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HomeMy WebLinkAboutARCADIA AT WILLOX LANE - PDP - 5-05A - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETINGNo Text f kaar f, CL%161 . kP-M V urn)d 6 6e, .t w4jLeJ +n 0 NEIGHBORHOOD INFORMATION MEETING RC AO /A iP v. P. - ZAN. 9 620 04 Written n N an�ation of this meeting? ACorrect. Name Address Zip Yes No Yes No FD Lc-oCD �,eE T GG• PEYT• ichL- CAI 1017Ck dum--� `40 g ageC. eP--7-0Lc r^ 6 /ys G��` vm- TAU , /)c Z 0 1 GJ OS 1 r n VcCi / �r'1 NAZ�;'J �' ZG LJ E �f�.a-oSP•=` 7 S-rE IS:u J 2 ENV L,V �E:r- � J 22. Is there sufficient grade for sanitary sewer? A. Yes. 23. Will the bike path from your project go south to Hickory Street? A. We will tie into Soft Gold Park. 24. Regarding your 50% open space, who will maintain these areas? A. We don't know yet. We are exploring options where there may be an entity other than the homeowners' association responsible for the maintenance. 25. 1 don't see a road to the open space. How will it be maintained? A. One possibility is that it could become a pasture. 26. What kind of fencing will be provided? With farm animals, any fencing will have to be sturdy. A. We agree that it has to be sturdy and we want it to be attractive as well. At this point, we have not decided on the fence design. 27. What kind of surface will you use for the path? A. At this point, we are proposing a de -composed granite so it's a soft path. 28. The zoning of Urban Estate is misleading. These are not estate lots. A. True, but the zone allows for cluster development which creates at least 50% common open space. If platted as estate lots, all open space would be privatized. 29. When do you plan on breaking ground? A. We don't know exactly but we hope to begin sometime this Spring or Summer. 30. Will you sell lots or do you plan on building the houses as well as developing the ground? A. This decision has not been made yet. We are exploring both possibilities. 5 16. What will these houses sell for? A. We do not have a final cost for the land development so we cannot precisely say what the home prices will be. We would love to be able to sell houses for around $200,000 but may end up closer to $225,000. These estimates could fluctuate by 10%, depending on development costs. 17. Will these houses be officially designated by the City as "affordable?" A. We have not initiated any discussions with the City on becoming designated as an affordable project although this remains a possibility. One of our owners is a former director of a private non-profit affordable housing corporation and has experience in developing affordable housing in a resort community. 18. The deer use the property. When it gets developed, they will be displaced. I like seeing the deer and will miss the open space. How open will your project be? What will be the setback from Hickory Village Mobile Home Park and Wood Lane? A. In the Urban Estate zone, we are required to retain a minimum of 50% open space. The setback from Hickory Village is approximately 25 feet. The setback from Wood Lane is approximately 90 feet. 19. Will Wood Lane be improved with this project? A. No, it is our understanding that Wood Lane is a private drive. We are not taking any access onto Wood Lane so we are not planning any improvements. r 20. We were told by Larimer County officials that within five years, the Willox Lane bridge over the Larimer and Weld Canal would have to be widened. Further, this would require about 150 feet of additional right-of-way which would appear to impact your property significantly. Are you aware of this future project? A. We will contact the Larimer County Engineering Department for complete details. 21. Will you have to bring in water, sewer, electrical power, natural gas and telephone to serve this project? A. Yes, we must provide for all services in order to be approved. 4 7. You say there is a detention pond behind Lot 10? A. Yes, there is a small detention pond behind Lots 1 — 10. 8. 1 am opposed to the project. I moved out here to be in the County. If I wanted to be next to a City subdivision, I would have stayed in the City. prefer our large lots, the rural character of the area and we and our neighbors have farm animals that your residents will likely object to. For example, there is a kennel directly across Willox Lane. I'll bet that your residents will not be pleased with the barking dogs. 9. 1 am not happy about the house on Lot 10 being five feet higher than my lot. I know it is 50 feet away but still the difference in grade will make the house unattractive to me. 10. Will your property be impacted by the new 52-inch diameter Greeley water line? A. So far, we have not been contacted by the Greeley water department regarding needing any easements from us. 11. Are you located in the Poudre River floodplain or Product Six Corridor? A. No, we are out of both of those boundaries. 