HomeMy WebLinkAboutINDIAN HILLS VILLAGE PRELIMINARY PUD - 81 93 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES7. Assumption I Rationale
Our central assumption is that the significant portion of the housing
market will value the quality, aesthetics, livability, and convenience of
the type of residential unit and neighborhood we are proposing as an
alternative to townhouse and patio home communities with similar
densities.
8. Phasing
Development of property will occur in on one phase scheduled for spring
1994. Residential units will be constructed on a schedule based on quality
of construction and market demand. We estimate build out at two years or
less.
We look forward to working with the City of Fort Collins and to your
favorable consideration of this project. Please contact me with any
questions you may have.
SinOident
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Jon Prouty
Pre
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Also, units
have 35'
and 40' frontages and
only minimal front yards.
Minimum
permissible
roadway, parking and sidewalk as well as
landscaping
are essential to keep the streetscape and space between
houses on
each side
of street in appropriate
scale with residences and
yards, and
to prevent
the impervious surfaces
(asphalt and concrete) from
being the dominant aesthetic feature of these
streetscapes.
6. Achievement of Planning Purposes
We feel that our proposed plan for Indian Hills Village achieves many of
the purposes of Fort Collins Land Development Guidance System Goals and
Objectives. and Land Use Policies, including but not limited to the
following:
a. Meeting community needs, superior design, creativity,
compatibility with adjacent land use and healthy community growth
pattern (in -fill).
b. Higher residential uses near: core area, parks, existing water and
sewer service, major employment centers, public transportation,
alternative modes of transportation (bike path), and existing high density
areas.
c. Encourage and promote location and development of residential
units in areas which can conveniently and economically provide public and
private facilities and services needed by residents.
d. Diversity of housing types allowing mixture of income levels in
neighborhood.
e. Reduction of street width in new residential developments
where appropriate.
f. Neighborhood identity, proximity to parks, private and common
open space, limitation of extraneous traffic.
g. In harmony with nature coupled with superior landscape and
aesthetic design.
h. Construct a pedestrian -friendly neighborhood and promote bicycle
and bus alternative transportation.
J
The east property line landscape buffer is
also on adjacent ten foot City owned alley -
our development provides the City with two
this alley - easement:
located not
easement.
opportunitie
s
just o
We
with
n site, but
believe that
regard to
a. City may wish to underground overhead power lines in the next
few months while access across our site is possible.
b. City may wish to enter a landscape maintenance agreement with
us whereby our Homeowner's Association takes on the obligation for
maintaining landscaping in this ten foot strip (possibly vacating this ten
foot strip to us as common private open space, or not).
New and supplemental trees and landscaping sha
boundary both on our property and on India
property as is mutually beneficial, as is
Homeowners Association. Furthermore, we have
the construction of landscaping, picnic facilities,
recreational facilities on the Indian Hills West
raw land .located at the northwest corner of India
to our site at the south.
n
II be provided along south
Hills West townhouses
negotiated with their
offered to participate in
gazebo, and / or active
approximate half acre of
n Hills West and adjacent
A private pocket park may be installed adjacent to the perpendicular
parking at the northeast corner of interior housing.
Trees and landscaping as well as appropriate signage will be installed as
part of our private open space and project entry at north of site adjacent
to Stuart Street. We want this entry to make an impressive statement of
community and neighborhood identity, in harmony with landscaping and
natural environment.
5. Pedestrian -Friendly Neighborhood
Furthermore, central to our concept of this cottage community is that it
be pedestrian -friendly, and that the public roadway, parking, sidewalk,
and related landscaping be designed to help accomplish this. We have
proposed meandering 20' travel lanes (asphalt) with parking offsets
(concrete) alternatively on each side of street interspersed with 5'
landscape right-of-way islands throughout project and sidewalk one side.
This results in an aesthetic and pedestrian -friendly right-of-way.
This results in an aesthetic and pedestrian -friendly right-of-way.
cottage designs with front porches and generous landscaping in front yard
and ROW island.
Private side yards permit views from house into side yard and enhance the
openness of the house with this indoor - outdoor relationship.
Highly efficient and aesthetic interior layout and design are incorporated
into three major house plans: a) ranch plan, b) two story with main floor
master, and c) two story with bedrooms up.
Garage access is by private drives which are softened by their proximity
to the adjacent open space and landscaping, as well as overhanging tree
canopies from adjacent private yards and other landscaping.
Housing will be a mix of detached and duplex units. Duplexes are
necessary in order to locate side yards adjacent to ROW at the end of each
row of houses rather than having a zero lot line with house right up
against ROW. In such cases, it is planned that a ranch unit be coupled with
a two story unit so that attached units read as single family detached
units with separate identity notwithstanding their common duplex wall.
Our goal is to provide three basic model concepts, each of which can be
tailored with floor plan and features to meet individual consumer's needs,
design tastes and budget. Our goal, furthermore, is to provide for the
diverse housing needs of empty nesters, singles and couples, single
parents, and small families, whose needs include low maintenance, small
yards and the convenience of central location proximate to shopping,
schools, parks, bike paths and employment.
4. Landscaping
Fourteen Chinese Elm one to three feet in diameter are located toward the
north end of the site. The City Forester recommends saving four or five of
these, including one which provides a buffer between project and existing
residence at northeast of site and also including a majestic three foot in
diameter tree with exceptional size, limb structure and aesthetics.
Existing dense east and west property line buffers will be pruned and
thinned consistent with safety and health, and an annual program of
supplemental and replacement tree planting will be initiated.
around to achieve maximum public and private cost - benefit advantage
and to utilize maximum energy and resource efficiency in the
development process.
Site (zoned R-P) drops
fourteen substantial trees
to the south buffering it
and has dense existing
lines buffering it from si
Street (zoned R-L).
ten
feet in elevation from south to
north, has
towards north of site,
has private
open space
from
Indian Hills West
Townhouses
(zoned R-P)
rees
and shrubs along
east and west boundary
igle
family housing on
Busch Court
and Stover
Site is located on bus route; less than two blocks from Spring Creek bike
path and two parks; less than a mile from two schools and three shopping
centers; and about a mile from Poudre Valley Hospital, Woodward
Governor, CSU and Teledyne Waterpik.
The site sewer and water constraints require that the lots be oriented
primarily east -west, resulting in 51% solar ordinance compliance and
necessitating the variance for the 14% not in compliance.
Furthermore, such constraints require that all utilities be located in
easement at front of lot and that street widths for Local and Local Access
public ROW's each be reduced from standard by one foot. (We feel this is a
proper implementation of the Land Use Goal to "Reduce street widths in
new residential development where appropriate" (page 17). This results
in a public Local street with two ten foot asphalt travel lanes, seven foot
concrete parking one side, five foot landscaped ROW island other side, and
sidewalk one side, and a Local Access street with two ten foot asphalt
travel lanes, seven foot alternatively parking / landscaping one side, and
sidewalk one side (34' ROW).
3). Cottage Concept
We are proposing an innovative cottage home concept with attractive
streetscape, small side yard, and attached rear two -car garage which
enables us to create a very aesthetic and functional residential
community while still achieving eight units per acre density. We believe
this is a superior alternative to monolithic blocks of townhouses or patio
homes with two -car garage as their predominant streetscape feature.
Indian Hills Village will have an attractive streetscape with traditional
LAGUNITAS COMPANY
3307 S. College Ave. Suite 200, Fort Collins, CO 80525
303 226 5000 • FAX 226 5125
December 6, 1993
City of Fort Collins Planning and Zoning Board
c/o Kirsten Whetstone, Project Planner
City of Fort Collins Planning Department
281 North College Avenue
Fort Collins, Colorado 80524
RE: Indian Hills Village Preliminary PUD Submittal / Statement of
Planning Objectives / Phasing Schedule
Dear Planning and Zoning Board Members:
The purpose of this letter is to introduce Lagunitas Company and to
describe in summary the proposed Indian Hills Village housing
development in the context of City of Fort Collins planning, goals,
objectives and policies.
1. Developer
Lagunitas Company is the lead partner in a joint venture between
Lagunitas Company and Wonderland Hill Development Company. Both
companies have been involved in commercial and residential development
and construction in Boulder County for more than twenty years.
Wonderland is known for its award -winning passive solar and innovative
residential PUD and home design. Attached please find our complete
preliminary PUD submittals.
2. Site
6.25 acre site is located at the south of Stuart Street between Busch
Court and Stover Street. It was part of the previous Indian Hills West
townhouse PUD which was developed in 1979 and is located adjacent to
the south. At that time, rough site grading was done and water and sewer
mains were installed on our property, however, it was not otherwise
developed or built out. This condition of existing installed water and
sewer creates a challenging site constraint which should be designed