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RESIDENTIAL BUILDING ARCHITECTURE
• Building and Project Compatibility — Section 3.5.1 of the City's Land Use Code requires that the physical
and operational characteristics of the proposed buildings and their uses be compatible with the context
of the surrounding area. The proposed development, we believe can be determined to be compatible
based upon the estate residential use proposed and the architectural character proposed which will be
substantially similar in building scale, form and material composition with the existing residential
structures in close proximity to Majestic Estates.
• Architectural Character — The architecture of Majestic Estates is intended to be compatible with and
enhance the existing standards of quality of the overall neighborhood area. Each home will be custom
designed and will represent a distinct architectural style chosen by home owner.
• Building Size, Height, Bulk, Mass and Scale — The proposed residential building size, height, bulk, mass,
and scale are intended to be similar and compatible with the existing neighborhood's character and
quality. Residential homes within the Majestic Estates development area will be a combination of one
and two story structures.
• Building Materials — The developers propose utilizing similar construction materials throughout the
development. Compatible building forms, architectural detailing, color and texture, shall be utilized in
order to enhance the overall architectural experience of the development and the existing
neighborhood's character and to insure continuity throughout the entire development.
• Building Height —The height of all proposed residential structures shall be as allowed by City's Land Use
Code in the UE Zoning District. Effects of this project on access to sunlight and effect on desirable views
has been considered and minimal to no undesirable affects are anticipated by the proposed height or
placement of the residential buildings within this development.
DEVELOPMENT SCHEDULE
• Construction Start: Fall 2016
• Construction Completion: Winter 2017
• Construction of homes within the Majestic Estates development area is anticipated to begin the Spring of
2017.
PROPERTY & DEVELOPMENT OWNERSHIP
The Majestic Estates property is owned and shall be developed by Suburban Land Reserve and when
developed each residential lot will be sold to individual Lot/Home owners. All Open Space Tracks within
the development will be owned and maintained by the Majestic Estates Home Owners Association.
SITE PLANNING & LANDSCAPE DESIGN
• Street Tree and Open Space Planting — Along the public right-of-way of Majestic Drive directly adjacent
to the proposed development the existing street trees shall remain and be protected during
development construction any damage to the existing curb side tree lawn (parkway) or the existing street
trees will be repaired and/or replaced by the developer of Majestic Estates. All other existing trees
located within the proposed open space tracts will also remain in place and shall be protected during
construction.
• Landscape Standards — It is the intent of the developer to create a 15 foot wide Landscape Buffer area
along the entire frontage of the Majestic Drive ROW that will meet or exceed the City's standards for
streetscape landscaping. In addition to the 15 foot street side landscape buffer a 48" high Ornamental
Metal Fence similar in design to the LDS Temple Ornamental Fencing will be installed behind the
landscape buffer for added residential privacy. The proposed landscaped buffer and open space tracts
within the Majestic Estates development shall be landscaped and irrigated by the developer and
maintained by the HOA. Individual Lots shall be landscaped, irrigated and maintained by the Lot/Home
Owners. All landscaped areas shall be irrigated with a permanent automatic underground irrigation
system unless they are identified on the Landscape Plans as non -irrigated seeded areas in which case all
any areas identified on the Landscape Plan to be Non -Irrigated shall be irrigated with a temporary above
ground irrigation system and irrigated until such time that proper establishment of seeded and landscape
areas has been achieved or a minimum of two growing season.
• Existing Trees — All existing trees within the proposed development area shall remain and shall be
protected as required by the City's Land Use Code.
• Sensitive Natural Habitat Area, Tract A — The existing Sensitive Natural Habitat Area identified as Tract A
and which was developed and landscaped by the LDS Temple will not be affected by this development
and shall be protected during the construction of Majestic Estates.
• Pedestrian Walkways — Walkways within the Majestic Estates development are located and aligned to
directly and continuously connect points of pedestrian origin and destination. Pedestrian walks and
paths will link with the Public Right -of -Way sidewalks providing pedestrian access and connectivity to the
developments open space areas and will connect as planned to other existing pedestrian points of
connection within the overall development area.
• Vehicular Lot Access — The vehicular accesses to the Majestic Estates Lots will be via Majestic Drive which
is a Public Local Street. No access to Rock Castle Lane which is a private road will be allowed from the
Majestic Estates Development.
MAJESTIC ESTATES PLANNING OBJECTIVES May 19, 2016
Project Development Plan Submittal
INTRODUCTION:
The proposed Majestic Estates residential development is located at the South East corner of Trilby Road
and Majestic Drive in Fort Collins, Colorado. The property to be developed is approximately 19.93 acres in
site and is adjacent to and east of the Fort Collins LDS Temple and the Majestic Drive Right -of -Way. The
surrounding property to the North of Majestic Estates is residential development land Zoned LMN in the
City of Fort Collins; to the East and South is Larimer County Rural Residential property Zoned FA-1 Farming;
and to the West is the LDS Temple Property Zoned UE-Urban Estate in the City of Fort Collins. The
property is located within the City of Fort Collins Growth Management Area (GMA) and is designated by
the City of Fort Collins Structure Plan as an Urban Estate Neighborhood. The entire 19.93 acre site area is
in the process of being considered for annexation to the City of Fort Collins and if approved will be Zoned
UE-Urban Estate in the City. The subject property also lies within the northwest corner of the Fort Collins 1
Larimer County Fossil Creek Reservoir Area Plan study area.
The property is currently within the South Fort Collins Sanitation District and Fort Collins/Loveland Water
District service area, and when annexed the property will be served by these districts. The City of Fort
Collins, Clwest and Comcast Communications currently provide service to the property as well. The
property has an existing 30 foot wide South Fort Collins Sanitation Easement, a 10 foot wide Irrigation
Easement and a Grading and Drainage Easement along the north boundary of the property and two 10'
Irrigation Easement along the east boundary all of which will remain in place after the proposed
development of the property. The subject property has no existing building or structure within the
boundary of the development area. All the existing trees located on site along the north, east and south
property boundaries of the property and those planted in the tree lawn along Majestic Drive will remain in
place and will be properly protected during the development of the property. Vehicular access to the
subject property will only be allowed from Majestic Drive to the individual residential lots and no access
to or from Rock Castle Lane which is a Private Drive will be allow.
Majestic Estates proposes to develop a total of 8 — Single Family Estate Lots with front and side access
garages. The Lots ranging in size from approximately 22,200 Square Feet to 29,400 Square Feet providing a
Total Lot Area of 4.85 Acres (24% of the Total Development Area). Additionally there are two Open Space
Tracts which total approximately 14.85 Acres in size (76% of the Total Development Area). The Single
Family Estate Residential Housing Type proposed is a Permitted Uses within the UE Zoning District and will
be in compliance with all current City Land Use and Development Standards set forth in Section 4.2 D - E of
the City's Land Use Code.
DEVELOPMENT PHASING
The proposed Majestic Estates residential property will be constructed as one single phase of development
providing a total of 8 Single Family Estate Lots and 2 Open Space Tracts of land that will be owned and
maintained by the Majestic Place Home Owners Association.
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication
arrangementsforpersons with disabilities. Auxiliary aids and services are available forpersons with disabilities. V1TDD: Dial 711 for Relay Colorado.
Esta es una noticacion sobre la reunion de su vecindario o sobre una audiencia publica sobre el desarrollo o proyecto en la propiedad cerca de donde usted es el
dueno de propiedad. Si usted desea que esta noticacidn sea traducida al espahol sin costo alguno, favor enviar un correo electrdnico en espanol a la siguiente
direction electrinica: translateCai>fceov.com.
(Majestic Estates) PDP #160016
Type 1 Hearing, August 31, 2016
Page 6
RECOMMENDATION:
Staff recommends approval of the Majestic Estates Project Development Plan, PDP
#160016.
ATTACHMENTS:
1. Planning Narrative
2. Site Plan
3. Landscape Plans
4. Plat
(Majestic Estates) PDP #160016
Type 1 Hearing, August 31, 2016
Page 5
the active, visually interesting features of the house to
dominate the streetscape, the following standards shall apply:
(1) Street -facing garage doors must be recessed behind
either the front facade of the ground floor living area portion
of the dwelling or a covered porch (measuring at least six [6]
feet by eight [8] feet) by at least four (4) feet. Any street -
facing garage doors complying with this standard shall not
protrude forward from the front facade of the living area
portion of the dwelling by more than eight (8) feet.
(2) Garage doors may be located on another side of the
dwelling ("side- or rear -loaded") provided that the side of the
garage facing the front street has windows or other
architectural details that mimic the features of the living
portion of the dwelling.
(3) Garage doors shall not comprise more than fifty (50)
percent of the ground floor street -facing linear building
frontage. Alleys and corner lots are exempt from this
standard.
4. Public Comments
The only comment received was a phone call to the Planner confirming that the
proposed project was not accessing off of Rock Castle Lane as precluded by the
recorded agreement (Rec. 20120003750).
5. Findings of Fact/Conclusion
In evaluating the request for the Majestic Estates Development Plan, Staff makes the
following findings of fact:
A. The P.D.P. complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article
2 — Administration.
B. The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards.
C. The P.D.P. complies with relevant standards located in Division 4.2, Urban
Estate District (U-E) of Article 4 — Districts.
(Majestic Estates) PDP #160016
Type 1 Hearing, August 31, 2016
Page 4
The project complies with all applicable General Development Standards; with the
following relevant comments provided:
A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• A detailed landscape plan is provided with this P.D.P. The open space
is planted with native grasses and trees around its perimeter. The
fronts of each lot are fully landscaped with shrubs, perennials, and a
ornamental metal fence.
• Street trees are already provided with the construction of Majestic
Drive.
2) 3.2.2 Access, Circulation and Parking:
• All public infrastructure is already installed including the street
(Majestic Drive), a detached sidewalk, street trees, and street lights.
• Parking will be provided on -site with each single-family dwelling as it is
constructed. One on -site parking space is required for each lot which
will be confirmed at time of building permit.
B. Division 3.4 — Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
1) 3.4.1 Natural Habitats and Features:
• The site does not have any significant ecological features but has still
provided a landscape plan that will provide native grasses and plants.
C. Division 3.5 — Building Standards
• At time of building permit the following standards will be applied:
0 3.5.2(D)(1) Orientation to a Connecting Walkway. Every front
facade with a primary entrance to a dwelling unit shall face the
adjacent street to the extent reasonably feasible. Every front
facade with a primary entrance to a dwelling unit shall face a
connecting walkway with no primary entrance more than two
hundred (200) feet from a street sidewalk.
0 3.5.2(F) Garage Doors. To prevent residential streetscapes
from being dominated by protruding garage doors, and to allow
(Majestic Estates) PDP #160016
Type 1 Hearing, August 31, 2016
Page 3
1) Section 4.2 (D)(1)(a) Overall average density shall not exceed two (2)
dwelling units per gross acre.
The proposed density is 0.4 dwelling units per gross acre.
2) Section 4.2 (D)(1)(b) Lot sizes shall be one-half ('/2) acre or larger for
dwellings that are not clustered in accordance with the standards set
forth in this Division.
The proposed minimum lot size is 22,653 square feet (0.52 acres).
3) Section 4.2 (D)(2) Dimensional Standards. This section provides
standards for minimum lot width (100 feet), required setbacks, and
maximum building height (3 stories).
All proposed lots are wider than 100 feet at the street front and the
setback standards and height requirement will be applied at time the of
building permit.
C. Section 4.2(E) — Development Standards
1) Section 4.2 (E)(1) requires that all development comply with Section
3.6.3 street pattern and connectivity standards.
The proposed lots are accessed off an existing street and therefore do
not have the opportunity to provide any greater connectivity to
surrounding neighborhoods. Additionally, access off of Rock Castle
Lane (to the south) is prohibited for this property per an agreement
(Rec. 20120003750) with surrounding property owners whom own and
access their homes from the private drive.
2) Section 4.2 (E)(2) Site Design for Residential Cluster Development.
This section outlines the standards required for reducing the minimum
lot sizes of residential lots as a result of clustering the lots together and
permanently preserving at least 50% of the total land area as open
space.
The proposed project clusters the single-family lots together and
preserves 75% of the total land area as open space. And, still
maintains the minimum lot sizes as required without applying the
cluster development standards.
3. Compliance with Article 3 of the Land Use Code — General
Development Standards
(Majestic Estates) PDP #160016
Type 1 Hearing, August 31, 2016
Page 2
• The P.D.P. complies with relevant standards located in Division 4.2, Urban
Estate District (U-E) of Article 4 — Districts.
COMMENTS:
1. Background:
The subject property was annexed and zoned (U-E) on August 26, 2016 (Second
Reading of the ordinance by City Council on August 16, 2016).
The property is currently vacant. The property is accessed off Majestic Drive, which was
constructed as part of the LDS Temple PDP (approved in 2014).
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Urban Estate (U-E) and Low
Westchase Neighborhood — single-family
Density Mixed -Use
residential
Neighborhood (L-M-N)
South
Larimer County - Farming
Single-family residential
(FA-1)
East
Larimer County - Farming
Single-family residential
(FA-1)
West
Urban Estate (U-E)
LDS Temple
2. Compliance with Article 4 of the Land Use Code — Urban Estate (U-E):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.2 (B) — Permitted Uses
Single-family detached dwellings are permitted subject to administrative
review (Type 1 Hearing).
B. Section 4.26(D) — Land Use Standards
City of
F,�ort Collins
ITEM NO _1
MEETING DATE _August 31, 2016
STAFF _Lorson
ADMINISTRATIVE HEARING
PROJECT: Majestic Estates, Project Development Plan, PDP #160016.
APPLICANT: Ken Merritt, JR Engineering, LLC
2900 South College Avenue, Suite 3D
Fort Collins, CO 80525
OWNER: Suburban Land Reserve Inc.
79 South Main Street, Suite 500
Salt Lake City, UT 84111
PROJECT DESCRIPTION:
This is a request for consideration of a Project Development Plan (P.D.P.) for Majestic
Estates. The project is located at the southeast corner of Trilby Road and Timberline
Road on 19.93 acres of vacant land.
The project proposes eight single-family lots ranging in size from 22,653 square feet to
30,197 square feet. The project proposes to cluster the lots along Majestic Drive and
retain 14.95 acres for open space with a six foot wide concrete pedestrian path
meandering through the open space. Single-family residential is permitted in the Urban
Estate (U-E) zone district subject to review and approval by an administrative hearing
officer (Type 1).
RECOMMENDATION: Approval of Majestic Estates Project Development Plan, PDP
#160016.
EXECUTIVE SUMMARY:
The approval of Majestic Estates Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
• The P.D.P. complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
• The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750