12. Are you impacted by the Dry Creek floodplain? 13. To what extent will Willox Lane be improved? A. Willox Lane is classified as a minor arterial street. It will be improved along our frontage so that there are two travel lanes, a continuous center turn lane, bike lanes,. curb, gutter, parkway, street trees and detached sidewalk. 14. Was the existing gravel operation factored into the T.I.S.? A. Yes, it should have been. 15. What are the lot and house sizes? A. Lot sizes will typically be 50' x 100' or slightly larger, so the range will be between 5,000 and 6,500 square feet. Houses will range between 900 and 1,600 square feet. 3 A. The level and amount of groundwater is determined largely by proximity to the Poudre River and the river should keep the level constant. We do not anticipate any changes to the existing groundwater conditions as a result of our project. 3. Will you be bringing in any fill to raise the site? A. Yes, we estimate that, on average, we will bring in between two and three feet of fill. 4. What about stormwater? How will you direct storm flows so that our properties are not impacted? A. The property will be graded to direct stormwater away from all the abutting properties. By City Code, we are not allowed direct any stormwater onto private property unless there is a designated outfall and conveyance system. Generally, our storm flows will be directed to the east and south. 5. 1 want to follow up on stormwater since our house is so close to your southern property line. I am particularly concerned about the fill that is being proposed and the drainage off Lot 10. How can you raise the site and not impact our property? A. At Lot 10, we achieve an elevation of 4990 feet. Your lot is at 4985 feet. The change in grade is gradual in that the five feet of elevation is gained over 50 feet of horizontal distance. The front of Lot 10 will drain to the street. The back of Lot 10 will drain to detention pond and then released into an existing culvert along the west side of the property. As developers, we are required to design and detain for the volume and intensity of the 100-year storm. These storm flows must be detained and released at the two-year historic rate. In addition, there is a water quality requirement for released stormwater. 6. But this existing culvert is small and is in bad shape. It gets clogged and needs maintenance. The County told us that the culvert is needed to help drain Willox Lane but then also told us that long term maintenance was not their responsibility. Who will maintain this culvert over the long term, especially with the addition of new storm flows from your project? I believe the culvert is located on private property. If it gets clogged, which has happened in the past, then I'm worried about overtopping and water coming onto my property. A. We will research the maintenance issue. 2 NEIGHBORHOOD MEETING SUMMARY PROJECT: Arcadia P.D.P. DATE: January 4, 2006 APPLICANT: North Fort Collins Design and Development Group c/o Mr. Rob Dick, Mrs. Cathy Crawford, Mr. Kevin Bennett and Mr. Keith Lofton CONSULTANTS: Mr. Michael Chalona, Land Images, Inc. Mr. Timothy Halopoff, JR Engineering CITY PLANNER: Ted Shepard The meeting began with a description of the proposed project. As proposed, the project consists of 59 dwelling units on 29.56 acres. The site is located on the south side of Willox Lane immediately west of Hickory Village Mobile Home Park. Soft Gold Neighborhood Park forms a portion of the southern boundary. The parcel was annexed into the City of Fort Collins on final reading by City Council on August 16, 2005. At that time, the annexation was referred to as the Crawford Annexation. The existing farmhouse would remain as a dwelling unit. The property is zoned Urban Estate. The proposed plan would be a Cluster Development Plan which permits the maximum allowable density of two dwellings per gross acre to be clustered such that 50% of the project would remain as open space. As proposed, there is no vehicular access off Wood Lane. Unless otherwise noted, all responses are from the applicants and their consultants. QUESTIONS, CONCERNS, COMMENTS 1. I live next door to the south and take access from Wood Lane. I'm concerned about compatibility. How far away from my north property line would be the nearest house in your project? A. The distance from your north property line to the south property line of the nearest lot (Lot 10) is 50 feet. 2. The groundwater is high in this area. We presently run two sump pumps per day. How will your project affect our groundwater? Will it raise it or lower it?