Planning commission approves two requests

By Rudy Hemmann

The Surveyor

During a regular business meeting held on Thursday, Feb. 28, 2019, the Berthoud Planning Commission approved two requests tied to development proposals within the town limits.

The first to be considered was a request for Preliminary Plat (PP) approval by the applicant, Alex Hoime, acting as the agent for HT Land Partners and Arthur Johnson, for their Harvest Ridge development.

According to the staff report provided, the Harvest Ridge project was formerly named Arbor Ridge, and was annexed into the town in early 2018. It was given R-1 (Single Family Residential) zoning at the time of the annexation. The property, which is located immediately west of Berthoud Parkway (Larimer County Road 17) and directly south of the Ludlow Farms property, totals approximately 39.25 acres.

The proposal by Hoime is for 30 single-family lots on 12.943 acres. The PP presented is for Phase I of the project and indicates lot sizes from slightly under one-quarter acre to over one-third acre.

A residence, some out buildings and grove of trees located generally in the southeast section of Phase I will remain for the time being, but plans are in place to develop this portion of the property in a future phase.

The town’s community development director, Curt Freese, introduced the item to the commissioners. He noted at the time of the Arbor Ridge annexation the following conditions and recommendations were placed on the property:

Consider a buffer (with fencing or wall) along Berthoud Parkway, with a trail

Consider R-2 or similar zoning for lots along Berthoud Parkway

Strong consideration be given to providing irrigation easement to property to the south

Consider view corridors and sidewalks/pedestrian to integrate with regional trails when designing layout

Consider options for straightening east/west streets to allow for future connectivity.

Following Freese’s presentation, Hoime stood at the podium and gave a brief presentation during which he noted all the above considerations had been addressed.

Commission Chair Scott Banzhaf opened a public hearing on the item. One resident to the south took the podium to express concerns regarding the irrigation easement. Hoime reiterated the issue would be resolved at the proper time in the project when the irrigation ditch would be buried.

A motion to recommend the town board approve Harvest Ridge Phase I PP with the following conditions:

Any future phases require the trail connection along the existing farmhouse property be completed, and

Recommend non-vinyl fencing along Berthoud Parkway to satisfy future subdivision identity credits, was made, seconded and approved unanimously.

The second item considered by the commissioners was a request for the rezone of a 32.298 acre property located south of Highway 56 and north of Pioneer Park and Mary’s Farm subdivision. A staff report on the item states the applicant, TB Group, acting as agent for Painted Sky LLC, and Bill Edwards of Edwards Development, requested a change in zoning from Planned Unit Development (PUD) to Limited Multi-Family (R-2).

The R-2 zoning district allows single-family residential attached (townhouses duplexes and patio homes) and detached single-family development up to 16 dwelling units per acre.

Edwards had originally proposed an R-4 mixed use classification similar to that under the PUD zoning approved some years ago. However, after hearing staff comments and receiving a bevy of complaints from both Mary’s Farm and Fickel Farm residents, he decided to lower the zoning, eventually settling on an R-2 classification.

Edwards submitted a concept plan, for informational purposes, which indicates the applicants are proposing alley-loaded townhomes in areas next to major streets, townhouses and/or duplexes around the Pioneer Park pond and “to be determined” use adjacent to Mountain Avenue. Four points of access to the development are proposed:

A north/south access on Mountain Avenue, which will tie into Indiana Avenue and a proposed new spine/collector into the Mary’s Farm and Farmstead subdivisions

Extending Third Street from Mary’s Farm into a spine/collector that feeds into a north/south access point on Mountain Avenue

Extending Fourth Street from Mary’s Farm and Farmstead into the collector mentioned above

Extending Indiana into the north/south collector mentioned above

Banzhaf opened a public hearing on the item, and several residents of Mary’s Farm and Fickel Farm took the podium to voice their displeasure with the proposed zoning

A motion recommending the town board approve a request to rezone 32.298 acres from PUD to R-2 (Limited Multi-Family District) finding the criteria for rezoning had been met, and with the recommendation of a continuation of the Indiana trail corridor into the Farmstead subdivision with any future platting actions, was made, seconded and unanimously approved.

 

 

 

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