HomeMy WebLinkAboutWEST PLUM STREET PUD - PRELIMINARY ..... FIRST NEIGHBORHOOD MEETING - 10-96 - CORRESPONDENCE - CITIZEN COMMUNICATION (4)fencing, lighting? What type of design is proposed for the houses (single-story/two-
story/bi-level/garages)? What amount of parking is provided?
How will drainage be addressed? How much grading/fill will be done to this site and
how will that impact adjacent properties?
PROPERTY VALUES- Any new development in an area should not diminish property
values for existing development. The average value/price of homes in this area should
not decrease because of the proposed development. If anything, the average should
increase because of the new development. Much of this is dependent on the
style/size/quality/cost of the new homes that would be developed. There has been some
mention that the developer wants to keep some measure of "affordability" for the
lots/houses. Again, these efforts tie back into the profit margin, density and what makes
a project economically viable. The developer should show that this development will not
negatively impact property values in the area.
PARKING- There should be adequate off-street parking available for each unit to
account for the normal number of cars expected for such a development. Since some of
the houses in this area have become rentals and are generally occupied by several college
students, the number of vehicles in the area has increased. Having many cars parked on
the street, combined with the curves at Plum and Timber Lane, often makes it difficult to
see traffic coming or pedestrians crossing the street. The developer and City staff should
anticipate this issue and ensure that adequate off-street parking is provided for any
development on this property. If not, this could have an impact safety in the area,
especially on the nearby residential streets.
COVENANTS- Does the developer have plans for covenants? If the lots are proposed
to be smaller than the surrounding lot sizes in this area, will there be any considerations
given to limiting the number of pets or placement of storage buildings? Will covenants
address parking restrictions, lighting, landscaping? Will they consider requiring owner -
occupancy to mitigate impacts of college student rental properties?
UTILITIES- Existing utilities to the east of this site are above -ground. We have been
told (during one of our power outages several years ago) that the City planned to
underground these lines. Will development of this site bring this about? We would
imagine that utilities within the new development would be underground, but what about
those lines that the new service would come off of? Is this something that the City will
take action on? When does the City project to have this done by?
ADDITIONAL TRAFFIC- Residents of the new lots would very likely access Plum to
Timber Lane to Elizabeth Street. Even though this is a residential area and children are
present, many drivers do not heed the speed limit. There are some curves/corners present
that have a potential for problems even with existing traffic. Neighborhood children (and
college students!) often play frisbee/football/catch in the streets. Though this is not the
most appropriate place for those activities, perhaps there should be some consideration to
providing signage that indicates this is a residential area, children are at play, etc.
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DENSITY/COMPATIBILITY- From our perspective, development of this property is
expected. If done at the same density of adjacent neighborhoods and if the developer
provides all needed improvements, this should not be a problem. However, it appears
from the description of the potential development that the density of this project would be
quite a bit higher than the surrounding neighborhoods. Since a project site plan has not
yet been submitted, these comments are somewhat general in nature, though they do
convey our concern regarding compatibility. Using the map provided with the notice for
this meeting, the number of existing lots in an area roughly equivalent to the project site
is 10. This does not factor in what appears to be an obvious need for some sort of street
within this project which would decrease the amount of developable land, resulting in an
even higher density.
It is our very strong opinion that this development should be at the same density of the
surrounding neighborhoods. These neighborhoods are well -established and have been in
place for almost 30 years. New development should blend in with the existing character
of the area. There has been some indication that the developer may be considering zero
lot line setbacks. Presumably this is to enable the developer to maximize the number of
units on this property, and thus increase his/her profit. The side setback requirements in
the RL - Low Density Residential Zoning District currently require 5' from the property
line. It appears that most existing houses have about a 6-8' side setback, resulting in a
combined area of 12 - 16' between structures. How would a zero lot line setback
development compare to the existing development in the area? Again, with no site plan to
compare with existing development, this may be difficult to answer precisely. Our
impression is that it would look and feel out of character in our neighborhood.
If there are development costs/improvements required in order to develop residences on
this 3 acre piece, then the developer needs to consider those costs vs. profits expected. If
development costs are too high for a project that is at the same density as the adjacent
neighborhoods, then perhaps development of that project is not a wise business move. If
the developer feels compelled to squeeze in more units to make a profit, that should be
some indication that augh a development at that location is not wise. It certainly won't be
compatible with the surrounding, well -established neighborhoods and would create a
greater impact on the existing infrastructure.
Compatibility with the existing neighborhood should not be sacrificed just so that a
developer can increase profit or make a project economically viable. Creating a
development that is inconsistent with the neighborhood would be sacrificing the current
residents and property owners to the developer's profit margin. We hope that the
developer, City staff, and the Planning and Zoning Board and City Council members are
responsive to the neighborhood concerns about the density of this development.
LOT LAYOUT/DESIGN OF THE DEVELOPMENT -This property is somewhat
lower than property to the south. How is project designed? What is the density? What
does the developer envision for lot layout, roads/sidewalks, house locations, landscaping,
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From: Bill and Carol Evans, 933 Timber Lane, Ft Collins, CO 80521
To: West Plum PUD Developer and City Planning Staff
COMMENTS REGARDING WEST PLUM PUD:
We appreciate the opportunity to share ideas and concerns with the developer and the
City Planning staff regarding a potential residential development in our area. There are
many valuable insights, observations and experiences from living here that current
residents can provide that should be used by the developer in designing the project and by
staff in its review and evaluation of the project.
We hope that, even if this development does not proceed, City staff will still consider
and remember our comments and those of others at the neighborhood meeting, and take
action where necessary. Some of these issues are existing ones that should be addressed
regardless of any new development. Some of these issues are things that are very likely
to worsen with increased density unless significant improvements are made. We
recognize the rights that property owners have in attempting to develop their land. We
expect the same recognition from developers and City staff in that any new development
should not negatively impact the surrounding area.
Again, we do appreciate this chance early in the process to share our ideas, comments and
concerns. It is our hope that the developer and staff sincerely consider this input in
designing this residential project and will provide answers to the questions raised here.
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WATER PRESSURE- Lack of adequate water pressure is an existing concern for many
residents in this neighborhood. As we understand the situation, this area is served by
water mains in Mulberry Street which then feed smaller mains to our area. Properties
south of Elizabeth Street are served by a different water main system. We are at the dead
end of these lines coming off of Mulberry Street and are uphill from the project site.
What will the developer and City do to guarantee that the water pressure situation will not
worsen as a result of 16 more residences/lawn sprinklers etc. creating an additional
demand for water? This is a case where the existing infrastructure is barely adequate for
the existing demand.
This is one of the issues that really needs to be addressed whether or not this development
happens. We have had meetings about other development proposals in our area and this
is always a concern. It would be helpful if the City Water Department could come out
and take pressure readings for the existing residences so that there is at least a baseline of
data to evaluate this situation.
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