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HomeMy WebLinkAboutINDIAN HILLS VILLAGE PRELIMINARY PUD - 81 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSJ Indian Hills Village Page 2 Due to being adjacent to Spring Creek, there will not be onsite storm water detention provided. It is proposed to collect the runoff from Basins "A119 "B" and "DI' in the two proposed curb inlets at the north end of the entrance road, and in the proposed area inlet south of the Stuart Street walk. The storm water would then be carried under Stuart Street in a proposed 24- inch diameter storm drain .to Spring Creek. Basins "C11 and "E11 will drain to the existing curb.inl.et at the southwest corner of Stuart Street and Stover Street and drain northerly to Spring Creek in the existing outlet pipe. Erosion control will be provided on the site because most of the existing ground cover will be disturbed when the utilities, street cutting and overlot grading is done. A silt fence will be'provided along the south side of Stuart Street to mitigate rainfall -caused erosion. Since the site slopes northerly, the silt fence and straw bales and then gravel filters at the proposed curb and area inlets will protect Stuart Street and Spring Creek. The dense tree areas along the east and west property lines will reduce the wind -caused erosion. The runoff calculations and drainage and grading plan are enclosed as a part of this report. If you have any questions regarding this preliminary report, please call. Sincerely, 6a,r 02a� Richard A. Rutherford,. P. E. & L. S. President jrr enclosures • • STEWART&ASSOCIATES Consulting Engineers and Surveyors DeCealJer 6, 1993 Mr. Glen Schlueter Storm Water Utility City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Glen: The following is the preliminary storm drainage report for Indian Hills Village which is a proposed single—family detached Planned Unit Development on the south side of East Stuart Street between Stover Street and Busch Court. The site is the north part of Indian Hills West P.U.D., which was approved in 1979. The site is situate in the Southeast I of the Northwest I of Section 24, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado. The site contains 6.2151 net acres and is bounded by East Stuart Street on the north, by Indian Hills Subdivision, Second Filing, on the east, by the south part of Indian Hills West P.U.D. that was developed on the south, and by Parkside Subdivision on the west. The site is in the Spring Creek Drainage Basin and is directly across East Stuart Street from the reach of Spring Creek that was improved in 1992 and 1993 along with the new Stuart Street bridge over Spring Creek. The site slopes from south to north at approximately 1.7% grade. The historic use of the site was as an outdoor movie theatre which was closed approximately fifteen years ago. It has a fairly dense row of trees along both the East and West property lines along with some scattred trees near Stuart Street. The ground cover is native grass and weeds. There has been some grading on the site, including some fill, since the move theatre was dismantled. The rear yards of the Indian Hills Subdivision, Second Filing, drain from offsite onto the property and then northerly to Stuart Street in the landscaped strip along the P.U.D.'s east property line. Likewise, the rear yards of the Parkside Subdivision drain onto the P.U.D. from the west. The south part of Indian Hills West, containing 5.76 acres, that was developed also produces offsite flows that drain to Spring Creek across the P.U.D. The runoff from the developed Indian Hills West property will be routed to Spring Creek in the landscaping strip along the west line of the P.U.D. 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 PRELIMINARY DRAINAGE REPORT FOR INDIAN HILLS VILLAGE PREPARED FOR LAGUNITAS COMPANY DECEMBER 6, 1993 STEWART & ASSOCIATES, INC. 103 SOUTH MELDRUM STREET FORT COLLINS, COLORADO 80521 303/482-9331 0 models, will lend itself well to solar access. The houses will be designed with solar.access in mind. 25. Will the garages be attached? We don't want a row of unattached garage buildings along our back .property line. Yes, the garages will be attached to the houses and will be incorporated into the design of the house. 26. Will basements really be possible given the water level in the area? We believe that basements will be possible for some houses. Our engineers will be looking into this in greater detail. 27. Is funding in place.for this project or will it get partially built and then remain vacant if something goes wrong? Funding is not an issue. We, the company that owns the land, are doing the design, planning, and development. 28. Air pollution is a concern here. The area is in a basin with Spring Creek. Any more cars will cause the pollution to increase. This could be a real problem for the people who live here now. With almost 100 garages that is a lot of additional cars driving in and out every day. Also fire- places will contribute to the pollution. We have hired a traffic engineer to evaluate the potential traffic impacts on Stuart Street. We don't intend to have wood fireplaces, they will be gas, as required,by.the City. We will have Natural Resources look into the air quality issue. 0 We intend to present a plan to the Indian Hills HOA detailing our landscape ideas for this area. We also welcome the idea of coordinating this effort, as we believe both parties will benefit. 19. You need to make sure the landscaped area between the existing houses and the driveways is a good buffer. I would like to see trees, shrubs, grass, etc. We will be looking at those areas in detail at the time of final submittal, but we agree, these need to be adequate buffers. ,20. What is the timing of construction? We would like to begin in the Spring with site development which should take 2 to 3 months to complete. The houses will probably take 2 years to build out. 21. Will people be parking in the 16' drive lanes? We don't want that. One of the reasons the lanes are narrower is to discourage parking there. There will be guest parking in front of the houses and two car garages for each house. There should not be parking in the drive lanes. 22. Will garbage be collected from the rear of the houses? Probably not, the public street will be in front. The drive lanes will be private. 23. The density seems very high, we don't see how you can put all of those houses on only 6 acres. The density is actually less than the previously approved townhouse plan, or the Indian Townhouses that were built. The houses are not large, the street is scaled down to a pedestrian scale, the front yards are scaled down, porches are emphasized, and the side yard setbacks are reduced. We are trying to accomplish a village, concept of housing where there is a neighborhood feeling, where it is safe and pleasant to walk along the tree lined streets, and where the scale of the streets matches the scale of the houses. The concept is not really new, it is the way neighborhoods were developed 50 years ago. We believe that this will be an attractive neighborhood and it an attractive alternative to typical townhouse developments. (We are not including the Indian Hills Townhouses in that description because we believe that is a well designed project). 24. What about solar orientation? Will you be able to get solar access if the houses are so close together? We will do everything we can to meet the requirements of the City's Solar Orientation Ordinance. The way the houses will be constructed, the design and combinations of ranch and two story We will consider the existing homes when we design the lighting. When we have more information about lighting it will be made available to you. 13. What about streets, will they be public or private and who will maintain them? We are working with the City Engineering Department and Poudre Fire Authority to work out a reasonable alternative to the standard 36' wide city street. We would very much preferpublic streets and believe that a 28' paved street, with a 20' drive and 8' parking area on alternating sides, is more in scale with what we are trying to accomplish with this design. 14. How far is the driveway edge from your property line at the southwest corner? It is 131. Nine feet of landscaping for the existing trees, then 4' of gravel or non -hard surface to give the trees and root systems some protection, and then a 16 asphalt drive way. The back of the garage will be 3-4' from the drive way. 15. What will you do with the existing emergency access at the southeast corner of the property? It is no longer needed by the Fire Authority, it will be landscaped. There will not be any vehicular access between the existing townhouses and this proposal as was shown on the previous townhouses plan. 16. There are some serious drainage issues on the site and in the area, especially for the people on the east side of Busch Court., The current situation is not adequate at all. Where will the water from the townhouses go when this property is developed? Right now it just flows over this property and sometimes onto our lots. Will it be piped? We hope you can solve the drainage problems in the area with this plan. All of the drainage issues will have to be resolved. We will have our engineers look into the situation you have described. All drainage from this site will be piped directly to Spring Creek. 17. Could you explain how you plan to deal with the stormwater on the site and through the development, especially out of the existing drainage pond? We can generally show you on the plans how the drainage is intended to go, but we are still in the preliminary stages of engineering design so we can't be that specific. The water in the existing drainage pond will have to be dealt with on our plans. 18. We would like to see some coordination between you and the townhouses HOA on the landscaping between the two developments. k, entrance feature. 5. Could we get copies of the plans that you intend to submit. Yes, we will send plans to anyone who is interested. 6. What will the height of the buildings be? Approximately 30' at the highest. The steep pitched roofs give the houses a taller profile. 7. Will you level the site or regrade it? We will not change it much from what you see. 8. How many houses will there be on the 6 acres? Approximately 48. 9. Will the landscaping be maintained by a homeowner's association? Yes, everything outside of the individual building envelopes will be maintained by a homeowner's -association, including the streetscape landscaping. 10. What do you intend to do with the existing trees along the east and west property boundaries? Who will maintain them? We intend to preserve them. We will work with the City Forester to determine which trees are worth preserving, because some of them are dead or dying, and we plan to work out a 5 or 10 year replacement program. The developer will do the initial pruning and maintenance and the HOA will take over after time. 11. Bull doze them all now. They are mostly weeds and are not that great. We agree that many of them are not that attractive and for those we would work out a program to replace them with other more attractive trees. But the existing trees do have value now as they provide a pretty dense buffer and screen between the existing houses and this site, especially in the spring, summer, and fall. 12. What about street lighting? We. don't want really bright lights, but something like our development which is more subdued. I would be interested in knowing more about the City residential lighting scheme, as far as luminaries of light. Also, please consider second story windows of existing housing when you design the lighting. We will be working with Light and Power to work out a street lighting scheme that will be subdued and adequate but not overdone. We also don't want to light up the place, but want it to be safe. Neighborhood Information Meeting Summary Indian Hills Village PUD The following are comments, concerns, and questions expressed at a neighborhood information meeting held on December 2, 1993. The proposed project, known as Indian Hills Village PUD is for approximately 48 single family and duplex lots on approximately 6 acres. The proposal is for a "cottage" type community, with rear accessed garages, front porches, steep pitched roofs, and a scaled down, pedestrian oriented street scape. Note: All responses are by the applicant, unless otherwise noted. 1. What is the projected price range and size of the houses. Approximately 35-40% of the units will be ranch style with the remainder being 2 story houses. There will be a mix between single family and the attached duplex type houses. They will range in size from 1,000 sq. ft. to about 2,000 and some will have basements. Our projected construction costs are approximately $100 per square foot.' We estimate the houses will be in the $,160,000 to $210,000 price range. 2. Will you be taking down the overhead power lines behind our houses? We would like to see them placed underground. We will consult with Light and Power about coordinating the undergrounding of those lines with installation of the underground lines for this project. 3. Where will the teenagers and children play, there are no green belts or parks? Even with one child per unit there could be 48 kids with no place to play, and even worse, there could be 48 dogs with no yards. The development will likely not appeal to families with children as the yards are small. We anticipate that the development will appeal to empty nesters, retired people, young professionals, etc. The sort of person would doesn't want a large yard to maintain, yet wants to own an individual house. We also anticipate interest from people moving out of larger houses looking for a high quality smaller house. There are also two City parks within a half mile, with Spring Park just down the street and 'Edora Park a short distance down the bike trail. 4. If you end up not using the front area along Stuart Street for detention what will you do with it? It will be incorporated into green area, front yards, and an a Furthermore, we request a variance for public right-of-way Local Access streets for right-of-way width reduction from thirty-five feet standard to thirty-four feet and for sidewalk one side. Yours truly, Richard A. Rutherford P.E. and L.S. dk M 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. Furthermore, central to our concept of this cottage community is that it be pedestrian -friendly, and that the public roadway, parking, sidewalk, and related landscaping be designed to help accomplish this. We have proposed meandering 20' travel lanes (asphalt) with parking offsets (concrete) alternatively on each side of street interspersed with 5' landscape right-of-way islands throughout project and sidewalk one side. This results in an aesthetic and pedestrian -friendly right-of-way. 3. Units have 35' and 40' frontages and only minimal front yards. Minimum permissible roadway, parking and sidewalk as well as landscaping are essential to keep the streetscape and space between houses on each side of street in appropriate scale with residences and yards, and to prevent the impervious surfaces (asphalt and concrete) from being the dominant aesthetic feature of these streetscapes. 4. 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. 5. 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 and mandates a slow vehicle speed in project which is consistent with vehicle safety, pedestrian safety, and the nature of the neighborhood. Accordingly, we hereby request a variance for public right-of-way Local streets for right-of-way width reduction from forty feet standard to thirty-nine feet and for . sidewalk one side. STEWART&ASSOCIATES Consulting Engineers and Surveyors December 6, 1993 City of Fort Collins Planning and Zoning Board c/o Kirsten Whetstone, Project Planner City of Fort Collins Planning Department 281 North College Avenue Fort Collins, Colorado 80524 RE: Indian Hills Village Right -of -Way Width and Sidewalk Variance Request Dear Planning and Zoning Board Members: The proposed innovative Indian Hills Village PUD will only fit on the site if a variance is granted with regard to right-of-way width and sidewalk. 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 two rows 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. 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 a so 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 a 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 a N 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 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 01Y07I1994 14:10 4672AW KRAGER & ASS�S 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, Kathleen 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 varianr!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 4nd Traffic Kngineering 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 au(l' travel lanes. The variance to provide a 29-foot flow line to flow line cross section 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 design in 4090 Estes Street street cross sections are considered a standard many communities and your design emphasizes the Wheat Ridge. Colorado 80033 (3031425-0805 FAX (303) 467-2354 of 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 a M 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: 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 Accordingly, we respectively request a variance to solar ordinance permitting 14% (7 lots) non-compliance and finding that 51% (25 lots) compliance is satisfactory. The basis for this variance request is Section 29-627 (a), Subsections (1) and / or (2) which authorize Planning and Zoning Board to grant variances in the event that exceptional conditions peculiar to the site result in hardship caused to subdivider if solar ordinance is strictly applied (Subsection 1) and in the event that exceptional conditions or difficulties exist with regard to solar orientation which will cause hardship to subdivider if solar ordinance is strictly applied, (Subsection 2). Sincerely, JondlW U. Prouty Pre ident dk LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 December 6, 1993 City of Fort Collins Planning and Zoning Board c/o Kirsten Whetstone, Project Planner City of Fort Collins Planning Department 281 North College Avenue Fort Collins, Colorado 80524 RE: Indian Hills Village / Solar Orientation Variance Request Dear Planning and Zoning Board Members: Our Indian Hills Village project is limited by certain preexisting constraints that affect our ability to comply with the solar orientation ordinance. 1. 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 two rows respectively along the east and west boundaries or property. 2. 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. 3. Accordingly, most houses are laid out with an east -west orientation, making it difficult for such houses to comply with the solar ordinance, except where adjacent to open space or right-of-ways, and as shown in our site plan, only 25 of our 49 lots (51%) comply with the solar ordinance. 4. 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. This is an example of what we do not want Indian Hills Village's ROW and streetscape to look like. If, Big Seattle Cottage Project - a sea of asphalt and concrete totally out of scale with small houses on small lots with short front yards. PHASING SCHEDULE Commencement of construction is expected in April 1994. Development construction is expected to be complete by August 1, 1994. Individual housing units construction will occur over a two year period consistent with market demand. homeowners. C. It is intended that future ownership of all PUD units be by resident homeowners. 3. Estimate of number of employees Not applicable. 4. Description of rationale behind assumptions and choices Our central assumption is that a significant portion of the housing market will value the quality, aesthetics, livability and convenience of the type of residential unit and neighborhood we are proposing as an alternative to townhouse and patio home communities with similar densities. Furthermore, we believe that the benefits of a well landscaped, attractive, pedestrian -friendly neighborhood with streets and sidewalks in appropriate scale to the housing justifies the flexibility in standards interpretations which is required. 5. Completed point charts Enclosed . Variance request letters for solar orientation and right-of-way width and sidewalk are also enclosed. 6. Conflicts between land use There are no conflicts of land uses. The residential development proposed is consistent and compatible with residential uses to the east, to the south and to the west. Substantial existing landscape buffers exist on the east and west boundary. These will be supplemented and enhanced. Open space and landscaping buffers site from townhouses to the south. Additional landscaping will be installed both on our site and on the neighboring Indian Hills West open space as is negotiated with their Homeowner's Association. 7. Energy conservation worksheet Not applicable. STATEMENT OF PLANNING OBJECTIVES 1. City Land Use Policies achieved by proposed plan A. Maximum utilization of land within city. B. Promotes alternative transportation modes. C. Promotes use of mass transit (adjacent bus stop). D. Residential development close to employment, recreation, shopping facilities, park and daycare. E. Availability of existing utilities at site. F. Contiguous to existing development within city limits G. Landscaping of open spaces with native vegetation along with attractively developed green spaces. H. Conservation of resources and promotion of energy efficiency in development process by making use of existing installed water and sewer mains on site for maximum public and private cost -benefit advantage. I. Provide a mix of diverse housing options within the context of three proposed basic models to meet the differing needs and budgets of consumers. J. Aesthetic pedestrian -friendly neighborhood. K. Access to two adjacent and nearby parks. L. Access to adjacent bike path. M. Open space along project east and west boundaries, proposed joint open space usage with Indian Hills West at south, pocket parks and attractive entry landscaping and features. 2. Ownership of Public and Private open space and intention with regard to future ownership of PUD A. Public open space will be owned and maintained by Homeowner's Association. B. Private open space will be owned and maintained by individual L 7. Assumption / Rationale Our central assumption is that the significant portion of the housing market will value the quality, aesthetics, livability, and convenience of the type of residential unit and neighborhood we are proposing as an alternative to townhouse and patio home communities with similar densities. 8. Phasing Development of property will occur in on one phase scheduled for spring 1994. Residential units will be constructed on a schedule based on quality of construction and market demand. We estimate build out at -two years or less. We look forward to working with the City of Fort Collins and to your favorable consideration of this project. Please contact me with any questions you may have. Sincerely, Jonat Prouty PresiVnt dk 0 Also, units have 35' and 40' frontages and only minimal front yards. Minimum permissible roadway, parking and sidewalk as well as landscaping are essential to keep the streetscape and space between houses on each side of street in appropriate scale with residences and yards, and to prevent the impervious surfaces (asphalt and concrete) from being the dominant aesthetic feature of these streetscapes. 6. Achievement of Planning Purposes We feel that our proposed plan for Indian Hills Village achieves many of the purposes of Fort Collins Land Development Guidance System Goals and Objectives. and Land Use Policies, including but not limited to the following:, a. Meeting community needs, superior design, creativity, compatibility with adjacent land use and healthy community growth pattern (in -fill). b. Higher residential uses near: core area, parks, existing water and sewer service, major employment centers, public transportation, - alternative modes of transportation (bike path), and existing high density areas. c. Encourage and promote location and development of residential units in areas which can conveniently and economically provide public and private facilities and services needed by residents. d. Diversity of housing types allowing mixture of income levels in neighborhood. e. Reduction of street width in new residential developments where appropriate. f. Neighborhood identity, proximity to parks, private and common open space, limitation of extraneous traffic. g. In harmony with nature coupled with superior landscape and aesthetic design. h. Construct a pedestrian -friendly neighborhood and promote bicycle and bus alternative transportation. The east property line landscape buffer is located not just on site, but also on adjacent ten foot City owned alley - easement. We believe that our development provides the City with two opportunities with regard to this alley - easement: a. City may wish to underground overhead power lines in the next few months while access across our site is possible. b. City may wish to enter a landscape maintenance agreement with us whereby our Homeowner's Association takes on the obligation for maintaining landscaping in this ten foot strip (possibly vacating this ten foot strip to us as common private open space, or not). New and supplemental trees and landscaping shall be provided along south boundary both on our property and on Indian Hills West townhouses property as is mutually beneficial, as is negotiated with their Homeowners Association. Furthermore, we have offered to participate in the construction of landscaping, picnic facilities, gazebo, and / or active recreational facilities on the Indian Hills West approximate half acre of raw land located at the northwest corner of Indian Hills West and adjacent to our site at the south. A private pocket park may be installed adjacent to the perpendicular parking at the northeast corner of interior housing. Trees and landscaping as well as appropriate signage will be installed as part of our private open space and project entry at north of site adjacent to Stuart Street. We want this entry to make an impressive statement of community and neighborhood identity, in harmony with landscaping and natural environment. 5. Pedestrian -Friendly Neighborhood Furthermore, central to our concept of this cottage community is that it be pedestrian -friendly, and that the public roadway, parking, sidewalk, and related landscaping be designed to help accomplish this. We have proposed meandering 20' travel lanes (asphalt) with parking offsets (concrete) alternatively on each side of street interspersed with 5' landscape right-of-way islands throughout project and sidewalk one side. This results in an aesthetic and pedestrian -friendly right-of-way. u cottage designs with front porches and generous landscaping in front yard and ROW island. Private side yards permit views from house into side yard and enhance the openness of the house with this indoor - outdoor relationship. Highly efficient and aesthetic interior layout and design are incorporated into three major house plans: a) ranch plan, b) two story with main floor master, and c) two story with bedrooms up. Garage access is by private drives which are softened by their proximity to the adjacent open space and landscaping, as well as overhanging tree canopies from adjacent private yards and other landscaping. Housing will be a mix of detached and duplex units. Duplexes are necessary in order to locate side yards adjacent to ROW at the end of each row of houses rather than having a zero lot line with house right up against ROW. In such cases, it is planned that a ranch unit be coupled with a two story unit so that attached units read as single family detached units with separate identity notwithstanding their common duplex wall. Our goal is to provide three basic model concepts, each of which can be tailored with floor plan and features to meet individual consumer's needs, design tastes and budget. Our goal, furthermore, is to provide for the diverse housing needs of empty nesters, singles and couples, single parents, and small families, whose needs include low maintenance, small yards and the convenience of central location proximate to shopping, schools, parks, bike paths and employment. 4. Landscaping Fourteen Chinese Elm one to three feet in diameter are located toward the north end of the site. The City Forester recommends saving four or five of these, including one which provides a buffer between project and existing residence at northeast of site and also including a majestic three foot in diameter tree with exceptional size, limb structure and aesthetics. Existing dense east and west property line buffers will be pruned and thinned consistent with safety and health, and an annual program of supplemental and replacement tree planting will be initiated. around to achieve maximum public and private cost - benefit advantage and to utilize maximum energy and resource efficiency in the development process. Site (zoned R-P) drops fourteen substantial trees to the south buffering it and has dense existing lines buffering it from si Street (zoned R-L). ten feet in elevation from south to north, has towards north of site, has private open space from Indian Hills West Townhouses (zoned R-P) rees and shrubs along east and west boundary igle family housing on Busch Court and Stover Site is located on bus route; less than two blocks from Spring Creek bike path and two parks; less than a mile from two schools and three shopping centers; and about a mile from Poudre Valley Hospital, Woodward Governor, CSU and Teledyne Waterpik. The site sewer and water constraints require that the lots be oriented primarily east -west, resulting in 51% solar ordinance compliance and necessitating the variance for the 14% not in compliance. Furthermore, such constraints require that all utilities be located in easement at front of lot and that street widths for Local and Local Access public ROW's each be reduced from standard by one foot. (We feel this is a proper implementation of the Land Use Goal to "Reduce street widths in new residential development where appropriate" (page 17). This results in a public Local street with two ten foot asphalt travel lanes, seven foot concrete parking one side, five foot landscaped ROW island other side, and sidewalk one side, and a Local Access street with two ten foot asphalt travel lanes, seven foot alternatively parking / landscaping one side, and sidewalk one side (34' ROW). 3). Cottage Conceit We are proposing an innovative cottage home concept with attractive streetscape, small side yard, and attached rear two -car garage which enables us to create a very aesthetic and functional residential community while still achieving eight units per acre density. We believe this is a superior alternative to monolithic blocks of townhouses or patio homes with two -car garage as their predominant streetscape feature. Indian Hills Village will have an attractive streetscape with traditional u LAGUNITAS COMPANY 3307 S. College Ave. Suite 200, Fort Collins, CO 80525 303 226 5000 • FAX 226 5125 December 6, 1993 City of Fort Collins Planning and Zoning Board c/o Kirsten Whetstone, Project Planner City of Fort Collins Planning Department 281 North College Avenue Fort Collins, Colorado 80524 RE: Indian Hills Village Preliminary PUD Submittal / Statement of Planning Objectives / Phasing Schedule Dear Planning and Zoning Board Members: The purpose of this letter is to introduce Lagunitas Company and to describe in summary the proposed Indian Hills Village housing development in the context of City of Fort Collins planning, goals, objectives and policies. 1. Developer Lagunitas Company is the lead partner in a joint venture between Lagunitas Company and Wonderland Hill Development Company. Both companies have been involved in commercial and residential development and construction in Boulder County for more than twenty years. Wonderland is known for its award -winning passive solar and innovative residential PUD and home design. Attached please find our complete preliminary PUD submittals. 2. Site 6.25 acre site is located at the south of Stuart Street between Busch Court and Stover Street. It was part of the previous Indian Hills West townhouse PUD which was developed in 1979 and is located adjacent to the south. At that time, rough site grading was done and water and sewer mains were installed on our property, however, it was not otherwise developed or built out. This condition of existing installed water and sewer creates a challenging site constraint which should be designed Nortnea5t Correr C' tre ciege SEI/4 of the NW 1/4 0 f 2 4 -7- 64 (Found ;* 4 rebar 0.5- below asphalt) YYY ------- GChAL4111,11,11AIL Basis of Bearing SO�O-03a .16' 7 - - - NI -0 0 SOO-O`Ic" W 40.00 io, ....... WE to 5 0-0, 07, 36 W m s69-52,Wc-- WOO-07,3u-t 0,.,0�00"E 5 00' 2500 SOO a SW RACT "A" 60.00 5--w— T, 11 .11 * . . I I — 2 4 46.�* 5 iZF4. D 0 24.00� q W 700 c G G lizu r, F 320 sr. 3, . — — 3, IGAO 3 r 55.0 15• 00 S-01) 4C .41 c; I V z c �5n '�F j Jim 0 0 -- 9 16� S F 91 z I z z .0 -01 % Gal, ..66rj 5 F� m � O m) 10. ,, i;9 Z No U TO 3 F z• 'b•Xf �4- z ICW� F. 0 IF x, 25? &F Z Go' 1 24.00• P 10� a C)0.7000/ NW07'34SE I m-m*5eE c I �; - . . n �5. '0 o-�- I . dl� :3 q 112 WE 0000' SO h84-,,- VQT 7., 41 X K�07 so E4 r 71(�IUO N , , 24.14 Ncf-, 2.-- WAY 9 LLJ 3co Or'sorw 15 461 4PY sw IC4 moo- 7, 2400' 2400' v Z*R 2400 MOO 24.�O W i:� , ­ 1 .5 U42 40 W(a � it . 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Wry 45M E 5,1 0. �5-- -010, so�-07 �s 10 NGC-07�30�E 7O.M. 30' 102 3 0' G G 67 D rc mod 2 4.,cj Z&OO, Indian Hills village PUD: Planner: Kirsten Whetstone Additional Stormwater review comments that need to be addressed by final: These additional comments were provided by Terri Fead - Stormwater Utility - Capital Projects Manager: When installing the stormwater pipe that daylights into Spring Creek any disruptions to adjacent boulders, weep holes, or grouting must be repaired. Grouted rock must be used around this pipe where it daylights at Spring Creek to provide some channel protection in low flow situations. The Stormwater Utility has the specifications for the rock used along Spring Creek, these will be supplied to the consultant nad/or the developer. Any replacement rock used in this area and the grout used around the rock must meet Stuart/Stover Street project specifications. Please check whether this stormwater pipe is on city property after it crosses under Stuart Street. Make sure the access ramp from Stuart Street to the bottom of the channel is not blocked by this pipe. Please be aware that there is an irrigation pipline along Stuart Street in this area. Look for the meter pit to verify location. Any landscaping or plantings that are disturbed with this pipeline installation will have to be replaced. The replacements will need to be approved by the city forester before being installed. Please address the maintenance of these replacement plantings until they are established. Please address any erosion problems that might occur due to the installation of the pipeline in the area between Stuart Street and Spring Creek. Si • ' ° Date: Ak Ah DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of on existingorapproved neighborhood shopping center. - ___ b 10% 650feet ofonexisting tronsitStop. 10% C 10% 4000feet ofonexisting oropprovearegional Shopping center. 10% d 20% 3500 feet of an existing Or reserved neighborhood pork community pork or community facility. 20% We 10% 1000 feet of a school, meeting all the requirements of the compulsory educatlon laws of the Slate of Colorado. 10% QIf 20% 3000 feet of o major employment center. C0 g 5% 1.000 feet of a child care center. 55% h 20% T1arm'Fort Collins __ I 20% The central Business District. A project whose bourWaryis contiguous to existing urban development. Credit may be earned as follows: 0%—For projects whose Property boundary has 0 to 10%contiguity. 31% 10 to 15%— For projects whose Property boundary has 10 to 20% contiguity.. boundary has 20 to 30%contiguity f .15 to 20%— For projects whose property 20 to 25%— For projects whose property boundary has 30 to 40%contiguity For boundory has 40 to 50%contguity 30 % 25 to 30%— projects who$ property If It can be demonstrated that the projectwill reduce non-renewoble energy useoge either through the application of alternative energy k systems or through committed energy conservation measures beyond mat nomnolty required by City Code. a5% bonus may be earned for every 5%reduction in energy use. Calculate a 1% bonus for every 50 acres included in the project. m Calculate the percentage at the total acres in the project that are devoted to recreatronal use, enter 92 of that percentage as a bonus. It me applicant commits to Prewmng penmonentottsi to open space that meets the CitVs minimum requirements. calculate the Percentage n of this open space acreage to the total development acreage. enter this percentage as a bonus -- II pan of the total development budget is to be spent on neighborhood public eonsit Iocilities which are not Othervnse required by City Code. O enter 2% bonus for every 5100 per dwelling unit invested. If part of the total development budget is to be spent on neighborhood facilities and services wnich are not otherwise required by City Code. P enter al%bonus for every 5100 Per dwelling unit invested. __ If a commitment is being made to develop a specified percentage of the total number of dwelling units far low income families enter Mat 4 percentage as a bonus up to a maximum of 30%. ___ If a commitment is being made to develop 0 specified Percentage of the total number of dwelling units for Type Wand Type'B' handicapped Z housing as defined by me City of Fort Collins calculate the bonus as follows: O r TYPe'A'— .5 times Typen its /�/1 co Type'B'-1.0 times Type'B'units oto�T ,' Its In no case shall the combined bonus begieoef than 30%. ___ If the site oradjocent propertyconfainsarl historic building or place. a bonus may be earned for the following: 3% — For prevenfing or mifigating outside influences (e.g. environmental. land use. aesthefic, economic and social factors) adverse to its S preservation: 3% — For assuring that new structureswill be in keeping with the character Of the building or place. while avoiding total units 3% — Far Proposing adaptive use of the building or place that will leodto its confinuance. preservation and improvement in on OPPropriatemonner. Ito portion or all of the required parking In the multiple family project Is provided underground.within the building. or kt an elevated parking structure as an aCCessory use to the primary structure, a bonus may be earned as follows: t 9% — For providing 75% or moreol the parking in a structure. 6% — For providing 50-74% of the Dorking in a structure: 3% — For providing 25-49% of the parking in a structure. — — — u if a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. ___ TOTAL 85% 1119TIM ACTIVITY: Residential Uses DEFINITION H All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public rec- reational uses as a principal use ;_uses.prpyiding meeting places and pl-ace-5 for public assembly with incidental office space; and child care centers. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment.plan. Yes No 1. On a gross acreage basis, is the average residential density in the project at least three (3) dwelling units per acre (calculated for residential portion of the site only)? 0 ❑ 2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESI- DENTIAL PROJECT? THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL PROJECT ® ❑ SHALL BE BASED ON THE FOLLOWING: 30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE; 40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE- POINTS = 1-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS = 8-9 DWELLING UNI S ; 90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE; 100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE. ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION 1$ In0 Cn10nOn C001,C00107 Fm m0 COiOn 00 wvwea' if no, please explain a: `� ' �+ Yes No NEIGHBORHOOD COMPATABILITY 1. Social Comparability X X. 2. Neighborhood Character X X 3. Land Use Conflicts X X 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive, Plan X X PUBLIC FACILITIES & SAFETY 6. Street Capacity X X 7. Utility Capacity }{ 8. Design Standards X Variance Pending for solar 9. Emergency Access x X widt W. Security Lighting x X 11. Water Hazards X RESOURCE PROTECTION Q. Soils & Slope Hazard X X Q. Significant Vegetation X X 14. Wildlife Habitat X X 15. Historical Landmark 16. Mineral Deposit x 17. Eco•Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality X X 20. Water Quality X X 21. Noise X X 22. Glare & Heat x 23. Vibrations X X 24. Exterior Lighting X X 25. Sewoges & Wastes I X1 I X SITE DESIGN 26. Community Organization X X 27. Site Organization X X 28. Natural Features 29. Energy Conservation 30. Shadows 31. Solar Access X X 32. Privacy X X 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design X X 37. Parking 38. Active'Recreotionol Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening x 45. Public Access 4:1 46. Signs AD C1 Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA s the cmww a C)r icabk? CRITE=!ON d $ APPLICABLE CRITERIA ONLY Wi0 M e emenan be swade(V Yes No If no, please explain Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I . 1.2 Ccmcrenensive Plan I I ARiANCE i2EQuFSTr�►, 1.3 Wildlife Habitat I 1IV 1.4 Mineral Deposit 1.5 Escicaically Sensitive Areas I reserved 1.6, Lands or Acricultural Imoortance I reserved 1.7 Enercv Conservation' X I , 1.8 Air Qualitv I X1 I 1.9 1/Vlater Qu21i kv ly I I 1 10 CE`,Ne'CQ and WaSteS I I I I I 4 2. NE:GH60RH00D COMPATIBILITY CRITERIA II 2.1 Veni=iar. Pedestrian. Bike Transcanatien I XI I 2.2 Suilcina P!aca rent and Orientation I I . I I XI 2.3 Naturai Features ix I I I XI I 2.4 Venicular Circulation and Parking i x 2S Emergency Access I I 2.6 Pscestnan Circulation I I i I 2.7 Arc^itecure ( II Ix I I 2.8 Euiicino Heicnt and Views I I I I 2.9 Shading Ix I I IX 2.10 Solar Access Ix I 2.11 Historic Resources I I IX1 I I 2.12 Setbacks IX I 2.13 Lancscace I I i naj 2.14 Sicns I ' I Site Lighting I I X 2.16 Noise and Vibration I I x 1 2.17 Glare or Heat I I 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 141 1 1 X I I "? Desicn Standards I I I I rhGnCE e IPS"cG� J Water Hazards I I I I :.: Geciccic Hazards I I I I I SS LEGAL DESCRIPTION OF THE PROPERTY A portion of the INDIAN HILLS WEST P.U.D., City of Fort Collins, County of Larimer, State of Colorado, which begins at a point on the East line of said Indian Hills West P.U.D. which bears S 00007'30" W 104.79 feet from the Northeast corner of the Southeast 1/4 of the Northwest 1/4 of Section 24, Township 7 North, Range 69 West of the Sixth P.M., and runs thence S'00007130" W 487.59 feet; thence S 84000' W 127.23 feet; thence N 73009'19" W 6.79 feet; thence N 8.9052130" W 353.58 feet to a point on the West line of Indian Hills West P.U.D.; thence along said West line, N 00007130" E 572.37 feet to the South line of East Stuart Street; thence N 89056' E 385.06 feet; thence S 00007'30" W 74.45.feet; thence S 89052130" E 101.54 feet to the Point of Beginning. N SCHOOL PROJECTIONS PROPOSAL: INDIAN HILLS VILLAGE PUD - Preliminary DESCRIPTION: 49 single family units on 6.25 acres DENSITY: 7.84 du/acre General Population 49 (units) x 3.5 (persons/unit) = 171.5 School Age Population Elementary - 49 (units) x .450 (pupils/unit) = 22.05 Junior High - 49 (units) x .210 (pupils/unit) = 10.29 Senior High - 49 (units) x .185 (pupils/unit) = 9.065 Design Affected Schools Capacity Enrollment Laurel Elementary 568 532 Lesher Junior High 725 640 Fort Collins Senior High 1300 1418 EWER FED 93 152 DENSITY INNOVATIONS IN THE ROCKIES ,,? PLAN B PLAN a .. Margarita. and Portalon in Tustin Ranch. This partnership (called Newport Court - Homes) will likely be managing general partner for the development and sale of CourtHume communities as well. The Town Court Collection in Ran- cho Santa Margarita illustrates RGC's un- orthodox development strategy. At build -out, the collection will include 129 townhouses and 307 CourtHomes. But rather than build separate model complex- es for each product, as Orange County builders typically do, RGC was able to ne- gotiate with the developer to group all models near the Town Court Collection entrance. "We're starting with just enough land for the entry and the models," Murar says. "We'll buy additional parcels for each new neighborhood as we need them." Phased mapping and site improve- ments are another way of reducing front- end capital needs. Murar says. Municipal and county officials have agreed to allow permits and fees ro be paid throughout the project cycle rather than up front. And RGC negotiated with its architects, engi- PLAN f: DENVER: 10 TO THE ACRE Downing, Thorpe & James is developing a 10-per-acre detached program for a builder in Denver, where typical affordable single-family densities are in the 6-per-acre range. The land plan mixes wide -shallow and long - narrow lots in groups of four to six along short street segments. Two - car garages are to the rear, accessed by alleys. "Moving the garages to the back gives the concept its biggest marketing boost," says the firm's director of community design, Steve James. "It produces a friendly street scene that reduces little -used front yard space, yet leaves enough front yard for landscaping and strong entries." The 1,000- to-1,400- square-foot cottages include a mix of one- and two-story plans. neers, and other team members to defer a percentage of payment until close of es- crow. The next step is to work out a sin- gle -source supply relationship with subcontractors and suppliers in exchange for accelerated construction schedules. But how much does all this stream- lining actually save? For a 164-unit project, more than $11 million in peak capital, Mu- rar estimates (see charts on previous page). "That translates to a significant re- turn on investment for our equity providers, even with the smaller mar- gins —and lower prices for the consumer." COURTING OTHER MARKETS Not surprisingly, word of RGC's record - breaking densities is getting around. "We've gotten some calls from landowners in Dallas and Seattle. They have parcels zoned for multifamily, and want to know more about our CourtHomes," Murar says. The concept would work best, he says, in areas where monthly rents are in the �800-to-$1,000 range. -Someone pav- ing those rents could afford to buy a CourtHume. especially now that the FHA limits can provide financing," He's not too worried about other builders ripping off RGC's Courrilomr scheme. "Most peoplr wrould go crazy tr•. ing to figure out the puzzle," he chuckle,. "We've spent four vears and countless hours putting the pieces together. 1Cs much easier for us to do it than for some- one else to reinvent the wheel." :Nonethe- less. RGC has copyrighted both the CourtHome name and the designs. And the company is exploring ways to bring CourtHomes to builders in other markets. "We might send a team from our own staff out to consult with another builder, for a fee plus a percentage of sales." Murar says. RGC would come in once the land was in place, tailoring the "client's" busi- ness plan, supplying the necessary draw- ings, and preparing a complete package for presentation to lenders. But for now, the top priority is bring- ing Orange County',, densest -ever. mu<t affordable detached houses to nlai_ket— and selling them. 0 Architecture OIV THE BOAREP American Heritage Cottage 2000... An American Favorite Revisited Visit most cities in MiddleAmerica and you're likely to find one or more still -charming neighborhoods of 60 or 70-year-old cottages. An impor- tant aspect of the charm is the ab- sence of garages from the street scene. In the "good old days," garages were placed at the back of lots and reached via side driveways or alleys. The long drives consumed sizeable chunks of the lots, and alleys were frequently maze -like —but the street scenes were generally much stronger than in small -lot neighborhoods today where garages are typically dominant. Today's neighborhoods generally offer more usable yard area and privacy, as well as much improved floor plans. Planners and designers at Downing, Thorpe & James, Inc. have evolved a new approach to small -lot develop- ment that gives back the charming streetscape, yet overcomes the shortcomings of the older approach. TheAmerican Heritage Cottage 2000 idea combines the best of both front -loading downin th o rp e j ames Neighborhood Cluster StreetScene Character and rear -loading strategies into a unified neighborhood planning concept. It utilizes the alley, but does not allow it to dominate the land plan. It incorporates front-load- ingoff public streets, butin a new "shared - drive" approach that expands lot sizes and enhances privacy between homes. It pre- serves backyard space, indeed, expands it with more usable side yards. The new cottage product concept offers more similarity to the benefits of "Z-Lot" products of the 1980's than to its historic counterpart. Although the steep pitched roofs, high gables, dormers and front porches offer an authentic cottage look from the street, interior spaces and floor plans are opened -up and more functional arrangement of tiny rooms. The design also allows views through the house to the "private side" of the lot, significantly ex- panding the feel of the interior space and the indoor -outdoor relationship. 22 HomeBuilder • March 1991 • • Am I of I It REAR ACC"$ m 'MI H 14A L BA i A r BA- 'R A, LFT- ALLEI Upper level pper level 85 81- Vi wide let, typ. condition 40 wide lot, typ. condition PLAN H PLAN A main level 6m; s.1. 978 s.f. t.1111 1371 J IODLJ/AC PUBLIC STREET 1000-1400S.F UNITS aa 07 40 wide corner lot PLAN C main level 775 g.f. total 1318 .f. (kn% ning ttuwlw P1111cs 0 0 INDIAN HILLS VILLAGF I LAN H 'LAN 4 'LAN C 04W t7;'- - *MISF A MA r or tl A- K11 - mf � UN, v: '16W JAN-24-94 MON 16:54 P.91 Western Investors 303 2259762 p-gy ���. - _ 1•..l�.�LN.�lA�1.1...1 11 ENT Post -It brand fax transmittal memo 7im v. t ...e . January 24, 1994 t it pt e e r Fax p Fax Dear City Planning and Zonings At the January 19, 1994 Indian Hills West; 'townhouse Association Board of Directors maotiag John Prowdy presented a landscaping plan that had name trees located on Indian -Hills Went 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 gazaba which was sug- gested in the west area of Indian Hills want Town- house Association property. This, would he shared by resider►Es of Indian Hill* West Townhouse Association and Indian Rills Villag4. Indian Hillis West Town- house Asaoalation does not give approval for the gaaebe 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. N,aks Association Manager n Views down Local Streets shall focus on ornamentals to enhance drive experience `7_r� LEGEND sitting1si I. ential .es wl.t L Existing Shade Trees � t Etl•Iln h` D.... ... •mm E.J r..r aqu..� Conceptual Street Tree Plantings �.pm•le er 1, n. •Mur I (shade tree) i Drivewayy Lane Planting (small sltatla tree) w ntr Feature - - r i� � - sI cent pavement Ornamental Accent Trees accent I t j r _ ornamental plantings Ex IOeg Grounticover CAI �I �n .n e...•..ouch le. Y.InY�xn•. or.n t •. Elmi�".'b w. - — 1 cammani.w.e•Nnv. i.ilueiiq ilur in u. .acne x o w. 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. Ornamental trees with Street Tree backdrop shall occur along Local Streets where open space r joins on both sides. Front and side yards may have low picket fences Existing Jj' TRH. J u Supplemental planting to the south will help transition to existing townhouse project Hula... PRELIMINARY LANDSCAPE PLAN ,••ED4 0 Vicinity Map is Certiflcation'of ACCeotan Planning and Zoning Approval . SmMad Pgk,q In Corsage Witnessesst p apsuwnitl .�. •m..2 ,..- •.`..`r . Gms4 Paim,q(in a%.) sages ....•r ......._ ._ ... ..... (.aA SPgawnit) Hara lnP Pending 1 space —us m mr.Timm Fartl,q Ise spgas 6Sold. Parking In alleges yepynyr e]a AC 072SO(a1.) 100% Brow 9n Sol Till DW C (-I NMc Rim.. - 1.1E AC( 10,11O LL) 1S0Y -HBx«.ry lmas .TT Act i0,E00e1.1 illY .(-)upon Bpn••(os1 .TE AS I v.erssl.) 12.5 % w Da•alo (Lo1.1••• sA AC Bu.s0Bat) sv.o % x.,e. net. moarvora•• r••u,N,land .a.re, gala ..' aa...n .mm. rl» e.o.w.) •• F,snl «r0 ap•«. <auW N eM alir.01nts —1-yMk seas Mn.reNnelu« n "nothe0 .. Girsisl Me, . EWTNO TOW nose Ara, aM flab M nm Ma W 1o15hf re Oa 0.WmiaJ steel .1 AWebeNa n Dania . .TYr. BUIWmEmnlOa lor. Typ. sS sTi lK Lo1 •I,sss a.l. ' . TFp, MD001 BYMIM Emela AM tubsit1a•S1A3.la yY ;w J. (s« Rita. BIOgEn••lepellol sle• Tyo SIdo, Envelope/Lot Size Diagram � I W I, wl v d u WI SIDE YAR. p TYp. • I of FRONT YARD 0 as Street Ezisting T.H. Unit Statistics • 9«ree MMl: , - s •xe.. aea. xepN; tas . Room TFp. FmlNlnl 1.000-1250..1.: ProN•« It., eJ.11ni le..-1.a00e1. Unit Tabulation • Cluster Singes Fandv (Detach. Units): v UM,. • Clem'&".a F.MIT(Dupe..e): rzuwe(s ouP.ne•) Total leg Unlb Rs. oalaC) Solar Orientation Ordinance - 2va Lan (51%) gees scW o,me.,a (ano gW, - Lot. are designer. nT- O - A 1A. b Mbq eponal he 1.40e IYn4Ylybq Lease Ise%•ra%e ass(I malso g. PRELIMINARY SITE PLAN PROPOSED LAND USE: Cluster Single Family(P.U.D.) 1: �•-0• EXISTING ZONING - RP ....... . r....... Garfield St, > Garfield St, > o m Edwards St, r to C� Q Doc r o � w cr c E_2 Pit kin 3 E St.Cn E W fdword 3 St, -t Bucke a St 0 5 ; Sucke e S N E. i St o c E. La ke n St, O E. , �o 4� to o` s\,e PI. N o v C9 c v c r i pect. r N _ St. E. Prospect Ra w E. Pro 40 U O c in o W i N oN i� �dN «Dine L W C7 Porker St a a Lon a v J AI ert Oven `� vV• Alpert, •, .\�v+ L w . c dovv5 � n a �� G t �• E Stuart 3 o LA St e.ct. CO N n on .. Meadows N Lone n Q p E, Ison 'S' rtn r br'�' �• > Ch kee t �Corrxnonc ey O L c O enne c C Indion sumta m ,� w ., m Cheyenne V ; a o E 3 `� Dr. > Ct. Arthur•. Dr �, tcp —. ,... A o .: L > 0 LA a. w G N N Tr it ait tone - art. ..D a�� Dgrimouth (r b outhT c v Cir. o p NiOgo Rutgers Awe.. IV �.. _.__ Gu e — . —� hippev a r t 3 v e Ln. ouo .� c J) o ��'� o o ti; p a J a Columbia u ; u m o 3 j ' Q u) _olumbia Yale v Corn II Ave Yu /e Wa?, o -- R Combr►d -� d Porl .- V.O t ` cn eat w>. r `A o a n derbi a, ITEM: I N D IAN H I LLS VI LLAG E PUD = Preliminary NUMBER: 81=93 North I Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 10 Therefore, based on these findings, staff recommends approval of Indian Hills Village PUD, Preliminary #81-93, with a variance to the requirements of the Solar Orientation Ordinance and a variance to the Street Standards regarding ROW and street width, 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 71 versus 81 be resolved prior to submittal of final plans. Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 9 Based on the findings that the request satisfies the criteria found in Design Criteria and Standards for Streets, staff recommends approval of the request to allow a 28 foot wide street, with parking alternating from one side to another and a minimum drive aisle width of 201. In addition, the applicant is requesting a variance to allow a 71, as opposed to an 81, parallel parking space width (see attached variance request). This would in a sense vary the street width in some places to 271. At this time staff does not have enough information to make a recommendation to the Board on this request. The applicant has indicated that this is a crucial element of the design, given constraints on the east west dimensions and utility locations and requirements. The additional width would have to come from the landscaped buffer on the east and west property lines, as all other areas are at a bare minimum. Staff would like to have a better understanding of this request prior to making a recommendation and is therefore recommending a condition that the on -street parking width issue of 71 versus 89 be resolved prior to submittal of final plans. 7. Stormwater A preliminary drainage report and drainage and grading plans were submitted and have been approved at this stage by the City Stormwater Utility. All flows from this development will be conveyed and released into Spring Creek. There will be no on -site detention. There are issues concerning existing drainage problems, grading, existing vegetation on the west property line, and flood plain issues which will be resolved prior to final approval. RECOMMENDATION Staff finds that Indian Hills Village PUD, Preliminary: 1) Is in conformance with and satisfies the criteria of the All Development Criteria of the LDGS, provided that a variance to the Solar Orientation Criteria is granted and that a variance to the public ROW and street width for the local street is granted. 2) Sufficiently mitigates potential land use conflicts and represents a compatible land use with the surrounding area. 3) Meets the absolute criteria of the Residential Uses Point Chart of the LDGS as the overall density is greater than 3 DU/acre and the proposed density of 7.84 DU/acre is supported by a score of 85% on the Residential Density Chart. Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 8 Staff has reviewed the applicant's variance request and has made the following findings: a. The main street is a loop street. b. The street has less than 750 ADT. C. There is no direct access to an arterial. d. For the most part the lots do not face each other, although a few of the homes served by the loop street do. Due to the nature of the design, with garages in the rear and guest parking in clearly delineated areas in front of the houses, the parking is self enforcing and the 20' drive aisle width, necessary for emergency services access, will remain clear. e. It is not recommended that one side of the street be signed "no parking". Instead, the parking will alternate from side to side in delineated parking bays, separated by landscaped islands. The Fire Authority wants guest parking to be self enforceable and to be provided near the vicinity of each front yard. Given the target market, (retired people, empty nesters, and young professional people or couples with no or few children), observed parking patterns at neighboring townhouses provides a probable example of the extent of on -street parking that would be required. Very little guest parking was observed at the Indian Hills Townhouses to the south on several occasions. Each unit there has a garage and guest spaces are interspersed throughout the development. Staff finds that Indian Hills Village PUD will be of similar character, but there will be a two car garage for each unit, plus an additional 41 guest parking spaces available throughout, and parking will be more successfully provided on alternating sides of the street than if it is restricted to one side of the street. Staff finds that the variance request is appropriate for the scale and character of the Indian Hills Village PUD. The request has been reviewed by the Poudre Fire Authority and was found to be acceptable. The low volume of daily trips combined with a sufficient amount of guest parking spaces allow the 28' street to function safely in accordance with the standard criteria for the City of Fort Collins. c Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 7 Staff finds that due to the innovative sensitive design and well landscaped buffer areas, the proposed land use is compatible with the surrounding land uses. Neighborhood compatibility issues have been addressed. 6. Transportation Access to the site is from a single entrance on Stuart Street. A traffic impact analysis was submitted with this development proposal. 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 with the existing cross-section. With re -striping, the surrounding street system can safely accommodate the proposal. Access for the entire development is on Stuart Street, a collector street, and therefore the development does not significantly impact surrounding local streets. The main loop street is proposed to be dedicated as public right- of-way (ROW). The applicants have requested a variance to the City Street Standards (see attached) to allow a 28' street on a 43' ROW for the main loop street and a 28' street on a minimum of a 34' ROW for the local access street stubs. There have been several utility coordination meetings to resolve utility conflicts and to locate and size sufficient utility and sidewalk easements. The City Engineering Staff does not have concerns with the proposed ROW widths, provided all utility requirements can be met. According to the City of Fort Collins Design Criteria and Standards for Streets: 1128 foot wide public streets may be used in the City of Fort Collins provided they are used in a Planned Unit Development and meet the following criteria: a. Be a loop street or cul-de-sac which connects with only one public street. b. Have less than 750 ADT (average daily trips). C. Are not accessed from an arterial street. d. Are not used in a single family area where single family homes face each other across the street. e. One side shall be signed "no parking". Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 6 houses and garages. Houses range in size from 1,000 sf to 1800 sf. b. The proposed density of 7.8 DU/ac is supported by the Land Use Policies Plan and criteria of the LDGS. The proposal includes landscape buffers, both existing and proposed, which mitigate perceived land use conflicts for surrounding land uses. This is an infill site and the proposal for higher density residential development at this location addresses City goals for infill development, diversity of housing types, and convenient location to shopping, employment, schools, and recreation. C. The City Light and Power Utility has a residential street lighting standard which will be used for City Streets in this development. d. A drainage report and drainage and grading plans are being reviewed by the City Stormwater Utility. The proposal is required to meet all City requirements for stormwater, including detention and off -site flows. The current drainage problems in the area will be resolved to the extent possible when the drainage system for this proposal is constructed. e. The existing dense tree plantings along the east and west property lines will remain to buffer and screen this use from the existing single family houses on Stover Street and Busch Court. Thirty foot setbacks from the rear garages to the rear property line of adjacent single family lots provide additional buffering. The dense stand of trees along Stuart Street will remain to provide a landscape buffer for the existing house. The applicant proposes additional landscaping on the adjacent Indian Hills Townhouses common open space to provide a better landscaped buffer between the two developments. All setbacks to existing dwelling units meet or exceed standard, use -by -right setbacks as stated in the Zoning Code. f. A traffic impact analysis was submitted with this development proposal. The surrounding street system can safely accommodate the proposal. Access for the entire development is on Stuart Street, a collector street, and therefore the development does not significantly impact surrounding local streets. g. The proposal meets Air Quality Goals in that it provides infill and higher density development located near the Core Area which in turn helps reduce automobile dependency, urban sprawl, and air pollution. Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 5 delineated by concrete paving, in contrast to the asphalt drive aisles. On -street guest parking is broken up with landscaped islands of shrubbery and street trees to reduce the amount of hard surface. All landscaping, outside of the individual building envelope, is maintained by a homeowner's association. A combination of single family and duplexes are proposed. A combination of two story and ranch style houses are proposed. All houses have an attached rear access garage, front porches, pitched roofs, and a combination of brick and wood siding in a variety of colors. The maximum building height is 351. The houses range in size from 1,000 sq. ft. to 1,800 sq. ft. Where possible, some houses will have full basements. Existing dense 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. Staff is recommending, as 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. Staff is also recommending, as a 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. 5. Neighborhood Compatibilit A neighborhood meeting was held on December 2, 1993. Minutes to this meeting are attached. The primary concerns were physical characteristics of the houses, density, street lighting, drainage, landscaped buffers and setbacks, traffic and air pollution. a. The houses are proposed to be a combination of 1 and 2 story units with attached rear two -car garages and front porches. The advantage to rear garages is that it removes the garage and auto element from the pedestrian oriented front yards. Housing is proposed as a mix of detached single family and attached duplex units to get away from a monolithic row of Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 4 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." 11(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 is justified. Under requirement (1), the infill nature and pre -determined development pattern, small size of this site, existing adjacent streets and development, existing utilities and trees, and point of access qualify as conditions peculiar to the site which causes a hardship to plat additional solar oriented lots. 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 addition, under requirement (3), Staff finds that the plan contains features that render it equal to or better than a plan that could have met the 65% solar orientation. 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. 4. Design The proposal is for 37 single family and 12 duplex lots with rear accessed garages. The average lot size is 3,032 sq. ft. with an average front yard setback of 151. The proposed side yards vary from zero lot line to 51. All lots front on either the main local public loop street or from a dedicated local access street stub, 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, 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 Indian Hills Village PUD- Preliminary, #81-93 January 24, 1994 P & Z Meeting Page 3 and for contiguity to existing urban development. The proposed plans achieve many of the goals and purposes of the Land Use Policies Plan. The proposal is an infill development and staff believes that the proposed project meets the goals of 1) encouraging residential development which is conveniently located near the core area, parks, employment centers, public transportation, bike trails, and other higher density residential uses, 2) providing a diversity of housing types in the community, 3) development of infill property with existing utilities and services, and 4) encouraging alternative modes of transportation. In addition, the design is innovative and achieves compatibility with the existing, surrounding land uses through enhanced landscaped setbacks and building and street design and orientation. 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. The Preliminary Plan indicates that 25 out of a total 49 lots, or 51%, are considered to be solar oriented. An additional 7 lots would need to be solar oriented in order to meet the 65% compliance requirement. The applicant has submitted a variance request for relief from the strict requirement of 65% orientation compliance. The request is attached. In summary, the applicant states the following: A hardship is caused by preexisting site parameters, specifically, a) Water and sewer mains are existing and dictate a configuration of four north -south rows of housing (two on the inside "island" and one each along the east and west boundaries of the property), b) This is a small infill site located between two north -south streets, namely Busch Court and Stover Street, c) Access is restricted to one location off of Stuart Street and essentially a loop street through the development is dictated, d) There are existing landscaped buffers with dense plantings of trees, requiring additional unpaved open space to be dedicated to protect the root systems and maintain the buffer. According to the Solar Orientation Ordinance: "When permitted, the Planning and Zoning Board may authorize variances under this Article upon its findings that the following requirements in (1), (2), or (3) have been satisfied:" Indian Hills Village PUD- Preliminary, #81-93 January 24, 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 townhouse (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 would 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 for this 6.25 acre site. 2. Land Use The request for 37 single family units and 12 duplex units, for a total of 49 units on 6.25 acres represents a density of 7.84 dwelling units per acre (DU/ac). This proposed density is supported by a score of 85% on the Residential Density Point Chart of the LDGS. Points were earned for proximity to transit (on Stuart Street), regional shopping (College Avenue), neighborhood park (Spring Park), schools (Spring Creek Country Day School and Rivendell School), a day care center (Mountain Center on Stuart), ITEM NO. R_L±72- MEETING DATE 1-24-94 STAFF Kirsten Whetstone — - PLANNING AND ZONING BOARD -- - STAFF REPORT PROJECT: Indian Hills Village PUD, Preliminary, #81-93 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 preliminary PUD for 37 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 conditions EXECUTIVE SUMMARY: The request for a total of 49 single family and duplex lots on 6.25 acres is comparable in terms of density and housing type to the previously approved Indian Hills West PUD on this site. The proposed use is compatible with and adequately screened and buffered from the surrounding houses and townhouses. The proposal complies with applicable All Development Criteria of the LDGS. The proposed density of 7.84 DU/acre is supported by a score of 85% on the Residential Density Chart of the LDGS. Staff is recommending a variance to the Solar Orientation Ordinance as only 51% of the lots meet the requirements, due to physical constraints of an infill site and existing utilities and trees. In addition, a variance to the City Street Standards, to allow a narrower ROW for a 28' local public street is being recommended by staff. The project 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 locational criteria for higher density residential uses. Conditions regarding landscaping and parking width are being recommended. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT