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HomeMy WebLinkAboutLIND PROPERTY - PDP - 39-94B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSBob Barkeen May 6, 2003 Page 2 Centex sent a development referral letter to the Anadarko entities notifying them that Centex intended to file a development application with the City on October 16, 2002. I submitted a letter to you dated November 6, 2002 on behalf of the Anadarko entities entitled "Notice of Mineral Interests Owned by the Anadarko Entities" in'which I indicated that the Anadarko entities would object to any application that Centex filed with the City if the Anadarko entities did not work out an agreement that provided for the compatible development of the surface estate and the mineral estate prior to the time the City approved a final plat for the property. Enclosed please find a letter entitled "Notice of Oil and Gas Interests owned by Anadarko Land Corp. and Anadarko E&P Company LP and Objection" which I ask that you provide to the adminstrative hearing officer and the Planning Commission and the City Council with respect to the application. I ask that you please include the objection letter as a part of the record of the proceedings for the application The Anadarko entities work with. developers at the time surface development is proposed to enter into agreements that provide for the compatible development of the surface estate and the mineral estate or some other disposition of the minerals. The Anadarko entities have contacted the developer to try to resolve the issues; however, there are no agreements in place to date. For this reason, the Anadarko entities have filed the objection with the City and request that the City make the approval of any final plat for the property conditioned upon, an agreement between the developer and the Anadarko entities with respect to the oil and gas mineral interests. The Anadarko entities anticipate that they will receive notices of hearings on applications filed in connection with this matter pursuant to C.R.S. § 31-23-215 and C.R.S. § 24-6-402(7) and C.R.S. § 24-65.5-101, et seg.. Please have notices of all land use hearings for the Property sent to Anadarko E&P and Anadarko Land as follows: Anadarko E&P Company LP P.O. Box 9149 Houston, Texas 77387-9147 Attention: Manager, Land -Western Division No Text No Text 111 11111111 11111111 0 ino ';11111111 i �_ ;;111111111 `s 11111111 ras c � 11111111111 MM Mo m �� �� MM Mom 3l i i f Mom M� 11111�� C C MM MM Mom M� ' MUS =�'I�;111.11 ME MM 2 ! � 111111 wosmmmmmM �lil II111111 MAY-08-2003 THU 12:47 PM KRUG & SOBEL, LLO FAX NO, 3038318482 P, 04 Yvonne Seaman May B, 2003 Page 3 6. The Anadarko Entities and Centex would enter into a definitive surface use agreement that would be recorded in the Clerk and Recorder's Office for.urimer Coumv. The signature of the authorized representative from Centex in the space provided below indicates the acceptance of Centex of the terms identified in this letter. Very truly yours, KRUG c/7 SOBEL, LLC Attorneys for Anadarko P&P Company LP and Anadarko Land Corp. By: ri Molly tornmerville AGREED AND ACCEPTED this 8Aday of May, 2003. Centex Homes By: ��� ✓l I Tit] e �tiC7Y1 OlY \` �IGYiV11 V�C. MS/sa AMnll�\mly It'f Cepw dnc 0T)e4or- MAY-08-2003 THU 12,47 PM KRUG & SOBEL, LLO FAX NO. 3038318482 F. 03 Yvonne Seaman May 8, 2003 Page 2 As you are aware, the Anadarko Entities have filed an objection with the City of Fort. Collins ("City") in a letter dated May 6, 2003 entitled "Notice of Oil and Gas Interests Owned by Anadarko Land Corp. and Anadarko E&P Company LP and Objection" in which the Anadarko Entities objected to the application that Centex has filed with the City for the approval of a preliminary plat for a 45 acre parcel within the Property generally located in the SW/4SW/4 known as the Lind Project Development Plan ("Application"). The Anadarko Entities agree to withdraw their objection to the Application based on the agreement by Centex as follows; 1. Centex agrees to enter into a surface use agreement with the Anadarko Entities that covers the Property and that provides for the compatible development of the surface estate and the oil and gas estate for the Property which includes the terms described in the following paragraphs. 2. The Anadarko Entities and Centex would agree to the location of one future well site on the Property in the area described on the attached Exhibit 1("Wellsite Location'), at which one or more wells could be drilled. The Wellsite Location shall include an area that is at least a circle with a radius of 200 feet as depicted on Exhibit 1. Centex will rccontigure the general development plan and future plats for the Property so that lot lines may abut, but may not intersect the Wellsite Location, and to identify the Wellsite Location as being for the exclusive use of oil and gas operations. 