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Home My WebLink AboutLIND PROPERTY - OVERALL DEVELOPMENT PLAN - 39-94A - CORRESPONDENCE - PLANNING OBJECTIVESf ATTACHMENT III LEGAL DESCRIPTION Legal Description of Lind Property A tract of land Situate in the West ''/z of Section 29, Township 8 North, Range 68 West of the Sixth P.M., City of Fort Collins, County of Larimer, State of Colorado, which, considering the West line of the Southwest'/4 of said Section 29 as bearing NORTH and with all bearings contained herein relative thereto, is contained within the boundary lines which begin at the Southwest Corner of said Section 29, and run thence NORTH 2638.36 feet to the West'/4 Corner of said Section 29; thence N00°06'29"W 1983.21 feet along the West line of the Northwest '/4 of said Section 29 to a point on the Westerly line of the Outlet Ditch of the Elder Reservoir; thence along said Westerly line, S43°04'02"E 122.95 feet, and again S39°33'11"E 106.35 feet, and again S15°55'58"E 79.09 feet, and again S32°27'38"E 20.55, and' again S55°35'59"E 43.98 feet, and again S59059'15"E 130.23 feet, and again S53023'14"E 51.90 feet, and again S40°06' 12"E 50.00 feet, and again S32°47'45"E 49.28, feet, and again S38°42'29"E 58.25 feet, and again S45°22'26"E 52.41 feet, and again S47°05'11"E 147.43 feet, and again S49°10'35"E 193.70 feet, and again S60°29'29"E 77.63 feet, and again S70°05' 13"E 245.82 feet, and again S55058'26"E 41.35 feet, and again S40003'07"E 32.23 feet, and again 33018'14"E 98.29 feet, and again S27024'33"E 87.69 feet, and again S17°13'47"E 55.09 feet, and again S09047'56"E 50.23 feet; and again S16' 06'34'E 43.71 feet, and again S22°45'43"E 131.56 feet, and again S20054'47"E 188.56 feet, and again S09028'06"E 50.07 feet, and again S03°28'05"E 129.41 feet, and again S07°48'09"E 82.28 feet, and again S18%27'25"E 71.01 feet, and again S28°17'22"E 163.02 feet, and again S26000'19"E 74.06 feet, and again S18°46'07"E 61.24 feet, and again S09039'04"E 61.84 feet, and again SO4°17'30"E 126.83 feet, and again S31°05'15"E 69.77 feet, and again S29°27'26"E 250.68 feet, and again S10026'57"E 162.55 feet, and again S18°18'31"E 60.95 feet, and again S38°38'54"E.82.75 feet, and again S42°5712311E 429.68 feet, and again S43*06'53"E 369.56 feet, and again S50°23'18"E 134.43 feet, and again S41059'47"E 288.90 feet, and again S07030'11"W 117.94 feet, and again . S15%23'38"E 161.33 feet, and again S06°26'34"W 104.58 feet, and again S06001'18"W 106.23 feet, and again S03°32'06"E 132.31 feet, and again S05014'36"E 105.45 feet, and again S00°20'33"W 117.31 feet, and again S02015'56"E 121.40 feet to the South'/4 Corner of said Section 29; thence S89045'59"W 2638.22 feet along the South line of said Southwest'/4 to the point of beginning, containing 172.6071 acres, more or less, and being subject to a road right-of-way for County Road 11 over the West 30.00 feet thereof, and also subject to a road right-of-way for County Road 52 over the South 30.00 feet thereof. .4 E:\\PF\bmd\b2084\doc\odp\jb2084ODP.just.revised-doc 46 b) Afire hydrant must be within 300' of all buildings and hydrants must be spaced at 600' on -center. We will meet this requirement. c) Fire flows of 1,500 gallons per minute at a residual pressure of 20 pounds per square inch must be provided. We will meet this requirement. 10. Advance Planning Department comments: a) This property does not meet the City's 116 development contiguity requirement until Richard's Lake PUD development completes its improvements. See the attached letter requesting a Waiver/Exception for contiguity requirements from Centex Homes, dated March 26, 2001. b) Potential off -site street improvements will be determined by the TIS for this project. Thank you for the information. c) Ifstructures exist on this property, the applicant should evaluate the potential historic value of the structures right away. These structures have been evaluated. d) The property is the LMN- Low Density Mixed -Use Neighborhood Zoning District. This district has a minimum density requirement of 5 net dwelling units per acre and a maximum density requirement of 8 gross dwelling units per acre. A ` single phase of development maybe up to 12 dwelling units per acre. The LMN District permits limited commercial uses. The ODP meets these density requirements. IL Current Planning Department comments: a) This development request will be subject to the City's development review fee and the Fee Schedule that is available in the Current Planning Department office. The fee is due at the time of submittal of the required documents for the Overall Development Plan, Project Development Plan, and the Final Compliance phases of development review by City staffand affected outside reviewing agencies. Thank you for the information. 12. This development proposal is subject to the requirements as set forth in the City's LUC specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. [Zoning] Districts. Thank you for the information. E:\\Pnbrad\b2084\doc\odp\jb2084ODP.just.revised..doc 45 P. Sl Any temporary retention will need to have a way to be drained after a storm when the ditch can handle the flow If the pond location can be shown to percolate, that would be acceptable, but if not it would have to be pumped. We have addressed this issue in our drainage report. 5.Light and Power Department comments: a) Power is available from existing facilities on the south side of County Road 52. b) Services and facilities will need to be coordinated with the ELCO Water District. c) The normal electric charges will apply to this development. Thank you for the information. 6. Natural Resources Planner comments that an Ecological Characterization Study must be done for the ODP on this property. An ecological characterization has been included with this submittal. 7. Transportation Planning Department comments: a) A TIS will be required with your ODP submittal. A TIS has been included with this submission. b) . Bicycle and pedestrian connections should be provided within the development and to surrounding properties. We have provided for significant internal bicycle and pedestrian connections within the site c) The off -site and internal street network should follow the City's Master Plan. There may be an amendment to the Master Street Plan in the near future. We will be following this plan but suggest consideration that the collector not follow the northeast perimeter of - the site. d) The City's Park Plan shows a future bicycle/pedestrian trail in this area, possibly partially on this property. We have provided for this bicycle/ pedestrian trail to cross the site near the intersection of County Roads 11 and 52. In addition, we have provided significant interior connections to it. 8. Parks Planning Department comments: a) The residential portions of this development will be subject to the City's neighborhood and community parkland fees. The fees will be assessed on each dwelling unit and are based on the square footage of the unit. Thank you for the information. 9. Poudre Fire Authority comments: a) The addresses on the buildings must be visible form a street. . We will meet this requirement. t, E:\\PF\bred\b2084\doc\odp\jb20g4ODP.just.revised..doc 44 of M h) A Development Agreement (between the City and the developer) and a Development Construction Permit, issued by the City Engineering Department, will be required. We understand and have no problem with this requirement. 4. Water/ Wastewater Department comments: a) Service in this area will be provided by the ELCO Water District the Boxelder Sanitation District. Thank you for the information. 4. The ELCO Water District states that there is a 14" high pressure water line County Road I that will serve this property. There is adequate capacity in this existing line. Thank you for the information. S. Stormwater Utility comments: a) The site is located in the Cooper Slough Drainage Basin, where there are currently no new development fees, although that may change near the end of2001 or the beginning of2002. Thank you for the information. b) The standard drainage and erosion control report and construction plans are required and they must be prepared by a professional engineer registered in the State of Colorado. We have provided an ODP level drainage report with the OD and will provide PDP and FDP reports with those submittals. c) On -site water quality extended detention is required to treat the runoff. We will address this issue with the PDP drainage report and drainage plan. N d) Since there is no approved drainage master plan for this basin, Anderson Consulting Engineers will begin one this year. Thank you for the information. e) The No. 8 ditch has been identified as the outfall and the applicant is proposing to have setbacks and a park along this ditch. An outfall needs to be built to the No. 8 ditch, which may be plugged temporarily until the ditch company and the City work out an agreement to accept the flows. We have addressed this issue in our drainage report. n The Richard's Lake PUD project has detention facilities that are 2 times the volume of the design storm and have a manual shut-off controlled by the ditch rider. Due to previous problems with the current system, the ditch company seeks a new overall approach to discuss with the City. We have addressed this issue in our drainage report. E:\\PMbrad\b2084\doc\odp\jb2084ODP.just.revised..doc 43 ATTACEAMNIT I Lind Property Overall Development Plan 1. Concept Review Letters and explanation of how issues have been addressed Conceptual Review Letter -August 28, 2000 2. Zoning Department comments: a) The Land Use Code (LUC) requires a mix of housing in the development, with a minimum of three housing types in a project that contains 45 acres or more. Section 4.4 (D) (2) (c) of the LUC. Defines housing types. Any single housing type cannot constitute more than 90% of the total number ofdwelling units in the development. We have complied with these requirements in our ODP. 3. Engineering Department comments: a) County Road I I will be improved with the use of a shared cost program in conjunction with this development. Thank you for the information. b) Development of this property will require street connections to adjacent properties that are developable or redevelopable. We have provide these connections to the south and west. The northeast boundary of the Lind property is the edge of the UGA. In addition, this boundary is a deeply incised (approximately 30') irrigation canal. c) Street oversizing fees will apply to this development. .These fees are based on vehicle trip generations for the proposed land uses in the development plan. Thank you for the information. d) The ODP should follow the City's Master Street Plan and the adopted Mountain Vista Subarea Plan. We have followed the Mountain Vista Plan and the Master Street Plan e) County Road 52 is designated as a minor arterial street. Thank you for the information. ,n The internal streets must meet the City's current standards. Thank you for the information. g) A Transportation Impact Study (TIS) will be required with the ODP submittal. An ODP level TIS is included with this submittal. E:\\Pnbrad\b2084\doc\odp\jb2084ODP.just.revised..dao 42 M (See Attachment III) D elo ment Ph sine Schedu (See Attachment IV) Thank you for your consideration and we look forward to working with you throughout the development review process. Sincerely, JIM SELL DESIGN, Inc. John L. Barnett ASLA Project Manager cc: Lind Property Overall Development Submittal i E:\\PFbrad\b2084\doc\odp\jb2084ODP.just.revised..doc 41 s i. • The City will make all capital improvements in accordance with the adopted Capital Improvement Program and the Capital Project Management Control System. • The City will identify estimated costs and funding sources for each capital project requested before it is submitted to City Council. • The City will use intergovernmental assistance to finance only those capital improvements that are consistent with the Capital Improvements Plan and City priorities, and whose operating and maintenance costs have been included in the operating budget forecasts. Policy GM-4.3 Adequate Public Facilities. The City shall develop criteria and level of service standards to ensure that adequate public facilities are available. City Plan Principles and Policies Growth Management Infrastructure improvements are already underway through a cooperative agreement between various area developers and the city. Proposed and Existing Open Space, Buffering, Landscaping, Circulation, Transition Areas. Wetlands and Natural Areas: The No. 8 Outlet Ditch borders the site to the northeast. This project proposes a buffer a minimum of 100' wide along this ditch. Part of the open space will be a naturalized buffer to enhance a protect the ditch and adjacent slopes. The remainder will be a neighborhood park. Within the open space buffer and park, a trail will be constructed to serve the residents and surrounding neighborhoods. The park will be located within the development so that at least 90% of the residential dwellings will be within 1/3 mile of the park measured along the street frontage. A multi -use trail is identified on the City of Fort Collins Parks and Recreation Policy Plan as a proposed off-street trail, which crosses the southwest corner of the site. There will also be an off-street trail system throughout the development connecting the proposed Neighborhood Commercial Center and the surrounding Residential - Neighborhoods with the City trail system. All open space, parks, and landscaped buffer areas will be constructed by the developers of this project and will be maintained by a Home Owners Association. Estimate of number of employees for commercial and industrial uses: y 10 — 50 employees, note this is a best estimate and is subject to change with Land Use. Description of rationale behind the assumptions and choices made by the applicant: pLeLBtF See Appropriate City Plan Principles and Polices achieved by this O.D.P. In keeping with the City practice of deferring neighborhood meetings until after submission, a neighborhood r will be scheduled as soon as practicable after the submission. The minutes and response to comments will b e submitted as soon as possible after that meeting. • . Lind Property ing and skillet site planning nitigate potential conflicts between different land uses. td N.T Sptlot..tr,) vd oDF 8E 5 G t G ter and explanation of how issues have been addressed (See Attachment I) Legal Description: (See Attachment II) Name and address of each owner of Property in the ODP area: E:\\PFbrad\b2084\doc\odp\jb2084ODP.just.revised..doc 40 „y i' m Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community -wide distribution of affordable housing in all neighbor }ye s to promote iv hborhoods. A portion of the housing will be affordable. Policy ENV-1.1 Air Quality Objectives. The City will use the following objectives in the preparation, implementation and siY evaluation of future air quality programs: • Reduce the rate of growth of total vehicle -miles of travel in the Fort Collins Community Growth Management Area. (VMT is calculated using the MINUTP traffic simulation model or equivalent, ° calibrated using traffic count data. Units: miles per day.) A in the northeast portion of the city will result in some reduction of auto -related air pollution as a result of congestion in the southeast. Policy ENV-7.6 Watershed Approach to Stormwater Management Policy. In addition to flood control and drainage functions, stormwater systems will be designed to minimize the introduction of human caused pollutants. Educational .. programs and demonstration projects will be pursued to enhance public understanding of pollution prevention efforts. Tributary systems will be designed for water quality control, with appropriate use of buffer areas, grass swales, detention ponds, etc. Receiving water habitat restoration and protection will be included in stormwater master plans, in conjunction with habitat mapping efforts. City Plan Principles and Policies Environment $ .� pGF*S Water quality techniques will be incorporated. v4 oN Pvr4 1p�Y� p�;C' Policy NOL-1.2 Urban Development. The City will conserve"and to eg'rate�tu� are as�iin b the level ped 1 flstcar�pe�by directing development away from sensitive areas and using innovative planning, design, and management practices. When it is not possible to direct development away from natural areas, it should integrate them into the developed landscape in a manner that conserves their integrity. The City.will encourage and assist efforts by private landowners and organizations to integrate natural areas into new development and to protect, restore, or enhance privately owned natural areas. Natural and man-made drainage areas will be enhanced. � LID vi SO ? Policy NOL-1.2 Urban Development. The City will conserve and integrate natural areas into the developedlandscape by directing development away from sensitive areas and using innovative planning, design, and management practices. When it is not possible to direct development away from natural areas, it should integrate them into the developed landscape in, a manner that conserves their integrity. The City will encourage and assist efforts by private landowners and organizations to integrate natural areas into new development and to protect, restore, or enhance privately owned natural areas. 7 Natural and man-made drainage areas will be enhanced. _ { ,OW 50 7 — 1ZEJ1E'U ? • BaJtc. � Ot u �io,� 7 LImprovements s.. eveloped land, or areas seeking voluntary annexation, mus a ure improved (e.g., streets, utilities and storm drainage systems) to City standards, or must have a m (e.g., a special improvement district, capital improvements program, etc.) in place to upgrade ices and facilities to City standards before the City will assume full responsibility for future. ce. ements exist or are immediately adjacent to the sitnves ment in capital fac comprehensively and made within a framework that balances and evaluates the costs and the relative importance of competing needs. Policy GM4.1 City Commitment to Providing Capital Facilities. Recognizing the limits of the City' s financial resources, the City commits to deriving the greatest value possible from its investments in infrastructure by assuring maintenance of existing capital facilities, gradually remedying existing deficiencies in facility provision over time, and providing facilities adequate to serve the new growth that occurs under City Plan. Each of the categories of facilities provided by the City shall be funded at. a level determined to be appropriate in accordance with the capital improvements plan of the City. Policy GM4.2 Capital Improvement Policy. The City will continue to operate under the following Capital Improvement Policies: C The City will develop a multi -year plan for capital improvements, which shall be reviewed and updated on an annual basis. •a, E:\\PMbrad\b2084\doc\odp\jb2084ODP.just.revised—doc 39 a Principle T-7: The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create an interesting pedestrian network. Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to their surroundings, as well as the functional unity of the pedestrian network, through means such as: a. Developing attractive improvements which enhance the character and pedestrian scale of the urban environment including streetscape design, vertical treatments, widened sidewalks, and furnishings. b. Incorporating special design features, public art, and site details that can enhance the pedestrian scale of streets and become an urban amenity. C. Encouraging outdoor cafes and activity areas that contribute to the character and human scale of the sidewalk environment. Building design and details should support the human scale of the street incorporating such elements as windows and other openings, porches and recesses, awnings, and patios. Pedestrian spaces will be incorporated into the site. olicy CAD-1.5 Street Lighting. Lighting fixture design and illumination should be tailored to match the context of the street. Lighting levels should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, and preserving " dark sky" views at night time. a. The City should continue to explore new design options for the types of fixtures available for use within any street condition, which enhance the street environment by establishing a consistent style with height, design, color and N`4 finishes. b. Residential street light fixtures shall be designed for human, pedestrian scale, while providing an adequate level of illumination for safety. c. Where higher pedestrian activity occurs, such as associated with neighborhood or community centers, districts, or transit stops, a combination of lighting options should be considered -- such as exists in the Downtown -- with high mount fixtures for broad distribution of light within the street, and with smaller pedestrian -oriented fixtures along the sidewalk corridors. A comprehensive lighting plan will be designed to enhance the aesthetic and safety characteristics of the site. N-fPolicy CAD-1.7 Street Art. The City will encourage the incorporation of artistic elements such as sculpture, into the ` '4 streetscape design. Fountains, plazas, and sculpture will be included in the site design. PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be functional, accessible, attractive, safe and comfortable. Policy CAD-2.1 Civic Buildings and Grounds. Civic facilities such as community buildings, government offices, recreation centers, post offices, plazas, libraries and schools -, should The placed in central locations as highly visible focal : •. c: rail,^,: r;:. points. The urban design and architectural quality should express permanence, importance, and respect for broad citizen preferences and community identity. Major public buildings should.have a civic presence enhanced by their height, mass and mateials. in addifion, public buildings should: . Be accessible by motorized vehicles, transit, bicycles and pedestrians. • Be integrated into a setting that includes generous landscaping and/or public outdoor spaces. City Plan Principles and Policies Community Appearance & Design Civic elements will be centrally locatgd. - <Ad "VA64f rWcM mo. cua.,r(§R" to of A e SigP-A t- X*4 a t is iliac( LOA o f '(� (o LLR��R w of c�/c��WL^ a �p �.}{� � �• D 4 Z Lt t b��^��e� �J84��1 �MltwptN6lr E4 2c tN MT� V to tFo ��" � 016 /..�Polic}� gh mg arni Laflds aptng. Jecurtty ltghtmg should gen r y be at o e e e s o Great com orta area -wide visibility and not highly contrasting bright spots and shadows. Lighting should be selected to reduce glare and Doff" preserve "dark ssw ky" views of night skies. Landscaping should be designed to avoid hidden areas, particularly where such "JIAAK, areas may be used at night, such as near building approaches and entrances. City Plan Principles and Policies Community Appearance & Design High cut-off fixtures will be utilized in all parking lots. E:\\PF\brad\b2084\dockodp\jb2084ODP.just.revised..doc 38 a Principles and Policies Policy T-1.4 Adequate Facilities. The City will ensure the provision of adequate facilities for the movement of goods and people while maintaining the integrity of existing streets and minimizing travel -related impacts within residential neighborhoods. As growth occurs, appropriate transportation investments should be made to support increased demands for travel. A cooperative program for arterial street improvement is currently being implemented by the city and area developers. T- 4 Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. Facility development, safety and convenience should be established throughout these destinations. Level of service standards for bicyclists should be higher within these areas. Bicycle access will be provided between the residential and commercial land use. Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways. to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should provide direct access from street corners to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. C. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should be provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities. This project will include a civic core rich with pedestrian activities. Policy T-5.3 Continuity. The City,shall provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community. Bridges and crossings should be provided over railroads, rivers; drainage -ways, and other features that may be major barriers to a continuous pedestrian.network:.:: ;,::. ; ;•:, Connectionswill be provided to all existing adjacent neighborhoods.4' Principle T-6: Street crossings will be developed to be safe,' comfortable, and attractive. ;,; . •, Policy T-6.1 Street Crossings. Street crossing standards should be established that include crosswalks, lighting, median. . refuges, comer sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks%should be well marked and visible . to motorists. They should be designed to fit and enhance the context and character of the area, and provide for safety for all age groups and ability groups. Policy T-6.2 Intersection Improvements. Traffic calming and sight distance improvements at intersections should be developed where appropriate to enhance the safety of street crossings. Painted intersection " stop striping" should be provided to keep vehicles clear of pedestrian crossings. Curb radii should be minimized to reduce the speed of right turning vehicles and reduce the distance for the pedestrian to cross the street. Policy T-6.3 Pedestrian Signalization. The City will ensure that signals, signs, and markings have clear vehicular and pedestrian indicators for street crossings. Automatic pedestrian phases at high demand intersections and pedestrian buttons at low demand areas should be provided. Protected pedestrian signal phases to improve safety should also be provided in high pedestrian demand areas. These elements will be an integral part of the overall design theme. A. E:UPF\brad\b2084\doc\odp\jb20g4ODP.just.revised..doc . 37; NA -F11,g GvFF-f September 11, 2000 Revised March 27, 2001 Planning and Zoning Board Members City of Fort Collins 281 North College Avenue Fort Collins CO 80524 RE: Lind Property - Overall Development Plan (ODP) Statement of Planning Objectives Dear Board Members: Overall Development Plan Ohl g""'5 I'�{ 1Z66 LEMk la L, The Development Team of the Lind Property is questing approval of the proposed Overall Development Plan. The proposed O.D.P. is for the 172 acre Lind Prope Mixed! Use Development located at the northeast comer of the intersection of County Roads 11 and 52. The site is bound by County Road I 1 to the west, County Road 52 to the south, the No. 8 Outlet Canal to the northeast. The site is zoned LMN. The existing site is been used for agriculture. It is owned by the Lind Family Trust and is under contract to Centex Homes. A portion of the site slopes gently to the south, another portion slopes to the east. There are currently no identified wetlands on this site. The O.D.P. uses 'Neo-traditional' style planning concepts of concentrating higher density residential uses around a neighborhood commercial area with lower density residential uses radiating out to the east of the site. The residential areas will be. connected through a proposed neighborhood natural area that will serve as a pedestrian/bicycle corridor and drainage way. ti The proposed land uses for the property are to include: Parcel Acres Land Use Density �A 10.77 Single Family/ Duplex/ Four-plex 4.5 - 7 B 10.62 Single Family/ Duplex/ Four-plex 4.5 - 7 . C 33.07 Single Family/ Duplex/ Four-plex 4.5 - 7 . D 6.47 Single Family/ Duplex/ Four-plex 5.5 - 8 E 1.12 Neighborhood"GefameFcial G011raIR F 5.96 Single Family/ Duplex/ Townhomes/ Patio Homes 9-12 G 7.85 Single Family/ Duplex/ Four-plex 5.5 _ 8 H 6.51 Single Family/ Duplex/ Townhomes/ Patio Homes I 1.17 G Efr 9.-12 Neighborhood 1 2.07 Neighborhood K 3.93 Single Family/ Duplex/ Four-plex 7-9 L 2.43 Single Family/ Duplex/ Four-plex T- 9 M 8.63 Single Family/ Duplex/ Four-plex 5.5 - 8 N 17.93 Single Family/ Duplex/ Four-plex 4.5 - 7 . O 4.44 Single Family/ Duplex/ Four-plex 5.5 - 8 P 8.60 Single Family/ Duplex/ Four-plex 5.5 - 8 DU's or G:S.F. 48 - 75 DU's. 48 - 74 DU's.. 149 - 231.DU's,. 36 - 52 DU'S - 10,000-•15,006:s:f. : 54 - 72 DU's 43 - 63 DU's 59 - 78 10,000 - 15,000 s.f. 15,000 - 20,000 s. f. 28 - 36 DU's 17 - 22 DU's 47 - 69 DU's 80 - 126 DU's 24 - 36 DU's 47 - 69 DU's Total 172.61 680 - 1,003 E:\\PF\brad\b2084\doc\odp\jb2084ODP.just.revised..doc 36