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HomeMy WebLinkAboutINDIAN HILLS VILLAGE FINAL PUD ..... MAY 23 AND JUNE 6 1994 P AND Z BOARD HEARINGS - 81 93A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS4. Compatibility - Our project is primarily single-family detached units, approximately 70% of which will be relatively smaller ranch and main floor master models and approximately 30% will be two-story models. Of these, six will be duplexes which permit better orientation of yards at the end of rows of houses (12 total units) and the balance (35 units) will be detached. The duplexes will be constructed in a fashion to read as two single-family units and not to read as duplexes. 5. Side yards - Side yards will be an average of 15' wide, ranging from 12' wide to 22.5' plus one side yard at 35'. Paragraph 7 Fire Prevention in the Staff report / correction - reference to Lot 37 should be to Lot 47. 6. HOA / Covenants - There will be a Homeowners Association with strict covenants which will have specific provisions regarding maintenance, leasing, etc. I expect to have a draft within a few days, and as I have indicated at our last Busch Court neighborhood meeting and in my recent memo to Mr. Follett, I will provide Mr. Follett with a copy of the draft to review, make any suggestions on and share with other Busch Court neighbors. 7. Limitation of additional off -site drainage - We support Mr. Follett's suggestion that the City negotiate with Indian Hills West and execute an agreement that they refrain from introducing additional drainage into the system or creating any additional impervious surfaces. 8. Parking width - Has been increased from 7' to 8' 9. Storage - Most units will have full basements providing for extra space and storage. We recognize this to be a very important feature for housing for the markets we are serving. STEWART&ASSOCIATES Consulting Engineers and Surveyors June 5, 1994 Mr. Mike Herzig City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Mike: This is a request for variances for residential streets in the proposed Indian Hills Village located at the intersection of East Stuart Street and Stover Street. The variances are as follows: 1. A variance of the right-of-way width of a Local Street from 54 feet to 43 feet, and the flow line to flow line width from 36 feet to 34 feet, Table 1, Page T-1. A. Our preferred choice to achieve this 2 foot reduction is to reduce the parking width from 8 feet to 7 feet. Our data (800 measurements taken in 16 different Fort Collins residential neighborhoods) indicates that people park within 1 foot of the curb 99.9% of the time and that with the exception of RV vehicles, passenger vehicles are less than 6 foot maximum width. In addition, numerous other communities use 7 foot residential parking widths and our traffic engineers report supports the same conclusion. B. However, in the alternative, this 2 foot reduction could be achieved by a sidewalk width variance from 4 feet to 3 feet. This sidewalk width is adequate due to the very low pedestrian traffic on the site. C. A width reduction variance is necessary because of the constraints of the site due to existing water and sewer and the limitations they present, as well as existing easements and tree line buffers on both east and west sides of site. The utility easements on either side of the street would be widened from 9 feet to 14 1/2 feet James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Fax 303/482-9382 Views down Local Streets shall focus on ornamentals to enhance drive experience zblinq ai enlist -I-J L_ ., 4 a. .osl. �rriw..E..r.r ♦urns. 10 I 'a..\MM..tyf�.2tryst LM I�- 1 (cMn.«E`rn. ar.��rir.N EWr,^IYIn��;cY1-f..rn) 1 O n LEGEND Existing Shade Trees t Conceptual Street Tree Plantings (shade tree) Driveway Lane Planting l ". small shade tree • signage • accent pavement 1 Ornamental Accent Trees - ` ornamental plantings Exi tang Re itle rrrl r� 'f I Groundcover ' ICMm.. Eln) _ - -� ` Nsls'. rM X.w..�rnr'. 1..sel.lkn WII N aYk Is Y.ML.rrlre. el W - . Read //— .ti ' /( I ^ 1 Existing I I T H. V._\ Cann.n LxN.e.ply, MCWOMy eul In IN VWIk Ro,W. J \ II.h <i ✓ :1� IJ Ornamental trees with Street Tree -1 backdrop shall occur along ' Local Streets where open space L joins on both aides. •\ - ( I I 1 = Front and side yards !; may have low picket fences L u 1 i w:n� Ili i5 ._ - ii � ExTaH ng 1\1 - --`� �J 'E ling Open ace �- _ _I �, _ LJ Supplemental planting to the south will help m I I�w rer sr.� w. �elEi::.r a ' r transition to existing townhouse project �.. \ � I.I.IrrLMCIrW..j1 Epl t itle 1 j 4el —t 49 II,�1�yII L! 7— Coer y �� I Pvss rve existing Irks to act a butler along east a" west boundaries Driveway Lane planting shall consist of small shade trees to soften rear architecture See Preliminary Site Plan for information on existing trees to the north end of site Ilwrw PRELIMINARY LANDSCAPE .PLAN Y= 504 LAGUNII'ASCOMPANY a303226E126 CC2rM04 a3!06PM 121!1 LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 TO: Kirsten Whetstone Mike Herzig Mike Pretz FROM: Jon Prouty DATE: February 25, 1994 RE: Indian Hills Village / Meeting Follow-up Thanks for the opportunity to get together Wednesday, February 23rd, and discuss final questions relating to Indian Hills Village. In summary: , , 1. We will evaluate with our architects and planners the tradeoffs and plan requirements relating to 7' wide parking, 8' wide parking, sidewalk one side and sidewalk both sides. I will ask them to reconsider 8' parking and sidewalks one side. Their conclusion will be based on the following considerations, among others: safety, access, site limitations, right-of- way design and other design considerations. 2. You have recommended increasing the size of the ingress and egress streets at the entrance from 12' to 203 or eliminating island. 3. Street curves and entrance shall be based on design standard (240' radius at 30 mph) or a variance request shall be prepared by our engineer. 4: Southeast Local Access Street shall be public and shall have a public hammerhead turn -around. S. Northwest Local Access Street shall have either a public hammerhead turn -around or a looped egress connection by means of private drive. Mike will speak with Gary and let Jon know their position on this. 6. Four houses fronting on Stuart Street shall share a common front walk to Stuart Street providing access for emergency personnel from Stuart Street. dk cc: Donna Musser Dick Rutherford Jim Leach 1WJU3226E125 !$2/2E/94 ^s2Ei PR1 °1!1 - LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 TO: Mike Herzig FROM: Jon Prouty DATE: February 25, 1994 RE: Indian Hills Village Following up our meeting and subsequent conversations: 1. Southeast Local Access Street will be a Public Street and w have a public hammerhead turn around at the end designed to the h merhead specification which.you provided me with. 2. Northwest Local Access Street will be a Public Street and egress loop will be permitted by means of connection to private driveway lane provided a) public easement is granted for such use, b) all maintenance of private driveway lane shall be responsibility of HOA not withstanding public right to use same, and c) a clear visual differentiation must be provided at the connection point between the Public Street and the private drive. dk cc: Dick Rutherford Bill Reilly Donna Musser Kirsten Whetstone Jim Leach ti r gyve{ . hmcr ���• ��P : �O,y k� n.� dE.CUVra 2 4 Pye tA 411 cw oll. r7if Vill kq 9 LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 - FAX 226 5125 TO: Bonnie Weber FROM: Jon Prouty DATE: February 21, 1994 RE: Concern about adequate front yard and street trees I have met individually and together numerous times with City Planning, City Engineering and all Utilities people regarding the most efficient and best possible location of utility lines and utility easements in order to meet City and Utility requirements, and in addition, to make the neighborhood, the right-of-way, the streetscapes and the individual yards and houses as attractive as possible. Enclosed is a copy of . a detail of our utilities, front yards and house fr n ges can see how they relate. i Notice how the 43' of righ f-way is landscape and parking offsets t the left the trees which will 44_{ocated both offsets and in front yards✓J Site Plan showing right-of-ways, in a cross-section view so you softened considerably by the and right of the street and also in the right-of-way landscape I know you wer concerned about how it was possible to locate trees in front yards. W sh this concern and have worked with the City and Utilities people t assurethat it will be possible in most, if not all, cases. Best regards. dk cc: irsriten lyer Whetstone Tim Buchanan JLL OF GOGO NOOKS '*A white picket fence sets the Victorian tone, and the house plays along like a symphony The Victorian detailing includes a box window with crawn molding, window trim that matches the sharp angle of the gable, eolumru•, and corner brackets. ressed in a cool, rich green and featuring a shaded front porch, this house makes living seem breezy on one of the street's best lots. "This one sits right next to the creek, and the comer lot makes it very special,' Coburn says."The house itself also has lots otsalvaged material like brackets and old lights on the front porch." Special touches are evident on the outside: a centerpiece box window• intriguing moldings, and even a detached garage with French doors. The extra effects are most apparent, however, once you step inside the 1,650-square-foot home. The entry is cordoned with 3!A-foot-high half -walls, enough to create a "room" without breaking the view. To one side, BEDROOM BEDROOM' DEC t the entry space opens to the grand living room, a l zxio 11x11 IN16-foot space that features a two-story ceiling with a balcony overhang. To the other side of the entry is the dining and KITCHEN kitchen area. The U-shape kitchen includes a taxle nifty DINING 1I X9 12xI5 I , prolWe WO core t at has easy access to the dining room and rear deck. The 9-tout ceilings add spaciousness; a built-in dining room aquarium adds specialness. Two bedrooms and a laundry nook are hidden from the high-tnttiie areas of the main level. -. Upstairs, the balcony study with a dramatic living room view seems to be suspended at the top of the stain. The master suite fills the rest of the top -of -house space, complete with a long. private covered porch with a 3-11x)t-high railing. MAIN LEVEL 1.650. 4""s kml COST SIZUVM. nus.b.l la n.,"W"wiml n aouun Co PLAN Nos BC1650B HOME PUN IOEAS SPRING 1993 47 Mer Homes aw Gardena Special luterest Publications 7� Clusterethasually together on a Pane that or:Ls snore as a sideu alk than a street, these JW to 1.700-square-fool hemies are esigned for sinallfinnifies or singles who are a Yen for neighborhood living in ictorian style. L L L .23 I SIGHT DINES AND SHADOWS house can be easy to build, yet tough to beat This 1,30 square -foot home teaches a lesson in simplicity with its straightforward design, few interior walls, and few sashays into the land of frills. "Because it was so simple, we added some elaborate siding and ripped fiberboard to make lap siding to create great shadow lines," says Coburn. The result? It's simply appealing. From outside, there is just enough Victorian ornamentation to aptly set the mood: a covered porch- columns, oval -windowed entry door, and a blend of gables and hip roofs Even the soft white color speaks the Victorian language without a yell. Inside, the simple strategy works especially well, helping make the small house seem larger. The entry door swings open to a through-thc-house view that rolls through the living roost, dining room, kitchen, and out the mudroom. An amshc arched divider gives the foyer defininon, but doesn't hug it too tightly as would a full wall. Because few extras were added, each special touch carries added oomph. Sprinkled about the house arc transom windows, salvaged Victorian -style leaded windows, built-in shelves, a window seat, and decorative moldings. The niftiest touch, however, is the hardworking floor plan that doesn't waste a step. The living room opens to the dining room and the kitchen, and a cherry floor flows through all three. Only a kitchen counter draws a boundary between the spaces. The homeowners usually enter from the rear of the house, which is close to the garage. A mudroom with a vinyl floor ca{wues the dim, yet the kitchen � It only tapes a handful of interesting extras, supported by a strong design, to make a house a hit. This /.300-square foot house is dressed in a Victorian theme, but sports an open, no-nonsense plan underneath STORAGE 11.4 BEDROOM 1700 ut OFFICE .15 ONI DN y� I.700 a wim IMI COST M,000 uaud,rq,v " mnst t wl in 8001 c0 Add S 13 000 for qsmgq MASTER BEDROOM 17x13 UPPER LEVEL HOW PLAN IDEAS srAw 19M 43 TREATED WITH A TURRET MAIN LEVEL G'*�;I;s I hp Trade val+la', ,1. L rdulnln and a u�AL ulllltl lb rpl ll N'! lhl' IIII.LL' Jill' II I'll /i )I'fan-/t'lIfJ711 Jlll al/l' hrfnfnnn,i� with /nth. ,n., r�wupgy dl•huA Ilnldc the rpuu'c a)'t' i,prn 3nulbuig.:fnd llnd:I ow would VOL build a home that is fit for a queen'.' If you ha%e Queen Victoria m mind --or even lust your own famih— you might start with some of the smking Victorian detai!s 9?and stronc design elements found dvoug`iow this home From the front, an octagonal attention -grabbing turret climbs two stories and anchors an intriguing roofline of assorted gables and hips. A wood -plant: wraparound porch, studded with Doric columns, basks in the sunshine and breeze. "?Iris house is the most visible one in Walnut Hollow," says architect Cobum "With such high visibility, it was important that we have some distinctive features" But the real beauty of this house run, deeper than shingles and paint. Inside dwells a grand. BEDROOM light -tilled floor plan that is surprisingly only I.G O tYxto square feet. The 7x 10-foot entry area is two stones high. Z�fJLlVtNG adding doorway drama for guests The entry is also Lopen to the living room, making both spaces seem more roomy, and the kitchen and dining core is lust steps away. Tucked to the back of the first level, two EN7Rvbedrooms each provide private entry to a bath Upstairs, (see plan page 391 an octagonal =_aoaCrl study fills the upper turret It not only catches a good view of the neighborhood, but an interior window overlooks the entry below Also on the 1.650 saueie tea+ second level is a roomy'-) 1 x I Moot master COST $wc aaruEu q COI bedroom, which includes a huge walk-in closet ai in of COl18rrY[led WO I I soa with laundry center, a bathroom area, and a f7 rot garegs pnyate deck. The large double doors to the bedroom can v V JEj I wurkntanship or materials. such as track lighting and top-uGthr-lint' plumbing fixtures, so the, still offer "the pleasure and benefit, of owner ship." Single men and women, and ynong rnuplrs ruched in In huv, IN BOULDER. dv,rloper Bill lo. burn's R'alnut Hulluw project pack, Four renu%atrd and fivr new lu,rr,r, onto a unr-acre lot: prised fr,.m $140AM to iCIU.UIIu. thc, s,dd uol. pro.u..l.'• I:..L,rrn. � i..ronr _. •Lies. •. and R.,uldri pan,.•. and h.. .It. . -• \nn. a revel -"fah• a_••nr, plann.•d. dr,I_nrd. built .I11.1 ..dJ rh.• h..n..u_ �� 1 rnm pnuo.l .rr a In.1Lu re, n..l .t. Ir \ - utslcad of bliahtutg for Iit, with .uI- ullla•r bl:III I hlgh•n.r apartnn•nt ONE. MAN SOUGHT ''A HOUSE WITHIN PREGNANT -WIFE . .' ,Ihuu WALKING DISTANCE" OF A FAVORITE COFFEE SHOP blockA kr, elliug point4 Iloilo,. is md, a I.. minute walk from il..wntown Roulder•, I..