.E., Director, Development Services Department
Sandy Vossler, Senior Planner, Development Services Department
Title
Resolution Approving a Site Development Plan for Residential Development Within the Bella Mesa Planned Development (Bella Mesa South) [9.3 acres of property located northwest of the intersection of Mikelson Boulevard and Mitchell Street]
Body
________________________________________________________________________________
Executive Summary
The purpose of this staff report is to seek Town Council’s approval on a proposed a Site Development Plan (SDP) for a new residential townhome community within the Bella Mesa Planned Development (PD). The 9-acre property is located north of Mikelson Boulevard and west of Mitchell Street (Figure 1 and Attachment A) and is zoned for multi-family uses.
The SDP proposal includes 93 townhome units with attached garages providing two parking spaces per unit, as required by Town Code, plus an additional 57 surface spaces. The three story units are configured in 4, 5, and 6-unit buildings. A common area with a pet station, benches and picnic tables is planned. There are two points of access from Mitchell Street (Attachments B and C). All staff and external comments have been addressed.
Planning Commission considered this application at a public hearing held on March 12, 2026. One resident addressed the Commission with concerns about lighting. Planning Commission voted 4-0 to recommend approval of the proposed Sited Development Plan, as proposed.
Budget Impact
Development of the property will generate review, permit and impact fees, along with use taxes for the Town. Based on the proposed 93 individually owned townhomes, staff estimates that the project will generate the following development impact fees and water system development fees.
|
Estimated Impact Fees |
|
|
Parks and Recreation |
$666,159 |
|
Municipal Facilities |
$35,061 |
|
Fire |
$99,045 |
|
Police |
$53,568 |
|
Transportation |
$1,223,973 |
|
Total Estimated Impact Fees |
$2,077,806 |
|
|
|
|
Estimated Water System Development Fees |
|
|
Water |
$651,892 |
|
Water Resources |
$2,351,776 |
|
Wastewater |
$381,951 |
|
Stormwater (Cherry Creek) |
$71,238 |
|
Total Estimated Water System Development Fees |
$3,456,857 |
Development impact fees and water system development fees are charged on a per unit basis and are independent on unit size for townhomes. These estimates are based on the Town’s adopted 2026 impact fee and water system development fee schedules. Impact fees and system development fees are collected at the time individual building permits are issued and are subject to the fee schedule in effect at that time. Both impact fees and system development fees typically increase on an annual basis; therefore, it is anticipated this development will generate fees higher than the estimates above.
Recommendation
Planning Commission voted 4 to 0 to recommend to Town Council approval of the Site Development Plan, as proposed.
Proposed Motion
Option 1: Approval
“I move to approve the Resolution, as introduced by title.”
Option 2: Approval with Conditions
“I move to approve the Resolution, as introduced by title, with the following conditions:” (list conditions)
Option 3: Continue item to next hearing (need more information to make decision)
“I move to continue this item to the Town Council meeting on [date], at [time].”
Attachments
Attachment A: Vicinity Map
Attachment B: Resolution
Attachment C: Site Development Plan
Attachment D: Color Schemes
Attachment E: Neighborhood Meeting Summaries
Attachment F: Resident Emails