HomeMy WebLinkAboutLINDIMER SUBDIVISION PRELIMINARY - 26 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSLinder
Real Estate
June 17, 1993
Ted Shepard, Senior Planner
City of Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80524
Dear Ted:
This is to request that a variance be granted from the
requirements of the Solar Ordinance for Lindimer Subdivision.
Our site is only 4.3 acres and is very irregularly shaped due to
the Pleasant Valley and Lake Canal, which forms our north and
eastern boundary. The canal easement is .66 acres, which really
only leaves us with 3.6 acres to work with.
Our only access to the site is Birmingham Drive, which is
curving through the Rossborough Subdivision and intersects our
west property boundary at quite an angle. Given this access
situation, the irregular shape of the property, and the future
need for Birmingham to extend to Horsetooth, the only logical
lotting plan is the one we have submitted, which unfortunately,
does not produce many solar oriented lots. It is the only plan
which achieves the required density for this particular site.
For us to strictly comply with the requirements of the solar
ordinance would create exceptional practical difficulties with
engineering standards and undue hardship upon us.
I feel that this variance can be granted without substantial
detriment to the public good and request that you grant it for
the above -mentioned reasons.
Very truly yours,
Mark Linder
_Specializing in Development Properties
309 W. Harmony Road 1-1 Fort Collins, Colorado 80526 11 (303) 229-0544
within 400' of the property boundary. The statement should contain the following
information: "The undersigned property owner understands that a horse stable and riding
arena are located within close proximity of this residence. There are no plans to change this
land use in the future. The undersigned agrees that certain normal conditions are associated
with the operation of this facility, including certain noises, odors, or conditions inherent to
the use, riding and stabling of horses, and these conditions are acceptable and agreeable."
- Animal Control. Along with the disclosure above, information stressing the control
of dogs in neighborhood should be included. This information should include current
Colorado law, that allows destruction of dogs found harassing or chasing livestock.
- Building Setbacks. We utilize all of our property, at various times, in the support
of feeding, housing, riding or caring for livestock. In order to reduce the potential impact
on proposed residents, we request that a building setback of 150' from our north property
line is required. It would be totally unacceptable, and unfair, for the City to allow
construction of a residence any closer to a livestock area.
- Temporary Liability. We have managed to safely manage and operate a business
in a typically high liability category. Our responsibilities include purchasing insurance for
liability claims by clients; or by unauthorized visitors on the property. The increased noise
and activity during construction will pose an increased risk to our business. We request that
the developer purchase increased liability insurance, to. protect our business, during the
construction period. This insurance would only be utilized for accidents proven to be caused
by the existence of the adjacent construction activity.
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2 Assurance of Land Use Compatibility
Our property supports our major livelihood, which is the operation known as Horsetooth
Stables. This property has operated as a stable and riding arena ever since it was constructed
in the 1960's, and has operated under our ownership since 1986. We have no plans or
desires to change our livelihood, and it has taken many years of hard work to build our
business and reputation to where it is today.
Horse stables and urban land uses can be compatible, as evidenced by the location and
operation of successful stable operations in most major metropolitan areas, for hundreds of
years. Special considerations are required, though, for the successful compatibility of these
two land uses.
Should the City grant approval for the proposed Lindemer subdivision, we feel it is the Cities
and the developers responsibility to plan for and consider these issues of compatibility. We
feel that as we are established residents and business members of the community, and the
nature of our horse and stable operation is clearly evident, it is the responsibility of any
proposed new development to plan for and implement compatibility issues.
These would include:
- Visual separation and barricades. Prior to any heavy equipment and construction
activities, an 8' solid wall fence should be constructed along the property boundary. This
fence is required to prevent disruption of our operation both during construction and future
residential use. The riding arena, training areas and several horse pens are located on the
property adjacent to the proposed subdivision. Construction activity, noise and equipment
can frequently frighten horses. We need to protect our clients from this potentially
dangerous situation. A solid wall fence would provide some protection from startling.
Construction noises would remain a problem. After construction, the fence would be
necessary to deter small children and animals from entering the property and either harassing
the animals, or being injured themselves (from horses or electric fencing).
- Physical separation. In order to guarantee confinement of the horses, we use a
combination of wire fence, barbed wire and electric fencing. Horses typically damage and
weaken wooden fences, either by kicking, pushing, or chewing. A horse fence similar to
the other perimeter fence we have constructed should be constructed approximately 4' off
of the solid wall fence, and inside of our property line. This would be necessary to maintain
the integrity of the solid wall fence, and continue to confine the horses.
- New Property Owner Disclosure. In order to assure that all of the new property
owners in the subdivision understand the nature and location of our operation, a statement
should be attached to, and signed by the purchasers, upon closing of all property transactions
2
Neighborhood Meeting re: Proposed Lindemer Subdivision
April 27, 1993
Charlie Tidd & Suzanne Bassinger
1506 W. Horsetooth Road
Fort Collins CO 80526
(Residence 223-5809)
If the City of Fort Collins does not deny the application for development of the proposed
Lindemer Subdivision, as requested in information we have submitted, we request that at the
very least the following considerations be incorporated in the development plan. These
considerations are necessary for us to continue our established business and land use without
potential disruption and/or potentially severe financial impact:
1 Distribution of Off -Site Improvement Costs
It is our understanding that the proposed plan will include an extension of Birmingham Drive
that will dead-end at the south property boundary (also our north property boundary), with
a temporary barricade to be removed upon future extension. This plan indicates that the
logical transportation access plan for the area includes future access to the nearest arterial,
which is Horsetooth Road. Horsetooth Road is located approximately 600 feet from the
Lindemer property boundary, and the next closest arterial or collector street access is
Dunbar, which is greater than 600 feet from the proposed Lindemer property. It is
reasonable to assume that once access to Horsetooth Road is available, a majority of the
proposed subdivision will utilize this access.
It is also our understanding that the City of Fort Collins requires new development to
participate in off -site improvement costs, including improvements to arterial roadways. Our
conversations with City personnel in planning and engineering have indicated that should our
property ever be developed, costs for improving Horsetooth Road would be assessed against
our property. If the entire area (the proposed Lindemer property and our two contiguous
parcels) were to develop at one time, in a more comprehensive and logical manner, both the
Lindemer property and our property would share the assessment of arterial improvement
costs.
Should the City grant approval for the proposed Lindemer subdivision to proceed against our
objections, we would request that the developer escrow improvement costs for Horsetooth
Road, to more fairly distribute the burden of improvements, and development costs, upon
the actual beneficiaries.
1
Lindemer Subdivision
Neighborhood Meeting
April 27, 1993
Charlie Tidd
& Suzanne Bassinger
1506 W. Horsetooth Rd.
Fort Collins CO 80526
(Residence 223-5809)
Our property is located adjacent to the entire southern boundary of the proposed subdivision.
We have several concerns regarding the appropriate timing and successful development of
the proposed subdivision, and the compatibility of the proposed residential use and density
with our established business.
We request that the City of Fort Collins deny the application for the proposed Lindemer
Subdivision based on the following facts:
1. The property is not suitable for current development use due to its isolation and lack of
access to the master planned sanitary sewer utility for the area. The Warren Lake Trunk is
planned to extend southwest from its current stub -out on Birmingham to a future extension
across Horsetooth Road, and thereafter to a location in the proposed Seneca Right -of -Way.
Apparently a major portion of the Rossborough Subdivision is also planned to utilize the
Warren Lake Trunk, but is temporarily being diverted to the northeast.
Construction of the Lindemer Subdivision would be out of accordance with the sanitary
sewer master plan for the area, and would add additional flows to the previously temporary
re-routing of Rossborough flows. Construction of a dual system would be required,
requiring duplication of facilities, and increased operation and maintenance costs for the
system once the City assumes ownership.
2. Development of the proposed subdivision would add increased sewer flows to the
previously designated "temporary" situation of Rossborough flows crossing the Pleasant
Valley Lake and Canal ditch.
3. The density of the proposed development would be incompatible with the existing
conditions and established land uses of the area. Houses would potentially be constructed
within less than 10 feet of livestock use areas.
4. The proposed Lindemer project site is very small (probably less than 3 developable acres
after the ditch location is excluded) and should be developed to either complement and take
into consideration the existing land uses in the area (livestock/stables) or, if future land use
changes are encouraged and supported by the City, should wait for incorporation into a
larger, more comprehensive future land use plan. This would allow more efficient and cost
effective distribution and use of utilities and infrastructure, especially for transportation and
sanitary sewer facilities.
18. What will be the traffic route for construction vehicles?
RESPONSE: Construction vehicles will use the existing streets.
Traffic would probably come off Horsetooth Road at Dunbar and then
to Birmingham to gain access to the site.
19. This vacant ground has value as open space rather than as more
single family homes in our neighborhood. Who do we contact
regarding possible acquisition funded from the quarter cent sales
tax revenue passed by the voters last November?
RESPONSE: You may contact the Department of Natural Resources and
ask if this parcel has been identified as having natural resource
or habitat values that merit purchase by the new source of funding.
20. The mailing list should be expanded to include everyone on
Birmingham who will be impacted by construction traffic.
RESPONSE: An expanded mailing list is possible and could be used to
notify property owners before the Planning and Zoning Board meeting
on June 28, 1993.
11. Will you build two-story houses or ranch style houses?
RESPONSE: We will build a combination of models including a tri-
level. We will also be flexible to customize any of the models at
the home buyer's request. Average house size will be in the area
of 1,500 square feet.
12. Will the homes be of comparable value to that of Kingston
Woods?
RESPONSE: No, the value of the homes are planned to be more like
Rossborough and Wagon Wheel.
13. What are the construction materials?
RESPONSE: We will use wood frame construction, asphalt shingle
roofs, and horizontal lap siding. The houses will be designed to
fit into the surrounding neighborhoods.
14. You are putting five lots directly next to an operating horse
stable with lights, dust, noise, odors, etc. We have a livestock
corral. How can we be assured that we will not be inundated by
complaints from folks who move in and cannot tolerate an existing,
lawful, yet rural land use? As an existing use, we should not have
to compromise our operation for newcomers.
RESPONSE: As developers and builders, we may have to put our buyers
on notice that the horse stable is an existing and legal land use
with grandfathered rights under the Zoning Code. That way, the
buyers will know up front about existing conditions. Such notice
can be put into covenants or on the subdivision plat document.
15. Will you build a fence along the south property line so our
livestock does not become disturbed by the new residential
activity? It seems that the south property line needs to provide
mitigation for Horsetooth Stables.
RESPONSE: We will consider a fence along this property line.
16. Have you done other developments in this community?
RESPONSE: Yes, Linder Real Estate developed a residential project
at Mapleton Court and Manhattan and has been associated with
Clarendon Hills on South Shields. Prior to that, the association
was with Mitchell and Company which developed Scotch Pines Shopping
Center at Drake and Lemay.
17. What is the time frame for construction and build -out?
RESPONSE: We would like to do the land development work this summer
and begin home construction this Fall. Build -out could be from 12
to 18 months.
6. I have heard that the area you are proposing to develop is a
stormwater storage area for the Rossborough Subdivision. Is this
true?
RESPONSE: No, we have checked with the City's Stormwater Utility
and this area is not a stormwater storage area. Rossborough
drainage goes north into Rossborough Park.
