HomeMy WebLinkAboutWILLOW BROOK AMENDED ODP - 27-10 - P&Z PACKET - CORRESPONDENCE-NEIGHBORHOOD MEETING14. But you said that the new version of the Park series is downgraded
from the previous series? How so?
A. The new series will be structurally equivalent to the existing
series. The exteriors will not change. As mentioned, the new
series will have higher energy efficiency due to enhanced
requirements in the building codes. The primary difference will
be that there are less interior frills with the base model. This is
in response to market and financing conditions. We will
continue to offer upgrade options but the base model has been
trimmed down on the interior features.
15. 1 am concerned about all the new houses going in and the events
scheduled at Fossil Ridge High School and the impact on parking. The
number of cars parking on our streets during high school events is
inconvenient and the new houses will add to the problem.
A. We understand that there are events associated with F.R.H.S.
Fortunately, these events are infrequent and temporary.. All new
houses will have garages and driveways so there is sufficient
parking for the new residents.
16. How many Cottage homes were proposed under the former, now
withdrawn, Willow Brook Third Filing?
A. 53.
17. The large dirt pile has been an eyesore. I am looking forward to it
going away. Will there be another dirt pile after this phase is
completed?
A. Yes, I know that the dirt pile has been there quite awhile. Part
of an efficient land development operation is to not export dirt
until necessary and this usually does not happen until the end. I
caution that there is likely to be one more dirt pile until full build -
out is attained. There are about 30 lots in the southern portion
of the community that will need to be excavated and this dirt will
be stored until final export. We will try to spread it out so it does
not become one big pile and an eyesore.
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as the earlier versions in previous filings. For example, the
base model will not have granite countertops and cherry
cabinets. While upgrades are available, our buyers in this
economy have indicated that such features are not as important
as in years past.
9. With this version, I am concerned about our property values.
A. Our experience is that finishing out a community will add long
term value. Vacant fields do not create the best impression and
Filing Three will finish out this area with an attractive
appearance.
10. 1 am concerned about rental -occupied houses. I estimate that four out
of ten houses on our street are investment -owned. This is not a
positive trend and I am concerned about the long term value of our
homes.
A. This concern is understandable. We strive to sell to owner -
occupants. But, after a sale, we cannot control what a new
owner decides to do.
11. What are the plans for the internal green space? Will this be park?
A. Our current thinking is that this area, which measures about 60'
x 300', will not be developed as a park but as a more passive
open space. We do not have any details yet but it would, of
course, be landscaped but may not contain typical upgrades
found in a park.
12. What about a playground?
A. A playground is possible. We remain concerned about loading
up this area with amenities that will need funds from the H.O.A.
for operations and maintenance. Our intention is to not create
an overly improved area that would result in higher H.O.A. dues.
13. ' Could you tell us the square footages of the Park series and selling
price?
A. Yes, the houses will range in size between 1,800 to 2,500
square feet. The prices will range from $250,000 to $300,000.
Most of the homes are expected to be two-story but we also
offer a raised ranch. There will be five models to choose from.
banks, personal and business service shops, child care centers,
places of worship and neighborhood support/recreational .
facilities. We have been trying to market Parcel A for these
uses for years to no avail. As a result, we are proposing that
Parcel I become our designated neighborhood center because it
includes both recreational facilities and a school — Front Range
Community College.
2. What happens if F.R.C.C. moves the observatory?
A. Let's clarify — F.R.C.C. could never move the observatory
because they do not own it. They teach classes there under a
lease agreement. We are confident that F.R.C.C. will continue
to find benefit in using the facility for the long term.
3. Who will develop and build the Third Filing?
A. We would like to both develop the ground and build the houses.
Now, having said that, we may find, in next six to nine months
that it may be advantageous to partner with or sell a number of
lots to another builder. If we do, the new builder will be held to
the level of quality and style that we establish in order to remain
consistent with the overall neighborhood.
4. Will Filing Three be under the master H.O.A.?
A. Yes.
5. What will the lot sizes and house sizes be?
A. The lots will generally be 50' x 100' for a total of 5,000 square
feet. The houses will be the "Park" series.
6. 1 prefer this proposal over the neighborhood center.
7. Will the density be the same as on the other side of Galileo?
A. No, since the lots will be larger, the density will be less.
8. Could you describe the Park product?
A. Yes. Our Alley product is on 40-foot wide lots, and Garden and
Park products are on 50-foot wide lots, and the Haven product
is on lots that are 55' to 60-feet wide. The houses will be
insulated per the new codes and all appliances will have the
energy star rating. But, the base model will not be as upgraded
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NEIGHBORHOOD MEETING SUMMARY
PROJECT: Willow Brook (Observatory Village) O.D.P.
Amendment and Third Filing on Parcels A and B
DATE: August 9, 2010
APPLICANT: Mr. Peter Benson, Village Homes
CONSULTANT: Ms. Jennifer Torrey, TST, Inc.
Mr. Keith Schaffer, TST, Inc.
CITY PLANNER: Ted Shepard, Chief Planner, City of Fort Collins
The meeting began with a description of the proposed project. This is a request
to develop Parcels A & B in Willow Brook (Observatory Village). The parcels are
3.7 and 6.8 acres, respectively, and are located at the Southeast corner of Rock
Creek Drive and Lady Moon Drive. The proposal is to combine the parcels for
approximately 66 lots for single family detached dwellings. The lot sizes
(approximately 5,000 square feet on average), block and street patterns, housing
type, and pedestrian access will be consistent with the existing neighborhood.
Portions of the existing Star Dust Lane right-of-way will be vacated to
accommodate the proposed street pattern.
Both Parcels are zoned L-M-N which allows for a variety of residential uses.
Parcel A is currently designated as "Neighborhood Center" which could be a mix
of at least two uses, including non-residential and residential.
The proposal also includes amending the Overall Development Plan (O.D.P.) by
removing the "Neighborhood Center" designation from Parcel A and applying it to
Parcel I, where Stargazer Observatory and the pools are located.
Unless otherwise noted, all responses are from the applicant.
Questions, Concerns, Comments
1. Could you provide more detail regarding the O.D.P. amendment?
A. Residential projects in the L-M-N zone district that exceed 40
acres are required to provide a "neighborhood center." This is a
specifically described land use that must include two non-
residential land uses from a prescribed list. This list includes
small retail stores (not exceeding 5,000 square feet), offices,