•dr.trtan mall HERE. ROOMY PORCHES ••ttrmu-agr rrlayr.l nun gilt,;: annmg nry:hburs �•• d.. d<taeha•d Cu ra IIe, that ..hlige them nl walk to their dour% Instead ..I vumshutg uusc•ru inside. But fenced -in bask,ard, afford some privacy. ton. "High -density housing in town is feasible —and drsirablr.•- Clthurn .a%,. ^Now cities nerd new reKulatiun. to addrt•sa tlu• irrnd.•• With good tnirnlwns—and good tuste— Sealtle and Boulder Ila%v pro.,11 how 11, ahlr wrh h.,u.ma .at, I,.• _Ifrttrrn b, E.11111111 tl - u rth reporrut_ h, iambi IAlnrphre, Ih l nlA,m is, Seutfle and Hind% Punfiel III 8u0.ler Plrueugraph.. b, Hurd, Punnet ROIL I. DE R .{I Walnal Hollow, dearbedia- ,dtes (adow obbte resident, to wJl} to :be., f rest dove, and Lille. off mlb feet, ne.tbbrn bse its nar,01. be.(}. Jni-fl elf rife •I•Jd and ar corm, r+drrbu - left tbry nuo„rat, f:nndly mmtbnt Rf 501 ACES. LASS Pd4l 64 • "lt%Q<Ol.-AN Wort, . T'AAC. �%vl 1i ,�A&4fffi - wo ,w BY GREG PHILBY ,trolling down this sunny street near the heart of make it pedestrian scale. In Walnut Hollow. people Ider. Colorado, is like having a history book come first and cars are a secondary concern - 13- tiloud. Although grouped more tightly than houses The people -first approach is evident in the houses. ....o --mdz Victorian gems that compose this infill Sharing in acre of land, they are 1.300 to 1.700 square taghbodwod are rich with heritage: covered verandas. feet in size. 'v icion.in in vein. and Connected 'usa )fretwork, lattice, picket fences. and leaded glass. neighborhood throwuh outdoor cuiino arca% front 6ob6,16d road underfoot (actually brick and porches, gardens. and detached prages that encourage ges modem -day speedsters from people to use their yards. Inside, each has an open floor too idly down the mad. The narrow street plan, a private master -suite balcony, and an abundance -int-blank, forcing drivers into an awkward of windows. "You see a lot of sky out of all of these ck out. houses," Coburn says. "They are very, very sunny." toed to eliminate the cul-de-sac. which is created Despite the similarities, each house finds its own way to move cars at optimal speed, which to my way of to create a sense of comfort and spaciousness. "The only thinking is backward when you're creating a residential theme is that they are all Victorian in style with some neighborhood." says architect Bill Coburn, who modem features he says. .designed the six homes that line this lane. "My o%crall Join us in a house -by -house tour of these pretty conctm was to create a rK)ckct neighborhood and in Victoriansall inj ro" E�,,—)P MIND, PANTIEL PHCTL)GAAP4S rIM mL,1;1�, IFICIIT�C' BILL COBURN LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 - FAX 226 5125 TO: Bonnie Weber FROM: Jon Prouty DATE: February 17, 1994 RE: Proposed Busch Court Neighbors Meeting Thank you for your recent call during which you related and we discussed the various concerns which you and other Busch Court neighbors have relating to Indian Hills Village. Thank you for bringing these to my attenti (and independently to the City's attention). I will continue to athetadditional information and will be prepared to respond to them and ter qu stions you may have at the proposed upcoming Busch Court nei h ors meeting scheduled for 7 p.m., Monday, February 28th at (directions:). The Boulder Cottage project is called Walnut Hollow and is located at 2100 Walnut in Boulder. It 'milar in concept to our project in the respect that it is successf lar ly because of the innovative type of public right-of-way which s sed. While achieving the functional requirements of a public right-of-way, a major effort was made in this project to make the ri ht-of-way aesthetically pleasing and an integral part of the neig or od. There, of course, are other similarities and differences between this project and our project which. I will be happy to discuss with you. Enclosed is more information relating to this project. dk cc: H i lyer Irsten Whetstone LAGUNITAS COMPAN 33u1 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 February 17, 1994 Mr. and Mrs. Don Nash 1828 Busch Court Fort Collins, CO 80525 Dear Mr. and Mrs. Nash: In speaking with Bonnie Weber about various concerns relating to Busch Court neighbors, it was brought up that you were concerned that there was no existing landscape buffer immediately to the east of your property and that you hoped one would be installed. Our plan for the landscape buffer along the west edge of the Indian Hills Village property (along your east boundary) is to: a) thin and trim existing trees with the primary emphasis on removing dead, unhealthy and / or unsafe trees and limbs; b) supplementing existing tree line with additional new trees and shrubs; and c) continuing this process for five - ten years as part of a long-term phased replacement program as approved by the Fort Collins Forestry Department. In the process of executing this plan, trees will be planted in year one to fill in breaks in the current tree line such as the one behind your house. Do you have any specific suggestions as the type of trees and / or shrubs which you think would be attractive and do well in this location? Please let me know and I will refer your suggestions to our landscape architect and landscape contractor. If you need more information and have any further questions regarding landscaping or our project in general, please give me a call. Thanks. Sincerely, Jonathan J. Prouty President cc: Bonnie Weber 1-4sten Whetstone Tim Buchanan 11� it L 1. 7: •ii .:r; r� � 1 -. am,'.�� / 1. spa Apt I-WRAUJI 1-• ���� k s.N + � � `.t.: i'.. ti.,,,Y. �� ..may '• T, y �, i. •t _jw lq �y,i r i .., .� t: :} � �� • ?-' � - �' lYU�•8 3 -� I r' .t ji 40 ok A. �• 1 ���� .t , • ' • A' Ad ' / �, w 1j S�i• ''•�1'�• yam, .FY .y Y a *A.hk \ ;k�+• ,�•' v� :.�' ► a'? �+ ;1 +.4 sue► :i i� Vol, /,'iir v l J _ f- x • I i 'd pis... ' L .v�..�—"'�'. --. •� ... .. ..ate y N 1 T 1 Y 6 1 1 N 1 w+�l�,r«�nw�1lwM I�r va m W-/ .pure le p I 9 LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 TO: Kirsten Whetstone ,/Mike Herzig FROM: Jon Prouty DATE: January 31, 1994 pf RE: Adequacy of 7' Parking Space Photos Here are some photos showing the adequacy of a 7' parking space. Also, the last photo, a Lincoln Continental, is only 6'2" wide and therefore also fits in a 7' parking space. As I previously have mentioned, and Mike and I have discussed, if we use a rolled curb, which we are agreeable to do, most people park with their wheel on the flow line assuring that the vehicle is parked within the 7'. Furthermore, we are agreeable to include a tough provision in the - Homeowner's Association covenants requiring that all on -street parking be within the 7' parking space (clearly visually obvious by the concrete - asphalt differentiation) and that any parking of any vehicle which extends past the concrete into the asphalt travel lane shall subject property owner to immediate vehicle towing and an onerous penalty. If I can assist you further in resolving this critical matter of 7' parking favorably, let me know. Thanks. dk Enc. Krager and Associates, Inc. December 3, 1993 Mr. Jonathan J. Prouty Lagunitas Company, 3307 South College Avenue, Suite 200 Fort Collins, Colorado 80525 re: Trip Generation for Indian Hills PUD Dear Jon: Per the requirements of the City of Fort Collins Traffic Engineering Department, Krager and Associates has reviewed your PUD submittal for the proposed Indian Hills residential neighborhood. Our analysis is based on the proposal to construct 49 single-family homes on the south side of Stuart Street between Busch Court and Stover Street. Access would be provided by one access point to Stuart Street. According to standard trip factors from the Institute of Transortation Engineers, this PUD can be expected to generate approximately 468 daily trips. The anticipated peak hour trip generation and distribution are shown in an attached graphic. To accommodate the new access to Stuart Street, it is desirable to re -stripe Stuart Street to include a left turn lane for inbound traffic. In the PM peak hour, twelve vehicles are expected to turn left from westbound Stuart Street into Indian Hills. This amount of traffic will require only a minimum left turn lane. By eliminating on -street parking on Stuart Street for approximately 440 feet, a 50-foot left turn lane can be provided. The on -street bike lanes are not impacted with this design. I have provided a sketch of the striping plan for the City's review. With the restriping of Stuart Street, the surrounding street system can safely accommodate the proposed development of Indian Hills PUD. If you, or City Staff, have any further questions, Please feel free to call me. Sincerely, Kathleen L. Krag P.E. 4090 Estes Street Wheat Ridge. Colorado 80033 (303( 425-0805 FAX (303) 467-2354 JAN-24-94 MON 15:22 P,G2 1 hope this additional information plus my re -enumeration of "other considerations" you are already aware of help resupport a favorable .decision in regard to this matter, dk JHN—Y4-94 PION 15:22 LAGUNITAS COMPANY 3307 S. College Ave. Sutte 200, Fort Collins. CO 80525 303 226 5000 - FAX 226 6125 TO: Mike Herzig FROM: Jon Prouty DATE: January 24, 1994 RE: Indian Hills Village / 7' Parking Widths / New Curb Design and Additional Documentation 1. 1 have ten slides of various medium and large -size cars parked on residential streets near Indian Hills Village. All of them indicate that vehicles park so that outside edge of vehicle is well within 7'. 2: Also, these slides show that most people park within 3" of the flow line, mostly right on the flow line, when parking against a "rolled" or "drive over" curb. 3. 1994 Ford Lincoln Continentals measures 6'3" maximum width. Even this gargantuan vehicle parks reasonably easily within a 7' space. 4. 0,., t,,Atr;. si%gimaer, Kalikleon Kragor of Krnpor %nrl Acrnriotos fools that based on the above consideration plus the low traffic volumes and :ipoadb wh.4\ wal ir% 1a411an llillo %fiUndn, thn T n-wiring width is reasonable and satisfies public safety requirements. S. Other considerations: a. The few number offpcases road is actually reduced to 27' rurhorq thP�A91 band ��nwhere Const�8ilnt8 of trlgeslt�'�T6Sent�aao eas�isuity wain, cmv aer.ol mains east and west landscape buffers. Iwi w_miwata rlrivac Add rAar ArrARsed Post -Its brand fax transmittal memo 7671 "otpope ► ' M 7 T b �rao-J Fax e22 01/07/1994 14:10 467235, KRAGER Z' =JC_ ,R6 Mr. Jonathan J. Prouty Lagunitas company January 7, 1994 Page 7 separation of the parking areas from the travel lanes, 1 do not believe these variances will cause any public health, safety, or welfare problems if it were approved. sincerely, KathFeen L. Kr er, P.E. Krager and Associates, Inc. January 7, 1994 Mr. Jonathan J. Prouty Lagunitas Company 3307 South College Avenue, Suite 200 Fort Collins, Colorado 80525 re: Street Variance Request file: 2.4347var Dear Jon: Per your request, I have reviewed your application for a v�triane-e..- to the City of Fort Collins residential street standards. I understand that you are requesting two variances of the locel street width of 36 feet to 34 feet with parking on both sides and 29 feet with parking on one side within your Indian Hills Subdivision. This reduction in street width would be accomplished by reducing the on -street parking width from eight feet to seven feet. The use of a 34-foot flow line to flow line cross section is an accepted engineering 'practice. Within the. Denver metro area the Cities of Westminster, Thornton, Arvada, and Lakewood all have 34-foot flow line to flow line Local Street Standards. The Institute of Transportation Engineers, in their Tgnspo tation aad Traffic Engineering Handbook also recommends a 7-foot depth for on -street parking. The proposed design of paving the travel lanes in asphalt and the parking areas in concrete will provide a strong.visual aid to drivers to help assure that parked vehicles do not encroach on the travel lanes. The landscaped endcaps to the parking areas will also help define the difference between the parking area Gild travel lanes. The variance to provide a 29-foot flow line to flow line cross section will accommodate a seven -toot parking area on only one side of the street,. Adequate parking for each residence has been provided in this subdivision, and thus the additional parking spaces are not needed. The City of Lakewood allows a 28-foot flow line to flow line street when adequate parking has been provided. Since these street cross sections are considered a standard design in many communities and your design emphasises the 4090 Estes Street Wheat Ridge. Colorado 80033 M. 3) 425-0805 FAX (3031 467-2354 Mr. Mike Herzig. January 6, 1994 Page 2 The access to the garages were called private drives on the preliminary submittal. In fact, if they are designated as alleys by the City, they do not need a variance. If you have any questions regarding the variance requests, please call. Sincerely,. Richard A. Rutherford, P.E. & L.S. President rar/jm STEWART&ASSOCIATES Consulting Engineers and Surveyors January 6, 1994 Mr. Mike Herzig City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Mike, This is a request for two variances for residential streets in the proposed Indian Hills Village located at the intersection of East Stuart Street and Stover Street. The variances are as follows: +Y 1. A variance of the right—of—way width of a Local Street from 54 feet to 43 feet, and the flow line to flow line width from 36 feet to 34 feet, Table- 1, Page T-1. The reduction would be in the parking width from 8 feet to 7 feet and the driving lanes would remain 10 feet wide. The utility easements on either side of the street would be widened from 9 feet to 14 112 feet. The 7 foot wide parking area will be delineated by being concrete, with 20. foot wide driving lanes being asphalt. The standard cannot be met with the garages in the rear of the lot which is desirable in order to not have the street scape be all garage doors. There should not be problems in handling the traffic since the driving lanes remain 10 feet wide. 2. A variance of the Local Access Street right—of—way from 54 feet to 34 feet and the flow line to flow line width from 36 feet to 29 feet, Table 1, Page T-1. The street would have parking only on one side of the street. The A.D.T. for each street where this section is'proposed is 600. The standard cannot be met with the garages in the rear of the lot due to added land needed for width of the garage access drive. The street would have parking on one side only, and no parking signs will be. -provided by the developer. The lots on the Local Access Streets are within 150 feet of the residential street and therefore do not cause a problem for fire fighting. James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins. CO 80522 303/482-9331 Fax 303/482-9382 • 1111,; Is .m IIz.11111d • of whA w(• df) nO L wanL 111di,1n Ili lls Village's WAJ and streetscape to look like. I 1_ 1' i y i c Seattle Cottage Project - a sea of asphalt and concrete totally out of scale with small houses on small lots with short front yards. r i I C. Enough landscape offsets to allow the scale of the street to read as a downsized Local Street appropriate for the scale of the project, not- withstanding the fact that this street has two full-sized travel lanes and very adequate and convenient guest parking. D. Sufficient yard landscaping and landscape offsets (5' wide in right-of-way) so that the community has a pleasant, warm, attractive feel about it and is aesthetically attractive rather than looking like a wide bowling alley and a sea of asphalt with small homes bordering each side, close to each other and totally out of scale with the right of way. Please call me for any additional information you may require or with any questions. We look forward to your favorable action on our request. Thank you. Sincerely, Jon h Enclosures dk President e units and are accessed by private drives. To accompish this goal on this site requires minimising street widths, 3. Furthermore, we want this cottage community to be ,pedestrian - friendly, and we have designed the public roadway, parking, sidewalk, and related landscaping 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. This, together with attractive cottage frontages and garages out of sight at rear, results in an aesthetic and pedestrian - friendly right-of-way. 4. This project has small houses with small yards located on small lots. Minimum permissible roadway, parking and sidewalk as well as landscaping are essential to keep the streetscape 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. 5. The City of Fort Collins' Goals and Objectives articulate the goal to 'Reduce street widths in residential developments where appropriate" (Page 17). We believe this project is an excellent example of the, situation where such reduction of width is appropriate. 6. Not only is this right-of-way design aesthetic and' in appropriate scale with the proposed housing, but it is inherently safe because its design encourages a slow vehicle speed in project which is consistent with vehicle safety, pedestrian safety, and the nature of the neighborhood. 7. The goals which can be achieved by this project if necessary street variance is granted include: A. Providing adequate guest parking at the front of every house (resident parking is in two car garage located at rear of each house and accessed by driveway lanes). B. Obvious and self -enforcing nature of parking without the use of striping and signs (City request) in order to reasonably insure that parking never occurs in or partially encroaches upon asphalt travel lanes, assuring that they will always be clear for fire and rescue vehicles 9 LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 - FAX 226 5125 January 7, 1994 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 Residential Street Variance Request n Dear Planning and Zoning Board Members: We respectfully request a variance in the residential street standard,, as described below and in the two accompanying engineers letters, ,so that it will be possible to develop the innovative Indian Hills, community which we are proposing. 1. A problem is caused by preexisting site parameters specifically: A. Water and sewer mains have been previously installed on site dictating a configuration of four north -south rows of housing, two rows in an island in the center of parcel and one row each respectively along the east and west boundaries of property. B. This is an in -fill site sandwiched between two north -south streets, Busch Court and Stover Street and with access only from Stuart Street at the north. C. East and west boundary lines have dense existing tree and landscape buffers which must be maintained and which require strip of project common space along both such boundaries in order to respect and maintain such buffers and tree root systems. 2. Central to our cottage community concept is the fact that two -car garages instead of domintating the streetscape are located at the rear of <" stumps shall be brought down to within two inches or less of ground level i. This Existing Tree Thin, Prune, and Replace Program shall not limit developer and / or Homeowners Association in any way from installing additional complementary landscaping except that no such additional or complementary landscaping shall be installed which would substantially interfere with the access necessary to complete and carry out this Program. Sin Prouty Enc. dk Above described Indian Hills Village Existing Tree Prune, Thin and Replacement Program has been prepared with our input and consideration and is hereby approved by the City of Fort Collins Forestry Department. ---- --a__._`�'-� ``------- 3 -- - 7 - ---------------- Tim Buchanan, City of Fort Collins Forester Date Above described Indian Hill Village Replacement Program has been prepared.and is hereby approved by the City of Fort Collins Natural Resources Department. Susie Gordon, nvi onmenta Planner %(.tis / �pf� Date May 25, 1994 Mr. Tim Buchanan, City Forester City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: Indian Hills Village West Boundary Dear Tim: Confirming our recent conversations, �w+H proceed with final design relating to west boundary line and existing and new tree buffer between our project and Busch Court neighborhood to the west with the following design requirements in mind which you have given me and we have agreed to: 1. Most existing trees are located at about three feet from property line. We will give these trees: a) one additional foot if we drop vertically six inches, b) two additional feet if we drop vertically twelve inches, and c) three feet if' we drop vertically eighteen inches, the drop in all cases being vertical landscape timber retaining wall which will be required at the west side of drainage swale at the two constraints. 2. The four - six feet of space we have for trees will be adequate for planting deciduous, ornamental and / or evergreen trees. This is important because there are no evergreens presently, therefore I believe some of the initial new trees which are planted should be evergreens in order to create aesthetic diversity and more importantly an all -season buffer element. 3. Notwithstanding the fact that the existing trees are all on our property, we both must be and will be sensitive to the adjacent Busch Court neighbors concerns and desires with regard to both thinning and eliminating existing trees, and the type and location of replacement trees. Thanks, Tim. SYnatn Jrouty 3307 South College Avenue, Suite 200, Fort Collins, CO 80525 Indian Hill Village Meeting with neighbors at City Hall on February 31 1994 from 3:00 to 5:30pm. Attendance Mike Pretz- Poudre Fire Authority Kerrie Ashbeck- Engineering Department Mike Herzig- Engineering Department Basil Hamdan- Stormwater Utility Tim Buchanan- City Forester Susie Gordon- Natural Resources Department Gary Diede- Director of Engineering Joe Frank- Assistant Planning Director Steve Olt- Planning Department Kirsten Whetstone- Planning Department Dick Rutherford- Stewart and Associates (applicant's engineering consultant) Ms. Weber 1836 Busch Court Mr. Iyer 1840 Busch Court Ms. Nash 1828 Busch Court two or three other residents of Busch Court front, rear and side yards. The building must fit within the minimum setbacks. The City can have the applicant add a note to the site plan stating that any setback variance request requires the adjacent property owners be notified. The applicant has explained to me that some of the units will have rooms over the garages, therefore picking up some square footage on the second floor. If you have additional questions about City related issues please contact myself or the appropriate City staff person and we will do our best to answer your questions. If you have questions of the developer, please contact John Prouty at 226-5000. oriented than typical single family subdivisions and meets many City policies related to higher density inf ill development in close proximity to schools, parks, trails, shopping, employment, etc. 5. Drainage The drainage plans are preliminary in nature. The City Stormwater Utility staff assured me that they will keep you informed and involved in the review of final plans. They assure me that the proposal will meet City standards and that storm water will NOT drain onto your property. You may not realize that the subject property will be regraded, the large mound of dirt will be removed and that the property will be approximately 2' lower than the backyards on Busch Court. Water will not flow uphill to the west. Please be assured that the City will not release any building permits until all drainage issues have been resolved. 6. Landscaping a. Berming around existing trees conflicts with stormwater. This will be addressed with the final landscape plan and final drainage and grading plan. b. Landscaping along the western property line. The applicant will submit a final landscape plan prior to the final Planning and Zoning Board meeting. The applicant has indicated that he will be adding trees to this area where there are none now. He will also be removing the undesirable and dead trees and replacing them with more desirable species. I believe that the applicant has contacted one property owner who does not have many trees along this boundary to get their input on the types of trees they would prefer. When the final landscape plan is submitted, I will send you a copy for your comments. c. Landscaping on individual lots. This landscaping is not generally a City concern. In single family subdivisions the City does not monitor what or where people plant trees or shrubs. We are concerned that there be foundation plantings to aesthetically enhance the buildings. d. Street trees Street trees are a requirement of many Planned Unit Developments. The applicant will work with the City Forester to assure that his proposed street trees will fit in the proposed landscaped areas and will meet the City's recommendations for setbacks from foundations, walks, and streets. 7. Building envelopes and setbacks The applicant will submit with the site plan, a minimum setback for 20' unimpeded fire access travel lanes will not be varied. Parking is more than adequate for this development. b. Parking on Stuart Street The Transportation Department has communicated to us that the south side of Stuart Street will be signed for "no parking" to allow a bike lane along this side of the street. Guest parking for the houses fronting on Stuart Street will be located off of the entry drive. The City will require a sidewalk connection from the parking to the front doors. C. Traffic Study The applicant submitted a modified traffic study to address the number of trips generated by this use and any modifications to Stuart Street that this project would require. The City Transportation Department reviewed this study and determined that the number of trips generated would not adversely impact surrounding streets. Stuart Street is a collector street and it is expected to carry more traffic than a local street. Please contact Rick Ensdorf at the City Transportation Department if you have additional questions about the criteria used for reviewing this project. d. Geometry of entry The City is still working with the applicant to design a entry to the project that meets City standards.and safety concerns. e. Cul-de-sac streets The City is still working with the applicant to design cul-de-sacs that meet City standards and safety concerns. 4. Traffic and air quality The traffic issued has been discussed with the City Transportation Department. They believe that the numbers projected for vehicle trips are accurate and that the impacts on surrounding streets will not be significant. Stuart Street will be signed for no parking along this property to facilitate a bike lane and the street will be re -striped to facilitate turn lanes. The private access drives will be paved. The gravel that was mentioned is a 4' edge added to the 16' driveway to give the tree roots a better chance of surviving. The City does not require the drive to be 20' wide, as it is not to be used by emergency vehicles, and believes that 16' is adequate. The applicant is providing the additional 4' to give homeowners a little more room to pull in and out of their garages. The City's Natural Resources Division supports this proposal from an air quality standpoint because the project is more pedestrian Commui_y Planning and Envirorunental , _.vices Planning Department City of Fort Collins February 28, 1994 Bonnie Weber. 1836 Busch Court Fort Collins, CO 80525 Dear Ms. Weber, I am writing as a follow-up to our meeting of February 3, 1994 regarding the proposed development known as Indian Hills Village PUD. For your information I have included a list of those in attendance. The applicant did not submit final plans on February 7, therefore the Planning and Zoning Board will not be hearing this project on March 28th. The earliest that the project could be heard is April 25th, if final plans are submitted March 7th. You will receive a letter informing you of the exact date. You expressed several concerns that you wished to have addressed in writing. I understand that the applicant, John Prouty, has also written several letters addressing these concerns and has meet with you on several occasions. Please be aware that the only plans we have seen at this time are preliminary in nature. Many of your concerns will be addressed with the final plans. According to our meeting notes, you had concerns about the following issues: 1. Neighborhood meetings that you were not invited to. The applicant did have a neighborhood meeting with the Indian Hills Townhouses homeowners prior to the City sponsored neighborhood information meeting, which you were invited to. The applicant is allowed to meet privately with any group without following the City's notice procedure. 2. You had concerns about the process. We briefly explained the review process and I am including an LDGS brochure for your information. 3. Safety a. 7' parking widths The 7' parking widths were not approved and we are still studying the matter. The City has asked the applicant to provide additional. information about this. The street width is currently the standard 36' width with landscaped islands alternating with parking. The 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 LIFT 1 j20 ', il,�a �tr vwt", t go, illrl " � i� t t- „_ r7rL) � -1 ��faaaCCC • ,�R: 4 4- LAGUNITAS COMPANY � 4 It3032266126 M02126/94 03:08PM pill LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 TO: Kirsten Whetstone Mike Herzig Mike Pretz FROM: Jon Prouty DATE: February 25, 1994 RE: Indian Hills Village / Meeting Follow-up Thanks for the opportunity to get together Wednesday, February 23rd, and discuss final questions relating to Indian Hills Village. In summary: 4; ., 1. We will evaluate with our architects and planners the tradeoffs and Plan requirements relating to 7' wide parking, 8' wide parking, sidewalk one side and sidewalk both sides. I will ask them to reconsider 8' parking and sidewalks one side. Their conclusion will be based on the following considerations, among others: safety, access, site limitations, right-of- way design and other design considerations. 2. You have recommended increasing the size of the ingress and egress streets at the entrance from 121 to 20' or eliminating island. 3. Street curves and entrance shall be based on design standard (240' radius at 30 mph) or a variance request shall be prepared by our engineer. 4. Southeast Local Access Street shall be public and shall have a public hammerhead turn -around. 5. Northwest Local Access Street shall have either a public hammerhead turn -around or a looped egress connection by means of private drive. Mike will speak with Gary and let Jon know their position on this. 6. Four houses fronting on Stuart Street shall share a common front walk to Stuart Street providing access for emergency personnel from Stuart Street. dk cc: Donna Musser Dick Rutherford Jim Leach LAGUNrrAS COMPANY 0 303 2266126 M2/26/94 LAGUNITAS COMPANY 02:67PM Di/1 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 9 FAX 226 5125 TO: Mike Herzig FROM: Jon Prouty DATE: February 25, 1994 RE: Indian Hills Village Following up our meeting and subsequent conversations: 1. Southeast Local Access Street will be a Public Street and will have a public hammerhead turn around at the end designed to the ha'I'merhead specification which you provided me with. 2. Northwest Local Access Street will be a Public Street and egress loop will be permitted by means of connection to private driveway lane provided a) public easement is granted for such use, b) all maintenance of private driveway lane shall be responsibility of HOA not withstanding public right to use same, and c) a clear visual differentiation must be provided at the connection point between the Public Street and the private drive. dk cc: Dick Rutherford Bill Reilly Donna Musser Kirsten Whetstone Jim Leach m!e d;idt OtV. too flIG lie_ C-;t�?� i A..1'+ ti b ryeme! c v►. o�i. Gji (�.1 �rrr.f JAB �-`� toy LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 TO: Bonnie Weber FROM: Jon Prouty DATE: February 21, 1994 RE: Concern about adequate front yard and street trees I have met individually and together numerous times with City Planning, City Engineering and all Utilities people regarding the most efficient and best possible location of utility lines and utility easements in order to meet City and Utility requirements, and in addition, to make the neighborhood, the right-of-way, the streetscapes and the individual yards and houses as attractive as possible. Enclosed is a copy of a detail of our Site Plan showing right-of-ways, utilities, front yards and house fr n ges in a cross-section view so you can see how they relate. Notice how the 43' of righ f-way is softened considerably by the landscape and parking offsets t the left and right of the street and also the trees which will fz'-jocated both in the right-of-way landscape offsets and in fror t yarli I know you wer concerned about how it was possible to locate trees in front yards. W sha this concern and have worked with the City and Utilities people t assure that it will be possible in most, if not all, cases. Best regards. dk cc: iirsriten lyer Whetstone Tim Buchanan FULL OF GOOD NOOKS tW A white picket fence sets the Victorian tone, and the house plays along like a symphony. The Victorian detailing includes a box window with crown molding, window trim that matches the sharp angle of the gable, columns, and corner brackets. ressed in a cool, rich green and featuring a shaded front porch, this house makes living seem breezy on one of the street's best lots. "This one sits right next to the creek, and the comer lot makes it very special;' Coburn says. "The house itself also has lots of salvaged material like brackets and old lights on the front porch." Special touches are evident on the outside: a centerpiece box window, intriguing moldings, and even a detached garage with French doors. The extra effects are most apparent, however, once you step inside the 1,650-square-foot home. The entry is cordoned with 3 �A-foot-high half -walls, enough to create a "room" without breaking the view. To one side, BEDROOM DEC the entry space opens to the grand living room, a 12xt0 BEDROOM` itxit IN16-foot space that features a two-story ceiling with a balcony overhang. To the other side of the entry is the dining and KITCHEN kitchen area. The U-shape kitchen includes a toxte nitly, protected work core that has easy access to DINING the dining room and rear deck. The 9-rout IIx9 oo ceilings add spaciousness; a built-in dining room UP °O aquarium adds specialness. Two bedrooms and a laundry nook are hidden - - from the high-tratlic areas of the main level. ENTRY-=—=-- Upstairs, the balcony study with a dramatic ]'12zN5 living room view seems to be suspended at the - -- - top of the stairs. The master suite fills the rest or poaCH the top -of -house space, complete with a long. - private covered porch with a 3-lbot-high railing. MAIN LEVEL 1.650-Y414 8IWI COST- S123,IXx1. aullxlmq bl wf I:unsln¢Iml m Elms",, Cc PLAN Wo BC1650B HOME PLAN IDEAS SPRING 1993 47 B-Ater Homes and Gardens@ Special Interest Publications 7 Cfustereil7asually together on a lane that • (Irks more as a sidewalk than a street; these 300- to 1.700-square font houhes are � 1 esigned fbr shnall fronilies or singles who - J ' ,ave a vehh for neigliborltood living in ictorinn style. � - E, ..1 4 15 .,t � #63!«•n\5r,1 q .. '� i 1=.,y,�TGY,b LL � � '} " i A 6]�0 Az. nr , ♦ � 1 � 1 � ' r a ` r ` FI� rr ' _ .t � r 7 iII �',• 1. i � 1 ,', � « 1 rA I � / � �.y' C '.4..�' � ?,� J ry' 2hi r '�°' P�� '� �n�} rltS t� i �ja�:'ie i . A �«• i 1 r t • , fi ri?' r i ti'IIi.�A:4A. i'' a'{�'�.1(y� �� :'1j It. � � t � 1•��t � fib]-. r• *-i�f�£* , �• r`A� ,' � r l �``� 7r 6 • 'n 1 � p. 'S�% n {{ _�S.iMd� ,���'_ '�' ,.. fi11i•'w� ., � .. t SIGHT I{INES AND SHADOWS house can be easy to build, yet tough to beat. This 1,300-square-foot home teaches a lesson in simplicity with its straightforward design, few interior walls, and few sashays into the land of frills. "Because it was so simple, we added some elaborate siding and ripped fiberboard to make lap siding to create great shadow lines," says Coburn. The result? It's simply appealing. From outside, there is just enough Victorian ornamentation to aptly set the mood: a covered porch, columns, oval -windowed entry door, and a blend of gables and hip roofs. Even the soft white color speaks the Victorian language without a yell. Inside, the simple strategy works especially well, helping make the small house seem larger. The entry door swings open to a through -the -house view that rolls through the living room, dining room, kitchen, and out the mudmom. An artistic arched divider gives the foyer definition, but doesn't hug it too tightly as would a full wall. Because few extras were added each special touch carries added oomph. Sprinkled about the house are transom windows, salvaged Victorian -style leaded windows, built-in shelves, a window seat, and decorative moldings. The niftiest touch, however, is the hardworking floor plan that doesn't waste a step. The living room opens to the dining room and the kitchen, and a cherry floor flows through all three. Only a kitchen counter draws a boundary between the spaces. The homeowners usually enter from the rear of the house, which is close to the garage. A mudroom with a vinyl floor captures the din, yet the kitchen LENTRY DROOM GARAGE 9zi2 11z19 MAIN LEVEL HOIAE PLAN IDEAS SPRING 1993 e'& It only takes a handful of interesting extras, supported by a strong design, to make a house a hit. This 1,300-square foot house is dressed in a Victorian theme, but sports an open, no-nonsense plan underneath UPPER LEVEL 1.300 wuare lent COST i95 000, eaoludlnq tot ds f stmded In Boulder.CO Add $13.000 ter 9er8911 43 TREK MAIN LEVEL r`A Ilip ruins, ,tuhle.e. n rap( fuulnl prarh sel the slagC lrn' a I'irinriun-lempn /ilrude, hrunnrrng +rah hrrh. u n'I ��urUlllrg delve/c Inside, the .cpurry urr open. s'oulhurg. and WITH TURRET ow would you build a home that is fit for a queen? If you have Queen Victoria in mind —or even just your own family — You might start with some of the striking Victorian details and strong design elements found throughout this home From the front, an octagonal attention -grabbing tenet climbs two stories and anchors an intriguing roofline of assorted gables and hips. A wood -plank wraparound porch, studded with Doric columns, basks in the sunshine and breeze. "This house is the most visible one in Walnut Hollow," says architect Coburn. "With such high visibility, it was important that we have some distinctive features " But the real besury of this house runs deeper than shingles and paint. Inside dwells a grand. BEDROOM. , light -filled floor plan that is surpnsingly only 1.6:0 ,\ 1200 square feet. The 7x10-foot entry area is two stones high. 0 / adding doorway drama for guests. The entry is also UP open to the living room, making both spaces seem more roomy, and the kitchen and dining core is just steps away. LIVING Tucked to the back of the first level, two N\TRV t6xto bedrooms each provide private entry to a bath. \ Upstairs, (see plan page 39) an octagonal )RCH_ study fills the upper turret. It not only catches a good view of the neighborhood, but an intenor window overlooks the entry below. Also on the 1,650 square ieei second level is a roomy 21 x 13-foot master cost s+oo.gao. eaciuCing iql as COna1rUC18G in bedroom, which includes a huge walk-in closet I I p0 ce .coo garage with laundry center, a bathroom area, and a pnvate deck. The large double doors to the bedroom can 38 r workmanship or materials. such as track lighting and top -of -the -line plumbing fixtures. so they still offer "the pleasure and benefits of owner- ship." Single men and women. and young couples rushed in to buy. IN BOULDER. developer $ill Co- burn's Walnut Hollow project packs four renovated and five new houses onto a one -acre lot: priced from $140.000 to S210.11011. they sold out. hr says...before car .-.en I .... I.r gruuud.-' Coburn. a [,.rrnrr _rol.._l.i and Boulder nuuye, and lu> ..if". Ann. a real- startt• as-viii, p1anoc11. designed. hush and add the huu,ln= 1-o9npound in a G,.Ilm rr.nol :I.It- insteud of blighting the eel% with an- other bland, high-rise apartment ONE MAN SOUGHT "A HOUSE WITHIN PREGNANT -WIFE block. A key selling point : Vi':dnut WALKING DISTANCE" OF A FAVORITE COFFEE SHOP Jlollow is only a G•., muurtes caulk from do..ntown Roulder's pedestrian mall. HERE. ROOMY PORCHES .•nrou rage I'ILI%-d niiuo- gling arming neighbors. tin dm detached gstr'alges than oblige them u, walk to their doors Instead of vaoishu,g unseru iosidr. But fenced -in backyards afford some privacy. too. "High -density housing in town is feasible —and desirable." Coburn sans. "Now cities need new re"ntlutiuns to address this trrnd." With good inirntions—and good taste — Seattle and Boulder have pro. en how livable such hou"oie . an b.• — IT'rltten by Edward 11 sf:,,ow: oath repornn_ by Limits Ilurnphrev llttolluui tit $route• and Windy Ptsnliel in BOWAIt'r Plratngrophs by Hurd., Punnel R p U I. D F R At 11'alnar Hollow, driarbtd ja- rajrr Iabawl Pbbjr'onitnts to walk to tbot !tent down and ..mo- tet with this, nnjbbon L,kf In narrow. brtrk-and-roomer •Pad and it 'cony yorrbu ,Ith'. tbry nuon,ajr Fondly moljbnj RL SOt *RCLS. LAST PAGI 64 • METROPOLITAN HOMML • MARC' 1992 kv LIZ LI R A 1 o� BY GREG Pir r the heart of .,Wling down this sunny stTeet nea F �lder, Colorado, is like having a history book 17;ailoud.-Although grouped more tightly than houses *� r 't �'the Victorian gems that compose this infill 'Lt a 6h.od are rich with heritage: covered verandas. twork, lattice, picket fences, and leaded glass. t idroad underfoot (actually brick and jifiscourages, modem -day speedsters from nc W'rapidly down the road. The narrow street %M"'Prt-blank, forcing drivers into an awkward 9-jabackout. r,ti lr.,?� -de-sac. which is created ic�`elirninate the cul -ItF , to . ;.Pi cars at optimal speed, which to my way of OR is backward when you're creating a residential P. !� �4 .4 41 Z., 7 m ja or _b Mai hirsers. them Z11., . . . . . . . . . . . --4 _W Fedestrian scale. In Walnut Hollow. people st and cars, are a secondary concern LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 - FAX 226 5125 TO: Bonnie Weber FROM: Jon Prouty DATE: February 17, 1994 RE: Proposed Busch Court Neighbors Meeting Thank you for your recent call during which you related and we discussed the various concerns which you and other Busch Court neighbors have relating to Indian Hills Village. Thank you for bringing these to my attenti (and independently to the City's attention). I will continue to at er additional information and will be prepared to respond to them and t er qu stions you may have at the proposed upcoming Busch Court nei h ors m ting scheduled for 7 p.m., Monday, February 28th at (directions:). The Boulder Cottage project is called"Walnut Hollow and is located at 2100 Walnut in Boulder. It ' 'milar in concept to our project in the respect that it is successf lar ely because of the innovative type of public right-of-way which s sed. While achieving the functional requirements of a public;'right-of-way, a major effort was made in this project to make the ri , ht-of-way aesthetically pleasing and an integral part of the neig or od. There, of course, are other similarities and differences between this project and our project which I will be happy to discuss with you. Enclosed is more information relating to this project. Cff, cc: H 'ri lyer irsten Whetstone LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 February 17, 1994 Mr. and Mrs. Don Nash 1828 Busch Court Fort Collins, CO 80525 Dear Mr. and Mrs. Nash: In speaking with Bonnie Weber about various concerns relating to Busch Court neighbors, it was brought up that you were concerned that there was no existing landscape buffer immediately to the east of your property and that you hoped one would be installed. Our plan for the landscape buffer along the west edge of the Indian Hills Village property (along your east boundary) is to: a) thin and trim existing trees with the primary emphasis on removing dead, unhealthy and / or unsafe trees and limbs; b) supplementing existing tree line with additional new trees and shrubs; and c) continuing this process for five - ten years as part of a long-term phased replacement program as approved by the Fort Collins Forestry Department. In the process of executing this plan, trees will be planted in year one to fill in breaks in the current tree line such as the one behind your house. Do you have any specific suggestions as the type of trees and / or shrubs which you think would be attractive and do well in this location? Please let me know and I will refer your suggestions to our landscape architect and landscape contractor. If you need more information and have any further questions regarding landscaping or our project in general, please give me a call. Thanks. Sincerely, Jonathan J. Prouty President cc: Bonnie Weber ,-46irsten Whetstone Tim Buchanan Krager and Associates, Inc. December 3, 1993 Mr. Jonathan J. Prouty Lagunitas Company 3307 South College Avenue, Suite 200 Fort Collins, Colorado 80525 re: Trip Generation for Indian Hills PUD Dear Jon: Per the requirements of the City. of Fort Collins Traffic Engineering Department, Krager and Associates has reviewed your PUD submittal for the proposed Indian Hills residential neighborhood.. Our analysis is based on the proposal to construct 49 single-family homes on the south side of Stuart Street between Busch Court and Stover Street. Access would be provided by one access point to Stuart Street. According to standard trip factors from the Institute of Transortation Engineers, this PUD can be expected to generate approximately 468 daily trips. The anticipated peak hour trip generation and distribution are shown in an attached graphic. To accommodate the new access to Stuart Street, it is desirable to re -stripe Stuart Street to include a left turn lane for inbound traffic. In the PM peak hour, twelve vehicles are expected to turn left from westbound Stuart Street into Indian Hills. This amount of traffic will require only a minimum left turn lane. By eliminating on -street parking on Stuart Street for approximately 440 feet, a 50-foot left turn lane can be provided. The on -street bike lanes are not impacted with this design. I have provided a sketch of the striping.plan for the City's review. With the restriping of Stuart Street, the. surrounding street system can safely accommodate the proposed development of Indian Hills PUD. If you, or City Staff, have any further questions, please feel free to call me. Sincerely, 40 Kathleen L. Krag P.E. 4090 Estes Street Wheat Ridge, Colorado 80033 (303) 425-0805 FAX (303) 467-2354 JAN-24-94 MON 15:22 P.02 I hope this additional information plus my re -enumeration of "other considerations" you are already aware of help resupport a favorable decision in regard to this matter. dk JAN-24-94 MON 15:22 , c P.01 • t � �' Y LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 - FAX 226 5125 TO: Mike Herzig FROM: Jon Prouty DATE: January 24, 1994 RE: Indian Hills Village / 7' Parking Widths / New Curb Design and Additional Documentation 1. 