7. Does the area have a high water table?
RESPONSE: Yes, there is a high water table in the area. As
developers, we will be required by the City to submit a Soils
Report and a Utility Plan so that this high water table is
addressed.
8. We are the property owners to the south and operate Horsetooth
Stables. Our property has extensive frontage along Horsetooth
Road, an arterial street. If our property ever develops, we (or a
developer) are obligated to pay for a portion of the widening of
the arterial roadway and sidewalk. In addition, a sewer line may
have to be extended. We feel that the Lindimer developers should
help us defray these costs by posting an escrow since Lindimer will
gain an advantage of having convenient access to Horsetooth.
RESPONSE: We are aware of your position and recognize that
properties in Fort Collins adjacent to arterial streets bear a
burden to widen these streets upon development. Please keep in
mind that arterial visibility also has an advantage and provides a
"marketing window" which our parcel does not have. We are building
an extension of Birmingham Drive which is required to serve our
lots. We are also building a sewer line to go north since a sewer
line cannot be constructed across your property at this time.
9. Instead of 15 homes, the property should become a City Park.
I would rather have open space than 15 additional houses.
RESPONSE: This is a natural reaction. The City Parks and
Recreation Department already has a neighborhood park called
Rossborough Park in this square mile section. It has been the
policy of Parks and Recreation to provide one, central,
neighborhood park per square mile section than a series of smaller,
scattered parks in every subdivision.
10. I am concerned about how Birmingham is platted to the
southerly property line for future connection into a redeveloped
Horsetooth Stables. If Birmingham connects to Horsetooth, then
this means more traffic on my street.
RESPONSE: At the request of the City, Birmingham has been platted
to the south for a future connection. Such a connection helps
distribute traffic off other existing streets and could also serve
as a second point of access for the Horsetooth Stables property in
order to meet the Fire Code. Its good planning to link developing
areas rather than wall subdivisions off from each other.
NEIGHBORHOOD MEETING MINUTES
PROJECT: Lindimer Residential Subdivision
DATE: April 27, 1993
APPLICANT: Mark Linder
Brett Larimer
PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. Does the proposed project include the area of the Pleasant
Valley and Lake Canal?
RESPONSE: Yes, the project includes the irrigation ditch, although
the ditch has legal protection from development due to a
prescriptive easement. Our eastern property line abuts the rear
yards of the homes on Sam Houston Circle in Wagon Wheel
Subdivision.
2. Will the new lots be platted to include the ditch and be
adjacent to the homes on Sam Houston Circle?
RESPONSE: No, at the request of the Ditch Company, we have pulled
the rear property lines back away from the ditch. The area of the
ditch, including the east side next to the lots on Sam Houston
Circle, will be designated as a separate tract and cannot be used
as a building lot.
3. What about the future bike path? In Kingston Woods, there is
a bike path easement along the east side of the ditch for a future
path.
RESPONSE: Like Kingston Woods, we have been asked by the City to
provide an easement for a future path, on the east side of the
ditch, in the present location of the ditch access road. This will
potentially tie into the path easement dedicated by Kingston Woods.
4. Who would maintain such a path?
RESPONSE: The City would maintain this path after its completion.
5. The area behind the homes on Sam Houston Circle next to the
ditch is a real mess and has not been maintained for years. The
weeds grow out of control.
RESPONSE: The Ditch Company should have maintained this area.
Linder
Real Estate
June 17, 1993
Ted Shepard, Senior Planner
City of Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80524
Dear Ted:
This is to request that a variance be granted from the
requirements of the Solar Ordinance for Lindimer Subdivision.
Our site is only 4.3 acres and is very irregularly shaped due to
the Pleasant Valley and Lake Canal, which forms our north and
eastern boundary. The canal easement is .66 acres, which really
only leaves us with 3.6 acres to work with.
Our only access to the site is Birmingham Drive, which is
curving through the Rossborough Subdivision and intersects our
west property boundary at quite an angle. Given this access
situation, the irregular shape of the property, and the future
need for Birmingham to extend to Horsetooth, the only logical
lotting plan is the one we have submitted, which unfortunately,
does not produce many solar oriented lots. It is the only plan
which achieves the required density for this particular site.
For us to strictly comply with the requirements of the solar
ordinance would create exceptional practical difficulties with
engineering standards and undue hardship upon us.
I feel that this variance can be granted without substantial
detriment to the public good and request that you grant it for
the above -mentioned reasons.
Very truly yours,
Mark Linder
Specializing in Development Properties
309 W. Harmony Road Fort Collins, Colorado 80526 (303) 229-0544
SCHOOL PROJECTIONS
PROPOSAL: LINDIMER SUBDIVISION
DESCRIPTION: 15 single family units on 4.30 acres
DENSITY: 3.49 du/acre
General Population
15 (units) x 3.5 (persons/unit) = 52.5
School Age Population
Elementary - 15 (units) x .450
Junior High - 15 (units) x .210
Senior High - 15 (units) x .185
Affected Schools
Johnson Elementary
Webber Junior High
Rocky Mounain Senior High
(pupils/unit) = 6.75
(pupils/unit) = 3.15
(pupils/unit) = 2.78
Design
Capacity Enrollment
568
566
900
834
1312
1191
A PLAT OF
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SUBDIVISION
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ITEM: Lindimer Subdivision �1
North
NUMBER: 26-93
No Text
Lindimer Preliminary Subdivision, #26-93
June 28, 1993 P & Z Meeting
Page 6
In the future, if Horsetooth Stables re -develops, then Birmingham
Drive will be extended to the south. This connection will allow
local street access to internal portions of the section, including
Rossborough Park, as well as provide a second point of access for
a re -developed Horsetooth Stables.
As proposed, the subdivision is feasible from a traffic engineering
standpoint.
RECOMMENDATION:
Staff finds that the request for Lindimer Preliminary Subdivision
complies with the area requirements of the R-L-P Zone District.
The 15 single family homes are considered compatible with the
surrounding residential areas and horse stable and boarding
facility. The variance request for relief from the 65% requirement
of the Solar Orientation ordinance is justified based on parcel
configuration, parcel size, and pre -determined street access.
Staff, therefore, recommends approval of Lindimer Preliminary
Subdivision, #26-93.
Since the Zoning Code requires that a decision of the Planning and
Zoning Board on any application for a variance pertaining to solar
orientation be set forth in writing in the minutes of the board,
the following summation should be read into the record:
The request for Lindimer Preliminary Subdivision includes a
variance request from the requirement that 65% of the single family
lots meet the specifications of the Solar Orientation Ordinance.
Because of exceptional conditions in terms of parcel configuration,
parcel size, and pre -determined street access, it is found that
hardship would be caused to the subdivider. It is further found
that the granting of such variance would not be detrimental to the
public good or impair the intent and purposes of the Solar
Orientation Ordinance. The Planning and Zoning Board, therefore,
hereby grants the variance.
Lindimer Preliminary Subdivision, #26-93
June 28, 1993 P & Z Meeting
Page 5
of a true east -west line, or have a minimum of 50 feet of
permanently unobstructed solar access along a south side lot line.
As can be seen on the preliminary plat, only 3 out of 15 lots
comply with these requirements.
The applicant has submitted a variance request for relief from the
65% requirement. This request is attached. In summary, the
applicant states that the site is peculiar in shape being a
triangle formed by the Pleasant Valley and Lake Canal. The access
point is pre -determined by the alignment of Birmingham Drive which
is roughly oriented 55 degrees off a true east -west line. With
only 2.78 net developable acres (1.52 acres dedicated to street
right-of-way, canal easement, and path), there is little
flexibility to provide the 30 degree east -west orientation.
Finally, being bounded by two existing residential subdivisions,
and an existing horse stable and boarding operation, it is
impossible to assemble a suitable amount of land area to provide
the desired lot orientation.
When permitted, the Planning and Zoning Board may authorize
variances under this Article upon its finding that the following
requirement has been satisfied:
"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. Such variance shall not be granted if the same would be
detrimental to the public good or impair the intent and purposes of
this Article. The decision of the Planning and Zoning Board on any
application for variance shall be set forth in writing in the
minutes of the board."
Staff finds that because of exceptional pre-existing conditions in
terms of parcel configuration, parcel size, and street alignment,
hardship would be caused to the subdivider by the strict
application of the provisions of the Solar Orientation Ordinance.
Staff further finds that the granting of such a variance would not
be detrimental to the public good or impair the intent of the Solar
orientation Ordinance.
6. Transportation:
Until the property to the south re -develops, sole access is gained
by Birmingham Drive, an existing local street serving Rossborough
Subdivision. The proposed 15 lots can be adequately served by an
extension of Birmingham. The proposed cul-de-sac will provide a
standard turn -around for emergency vehicles and meets the access
specifications of the Fire Code.
Lindimer Preliminary Subdivision, #26-93
June 28, 1993 P & Z Meeting
Page 4
The developer has agreed to provide a rear yard setback of 15
feet for the two houses on Lots 9 and 10 and a sideyard
setback of five feet on Lot 11. These are the minimum
distances required in the R-L-P Zone District. With the
fencing and trees, these distances are considered sufficient
to screen the horse riding and exercise area to the south.
3. The future owners within Lindimer Sub should be given full
disclosure as to nature and location of the horse stables and
boarding operation. The statement should read as follows:
"The undersigned property owner understands that a horse
stable and riding arena are located within close
proximity of this residence. There are no plans to
change this land use in the future. The undersigned
agrees that certain normal conditions are associated with
the operation of this facility, including certain noises,
odors, or conditions inherent to the use, riding and
stabling of horses, and these conditions are acceptable
and agreeable."
The developers have agreed to provide the disclosure statement to
the future owners.
In summary, Staff finds that the three houses (two rear yards and
one side yard) bordering Horsetooth Stables are buffered
appropriately from the livestock area so as to minimize disturbance
on the riding and boarding operation, and that Lindimer Subdivision
is compatible with surrounding uses.
4. Design:
The 15 single family lots will feature one street tree per lot, per
street frontage. These trees will be two inch caliper deciduous
shade trees planted behind the attached sidewalk. As mentioned the
southerly property line will be buffered by a six foot solid wood
fence with 12, two inch caliper cottonwood trees planted on 40 foot
centers, inside the fence.
The strip of land between the east side of the Pleasant Valley and
Lake Canal and the rear lots lines of the homes on Sam Houston
Circle, will be dedicated to the Parks and Recreation Department
for a future bike path. This segment will be an extension of the
path planned along the western edge of Kingston Woods P.U.D.
5. Solar Orientation:
The Solar Orientation Ordinance requires that 65% of the lots
within a single family subdivision be oriented to within 30 degrees
Lindimer Preliminary Subdivision, #26-93
June 28, 1993 P & Z Meeting
Page 3
A. Rossborough Subdivision
The primary concern is the potential connection of Birmingham Drive
to Horsetooth Road and increased traffic into Rossborough
Subdivision. If this connection is direct and convenient, then
Birmingham Drive (local street) will become a short-cut for Dunbar
Avenue (collector street).
At the City's request, the developer has platted Birmingham Drive
to the south property line for future access into the Horsetooth
Stables property. Potential development of this parcel will likely
be allowed only one curb cut on Horsetooth Road on the south, and
an extended Birmingham Drive on the north. This would provide a
legal, standard, second point of access for emergency vehicles.
Birmingham is not expected to be a direct connection to Horsetooth
which will continue to make Dunbar Avenue the primary collector
access for Rossborough Subdivision. Finally, it makes for a more
efficient local street network to connect adjacent subdivisions
even though development does not occur in a convenient sequence.
B. Horsetooth Stables
The owners and operators of Horsetooth Stables have a number of
concerns regarding minimum disturbance on their horse boarding and
stable operation. These concerns are expressed in detail in an
attached letter. The compatibility concerns, and the mitigation
measures, are summarized as follows:
1. The riding arena, training areas and several horse pens are
located on the property adjacent to the proposed subdivision.
A solid wall fence would provide physical separation and
protection from construction activity and future residents,
kids, and dogs.
As mitigation, the developer has proposed a six foot solid
wood fence to be constructed two feet inside the south
property line. This extra two foot width will act in
combination with the stable operator's existing fence which is
located two feet outside the south property line. The
resulting four foot strip is designed to keep horses away from
the wood fence. The developer has agreed to construct the
fence early in the construction sequence to minimize
disturbance to the livestock. In addition, there will be 12,
2-inch caliper trees, on 40 foot intervals, planted inside the
southern fence to contribute to visual screening.
2. The setback of the houses has been a concern. The
owner/operators of Horsetooth Stables would prefer the houses
to be setback a minimum distance of 150 feet from the shared
property line.
Lindimer Preliminary Subdivision, #26-93
June 28, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Existing single family (Wagonwheel P.U.D.)
S: R-P; Existing horse stable, riding arena, and single family
E: R-L-P; Existing single family (Wagonwheel P.U.D.)
W: R-L-P; Existing single family (Rossbcrough Third Filing)
This infill parcel was formerly owned by Colorado State University
Research Foundation. As an infill parcel, the 4.3 acre site was
never included in any of the Rossborough or Wagonwheel filings.
The triangular configuration is the result of the Pleasant Valley
and Lake Canal forming the eastern border of the property. Sole
access is gained via Rossborough Third Filing Subdivision from
Birmingham Drive which connects to Dunbar Avenue. To the south is
Horsetooth Stables, a rural land use featuring riding arena,
boarding stables, pasture, and a single family home. These uses,
continuously operated since the 1960's, are "grandfathered in" as
a result of being in existence at the time of annexation.
2. Land Use:
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. The 15 lots within the proposed Lindimer Subdivision
exceed this minimum requirement with an average lot size of 8,038
square feet. In addition, the 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 Lindimer Subdivision is an appropriate land use
at this location.
3. Neighborhood Compatibility:
A neighborhood information meeting was held on April 27, 1993. The
neighborhood issues can be roughly divided into two broad
categories: issues affecting Rossborough Subdivision and issues
affecting the business operation known as Horsetooth Stables.
These issues are summarized below. A copy of the neighborhood
meeting minutes and a letter from the owners of Horsetooth Stables
are attached.
ITEM NO. 14
MEETING DATE 6/28/93
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Lindimer Preliminary Subdivision, #26-93
APPLICANT: Mark Linder and Brett Larimer
c/o Stewart and Associates
103 South Meldrum Street
Fort Collins, CO 80521
OWNER: Mark Linder and Brett Larimer
Mark Linder Real Estate and Brett Larimer, Ltd.
3500 J.F.K. Parkway, Suite #221
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request to subdivide 4.3 acres into 15 single family lots located
at the east terminus of Birmingham Drive and adjacent to
Rossborough Third Filing, approximately 665 feet north of West
Horsetooth Road. The parcel is zoned R-L-P, Low Density Planned
Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Preliminary Subdivision complies with the area requirements of
the R-L-P Zone District. With special design considerations, the
single family homes are compatible with Horsetooth Stables to the
south as well as the two existing residential areas to the east and
west. A tract of land is dedicated to the Parks and Recreation
Department along the canal for a future bike path. A request for
a variance to the 65% requirement of the Solar Orientation
Ordinance is recommended. The subdivision is feasible from a
transportation standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT