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HomeMy WebLinkAboutCOVENTRY SUBDIVISION PRELIMINARY ..... JANUARY 31 1994 P & Z BOARD HEARING - 80 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSRESPONSE: Yes, the developer and U.S. Home can provide a list of projects. One example is The Pinery in Douglas County, an upscale subdivision that you may have heard about. 32. What is the square footage of the homes to be built on the smaller lots that are more internal to the subdivision or along Harmony Road? RESPONSE: These lots will have a lot frontage of about 60 feet and homes could be up to 1,800 square feet. 33. We have recently moved here from the Silicon Valley area in California. We are concerned about the income differential and the home value differential between Clarendon Hills and the smaller lots within the proposed subdivision. Our experience is that this differential will cause tension in the neighborhood. RESPONSE: These lots will feature homes that range from 1,800 square feet for a one-story and up to 2,500 square feet for a two- story. There will be a variety of models and options to choose from so there won't be a "tract home" appearance. All homes come with two -car garages. These homes could start at $140,000. It is our opinion that this is a move -up product for folks entering there second or third home. 34. This subdivision will diminish the open character of Clarendon Hills. This openness is a quality that other neighborhoods do not have and, as a result, Clarendon Hills is a highly desirable area. The McGraw Subdivision appears to be very tight and compact and more typical of other less desirable areas. RESPONSE: It is hoped that the two paths afforded by the covered irrigation ditches and the combination of the school and park will provide an openness to our subdivision also. 35. Has a storm drainage area been provided for? RESPONSE: Yes, most of the area drains towards Harmony Road. The 3.2 acre area on the northeast corner of the property is the low point that will likely accept the drainage. 36. The developer and builder are strongly encouraged to consider a more upscale development with larger lots and larger homes. The story of Clarendon Hills is that the market for larger lots and larger homes greatly exceeded the developer's expectations. With evidence of such strong demand, the developer and builder appear to be selling themselves short. Please consider adding greater value to the project. RESPONSE: The developer and builder will consider this information and thank you for your input. 25. We are concerned about keeping the upscale character of Clarendon Hills. Will the homes be of comparable square footage? RESPONSE: Yes, along the border with Clarendon Hills, the homes will range from 2,600 to 3,000 square feet. These homes will be on lots that have 83 feet of frontage and a depth of 110 to 120 feet. This will provide for the upscale product that U.S. Home has targeted for this neighborhood. 26. Will the developer or U.S. Home consider providing a community or neighborhood center such as a pool and/or tennis courts? RESPONSE: These kinds of improvements cannot be provided on the basis of developing only 28 acres. Such amenities can only be provided on a much larger scale. 27. Can the fencing along Hinsdale be upgraded? iThe Hinsdale streetscape acts as an entry to Clarendon Hills? RESPONSE: Yes, fencing and landscaping along Hinsdale can be looked at so that it is an attractive entry for both neighborhoods. 28. Does the.City get involved in the drafting and review of the covenants? RESPONSE: No, the City's only level of review is in accordance with the codes that have been adopted by the City Council, not covenants between private parties. 29. Could the P & Z Board deny the subdivision until Parks and Recreation builds the neighborhood park? RESPONSE: This has never been done before and may not be legal. The neighborhood park is acquired and shown on the Parks and Recreation Master Plan, which has been adopted by City Council. Neither the developer nor the P & Z Board can control the timing of the funding of this park. 30. McGraw is at capacity. How will the new kids be accommodated? RESPONSE: The subdivision is proposed to develop in three phases over two years. This will give the School District the time to plan for increased enrollment. There are a variety of things the District can do to accommodate more students. For example, some schools experiencing a temporary spike in enrollment may use modular classrooms. Other schools have gone to a four -track system and added permanent additions. A site for another southeast elementary school has been acquired which, if constructed, will add capacity to the system. 