1 have ten slides of various medium and large -size cars parked on residential streets near Indian Hills Village. All of them indicate that vehicles park so that outside edge of vehicle is well within 7'. 2. Also, these slides show that most people park within 3" of the flow line, mostly right on the flow line, when parking against a "rolled" or °drive over" curb. 3. 1994 Ford Lincoln Continentals measures 613" maximum width. Even this gargantuan vehicle parks reasonably easily within a 7' space. 4. ou, t,arr„s aj%Sjj.6a4sr, ii<athieon ieragor of leraoor _inrt ACcnoietcc fQaIC that based on the above consideration plus the low traffic volumes and p S .? 8—dS 'Nlh:4\ 'yJ:ll Q,4i in, I.aofian Ilillo 1(iflndn, fhn 7' riririnp laririfh iL' reasonable and satisfies public safety requirements. S. Other considerations: a. The few number of cases where road is actually reduced to 27' (whara thArA is narkiot� nnpc she tan � �in� offsets) y b. The cons rain S O Sl a nt o O 1St111 wUL401 a1IU 'jUVV01 mains and east and west landscape buffers. rrui -at Ve.�rgeulIrgmO,g+s fnr ju.maro drivaa wort roar ArraRsed Post -it- brand fax transmittal memo 7671 a of pages ► f �¢t\ E .ii♦'1(`Lr1o6s FromJnN Co. Dept. 4.j, Phone N 7 2 4� •• �= so-J Fex N Fax a a L- r!X, AV Mt ' - ow n .,ago" i F,. Aft*-. - FV -41 C�om"G L") b .,*z 2w �t .76 7—ya 4 IL KCP,2153 .. y i 3 - } 1 .NN•,88 3 r r, D ts" �VO � +� re a how ��. 4A OrrfL • I19 jr : �.• �` ^t y tI' IT, i L IF aim Tso v E 3 o0w . 4 a • ♦ w IL � • � 'if 4 .' tip -1 4 �' • � � w1r. •.t ta. J am" W�I i a LAGUNITAS COMPANY 3307 s. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 TO: Kirsten Whetstone ✓Mike Herzig FROM: Jon Prouty DATE: January 31, 1994 RE: Adequacy of 7' Parking. Space Photos Here are some photos showing the adequacy of a 7' parking space. Also, the last photo, a Lincoln Continental, is only 6'2" wide and therefore also fits in a 7' parking space. As I previously have mentioned, and Mike and I have discussed, if we use a rolled curb, which we are agreeable to do, most people park with their wheel on the flow line assuring that the vehicle is parked within the 7'. Furthermore, we are agreeable to include a tough provision in the Homeowner's Association covenants requiring that all on -street parking be within the 7' parking space (clearly visually obvious by the concrete - asphalt differentiation) and that any parking of any vehicle which extends past the concrete into the asphalt travel lane shall subject property owner to immediate vehicle towing and an onerous penalty. If I can assist you further in resolving this critical matter of 7' parking favorably, let me know. Thanks. dk Enc. TO: Busch Court Neighbc FROM: Jon Prouty DATE: May 17, 1994 RE: Indian Hills Village - i Follow-up Thank you for taking the time to meet so I could update you on the Indian Hills Village project and so that we could discuss the various questions and concerns which you have had. Thanks to Bonnie for her assistance in helping us uncover and focus on various issues. Special thanks to Ron Follett for taking the time to meet with Dick Rutherford at Stewart Engineering and Basil Harridan, Fort Collins Drainage engineer, regarding the technical aspects of the drainage plan. One additional suggestion he has had which I believe is excellent is to ask the City to require a written commitment from the present Indian Hills West ,development that no modifications will be made to their private property or their common property which would result in greater strong drainage water running: off their property than they currently have. This would protect us all against this contingency:_ Furthermore, Ron has, indicated. that he.will._confirm with Basil that the drainage water engrin ineeg computations'1are correct and / or if -there 'are any further questions or problems which should be addressed. I don't see any, however, I would like us all to be very confident that there are nono. Enclosed are copies of tho latest architectural elevations, site plan and landscape plan. Notice that the.landscape plan has been changed along the'west boundary to reflect areas which have trees and do not have trees, which is more accurate. Again, each individual owner should contact me directly regarding what they would like done with the old trees, what they would like done with the space between the property line and their fence (berm, grass) and if they would like a deciduous or evergreen tree in their yard. Again, we are amenable to not only providing fe; the thinning, trimming and / or removal of existing trees, consistent with neighbois wishes, and a tree repianting program for the west boundary line, but also are amenable to considering each owner's needs and wishes. A draft of the homeowner's covenants will be provided to Ron_ Follett as soon as they are prepared, so he and you can all see the kind of provisions and requirements which will be imposed in the Indian Hills Village neighborhood to make this community attractive and safe and a high quality community of permanent residents. -If you; have..a..ny questions or need any additional information; please'.cotitact me. Thank you....: : cc: Kirsten Whetstone 3307 South College Avenue, Suite 200, Fort Collins, CO 80525 TO: Planning and Zoning Board Members Kirsten Whetstone FROM: Jon Prouty kspionse DATE: May 20, 1994RE: Indian Hills Village - R to 5 / 18 Planning Department Staff Report, 5 / 17 Busch Court neighborhood memo, 5 / 16 Ron Follett letter and 5 / 17 Senior Advisory Board letter I will respond to these items together and as succinctly as possible. My remarks are not a comprehensive discussion or answer to each question or issue, however, due to the shortness of time, I think it is important that you have the benefit of my response on these matters however brief. I can, of course, go into further detail at the P & Z meeting Monday night. 1. Drainage - This is a technical matter for engineers. Our engineer, Dick Rutherford, Stewart and Associates; the City drainage engineer, Basil Hamdan; Ron Follett, other Busch Court neighbors and I have met numerous times on this matter. I am satisfied from the responses I have received from the engineers that the calculations are correct and that our drainage plan as proposed provides for a minimum of 140% of 100 year flood carrying capacity without going into Busch Court neighbors yards. Also there is additional elevation gain from the edge of their yards to finished floor grade. 2. Landscape buffer - There are existing tree buffers along most of both the east and west boundaries of site. We are primarily interested in a) improving the existing buffet consistent with Forestry's recommendations, including removing dead and unsafe trees, and b) thinning as needed and replacing trees with more desirable trees on a phased basis. As a result of a pre-existing survey pin error there has some ambiguity as to whose property the hedgerow buffer trees were located on. Our surveyor discovered and corrected this survey pin error, and also has located and flagged all adjacent Busch Court lots' corner pins. Property line proceeds along east side of the backyard fences of such lots. Present hedgerow buffer trees are all located entirely on Indian Hills Village property. 3. Density - Previous PUD had 60 approved units for this site. We are putting in only 47. 3307 South College Avenue, Suite 200, Fort Collins, CO 80525 • .r 01/07/1994 14:10 4672354 KRAGER & ASSOCIM_� PAGE 02 Mr. Jonathan J. Prouty Lagunitas Company January 7, 1994 Page 2 separation of the parking areas from the travel lanes, I do not believe these variances will cause any public health, safety, or welfare problems if it were approved. Sincerely, Katheen L. Kr er, P.E. Krager and Associates, Inc. January 7, 1994 Mr. Jonathan J. Prouty Lagunitas Company 3307 South College Avenue, Suite 200 Fort Collins, Colorado 80525 re: Street Variance Request file: 2.4347var Dear Jon: Per your request, I have reviewed your application for a variane!t! to the City of Fort Collins residential street standards. I understand that you are requesting two variances of the local street width of 36 feet to 34 feet with parking on both sides and 29 feet with parking on one side within your Indian Hills Subdivision. This reduction in street width would be accomplished by reducing the on -street parking width from eight feet to seven feet. The use of a 34-foot flow line to flow line cross section is an accepted engineering practice. Within the Denver metro area the Cities of Westminster, Thornton, Arvada, and Lakewood all have 34-foot flow line to flow line Local Street Standards. The institute of Transportation Engineers, in their Transportation gad is Engineering Handbook also recommends a 7-foot depth for on -street parking. The proposed design of paving the travel lanes in asphalt and the parking areas in concrete will provide a strong visual aid to drivers to help assure that parked vehicles do not encroach on the travel lanes. The landscaped endcaps to the parking areas will also help define the difference between the parking area owl travel lanes. The variance to provide a 29-foot flow line to flow line cross seciion will accommodate a seven -foot parking area on only one side of the street, Adequate parking for each residence has been provided in this subdivision, and thus the additional parking spaces are not needed. The City of Lakewood allows a 28-foot flow line to flow line street when adequate parking has been provided. Since these street cross sections are considered a standard design in many communities and your design emphasizes the 4090 Estes Street Wheat Ridge, Colorado 80033 (303) 425-0805 FAX (303) 467-2354 I Mr. Mike Herzig January 6, 1994 Page 2 The access to the garages were called private drives on the preliminary submittal. In fact, if they are designated as alleys by the City, they do not need a variance. If you have any questions regarding the variance requests, please call. Sincerely, Richard A. Rutherford, P.E. & L. S.. President .rar/jm I STEWART& SSOC[ATES Consulting Engineers and Surveyors January 6, 1994 Mr. Mike Herzig City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Mike, This is a request for two variances for residential streets in the proposed Indian Hills Village located at the intersection of East Stuart Street and Stover Street. The variances are as follows: 1. A variance of the right—of—way width of a Local Street from 54 feet to 43 feet, and the flow line to flow line width from 36 feet to 34 feet, Table 1, Page T-1. The reduction would be in the parking width from 8 feet to 7 feet and the driving lanes would remain 10 feet wide. The utility easements on either side of the street would be widened from 9 feet to 14 112 feet. The 7 foot wide parking area will be delineated by being concrete, with 20 foot wide driving lanes being asphalt. The standard cannot be met with the garages in the rear of the lot which is desirable in order to not have the street scape be all garage doors. There should not be problems in handling the traffic since the driving lanes remain 10 feet wide. 2. A variance of the Local Access Street right—of—way from 54 feet to 34 feet and the flow line to flow line width from 36 feet to 29 feet, Table 1, Page T-1. The street would have parking only on one side of the street. The A.D.T. for each street where this section is proposed is 600. The standard cannot be met with the garages in the rear of the lot due to added land needed for width of the garage access drive. The street would have parking on one side only, and no parking signs will be provided by the developer. The lots on the Local Access Streets are within 150 feet of the residential street and therefore do not cause a problem for fire fighting. James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Fax 303/482-9382 This is an example of what we do not want Indian Hills Village's ROW and streetscape to look like. 4 Seattle Cottage Project - a sea of asphalt and concrete totally out of scale with small houses on small lots with short front yards. J C. Enough landscape offsets to allow the scale of the street to read as a downsized Local Street appropriate for the scale of the project, not- withstanding the fact that this street has two full-sized travel lanes and very adequate and convenient guest parking. D. Sufficient yard landscaping and landscape offsets (5' wide in right-of-way) so that the community has a pleasant, warm, attractive feel about it and is aesthetically attractive rather than looking like a wide bowling alley and a sea of asphalt with small homes bordering each side, close to each other and totally out of scale with the right of way. Please call me for any additional information you may require or with any questions. We look forward to your favorable action on our request. Thank you. Sincerely, Jon 4 Enclosures dk President 0 units and are accessed by private drives. To accompish this goal on this site requires minimizing street widths, 3. Furthermore, we want this cottage community to be pedestrian - friendly, and we have designed the public roadway, parking, sidewalk, and related landscaping 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. This, together with attractive cottage frontages and garages out of sight at rear, results in an aesthetic and pedestrian - friendly right-of-way. 4. This project has small, houses with small yards located on small lots. Minimum permissible roadway, parking and sidewalk as well as landscaping are essential to keep the streetscape 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. 5. The City of Fort Collins' Goals and Objectives articulate the goal to "Reduce street widths in residential developments where appropriate" (Page 17). We believe this project is an excellent example of the situation where such reduction of width is appropriate. 6. Not only is this right-of-way design aesthetic and in appropriate scale with the proposed housing, but it is inherently safe because its design encourages a slow vehicle speed in project which is consistent with vehicle safety, pedestrian safety, and the nature of the neighborhood. 7. The goals which can be achieved by this project if necessary street variance is granted include: A. Providing adequate guest parking at the front of every house (resident parking is in two car garage located at rear of each house and accessed by driveway lanes). B. Obvious and self -enforcing nature of parking without the use of striping and signs (City request) in order to reasonably insure that parking never occurs in or partially encroaches upon asphalt, travel lanes, assuring that they will always be clear for fire and rescue vehicles LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 January 7, 1994 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 Residential Street Variance Request Dear Planning and Zoning Board Members: We respectfully request a variance in the residential street standard, as described below and in the two accompanying engineers letters, so that it will be possible to develop the innovative Indian Hills community which we are proposing. 1. A problem is caused by preexisting site parameters specifically: A. Water and sewer mains have been previously installed on site dictating a configuration of four north -south rows of housing, two rows in an island in the center of parcel and one row each respectively along the east and west boundaries of property. B. This is an in -fill site sandwiched between two north -south streets, Busch Court and Stover Street and with access only from Stuart Street at the north. C. East and west boundary lines have dense existing tree and landscape buffers which must be maintained and which require strip of project common space 4iJong both such boundaries in order to respect and maintain. such buffers and tree root systems. 2. Central tc our cottage community concept is the fact that two -car garages instead of domintating the streetscape are located at the rear of May 17, 1994 Ms. Kirsten Whetstone Planning Department City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: Indian Hills Village / Variances Dear Kirsten: Following up my recent meeting with you and Mike, we have agreed to Mike's suggestion that we drop the variance request for seven foot parking and instead pick up the one foot that the project needs by reducing the sidewalk from four feet to three feet. These changes have been reflected in the Plat and Utility plans. Sincerely, Jo tK n J. Pr6uty PreVent ent dk cc: Mike Herzig 3307 South College Avenue, Suite 200, Fort Collins, CO 80525 welfare and in fact will result in a project that is equal or better than it otherwise would be. 5. A variance for curve radiuses permitting less than the standard 240 feet (30 mph design speed) is requested as follows: Radius #1 variance from 240 feet to 100 feet, radius #2 variance from 240 feet to 100 feet, radius #3 variance from 240 feet to 100 feet, and radius #12 variance from 240 feet to 165 feet. The design speed for this project is 15 mph which is dictated by these right-of-way curve radius constraints. This design speed of 15 mph will not be exceeded in this project for the following reasons: a) a complete stop and / or right-angle turn is required to enter project requiring vehicle speeds of less than 15 mph as you enter project; b) vehicles proceed around the circular right-of-way on a relatively narrow 20 foot wide asphalt roadway which limits vehicle speeds to under 15 mph; c) landscape offsets occur regularly both on the right and left-hand side of street requiring vehicles to travel at design speed of 15 mph or less; d) four right-angle turns around circle loop and undulating character of this right-of-way require traffic to proceed at 15 mph or less; and e) the two dead end Local Access streets are less than 150 feet long requiring traffic to proceed at 15 mph or less. Accordingly, the design speed of this project will not be exceeded. This variance is required by the pre-existing constraints of the project as described above. Granting this variance will not adversely affect the public health, safety or welfare and in fact will result in a project that is equal or better than it otherwise would be. If you have any questions regarding the variance requests, please call. Sincerely, Richard A. Rutherford, P.E. & L.S: President flow line to flow line width from 36 feet to 29 feet, Table 1, Page T-1. The A.D.T. for each street where this section is proposed is 600. The street would have parking on one side only; and no parking signs will be provided by the developer. The lots on the Local Access Streets are within 150 feet of the residential street and therefore do not cause a problem for fire fighting. The sidewalks would be reduced from 4 feet to 3 feet, the parking would be 8 feet wide, and the driving lanes would remain 10 feet wide. The utility easements on either side of the street would be widened from 9 feet to 14 1/2 feet. The 8 foot wide parking area will be delineated by being concrete, with the two 10 foot wide driving lanes being asphalt. There should not be problems in handling the traffic since the driving lanes remain 10 feet wide. The standard cannot be met with the garages in the rear of the lot which is desirable in order to not have the streetscape be all garage doors but rather permit the attractive house frontages and public - private, landscape - right-of-way areas as we have designed. We request that this variance be granted by reason of conditions peculiar to the site, namely the existing constraints caused by the utilities which are already installed and in place including an operational sewer line from Indian Hills West. Because of the existing utilities, there is no other way to lay out a project of this nature except in a looped right- of-way configuration with houses accessed off loop in a fashion similar to what we have shown. Furthermore, this plan is equal or better than a plan without this variance would be because this permits this innovative plan of smaller single-family houses however with character, quality, down -scaled right-of-way feel and excellent public - private, landscape - streetscape frontage. 3. A variance of the southeast Local Access Street allowing a public hammerhead turn -around at the end designed to meet City of Fort Collins alley hammerhead specification. The justification for this is the low amount of traffic which will occur and will require turn -around for this street. Fire department access requirements are met because this Local Access Street is less than 150 feet long and no fire department equipment will be proceeding down it or required to turn around at the end of same. This variance is required by the pre-existing constraints of the project as described above. Granting this variance will not adversely affect the public health, safety or welfare and in fact will result in a project that is equal or better than it otherwise would be. 4. A variance of the northwest Local Access Street. whereby egress loop will be permitted by means of connection to private driveway lane provided a) a public easement shall be granted for such use, b) all maintenance of private driveway lane shall be responsibility of Indian Hills Village HOA, and c) visual differentiation in paving shall be provided at connection point between the Public Street and the private drive. The justification for this is the low amount of traffic which will occur and will require turn -around for this street. Fire department access requirements are met because this Local Access Street is less than 150 feet long and no fire department equipment will be proceeding down it or required to turn around at the end of same. This variance is required by the pre-existing constraints of the project as described above. Granting this variance will not adversely affect the public health, safety or STEWART&ASSOCIATES Consulting Engineers and Surveyors May 18, 1994 Mr. Mike Herzig City of Fort Collins P.O. Box 580 . Fort Collins, CO 80522 Dear Mike: This is a request for variances for residential streets in the proposed Indian Hills Village located at the intersection of East Stuart Street and Stover Street. The variances are as follows: 1. A variance of the right-of-way width of a Local Street from 54 feet to 43 feet,Table 1, Page T-1. The sidewalks would be reduced from 4 feet to 3 feet, the parking would be 8 feet wide, and the driving lanes would remain 10 feet wide. The utility easements on either side of the street would be widened from 9 feet to 14 1/2 feet. The 8 foot wide parking area will be delineated by being concrete, with the two 10 foot wide driving lanes being asphalt. There should not be problems in handling the traffic since the driving lanes remain 10 feet wide. The standard cannot be met with the garages in the rear of the lot which is desirable in order to not have the streetscape be all garage doors but rather permit the attractive house frontages and public - private, landscape - right-of-way areas as we have designed. We request that this variance be granted by reason of conditions peculiar to the site, namely the existing constraints caused by the utilities which are already installed and in place including an operational sewer line from Indian Hills West. Because of the existing utilities, there is no other way to lay out a project of this nature except in a looped right-of-way configuration with houses accessed off loop in a fashion similar to what we have shown. Furthermore, this plan is equal or better than a plan without this variance would be because this permits this innovative plan of smaller single-family houses however with character, quality, down - scaled right-of-way feel and excellent public - private, landscape - streetscape frontage. 2. A variance of the Local Access Street right-of-way from 54 feet to 34 feet and the James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Fax 303/482-9382 exiting from the project will be either coming to a stop before entering the project, slowing down close to a stop in order to make a safe right angle turn into project, or slowing down to a stop before exiting from project. Accordingly, traffic proceeding through curves #1, #2 and #3 will be in the process of accelerating from 1 - 15 mph or decelerating from 15 mph to a stop in these areas. If you have any questions regarding the variance requests, please call. Sincerely, Richard A. Rutherford, P.E. & L.S. President The parking will be delineated by being concrete with 10 foot wide driving lanes being asphalt. The standard width for parking, or alternately sidewalks, cannot be met with the neighborhood design we are using with the garages at the rear of the lot which is desirable in order to avoid an ugly streetscape with double -wide garage doors being the dominant design feature. Neither alternative will affect traffic flow or safety since the driving lanes remain 10 feet wide in either case. 2. A variance of the Local Access Street right-of-way from 54 feet to 34 feet and the flow line to flow line width from 36 feet to 29 feet, Table 1, Page T-1. The street would have parking only on one side of the street. The A.D.T. for each street where this section is proposed is 600. The standard cannot be met with the garages in the rear of the lot due to added land needed for width of the garage access drive. The street would have parking on one side only, and no parking signs will be provided by the developer. The lots on the Local Access Streets are within 150 feet of the residential street and therefore do not cause a problem for fire fighting. 3. A variance of the southeast Local Access Street allowing a public hammerhead turn -around at the end designed to meet City of Fort Collins alley hammerhead specification. The justification for this is the low amount of traffic which will occur and will require turn -around for this street. Fire department access requirements are met because this Local Access Street is less than 150 feet long and no fire department equipment will be proceeding down it or required to turn around at the end of same. 4. A variance of the northwest Local Access Street whereby ' egress loop will be permitted by means of connection to private driveway lane provided a) a public easement shall be granted for such use, b) all maintenance of private driveway lane shall be responsibility of Indian Hills Village HOA, and c) visual differentiation in paving shall be provided at connection point between the Public Street and the private drive. The justification for this is the low amount of traffic which will occur and will require turn -around for this street. Fire department. access requirements are met because this Local Access Street is less than 150 feet long and no fire department equipment will be proceeding down it or required to turn around at the end of same. 5. A variance for curve radiuses permitting less than the standard 240 feet (30 mph design speed) is requested as follows: Radius #1 variance from 240 feet to 100 feet, radius #2 variance from 240 feet to 100 feet, radius #3 variance from 240 feet to 100 feet, and radius #12 variance from 240 feet to 165 feet. This is justified by the design of the project which requires that traffic proceed at a low speed of approximately 15 mph in these areas. Specifically, the short distances, the undulating roadway character and the alternating right-of-way landscape offsets contribute to creating slow traffic speeds in this project of approximately 15 mph. Also, traffic flow entering and y 0 January 24, 1994 Dear City Planning and Zoning: At the January 19, 1994 Indian Hills West Townhouse Association Board of Directors meeting John Prowdy presented a landscaping plan that had some trees located on Indian Frills West Townhouse Association boundary area. The Board felt comfortable with this and approved the plan. However, there are two issues that i want to mention and set aside from the approval of the landscaping plan. The first issue is a gazebo which was sug- gested in the west area of Indian Hills West Town- house Association property. This would be shared by residents of Indian Hills West Townhouse Association and Indian Hills Village. Indian Hills West Town- house Association does not give approval for the gazebo at this time. The second issue is an engi- neering question about the developers ability to put the edge of the street on the property line with no set back. This needs to be shared with the city for its vali- dity as a separate issue. sincerely, Dennis W. Nicks Association Manager A v97M1n.FortCnillns.CO80527.(30"?25-1555 0 ..... ...�.. �..ivv.v ....., v.i Jllli UiJiinu.y u..v yiuNllly, fU.1111 twuV.. a. vuli CaliVli .of ten foot City alley )perty, facilitation of relocatior` f new cable and TV lines, treeline buffering and improvement of off -site open space owned by adjacent HOA. 4. We have continued to meet with various utilities people to coordinate and fine tune the utilities plan and related easements required for this project. The success of this project in large part flows from cooperation and creativity with regard to right-of-way, road, right-of-way landscaping, utilities and utilities right-of-ways. This is essential because of the limited amount of space in a project like this and the extreme importance of having public right-of-way, roadways, landscaping and utilities easements merge with homeowners front yards and become complementary to the public open space, the private open space and the individual homes. All City people and Utilities people have been most cooperative with regard to achieving this creative objective. We look forward to continuing to work with the members of the Planning and Zoning Board as well as various City departments and personnel as we successfully bring this project to fruition. Thank you for your assistance. Sincerely, Jonathan J. Prouty President Enc. dk - LAGUNITAS COMPANY 3307 ,ollege Ave. Suite 200, Fort Collins, CO � _ -25 303 226 5000 • FAX 226 5125 March 7, 1994 City of Fort Collins Planning and Zoning Board 281 N. College Avenue Fort Collins, CO 80524 RE: Indian Hills Village Final PUD Submittal Dear Planning and Zoning Board Members: Thank you for your previous action unanimously approving our Indian Hills Village project. We have worked to address all questions and concerns raised and look forward to the opportunity to continue to work with you and the various City departments to make this the best possible, high quality patio home project in Fort Collins. 1. Indian Hills West Homeowners Association has approved our landscaping plan including installation of certain buffering landscape materials on their open space immediately to the south of our Indian Hills Village project. Enclosed please find their letter to this effect. 2. City of Fort Collins Forestry Department has approved our Fort Collins program for the maintenance, thinning, trimming and replacement of existing trees on the site as is consistent with maintenance of existing trees .buffer, trees' health, public safety and replacement of existing tree buffer over time with more desirable and more aesthetic trees. Enclosed please find program and City of Fort Collins Forester approval. 3. We have spoken and met numerous times with neighbors to answer their questions and resolve issues and / or potential issues. Meetings have been constructive and beneficial. Two more are scheduled for the upcoming two weeks. We have addressed certain off -site concerns of neighbors in our efforts to work cooperatively and successfully with adjacent landowners. Such matters include yard elevations, preexisting ature nend ling and U sg_ 1 Existing Walk Exi ting Re ide al J61'I I I I N a I 61 3I � 4I IN� y� I C•2 sp. MH S lZta ne ±41' O.S. Iw: I I 15 72-1 2' Min.01 / _1' L02� Cl) 16 Dry ve I 0 — wa I 0/ L2 �,31 II Fzz 34 t -- O jo 0 38 �S\ LO 016 35 Vi —� 34'I a ��e J u i c \ ,— Ic Min. R I p��• 0 t 74' �A' 74' A, 39 .O.W �1�t1 + 75' - 36 4 2 yO U 0 I 20 L m - Existing 'Dense Tree: _ Outside of ' Outside Prope Exi ti stumps shall be brought down to within two inches or less of ground level. i. This Existing Tree Thin, Prune, and Replace Program shall not limit developer and / or Homeowners Association in any way from installing additional complementary landscaping except that no such additional or complementary landscaping shall be installed which would substantially interfere with the access necessary to complete and carry out this Program. Above described Indian Hills Village Existing Tree Prune, Thin and Replacement Program has been prepared with our input and consideration and is hereby approved by the City of Fort Collins Forestry Department. 3 -- � -- 4- AzLmm--L�="—�``------- —-------------- Tim Buchanan, City of Fort Collins Forester Date Above described Indian Hill Village Replacement Program has been prepared and is hereby approved by the City of Fort Collins Natural Resources Department. Suta��� 4�� - sie Gordon,- nv�onmenta -P anner 96ns I /ff4 Date �ji is )04cIC /z�pl4 tes yC / A lvemo R #ae Elm trees, primarily in the 4 - 6" diameter size. Most have been topped. A great deal of dead wood is present and in many cases, they are growing too close to each other. b. East tree line is comprised of approximately 40 - 50 Siberian Elm. In addition, a few Green Ash, Blackberry, Cotoneaster, Cottonwood and Box Elder are located here. Some dead wood exists, particularly in the Siberian Elm. Tree sizes range from 2 - 6" diameter. c. Year 1 - Tree lines are thinned and pruned as follows: Fort Collins Forestry Department identifies all dead and diseased trees to be removed. These are removed and the remaining trees are pruned for removal of dead wood, safety and basic aesthetics. (Medium prune). In addition, new trees shall be planted to begin filling in major voids in tree line as further described below. d. Years 2 - 10 - The balance of the original Siberian Elm trees shall be removed and replaced on a phased basis over the next nine years, approximately an equal number each year. Fort Collins Forestry Department identifies all dead and diseased trees to be removed. The goal in this regard is to allow the new trees to grow and gain some height and density before the old tree line is entirely removed. Healthy and desirable existing trees and shrubs such as the few Blackberry, Cotoneaster, Cottonwood, and Box Elder which exist shall be saved. e. It shall be the continuing obligation of the Indian Hills West Homeowners Association to continue this program, and this obligation shall be specifically reflected in the Homeowners Association covenants. f. In no event shall trees be pruned or removed which are located on adjacent neighbors property except to the extent that they overhang the Indian Hills West property, however, adjacent property owners will be encouraged to engage in a complementary program relating to the health, safety and aesthetics of their adjacent trees along this common boundary line. g. Replacement shade trees shall be a mix of deciduous and evergreen trees, including the following: Green Ash, Honey Locust, Blue Spruce, and Austrian Pine. Deciduous trees shall be spaced at 20 - 40' and Evergreen trees shall be spaced at 10 - 15' as per City of Fort Collins Forestry policy. h. All pruning and replacement work shall be done by established professional companies. Stumps shall not be removed because the removal process would threaten the survival of remaining trees, however, • r 2. Existing interior shade trees a. These trees have been identified and inspected by City of Fort Collins Forestry Department. Thirteen significant interior trees, all Siberian Elms, were identified. See attached plan with trees designated "a" through "m". The condition of each tree and City of Fort Collins Forestry Department recommendations are as follows: Tree Condition Recommendation a Dead Remove b Partially dead Prune and save, if possible. Otherwise, remove. c Good Prune as necessary. Save. d Dead Remove e Dead Remove f Dead Remove g Dead Remove h Good Prune and save. i Partially dead, Remove crooked, topped, ugly j Tall, thin, Save if reasonably possible, partially dead otherwise, remove. k Good Prune and save I Good Prune and save m Dead Remove 3. Existing east and west tree lines a. West tree line is comprised of approximately 120 - 150 Siberian LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 March 7, 1994 Planning and Zoning Commission Members City of Fort Collins 281 N. College Fort Collins, CO 80524 RE: Indian Hills Village / Existing Trees and Treelines Program Dear Commission Members: A condition of preliminary approval of the Indian Hills Village PUD was preparation of a program for the preservation, removal and / or replacement of existing trees on the site and along the east and west boundary lines. After meeting and talking with Mr. Tim Buchanan, City Forester, and Mr. Ralph Zentz, Assistant Forester, we have concluded that the following program is the best program balancing the various needs including saving healthy trees, eliminating unhealthy trees, thinning and pruning as safety dictates, preserving large shade trees, and introducing complementary and new trees as are most suitable for the soil and climatic conditions. INDIAN HILLS VILLAGE EXISTING TREES THIN, PRUNE AND REPLACE PROGRAM 1. Objective a. Interior trees - Remove dead, diseased or dangerous trees; prune and save the balance; maintain in a safe and aesthetic manner. This objective shall be achieved in year one. b. Treelines - Thin, prune and replace trees along east and west boundary line with the objectives of providing a landscape buffer comprised of both deciduous and evergreen trees along both boundaries which will provide a visual and aesthetic separation between Indian Hills Village and neighbors adjacent to the east and west. This objective shall be achieved in a ten year time frame. (1). The inf ill nature and pre -determined development pattern, and existing utilities, trees, and point of access are all conditions peculiar to the site which contribute as hardships because these conditions restrict where the streets must be located. To create a new layout, much of the existing utility system would have to be relocated. The loop street divides the property into three sections. With this site layout, with the existing trees on the east and west property lines and buffer provided to maintain them, and with the developer's desire to have rear access driveways and garages, there is a minimum lot depth that can be provided for each row of lots. The proposed configuration is therefore 4' short of space. The developer proposes to use a 3' wide sidewalk instead of the standard 4' width to fit space limitations. The street is a small loop street which carries local traffic only. The sidewalks provide for convenient pedestrian access within this development. The sidewalks within the development do not lead to City parks, shopping, schools, recreation facilities, employment centers, or to other subdivisions. This is an infill development with no other public access provided because of private property on three sides. Staff finds that the variance can be granted without substantial detriment to the public good and without substantially impairing the purposes of the LDGS. In discussions with Engineering Staff, it was mentioned that a 5' walk is really needed for two people to walk comfortably side by side. The City Standard for local streets is 41. This width provides comfort for single pedestrians. Staff believes that the 3' walk does not compromise the comfort for single pedestrians. In addition, under criteria (3) 'above, staff finds that the plan contains additional features that render it equal to or better than a plan with 4' walks. The plan still meets the purposes and requirements of the LDGS. These features include the pedestrian scale front yard areas, rear access garages, existing landscaping on the perimeter, and in general, the innovative "cottage" concept of the plan. With garages in the rear, the front yards become more "people friendly". The entire front yard is scaled down and sidewalks of 3' instead of 4' are scaled for this design. Therefore, Staff recommends approval of the variance request to allow 3' wide sidewalks in the Indian Hills Village PUD. Based on evidence presented at the preliminary hearing, Planning staff could recommend, as an alternative, approval of the on - street parking width variance to 7' (see attached information from Lagunitas Company and Stewart and Associates). This alternative being perhaps more in tune with some of City Council's goals and objectives. Again, Engineering staff has not expressed support of the parking variance, although they can support the sidewalk variance. Commu.__.y Planning and Environmental ._cervices Planning Department - City of Fort Collins MEMORAM UM DATE: June 1, 1994 TO: Planning and Zoning Board 4o FROM: Kirsten whetstone, City Planner, RE: Sidewalk width or parking width variance for Indian Hills Village PUD and revisions to pages 3 and 4 of the Final Staff Report. Please include the following as an amendment to the Transportation and Engineering section of the Staff Report for Indian Hills Village PUD, Final #81-93A. The applicant is requesting a variance from the standard of 4' wide sidewalks to allow 3' wide sidewalks throughout the Indian Hills Village development. Staff is requesting the Board consider either the sidewalk width variance or a variance, as discussed at the time of preliminary approval, to the parking width standard of 8' to allow an on -street parking width of 71. Staff is making this recommendation based on Council direction to consider the convenience of pedestrians, with less emphasis on the convenience of the automobile. Engineering does not have enough information concerning 7' parking widths to make a recommendation in support of a parking variance. Engineering staff can support the sidewalk width variance. According to the Code, "when permitted, the Planning and Zoning Board may authorize variances under this Article (Article V. Subdivisions) upon its findings that the following requirements in (1), (2), or (3) have been satisfied:" 11(1) That.by reason of exceptional topographical, soil, or other subsurface conditions or other conditions peculiar to the site, hardship would be caused to a subdivider by the strict application of any provision of this Article..." "(2) That by reason of exceptional conditions or difficulties with regard to solar orientation or access, hardship would be caused to a subdivider by the strict application of any provisions of this Article..." 11(3) The applicant demonstrates that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested". Staff finds that the variance request may be justified by criteria 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 PLAN f ko Sl H Ir `ter► KIT r PI\ cite ` e16ncY LI1' I ;ee4t� 0 Views down Local Streets shall locus on ornamentals to enhance drive experience 1 xlsting qtlstdentlat 's l�_ —r an« I s E«I h vccent pavement rnamenlal plantings _— Icnw«EMI CResidential ICMm«Elnl Wd M 5 r 11j 1� t .11 t See Preliminary Site Plan for information on existing trees to the north and of site. v .-1 .1 1 Eei tihqp${jida fiat m.d I• Pres>rve existing tress to act a! buffer along east and west boundaries , Driveway Lane planting shall consist of small shade trees to soften rear architecture LEGEND Existing Shade Trees Conceptual Street Tree Plantings CD (shade tree) 1 sriveway Lane Planting mall shade tree �V I jl Ornamental Accent Trees I Grounticover 1 Msl.'The Ms«.w'..s.«YIYn WRM Lr.� Lw«.µh.l«weM IMr M IM Exlating TA. Ornamental trees with Street Tree . _ backdrop shall occur along Local Streets where open space I I joins on both sides. 1 Front and side yards may have low picket fences EZlating LE ling Open Bee II''--T.H. I Supplemental planting to, the south will help transition to existing townhouse project OEc�o V R.R«n.IEY Z Row. wMrw PRELIMINARY LANDSCAPE PLAN �-5d4 Vicinity Map Fr w;- a. sit isanyslnNal i —1 L r~:. - y Y 3' .gr1eY I nan��°er. ellrr x Lan- E. y3iq -,� 4 l0 w«x0 er'! Mw - LI l _ 7.I (<Nr. 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Aif r I.a.. 4c"M1ywrgL PRELIMINARY SITE PLAN PROPOSED LAND USE: Cluster Single Family (P.U.D.) 1:, sdq EXISTING ZONING - RP . .............. 111-4 111-4 1�f Q A I ••1 0 za U z S� z_ y"1 a �a U Z F F- O Issess"I 0 Commux-,y Planning and Environmental Services Planning Department City of Fort Collins February 15, 1994 Pearl Street 19th Ltd c/o Jonathan Prouty 3307 S. College Avenue Fort Collins, CO 80525 R8: Indian Hills village PUD - Prelizinary, #81-93 Dear Sir: On January 24, 1994 the Planning and Zoning Board of the City of Fort Collins approved the above referenced project with the following conditions: 1. That a replacement schedule for existing landscaping be submitted and approved by the City's Natural Resources Department and the City Forester. 2. That an agreement with the Indian Hills Townhouses HOA, regarding off -site landscaping be submitted and approved by the Planning Department, or that the landscaped buffer along the south boundary be provided on the Indian Hills Village PUD property. 3. That the on -street parking width issue of 7' versus 8' be resolved prior to submittal of final plans. If you have any questions, please call our office at 221-6750. Sincerely,. Kirsten Whetstone, AICP Project Planner KAW/gjd 281 (North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 w INDIAN HILLS VILLAGE Fort Collins, Colorado LAND USE DATA: LAND USE AREA (sfl PUBLIC R.O.W. 65,226 sf DRIVEWAY LANES 32,829 sf OPEN SPACE 29,507 sf NET DEVELOPABLE (LOTS) 143,182 sf GROSS SITE AREA 270,728 sf AREA ac % of GROSS SITE AREA 1.497 ac 24% 0.754 ac 12% 0.677 ac 11 % 3.287 ac 53% 6.215 ac 100% GROSS SITE DENSITY: 47 LOTS/6.215 ac = 7.56 DU/ac PARKING: PARKING IN GARAGES GUEST PARKING HANDICAP PARKING TOTAL 2 spaces/lot = 0.83 spaces/lot = 94 spaces 39 spaces 1 space 134 spaces 1 INDIAti HII_..i..> VII.I_., lk ii ........, PLAN A PLAN r r yl (; `'mhkN1 tl" \� ♦ t '�• , I4A r l -1 4 ♦ 4 , f • t aat � � tits+ t6etY IZ/E•rY � f vUfa 11\ i.11ll, . Vicinity Map p sl aortal [ � J clLl 1 a aNA Eel M1srMIY L'bn. •Iwr. F h�bt L x •Ei:. 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A-- I vA ry+ w sOE YARD 9 -'{' — I �I AS J — — ,RDmr YARD _ - . —, Gol.l v...Ms.l„P al...i - '.NMeala Emit Still bol Llm ' I Exlaling ' T.H. T latl .Open ua.SQ.°, A°...w Sol a• .... ly...l� Unit Stetiatica c • ullimm.l.1,, 1. a s I .. •Y... e1M..N.c ee.' •• . r..F..e rrr. rolY1M: LeOo-1]fo ..1, Pl,..a r.Nl . Q..: 1.00.. 1,40.111.1, Unit Tabulation ' .er time. Ell (DIII-m 0 Vnihl: Z.ut ], Unil. to ir. F.nu, (Gglee L uVNm(a wP...ol .,.1 .. U.0. 11AA Oul.C) Soler Orientation Ordinance Mal LNe (51%)l l SAW Gllmy(w ASIA . Lob we d..bn.too SO (� A I. N MIM.Pr.]md Iw 14V4 Nma WnWawyFq lab Imx• lax. mx(cm Somommi It PRELIMINARY SITE PLAN PROPOSED LAND USE: Cluster Single Family(P.U.D.) 1-so'O EXISTING ZONING - RP .....:....a .:r .............. W I-4 Issessal O drn� a U z F--YI a a (:� U U !z F-1 i� Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 7 dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such 11final decisions@ shall be counted from the date of the Boardes decision resolving such dispute. Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 6 3. All conditions of preliminary approval have been addressed and satisfied. Therefore, based on these findings, staff recommends approval of Indian Hills Village PUD, Final #81-93A, with the following condition, related to signing and execution of final engineering documents: 1.• The Planning and Zoning Board approves this planned unit. development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (July 25, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the •final decisional of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 5 Several utility coordination meetings were held to resolve utility conflicts and to locate and size sufficient utility and sidewalk easements. All utilities fit within dedicated easements and ROW. City Engineering Staff supports a variance to allow 3' (instead of 41) sidewalks, in lieu of the originally proposed 7' (instead of 81) wide on -street parking spaces. The standard drive lane of 20' remains unchanged. With 8' wide parking lanes, the full 36' wide standard local street is provided. The innovative approach of breaking up the street width with alternating parking and landscaped areas, provides a more pedestrian scale .streetscape, reduces the amount of hard surface in the development, and provides adequate on street parking in front of the units. Therefore, a condition of preliminary approval, that the on -street parking width issue of 7' versus 8' be resolved prior to submittal of final plans has been addressed. 6. Stormwater A final drainage report and drainage and grading plans were submitted and reviewed by the City Stormwater Utility. All stormwater flows from this development will be conveyed and released into Spring Creek. There are technical issues concerning existing drainage and grading, vegetation on the west property line, and the flood plain, which will be resolved prior to final Stormwater Utility approval of the drainage and grading plan. No building permits will be issued until all engineering documents receive final approval. 7. Fire Prevention The Poudre Fire Authority has reviewed the proposed PUD and has concluded that because Lot 37 is addressed off of Stuart Street, emergency or fire personnel would use Stuart Street for access. Therefore, the condition of preliminary approval that approved fire access or a residential fire sprinkler system be provided for Lot 37, has been addressed to the satisfaction of the Poudre Fire Authority. In reviewing the Indian Hills Village PUD, Final, staff makes the following findings of fact: 1. The final PUD is in substantial conformance with the approved preliminary PUD. 2. The final PUD satisfies applicable criteria of the All Development Chart of the LDGS. Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 4 A combination of single family and duplexes are combination of two story and ranch style houses an attached rear access garage, front porches o pitched roofs, and a combination of brick a i variety of colors. The maximum building h c possible, houses will have full basements. Existing and proposed landscaping along lines provides a buffer between the backyards of existing single family hoi Busch Court. This landscaping will be over the years, according to an annual p replacement tree plantings and prunin proposing additional landscaping on t property to the south to increase the i single family houses and existing tow c A condition of preliminary approval for existing landscaping be submitt Natural Resources Department and addressed (see attached). A se approval, that an agreement with 4 regarding off -site landscaping and a submitted and approved by the ar landscape buffer along the south�ous Toposea, as are a All houses have side patio areas, wood ing in a t is 5' Where east and west property posed houses and the 6 on Stover Street and taintained and augmented gram of supplemental and The applicant is also Indian Hills Townhouses Fer between the proposed that a replacement schedule d and approved by the City's the City Forester, has been end condition of preliminary a Indian Hills Townhouses HOA, intenance responsibilities, be ming Department, or that the idary be provided on the Indian Hills Village PUD property, has been addressed. The Indian Hills Townhouses HOA is in agreement/with the proposed landscape plan. 5. Access to the site is from aisingle entrance on Stuart Street. To accommodate the new access 0 Stuart Street it is necessary to re - stripe Stuart Street to i lude left turn lanes for east bound traffic. This can be a commodated within the existing cross- section. With re-strip'ng, the surrounding street system can safely accommodate the p oposal. Parking will be restricted on Stuart Street as well. tuart Street is a collector street and is deemed capable of hand ing the proposed traffic volumes. The development will not Isignificantly impact surrounding local streets. Therefore, his project is feasible from a traffic engineering standpoint The main loop street �[s proposed to be dedicated publicright- of-way (ROW). All po tions of the 36' wide street; including curb, gutter, and sidewalk, are within the dedicated 43' ROW. A variance to the standard 48' ROW was granted by the City Engineering Department at the time of preliminary approval. Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 4 All landscaping, outside of the individual building envelope, is provided by the developer and maintained by a homeowner's association. A combination of single family and duplexes are proposed, as are a combination of two story and ranch style houses. All houses have an attached rear access garage, front porches or side patio areas, pitched roofs, and a combination of brick and wood siding•in a variety of colors. The maximum building height for the two story houses is 301. This will be reflected on the plans at the time of filing. Where possible, houses will have full basements. Existing and proposed landscaping along the east and west property lines provides a buffer between the proposed houses and the backyards of existing single family houses on Stover Street and Busch Court. This landscaping will be maintained and augmented over the years, according to an annual program of supplemental and replacement tree plantings and pruning. The applicant is also proposing additional landscaping on the Indian Hills Townhouses property to the south to increase the buffer between the proposed single family houses and existing townhouses. A condition of preliminary approval, that a replacement schedule for existing landscaping be submitted and approved by the City's Natural Resources Department and the City Forester, has been addressed (see attached). A second condition of preliminary approval, that an agreement with the Indian Hills Townhouses HOA, regarding off -site landscaping and maintenance responsibilities, be submitted and approved by the Planning Department, or that the landscape buffer along the south boundary be provided on the Indian Hills Village PUD property, has been addressed. The Indian Hills Townhouses HOA is in agreement with the proposed landscape plan. 5. Transportation and Engineering Access to the site is from a single entrance on Stuart Street. To accommodate the new access to Stuart Street it is necessary to re - stripe Stuart Street to include left turn lanes for east bound traffic. This can be accommodated within the existing cross- section. With re -striping, the surrounding street system can safely accommodate the proposal. Parking will be restricted on Stuart Street as well. Stuart Street is a collector street and is deemed capable of handling the proposed traffic volumes. The development will not significantly impact surrounding local streets. Therefore, this project is feasible from a traffic engineering standpoint. The main loop street is proposed to be dedicated as public right- of-way (ROW). All portions of the 36' wide street; including curb, Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 3 conformance with the preliminary PUD, although two lots have been deleted resulting in a slight reduction in density. Lots range in size from approximately 2,600 sf to 3,380 sf. Twelve of the units are proposed to be attached units, or duplexes with a zero lot line configuration. 3. Solar Orientation The Solar Orientation Ordinance requires that 65% of the lots within a single family PUD or subdivision be oriented to within 30 degrees of a true east -west line. A variance to the Ordinance was approved at the time of preliminary plan approval, as 25 out of the 49 lots, or 51%, were solar oriented. With the final plan 25 of 47 (53%) are solar oriented lots. The final is in conformance with the preliminary and therefore, the solar orientation variance applies. 4. Design The proposal is for 35 single family and 12 duplex lots with rear access garages. The average lot size is 3,032 sf with an average front yard setback of 14.51. The proposed side setbacks vary from zero lot line to 31. The minimum distance at any one point between homes is 61, with a maximum distance of 18.51. (Two houses will be 31, apart at the side lot line but, this is not figured into the average as it is an anomaly). The average distance between homes, throughout the project, is between 71 and 111, depending on the particular models selected. Side yard cross -easements will be in place to permit larger side yard patio areas and will result in an average side yard of 151 over the entire project. The applicant is prepared to explain this concept in detail at the hearing. All lots front on either the main local public loop street or a dedicated local access street, with the exception of Lots 34-37 which front on Stuart Street but have vehicular access from a private drive in the rear. Garage access for all units is from a system of private driveways. The proposal is an innovative "cottage" or "village" concept. The concept is a .form of neo-traditional town planning, where the public portion of the development, ie. the front street right-of- way and utilities are reduced to a more pedestrian scale, garages are in the rear, and the streetscape is an attractive combination of front yard landscaping, a detached pedestrian walk with a landscaped parkway, and street trees. Guest parking is well delineated by concrete paving, in contrast to the asphalt drive lanes. On -street guest parking is broken up with landscaped islands of shrubbery and street trees to reduce the amount of hard surface. Indian Hills Village PUD- Final, #81-93A May 23, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: RM; existing duplexes S: RP; existing townhouses (Indian Hills West PUD) E: RL; existing single family residences (Indian Hills) W: RL; existing single family residences (Parkside) The site was previously the location of the Sunset Drive -In. In May of 1979, the property was rezoned in the LaConte-East Stuart Street Rezoning, from R-L, Low Density Residential, to conditional R-P, Planned Residential Zoning. The conditions of this rezoning stipulated that the non -conforming status of the drive-in be abandoned, upon rezoning, with the operation of the drive-in ceasing within 15 months. The Indian Hills West PUD was approved in June of 1979 for 110 townhouses on the entire 12.5 acre site, at a density of 8.8 DU/ac. The drive-in was removed and the southern half of the site was developed, containing 50 townhouses. The remaining 60 approved units were to be constructed on the northern 6.25 acres, now known as.Indian Hills Village PUD. At the time of approval of Indian Hills West PUD, "significant activity" on the site was required in order to retain the validity of the PUD approval. Since nearly half of the site was developed under the approved PUD and utilities were installed throughout the 12.5 acre site, the PUD was considered to be still valid. In July of 1992 the Planning and Zoning Board approved a proposal to abandon the undeveloped portion of Indian Hills West PUD in order for a private school to develop the site as a "use -by -right" under the RP zoning. The school has since abandoned plans for developing the site. Therefore, there are no existing approved plans or PUD's for this site. on January 24, 1994 the Board approved .the Indian Hills Village Preliminary PUD for 49 lots; 37 single family and 12 duplex lots with conditions regarding landscaping, parking width, and fire protection. 2. Land Use The request for 35 single family units and 12 duplex units, for a total of 47 units on 6.25 acres represents a density of 7.56 dwelling units per acre (DU/ac). The final PUD is in substantial_ ITEM NO. 29 MEETING DATE 5/23/94 STAFF Kirsten Whetstone PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Indian Hills Village PUD, Final, #81-93A APPLICANT: Jonathan J. Prouty, President Lagunitas Company 3307 S. College Ave, Suite 200 Fort Collins, CO 80525 OWNER: Pearl Street 19th Ltd. 3307 South College Avenue, Suite 200 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a final PUD for 35 single family and 12 duplex lots on 6.25 acres. The project is located on the south side of Stuart Street, between Busch Court and Stover Street. The zoning is RP, Planned Residential. RECOMMENDATION: Approval with condition EXECUTIVE SUMMARY: The request for a total of 47 single family and duplex lots on 6.25 acres is in substantial conformance with the approved preliminary PUD. The proposal complies with applicable All Development Criteria of the LDGS. The proposed use is compatible with the surrounding land uses. The proposal is feasible from a traffic engineering standpoint. The "village concept", of single family infill lots with rear access garages and pedestrian scale front yards and streets, is innovative and meets City policies and criteria for higher density residential uses. Conditions of preliminary approval, regarding landscaping, parking width, and fire protection have been addressed. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT