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HomeMy WebLinkAboutLINDENMEIER ESTATES PUD - PRELIMINARY ..... 6/27/94 P & Z BOARD HEARING (CONTINUED TO 7/11/94) - 24-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNEIGHBORHOOD INFORMATION MEETING eceive Written °Notification of this meeting? Addres. Name Address Zip Yes No Yes No �c- I 0S/,9wu-t �iu�-�-C '� NEIGHBORHOOD INFORMATION MEETING for Date: 014- Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting. `�Written Did You Receive Notification of this meeting? Correct Address. Name Address GU(L t OvA Zip Yes No Yes No i/ p �Dla pato e tts� x` i��T�rry, �rll2 Lii,\df-. d kacnr..eier ✓ fQi� 4� �w ( ✓tea f i d j s Lain( n c fir. J Pblti 6 d 4n /I vuAX reA t cot t 70 �jrav t n d- A,t eOC-- fjq R ( LC)y t- G � St 2 DGf,Z i , ��Gltit 3 L-t nd�t vt'te�t`E�� ri ;C )&eZ— FOC pW e° 37. Comment: As the homeowner being surrounded, my concerns are access and fire protection. Also, we need access to the back part of our property in case development of that portion of the property could occur. 38. Question: Will there be a sidewalk constructed along the Rose property with this development? Answer: The City will probably require us to construct a sidewalk there. 39. Question: What mechanism is there to assure that the grove of trees and ditches will be preserved and retained as a good open space and visual buffer? Answer: That will be addressed during the development review process. 40. Question: How will the people in the area get to the neighborhood park? Answer: Down Lemay Avenue to Willox Lane, then through the Greenbriar development. This could be an opportune time for the City, the neighborhood, and the ditch company to cooperate and attempt to provide public access to the natural areas and the park. 29. Question: Aren't your covenants established and recorded before you get final approval? Answer: That is not an absolute requirement. The City is rarely involved in the development and review of private covenants. Final approvals are generally not predicated on the existence of private covenants for a development. 30. Question: What do you want to build on this property? Do you want only single family or do you want the second living unit? Answer: We want the option to provide for a second living unit on each lot. 31. Question: What is the density of Pheasant Ridge and why was it allowed? Answer: The density is just over 2 dwelling units per acre and it was allowed because of certain topographic constraints on the property and the fact that the County subdivision to the north insisted on limiting the number of homes in Pheasant Ridge because its primary access would be down their existing local street that is built to County standards. 32. Comment: We do not want duplexes or 2 living units per lot. There would be no guarantee that a property owner would not build a separate unit. 33. Comment: This is a transitional area at the perimeter of the City. Larger lots, in keeping with the more rural feel, are appropriate here. 34. Question: Is this project being looked at in the same light, same philosophy, as the south part of town? Answer: Yes, the same rules, regulations, and policies apply in all parts of the City. 35. Question: What are our appeal rights and when do we lose that right of appeal? Answer: The right to appeal expires at 5:00 p.m. on the 14th calendar day after a decision by the Planning and Zoning Board. 36. Question: How will the City receive these comments? Will they think that we don't want anything here? Answer: That question can be answered only by the reviewing agencies and Planning and Zoning Board. 21. Comment: My main concern is with potential runoff from your development into our area and homes on Bramblebush Street. 22. Question: There are lots of trees along the ditches behind our houses. How will this area be treated to provide buffer between the neighborhoods? Answer: Portions of the area will be maintained in their present form, as possible, and some different treatment may be added to enhance the area. 23. Question: Are you going to try to put those ditches underground? Answer: No, we are not. 24. Comment: Part of what I would like to see, living in the existing home on the property, is the preservation of the surface water running in the ditches, preservation of the trees, and maintain the wildlife on the property. 25. Question: Where do we have the opportunity to get involved in the process of seeing and inputting into the system (placement of houses, fencing, types of outbuildings, sheds, dog runs, retention of trees, etc.) ? We support the development but want to be assured of sufficient buffer. Answer: Tonight, at this neighborhood information meeting, is the first opportunity for you to participate directly in the development process. Staying in touch with and asking questions of the developer is a way to be involved in the process. 26. comment: We like the large lot concept in this development. 27. Question: You are not going to try to tie your Homeowner's Association into our development, are you? Answer: No, we are not. 28. Comment: I would like to see your Homeowner's Association be established before the sale of the first lot. Response: our intent is to get the HOA, architectural controls, and covenants established right up front. 13. Question: Are there guarantees to determine the minimum price of these homes? Answer: We are only in the conceptual stages of development to date. 14. Comment: It is important to regulate where the points of access to the two separate living units on each lot will occur. 15. Question: There are misgivings because not everybody has the means yet to look at the "picture" of this development. What will these homes look like? Is there somewhere in this process where we, the neighborhood, can get involved? Answer: Tonight, at this neighborhood information meeting, is the first opportunity for you to participate directly in the development process. 16. Question: Why are you doing a duplex concept on this development if the homes are priced such and are large enough for grandmothers, etc., to live in the home? Answer: This is a way to provide a totally separate living unit, with kitchen and bath facilities, for "extended family" members. 17. Request: Could you talk a little more about the "quality of life" and open space around this development. Response: Ed Zdenek talked more about the area on the west side of the proposed development that contains 2 irrigation ditch laterals, significant vegetation, and wetlands. 18. Question: What will be your finished elevations of these homes? Answer: We do not know yet. There will be a fair amount of fill, especially along the northerly portion, adjacent to the ditch. 19. Question: Will you do the landscaping as shown on the concept plan before you sell the lots? Answer: Yes, we will. 20. Question: Will you have to construct a sidewalk along Lemay Avenue? Answer: Yes, we will. 4. Question: What is the setback distance for the homes in this development? Answer: There will be a 150' minimum setback for the homes adjacent to an arterial street. 5. Comment: These will be large homes in a predominantly single family area. 6. Comment: Our proposal is to allow a separate living unit (attached to and within) each home. 7. Question: Could these 2nd units be rented to someone outside of the family? Answer: No, the covenants will disallow anyone other than a family member. 8. Question: Is there no way that you can get this development approved at less than 3 dwelling units per acre? Answer: We are trying to work with the City to accomplish this. 9. Question: Where will the existing home gain its access after this development is in? Answer: From one of the proposed cul-de-sacs within the development. 10. Question: There is supposed to be cooperation between the City and the County. We are in the transition area between the two entities. Is not the County's regulations more lax, in terms of density? Answer: Today the County allows 2 dwelling units per acre. That could change soon. 11. Question: What exactly are you planning on putting on these lots? What do they look like? Answer: These will probably be minimum 2,400 square foot homes and the attached living unit would add another 800 square feet. 12. Comment: There is concern about these separate living units being sold or rented to families outside of the families in the homes. Commui__y Planning and Environmental , _vices Planning Department City of Fort Collins Neighborhood Information Meeting Minutes for LINDENMEIER ESTATES P.U.D. Date: April 18, 1994 Applicant: Ed Zdenek ZTI Group/Architecture 1220 South College Avenue Fort Collins, CO. 80524 City Planner: Steve Olt The potential applicant, Ed Zdenek, has expressed an interest in developing a single family residential project (with an additional "extended family" living unit on each lot) on vacant land located on the west side of Lemay Avenue between Puebla Vista Estates and the Greenbriar P.U.D. The purpose of this meeting was to introduce Mr. Zdenek and his representatives to the affected property owners and other potentially affected interests in attendance and enable them to ask questions about, express their concerns about, or express their support for the development proposal. The following questions, concerns, and responses were expressed at the meeting: 1. Question: Are you going to be living in these units? Answer: Yes, I am. 2. Comment: There are discrepancies in the preparation of the Affected Property Owners notification list. 3. Question: How many living units will there be in this development? Answer: There will be 12 single family lots. The number of 24 is something that I will cover in my presentation. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 DENSITY CHART Maximum Earned Criterion Credit Credit Cl 2000 feet of an existing or approved neighborhood shopping center 20% b 650 feet of an existing transit stop 10% C 4000 feet of an existing or approved regional shopping center 10,70 d 3500 feet of an existing or reserved neighborhood park, community park, or community facility 20% 1000 feet of a school, meeting all requirements of the State of Colorado compulsory education laws 10% W f 3000 feet of a major employment center 20% W Q9 1000 feet of a child care center 5C/o m h "North" Fort Collins 20% j The Central Business District 20% jA project whose boundary is contiguous to existing urban development. Credit may be earned as follows: 30% 0% For projects whose property boundary has 0 - 10010 contiguity; 10 - 15% For projects whose property boundary has 10 - 20% contiguity; 15 - 20% For projects whose property boundary has 20 - 30% contiguity; 20 - 25% For projects whose property boundary has 30 - 40% contiguity; 25 - 30% For projects whose property boundary has 40 -520% contiguity. k If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of alternative energy systems or through committed energy conservation measures beyond those normally required by City Code, a 5% bonus may be earned for every 5010 reduction in energy use. Calculate a 1% bonus for every 50 acres included in the project. M Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that percentage as a bonus. n If the applicant commits to preserving permanent off -site open space that meets the City's minimum requirements, calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a bonus. p If part of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code, enter a 2% bonus for every $100 per dwelling unit invested. p If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code, enter a 1 % bonus for every $100 per dwelling unit invested. N a If a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter that percentage as a bonus, up to a maximum of 30%. Z r If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A" O and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: Type "A" .5 x Type "A" Units m Total Units In no case shall the combined bonus be greater than 30% Type "B" 1.0 x Type "B" Units Total Units S If the site or adjacent property contains a historic building or place, a bonus may be earned for the following: 3% For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land social factors); use, aesthetic, economic and 3% For assuring that new structures will be in keeping with the character of the building or place, while avoiding total units; 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and improvement in an appropriate manner. t If a portion or all of the required parking in the multiple family project is provided underground, within the building, or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as follows: 9% For providing 75% or more of the parking in a structure; 6% For providing 50 - 74% of the parking in a structure; 3% For providing 25 - 49% of the parking in a structure. U If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. TOTAL G�® ACTIVITY: Residential Uses DEFINITION: ICI All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRITERIA: Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes No N/A 1. On a gross acreage basis, is the average residential density in the ❑ project at least throe (3) dwelling units per acre? (Calculated for residential portion of the site only.) 2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? The required earned credit for a residential project shall be based on the following: 30 - 40 percentage points = 3 - 4 dwelling units per acre 6 wvry 4U - _)U percentage points = 4 - 5 dwelling units per acre 50 - 60 percentage points = 5 - 6 dwelling units per acre 60 - 70 percentage points = 6 - 7 dwelling units per acre 70 - 80 percentage points = 7 - 8 dwelling units per acre 80 - 90 percentage points = 8 - 9 dwelling units per acre 90-100 percentage points = 9-10 dwelling units per acre 100 or more percentage points = 10 or more dwelling units per acre Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -78- 1 -t in'A.PJA inn-.P.1i V/�//4-?�r, I %( M I IAA Activity A: ALL DEVELOPMENT -CRITERIA- - AL-L-GRIT-ER1 APPUCA-BEE cRITERrA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain E - s I o LL = o a < Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation -------- --- -- -- 1.2 Comprehensive Plan 1.3 Wildlife Habitat 1.4 Mineral Deposit L 1.5 Ecologically Sensitive Areas - reserved reserved 1.6 Lands of Agricultural Importance 1.7 Energy Conservation 1.8 Air Quality 1.9 Water Qualitv ✓ 1.10 Sewage and Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian Bike Transoortation 2.2 Buildinq Placement and Orientation 2.3 Natural Features 2.4 Vehicular Circulation and Parking 2.5 Emergency Access t/ 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views 2.9 Shading 2.10 Solar Access 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape 2.14 Signs 2.15 Site Lighting 2.16 Noise and Vibration 2.17 Glare or Heat V/ 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards I "^ 3.3 Water Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -61- 0 PUEBLA VISTA ', ESTATES -------"---- UNDEN LAKE ROAD '-------� --- - -----------"--"-.""-"---- O. ` a. ! '------------ ' LANE -- I LINDENMEIER' ---------—_--------"-'------ Q? •r LAKE ESTATES �- LARIMER AND WELD- xb'Y'W"C \ x eSveroYE mm p PDb © i / r O'HALLORAN 'k R PROPERTY H10M.wT T r 'T•,e-,_`,� 8. J' f;x• ,,..,. TO O A 1�. � �9( Ilyl G x I I PIP 83 1 1p //`` • t I FP yJll �O2 rT .xxm HYDRAH .n i �� . H� t �•���. e', O 1 o,.s ,r I oT I� >+ 2 p� GJ} i .\�a �. ;\ �.. ♦ ..�-';.4'___-_'mot` " ' J / A m -------------- �Ts ns.Y Ho EA IT I aSErrvY x� © - _'u'YiLIL } oaa nis€ eo \ G) I i Iv�lrvt. �k"-.0 ._ "�Of EM9xrvc [WF Pw6KM -------------- GREENBRIAR ESTATES\ LINDENWOOD --- FIRST FILING BRAMBLEBUSH STREET _�-� '-------------_ --------------------- �. '. ¢.erpc �/ •"• .:M.x FOREST HILLS LIAwv I VICIMW MAP MAY 16. 1994 MAY 5, 199 MARCH 31. IG PRELIMINARY LANDSCAPE PLAN LINDENMEIER ESTATES I--r-r--r� liezoulp a n eo 100 L-7-- PUEBLA VISTA --------------- ESTATES -_ r�m -- ------ ------------ _ LA14E — ----- —� `pW - ------------ LARIMER AND WELD x eym•mx 26U.m' ,�aP \ x eSP'Oh roP � TOM GREENBRIAR ESTATES ---------------- — __-i_ BRAMBLEBUSH -'-�. — ----STREET ------- IE411tMOILV wSP�>OIOG �>»> WP>aSMlxOwe. 01'6IROJ1iNWVP 1q°"` v»ym"'�a'sm:iaeevr»wuEPwe u'�ui,.c xmva»Ev. um Mx>.r�ammirM >W NMEY'YMPwiIR>ND piwtl' iYtlMIeIMLW»O>IVEP � �ww:x.�eexiM>x>uwx>aea �+c Min' ----- _ �+>�mY uuw.�xxa®sw LINDEN LAKE ROAD ------ ------'- _ ------------� LINDENMEIER; i i LAKE ESTATE,& VICINITY MAP STAT>Ecs .i a i j II x 1 ATTORNEY% CERTIFICATION UNDENWOOD - _ _-_ FIRST FILING r �- PLANNING i ZONING BOARD CERTIFICATION.. ----------------- FOREST HILLS _ _ OWNERS CERTIFICATION LI MAY 16. MAY 5, 1 PRELIMINARY SITE PLAN ►ENMEIER ESTATES Z GROUP 0w � 017►�lul2lmOka MCMF.! \■3.`9151D Utility _vices Stormwater City of Fort Collins MEMORANDUM From : Basil Hamdan �F•/;I� Civil Engineer, Stormwater Utility To Steve Olt Planner, CPES Date : June 16, 1994 Subject: Lindenmeier Estates PUD The Stormwater Utility has evaluated the latest submittal of Lindenmeier Estates PUD and found that we can accept the preliminary drainage proposal provided the following conditions are met: Obtaining or documenting the existence of an easement that allows drainage from the proposed Lindenmeier subdivision to drain through the developed Linden Lake subdivision to its ultimate point of discharge into Linden lake. Committing to improving the downstream drainage system, if the need arises, to provide for stormwater flows to properly and safely be conveyed from the proposed Lindenmeier Estates subdivision to Linden Lake. A response to these comments should be provided by 12 p.m. June 22nd to the Stormwater Utility for us to be able to evaluate them in time for the upcoming P&Z session. 235 Mathews Street • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6589 • FAX (303) 221-6239 City of Fort Collins Commui—y Planning and Environmental . .vices Planning Department MEMORANDUM To: Planning and Zoning Board Members From: Steve Olt, Project Planner ()W Ref: Lindenmeier Estates P.U.D. - Preliminary, #24-94 Date: July 11, 1994 There is an existing area of existing vegetation along and between the irrigation laterals which has been identified by the Natural Area Policy Plan as an area in need of protection. The proposed plan does not adequately show the existing vegetation and the developer's plans for the treatment of this area have not been adequately defined. Staff is recommending a condition of preliminary approval stating that: 1. The area of significant existing vegetation and wildlife habitat along the southwest edge of the property between and adjacent to the irrigation laterals needs to be more fully shown on the Final Landscape Plan. The design and protection of significant vegetation in this area needs to be addressed, including which existing vegetation will be retained and which will be removed. The final proposed plan for this area will need to be developed in conjunction with the Natural Resources Division of the City. The intent is that the existing vegetation area serve as a transition, habitat area, and buffer zone to Stormwater/Natural area to the southwest of the site, and that the protection of existing vegetation and wildlife habitat values be retained or improved. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 Lindenmeier Estates PUD - Preliminary, #24-94 June 27, 1994 P & Z Meeting Page 6 1. The earned credit of 50% on the Residential Uses Density Point Chart in the L.D.G.S. supports the proposed gross residential density of 3.45 dwelling units per acre. 2. It meets the applicable All Development Criteria of the L.D.G.S. 3. This development is compatible with the existing land uses in the surrounding area. 4. The minimum urban density requirement of 3 dwelling units per acre will be met if each of the 12 homes has up to 800 square feet of additional living space, with kitchen and bathroom facilities, that is designated as separate quarters for extended use by a related individual or individuals. Staff supports the concept but has a concern about how this will remain a true single family neighborhood, rather than a conventional duplex project with up to 24 living units housing unrelated individuals, The developer intends to enforce the 2 living units per lot, as an extended family living situation, through a Homeowner's Association and/or covenants through perpetuity. Staff recommends the following condition of preliminary approval: 1. That the developer obtain or document the existence of an easement that allows drainage from the proposed Lindenmeier Estates P.U.D. to drain through the developed Linden Lake Subdivision to its ultimate point of discharge into Linden Lake. Also, the developer must commit to improving the downstream drainage system, if the need arises, to provide for stormwater flows to properly and safely be conveyed from the proposed Lindenmeier Estates P.U.D. to Linden Lake. These requirements of the development must be met prior to approval of the Lindenmeier Estates P.U.D., Final. Lindenmeier Estates PUD - Preliminary, #24-94 June 27, 1994 P & Z Meeting Page 5 * how the treatment of the existing irrigation ditch laterals, vegetation and wildlife habitat, and stormwater facility along the west side of the property is going to be dealt with. * the stormwater runoff from this property and the potential impacts on the surrounding developments. Staff feels that the issues raised at the neighborhood meeting have been addressed and that this development is compatible with the existing land uses in the surrounding area. A copy of the minutes of the neighborhood meeting is attached to this staff memo. 6. Transportation: This development will gain its access from a single point on Lemay Avenue near the southeast corner of the property. The 12 lots and the existing large acreage single family residence to the west will be directly accessed from 2 public streets that will terminate in cul-de-sacs. 7. Storm Drainage: The Stormwater Utility feels that the preliminary drainage proposal is acceptable in its present form; however, staff is recommending a condition of preliminary approval stating that the developer obtain or document the existence of an easement that allows drainage from the proposed Lindenmeier Estates P.U.D. to drain through the developed Linden Lake Subdivision to its ultimate point of discharge into Linden Lake. Also, the developer must commit to improving the downstream drainage system, if the need arises, to provide for stormwater flows to properly and safely be conveyed from the proposed Lindenmeier Estates P.U.D. to Linden Lake. These requirements of the development/developer must be met prior to approval of the Lindenmeier Estates P.U.D., Final. 8. Resource Protection: The treatment of the existing irrigation ditch laterals, vegetation and wildlife habitat, and stormwater facility along the west side of the property will be addressed in detail with the final P.U.D. plans. RECOMMENDATION: Staff is recommending approval of the Lindenmeier Estates P.U.D. - Preliminary, #24-94, based on the following findings of fact: Lindenmeier Estates June 27, 1994 P & Z Page 4 3. Design• Home and Lot Sizes: PUD - Preliminary, #24-94 Meeting The homes will be 2,000 square feet or larger in size with an additional 800 square feet, either attached or detached, for the "extended family" living unit. All 12 lots will be between 15,246 square feet (0.35 acres) and 30,928 square feet (0.71 acres) in size. Architecture: This development will appear similar to the existing single family projects that are adjacent to the north, south, and east. The architectural character will be dictated by the architectural control committee of the Lindenmeier Estates P.U.D. Landscaping: There will be street trees, spaced at 40' on -center, along the Lemay Avenue frontage of the property. Shrubs will be provided as an accent feature at the entry of the development from Lemay Avenue. A landscape plan for the area along the western portion of this property, containing the irrigation ditch laterals and existing vegetation, will be provided with the final P.U.D. plans. 4. Solar Orientation: All 12 lots will be in excess of 15,000 square feet in size and, therefore, are not subject to the City's adopted Solar Orientation Ordinance. 5. Neighborhood Compatibility: A neighborhood information meeting was held on April 18, 1994 at Tavelli Elementary School. There were 30 affected property owners or potentially affected interests in attendance. Primary concerns centered around: * the City/County interface, with this being a transition area between the two entities. Is this proposed development compatible with existing development in the area? * the true nature of this development proposal. Is this a single family project or a conventional duplex project? Could the additional dwelling units be rented or sold to people not related to the primary property owners? Lindenmeier Estates PUD - Preliminary, #24-94 June 27, 1994 P & Z Meeting Page 3 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: FA: existing single family residential in Larimer County (Puebla Vista Estates) S: rlp; existing single family residential (Greenbrier Estates) E: FA, FA1; existing single family residential in Larimer County (Lindenmeier Lake Estates) W: rlp; undeveloped stormwater facility (City Stormwater Utility) This property was annexed into the City with the Lee Annexation in November, 1986. 2. Land Use• This is a request for 12 single family residential units on 12 lots, each with a supplemental dwelling unit for "extended family", on 6.95 acres located on the west side of North Lemay Avenue between Bramblebush Street and Lowell Lane. The total of 24 dwelling units on the 6.95 acres represents a gross residential density of 3.45 dwelling units per acre. The proposal was evaluated against the Residential Uses Density Point Chart and the applicable All Development Criteria of the Land Development Guidance System (L.D.G.S.). It earns 50% on the Density Chart, receiving credit for being: a) within 3,500 feet of an existing neighborhood park (Greenbriar); b) within 1,000 feet of a school (Tavelli Elementary); and c) in "North" Fort Collins. The earned credit supports the proposed gross residential density. The "extended family" concept for each subdivision lot in this development (comprehensively) is a relatively new approach to single family residential living. It is a creative means of calculating the residential density (and maintaining the minimum urban density requirement of 3 dwelling units per acre) for the project. To accomplish this, each of the 12 homes will have up to 800 square feet of additional living space, with kitchen and bathroom facilities, to be designated as separate quarters for extended use by a related individual or individuals. Staff supports the concept but has a concern about how this will remain a true single family neighborhood, rather than a conventional duplex project with up to 24 living units housing unrelated individuals, The developer intends to enforce the 2 living units per lot, as an extended family living situation, through a Homeowner's Association and/or covenants through perpetuity. Lindenmeier Estates PUD - Preliminary, #24-94 June 27, 1994 P & Z Meeting Page 2 commit to improving the downstream drainage system, if the need arises, to provide for stormwater flows to properly and safely be conveyed from the proposed Lindenmeier Estates P.U.D. to Linden Lake. These requirements of the development/developer must be met prior to approval of the Lindenmeier Estates P.U.D., Final. # Staff supports the concept of 2 living units per lot but has a concern about how this will remain a true single family neighborhood, rather than a conventional duplex project with up to 24 living units housing unrelated individuals, The developer intends to enforce the 2 living units per lot, as an extended family living situation, through a Homeowner's Association and/or covenants through perpetuity. ITEM NO. 21 MEETING DATE 6 / 2 7194 6 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Lindenmeier Estates P.U.D. - Preliminary, #24-94 APPLICANT: ZTI Group/Architecture 1220 South College Avenue Fort Collins, CO. 80524 OWNER: ZTI Development Group, Inc. 1220 South College Avenue Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for 12 single family residential units on 12 lots, each with a supplemental dwelling unit for "extended family", on 6.95 acres located on the west side of North Lemay Avenue between Bramblebush Street and Lowell Lane and zoned RLP, Low Density Planned Residential. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This is a request for 12 single family residential units on 12 lots, each with a supplemental dwelling unit for "extended family", on 6.95 acres. * The earned credit of 50% on the Residential Uses Density Point Chart in the L.D.G.S. supports the proposed gross residential density of 3.45 dwelling units per acre. * It meets the applicable All Development Criteria of the L.D.G.S. * A neighborhood information meeting was held on April 18, 1994 at Tavelli Elementary School. * This development will gain its access from a single point on Lemay Avenue near the southeast corner of the property. * Staff is recommending a condition of preliminary approval stating that the developer obtain or document the existence of an easement that allows drainage from the proposed Lindenmeier Estates P.U.D. to drain through the developed Linden Lake Subdivision to its ultimate point of discharge into Linden Lake. Also, the developer must COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT