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HomeMy WebLinkAboutHIDDEN POND ESTATES - PDP - 11-07 - REPORTS - PLANNING OBJECTIVESPDP Submittal 5-7-07 13 development? Response: (Environmental Planner) The development will be required to meet the standards within the City's Land Use Code, which addressed environmental and natural resource protection. There will not be any earth work permitted in the wetland buffer area, a 25 foot buffer around the drip line of the wind row will be required and a 50 foot buffer along the ditch will be required for wildlife movement. Wildlife will be impacted on a short-term basis during construction, but the long term goal is to enhance the wildlife movement and attraction to the area. 39. Question: (Resident) Will there be a traffic light on Ziegler? Response: (Follow up from City Traffic Engineer) There will be a signal at the Front Range Village entrance on Ziegler. All of the other streets along Ziegler to the north will not likely ever meet a traffic signal warrant. 40. Question: (Resident) How will people get out of this proposed neighborhood and existing neighborhood as traffic increases? Response: (Applicant) When the road widens out to 4 lanes there will be more opportunities for entering the roadway. 41. Comment: (Resident) It is already difficult for pedestrians to cross Ziegler. This proposed development may exacerbate the problem. Response: (Applicant) The City's Traffic Operations staff may be able to work with the neighborhood to address pedestrian safety. ANTICIPATED TIMELINE Once the PDP is approved, the Applicant has three years to file a Final Plan and after the Final Plan is approved, three years to begin construction. The applicant can make no firm commitment as to start of construction at this time, since the development schedule is dependent on market forces; generally, we anticipate construction will begin within one to six years of approval of the PDP. Once construction begins, all infrastructure will be completed in Phase 1, with homes built out as the market allows. NEW STREET NAMES Hidden Pond Drive Pond View Court 13 PDP Submittal 5-7-07 12 31. Question: (Resident) How will security at the pond outfall be addressed? Response: (Applicant) The current system (locked gate) seems to be working and will be maintained. 32. Question: (Resident) Will the Fort Collins police have jurisdiction in this area (on the private drive)? Response: (Another Resident) On private drives the police can issue careless driving tickets, but not speeding tickets. 33. Question: (Resident) How will speed be controlled along the road? Response: (Applicant) The proposed drive is 20 feet wide, which is pretty narrow. Narrow roads are attributed with slower speeds. 34. Question: (Resident) Is this property in the City or County? Is there a community center planned? What park facilities will the development use? Response: (City Planner) The property is within City limits and no community center is planned. The development will preserve 50 percent open space for passive recreation as required for cluster developments in the Urban Estate zone. 35. Question: (Resident) Will the road be constructed first or will it all occur at once? Response: (Applicant) The main infrastructure (utilities, road) will be built first, and then the homes will be constructed. 36. Question: (Resident) How close will the east lots be to the ditch? How will residents' on the east side of the project views of the west be impacted? There are many underground springs on the eastern side of the property ... how will you prevent the homes from sliding? Response: (Applicant) The site will be graded to make sure the homes have solid foundations. The ditch is required to have a 50 foot buffer, and homes will not encroach in this buffer area. Homes along this side of the property will be one-story ranch -style homes with walkout basements. 37. Comment: (Resident) The developer must be sure to protect existing water rights and to not significantly alter the drainage patterns of the site. The drainage concept is to alter the existing site and drainage patterns as little as possible to avoid altering existing drainage patterns. 38. Question: (Resident) What are the environmental impacts associated with the 12 PDP Submittal 5-7-07 11 23. Question: (Resident) Will there be a footpath or bike path out to Ziegler? Response: (Applicant) A pedestrian sidewalk is proposed along south side of the road of to Ziegler. 24. Question: (City Planner) Could the path potentially be moved to the north side to act as a buffer between the road and houses? Response: (Applicant) This is potentially feasible and will be considered. 25. Question: (Resident) Will there be a connection between this project and the bridge/ditch? Response: (Applicant) The bridge is not on this property so no connection will be made with this proposal. The ditch access will not change with this proposal. 26. Question: (Resident) The trees in the section plan shown look really large. Will they truly be this big? Response: (Applicant) The trees are shown at maturity height, for which 30 feet is very normal for street trees. 27. Comment: (Resident) Evergreen trees may be a better choice for street trees since they will provide year-round screening and shading. 28. Question: (Resident) Will you describe the trail system in more detail? Response: (Applicant) The trail will be on the western side of the existing farmhouse (near or through the windrow) and will weave throughout the site to provide visual and physical access from the properties to the pond area. We have not yet decided if an "improved" trail will circle the pond or if it will be kept natural for people to wander around. We have removed the trail near the windrow and added a loop around the pond in response to neighbor's comments. 29. Question: (Resident) Will the pond have a fountain? Response: (Applicant) The pond will have an aeration device, but most likely not a fountain to keep it natural looking. 30. Question: (Resident) When will the construction occur (hours)? Response: (Applicant) This has not yet been determined. 11 PDP Submittal 5-7-07 10 Response: (Applicant) Tim Buchanan has visited the site and will review and comment upon the development proposal in addition to Dana Leavitt, Environmental Planner. At this point, most of their concerns have been mitigated. 16. Question: (Resident) Will the wetland and its buffer area be re -landscaped? Response: (Applicant and Environmental Planner) Some hazards in the wetland area may need to be addressed, but the ponds/wetlands should remain primarily untouched for natural progression of the landscaping. Additional plantings in this area may be provided. 17. Question: (Resident) Will there fencing to separate the neighborhoods? Response: (Applicant) The 6 foot privacy fence along the western edge can either remain or be removed, depending on what the neighbors would prefer. A fence is not permitted or proposed within the road right-of-way out to Ziegler. 18. Comment: (Resident) Homes along the road into the development will be impacted by significant noise and light. The existing hedge should remain, but it should be noted that during the winter time, it is an ineffective screening material. Additional landscaping has been added to the entry drive area, including evergreen trees and shrubs to improve year-round buffering. We have also moved the entry road south as much as possible to increase the distance from existing homes. 19. Comment: (Applicant) No lighting is proposed along the roads in the development. 20. Comment: (Applicant) Additional landscaping may be provided to establish better screening for the homes along the road, perhaps 2 levels with coniferous trees and then shrubs. See response to Comment 18. 21. Comment: (Resident) A noise study from the previous proposal (Feather Ridge) proved that landscaping is an insufficient barrier to reduce noise. 22. Comment: (Applicant) This is a different proposal and the number of trips will be greatly reduced. The traffic impact study submitted with this PDP shows that peak hour site -generated vehicle trips is anticipated to be 4 outbound trips during the morning peak hour and 3 during the evening peak; inbound trips are anticipated to be 1 during the morning peak hour and 5 during the evening peak. 10 PDP Submittal 5-7-07 9 approximately 1/3 of the site will drain into a detention area on the east end (lowest area) of the site. 8. Question: (Resident) Will the barn be moved or reconstructed? Response: (Applicant) The intent is to move the barn, but depending on how that goes, portions may need to be reconstructed. The elevation of where it will be place is lower so it will appear smaller in comparison to the large trees surrounding it. The barn will be owned and maintained by the owner of the existing farmhouse. 9. Question: (Resident) The owners should be aware that they own only 4/5 of the water rights to the pond. Have you discussed this proposal with the 1/5 owner? Response: (Applicant) No recent discussions have taken place with the 115 owner, but we have been in contact previously. 10. Question: (Resident) What design standards will be in place? Response: (Applicant) The design standards will be part of the covenants established by the HOA. The HOA has not been established yet. 11. Question: (Resident) What kind of landscaping is proposed along the northern edge? Response: (Applicant) The landscaping will remain pretty much as it exists now but will be properly maintained (the existing drip system is currently out of service). 12. Question: (Resident) There is a Canadian Thistle problem near the ponds. Will you be addressing this? Response: (Applicant) Yes. This will be included in the landscaping design. 13. Question: (Resident) Will the pine trees along the western edge be relocated? Response: (Applicant) All trees in the windrow area will remain. 14. Question: (Resident) How will the western cul-de-sac be screened for the neighboring properties? Response: (Applicant) The existing wind row will remain, which should provide significant screening. Additional plantings may be placed strategically to provide more screening. We will definitely work with those affected property owners to determine agreeable locations for additional landscaping in this area. 15. Question: (Resident) Is the City Forester aware of this development? 9 PDP Submittal 5-7-07 8 1. Question: (Resident) What is the timeline for construction? Response: (Applicant) The project has not yet been submitted for development review at the City. This should occur in the next few weeks, and the process will likely take a couple of months. Once the development review process is over construction may begin immediately if possible. It all depends on how quickly the lots sell. 2. Question: (Resident) How many more lots could be developed in the future? Response: (Applicant) No more lots will be possible beyond what is proposed. A cluster development must provide at least 50 percent open space (permanently preserved, privately owned open space). 3. Question: (Resident) How will you connect to the sewer main in Ziegler? Response: (Applicant) We are proposing individual pump stations for each lot that will connect to a private sewer line, that will then connect to the main in Ziegler. No central lift stations are proposed... each individual pump station will be pumped into a privately owned and maintained sewer line. A public water line will also be extended from Ziegler (City of Fort Collins will be the water provider). 4. Question: (Resident) How big will the houses be? Response: (Applicant) The houses will be approximately 4,000 to 5,000 square feet each. Some will be ranch style with walkout basements (especially the lots on the east side where the site is steeper). The houses on the western side will likely be 2 stories, though some may also be ranch -style. The intent is for the development to match the existing topography. Each home will be custom built ... one builder may build the entire project, or it may be each house built individually. Design standards will be part of the neighborhood covenant. 5. Comment: (Resident) It seems that the largest lots/homes in the Woodland Park neighborhood are homes without children. 6. Question: (Resident) Who will maintain the property? Response: (Applicant) A homeowner's association (HOA) will be established to maintain all open space, private utilities, etc. The water line will be a public utility not maintained by the HOA. 7. Question: (Resident) How will the site drainage be affected? Response: (Applicant) The site will continue to drain into the existing ponds and 8 PDP Submittal 5-7-07 7 PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC & PRIVATE OPEN SPACE AREAs Ownership and maintenance of common open space within the community will be by a home owners association. Ownership and maintenance of private ownership within the individual lots will be by the homeowner. DESIGN RATIONALE The layout and design of the plan for Hidden Pond Estates was based on these assumptions: 1. Retain existing site features which contribute to the "country road" atmosphere of the community: a. _ Existing farmhouse and barn, although the barn may be relocated; b. Existing trees, ponds and wetlands in the low-lying areas of the site preserved as open space; c. The existing windrow and landscaping adjacent to the farmhouse. 2. Proposed homesites should be located as much as possible on the upper area of the site, served by private drives which are as efficient as possible and respond to the site's topography to reduce the amount of grading necessary. As many of the homesites as possible should be walk -out homes. 3. The cluster -development option for Urban Estate zoning should be used, requiring a minimum of 50% open space. CONFLICTS BETWEEN LAND USE AND WETLANDS,, NATURAL AREAS OR WILDLIFE Impact on wetlands has been minimized by avoiding disturbance of the wetlands and preserving them within open space areas to be owned and maintained by a home owners association. These wetlands, the existing spring -fed farm pond and adjacent tree cover comprise most of the natural area and wildlife habitat within the site, and conflicts have been avoided to the extent practicable. CONCERNS RAISED AT NEIGHBORHOOD MEETING A neighborhood meeting was held April 30, 2007 at Christ Fellowship Church, 3850 Ziegler Road. Present were Jason Beld (Applicant), planner Ed Hyatt (Jim Sell Design) and engineer Mike Oberlander (Interwest Consulting Group); City staff present included Shelby Sommer (Associate City Planner), Dana Leavitt (Environmental Planner), and Karen McWilliams (Historic Preservation Planner). Questions, Concerns, Continents, Responses: (most responses are contained in Ms. Sommer's neighborhood meeting notes; responses and additional information not included in the notes are highlighted in yellow.) PDP Submittal 5-7-07 6 visual buffering from both adjacent uses. The low density of the community and total of only 14 homes will minimize impacts on existing residences in Woodland Park Estates in terms of visual impact and traffic along the private access drive. PROPOSED OPEN SPACE, WETLANDS AND NATURAL HABITATS & FEATURES Existing site features include a farm pond approximately a third of an acre in size and a smaller dry pond immediately to the west. There are wetland areas in the vicinity of the ponds, as well as a number of trees. The ponds are located in the lower portion of the site along the northern boundary and form part of the open space of the community, along with other low lying areas along the eastern boundary. An ecological characterization was completed for the site in June, 2004, by Cedar Creek Associates. This study includes a habitat map showing locations of wetlands, principal existing vegetation and other habitat areas. According to the report, the pond and associated wetlands create "considerable habitat diversity", which is retained in the proposed preliminary development plan. The open space plan for Hidden Pond Estates also includes preserving the existing windrow adjacent to the western boundary of the site. While man-made, the windrow's location near the existing historic farmhouse makes it a valuable traditional landscape feature. PROPOSED LANDSCAPING AND BUFFER AREAS Proposed landscape improvements include critical buffer areas on the western and southern boundaries, where existing uses abut the site (residential on the west and light industrial on the south). Tree and shrub plantings on both boundaries provide buffering of views to and from the site. Other landscape improvements include: - Plantings in a 50-foot buffer between the existing farmhouse and proposed lots to the east; - Plantings between the relocated barn and existing residential to the west and proposed residential to the east; - Landscape islands within the cul-de-sacs on either end of the tee drive; - Street tree plantings along the entry drive and interior private drives; - Preservation of the existing hedge to the north of the entry drive. - Preservation of the existing windrow west of the farmhouse with a 25-foot buffer. - Plantings buffering the cul-de-sac at the west end of Pond View Court. - Plantings along the south side of Lots 11-14 to buffer the views to the south. 6 PDP Submittal 5-7-07 5 NATURAL AREAS & OPEN LANDS PRINCIPLE NOL-1: Preserve and protect natural areas within Fort Collins and the Community Growth Management Area to provide habitat essential to the conservation of plants, animals, and their associated ecosystems and to enrich the lives of citizens by providing opportunities for education, scientific research, nature, interpretation, an; fishing, wildlife observation, hiking, and other activities. Policy NOL-1.2 Urban Development. The City will conserve and integrate natural areas into the developed landscape by directing development away from sensitive areas and using innovative planning, design, and management practices. When it is not possible to direct development away from natural areas, it should integrate them into the developed landscape in a manner that conserves their integrity. The City will encourage and assist efforts by private landowners and organizations to integrate natural areas into new development and to protect, restore, or enhance privately owned natural areas. By preserving existing wetlands and pond Hidden Pond Estates fulfills this policy. Policy NOL-1.13 Access. The City will design trail routes in natural areas to minimize ecological impacts. A hierarchy of access will be established to determine which will be accessed with paved trails, which will be accessible only by unpaved foot trails, and which will be left inaccessible. Special attention will be given to environmentally sensitive trail design, location and construction. The trail system throughout Hidden Pond Estates gives residents access to the site's natural areas. PROJECT DESCRIPTION The concept is intended to provide 13 single-family urban estate homesites in addition to the existing farmhouse, giving a total of 14 lots in a cluster concept to create a community which has a "country road" feel in a quiet, secluded, park -like setting while still being accessible to shopping, employment centers and regional transportation, such as Harmony Road and I-25. The community is accessed through the existing 60-foot wide corridor from Zeigler Road; new trees planted along this drive will give the effect of a tree lined private drive and preservation of the existing hedge adjacent to Woodland Park Estates will provide visual and acoustic buffering. The proposed homes are located on both sides of centrally located private drives in a tee configuration; both ends of the tee drive will end in a one-way loop. The location of the lots creates a clustering effect and will provide in excess of 50 percent open space. The site design allows retaining the existing farmhouse and detached garage and does not encroach on the existing wetlands, which are retained as natural features and open space. The concept also includes pedestrian trails looping around the developed area of the site to provide additional amenity. Hidden Pond Estates qualifies for a cluster development under the U-E zoning because it has a minimum of 50% open space. Compatibility with Surrounding Area The site location is consistent with the aims of the Urban -Estate District and the proposed development fulfills the goals of communities within this zone district. The site is adjacent to existing development on the eastern and southern boundaries; landscape buffers will provide PDP Submittal 5-7-07 4 Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts. To the extent the proposed plan is consistent with the Urban Estates zoning district (and by extension the comprehensive plan), Hidden Pond Estates is part of a land use pattern which fulfills this policy. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. To the extent the proposed plan is consistent with the Urban Estates zoning district (and by extension the comprehensive plan), Hidden Pond Estates is part of a land use pattern which fulfills this policy. PRINCIPLE HSG-3: Neighborhood stability must be maintained and enhanced. Policy HSG-3.2 Historic Residences. The City will explore opportunities to combine development efforts with historic preservation. The City will place priority on preserving existing residential structures of historic value. Hidden Farm Estates has an existing farmhouse which will be preserved and renovated with the proposed plan, as well as an existing barn with historic value which will be relocated to a key site adjacent to the farmhouse and in an open space area which takes full advantage of its visual character. PRINCIPLE ENV4. Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Hidden Farm Estates has existing wetlands and a pond which will be preserved and with the proposed plan in a manner which is part of an open space area taking full advantage of the visual character of these existing features. Policy ENV-5.1 Protection and Enhancement. The City will seek to integrate wildlife habitat, riparian areas, wetlands and other important natural features into the developed landscape by directing development away from sensitive areas and using innovative planning, design, buffering, and management practices. The City's regulatory powers will be used to preserve, protect, and enhance the resources and values of natural areas by directing development away from sensitive natural features -- such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away from natural areas, these areas will be protected in the developed landscape. Hidden Farm Estates has existing wetlands and a pond which will be preserved and with the proposed plan in a manner which is part of an open space area taking full advantage of the visual character of these existing features. 4 " a KM9,11MI S-MVOYM3 markings, signage, lighting and paving materials. Other important pedestrian considerations include: Policy T-5.3 Continuity. The City shall provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community. Bridges and crossings should be provided over railroads, rivers, drainageways, and other features that may be major barriers to a continuous pedestrian network. Principle T-7. The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create an interesting pedestrian network. Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to their surroundings, as well as the functional unity of the pedestrian network. COMMUNITY APPEARANCE & DESIGN PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the city. Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. The circulation system within Hidden Pond Estates is simple, easily understandable and highly efficient; it responds to site's topography and configuration, as well as the need to preserve the existing historic farmhouse and adjacent windrow. Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Canopy shade trees shall constitute the majority of tree plantings, and a mixture of tree types shall be included, arranged to establish partial urban tree canopy cover. Existing trees shall be preserved to the maximum extent feasible. The landscape plan shows street trees along private drives in a manner consistent with this policy. In addition, valuable existing trees are preserved to the extent practicable, particular with regards to the existing windrow adjacent to the farmhouse. PRINCIPLE CAD-5. The quality of life in Fort Collins will be enhanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the city and community. Hidden Farm Estates has an existing farmhouse which will be preserved and renovated with the proposed plan, as well as an existing barn with historic value which will be relocated to a key site adjacent to the farmhouse and in an open space area which takes full advantage of its visual character. HOUSING PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. PDP Submittal 5-7-07 2 proposal to retain and renovate the existing farmhouse and barn (the barn will be moved from its present location), both of which have local historical significance. PRINCIPLE LU-3: The City Structure Plan will be used to provide a geographic depiction of how these City Plan Principles and Policies are applied throughout the city. Policy LU4.3 Development Regulations Established. Within each general area designation, specific development regulations will be established to provide greater detail regarding the intensity of activity desired, sequence and timing of development, and to address specific issues related to the types of uses and character of development and other criteria to be accommodated. The site location is consistent with the aims of the Urban -Estate District and the proposed development fulfills the goals of communities within this zone district. The site is adjacent to existing development on the eastern and southern boundaries; landscape buffers will provide visual buffering from both adjacent uses. TRANSPORTATION PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. To the extent the proposed plan is consistent with the Urban Estates zoning district (and by extension the comprehensive plan), Hidden Pond Estates is part of a land use pattern which fulfills this policy. Policy T-1.2 Multi -Modal Streets. Street corridors will provide for safe and convenient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. Streets within Hidden Pond Estates, while private, fulfill the intent of this policy by allowing motor vehicle, pedestrian and bicycle use. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Pedestrian connections within the site are provided by trails throughout the open space within the site, complemented by low -circulation private streets which also encourage pedestrian use. A pedestrian trail along the entry road as far as Zeigler Road provides pedestrian connections for Hidden Pond Estates to the wider community. These facilities and connections respond to the following principles and policies: Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating 2 HIDDEN POND ESTATES PROJECT DEVELOPMENT PLAN STATEMENT OF PLANNING OBJECTIVES APPLICANT/OWNERS: Beld Developments LLC Jason and Wendi Beld 6215 Westchase Road Fort Collins, Colorado 80528 The site for Hidden Pond Estates is a tract of approximately 15 acres immediately east of Woodland Park Estates and north of Hewlett Packard, approximately a half mile from Harmony Road. Fossil Creek Reservoir Net runs along the site's eastern boundary. The site is accessed from Ziegler Road to the west along a 60-foot wide corridor of approximate '/a mile in length. Current zoning is Urban Estate, which typically provides for residential development in areas which are in transition between more intense urban or commercial development and rural or open lands. The zoning also allows cluster development if at least 50% of the site is preserved as open space; this Preliminary Development Plan fulfills this requirement. CITY PLAN PRINCIPLES & POLICIES ACHIEVED BY THE PDP LAND USE PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. Hidden Pond Estates' location adjacent to existing development on two sides of the site is a natural extension of existing development patterns within the urban development boundary. PRINCIPLE LU 2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. Hidden Pond Estates contributes positively to its neighborhood by providing buffers adjacent to existing residences and businesses, retaining meaningful open space and existing site features — such as the existing farm ponds, general landform and most of the existing tree cover, including the existing windrow. Further, the community benefits by the