To: Honorable Mayor and Members of Town Council
Through: Bill Detweiler, Director, Development Services
From: Donna Ferguson, Senior Planner, Development Services
Title
Resolution Approving the Use by Special Review for the Proposed Terrain Filing No. 3 PA 49 and 50 (East State Highway 86 and Autumn Sage Street)
Body
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PUBLIC HEARING
Resolution Approving the Use by Special Review for the Proposed Terrain Filing No. 3 PA 49 and 50 (East State Highway 86 and Autumn Sage Street)
The Town Council will now consider a request for the approval of a Resolution Approving the Use by Special Review for the Proposed Terrain Filing No. 3 PA 49 and 50 (East State Highway 86 and Autumn Sage Street).
In order to afford all parties due process under law, the Town Council members must be fair and impartial in deciding whether this application should be approved, approved with conditions, or denied. In making that determination, each Councilmember must consider the record, which includes the planning commission recommendation, the staff recommendation, the applicant presentation, public comment presented during the hearing, and other written public comments offered before or during the hearing. Under law, Town Council must evaluate this proposal based solely upon the record and the criteria established under the Municipal Code, which are highlighted in the staff report.
It is important that each Councilmember remain objective and capable of considering information offered into the record during this hearing.
Does any Councilmember believe that he or she is incapable of evaluating and voting on the application consistent with these due process requirements? If so, please describe the situation and recuse yourself from further participation on this agenda item.
Does any Councilmember have a conflict of interest or any other matter he or she would like to disclose prior to proceeding on this item?
The Council will hear from the applicant, the public and staff. Time for this public hearing is allotted as follows:
Staff Report: as needed
Applicant Presentation: as needed
Public Comment: as needed
Applicant Response as needed
Council Questions: as needed
Follow-up Questions: as needed
Madame Clerk, has this public hearing been properly noticed under the applicable regulations for this type of land use hearing? (Clerk to refer to certification from Development Services, describing the notice).
Mr. Detweiler, the staff introduction please
(Public hearing is conducted, applicant presentation, public comment, applicant response, questions from Council)
Do any Council members have any final questions of staff or the applicant before I close the public hearing and refer this to the Council for action?
I now close the public hearing and refer this to Council for discussion and action.
AGENDA MEMORANDUM
To: Honorable Mayor and Members of Town Council
Through: Bill Detweiler, Director, Development Services
From: Donna Ferguson, Senior Planner, Development Services
Title: Resolution Approving the Use by Special Review for the Proposed Terrain Filing No. 3 PA 49 and 50 (East State Highway 86 and Autumn Sage Street)
Executive Summary
On March 22, 2018 the Planning Commission voted 5-0 to recommend approval of the Use by Special Review Site Development Plan (UBSR/SDP) application as presented.
Planning Commission heard public comment from two residents. Comments and Town Staff responses follow:
1. Home value impacts - The development is not expected to have a negative impact on home values.
2. Marketability of homes - The development is expected to be marketable because it offers a product (single-family attached) which is lacking and desired in the Town.
3. School overcrowding - The development is not expected to negatively impact schools. A referral was sent to the Douglas County School District with no overcrowding concerns being reported.
4. Water shortage - The development has enough water entitlements to cover the proposed 120 single-family attached homes.
5. Traffic Safety - At the intersection of Highway 86 and Autumn Sage the development will be constructing an eastbound and westbound turn lanes into the site, a left bound turn lane out of the site as well as a shared through/right lane out of the site. A signal at the intersection of Highway 86 and Autumn Sage Street will also be erected when warranted. The erection of a flashing warning device on Highway 86 would have to be implemented by the Colorado Department of Transportation (CDoT).
6. Dust Mitigation - The development will be responsible, at time of site disturbance, for dust control in line with approved Grading Erosion & Sediment Control plans.
7. Fire Mitigation of scrub oak- The existing scrub oak is a native site landscape feature which the applicant is proposing to incorporate into the site’s landscape plan. To aid in fire mitigation the landscape plan proposes to create a cleared buffer area between the existing scrub oak and the proposed homes as well as thin out the scrub oak. In addition, the SDP proposes to plat out the scrub oak area as private open space to be owned by an HOA who would become responsible for the future maintenance of the scrub oak in conformance with the approved landscape plan.
8. McMurdo Gulch flooding - The development will be responsible for demonstrating, at time of platting, that all lots reside outside of the McMurdo Gulch floodplain.
Terrain is a master planned subdivision located in the eastern portion of the Town of Castle Rock. It is planned for a maximum of 1,575 dwelling units on approximately 1,180 acres. SLV Castle Oaks, LLC is proposing a Use by Special Review/Site Development Plan for 120 single-family attached units on a 45 acre site within Terrain (Figure 1). The site is located south of the intersection of State Highway 86 and Autumn Sage Street. Access to the site will be from State Highway 86 directly across from Autumn Sage to the north.
The 45 acre site resides within the Multi-Family Integrated Business (MF/IB) use area of the Terrain Planned Development which permits a mix of uses including multi-family residential and/or retail and commercial uses. Single-family attached dwelling units are a use by special review within the MF/IB use area. As such, Town Council shall review and make a decision upon the application after review and a recommendation by Planning Commission.
Budget Impact
Development of the property with 120 paired home single-family lots will generate review and impact fees, along with use taxes. Other ongoing costs of serving a new neighborhood, in terms of public infrastructure and amenities, as well as police and fire, will be comparable to other similar single-family residential developments in Castle Rock.
Staff Recommendation
Based on the analysis and findings summarized in this report, staff recommends that Town Council approve the Use by Special Review/SDP application as presented.
Proposed Motion
I move to approve the Resolution as introduced by title.
Attachments
Attachment A: UBSR
Attachment B: Resolution