HomeMy WebLinkAboutGREENBRIAR VILLAGE PUD SECOND P & Z BOARD HEARING - 19 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSn
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ARCHITECTURE Phase 1
1993-1994
Phase 2
1993-1995
Phase 3
1993-1995
Phase 4
1993-1994
Larimer County Health Department as well as other county
departments are located in buildings directly west of the project,
employing well in excess of one hundred (100) people. Additionally,
there are many other existing office and industrial buildings, and
considerable land zoned for industrial uses in the immediate area.
1220 South College
Suite 200
Fort Collins, CO 80524
303-493-2393
5. The development appears to be in a state of flux in that the overall development plan
revisions reflect a different project than was originally submitted. The creation of cul-de-
sacs at the end of Sundance Circle and in the single family area west of Greenbriar
Circle are significant departures from the original O.D.P. The addition of the Phase 2,
Single Family residential area between Redwood Street and Willox Lane is a significant
change that constitutes more than revisions to the original submittal. These changes will
all affect the overall traffic study that was tardy in its original submittal.
Staff feels that neither the overall development plan or First Filing Preliminary Plan are ready
to go to the Planning and Zoning Board on May 24, 1993. They are being delayed until the
direction of the entire development is determined and adequate information is submitted to the
City departments for review. The Second Filing - Preliminary is dependent on the overall
development plan as well as the requirements for a phase plan submittal (and the submittal on
May 3, 1993 is considered to be incomplete). The Second Filing will undoubtably lag at least
one month behind the overall development plan consideration.
Please contact me at 221-6750 should you feel that it is necessary to discuss these comments.
Si
Planner
xc: Tom Peterson
Sherry Albertson -Clark
v i l-
Commu. .y Planning and Environmental _ - vices
Planning Department
Citv of Fort Collins
May 7, 1993
Ed Zdenek
ZTI Group
1220 South College Avenue
Fort Collins, CO. 80524
Dear Ed,
Staff met this morning for Final Review of development proposals submitted to the City on April
5, 1993 with the intent to go before the Planning and Zoning Board on May 24, 1993 for a
decision. The Greenbriar Village P.U.D. - Overall Development Plan and the Greenbriar
Village P.U.D., First Filing - Preliminary & F'mal were both part of this review. Staff has the
following concerns about these proposals:
A traffic study is required as part of the overall development plan (O.D.P.) submittal
and, in this case, was not received until the 15th of April, almost 2 weeks after the
required submittal date. The traffic study is to indicate, as only one consideration of the
proposal, if Butch Cassidy Court can serve the number of dwelling units proposed as an
enclosed cul-de-sac or if the street must connect to Redwood Street to the east. The
Transportation Division has not yet had the opportunity to respond to this concern.
2. The overall development plan was submitted on April 5, 1993, but no O.D.P. drainage
report has been submitted to the Stormwater Utility as of this date. This is a requirement
for a complete development review submittal.
3. Drainage information for the First Filing - Preliminary & Final submittal on April 5th
has not been resubmitted to the Stormwater Utility since it was reviewed and comments
forwarded to you and your engineer to enable revisions to be made and submitted to the
City on May 5, 1993. The original submittal for development review was not sufficient
for combined Preliminary & Final consideration.
4. No drainage information was submitted with the Second Filing -Preliminary on May 3,
1993. This constitutes an incomplete development review submittal. The submittal is not
in a form to stay on the Planning and Zoning Board agenda for June 28, 1993. �1
_ti1
NUI-th COI!e�4l` :W011LIC • PA) I;o\ `SO • Font (_ Alin5. CO +03) 221..o)70
This completes the staff review comments at this time. Additional
comments may be forthcoming as the various departments and
reviewing agencies continue to review this request. Please be aware
of the following dates and deadlines to assure your ability to stay
on schedule for the May 24, 1993 Planning and Zoning Board hearing:
Plan revisions are due May 5, 1993 by 12:00 noon. Please contact me
for the number of folded revisions required for each document.
PMT's, renderings, and S folded copies of final revisions (for the
Planning and Zoning Board packets) are due May 17, 1993.
Final documents (including the signed development agreement,
applicable mylars and utility plans) are due May 20, 1993 by 12:00
noon.
Please contact me at 221-6750 if you have questions or concerns
related to these comments. I would like to schedule a meeting with
you as soon as possible, if necessary, to discuss these comments.
S'ri rely,
t v f
Project Planner
xc: Kerrie Ashbeck
Sherry Albertson -Clark
Advance Planning
Stormwater Utility
Transportation
Jeff Laughren
Stewart & Associates
file/Project Planner
access to the parking lots.
14. The City Transportation Division has not completed their
review of this request yet, due to the late submittal (April
15, 1993) of the traffic study. I have not yet received
comments from them but it is possible that it might be
necessary to connect Butch Cassidy Court to Greenbriar Circle
to the east. Questions pertaining to the traffic issues should
be directed to Rita Davis. She can be reached at 221-6608.
15. A copy of the Engineering Departments comments is attached to
this letter. The utility plans as submitted are not adequate
for a combined Preliminary a Final review. Staff feels that
this project can move ahead as a Preliminary review only, with
the Preliminary going to the Planning and Zoning Board on May
24, 1993.
16. Planning comments:
a) There is no fencing indicated on the Site Plan or the
Landscape Plan. Fencing is shown on the "Typical Planting
Detail". Will there be perimeter fencing or fencing around the
patios? If so, it should be identified.
b) Will the Garden Areas have access to water connections?
c) The sidewalk should be connected to the existing sidewalk
on the north side of Butch Cassidy Court.
d) Elevations for all four sides of the buildings is needed.
The elevations must identify the proposed height of the
buildings, the materials, colors, etc.
e) What will be the groundcover treatment on the "back" sides
of the buildings? The "Typical Planting Detail" should nclude
labeling of the plantings and treatment.
f) The Site Plan should identify when the phase with the
clubhouse will be built.
g) The materials and colors for the trash enclosure should be
included on the Site Plan. Also, a detail showing materials
and colors for the gazebo is needed.
h) More information on the berming is needed. Where will they
ba and how tall? 18" high berms will not screen the parking
areas.
i) The parking spaces backing into Butch Cassidy Court are not
recommended. The platting of the property seems strange. Lot
1 is left with essentially no parking and no way to get to the
units from the large parking area.
j) The SITE must be shown and identified on the Vicinity Map.
6. Public service Company of Colorado states that the developer's
architect had indicated in telephone conversations that there
would be an unobstructed 15' utility easement around the
outside perimeter of this project. The Site and Landscape
Plans indicate that in some cases building envelopes extend to
within 10' of the property boundary and that patios extend
even beyond the building envelopes. Proposed trees will also
obstruct use of this space for multiple utility lines. Front
building setbacks from the rear of the sidewalks fail to meet
the 15' specification required to install both electric and
natural gas facilities behind sidewalks as is normally done.
Installation of electric and/or natural gas lines in paved
areas may be a required option. Utility easements as proposed
on the subdivision plat are inadequate.
7. City Light 6 Power states that the Site Plan shows the
location of a street light on the north side of Butch Cassidy
court, just east of Building #6. The Landscape Plan shows a
couple of street trees that appear to be too close to the
light. Street trees must be a minimum of 401, horizontally,
from a light pole.
8. The Water/Wastewater Department states that a utility plan
must be submitted to and approved by the City.
9. The Poudre Fire Authority has the following comments:
a) The Phase One parking lot does not provide 20' inside and
40' outside turning radius.
b) Both sides of the Phase one parking lot, at the ends of the
center parking, must be signed "No Parking - Fire Lane"
with approved signs and the curbs painted red. An
unobstructed 20' wide drive lane must be provided.
c) The Phase One parking lot must be included in a public
access easement.
10. A copy of the stormwater Utility's comments is attached to
this letter. It appears that the drainage information
submitted is not sufficient for a combined Preliminary i Final
review.
11. Parkland fees of $625 per dwelling unit will apply for all
L residential development and be collected at the time of
issuance of building permits.
12. There is an 18' drive width around the island in the cul-de-
sac at the end of Butch Cassidy Court. The City standard is a
28' width in this situation. The City is discouraging the use
�G of the center island.
13. Utility easements for this phase do not appear to be adequate,
Pk �� and the subdivision plat does not provide for any public
16. The O.D.P. indicates a general pattern for drainage. It
appears that someone has thought it through but there is no
narrative or indication of the method of conveyance (i.e.,
ditch, street, pipe, etc.). An overall drainage plan, reviewed
and signed by an engineer, should be submitted. The plan does
not need calculations unless the design engineer thinks there
is reason to check flows to see if what is proposed is really
feasible. Some sub -basin delineations may be needed just to be
able to describe each area and how it is planned to drain.
Please contact Glen Schlueter of the City Stormvater Utility
with questions pertaining to storm drainage. He can be reached
at 221-6589.
17. Blue Spruce Drive should be labeled on the plan.
18. Pedestrian connections should be indicated from Phase 1 to
Greenbriar Circle.
19. The Solar Orientation Ordinance will apply to the Phase 2 -
Single Family/Duplex portion of the development. This must be
addressed with the Preliminary P.U.D. plans.
20. The Engineering Department is suggesting shifting the
alignment of Sundance Circle and the intersection of Sundance
Circle and Greenbriar Circle further to the south, creating
more separation from Willox Lane. What is the circle on
Sundance Circle?
Greenbriar Village P.U.D.. First Filing - Preliminary/Final
y1. The plans should represent the fact that this is a P.U.D.
2. The Site Plan, and Building Envelope Plan detail, should
identify that all buildings contain 4 dwelling units each.
This is unclear with the information provided.
L3. Both control monuments shown on the subdivision plat must be
described. All outer boundary monuments must be described.
v4. The Residential Uses Density Point Chart submitted on April 5,
1993 is claiming base credit for being within 3,000 feet of a
major employment center and bonus credit for a commitment to
developing low income housing. What is the major employment
center that is being used for credit? This will need to be
substantiated in writing to the City. Your commitment to low
income housing must be presented in the Planning Objectives or
in some other form of writing submitted to the City and
included on the Site Plan.
5. Columbine Cablevision would like to work with the developers
in wiring the units in a home -run system. They would also like
to possibly go joint trench up to the buildings with main
lines. Your contact person at CCTV is Dennis Greenwalt.
6. A legend should be added to the O.D.P. indicating, as a
minimum, the significance of the arrows (presumably drainage
patterns) and conceptual pedestrian connections both on- and
off -site.
7. Note 3 should indicate that Any part of an exterior building
wall will be located within 150 feet of an access for fire and
emergency equipment.
8. Note 6 should indicate that all signs will comply to City of
Fort Collins standards and will be restricted to signagee as
set forth by the P.U.D. plans. Anv intent to change the
approved signage must be submitted to the City Planning
Department for review as an Administrative Change.
9. Note 7 must be eliminated from the plan. This statement is too
open-ended and could potentially create future misconceptions
and misunderstandings about what is allowed to occur on the
property.
10. The SITE for this development proposal must be shown and
identified on the Vicinity Map.
11. The Residential Uses Density Point Chart does not relate to
the O.D.P. It must be attached to the Greenbriar Village
P.U.D., First Filing (and subsequent filings) plan.
12. Public service Company of Colorado has stated that dedication
of adequate utility easements must be provided by individual
plats (filings).
13. The developer needs to be aware of the City ordinance that
requires the undergrounding of existing overhead utilities
prior to issuance of building permits. In this case, the
ordinance will apply to lots in the southerly part of "Phase
4 - Single Family" and lots adjacent to Redwood Street in
"Phase 2 - Single Family/Duplex". It will also apply to any
development along the south side of Willox Lane. Please
contact Doug Martine of City Light & Power with questions
pertaining to these comments. He can be reached at 221-6700.
14. The City Water/Wastewater Department has stated that a Master
Utility Plan must be submitted and approved prior to the
approval of construction plans for any portion of the
Greenbriar Village P.U.D. Please contact Mark Taylor with
questions pertaining to water and sanitary sewer services. He
can be reached at 221-6681.
15. Timing for construction of Redwood Street and its relationship
to the proposed phasing of this development is critical.
Sufficient secondary points of emergency access for any phase
is required. Please contact Warren Jones of the Poudre Fire
Authority with questions pertaining to emergency access
requirements. He can be reached at 221-6570.
Community Planning and Environmental Services
Planning Department
City of Fort Collins
April 21, 1993
Ed Zdenek
ZTI Group
1220 South College Avenue
Fort Collins, CO. 80524
Dear Ed,
Staff has reviewed the submittals for the Greenbriar Village P.U.D.
- Overall Development Plan and Greenbriar village P.U.D., First
Filing - Preliminary/Final, and would like to offer the following
comments:
Greenbriar Village P.U.D. - O.D.P.
1. The Greenbriar project is being reviewed as a P.U.D. and the
plans should reflect this.
2. The property is in the RP and the RMP zoning districts. The
portion south of the existing Sundance Hills P.U.D., Second
Filing is zoned RMP.
3. It is being recommended that the Development Phasing Plan
schedule submitted as a separate document be added to the
O.D.P. for Greenbriar village P.U.D.
4. The phase lines are unclear on the O.D.P. Phase 2 is actually
comprised of what area? What is the status/intent/proposed use
of the parcel at the northeast corner of the O.D.P., at the
intersection of Willox Lane and Redwood Street?
5. Submittal requirements for 0.D.P.'s state that the area shown
on the plan must extend beyond the property lines of the
proposal to include a survey of the area within 150 feet of
the proposal and should include:
a) Land uses, location of principal structures and major
existing landscape features;
b) Densities of residential uses;
c) Traffic circulation system;
d) Natural features of the landscape; and
e) General topographical mapping at same scale as the O.D.P.
281 North College Avenue - P.O. But 580 - Fort Collins, CO 80522-0580 - (303) 221-67;0
„ PROJECT
yo,Fort �U„, COMMENT SHEET
DATE: April 6,1993 DEPARTMENT: 6v 4tiWcL (/
PROJECT: Greenbriar Village PUD -ODP
PLANNER: Steve Olt
Please respond to this project by Wednesday, April 14, 1993.
❑ No Problems
Problems or concerns (see below)
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DEVELOPMENT SERVICES 231 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750
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ITEM: GREENBRIAR VILLAGE PUD 4"
Overall Development Plan
NUMBER: 19-93
Greenbriar Village P.U.D. - overall Development Plan, #19-93
June 28, 1993 P & Z Meeting
Page 5
4. Transportation:
This development will be accessed from Willox Lane (an arterial
street), Redwood Street (a collector street), and Blue Spruce Drive
(a local street) and will be served by a local "collector" street
that is proposed to loop through the project.
RECOMMENDATION:
This request is in conformance with the City's adopted plans and
policies. Therefore, staff recommends approval of the Greenbriar
Village P.U.D., Overall Development Plan - #19-93.
Greenbriar Village P.U.D. - Overall Development Plan, #19-93
June 28, 1993 P & Z Meeting
Page 4
#80 Higher density residential uses should locate:
* Within close proximity to a neighborhood park facility;
* Where water and sewer facilities can be adequately
provided;
* Within easy access to major employment centers;
* With access to public transportation.
This entire development will be within 1,500 feet of
Greenbriar Neighborhood Park. Adequate City water and
sewer facilities exist in the area that are able to serve
this development. Evergreen (industrial) Park is located
1,500 feet to the west containing various business and
office uses, and is considered a major employment center.
Blue Spruce Drive provides an existing transit route
within 1,000 feet of the majority of the development.
#82 Higher density residential uses should locate in planned
unit developments or in close proximity to existing
higher density areas.
Greenbriar Village is being processed as a planned unit
development and is adjacent to the existing multi -family
residential developments of Sundance Hills First & Second
Filings and Coachlight Plaza.
The property known as the Greenbriar Village P.U.D. Overall
Development Plan, currently before the Planning and Zoning Board
for consideration, has been approved for development of mixed
residential densities since 1976. The previously approved
developments have had densities ranging from 4.5 dwelling units per
acre to 10 dwelling units per acre on various portions of the
property. The proposed development is considered to be compatible
with uses in the surrounding area and is supported by the L.U.P.P.
3. Neighborhood Compatibility:
A neighborhood meeting was held on April 14, 1993 in the City
building at 281 North College Avenue. In attendance were the
owners/applicants of the property/development proposal and the
City's project planner. Although a fairly extensive mailing was
done, no area residents attended the meeting. The proposed uses are
considered to be compatible with uses in the surrounding area.
Greenbriar Village P.U.D. - Overall Development Plan, #19-93
June 28, 1993 P & Z Meeting
Page 3
3. The Redwood Court P.U.D. (13 multi -family dwelling units
on 1.5 acres) on the west side of Redwood Street. This
proposal was given preliminary approval by the Planning
and Zoning Board in August, 1978.
4. Twelve single family residential lots on the east side of
Redwood Street that are part of the Evergreen Park,
Second Filing, that was platted in December, 1976, and
replatted in June, 1977.
The Greenbriar Village P.U.D., First Filing is a portion of the
Overall Development Plan. The combined Preliminary and Final P.U.D.
Plan (40 multi -family dwelling units on 3.18 acres) is being
considered concurrent with this request.
2. Land Use•
This is a request for approval of an Overall Development Plan for
mixed residential uses, proposing 115 single family and duplex
residential dwelling units and 230 multi -family residential
dwelling units on 38.03 acres. The gross density is 9.07 dwelling
units per acre. The proposed uses are supported by the following
policies in the Land Use Policies Plan:
#75 Residential areas should provide for a mix of housing
densities.
This development will provide single family, two-family
(duplex), and multi -family residential housing units at
densities ranging from 4.32 dwelling units per acre to
20 dwelling units per acre.
#79 Low density residential uses should locate in areas:
* Which have easy access to major employment centers;
* Within walking distance to an existing neighborhood
park;
* In which a collector street affords the primary access.
Evergreen (industrial) Park is located 1,500 feet to the
west containing various business and office uses, and is
considered a major employment center. Greenbriar
(neighborhood) Park is within 1,500 feet of this
development. Redwood Street, classified as a collector
street on the City's Master Street Plan, will provide
primary access to this development.
Greenbriar Village P.U.D. - Overall Development Plan, #19-93
June 28, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: C, HB, FA-1; vacant
S: RLP, RMP; vacant and existing single family residential
(Evergreen Park)
E: RLP; vacant and single family residential
(Evergreen Park, Greenbriar P.U.D.))
W: RP, IL; vacant, Multi -family residential, and
industrial/office uses (Evergreen Park,
Sundance Hills, Coachlight Plaza)
This property was annexed into the City with the Pine Tree Park
Annexation in November, 1972, the Evergreen Park Annexation in
December, 1973, and the Val Vista Annexation in January, 1974.
The Greenbriar Village P.U.D., Overall Development Plan contains:
1. A portion of Sundance Hills P.U.D., Filing Two, which
received preliminary approval from City Council in
August, 1978, for 152 multi -family dwelling units on 17.9
acres.
a) Sundance Hills P.U.D., Filing Two (Phase 2)
preliminary was approved by City Council in July,
1979, for 32 multi -family dwelling units on 3.74
acres.
b) Sundance Hills P.U.D., Filing Two (Phase 3)
preliminary was approved by City Council in August,
1979, for 120 multi -family dwelling units on 12.5
acres.
c) Sundance Hills P.U.D., Filing Two (Phases 2 & 3)
received final approval from the Planning and
Zoning Board in November, 1980, for 152 multi-
family dwelling units on 16.2 acres. Four
buildings, containing 16 units on 2 acres, at the
west end of this development have been constructed.
2. A portion of Tract 'P' of the Greenbriar P.U.D., between
Redwood Street and Willox Lane, that was given
preliminary approval by City Council in October, 1980,
for future garden apartments.
ITEM NO. 15
MEETING DATE 6/28/93
STAFF Steve Olt
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Greenbriar Village P.U.D.,
Overall Development Plan - #19-93
APPLICANT: ZTI Group
1220 South College Avenue
Fort Collins, CO. 80524
OWNER: Greenbriar Village LTD.
1220 South College Avenue
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for approval of an Overall Development Plan for
mixed residential uses. It proposes 115 single family and duplex
dwelling units and 230 multi -family residential dwelling units on
38.03 acres located south of Willox Lane on the east and west sides
of Redwood Street. The property is in the RP, Planned Residential,
the RLP, Low Density Planned Residential, and the RMP, Medium
Density Planned Residential Zoning Districts.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for mixed residential uses on 38.03 acres. The
proposal is for 115 single family and duplex residential dwelling
units and 230 multi -family residential dwelling units. The proposed
land uses are considered to be compatible with uses in the
surrounding area and are supported by the Land Use Policies Plan.
Staff is recommending approval of this Overall Development Plan.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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