Loading...
HomeMy WebLinkAboutWILLOW BROOK, FILING THREE - PDP - 32-10 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD MEETING REGARDING DEVELOPMENT OF PARCELS A & B WITHIN OBSERVATORY VILLAGE Monday, August 9, 2010, from 7:00 to 9:00 p.m., at Fossil Ridge High School, 5400 Ziegler Road, This meeting is the first step in the process to gain additional approvals to develop Parcels A & B, prior to working on all of the studies and engineering required to obtain the Final Plat from the City of Fort Collins. These were platted as parcels in 2001, at the time that 369 lots were platted for single family homes. Parcels A & B 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. See conceptual site plan on other side. • 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 by removing the Neighborhood Center designation from Parcel A and applying it to Parcel I, where Stargazer Observatory and the pools are located. The proposal and site plan are conceptual in nature, are not guaranteed, and are subject to change without notice. 14. 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. 4 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. 3 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 01 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,