31. Can we go and look at an existing subdivision that the developer or U.S. Home has been involved in? 16. The developer should provide a 25 to 50 foot greenbelt next to the existing homes in Clarendon Hills. This will preserve the open character and protect our property values. RESPONSE: The consultant can explore this option but the developer cannot make any promises regarding the provision of a greenbelt. 17. We do not want this subdivision. developer and U.S. Home go elsewhere. the cost of the land and to what fund in the School the proceeds go? 18. What is District will We would prefer that the RESPONSE: The cost of the land is approximately $500,000. It is our best guess that the funds will go to pay off the debt incurred by the latest bond issue. The exact disposition of the proceeds, however, should be discussed with the Board of Education. 19. We are totally opposed to the project. The proposed subdivision will lower our property values. Is the developer prepared to compensate us for our loss of equity? RESPONSE: We do not feel that you will suffer a loss of value for your homes. 20. This proposal will only bring more traffic, more congestion, and more air pollution. I am opposed to the project: 21. I am concerned about the lack of open space. Our. neighborhood is going to lose existing open space with this development. RESPONSE: Unlike some neighborhoods, Clarendon Hills has about 10 acres reserved for a neighborhood park. i 22. What is the status of the land acquisition contract with PR-1? RESPONSE: The property is under contract. The terms of the contract have been reviewed and approved by the Poudre R-1. There are a variety of contingencies that must be performed prior to a closing and transfer of title. 23. The construction will be nuisance, especially, for school. Will the construction site be fenced for safety purposes? RESPONSE: U.S. Home will work with the school to implement safety procedures. If fencing is necessary, we will provide fencing. 24. What happens if the market gets soft? Will the larger lots be reduced in size? RESPONSE: The lot sizes must be approved by the City as shown on a plat. The only way to reduce lot sizes would be file a replat which must then go back through the approval process. 9. I live on Crest Road. Getting out onto Harmony Road in the morning is difficult. This project will only make this situation worse. RESPONSE: The traffic impact analysis will indicate what improvements need to be done to mitigate the. impact of the proposal. 10. What will become of the two irrigation ditches?' RESPONSE: We will work with the irrigators to place these ditches underground in pipes. It is likely that bike/pedestrian paths can be built over the pipes so the irrigators have permanent access for maintenance purposes. 11. Will the subdivision have* covenants regarding minimum floor sizes, exterior materials, front yard landscaping, etc.? RESPONSE: Yes, the developer will work with U.S. Home to establish covenants regarding these design standards. At this early stage, however, these covenants have not been drafted. 12. Will the homes along Clarendon Hills Third Filing be of equal value? RESPONSE: Yes, every attempt is being made so that the lot sizes and home values match or exceed the homes to the south. 13. How much of Crest Road will be improved? RESPONSE: About 1,200 feet of Crest will be improved. The homes that are past 660 feet from Harmony Road will be required to have automatic fire extinguishing systems as per the Poudre Fire Code. 14. Who provides the water and where is the source? RESPONSE: Water is provided by the Fort Collins -Loveland Water District. The source is a main in Harmony Road. 15. We were told by Poudre R-1 that the homes along Rochelle Circle would back up to open space. We are very disappointed in this proposal. Part of the charm of Fort Collins is the feeling of openness and development not being.packed in next to each other. This project will have a negative impact on our lifestyle and the feeling of openness in our neighborhood. RESPONSE: It is unfortunate that these comments were made regarding this area. The Poudre R-1 School District is motivated to sell this property to help pay off the bonds that were raised to build the latest round of new schools. Poudre R-1 feels that single family homes are the most appropriate land use to place next to an existing elementary school. 4. Will the City pay to widen and improve Harmony Road? RESPONSE: No, the City 's policy is that the adjacent developer pays for the "local street portion" of the arterial cross-section. This means that as development occurs, the developer of property abutting an arterial street like Harmony Road is financially obligated to construct about 18 feet .of pavement, a detached sidewalk, curb, and gutter to bring his half of the street up to the urban arterial standard. 5. What about the improvements in front of Front Range Community College? Who will pay for that section since that property is owned by a public entity and is considered already developed? RESPONSE: For those portions along an arterial where it is unlikely to find a developer to pay for the improvements, the City usually assumes the financial obligation. The improvement must be designed as a capital improvement project and funded out ok the City's Capital Improvement Fund. Projects receiving funding must be approved by the City Council. For example, the Prospect Road widening project, between Shields Street and Taft Hill Road, is being financed by the City at -large as a capital project, not by a developer. The other method of public funding is to form a special improvement district. Known as S.I.D.'s, this funding mechanism has fallen out of favor due to a history of defaults on past projects. 6. Where will the park access be? RESPONSE: McGraw Elementary School parking lot will double as the parking lot for the park. 7. When will the park be developed? RESPONSE: The Parks and Recreation Department has just completed the design, development, and construction of Greenbriar Park. Consequently, the fund used to develop neighborhood parks needs some time to build up sufficient reserves to take on the next project. The next neighborhood park to be developed will be selected sometime in 1994. This park will be designed in 1995 and _ constructed in 1995 to 1996. The Parks and Recreation Department has indicated that there are about six neighborhood park sites that are eligible tobe funded as the next park. It is not known at this time which neighborhood park will be selected, as the next project. 8. What is the timeframe for development? RESPONSE: The developer hopes to do the land work in the Spring of 1994. U.S. Home would like to start building in the Spring/Summer of 1994. The lots west of Hinsdale would be Phase One. Total build -out could be two or two and one-half years. NEIGHBORHOOD MEETING MINUTES i PROJECT: McGraw Subdivision - Single Family Homes DATE: October 14, 1993 DEVELOPER: Jim McCory, Colorado Land Source, Ltd. BUILDER: Bill Sternberg, U.S. Home CONSULTANT: Kay Force, Jim Sell Design PLANNER: Ted Shepard, City of Fort Collins Planning Dept. The meeting began with an introduction of the development team and a description of the proposal. The area to be developed is about 32 acres. A wetland area, about 3.40 acres in size, is being offered to the City Parks and Recreation Department for inclusion into the City Neighborhood Park. The remaining 28.68 acres are proposed to divided into 110 single family lots. Large lots comparable to Clarendon Hills will border the homes in Clarendon Hills Third Filing. Smaller lots (6,000 square feet) will be closest to Harmony Road. The largest lots will front on Crest Road. QUESTIONS, CONCERNS, COMMENTS 1. Will Crest Road have to be widened and improved? RESPONSE: Yes, the City will require that Crest Road be improved to urban standards by widening the pavement section and adding sidewalk, curb, and gutter. 2. Will Hinsdale/Harmony intersection be signalized? RESPONSE: This has not been determined yet. A traffic impact analysis will be prepared and submitted to the City's Transportation Department for review and evaluation. This study will examine the impacts on the intersection based on the number of trips generated by the proposal as well as factor in the existing background traffic. If it is demonstrated that a signal is necessary, then it will be installed as part of the,development. 3. What are the estimated values of the homes? RESPONSE: The builder, U.S. Home, will offer two basic series of homes. On the upper end, the "Rhapsody" the homes will range from $180,000 to $240,000. On the moderate end, the "Anniversary" the homes will range from $140,000 to $180,000. These prices are very preliminary since estimates and bids from subcontractors have not been finalized yet. P Planning & Zoning Board December 6, 1993 Page Two space areas within the site are configured to provide bicycle access to McGraw Elementary School and the park. In addition to the dedicated open space tracts, there is a landscape easement of varying width on the west side of Hinsdale Drive. Landscaping and a meandering 3-foot high masonry wall will be installed here by the developer and maintained by the Homeowners' Association. Solar Orientation The proposed development meets the requirements of the solar ordinance -- there are 79 lots out of 100 meeting the ordinance criteria, for 79% percent compliance Land Use Policies r Land -use policies achieved by the proposed development include: • Policy 12 -- density of at least 3 dwelling units per acre. • Policy 22 -- contiguous to existing development. • Policy 46 -- energy conservation through site planning (solar orientation). • Policy 79 -- low -density residential development having access to approved neighborhood center (southwest corner of Harmony Road and and College Ave.); access to major employment centers (Front Range Community College); within walking distance to elemen- tary school (adjacent); within walking distance to a reserved park (adjacent); and on the Transfort route. Thank you for your consideration, and we look forward to your comments. Sincerely, JIM SELL DESIGN a December 6, 1993 Planning and Zoning Board Members Planning Department City of Fort Collins RE: Coventry Subdivision Planning Objectives Dear Board Members: go Coventry subdivision is located in southeast Fort Collins on the south side of Harmony Road approximately one-half mile west of Horsetooth Road, adjacent to Front Range Community college. It is bordered on the south by Clarendon Hills, and encloses on three sides McGraw Elementary School and the adjacent park facility. The proposed devel- opment has 100 lots on 28.7 acres (gross area) for a density of 3.48 dwelling units per acre. Access & Circulation The major circulation within the development is the existing Hinsdale Drive, which accesses onto Harmony Road. Hinsdale extends south- west through Clarendon Hills to provide a second access onto South Shields Street. The site is bordered on the east by Crest Road, which provides access for twelve lots onto Harmony Road. Land Use The lots in Coventry Subdivision are single-family residential averaging 10,000 square feet. Individual lots vary in size from 6,000 SF to 26,000 SF. The larger lots tend to be in the south portion of the site adjacent to Clarendon Hills, and provide a transition from the lot sizes there to the smaller lots closer to Harmony Road. Landscaped open 1i.71 csoa> u 121 SCHOOL PROJECTIONS PROPOSAL: COVENTRY SUBDIVISION - Preliminary DESCRIPTION: 100 single family homes on 31 acres DENSITY: General Population 100 (units) x 3.5 3.23 du/acre (persons/unit) = 350 School Age Population Elementary - 100 (units) x .4.50 (pupils/unit) = 45 Junior High - .100 (units) x .210 (pupils/unit) = 21 Senior High - 100 (units) x .185 (pupils/unit) = 18.5 Design Affected Schools Ca an city Enrollment McGraw Elementary 568 449 Webber Junior High 900 977 Rocky Mountain Senior High 1312 1404 -r rj- itL � T � T T � /THE WOODLA**'' S (LING 5 LARKBOROIJCsH S110Dv1510N O PROJECT NOTES ------- ----- — . _ - - - �� l;j'----'-�'^•�� PLANT NOTES �' ✓y 1 r \ ALPSPA § \ y:1BliLFYPLLI `'FRONT RANGE-- ` =O M MTY COLLEGE r >� ' 'A I: 4 fiJ :_� :: �i - `� 1 —. E rwawwr «.w•. «.• , PARK SITE r— a.�. 0 ' � ,_ ••` 9 . � )- ; -_— rueIr rev `\` a•. _'a r1'� F a_ lK_�-_'` 113 .� _ �n ��n (,%�i nJ��i -1 � 'Erb• ' .w�-' / A TM4r1I Y u n •��\ T :� i t „I C' J Y E�:� ' r l ' ELEMENtAIeY ,( �, '• - i•'�o i r - �d 4,7 r .�.r7 r}cw -/ JONAW 'I COUNTY CLARENDOR�iItt BROOKWOOD ESTATE5 COVENTRY SUBDIVISION ewrr art ••« � ra..r ^� [%IM IYI «Rp TOOL IWlm !O'Ir. 4MpI�lO.b �rj HARMONY ROAD WALL DETAIL �� r V r ai u EI Great Plains Ct. a�5 in c�.�J lL - 3 r u im InAS . ear re e r v TI HOWK CI eyr a Lone arkbur F W 3 Owl � _ o Woodland Way Tow - . Rochelle Cir. Ct Hobson Ct. i sdaie ; Prairie Dr. ' Word Ln. Whitehall r� Ct. ' L Abb' Appie Blosso Starlina St I je Irout an P C M KerD, I -VI Me �O 7 __i M M ■ 6 1 � IU St. I up M ITEM: COVENTRY SUBDIV Preliminary NUMBER: 80=93 it I' MMM• ISION North .J. Coventry Subdivision January 24, 1994 P & Page 8 - Preliminary, #80-93 Z Meeting pattern. The time -space diagrams shown in Appendix F indicate that a signal at Hinsdale Drive would have no negative impact on Harmony progression." The City of Fort Collins Transportation Department will continue to monitor the situation at this intersection and assess the need for a traffic signal if conditions warrant. In summary, the traffic impacts of Coventry Subdivision have been reviewed by the Transportation Department. With the recommended improvements, the traffic can be accommodated. The project is feasible from a traffic engineering standpoint. RECOMMENDATION: In reviewing the request for Coventry Preliminary Subdivision, Staff finds the following facts to be true: 1. The request complies with the Zoning and Subdivision Code of the City of Fort Collins. 2. As a single family subdivision, the request is compatible with the surrounding residential neighborhoods. 3. The subdivision complies with the Solar Orientation Ordinance. Staff, therefore, recommends approval of Coventry Preliminary Subdivision, #80-93, subject to the following condition: 1. Staff is interested in keeping the option open of connecting Crest Road to East Bentley Place. it is recognised however, that final plans for stormwater detention, erosion control, wetland protection, and a raw water irrigation pond have not been designed. If the need for adequate stormwater detention, wetland buffer, and irrigation preclude connecting Crest Road to East Bentley Place, then such connection will not be pursued. Coventry Subdivision - Preliminary, #80-93 January 24, 1994 P & Z Meeting Page 7 A. Harmony/shields Intersection In both the short term (1995) intersection of Harmony/Shields will Service C. As the intersection improvements will include four lane left turn lane for both streets. An be needed for the long term. B. Harmony/McGraw Intersection and long term (2010), the operate acceptably at Level of of two arterials, future cross-section and continuous eight -phase signal will also The Harmony/McGraw intersection was recently constructed for the Elementary School and is equipped with the proper auxiliary turn lanes. Northbound left turns from Hinsdale to westbound Harmony will continue to be difficult with a Level of Service E. It is recommended that this Level of Service be accepted as this is a typical condition for local/arterial intersections that are not signalized. In addition, a secondary outlet onto Shields is available via Clarendon Hills Drive. C. Harmony/Crest Intersection The Harmony/Crest intersection will include the construction of a westbound left turn lane on Harmony Road. This lane will allow drivers desiring to turn left onto Crest from Harmony to decelerate and stack and not impede through traffic on Harmony. As with the Harmony/Hinsdale intersection, northbound left turns from Crest to Harmony will experience delays at Level of Service E. D. Harmony Road Arterial improvements As part of the development of this property, it will be required that one half of the Harmony Road arterial cross-section be built along the entire frontage of the Subdivision, including the wetland area.. E. Harmony/Hinsdale Signal A primary concern raised at the neighborhood information meeting was the potential for installing a traffic signal at Harmony and Hinsdale. Based on the traffic projections shown in the traffic study, a signal would not be warranted at this intersection. However, there will be delays for left turns onto Harmony, particularly during the peak hours. The traffic study states: "If the City of Fort Collins desires to have a traffic signal along this segment of Harmony Road in order to maintain vehicle queues, this location would fit into a progression Coventry Subdivision January 24, 1994 P & Page 6 B. Hinsdale Drive - Preliminary, #80-93 Z Meeting The lots along the west side of Hinsdale Drive will contain a decorative wall and landscaping outside the street right-of-way. This will act as an upgrade that will benefit both Coventry and Clarendon Hills. C. Paths There are two paths planned. One will connect Crest Road to the neighborhood park along the south side of Lot 100. Another path will be located in Tract A, a strip of land that separates lots on McGraw Circle and Stoddard Drive. This path will begin on Hinsdale Drive, across the street from the park, and loop back to McGraw Circle by Lot 41. D. Wetlands There is a wetland area on the northeast corner of the site. This area will dedicated to the Department of Natural Resources. A portion of this area will also be used for stormwater detention and a permanent raw water irrigation pond. E. Stoddard Drive and McGraw Circle In an effort to create a neighborhood connection between Coventry Subdivision and Front Range Community College, a local street has been named in honor of Mr. Jack Stoddard. Mr. Stoddard was a "founding father" of the college and instrumental in its success. McGraw Circle is named for the Elementary School and further connects the subdivision to the neighborhood. 5. Solar Orientation: The Solar Orientation Ordinance requires that 65% of the lots within a single family or duplex subdivision be oriented to within 30 degrees of a true east -west line, or have a minimum of 50 feet of permanently unobstructed solar access along a south lot line. As can be seen by the preliminary plat, 79 out of 100 lots, or 79%, meet the solar orientation criteria. 6. Transportation: The traffic study analyzed the impact of a 100-lot subdivision on the surrounding streets and three intersections: Harmony/Shields, Harmony/Hinsdale and Harmony/Crest. The conclusions of the traffic study are summarized as follows: Coventry Subdivision - Preliminary, #80-93 January 24, 1994 P & Z Meeting Page 5 pursued. In order to keep the option open, Staff recommends a ,condition of approval be added to the Preliminary Subdivision request. Staff finds that with the recommendations for street improvements .as stated in the traffic study, and by keeping open the option of connecting Crest Road to East Bentley Place, that the safety concerns raised by Brookwood Estates have been addressed. C. Drainage/Wetlands/Water Pollution There is a concern that stormwater runoff from Coventry will have a negative impact on the downstream properties and existing wetlands within the Brookwood Estates. These wetlands are the "headwaters" of Mail Creek and need to be protected. The issues of stormwater detention and non -point source pollution are addressed by the standards and design criteria of the City of Fort Collins Stormwater Utility. The preliminary design.of the drainage system for Coventry has been reviewed by the Stormwater Utility and found acceptable. The developer will be required to implement "best management practice" to protect the onsite and offsite wetlands from negative impacts. At final, all requirements of the Stormwater Utility must be satisfied. Staff finds that with the increased setbacks (from 20 to 25 - 30 feet) and streetscaping along Crest Road, with the improvements outlined in the traffic study, and with the requirements of the Stormwater Utility, that Coventry Subdivision is compatible with Brookwood Estates. 4. Design: Coventry Subdivision contains several design features to promote neighborhood compatibility and to take advantage of existing site constraints. A. Harmony Road The lots along Harmony Road are 150 feet deep, in accordance with the Subdivision Regulations. Along Harmony Road, outside the rear yard fence, there will be a non -build area behind the street right- of-way that will contain a berm and landscape materials. Within the right-of-way, there will be deciduous street trees. A Transfort bus stop is being designed at the southeast corner of Harmony Road and Hinsdale Drive. Coventry Subdivision January 24, 1994 P & Page 4 - Preliminary, #80-93 Z Meeting The developer has tried to reduce the abrupt transition from rural to urban by increasing the minimum building setback from 20 to a range of 25 to 30 feet and by agreeing to stagger the houses so there is not a "row" appearance. Also, the streetscape along Crest has been enhanced with.plantings as shown on the landscape plan. The number of lots has not been reduced in order to maintain an urban level of density. B.. Safety The Brookwood Estates homeowners have stated that there is a concern that it is difficult to gain ingress and egress from Brookwood Estates due to the limitations on Crest Road and Harmony Road. They have suggested that a possible solution would be to connect Crest Road to Hinsdale Drive to take advantage of the future potential signal at Harmony/Hinsdale intersection. According to the traffic study, a separate turn lane for westbound Harmony Road is needed in order to safely make a left turn to go south on Crest Road. This will make ingress to Brookwood Estates safer. Also, according to the traffic study, Harmony is classified as a major arterial street and will be improved to include four lanes of traffic and one continuous left turn lane. Presently, with two lanes of traffic, it is indeed difficult to make an left turn exit from Crest Road to go west on Harmony Road. It is anticipated that by widening Harmony to the arterial standard, the extra travel lane for each direction will add capacity allowing easier egress from Brookwood. The traffic study cautions, however, that left turn exits from a minor street like Crest Road onto an arterial street will experience delays that are equivalent to Level of Service E. This is a condition and level of service that is typical of these local/arterial intersections. The possible solution of connecting Crest Road to East Bentley Place and Hinsdale Drive has been considered by Staff. The potentially affected area is the primary stormwater detention pond for Coventry as well as existing wetlands. In addition, Parks and Recreation is interested in building a permanent irrigation pond for joint raw water irrigation of both the park and school yard. Despite these constraints, Staff would be interested in keeping the option open of a Crest Road/East Bentley Place connection should the needs of Stormwater, Natural Resources, and Parks and Recre- ation be satisfied and still leave suitable area for a street connection. If the need for stormwater detention, erosion control, wetland buffer, and raw water irrigation pond preclude connecting Crest to East Bentley Place, then such connection will not be Coventry Subdivision - Preliminary, #80-93 January 24, 1994 P & Z Meeting Page 3 urban -versus -rural nature of each neighborhood. The neighborhoods, and their compatibility issues are addressed below. A. Clarendon Hills, Third Filing Coventry Subdivision proposes to plat ten lots adjacent to the homes in Clarendon Hills Third Filing, along Rochelle Circle, that are comparable in size. These lots are numbered 61 through 70. The two subdivisions will share a common rear lot line but Coventry lots will be offset from the Clarendon lots so rear yards are staggered. The.homes on lots 61 through 70 will be of comparable height as those in Clarendon Hills. By agreement with Clarendon Hills, these homes will not feature walk -out basements. Coventry Subdivision will provide a three foot high stone wall and landscape materials along Hinsdale Drive. This will act as not only an amenity for Coventry subdivision but as an entry feature for Clarendon Hills as well. Coventry Subdivision has gained an endorsement from Clarendon Hills Homeowners Association (see letter from Carl Cicero) and the two neighborhoods are considered compatible. Brookwood Estates Brookwood Estates was platted in the County in 1975. There are nine lots with a minimum lot size of five acres. There are eight dwelling units are served by Crest Road which is dedicated for public use but not accepted by the County for maintenance. Based on input.from the Brookwood Estates Homeowners Association, the primary issues are compatibility, safety, and drain- age/wetlands/pollution. These concerns are detailed in four letters attached to this memorandum and summarized below. A. Compatibility As mentioned at the neighborhood meeting and in the letters attached, the homeowners in Brookwood Estates have stated that they are concerned that the number of lots (12) on Crest Road. Brookwood Estates homeowners believe this number should be reduced. These homeowners state that the urban -sized lots are not reflective of the rural character. Lot size (12,300 square feet) and lot width (82 feet) are not comparable and provide no transition for. Brookwood's large acreage lots. In addition, the Brookwood Estate homeowners believe that a, building setback of 20 feet does not compare with the substantial setbacks presently found on Crest Road. Coventry Subdivision - Preliminary, #80-93 January 24, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: R-L-P; Existing Single Family (Woodlands and Larkborough) S: R-L-P and FA-1 (County); Existing Single Family (Clarendon Hills and Brookwood Estates) E: FA-1 (County); Existing Single Family (Brookwood Estates) W: R-L-P; Front Range Community College This site was originally part of the open space associated with Front Range Community College - Larimer County Center and was previously used as a farm and pasture. In 1991, McGraw Elementary School was approved which included the completion of Hinsdale Drive between Clarendon Hills and Harmony Road. Also in 1991, the City Parks and Recreation Department purchased 10.3 acres for a future neighborhood park adjacent to McGraw School. The remaining 28 acres are included in the subject proposal. 2. Land Use: The proposal is being reviewed as a request for subdivision, not a planned unit development. According to the Zoning and Subdivision Code, the R-L-P, Low Density Planned Residential Zone District, allows subdivisions of single family lots with a minimum lot size of 6,000 square feet. 11 The 100 lots within the proposed Coventry Subdivision exceed this minimum requirement with an average lot size of 10,000 square feet. In addition, all lots comply with the Zoning requirement that the minimum lot width be 60 feet as measured from the front building line. With single family homes allowed in the R-L-P Zone District, and by complying with the minimum area requirements, the Coventry Subdivision conforms with existing zoning. 3. Neighborhood Compatibility: A neighborhood information meeting was held on October 14, 1993. The minutes to this neighborhood meeting are attached. There are two affected neighborhoods. To the south is Clarendon Hills, Third Filing. To the south and east is Brookwood Estates, a large -lot, residential neighborhood that is located outside city limits. There are unique compatibility issues for each adjacent neighborhood due to the difference in lot size,. character, and the - -k ITEM NO. 16 MEETING DATE 1-24-94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Coventry Subdivision, Preliminary, #80-93 APPLICANT: Colorado Land Source Limited 9085 E. Mineral Circle, #200 Englewood, CO 80112 OWNER: Poudre R-1 School District 2407 LaPorte Avenue Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request for a Preliminary Subdivision for 100 single family lots on 28.70 acres. The site is located south of Harmony Road and west of Crest Road. The site is served by Hinsdale Drive and is north of Clarendon Hills and east of Front Range Community College. The zoning is R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for 100 lots on 28.70 acres represents a density of 3.48 dwelling units per acre. The subdivision complies with the Zoning and Subdivision Sections of the City's Zoning Code. With a compliance rate of 79%, the request exceeds the minimum of 65% as per the Solar Orientation Ordinance. With design features, the subdivision is found to be compatible with existing residential neighborhoods. With recommended improvements, the request is feasible according to the findings of the Transportation Department. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT