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HomeMy WebLinkAboutSCENIC VIEWS PUD - PRELIMINARY - 3-96 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGl -r DESIGN CONCEPT 9. A Maintenance -Free Home and Yard Priced From $110,000-$140,000 This duplex -home neighborhood is created for people who are busy, who wish to spend more time traveling, or who don't want to be bothered with a yard or house upkeep. The owner may be a retired person/couple, a working couple whose children are grown, or young marrieds or singles who aren't planning for a family today. 1. Do you believe there is a shortage of this Lifestyle housing? YES [ ] NO[] 2. If you were to move in the future, would this Price Range, Location, and home design appeal to you? YES [ ] NO[] DESIGN CONCEPT 10: Park and Open Space Oriented Homes with Low Maintenance Yards This is a neighborhood where you will be able to find the home that fits your Lifestyle: 2 and 3-bedroom Ranch floorplans, Main Floor Master Suites, Home -Office -Library rooms, pre -sodded landscaped & sprinklered front yards, 9-1 Or ceilings, oversized windows to enjoy the views, outdoors, & natural light. Excellent Value from $125,0004175,000 1. Do you believe there is a shortage of these Lifestyle home design choices? YES [ ] NO[] 2. if you were to move in the future, would this Price Range, Location, and home design appeal to you? YES [ ] NO[] Confidential Classification Information Could you tell us which part of town you work in? WEST OF COLLEGE M F 1. North of Mulberry [ J [ ] 2. S. of Mulberry, N of Stuart [ ] [ J 3. S of Stuart, Northside of Harmony [ ] [ J 4. Sside of Harmony to Trilby Rd. [ ] [ ] 5. Further S or Loveland [ ] [ ] 6. Out -of -Town [ J [ ) EAST OF COLLEGE M F 1. North of Mulberry [ ] [ ] 2. S. of Mulberry, N of Stuart [ ] [ ] 3. S of Stuart, Northside of Harmony [ ] [ ] 4. Sside of Harmony to Trilby Rd. 5. Further S or Loveland [ ] [ ] 6. Out -of -Town [ ] [ ] Time Lived in the Ft.Collins area? _years Your next move will probably be to: '" Time will move Same Neighborhood, Different Home 1 C. Under 1 yr. 1 C Same General Area, Larger Home 2 ❑ 1-2 years 2 C Same General Area, Smaller Home 3 ❑ 3-5 years 3 C Same General Area, Higher Ouality Home 4 ❑ 6+ years 4 C A Different Part of Town 5 C No desire to Out Away from City Living 6 ❑ ever move 5 C Out of Colorado 7 ❑ Have No Idea Now 8 ❑ Have No Desire To Move 9 ❑ Please cheek your age, household size, eta AGE Under 25 yrs. 25-29 yrs. 30.34 yrs. 35.39 yrs. 40-44 yrs. SIZE OF HOUSEHOLD ❑ 1 45-49 ❑ 6 one person ❑ 1 ❑ 2 50.54 ❑ 7 Two persons ❑ 2 ❑ 3 55-59 ❑ 8 Three persons _ ❑ 3 ❑ 4 60.64 ❑ 9 Four persons ❑ 4 ❑ 5 65+yrs. ❑ a Five persons ❑ 5 MARITAL STATUS Married Single Divorced Widowed Living together Six persons 136 Seven persons ❑ 7 CHILDREN AT HOME SEX 1 None ❑ 1 Male ❑ ,C 2 One ❑ 2 Female ❑ ❑ 3 Two ❑ 3 ❑ 4 Three ❑ 4 ❑ 5 Four ❑ 5 More ❑ 6 H you moved again, what would you be looking for in your next home? No. of Bedrooms Slur (Sp -Ft-) Garage 1 ❑ Under 1600 ❑ 1 1 ❑ 2 ❑ 1600-1999 ❑ 2 2 ❑ 3 ❑ 2000-2499 ❑ 3 3 ❑ 4 ❑ 2500.2999 ❑ 4 4 ❑ 5+ ❑ 3000+ ❑ 5 Next Moms Next Home Price Next Nome Rent Larger ❑ 1 Under $70,000 ❑ 1 Under $300 ❑ 1 About the same ❑ 2 $70XD-$89,000 ❑ 2 $300-399 ❑ 2 Less than now ❑ 3 $90,0004119.999 ❑ 3 $400-499 ❑ 3 New ❑ 4 $120,000-$149,000 ❑ 4 $500-599 ❑ 4 Used ❑ 5 $150,000-$199,999 ❑ 5 $60D-699 ❑ 5 Apartment ❑ 6 $200,000+ ❑ 6 $700.799 C 6 $800+ ❑ 8 DESIGN CONCEPT 4: Landscape Treatment of the Canal Presently the canal is an open water channel with an adjacent roadbed to permit inspection for leaks and debris removal. Would you prefer: 1. Keep the canal open as is with no changes to the roadbed? YES [ ] NO[] 2. Keep the canal open and improve the roadbed to allow a public bike and walking trail? YES [ ] NO[] 3. Place the canal totally underground for safety and create a public bike/trail system & park accessible to area residents? YES [ ] NO[] (Stops all leakkV and water bases) DESIGN CONCEPT 5: Self -Contained Pedestrian -Oriented Neighborhoods The Proposed Plan shows 3 individual neighborhoods with no inner -connecting streets. Neighborhood connections are made by bike & walking paths through the park and open spaces. Would you prefer: 1. Inner -connecting streets to these neighborhoods? YES [ ] NO[] 2. Neighborhood connections made via the trail and park system? YES [ ] NO[] DESIGN CONCEPT 6: Fencing Treatments for Homes which face the Park, Trail System, Open Space, and the Happy Heart Farm to the east. Presently there are no covenants for rear yard fencing. IF YOU LIVED in this community, which would you prefer: 1. No fencing in rear yards which face the park, trails, open space, farm? YES [ ] NO[] 2. Split rail open fence on lots facing the park, tails, open space, farm? YES[] NO[] 3. A solid fence but lower in height (3) to prevent blocking the view? YES [ ] NO[] 4. A standard 4' or 5' fence to provide the homeowner with privacy? YES [ ] NO[] DESIGN CONCEPT 7: Allowance for Future Extension of Plum Street There are no known plans to extend Plum Street to the Proposed neighborhood. IF YOU LIVED in this community, which would you rather see: 1. The street as shown to allow for future expansion? YES [ ] NO[] 2. Keep the Proposed neighborhood more pedestrian -oriented and not have the possible street extension? YES[] NO[] DESIGN CONCEPT 8: Value -Priced Homes $60,000's to Under $100,000 These homes are designed to meet the housing needs for seniors, retired couples, couples buying their first home, single and divorced households, the handicapped, and other moderate income people. 1. Do you believe there is a shortage of more affordable housing? YES [ ] NO [ ] 2. Do you prefer a 2-story building over a 3-story building? YES [ ] NO [ ] 3. If you were to move in the future would this Price Range, Location, and condominium home design appeal to you? YES[] NO[] 2 RESIDENT'S PREFERENCE SURVEY for the SCENIC VIEW PLANNED NEIGHBORHOOD Dear Resident: There are several design issues that are IMPORTANT in creating a new neighborhood. We would like to learn how you see the design issues and will try to incorporate your preferences into the Proposed Neighborhood Plan. Please give us your opinions on these design considerations. Thanks for your assistance. DESIGN CONCEPT 1: The width of Elizabeth Street Presently the street is 2 lanes wide adjacent to the property. Should it be widened in the future? YES [ ] NO[] Do you prefer to keep the semi -rural feel & width like today? YES[] NO[] Which street configuration would you prefer: 1. 2 Lanes as now with no changes YES [ ] NO[] 2. 2 Lanes with Bike Lane added YES [ ] NO[] 3. 4 Lanes including the Parking Lane on the street YES [ ] NO[] 4. 4 Lanes with no Parking Lane but a Bike Lane on the street YES [ ] NO[] DESIGN CONCEPT 2: The width of Overland Trail Presently the street is 2 lanes wide adjacent to the property. Should it be widened in the future? YES [ ] NO[] Do you prefer to keep the semi -rural feel & width like today? YES [ ] NO[] Which street configuration would you prefer: 1. 2 Lanes as now with no changes? YES [ ] NO[] 2. 2 Lanes with Bike Lane added? YES[] NO[] 3. 4 Lanes including the Parking Lane on the street? YES [ ] NO[] 4. 4 Lanes with no Parking Lane but a Bike Lane on the street? YES [ ] NO[) DESIGN CONCEPT 3: Extension of Orchard Place Presently Orchard Place is unimproved and paving stops just west of Louise Lane. Which of these designs would you prefer: 1. Cul-de-sac turn -around bordering the park with no connection of Orchard Place to Overland Trail? YES [ ] NO[] 2. Park divided by extending Orchard Place straight through to Overland Trail? YES [ ] NO[] .., Neighborhood Meeting Minutes Project: Scenic Views - Northeast Corner of Overland Trail and West Elizabeth Street Date: January 18, 1996 Page: 7 32. Is there bike access to the park from Overland Trail? RESPONSE: Yes, the bike path is designed form a loop around the project using the path and the sidewalks along Overland Trail and Elizabeth Street. 33. We will be very disappointed to see this project develop. Right now we enjoy the open field. We see deer, red fox and other wildlife. The northwest corner of the site is marshy which also attracts wildlife. We enjoy our views. It would be tragic to call the project "Scenic Views" when all it does is destroy our views. This project will disturb our quiet neighborhood. 34. Is the site in the City? I don't remember the project being annexed. RESPONSE: The site was annexed in different stages around 1979 and 1980. 35. Since the neighborhood is located east of the project we are downwind. Also, the Happy Heart Farm is an organic farm and wind and water erosion and dust will be a serious problem. We are concerned about -the disturbance due to construction and erosion. RESPONSE: These are good concerns. If we get approval to build, we can work with the neighborhood to minimize these problems. One possible solution would be construct a fence on the eastern property line to mitigate the construction activities. RESPONSE (from City): If there are problems, the City Engineering Department can be called since they enforce construction sites for compliance with City Code. A construction inspecctor can be dispatched to the site if there are code violations. Also, the Stormwater Utility has an erosion control inspector to enforce the erosion control measures. These two departments can be called upon to inspect the site. 36. The grass used in the park and common areas should not be irrigated blue grass sod. Drought tolerant grass mixtures should be used that are more native to the area. Fescue blends are very effective ground covers in our arid climate. Water conservation is an important community value. RESPONSE: This is a good comment. The City has adopted water conservation standards for new developments. In addition, irrigation plans are also reviewed so that watering is efficient and not wasteful. Neighborhood Meeting Minutes Project: Scenic Views - Northeast Corner of Overland Trail and West Elizabeth Street Date: January 18, 1996 Page: 6 development. Increasing lot widths from 50 to 60 feet wide could add $20,000 to the cost of the end product. This is because of land development costs and development fees are expensive. If your lots were developed in today's market, you could not buy them for what you paid for them. The only feasible way to make this project competitive in the market is to keep lot widths at 50 feet. 27. There is equestrian use in our neighborhood. Are you planning any equestrian trails? RESPONSE: This is an interesting revelation. We are not planning on providing any equestrian trails. 28. You have provided no parking for the park which will cause users to park in front of our houses. This will disturb our peace and quiet. RESPONSE: Our park is not a public park that will be programmed for organized sports. There will be no soccer field and no softball diamond. These activities are provided at the nearby public parks. We hope our park will be used by bicyclists and pedestrians. 29. The developer is encouraged to use the park as a permanent site for the City's Horticulture Center. The Horticulture Center is seeking a site for a community garden and other activities. In addition, the park could feature edible plants and fruit trees as was done in a successful project in Davis, California. These are positive steps that could be taken so that the development becomes an asset to the neighborhood, not a liability. RESPONSE: This is an interesting comment. We know that there used to be, or perhaps still is, a fruit orchard located on the property to the north. We have looked into this concept and it may not be feasible for us to do this. 30. Could you shift the park to the northeast corner to help buffer the existing neighborhood? Is the park site set in stone? RESPONSE; The park could be shifted a little but it is designed to tie into the bike path which will follow the canal. 31. Will the canal area be used as a stormwater drainageway? RESPONSE: Our plan, at this time, is to try to place the canal into an underground pipe and use the land for the path. Stormwater will be routed to the two stormwater detention ponds. It is possible that a dual system, one pipe for the canal and one pipe for the drainage, may be allowed but would require permission from the ditch company and approval by the City's Stormwater Utility. Neighborhood Meeting Minutes Project: Scenic Views - Northeast Corner of Overland Trail and West Elizabeth Street Date: January 18, 1996 Page: 5 20. Will you consider restricting the single family area to one-story ranch -style homes to preserve views? RESPONSE: No, this would place our project at an unfair disadvantage when other projects are not so restricted. 21. Is this project viable given two recent development proposals in the area: The Ponds at Overland Trail and Overland Ridge? RESPONSE: We have factored these projects into our market analysis. We believe we are targeting a "first-time buyer" or "empty -nester" market which these other two projects do not. 22. What will this project do to school overcrowding? RESPONSE: The Poudre R-1 School District has capacity in the district to serve new students at all levels. Students from this project will be assigned to a school that has capacity. This may or may not be the nearest school. Students will be bussed rather than build new capacity. Keep in mind that condos and duplexes historically generate fewer elementary students than single family. 23. If there will be so few students generated by this project, why the need for a daycare facility? RESPONSE: The daycare is part of the amenity package and points are awarded under the Land Development Guidance System for providing this service. 24, Will Overland Trail and Elizabeth be improved by this developer? RESPONSE (from city staff): The developer will be obligated to construct sidewalk, curb, and gutter and the appropriate street widening along the frontage of both streets. 25. Are you willing to reduce density in the single family area to minimize traffic impacts on the neighborhood. RESPONSE: We will conduct a traffic impact study and work with the City and the neighborhood to plan a project that will work. 26. Our existing neighborhood is on larger lots. Why can't this project feature larger lots for the single family? RESPONSE: Larger lots like yours cannot be provided in today's market at the price range we are targeting. Lot widths are the key variable in determining the cost of land Neighborhood Meeting Minutes Project: Scenic Views - Northeast Corner of Overland Trail and West Elizabeth Street Date: January 16, 1996 Page: 4 14. Will the project be subsidized or supported by a public agency as an affordable housing project? RESPONSE: No, the project will be sold at market rates. 15. Are the units "for sale" or "for rent?" Can a covenant be placed on the project so that owners do not rent out their units? RESPONSE: The units are "for sale." It would be against the law to restrict a private property owner from renting out his or her unit after the initial sale. 16. Our neighborhood is suffering from owners who rent to college students. In some cases, the landlord is a parent of a college student who buys a house for the student for- a four year period and then sells the property. These rentals are filled with students who are not desirable neighbors. 17. What is the price range for the units? RESPONSE: At this time our thinking is as follows: One bedroom condo Low $60's Two bedroom condo $88 - $901000 Three bedroom condo $90's Duplex $120's Single family $140 - $160,000 18. Will all the houses look alike? RESPONSE: There are a variety of floor plans and models that can mixed and matched so all the houses will not look alike. 19. What about our view to the west? The new development will block our view of the mountains? RESPONSE: The view on the low horizon will probably be obscured but the view to the upper horizon will probably not change. Views are a sensitive issue as properties develop west of existing development. The only view protection is in R-F, Foothills Residential, Zone. In the R-F Zone, in a cluster development plan, new development must minimize the aesthetic impact upon the view of the foothills as well as the view from the foothills. This proposal is located in the R-L, Low Density Residential, Zone which contains no provisions regarding view preservation. Neighborhood Meeting Minutes Project: Scenic Views - Northeast Comer of Overland Trail and West Elizabeth Street Date: January 16, 1996 Page: 3 RESPONSE: These are good comments. The C.S.U. games are infrequent (five to six home games per year) and there is adequate warning. The main point is that the concept, at this time, is to not penetrate the central park and not cross the canal with a street as this would have an adverse impact on this attractive central feature. 8. What is the projected trip generation for the project? RESPONSE: The single family houses will generate approximately 10 trips per day, five trips out and five return trips. Total trip generation for the single family would be 660. 9. What about connecting Plum Street to the project? This would relieve traffic on Orchard. RESPONSE: We are planning for a future Plum Street connection but the intervening property, Happy Heart Farm, is a viable organic farming enterprise and residence and is not available to be divided by a street connection. L: 10. Will Elizabeth be widened and if so, how many lanes will added? RESPONSE: The City consideres West Elizabeth to be a minor arterial street once you get west of K.F.C. This means one travel lane in each direction, and one continuous center left -turn lane. East of K.F.C., the street is planned to widened out to an arterial with two travel lanes in each direction and a continuous center left -turn lane. 11. What about the intersection of Taft Hill and Elizabeth? This intersectrion needs an eastbound left -turn lane with separate green arrow. Otherwise, traffic stacks up back to the west. RESPONSE: This intersection will be widened with a city capital improvement project this Spring (1996) to provide a separate left -turn lane for eastbound traffic. 12. Louise Lane is used by high school students who cruise around the neighborhood. Plus, kids use Louise Lane to get to Poudre High. This project will only add more traffic on this street which will make things unsafe for everyone. 13. There is a speeding problem on Kimball already. This project will only make it worse. RESPONSE (from the city): Speeding problems should be reported to Police Department. Your report will be logged in to the computer. If you do not call in, the Police Department will never know about the problems and will not be able to respond. Neighborhood Meeting Minutes Project: Scenic Views - Northeast Comer of Overland Trail and West Elizabeth Street Date: January 18, 1996 Page: 2 3. The three proposed housing types are not connected to each other for the benefit of creating the park space. But this benefit is internal to the project'and comes at the expense of the existing neighborhood. By not providing an access to Elizabeth or Overland Trail for the single family area, all this traffic, by necessity, will impact the folks living in the immediate neighborhood. RESPONSE: One of the primary objectives of the plan is create an internal open space area of real value for residents of the project as well the surrounding neighborhood. By not constructing a bridge over the Pleasant Valley and Lake Canal, a continous linear greenbelt is preserved for a bicycle/pedestrian path. Internal circulation among the three housing groups would be by bikes or pedestrians which promotes a safe friendly neighborhood. The design of providing each housing group its own primary access (condos - Elizabeth, duplexes - Overland Trail, and single family - Orchard Place) prevents any one particular group from overloading any one particular access point. 4. The design is advantageous for the internal amenities but puts a burden on Locust Grove, Louise Lane, and Kimball Road. RESPONSE: The traffic impact analysis has not been done yet. We will look at the impact on these local streets. In addition, the City's Transportation and Engineering Departments will evaluate the anticipated traffic loads and the ability of the local streets to carry this new traffic. 5. Will the traffic study account for new traffic generated by The Ponds at Overland Trail and Overland Ridge P.U.D.? These two new projects will add a substantial amount of traffic onto Overland Trail and West Elizabeth Street. RESPONSE: Yes, the study will be required to consider these projects as part of the "background" traffic on these two streets. 6. What about extending Orchard Place all the way west to Overland Trail? RESPONSE: This extension is not part of this request at this time. The intervening property is not part of this P.U.D. There are two points to consider regarding this ultimate extension. One point is that an additional access to the west will help distribute the new traffic from the 66 single family homes and minimize the direct impact on Orchard. The possible downside is that new traffic from Overland Trail could be introduced onto Orchard that serves the entire neighborhood and not just the 66 homes in Scenic Views. 7. Without an alternative access point for the condos, these folks will be landlocked before and after C.S.U. home football games. Also, if there is a stalled car or snow drift, these folks will be stuck for hours without an alternative access point. Community "',inning and Environmental Serv= -s Current Planning City of Fort Collins PROJECT DATE: APPLICANT: CONSULTANT: STAFF: NEIGHBORHOOD MEETING MINUTES Scenic Views - Northeast Corner of Overland Trail and West Elizabeth Street January 18, 1996 Mr. Bill Veio Mr. Eldon Ward, Cityscape Urban Design Ted Shepard, Senior Planner Kerrie Ashbeck, Civil Engineer The meeting began with a description of the proposed project. The applicant is proposing a mix of housing types and densities on 36 acres. The southern portion of the site would feature 192 condominium units. The western portion of the site would feature 28 duplex units. The eastern portion of the site would feature 66 single family detached units. Total number of units would be 288 units. Orchard Place is proposed to extend west to serve the single family area but not extend to Overland Trail with this project. A 3.9 acre park site along the Pleasant Valley and Lake Canal is proposed. (Unless noted, all responses are from the applicant.) QUESTIONS, CONCERNS, COMMENTS 1. With the proposed extension of West Orchard as the primary ingress and egress for the 66 single family units, we are concerned about the introduction of new traffic into our neighborhood. It looks like Kimball will bear the brunt of the new traffic as this will be the primary route to West Elizabeth. Louise Lane and Locust Grove will carry additional traffic as the primary route to West Mulberry. 2. The single family area is cutoff by the Pleasant Valley and Lake Canal which eliminates access out to Elizabeth. There should be a bridge over the canal so the single family area does not have to soley rely on Orchard for access. 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002