3. The Anadarko Entities and Centex will identify an access route to the Wellsite Location and pipeline easements from the Wellsite Location. 4. Centex would agree to waive all state and local setback requirements with respect to drilling and production operations at the Wellsite Location and to also waive all surface damage payments, such waivers and other terms in the surface use agreement to be covenants that run with the land. 5. Centex would agree to include a stipulation in the record of the proceedings in the City that the City include a condition for the approval of a final plat for all or portions of the Property, other than the 45 acre parcel that is the subject of the Application, that a surface use agreement be entered into among the Anadarko Entities and Centex. MAY--08-2003 THU 12:46 FM KRUG & SOBEL, LLO FAX NO. ?0193184B2 P. 02 P-A KRUG I-SOBEL, LLC ATTORNEYS AT LAW !Molly Sommerville, Esq. msommtrville@krug-sobel.com May 8, 2003 Via Telefax and U.S. Mail Yvonne Seaman Land Acquisitions and Planning Director Centex Homes 9250 East CostiIla Avenue, #200 Greenwood Village, Colorado 80112 Re: Lind Property/Centex Homes Township 8 NgEft jange 68 West Section 29: SW/4; NW/4 (portion) Fort Collins, Larimer County, Colorado Dear Yvonne: 1700 Broadway, Suitc 508 Denver, Colorado 90290 Telephone: 303 8.11-8450 Facsimile: 303 , 831-8482 E•maiis law@krag-xobel.com This letter confirms the agreement that has been reached among Anadarko E&P Company LP, Anadarko Land Corp. (together the "Anadarko Entities"), and Centex Homes (`Centex") with respect to the oil and gas estate for the property in Port Collins, Colorado, that Centex proposes to develop described as all of the SW/4 and a portion of the NW.!4 (generally the SW/4NW/4) of Section 29, Townsbip 8 North, Range 68 West, Larimer County, Colorado ("Property"). This general agreement is based on the understanding that the Anadarko Entities own the oil and gas estate and Centex owns the surface estate for the Property. Tit addition, Anadarko Land owns the minerals other than the oil and gas for the Property which is not the subject of this letter agreement and which is the subject of the proposal in my letter to you dated November 6, 2002, III gym' i;mil Jolla � I q F�o Bob Barkeen May 6, 2003 Page 3 Anadarko Land Corp.. P.O. Box 9149 Houston, Texas 77387-9147 Attention: Manager, Property and Rights -of -Way If you have any questions, please call me. Best regards, KRUG & SOBEL, LLC Molly Sommerville MS/sa Enclosure cc: Donna Powers, Esq. Don Ballard Chuck Traxler Yvonne Seaman/Centex Homes \Wolly\nnlly docume\Files\UNION\Ccntez\objection Itr cover_(-Barkeen.doc KRUG &SOBEL, LLC ATTORNEYS AT LAW 1700 Broadway, Suite 508 Denver, Colorado 80290 Telephone:, 303-831-8450 Facsimile: 303-831-8482 Molly Sommerville, Esq. E-mail: law@krug-sobel.com msommerville@krug-sobel.com Ric May 6, 2003 F� <qNN��G Via Telefax and Federal Express Bob Barkeen Current Planning Department City of Fort Collins 281 North College Avenue Post Office Box 580 Fort Collins, Colorado 80522-0580 Re: Lind Project Development Plan/Centex Homes Township 8 North, RanEe 68 West Section 29: SWA (approximate 45 acre parcel) Fort Collins, Larimer County, Colorado Dear Mr. Barkeen: I understand that Centex Homes ("Centex") recently filed an application with the City of Fort Collins ("City") for the development of property that is described as a portion of the W2 of Section 29, Township 8 North, Range 68 West ("Property") and known as the Lind Development Project. As I think you are aware, Anadarko E&P Company LP ("Anadarko E&P"), formerly known as RME Petroleum Company and Union Pacific Resources Company, and Anadarko Land Corp. ("Anadarko Land"), formerly known as RME Land Corp. and Union Pacific Land Resources Corporation, own all of the minerals that underlie the Property. Anadarko E&P owns the oil, gas and associated liquid hydrocarbons that underlie the Property, and Anadarko Land owns the minerals other than the oil, gas and associated liquid hydrocarbons. Members of the Planning Commission and the City Council for the City of Fort Collins May 6, 2003 Page 4 taken by the government without just compensation because of government regulations which disallowed the development by the companies of their mineral rights .3 5. The Anadarko Entities Have Entered into Many Agreements with Developers With Respect to the Disposition of the Minerals at the Time that the Developer Proposes to Develop the Surface Estate, and the Public Interest is Served by the Parties Entering into Such an Agreement. The Anadarko entities have extensive mineral interests throughout Colorado where the surface estate and the mineral estate have been severed. The Anadarko entities have worked with many parties who wish to develop the surface estate in order to assure the compatible development of the surface and the minerals or to effect some other disposition of the minerals. The Anadarko entities wish to work with the Applicant in the same. manner that they have worked with other developers. The Anadarko entities object to the Application, however, until such time as they reach an agreement with the Applicant with respect to their oil and gas interests and request that the City make any approval of a final plat for the Property conditioned upon an agreement between the Applicant and the Anadarko entities. Very truly yours, KRUG & SOBEL, LLC Molly Sommerville MS/sa cc: Donna Powers, Esq. . Don Ballard Chuck Traxler Yvonne Seaman/ Centex Homes 3See for example Whitney Benefits, Inc. v. United States, 18 C1.Ct. 394 (1989), corrected, 20 C1.Ct. 324 (1990), af� 926 F.2d 1169 (Fed.Cir.), cert. denied, 112 S.Ct. 406 (1991); United Nuclear Corporation v. United States, 17 C1.Ct. 768, affd., 912 F.2d 1432 (1990). Members of the Planning Commission and the City Council for the City of Fort Collins May 6, 2003 Page 3 3. Government Action Which Allows Surface Development in a Manner Which Precludes Mineral Development May Impair the Vested Property and Contractual Rights of the Mineral Interest Owner. Colorado case law provides that the mineral owner has the right of reasonable access to and use of the surface estate to extract minerals and that the surface owner and mineral owner must exercise their rights in a manner consistent with one another. Actions by a government entity which may have the effect of reversing this basic tenet of Colorado property law and thereby deprive the mineral interest owner of its vested property and contractual rights may violate federal and state constitutional provisions. Union Pacific Railroad Company gave a deed to Nels Johnson dated July 29, 1905 and recorded October 3, 1905 in Book 150„Page 49 in which the Railroad reserved the minerals for the Property. The Railroad granted the minerals to Union Pacific Land Resources Corporation by quitclaim deed dated April 1, 1971 and recorded on April 14, 1971 in Book 1458, Page 456. Applicant had record notice at the time it acquired its interests in the Property that the minerals were severed from the surface estate and that it received less than the entire interest in the Property. 4. An Action by the City to Approve the Application May Amount to a Regulatory Taking within the Meaning of the State and United States Constitutions. Action by the City to approve an application for surface development may constitute a regulatory taking, especially where the operator is deprived of all economically viable use of land or his investment -backed expectations to develop his property.2 The United States Claims Court and the Federal Circuit Courts have awarded compensation or affirmed decisions to award compensation to energy and mining companies based upon claims by the companies that their mineral properties had been 'See Frankfort Oil Company v. Abrams, 413 P.2d 190 (Colo. 1966) and Gerrity Oil & Gas Corporation v. Magness, 946 P.2d 913 (Colo. 1977). 2See, for example, Lucas v. South Carolina Coastal Council 505 U.S. 1003, 112 S.Ct. 2886, 120 L.Ed. 2d 798 (1992). Members of the Planning Commission and the City Council for the City of Fort Collins May 6, 2003 Page 2 Anadarko Land and Anadarko E&P wish to give notice to the City of the mineral interests they own under the Property and to make the City aware that any subsequent approval by the City of an application for a final plat may make the oil and gas resources that underlie the Property undevelopable. Anadarko Land and Anadarko E&P object to the approval by the City of a final plat for the Property unless and until an agreement on surface use is reached between the Anadarko entities and the Applicant with respect to oil and gas. The following are comments in support of this Notice and Objection: 1. The Oil and Gas Resources Owned by the Anadarko Entities. The oil and gas interests for the Property are the subject of an exploration agreement between a predecessor company to Anadarko E&P and United States Exploration, Inc. , Current rules and regulations of the Colorado Oil and Gas Conservation Commission ("COGCC") would allow four drillsites in each quarter section, one in the center of each quarter quarter section. COGCC reports reflect that there are at least nine producing oil or gas wells in the adjacent Section 30. 2. There Is Clear Statutory Authority and Direction for the City to Take into Account the Rights of Mineral Interest Owners in Its Consideration of Land Use Applications. The State of Colorado recognizes the important rights of mineral owners and lessees in C.R.S. § 30-28-133(10) which states and acknowledges that both the mineral estate and the surface estate are interests in land and that the two interests are "separate and distinct." The subsection specifically recognizes that the owners of subsurface mineral interests and their lessees have "the same rights and privileges as surface owners." Further, C.R.S. § 24-65.5-101, et seg., requires that applicants for development approvals give notice to mineral estate owners .of hearings to be held before local jurisdictions for applications for development and further requires that the developer certify that he has given the required notice as a condition to the approval of the application by the local jurisdiction. KRUG &SOBEL, LLC ATTORNEYS AT LAW Molly Sommerville, Esq. msommerville@krug-sobel.com May 6, 2003 Via Telefax and Federal Express Members of the Planning Commission and the City Council for the City of Fort Collins 281 North College Avenue Post Office Box 580 Fort Collins, Colorado 80552-0580 1700 Broadway, Suite 508 Denver, Colorado 80290 Telephone: 303-831-8450 Facsimile: 303-831-8482 E-mail: law@krug-sobel.com NOTICE OF OIL AND GAS INTERESTS OWNED BY ANADARKO LAND CORP. AND ANADARKO E&P COMPANY LP AND OBJECTION Re: Lind Project Development Plan/Centex Homes Township 8 North, Ranee 68 West Section 29: W/2 (approximate 45 acre parcel) City of Fort Collins, Larimer County, Colorado Ladies and Gentlemen: This law firm represents Anadarko Land Corp. ("Anadarko Land"), formerly known as RME Land Corp. and Union Pacific Land Resources Corporation, and Anadarko E&P Company LP ("Anadarko E&P"), formerly known as RME Petroleum Company and Union Pacific Resources Company, with respect to the application that has been. filed with the City of Fort Collins ("City") for the approval of the Lind Project Development Plan ("Application") for property that covers approximately 45 acres in the SW/4 of Section 29, Township 8 North, Range 68 West, Larimer County ("Property"). The Anadarko entities own all of the minerals that underlie the Property. 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N r LIND PROPERTY FIRST FILING A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 8 NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN IN THE CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO n.1. :pro a�lwa21. 7 Sw at [row«m nFr. Y yr CAn. 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Aa>Ptle04TAYNR Msellw pllp...e.ReioMaYlO®9Y°bOa MMIBIwrM M WOMrt 1NRI..w i'lIC6w/01ivR IYPeN>wOIOYCIIYw' M11MIY—•Ilm.l.1RM1M.V >I>.@OOeI®Cm.iT MmO! m'e11°aJea. w-�Y wON11rY fpelNfmlNlPlomlWYeR O{ 9.>IWYOII.ilPxm17a9! .Pe..10OtCntOM.MMO A�.f.IYBmmMMm® >�iayiiOMt MNA.a PA-iiie.COYYAI.mM A ImIYf.ILVYI�malNfvvm®M.I.l1 ®vviYe 11.OmYMN.VYfAY�I.eINMemMer®evs i.ORM1W.>Y—'/IY.e1M.Ywe®A®r'oe I®Iawlml we.Ola°NYwJD Ilxelvill.P[M ililgCen[NONI.OAMe.CYOm YII.IIm' SIP. m>¢aLLl M P>Mmo w IPv®wed®>a IOI W C a..sm.Y arm PLM Eagle Cliffs, Project Development Plan #22-02 Type I Administrative Review Page 7 are not located within this phase of the project, and will likely have an impact on future phases of the Lind ODP. FINDINGS OF FACT/CONCLUSIONS After reviewing the Lind Project Development Plan #39-94B, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the Low Density Mixed -Use Neighborhood zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Lind Project Development Plan, #39-94B. Eagle Cliffs, Project Development Plan #22-02 Type I Administrative Review Page 6 The overall site is nearly 30 percent contiguous to existing urban development. This is greater than the 16% (1/6th) required by this section of the code 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 4. Neighborhood Information Meeting A neighborhood meeting was held on July 31, 2002 at 281 North College Avenue. There were approximately 30 neighbors in attendance at this meeting. Neighbors generally had concern and issues related to: • The `frontage road' concept developed as part of the Overall Development Plan must remain and be continued with this project. • Concern with the increase in traffic in the area, especially on County Road 11. The existing roads are not developed to City standards, in fact County Road 52 is still not paved. These existing roads can not handle the increased traffic generated by the development. • The development to the north of this project (Richards Lake) is not following the approvals granted by the City. How will we be certain this project is properly overseen? • The jurisdiction in this area, part County part City, creates a problem. Who do we call for police service, road maintenance, etc. Would like to see better communication and working relation between the City and County. • Would prefer large lot homes adjacent to County Road 11, this would provide a better transition to the established residences. In addition to the neighborhood response provided at the neighborhood meeting, The Current Planning Department has also received letters from the law firm of Krug & Sobel, LLC. This firm represents the owners of the mineral rights which underlay this property. The letter states that the mineral right owners have an interest in pursuing extraction of these minerals, and that the approval of the subdivision plat may interfere with their right to mineral extraction. They specifically request a condition be placed on the project requiring the applicant to provide them potential drilling sites. The applicant has agreed to work with the Petroleum Company and enter an agreement with them. The initial sites for wells Eagle Cliffs, Project Development Plan #22-02 Type I Administrative Review Page 5 movement corridors within the project, there is deer and fox habitat along the canal to the east of the site. Storm run-off from the site will be contained in a retention pond. This retention pond will be temporary, until a downstream outlet can be acquired. D. Division 3.5, Building Standards Section 3.5.1, Building and Project Compatibility The project is adjacent to existing single-family residential to the north and east of the site. This neighboring single-family development is generally single story in height. The project consists of both single and two story buildings, which would be considered consistent with the existing residential character of the area. 2. Section 3.5.2, Residential Building Standards Either a rear alley or the adjacent street will access buildings. Lots accessed by rear alleys will have the garage in the rear of the lot. Front loaded lots, will have the garage door recessed behind the front face of the building a minimum of 4 feet, and will not comprise of more than 50 percent of the street facing elevation. E. Division 3.6, Transportation and Circulation Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements A Transportation Impact Study was submitted for the project. This study found that the project will have a nominal impact on the existing transportation facilities. All facilities will remain within the LUC adopted Levels of Service criteria. 3. Section 3.6.6, Emergency Access This project will allow for adequate emergency access to the building within the site. All of the building walls are within 150 feet of a public street. F. Division 3.7, Compact Urban Growth Standards 1. Section 3.7.2, Contiguity Eagle Cliffs, Project Development Plan #22-02 Type I Administrative Review Page 4 Sight distance has been calculated along all street intersections. Easements have been platted in areas where the site distance falls outside of the platted right-of-way. Landscaping within these areas will be limited to canopy trees and ground covers. 2. Section 3.2.2, Access, Circulation and Parking The applicant will provide a minimum of two off-street parking spaces for each single-family dwelling. Single family residential must provide at least one off-street parking space for lots greater than 40 feet in width, and two spaces for lots with less than 40 feet of width. 3. Section 3.2.4, Site Lighting The project does not propose exterior lighting, with the exception of porch lights and other accessory lights on the buildings. All lighting must comply with both on and off -site lighting standards within the LUC. B. Division 3.3, Engineering Standards Section 3.3.1, Plat Standards The subdivision plat has been reviewed against the standards included within the LUC and found to be in substantial compliance with those standards. 2. Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 3. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The site is not included within a mapped natural area, nor does it contain any natural features, as defined by this section. An ecological characterization study was completed for the project. While the study did not find any potential wildlife habitat or Eagle Cliffs, Project Development Plan #22-02 Type I Administrative Review Page 3 residential units within the first phase of the ODP. This Neighborhood Center will be developed with later phases of the project. D. Section 4.4(D)(7) Small Neighborhood Parks A one -acre park is provided at the intersection of Brightwater Drive and Bar Harbor Drive. This park will serve this project, as well as future phases of the Lind ODP. All of the residential units are within 1/3 of a mile of this park. The PDP meets the applicable Development standards as follows: A. Section 4.4(E)(1) Streets and Blocks The local street system within the project provides a street network that results blocks of lots that are less than 12 acres in size. All block faces are less than 700 feet in length. B. Section 4.4(E)(3) Maximum Building Height All buildings within the proposed project will be less than 2 '/2 stories in height, the maximum height limit for the LMN zone district. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all common open areas within the project. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and help screen parking lots for the multi- family residential. All plant materials are of adequate size and diversity as required by this section. Canopy street trees and will be planted at 40-foot intervals within the `tree lawn' of the detached sidewalk along County Road 11 and County Road 52. The internal street network includes detached sidewalks and canopy trees as well. Presently, the site is generally void of existing trees and shrubs. No significant trees, as determined by the City Forester, will be removed by this project. Eagle Cliffs, Project Development Plan #22-02 Type I Administrative Review Page 2 Development Standards; and the standards located in Section 4.4, Low Density Mixed -Use Neighborhood (LMN) of Article 4 — Districts. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: LMN — Undeveloped S: LMN — Single Family Residential E: LMN — Undeveloped W: LMN — Single Family Residential The property was annexed in 1984 as part of the Country Club North First Annexation. 2. Division 4.4 of the Land Use Code Low Density Mixed - Use Neighborhood Zone District The use of single family residential is permitted in the LMN zone district subject to Administrative Review (Type 1). The PDP meets the applicable Land Use Standards as follows: A. Section 4.4(D)(1) Density Residential developments in the Low Density Mixed Use Neighborhood District shall have an overall minimum average net density of 5 units/acre. The maximum residential density taken as a whole, shall be 8 units per gross area of land. The PDP includes 180 residential units on 35.3 acres of net land, which achieves a net residential density of 5.1 units/acre. This is greater than the minimum density required in this zone district. B. Section 4.4(D)(2) Mix of Housing A minimum of two housing types shall be provided on all projects between 30 and 45 acres in size. The total area of the Lind project is just less than 45 acres in size. The project provides single family lot sizes ranging in size from 3,800 sq.ft. to 7,200 sq.ft. This range in lot area is sufficient to satisfy the requirements of this section. C. Section 4.4(D)(3) Neighborhood Centers A minimum of 90% of the lots within the project must be located within 3/4 of a mile of a neighborhood Center. A neighborhood center is included within the Lind ODP, immediately east of the intersection of Brightwater Drive and Bar Harbor Drive. This center is within 3/4 of a mile of the ITEM NO. MEETING DATE r, STAFF7�7�patL1 City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Lind, Project Development Plan - #93-9413 [Type I Administrative Review] APPLICANT: Vignette Studios 144 North Mason Street, Suite 2 Fort Collins, C080524 OWNER: Lind, Lawrence and Ottenhoff LLP 1011 Eleventh Avenue Greeley, CO 80632 PROJECT DESCRIPTION: The Lind project is a Project Development Plan for 180 single-family residential units on 45 acres. The project is located at the northeast corner of County Road 11 and County Road 52. This is the first phase of the Lind Overall Development Plan which was approved in July, 2001 The project includes 105 stree-accessed single family lots, ranging in size from 5,200 sq.ft. to 7,200 sq.ft., and 75 alley -loaded lots ranging in size from 3,800 sq.ft. to 4,800 sq.ft. The project includes a one -acre private park, and a connection to the City's proposed regional recreation trail. The property is currently undeveloped and is zoned LMN — Low Density Mixed -Use Neighborhood District. A subdivision plat is accompanying the project development plan. This plat will create indiidual lots for the proposed single family units, as well as dedicate necessary rights - of -ways, easements and drainage and open space tracts of land to support the project. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: The process located in Division 2.1 — General Procedural Requirements, Division 2.2 — Common Development Review Procedures for Development Applications, and Division 2.4 — Project Development Plan located within Article 2 — Administration; and the design standards located within Article 3 — General COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT