HomeMy WebLinkAboutOVERLAND RIDGE (SIENA) PUD - PRELIMINARY ..... FIRST P & Z BOARD HEARING (CONTINUED) - 39-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTable D - Short and Long Term Conditions With Project Traffic
Intersection Level of Service
1997 Short Term 2015 Long Term
Intersection AM PM AM PM
West Elizabeth/Rocky Road (One Way Stop)
Southbound Left
A
B
A
B
Southbound Right .
A
A
A
A
Northbound Left
A
A
A
B
Northbound Right
A
A
A
A
Eastbound Left
A
A
A
A
Westbound Left
A
A
A
A
Deerfield/Clearview (No Traffic Control)
A
A
A
A
(with Northbound Deerfield Stop Controlled)
Taft Hill/West Elizabeth (Signal)
D
D
D
D
Conclusions
This study assessed the traffic impacts of the Overland Ridge P.U.D. on the short range (1997) and
long range (2015) street system. As a result of this analysis, the following is concluded:
• The proposed 116 dwelling units will generate approximately 1,100 daily trips - 85 a.m. peak
hour trips, and 120 p.m. peak hour trips.
• It is expected that 95% of the project traffic will utilize the West Elizabeth/Rock Road entrance
and 5% via the Deerfield/Clearview secondary access.
• Based on the intersection level of service analysis, excellent levels of service will prevail at the
intersections of West Elizabeth/Rock Road and Clearview/Deerfield under both short term 1997
and long term 2015 conditions with project traffic. Acceptable levels of service will be achieved
in the 1997 and 2015 conditions with the�addition of left turn phasing at West Elizabeth and Taft
Hill.
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 12
RESPONSE: I suppose they will shop there. King Soopers is a relatively small store and needs
to make some improvements of their own, by expanding some.
9. Will there be a future access back to the west?
RESPONSE: There is a vacant property between our project and the present terminus of
Pleasant Valley Drive to the west. We are planning on connecting to Pleasant Valley and have
aligned our lots and streets accordingly. In fact, one of our water lines may be extended from
Pleasant Valley in what is planned to be the future extension of Pleasant Valley Drive. Until the
intervening property develops, however, the actual street connection will not be made but we are
planning for it.
10. Will your traffic study include the C.S.U. football games?
RESPONSE: No, there are only 5 to 6 home games per year and the City Transportation
Department requests that we not consider special events in the study.
11. Will water mains have to be expanded to accommodate this added development?
RESPONSE: There is already an 8" high pressure line near this site that should be adequate for
this area. The City is directing that we loop our water mains for best pressure.
12. Why doesn't this subdivision have more open space and more buffering?
RESPONSE FROM CITY: Parks and Recreation's policy is to charge a parkland development
fee of $813 per unit and develop a network of high quality neighborhood parks rather than have
each individual subdivision provide its own open space. This results in better parks although
they may be space further apart.
13. I'd like to see some buffering between the park and the bike trail.
14. I have three boys and I do not want them to have to cross Elizabeth Street in order to get
to the park.
RESPONSE FROM CITY: Rogers Park is available on the north side of Elizabeth, Overland
Trail Park is available on south.
15. Is anything going to be done to change the drainage on this site?
RESPONSE FROM APPLICANT: Yes, the site will be graded so that storm flows will be
routed through the streets to the natural low spot. This is on the south side of the property. For
your information, the 10 acres to the south of this project was sold to the City for drainage
purposes. These 10 acres are combined with the park to create a larger sense of open space.
I
Figure 4
Elizabeth Street
a
m
0
o:
O
01 Q
L 6/25
�— 85/250
.1110.
�170/190 --►,�
Project Site _
r :.. ,.r c:..s r•: `5 f- 5/37
S
Short Range 1997 Traffic Volumes
1n M In
V
m
L
(n
40/100
F5 — 60
�J
1
0/1
� 0/,55
65
5/115 —
36— 5/355 ►
110/120
vOD,
e5i
wino
N.,
C/earview Avenue
rZt m o
� O ¢
m w
m
O
Q
84/92 ---+ am/pm Peak Hour Turn Volumes
40/33 �
BALLOFFET and Associates, Inc.
EL1Z-4.ai 8/28/95
4
NOT TO SCALE
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 7
24. What kind of an easement do you have going down Timber Lane?
RESPONSE: There needs to be a utility easement at least.
25. I think this proposed development is not all that bad and it beats many other ones going
on in town.
26. How will the drainage area be landscaped?
RESPONSE: The City's Storm Drainage Dept. will have to review this.
27. I'm concerned about only one point of access going into this project off of Elizabeth
Street. You need at least two points of access.
RESPONSE: The preliminary indication from the City is that a single point at the Rocky Road
alignment is all that will be allowed onto Elizabeth Street. The City does not want to add too
many curb cuts to Elizabeth Street.
28. I'm concerned about my children possibly having to be bussed away from Bauder Elem.
School. If another bus is needed, who will pay for this bus?
RESPONSE: The Poudre R-1 School District will evaluate the request and determine which
school will serve this site. We are not sure how the District determines the bus routes or how
bussing costs are handled.
29. Spring rain run-off will drain to the southern row of houses you propose to build. Will
you warn those buyers that the natural drainage will impact their properties?
RESPONSE: The City requires a storm drainage plan. Storm Drainage Dept. will review the
proposed development. Usually, the construction of streets and curbs and positive
grading away from building foundations will keep lots from flooding.
30. Last spring the run off was four feet high in that detention area. Are you going to take
care of this situation?
RESPONSE: Yes. The volume of drainage will be increased due to roofs, sidewalks, etc. not
handling the drainage. However, it will be released slower at a controlled rate.
31. When is the City going to step up and support the infrastructure and make all the
improvements it needs to make as all this growth occurs?
RESPONSE FROM CITY: The City's fiscal policy toward new growth and infrastructure is that
new growth, both residential and commercial, is assessed a series of fees and public
improvements so that "growth shall pay its own way." What this means is that street widening,
parkland development, storm drainage ponds, etc. occur at roughly the same time as the need.
y
Figure 7
Elizabeth Street
Long Range 2015 Plus Project Traffic Volumes
'r3
0)
Ma
+--6/25
100/300
21M
1/6
�200/230
CD
1/91 *
0)
L n
Project Site
1/2
5/37
2/1
1/1
O
080
r, 1w Go
+-50/120
166/654
70/165
138/1143 ---+
443/432 ---- *
I I r
143/148 ---jr
r, N CM
ZZ
LCOM
0,
ClearviewAvenue
O Q
ti
84/92--+ atWpm Peak Hour Turn Volumes
40/33---+
BALLOFFET and Associates, Inc.
ELI2-7.al 8/28/95
4
NCrr TO SCALE
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 11
Figure 6
Elizabeth Street
Short Range 1997 Plus Project Traffic Volumes
a
m
2
C2 m
L 6125
4 85Y250
21/71
1/6 v�. 9
�170/190
1 1/4� CO
Ma
Project Sitea _
1/2
6/37
• p
2/1►
v1 �
N CO)
O
�53Lo
It
ID
L 40/100
4 146/599
1 L
f— 60/155
18/� — 398/377377 —►
123/128
W00o
DLO,
C/earview Avenue
•
a
�
o
Ct
� a
nz m
'c
0 �
11Q
O
84/92 --+ am/pm Peak Hour Turn Volumes
40/33 �
BALLOFFET and Associates, Inc.
EU7-6.al 812MS
4
NOT TO SCALE
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 10
I-
I Project Impacts
The a.m. and p.m. peak hour trip generation rates for the proposed residential units are based on
1 the Institute of Transportation Engineers 5th edition of the Trip Generation Manual. The trip
generation rates and resulting trip generation for the proposed project are presented in the
following table.
Table C - Project Trip Generation
1
AM AM AM PM PM PM
UNITS ADT IN OUT TOTAL IN OUT TOTAL
1
Trip Generation Rates DU 9.55 .19 .55 .74 .66 .35 1.01
1 Trip Generation 116 1,108 22 64 86 77 42 118
The trip distributions for the proposed project are based in part on the location of the project within
proximity to the City of Foil Collins, access to the arterial street system, and existing traffic counts.
Based on these relationships it was estimated that approximately 95 percent of the project traffic
would travel to West Elizabeth and 5 percent to the southerly entrance via Deerfield and Clearview.
Of the 95 percent traveling to/from West Elizabeth, 90 percent would travel to and from the east to
the intersection with Taft Hill Road, where it is estimated that 20 percent would turn to/from the
north, 20 percent to/from the south and the remaining 50 percent continue to/from the east on West
Elizabeth.
The resulting 1997 short term plus project and 2015 long term plus project traffic volumes are
presented in Figures 6 and 7 respectively. The short and long term plus project peak hour levels of
service for the intersections under investigation are presented in Table D. As can be seen, acceptable
levels of services prevail at all three intersections in both the a.m. and p.m. peak hour conditions with
i the addition of project traffic.
I Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 9
Figure 5
Westl Elizabeth Street
a
m
c
0
o, ¢
+-- 6/25
t— 100/300
4J10,
00/230 —►,
k
{
Project Site
6/37
�C')
0
v
Long Range 2015 Traffic Volumes
Ro
co
n e cco
50/120
155/615
/15
70/, 65
125/135
410/410
130/140 --+
p
t0 NN
LO to
ID
(00
C/earview Avenue
o
F' O ¢
m m =
`m
64/92 ---+ am/pm Peak Hour Turn Volumes
40/33
BALLOFFET and Assoclates, Inc.
ELIZ_5.al 8/28195
4
NOT TO SCALE
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 8
Background Traffic
In addition to evaluating traffic in relationship to the existing conditions, this study evaluates the
impact of the project traffic during the short term 1997 conditions and the long term 2015
conditions. The traffic projections from the North Front Range Regional Transportation Plan,
October 1994 were used to develop the short and long term horizon years. In addition to the
Regional Plan, traffic from other approved developments was added to the background conditions.
The projected a.m. and p.m. peak hour intersection turn movement volumes without project
traffic for 1997 and 2015 are presented in Figures 4 and 5, respectively. The resulting level of
service analysis for the short and long term conditions without the project, traffic is presented in
Table B. As indicated, acceptable a.m. and p.m. peak hour level of service will prevail in 1997
and 2015, assuming that left turn phases are added to the West Elizabeth and Taft Hill
intersection.
Table B - Short and Long Term Conditions Without Project
Intersection Level of Service
Intersection
West Elizabetli/Rocky Road (One Way Stop)
Eastbound Left
Southbound Left
Southbound Right
Deerfield/Clearview (No Traffic Control)
Taft Hill/West Elizabeth (Signal)
1997 Short Term 2015 Long Term
AM PM AM PM
A A
A
A
A A
A
A
A A
A
A
A A
A
A
D D
D
D
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 6
Figure 3
Elizabeth Street
a
2
cc
C1
m
L 61/25
f— 621180
vs ;
034/152 ---IW
;l
Project Site /
4
E r macs ar: ,e.. rx. 5/37
t
0
0
1995 Existing Traffic Volumes
10
(0 0)
v M CD
L 34/93
.-691352
46/131
461131
—
215/246
/246 —►
83/95
L�
C/earview Avenue
m �
c
O �
m
O
84/92 ---+ am/pm Peak Hour Turn Volumes
40/33 --Pf
BALLOFFET and Associates, Inc.
ELIZ3.al 828/95
4
NOT TO SCALE
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 5
P
West Elizabeth is an east -west facility and designated an arterial on the Fort Collins Master Street
Plan. In this area, West Elizabeth provides for two lanes of travel. West Elizabeth is
unimproved on the south side with no curb, gutter, or sidewalk. Similarly, West Elizabeth is
unimproved on the north side, east of Rocky Road, but does have additional pavement width,
curb, and sidewalk west of Rocky Road.
The intersection of West Elizabeth and Taft is controlled by a traffic signal. The intersection of
West Elizabeth and Rocky Road is controlled by a stop sign for southbound Rocky Road traffic.
Existing August 1995 a.m. and p.m. peak hour intersection traffic counts were conducted for this
analysis at the intersections of West Elizabeth/Rock Road and Deerfield Drive/Clearview. Peak
hour traffic counts for the intersection of West Elizabeth and Taft Hill Road were from previous
traffic studies prepared for developments within the general study area. The existing traffic
counts are presented in Figure 3.
Intersection level of service analysis was performed at the three intersections under investigation.
Level of Service (LOS) is a grading system as to how well an intersection operates, ranging from
"A," which. is excellent, to "F" for failure. LOS of "D" or better is the City of Fort Collins
threshold for being acceptable.
The existing levels of service for the intersections analyzed are based on the 1985 Highway
Capacity Manual and are presented in Table A. The calculation sheets for this analysis are
presented in the appendix of this report. As can be seen, acceptable levels of services exist for both
the a.m. and p.m. peak hour conditions.
Table A - Existing Intersection Level of Service
Level of Service
Intersection AM
PM '
West Elizabetll/Rocky Road (One Way Stop)
■
■
Eastbound Left A
A
Soutllbound Left A
A
'Southbound Right A
A
IDeerfield/Clearview (No Traffic Control) A A
Taft Hill/West Elizabeth (Signal) D D
Balloffet & Associates, Inc. overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 4
Figure 2
MOUMAIRE
BASEYSIINSON
SUBDMSION
s®r.Amotw
1PmlAar :•
440WAO
unuAc ae
ara•co
)I
y[•I [l1iA[[M T•i[i
�,! • ■
■ r • LO
.)wt
■
�I
■
i
i
r
•
a
r
■
r
•
•
•
•
I
■
•
T
•
w
r
w
r�
'
a
w
n.me•
; i
r
• i
�•
a
■
w
•
•
•
•
.. _...
._.__.
---...
r
•
• �
� o
•
•
a
w
■
■
w l
Site Plan
RHODES
G. Mfh1FE1D
VALLEY If
SUBDIVISION
MAWBARB.ET
SUBMISM
a•®a.■aur••r
I
a®•.■w•rrar
a®■ r
•o� iIRyAC
b.tl■1 r1'•M'.O Icy
mowAc
�IIQ•
I tAawAe
UWAC
•
•
a
•
a
•
•
•
•
■
•
v
•
r
•
•
•
w
•
•
•
■
•
a
•
a
•
■
•
r
•
■
•
■
•
�
r
p
rz.w d•MTD
• • �
`�t
aT■V.
r
I
T
9
G.
LOI. TlPIC.LL
�..• �
MIt CM•Gtbi
O
wtl1 M
OPEN SPACE
- —
A CL•AM[•
AVl
®
1+
NOT TO SCALE
lee
BALLOFFET and Assoclates, Inc.
ELI7-2.al 8128/95
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 3
Figure 1 Vicinity Map
�--
IIElua r r—
I it ;-•�
IlIIn r �7 h• 111
I i
• Il�' 1'I I N III11
• 11
RP I
lit
�P�3--�.� I�
i F-
ill� u
. I -"� Gam. Fes- It
I r
RMP
1 r p �_ I L.
BP F
• r I C- ;
FI
I
I\ • Iy1• I I 1' 111 I I
Bl�-;
imi s \
III \ \ � I11 I111�1 I
Rd L
_ r 1 It I
wit ;III;I Ilk
RF
It
�j
I -I i I I �rl I I lei �
I I! I I I( I
mor
OUT�o�co
J�
It
�•�o CF.• I:i I I I � 9J,I Si
0 �I
w \1` Q(_
.p p�� 10
I
I (�JQ
. l..- I
I
1 �I : I
1
J
NOT TO SCALE
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 2
Overland Ridge PUD Traffic Impact Analysis
The following traffic impact analysis is for the proposed Overland Ridge PUD residential
development located south of West Elizabeth Street and east of Overland Trail in the City of Fort
Collins. As will be presented, the analysis evaluates the impacts of the proposed project traffic
when added to short term year 1997 forecasts and long term 2015 forecast traffic conditions at
the intersection of West Elizabeth/Rocky, West Elizabeth/Taft Hill Road and Deerfield
Dr./Clearview Avenue. Based on this analysis, no traffic impacts were identified and the inter-
sections evaluated will operate at acceptable levels of service, both in short term 1997 and long
term year 2015 conditions.
Project Description
The project site is located south of West Elizabeth Street and east of Overland Trail as can be
seen in Figure 1. Access to the site is primarily via the intersection of West Elizabeth and Rocky
Road. Secondary access will be via the extension of Clearview Avenue at Deerfield Drive. The
site is 29 acres of pasture ground and one home.
The northern boundary of the property borders West Elizabeth. The southern boundary has an
intersection at the southeast corner formed by Deerfield Drive and Clearview. The remaining
southern edge is bordered by a dry detention pond, an additional pond that retains water year-
round and a soccer field that is part of Overland Park. The eastern boundary is bordered by the
backyards of sixteen homes on Timber Lane built in the late 1970s. The western boundary is
bordered by unimproved ground and a portion of Overland Park.
The proposed project site plan is presented in Figure 2. The proposed project consists of 116
single family lots which equates to 3.8 dwelling units per acre.
Street access on West Elizabeth will be via the southerly fourth leg of the intersection of West
Elizabeth and Rocky Road. A second point of access will be via the creation of a "T"
intersection, where Clearview enters the project site at its current 90 degree turn with Deerfield.
Conventional design would indicate that Clearview would be uncontrolled approaching and
exiting the site and northbound Deerfield would be stop sign controlled. A third point of access
would be accommodated near the southeast corner of the project where the continuation of
It Pleasant Valley will dead end. A temporary cul-de-sac will provide turnaround capability at the
western border where Pleasant Valley will dead end.
= Existing Setting
As indicated, the proposed project will be located south of West Elizabeth with primary access
via the southerly fourth leg of the intersection of West Elizabeth Street and Rocky Road. Land
uses in the area are primarily residential with some vacant parcels.
11
P
Balloffet & Associates, Inc. Overland Ridge PUD Traffic Impact Analysis
August 30, 1995 Page 1
I
J TABLE OF CONTENTS
PAGE
i
Project Description................................................... .1
Existing Setting .................................................... 1
Background Traffic .................................................. 6
Project Impacts ..................................................... 9
Conclusions...................................................... 13
} FIGURES
1. Vicinity Map ............................:....................... 2
2.
Site Plan .......................................................
3
3.
1995 Existing Traffic Volumes ........................................
5
' 4.
Short Range 1997
Traffic Volumes .....................................
7
5.
Long Range 2015
Traffic Volumes .....................................
8
6.
Short Range 1997
Plus Project Traffic Volumes ...........................
11
7.
Long Range 2015
Plus Project Traffic Volumes ...........................
12
TABLES
1
A. Existing Intersection Level of Service ................................... 4
' B. Short and Long Term Conditions Without Project Intersection Level of Service ...... 9
C. Project Trip Generation ............................................ 9
D. Short and Long Term Conditions With Intersection Level of Service ............ 13
Appendix: Level of Service Analysis
1
1
1
1
1
1
1
amenity much like houses cluster around golf courses. The adjacent property to the west could be
brought in to site planning process. The opportunities are to provide a new and different kind of
public benefit for future homeowners and to help buffer the park. Fort Collins is in need of such a
community garden and there is a symbiotic relationship with the Mr. Stenson's Happy Heart Farm
located across West Elizabeth Street to the north. The combination of public benefit (garden) and
private development (houses) represents a unique opportunity for Fort Collins that should not be
overlooked.
3. Use of Ecological Building Materials
Mr. Stenson would like the Planning and Zoning Board to consider the use of building materials
that are more sensitive to the environment than traditional building materials. For example, there
are products on the market that are made from recycled materials. There are wall systems that are
made of a composite of wood fibers and cement. This latter product, with the trade name "Fast
Wall," would be ideally suited for Fort Collins with our new surplus of mulched tree branches.
Using our local mulch supply in a cost-effective building product would be advantageous for the
tax payers and help recover the cost (one million dollars minimum) of the tree branch clean-up. It
would be an appropriate message to the builidng community that "Green" building products
represent a community value.
4. Public Notification of the Second Neighborhood Meeting
Mr. Stenson did not receive a letter advertising the second neighborhood meeting. This is a
serious concern and calls into question the validity of the planning process. Based on the low
attendance at the second meeting (15 - 20 persons) compared with the first meeting (65 persons),
there is an indication that the mailing was flawed. Mr. Stenson questions how many other
residents were not notified.
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard
DATE: October 17, 1995
RE: Verbal Comments from Dennis Stenson Regarding Overland Ridge P.U.D.
On Tuesday, October 17, 1995, Mr. Dennis Stenson, 2820 West Elizabeth Street, visited the
Planning Department to review the plans for Overland Ridge Preliminary P.U.D. Mr. Stenson
made four main comments regarding this plan. Due to the deadline for the P & Z information
packet also being Tuesday, October 17th, and due to the desire to meet the packet deadline, this
memo serves as an abreviated summary of Mr. Stenson's comments. These comments will be
followed up by a more detailed explanation, authored Mr. Stenson, and delivered to the Board at
the worksession on Friday, October 20, 1995.
Traffic on West Elizabeth Street
Mr. Stenson is in agreement that the City design West Elizabeth as a "Minor Arterial' street
versus an "Arterial" street. The difference is significant. A minor arterial street is a two-lane
street (with center left -turn lane) with a 50 foot cross-section flowline to flowline. This is similar
to Willox Lane between College and Lemay.
It is Mr. Stenson's desire that the City take steps to de-emphasize the "through -traffic" nature of
West Elizabeth. Prospect and Mulberry adequately serve the general area as true arterials which
take motorists on a cross-town trip. West Elizabeth, however, is only two miles in length and
should be considered a neighborhood collector street. Measures should include providing bike
lanes, bus stops, and sidewalks to reinforce the non -vehicular modes of travel, especially with the
student population and proximity to C.S.U.
Other "traffic -calming" measures should be explored such as those being considered on other
heavily travelled collectors. These could include signage, speed zones, speed humps, or other
measures that may prove to be successful. The main point is that high-speed, cross-town traffic
should be diverted to the arterials, while West Elizabeth be considered more of a neighborhood
street.
2. Housing and Community Horticulture Garden
Mr. Stenson would like the Planning and Zoning Board to consider an alternative design concept
for the property. With good soils, a nearby irrigation ditch, and south -facing slopes, the land is
ideally suited for a Community Horticulture Garden. The housing could center around this
i V J L l- l :
TYPE OF MEETING: /V E/G/(f3_Qrc /ivvo
DATE: OGT• /01., /9q
NAME
AI)1)ItE5S
y ifGAGV/✓�NG
N�tiJPc�-T c
S.I.. nal-�u
i101
r1"
n !' II.4.Ct I j,t
/011�t"/�-MVA�
�J 7 Ley,,�y4L
W"r
h�,
% /L-.1 6 lz- I- e�
�0��
2 K r
14,4,C 1 1 G TO,J
DID Yev RECEIVE
WItITTEN
NOTIFICATION o�
qAE YOU AN vee
YES/NU ? OWNER It ENT
1 I
7cs vV
/
44. It will become a "T" intersection?
A. Yes it will.
45. Do they have anything planned with transfort adding busses?
A. The city is trying to rearrange bus routes to best fit the peoples needs. It is unlikely, due to
federal cutbacks, that additional buses will be added.
46. I live in a single family home and I take the bus. It's a little crowded.
A. That's great news. It means transit is being used.
47. I've had my bus diverted to pick up other routes.
48. Will there be a plan made for more people riding Transfort?
A. Transfort is constantly monitoring the ridership patterns. Keep in mind that each bus costs
about $80,000 so probably no new buses for awhile.. They would like to expand, but it's very
expensive.
49. What priority is a right turn lane for eastbound Elizabeth to southbound Taft?
A. This turn lane is not part of the current round of capital improvement projects. (Choices `95).
Therefore, its hard to predict when it will be built. Such a project would have to be included in the
next round of capital projects.
50. What about the Elizabeth/Taft Hill intersection? Any improvements there?
A. Yes, the City plans on upgrading the signal to include a separate left turn phase for eastbound
Elizabeth to northbound Taft in the next several months.
51. We can count on how many homes not having detached garages?
A.. They will all be attached, but some will be in the back of the house served by an alley instead
of the front. The split is about 1/2 and 1/2.
52. When will the project begin and end?
A. (Minatta) We estimate early summer to begin site work. The plan is to build in three phases
depending on market absorption.
8
A. Keep in mind that all developers must construct the necessary 'improvements to meet the
Stormwater Utility's criteria for new development. Money collected must stay within the specific
basin. This money cannot be spent on improvements that are normally required of a particular
development. Rather, the money can be spent on areas within the basin where there is no developer
to pay for the improvement or where there is clearly a public need versus a developer's obligation.
Most basins have a master plan that identifies areas of improvement.
KERRIE ASHBECK, SHERRY WAMHOFF, and ERIC BRACKE/ ENGINEERING AND
TRANSPORTATION
These staff members explained the methodology for traffic impact studies and the level of service
(measurement of delay) required at intersections. Elizabeth street improvements will be on the south
side of the street only. A street oversizing fee of $584 per dwelling unit is charged at the time of
building permit. There are no long term capital projects scheduled or budgeted at this time to
improve Elizabeth Street from west of K.F.C. to Overland Trail.
38. If the traffic count on Elizabeth is 4000 cars a day, then at least 2000 are going by just when
I'm trying to back out of my driveway!
A. It is difficult to back out onto busy streets. Have you considered a circular drive?
39. 5 Saturdays out of the year we have the CSU game traffic. Getting 35,000 cars in and out
within a 2 hour period each way is hard on existing residents.
A. We agree. There's no way around it. It's a tough situation that simply overloads the system.
40. What is the plan for Rocky Road and Elizabeth?
A. There will eventually be a left turn lane, but that could take years.
41. It's not safe now to turn from Rocky Road to Elizabeth. You have to go past the stop sign to
see.
A. Part of the problem is that Elizabeth is widened to the east but not to the west so the Rocky
Road intersection is where the street jogs.
42. Is the main problem the big willow tree?
A. The northwest comer has a big branch in the way.
43. What about the Clearview intersection? Will there be a stop sign or a stop light?
A. There will be a stop sign for Deerfield. Clearview will have the right-of-way.
7
A. There will be no increase in runoff due to stormflows being captured by the stormwater
detention pond. Releases from this pond, however, will flow down the Clearview channel over a
longer period of time.
30. Are you not planning to increase the size or improve the outlet channel?
A. No, it will be kept the same for now. There will be more sustained flows after rainfall which
causes more stress of the system over time due to the increased duration of releases out of the
Clearview Pond.
31. What will the City do to improve the channel?
A. Over time, as fees are collected in the Basin, the channel will be improved to the practical
extent possible. These improvements are based on the Basin's master plan. The master plan
assumes fully developed conditions throughout the basin.
32. What are the cost estimates of improving the channel?
A. There are no cost estimates at this time.
33. If you increase detention will we lose the trail?
A. No. Stormwater will work with Parks and Recreation and not allow detention to effect the trail
system.
34. When will you do this?
A. When we get the final plans. We won't allow Planning and Zoning to approve it if there is a
negative impact on the existing trail.
35, What will the fees be?
A. $6181.00 per acre X the coefficient of runoff (about .5). So about $90,000 to $100,000.
36. Will the $90,000 will be used to improve the channel?
A. Not necessarily. The money goes into a fund for the Canal Importation Basin that is
administered by Stormwater Utility for master plan improvements. Improvements are done on a
priority basis within the basin.
37. Could the money go to another development down the road to improve other development's
requests?
1*1
sports and activities are spilling over to neighborhood parks that ideally should be located in
community parks like City Park or Roland Moore. We hope that improvements at Lincoln Junior
High and the old Fort Collins High School will help with this overload.
25. Is there any data that supports providing additional park space as newer homes are planned so
the parks grow at the same time?
A. Our park planning is based on population projections on a square mile basis. Some of the data
we have is based on the school -age population. For example, we know about '/z of the kids play
organized sports. At this time, your square mile section is adequately served by park land. The
problem of over -programing is a city-wide issue.
26. Is the trend due to the aging population?
A. Yes, the age of the general population is growing older. Right now, youth sports are serving
the "echo of the baby boom". These kids are growing older and will soon drop out of organized
sports. Youth baseball, however, is really up due to the popularity of the Rockies. The problem
is that it is more expensive to install, operate and maintain a baseball diamond than a soccer field.
It costs about $60,000 to $80,000 to build and illuminate a baseball diamond.
27. Do you plan to update Rogers Park with baseball fields?
A. No, we don't have room in that park for ball diamonds.
28. I coach baseball for the city. There's a big conflict with the soccer games at the same time as
youth baseball. We can't practice 6 days out of the week because of soccer. Neighborhood parks
lack ball diamonds. The conflict is really bad and puts baseball at a disadvantage.
A. We recognize this conflict. Keep in mind that this conflict is only two weeks out of the year.
It may be possible to build additional baseball fields and only have soccer at Rogers Park. Keep in
mind that the season for organized youth sports is only 6 months out of the year so the City has to
budget its resources accordingly.
STORM WATER/ BASIL HAMDEN
Mr. Hamden explained that site is located in the Canal Importation Basin. Storm flows will be routed
into the Clearview Pond where they will be detained and released at a controlled rate into the
Clearview Channel. The developer will pay $6,181 per acre, subject to the amount of impervious
surface (about 50%) in storm drainage fees. The developer will have to verify the capacity of the
Clearview Pond and expand it if necessary.
29. What is the percentage increase in stormwater runoff expected from this project?
5
A. Yes, all new homes are required to have water meters.
PARKS AND REC/ JANET MEISEL
Ms. Meisel began by explaining that there are 2 parks within a mile of the Overland Ridge P.U.D.-
Overland Park(15 acres) south of West Elizabeth and Rogers Park(8.65 acres) north of Elizabeth.
According to the policies and standards adopted by City Council, Overland Ridge P.U.D. will not
trigger the need to provide more park space in the square mile section bounded by Taft Hill,
Prospect, Overland Trail, and Mulberry. Further, population projections for this square mile indicate
that existing park space will be sufficient for the long term. Each new home must pay $813 into the
Parkland Development Fund at the time of building permit.
19. You mentioned Elizabeth being a boundary, what are the chances of people from Overland
Ridge crossing Elizabeth and going to Rogers Park?
A. I would say good. People with kids and kids involved in sports will go where the organized
games are and Rogers Park has organized soccer games.
21. Is it fair to include Rogers Park or does Overland Trail Park serve these new folks?
A. The park land is split. These people will use Overland Park. But if games are scheduled in
Rogers Park, people in Overland Ridge will travel to Rogers Park.
22. There are also people coming to Overland Trail Park from other developments, do you figure
those people -in when you do the study?
A. You are referring to The Ponds located on the west side of Overland Trail. We would like to
provide a playground within The Ponds for small children but we expect most people will go to
Overland Park.
23. If people from both Overland Ridge and The Ponds go to Overland Trail Park, then what
impact does that have on the park?
A. Park usage will increase. At 15 acres, however, this one of our larger neighborhood parks and
it should be able to handle the increase in use.
24. Is there any data to demonstrate and show how to measure the parks use?
A. Aside from monitoring recreation programs, there is no data on casual or passive park use. All
parks are over -scheduled, we know. If we had another park like Roland Moore, we would be able
to handle all programs without impacting neighborhood parks. For now programs are put into the
available neighborhood parks. Right now, we have a problem with park programming for organized
4
There are no problems with sanitary sewer service.
Most older homes in the area are served by the Fort Collins/Loveland water district since the homes
were built in the County and then annexed into the City. The area is now in the City of Fort Collins
service area but district pipes will not be removed. The City's goal is to try to maintain a minimum
of 40 p.s.i. during the summer watering season in the city-wide zone. The pressure in the Foothills
Pressure Zone is about 80 p.s.i.
11. Any chance of ever getting more than 40 p.s.i. outside the Foothills Pressure Zone?
A. No, not unless the boundaries change.
12. During the summer, I get about 25 p.s.i. Only in the winter do I get 40 p.s.i. When can we
get the boundaries changed so we can be in the Foothills Pressure Zone?
A. I can't give a definite answer. There are no plans now. Water users cause the pressure to drop.
It is possible to shift the boundary in the future. It can vary from the west to the east, depending on
the elevation of the water storage tanks. At some point, the further you go to the east, you have to
draw the line between the two zones.
13. Does changing the boundary involve any above ground tanks?
A. No
14. What would it take to change boundaries?
A. It would take a study along the present zone line from one end to the other. Depending on the
outcome, it could involve construction of a new water main in the area.
15. So, we have to live with 40 p.s.i. on the east side of the zone line?
A. Yes, and 80 p.s.i. on West Elizabeth and west of the line.
16. Why is the pressure lower in one side and higher on the other?
A. Because the two zones are not connected.
17. Will the water line come off of Rocky Road?
A. It will come off of Elizabeth. Fort Collins/Loveland water is not part of our system and their
mains will not serve this site.
18. Would you have a water meter on each lot?
3
Also all the new kids from Overland Ridge won't be in the same grade.
4. What will it cost to hire 2 more teachers?
A. About $40,000 for 2 teachers.($20,000/teacher).
5. Would the children be bussed?
A. No, they would walk.
6. They would walk across Prospect?
A. Yes, we have a crossing guard at the stop light.
7. Will the boundaries for Bauder change as a result of this project?
A. We do not anticipate any boundary changes due to this project.
8. Are there any trends in the older neighborhoods where elementary enrollment is on the decline?
A. Yes, we see enrollment patterns shifting more to the south over the long term.
9. Does Irish have problems with declining enrollment?
A. Irish wanted to reduce the school size so Bauder, being a four track school, took part of the
Irish boundary area. Bauder is actually closer to Overland Ridge than Irish.
10. Are you concerned about reducing staff?
A. No. We went over our projection for 1995. We have 20 kids over what we projected in May.
Most of these students are at the kindergarten level. We are not anticipating reducing staff.
WATER AND WASTEWATER/ ROGER BUFFINGTON
Mr. Buffington began with a description of the Foothills Pressure Zone, which will serve Overland
Ridge. This is a separate system which is fed by a water tank up in the foothills. The boundary of
the Foothills Pressure Zone is the easterly property line of Overland Ridge. Therefore, residents
living on Timber Lane are in the city-wide system and have lower water pressures.
There will be three water connections to feed Overland Ridge. A connection will be made between
the two zones for operational purposes in case there is an emergency but this will be a valve that will
normally be closed. Also, in case the boundaries of the zones change, there will be system in place.
F1
NEIGHBORHOOD MEETING MINUTES
PROJECT: Minatta Project- Overland Ridge P.U.D
DATE: October 10, 1995
APPLICANT: John Minatta c/o B.H.A. Design
CONSULTANT: Bruce Hendee, B.H.A. Design
STAFF: Ted Shepard, Senior Planner
This meeting was the second in the planning process held to address the concerns raised at the first
meeting. The first one was held on August 24, 1995. Unlike the first meeting, the second meeting
featured representatives from Poudre R-1, Water and Wastewater, Parks and Recreation, Stormwater,
Engineering, and Transportation. These representatives provided a perspective of how the P.U.D.
is evaluated and reviewed. Instead of an open, free -form discussion, the format was focused on each
representative and the issues related to their specific area. The minutes reflect this format.
POUDRE R-1/ JERRY MICHAELS, Principal, Bauder Elementary School
Mr. Michaels began with brief presentation indicating that Overland Ridge P.U.D. is expected to
generate approximately 30 to 46 new students at the elementary level. Bauder is a four -track school
and can handle these new students.
1. Before the first neighborhood meeting, I called Bauder to see if they were accepting additional
kids and they(Bauder) said that they were full. How can they take these kids?
A. We do our student population and faculty staffing projections every May to see how many kids
will attend. This includes students transferring in from the School of Choice program. We hire staff
based upon those numbers. Once the staff is "frozen" we can't accept any more kids.
2. Do you have empty classrooms? What will you do with 100 more kids?
A. We have 2 empty classrooms. The staff level is based on the Bauder population projection
made in May. If we know ahead of time what the student population will be, we can physically
accommodate the students in the building and provide the appropriate staff level.
3. But what about 30 to 46 kids, will they fit in 2 classes?
A. That's hard to say. The maximum capacity at Bauder is 728, right now we have about 653.
37. How will this project effect our taxes?
RESPONSE: We are not sure. You can check with the Larimer County Assessor's office to see
what the impact will be.
38. How much room in your alleyways?
RESPONSE: They will be 16 feet wide which should leave enough room for cars to get in and
out of their garages.
39. Will there be any 6' high stockade fences along the south side of your project?
RESPONSE: Probably not. It would be crazy to have a high fence next to the park area. These
homeowners surely would rather look at the green space instead of a fence.
40. Would you ever consider dropping off those last two rows of houses at the southern end
of the property for greenbelt area?
RESPONSE: No, this would not be feasible for us.
G
To be fiscally conservative for all tax payers, the City does not want to be in the position of
constructing these improvements ahead of the growth with money from the General Fund.
Rather, the funds raised by the new development fees are to be used. This sometimes results in a
"lag time" where new development is up and running and the development fees (or
infrastructure) has not yet been invested in the necessary improvements. Usually, these funds are
invested in a timely fashion so that new development is served and existing tax payers are
impacted. To do otherwise would require the tax payers to invest funds up front. The risk here
is that demand for services may soften (as in a recession) and yet the money has been spent.
Other methods of building infrastructure is through the capital improvement program such as
Choices `95. Still one other method is the Special Improvement District which has fallen out of
favor due to some failed Districts.
32. I'd like to see some greenbelt areas behind those proposed houses to the south of this
project.
33. Why is no one from Poudre R-1 School District, traffic dept. and parks and recreation
here tonight? You do not seem to be able to answer all our questions that should be
addressed to those agencies.
RESPONSE FROM CITY: Would you like to have another meeting? If so, we can try and have
those representatives attend.
34. How will the traffic come out of your subdivision? I live right next to Rocky Road and
have a lot of trouble now backing out of my driveway. Also, the intersection at Rocky
Rd. and W. Elizabeth has poor visibility. One has to pull way out in order to see if
anything is coming. It's dangerous to creep that far out into Elizabeth Street in order to
see oncoming traffic. Will the City address this?.
RESPONSE FROM CITY: If there is a dangerous situation now, then the City's Traffic
Operations Department can investigate. Improving sight distance at an existing intersection can
be addressed independently of the P.U.D. request.
35. How will the sewage exit this project?
RESPONSE: The City's Sewer Dept. has not indicated any concerns about the capacity at this
time.
36. The Zoning Dept. ignores our calls about more than three unrelated people renting or
living in one household on Timber Lane. I have phoned them many times. How are you
going to control this situation at your project?
RESPONSE: We understand the difficulty with enforcing the legal occupancy of a home. After
we sell a house to a purchaser, we do not have control over how the house is occupied. Home
buyers are free to rent out their homes.
5
RESPONSE FROM CITY: The developer is required to comply with all storm drainage
regulations so that downstream properties are not impacted.
16. What will these type of homes do to the value of our homes? I'm also concerned about
these proposed alleyways and the trash and junk vehicles that will be left there.
RESPONSE FROM APPLICANT: It is difficult to measure the variables that make up a
property's value. The alleys will be paved, not gravel, which will help the overall appearance of
the alleyway. We will arrange for one trash hauler to serve the entire subdivision and all trash
pick up will be from the front, not in the alley. A homeowner's association will be responsible
for all.the up -keep in this development.
17. The police response in our part of town is very slow and I'm concerned about graffiti,
drugs, and drinking that could occur in those alleyways.
18. Another development, The Ponds, has been approved west of Overland Trail and this is a
lot of density in our area., I'd rather see a park go in on this proposed site.
19. I'd like to state that it is important that we voice our opinions tonight at this meeting. It
will be made a part of the public record. The record should show that we are opposed to
the project based on impacts on traffic and on the park.
20. How exactly is West. Elizabeth going to be improved? I am very concerned about the
traffic impact this added project will have.
RESPONSE FROM CITY: West Elizabeth will ultimately be constructed as a minor arterial
street in this area. It will widen out to an arterial cross-section further east by the K.F.C. The
developer is responsible for constructing his "local street portion" on the south side of West
Elizabeth Street. There are no plans for the City to construct the improvements on the north side
of the street. A minor arterial street consists of one travel lane in each direction with a
continuous center left turn lane.
21. What are the setbacks in between the homes?
RESPONSE: There will be a minimum of five feet between home and property line with a
minimum separation of 10 feet between homes.
22. Are you building carriage houses or granny units?
RESPONSE: No.
23. Are you removing the trees on Elizabeth Street?
RESPONSE: Not all of them.
NEIGHBORHOOD MEETING MINUTES
PROJECT: Minatta (Overland Ridge) P.U.D.
DATE: August 24, 1995
APPLICANT: John Minatta
CONSULTANT: Bruce Hendee, B.H.A. Design
PLANNER: Ted Shepard
The proposal is for a residential Planned Unit Development on 29 acres for approximately 116
single-family homes. The property is located on the south side of West Elizabeth Street, west of
Deerfield Drive (extended). The entrance off West Elizabeth Street aligns with Rocky Road.
(Unless noted, all responses are from the applicant or his consultant.)
QUESTIONS, CONCERNS, COMMENTS
There will be 116 lots on 29 acres, equaling 4 houses per acre. This project is anticipated
to be developed over three phases.
2. Access to the site will be near the middle of the project off of W. Elizabeth Street at the
Rocky Road alignment.
3. There will be detached sidewalks, and tree -lined streets in the whole subdivision.
4. Most of the garages will not face the street, they will be off of the alleys in the back, i.e.
rear -loaded alleys. They will be double garages for each unit. Where there are no
alleyways, garages will face the street but will be setback behind the front building line.
5. The houses will be approximately 1,200 to 1,500 sq. ft. The price ranges from $120,000.
to $150,000.
6. We anticipate breaking ground in the spring of 1996.
7. The developer will be responsible for making the required street improvements on the
south side of W. Elizabeth St. West Elizabeth will have to be widened to the "minor
arterial" standard.
8. Where do you suppose all these people are going to grocery shop, at King Soopers? It is
busy enough.
Tuesday, August 22, 1995 09:12:2 ') Estes Park Conference Center . Page 2 of 2
0
we enjoy is the mix of types/value of houses. This is a "working
class" type neighborhood and we hope that Minatta PUD retains
this character.
B. We are concerned about runoff and dust during construction.
What steps will the developer/contractor take to prevent runoff
and dust?
Thank you for the opportunity to comment. We look forward to
hearing from you soon.
Sincerely,
s/Bill Thomas s/Jean Thomas
■
LU LI OVC1 UUWII L &OUCLII J" CCL LU I C0411 I'IU1UC1 I Y.
b. We are also cons about pedestrian traffic cros a
` busier West Elizabeth, ticularly school children cros g West
Elizabeth toward Bauder School.
7. We are concerned that any development in the area match the
character of the neighborhood. One feature of this neighborhood
Tuesday, August 22. 1995 09:12:246 Estes Park Conference Center
Page 1 of 2
UTA FAX
Bill and Jean Thomas
918 Kimball Rd.
Fort Collins, CO 80521
(970) 493-6082
August 22, 1995
Mr. Ted Shepard
Senior City Planner
Community Planning and
City of Fort Collins
281 North College Ave.
Fort Collins, CO 80522
RE: Minatta POD
Dear Mr. Shepard:
Environmental Services
We will be unable to attend the informational meeting on Thursday
regarding the Minatta POD. Please accept our written questions
and comments:
1. The Minatta POD seems to be calling for smaller lot sizes
than in the surrounding neighborhood. They appear to average
about 15 percent smaller than the neighborhood to the south. We
feel it is important that any development in this area match the
existing neighborhoods. We feel the lot sizes should auerage the
size in the surrounding neighborhood.
2. Will any special districts be established for the Minatta
POD that will include areas outside the development?
3. We are concerned that green open space is being developed.
We hope that park/open space is included as part of the
development. The addition of 115 homes will increase crowding in
our neighborhood parks.
4. Will utilities be upgraded for the entire area? It is
difficult to obtain additional phone lines at present and we are
subject to frequent power outages. It would benefit this area if
utilities could be upgraded.
Ted Shepard
August 22, 1995
Page 2
5. We are concerned about traffic in the area. We belieue that
West Elizabeth should be widened to accommodate the additional
traffic that will be generated by Minatta POD. The road along the
newer developments along West Elizabeth is already widened on the
north side of the street. We are also concerned that the
development will result in many more cars turning left from Taft
Hill onto West Elizabeth going West and from Overland Trail going
east. There is no left turn signal at present at W. Elizabeth and
Taft Hill and there is only a stop sign at Overland Trail and W.
Elizabeth. Traffic congestion at these conners could cause cars
to travel down Elizabeth Street to reach Mulberry.
6. We are also concerned about pedestrian traffic crossing a
busier West Elizabeth, particularly school children crossing West
Elizabeth toward Bauder School.
August 25' 1995
Richacd M. and Donna
2525 West Lake St.
Fort Collins, Co.
80521
Ted Shepard
Senior City Planner
281 North College Ave.
P.O. Box 580
Fort Collins' CO
80522-0580
Subject: Minatta PUD
Dear Mr. Shepard:
�ID
K°»
^�'»v
M. Kelly
We were unable to attend your neighborhood meeting on August 24, 1995.
The following paragraph contains our comments on the Minatta PUD.
The addition of 115 Minatta PUD single family homes with access to the
planned Deerfield Drive extension will increase the traffic in front of our
Lake St. home because our home will be on the shortest route between the
Minatta PUD and Bauder School on Prospect St. Children walk to and from
Bauder school in front of our house. We have more than enough traffic at
present. We object to the extension of Deerfield Drive which will increase
traffic on Lake St.
Sin- �Olyp
jx!:�J /A t
Richard M. and :�,nna M. Kelly
2525 West Lake St.
Fort Collins, Co.
80521
Phone: 970 484~6730
a
0
Overland Ridge PUD
Page 3
family" residential neighborhood. Having protective covenants to address this type of
issue would be a benefit for those people who will live in the new development.
I hope that you will share these comments with the developer and also include them as a
part of the neighborhood meeting comments. Reasonable development of this site will
benefit the developer and the city, as long as negative impacts are addressed by requiring
infrastructure improvements by the developer and by adjusting the density to
accommodate the limitations that exist in this area.
I appreciate the chance to comment and would also like to compliment you on finding a
new meeting location for the neighborhood meeting last week. You managed a
"logistical nightmare" very well by finding a new location and getting everyone there. I
appreciate the extra effort that took on your part.
Sincerely, ��
CY ('%�
Carol Evans
933 Timber Lane
Fort Collins, CO 80521
a
go
Overland Ridge PUD
Page 2
such time as the infrastructure is in place) should be a basic "first step" in evaluating
these proposals. There was some discussion of the city's density requirements at the
neighborhood meeting. The proposed Overland Ridge PUD is certainly compatible with
existing lot sizes in the area. My point is that, given the infrastructure (roads, water,
schools, parks) here, more of the same density is too much. The density requirement has
been waived numerous times in other parts of the city. Making an adjustment in this area
to accommodate reasonable development of this site would be a wise choice.
Water pressure concerns were also noted during the neighborhood meeting. This area
seems to have significant problems. It was my understanding that my home, located on
the north side of Elizabeth, was on a different water main system than the homes/property
on the south side. We have significant problems with low water pressure at our home.
Property owners from the south side of Elizabeth also stated that they have significant
problems, even in the winter months. New development should not make this situation
any worse than it is now. It appears that there is more of a problem in this area than I had
realized before. Perhaps the city should re-evaluate the water main system(s) in this area
to make sure that they are adequate. Perhaps improvements required for this proposed
development could address this situation. Certainly the City should be sure that the
conditions are not worsened by additional development. Again, this goes back to the
infrastructure being adequate.
I would ask that the developer work with the City Parks Department to evaluate
additional facilities for Overland Park which is adjacent to this site. The impacts of the
addition of 115 single family dwellings on this small park will be immense. The facilities
here are limited to a small playground area, tennis court, basketball court and a shelter
with a few picnic tables provided. The playground area could benefit from expansion
right now, not to mention when 115 more families join the fun. Maybe additional park
land is not necessary, but additional facilities at the existing park are appropriate to
consider. There were also concerns about having lots back up to the existing trail system.
Perhaps redesign of the development could accommodate some "greenspace" or buffer
along that boundary, as well as connection (pedestrian/bike) to the trail system from this
development. Certainly lot owners will want to get to the trail and/or the park from this
development without having to go out onto Elizabeth or other streets in order to do so.
One other suggestion I would like the developer and the city to consider is that
Homeowner Association covenants require owner -occupancy. Increasing numbers of the
existing homes in this area are being bought up as rentals, filled to the brim with college
students. As the City is aware, enforcement of the zoning provision for the number of
unrelated persons who can inhabit a "single family dwelling" is almost impossible. As
property owners in this area, we are experiencing increased traffic, noise, parking
problems, "junk" accumulation and other activities that are not conducive to a "single
a
August 28, 1995
Mr Ted Shepard
City of Fort Collins Planning Department GD qq
PO Box 580
Fort Collins CO 80522-0580 Ku G
RE: PROPOSED OVERLAND RIDGE PUD
Dear Mr Shepard:
Since I had to leave the neighborhood meeting before having a chance to comment fully,
I am writing to you so that these additional thoughts and concerns can be included in the
record for the Planning and Zoning Board's review. Perhaps other property owners have
expressed some of these or similar concerns.
Development of this large open area should be expected to occur as the city's population
grows and demand for housing increases. How a property is developed and the
appropriate density for a project (based on infrastructure, impacts and the city's density
requirements) are ways that the city and the developer can address concerns of area
property owners. There were several items noted at the neighborhood meeting while I
was there that could be addressed to mitigate the impacts of this development. These
would include such concerns as traffic, school attendance area bussing, water pressure
and impacts on the SMALL neighborhood park that is adjacent to this site.
There are valid concerns from area residents regarding traffic on West Elizabeth and on
local subdivision streets. Speeding is common, especially on West Elizabeth.
Improvements would be required of the developer, but "only on the south side of
Elizabeth along the frontage of the property. If it is later determined that improvements
are needed on the north side, then the City would come in later with a capital
improvements project to complete those improvements." IF IMPROVEMENTS TO
INFRASTRUCTURE ARE NEEDED BECAUSE OF A DEVELOPMENT THEN THE
DEVELOPER SHOULD PROVIDE FOR ALL OF THOSE IMPROVEMENTS. THE
TAXPAYERS IN THIS CITY SHOULD NOT BE SUBSIDIZING DEVELOPMENT.
IF A PROJECT IS NOT FEASIBLE TO DEVELOP UNLESS THE CITY PROVIDES
FOR SOME IMPROVEMENTS, THEN THE DEVELOPMENT IS PREMATURE. I
strongly urge the City staff and the developer to look at the West Elizabeth "corridor" of
varying widths (both in existing improved roadway and in dedicated right of way) from
the Taft Hill Road intersection to the "T" intersection with Overland Trail. This project
should be evaluated in context with others already approved or in the process (such as
"The Ponds..." and the proposed student apartment complex near the Kentucky Fried
Chicken restaurant). The collective impacts of all of these developments need to be
considered when determining what is an appropriate level of development or density for
this area. If West Elizabeth needs improvements, the developer should be responsible for
making those improvements. Reducing the density of some of these developments (until
I have additional concerns about certain aspects of the
design of the project.
The developer has made much of his plan to have alley -access
garages instead of street -access garages. He has touted the
superiority of this "neo-traditional" design at both public
meetings. I would like to point out that only about half of the
houses in the project actually afford alley access. If this is
such a good design and such a potent selling point, it's too bad
he isn't more committed to it in reality.
The houses along the southern edge of the proposed
development would back onto the east entrance to Overland Park.
The plan is to have two-story houses with walk -out basements on
that stretch. This will be an eyesore for people using that
entrance and for the neighbors to the south of the entrance. Of
the existing first ten houses on the south side of the park
entrance, only four have two full stories above ground. Four have
an upper level and a garden level, and two are single -story
houses. Perhaps this indicates some consideration for the height
of buildings appropriate to the border of a park. Perhaps it was
only the style when those houses were built. But given the style
of the existing houses and the use of the park land, I think a
row of two-story houses right next to the park path is
incompatible with the surrounding area.
The developer and his landscape architect have repeatedly
referred to the east entrance area as a storm water detention
area and to the water feature as a detention pond, despite
assertions by neighborhood homeowners that this is part of our
park. I suspect that when the developer markets those lots he
won't be saying they overlook a storm water detention area. The
storm water detention area will metamorphose into a park, and the
lots will overlook a wetland and a lake. The landscape architect
has commented to me that these are the highest priced lots and
probably will be the first to sell when they are offered. I think
it would be wise to recognize in our discussions the value of
this area as wetland/wildlife area/park land and to consider the
impact of the proposed development on it.
In conclusion, I oppose this development because of the
unfunded strains that will be placed on.existing services and
because of the negative impact on the neighborhood park. I hope
you will reject the development entirely, but if you approve it I
hope that you will require changes to mitigate these problems. I
suggest that money deposited to pay for future improvements and
land dedicated to the park would help to ease the growing pains
produced by this development.
Sincerely,
�GG�iililf
5
udy arrington
2613 Flintridge Place
221-0979
to improve the Clearview channel.
Parks: Overland Park, the existing neighborhood park, is
already heavily used. Several homeowners who attended the first
neighborhood meeting complained that they couldn't imagine how
the park could accommodate additional people from 116 homes plus
all the people from The Ponds development that has already been
approved. Although a parkland fee of $813 is assessed on each new
house built in our neighborhood, we won't see any of that money
being spent to improve our park. At the second neighborhood
meeting Janet Meisel from the parks department described the
system for calculating park area needed to serve various
neighborhoods. Overland Park, with 15 acres (not counting the
part owned by the storm water department), and Rogers Park nearly
a mile to the north, with 8 acres, provide 23 acres of park land
in the square mile around the proposed development, well above
the city's goal of 11 acres per square mile, she said. But Rogers
Park is nearly a mile away and children must cross Elizabeth
Street to reach it, while Overland Park would be in this
development's back yard. Ms. Meisel conceded that residents from
Overland Ridge would most likely use Overland Park rather than
Rogers Park, but said policy requires that Rogers Park be
included in the calculation anyway. I think that removing Rogers
Park from the calculation would give a more realistic picture of
the park land available to our neighborhood. Ms. Meisel also
described our neighborhood as one of the best -served in the city
in terms of park area, and commented that areas around the old
Fort Collins High School and the Foothills Fashion Mall have much
less park land and it's difficult to buy more park land in those
areas because of all the development that has already occurred.
Two thoughts come immediately to mind. One: I regret that those
areas are short of park space, but why should my neighborhood be
penalized today because of poor planning in other neighborhoods
in the past. I'd like to aim higher than the lowest level in
town. Two: Let's set aside sufficient park land before it is
consumed by developers, instead of wringing our hands after the
fact. At the first neighborhood meeting, several homeowners
suggested enlarging Overland Park in conjuction with approving
more development around it. If the problems of strains on the
school, road, bus, water, and storm sewer systems can be
overcome, I like the idea of enlarging the park to accommodate
the additional users. It would work particularly well for the
Overland Ridge development, which borders the east entrance to
Overland Park. Some land could be dedicated along the north side
of the park trail, to expand the park and to provide a buffer
zone between the trail and the backyard barbecues of the new
development. The existing field makes our park feel larger than
it is even though we don't have the use of Mr. Minata's land.
That spacious feel, while hard to put a dollar figure on, adds to
the quality of the park. That satisfaction factor will be reduced
by the intensive development proposed for Overland Ridge.
You may have noticed a common theme in all this: growth is
not paying its own way. Overland Ridge will strain or overload
the capacity of several services in this neighborhood and we all
will be asked to chip in to pay the cost.
2 bus. How will Transfort serve these additional riders when the
current buses are already overloaded? City staffers have a neat
solution for this. At the second neighborhood meeting a streets
representative explained that Transfort ridership is not
considered at the planning level. I am surprised that despite the
city council's emphasis on mass transportation, no one in the
planning department considers how many people in a proposed
development can be expected to ride the bus and how that might
impact the bus system. Apparently that will be worked out later
by somebody else. And paid for by somebody else, not the
developer.
Water service: Several homeowners in the area just south of
the proposed development report inadequate water pressure during
peak demand days. They worry that increased demand can only make
the situation worse. As shown on a map of the city's water system
that was displayed at the second neighborhood meeting, the
proposed development is just west of an imaginary "blue line"
between two pressure regions. Roger Buffington from the water
department, who attended the second meeting, said if the area's
demand for water continues to increase, there might be
consideration given to "moving the blue line," that is, changing
and improving the delivery system to the area. In the past, he
added, such changes have involved "hundreds of thousands of
dollars" for constructing water mains and other improvements. I
do not see how the area's demand for water can do anything but
increase if further development is approved. Sometime in the
future the blue line will have to be moved. The cost probably
will be paid for through higher rates for everyone in this
pressure zone or by a capital improvement tax on everyone in the
city. Again, all of us, not just the developer and the people in
that development, will be paying to accommodate the growing pains
caused by development.
Storm sewer service: There is a substantial amount of run-
off from the proposed development area each spring.'The city has
already built a pond to detain some run-off water, which is then
released slowly into the Clearview channel section of the storm
sewer. If Overland Ridge is built, houses and roads will reduce
the ground available for absorbing rain, thus increasing the
amount of water that will be shed from this area. The current
plan is for additional water detention capacity (either expanding
the existing pond or building a second pond). Releases into the
Clearview channel will remain at the same flow rate but will
continue for more weeks of the year to discharge the extra water.
According to Basil Hampden of the,stormwater department, who was
present at the second neighborhood meeting, the Clearview channel
will need improvements in the future because of erosion from the
discharge running through it for a longer period of time. A quick
estimate by city representatives at the meeting produced a figure
of $90,000 that the developer will pay for stormwater
improvements. But that money is not guaranteed to be spent
mitigating the effects of his development. The money goes into a
pot and can be spent elsewhere. The improvements that will be
required by Overland Ridge are not on the priority list now and
the $90,000 probably will be spent by the time the city decides
to I LANNING AND ZONING BOARD
We, the undersigned residents of the neighborhood around the
proposed Overland Ridge P.U.D., oppose this development.
Name Address Date
(O -023
�8 Z
-.WMTTON to PLANNING AND ZONING BOARD
We, the undersigned residents of the neighborhood around the
proposed Overland Ridge P.U.D., oppose this development.
7A4v(' VI�'LA-S
Address
2l0/9' f4NTiQI4)6/f PL
Iry T?1&0 f,E / L
Date
Od�.�3,qS
/a -4.7- s
U Z3-�S
�D j -C2r
1031 �':Mb i.....Y.. 10 - a3 �9S"
t 012 3�qC
of the storm water system.
I would like to see more outlets from the development to
Elizabeth Street. A single outlet to the north and one to the
south will make these access points very crowded. More access
points will reduce traffic congestion.
As I mentioned in my letter three weeks ago, this
development flies in the face of our credo that "growth pays its
own way." My suggestions cannot fix all the problems, but they
can fix some of them. I urge you to deny or strongly modify the
proposal to bring it more in line with our neighborhood's values
and our city's values.
my name is Judy Harrington. I live at 2613 Flintridge Place.
I wanted to be here in person tonight. I regret that I am too ill
to attend. My thanks to Mr. Shepard for conveying my remarks to
you in my absence.
The petition signatures that accompany this letter were
collected in about two hours on a Monday afternoon. I hope they
give a sense of the neighborhood's opposition to this proposed
development.
I know that neighbors have different concerns depending on
their location relative to the property. I speak for myself in
making the following requests.
The Planning and Zoning Board frequently grants variances to
developers when the LDGS rules don't meet a developer's needs. I
think you should grant "variances" to the neighborhood when the
rules don't meet our needs.
I would 'like a "variance" giving us a bigger park, even
though the city's rules say our park is big enough already. This
could be accomplished in several ways. I suggest that one way is
to use the parkland fees that will be generated by the
development to buy back from the developer the two southern tiers
of lots as a buffer zone between the park trail and the houses.
I would like a "variance" limiting to one and a half stories
(measured from the lowest point) the height of the houses that
can be built next to the park. This will keep the building height
compatible with the park and the existing houses.
I would like a "variance" stating that the storm water fee
the developer pays will go to mitigate the impacts on our section
1
OVERLAND RIDGE PUD
TRAFFIC STUDY
PRELIMINARY SUBMITTAL
Ray Moe of Balloffet and Associates is currently under contract
to performa a trafic study. AFter speaking with Eric Bracke it was
agreed that traffic counts would provide results more indicative of
worst case conditions if done on August 24th after CSU has started
classes. The study should be completed for submittal by August 31st.
ALLEY CRITERIA
Alleys are to be 16 feet wide, paved with a 3 foot concrete pan
to handle drainage. 20 foot garage setbacks will allow cars to be
parked in driveways without protruding into alleys and provide a
turning radius adequate for maneuvering.
Accumulation of weeds, rubbish and debris will be the
responsibility of a home owners association and the city will not be
relied upon in any way to deal with landscape maintenance in the
alleys.
Trash collection will be provided along the street in the fronts
of homes and will not be allowed in the alleys. The home association
will select one trash company on an annual basis to service the
entire subdivision.
Large commercial vehicles and construction traffic will be
discouraged from using the alleys.
By limiting trash service to one company, the negative aspects
of noise and air pollution, gas consumption and safety hazards are
reduced. Most Importantly however is limiting the number of 40,000 to
60,000 pound trucks to what is absolutely necessary. Reducing trash
pickups from as many as four, to one time per week on the streets and
eliminating completely the destructive effects of these vehicles from
the alleys will dramatically improve the life expectancy of the
asphalt for the entire subdivision.
In addition the alleys provide a better means to control
stormwater by channelling between the rear of lots. This in turn
allows the grading of streets to meet a less than 5% grade.
OVERLAND RIDGE PUD
ALLEY PROPOSAL
The developer is proposing; two alleys each 320 feet long
servicing ten homes each, one alley 700 feet long servicing 16 homes
and one alley 700 feet long servicing 21 homes, bisected by a 250
foot alley\pedestrian access lane. The alleys are proposed as public
right of way with the lot lines stopping at the alleys edge. We are
requesting the city be responsible for asphalt and concrete
maintenance. A home owners association will be responsible for all
other aspects including but not limited to control of; weeds, debris,
rubbish and snow removal.
PURPOSE OF ALLEYS
A rear -loaded lot the allows builder to offer people a different
and better product architecturally. This is especially significant
regarding medium to smaller homes 2000 sqft and under. When the
garage makes up 1\3 to 1\4 of the total structure, a home buyers,.
choices of prominent features facing the street is often times
limited to a garage with an attached house. Limiting home designers
as such translates to a streetscape dominated by an overall concrete
yard, with a protruding box structure whose dominant feature is a 20
foot wide 9 foot tall door. The "rear -Loaded" parking improves the
streetscape by eliminating numerous driveways and the sight of cars,
boats and rv's parked in driveways. Removing the garage from the
front of the house facilitates the architects ability to enhance
features like windows, porches and landscaping into the prominent
view of a home which in turn lends itself to a greater pride in
ownership. Further, by reducing driveway entrances, the space on the
street can be used more efficiently for additional parking needs
CITIES RESERVATIONS
The Street\Engineering departments concerns about the design of
alleys in a new subdivision and the cost of maintenance is a serious
issue and must be realistically addressed by the developer. We can
effectively deal with these concerns by doing the following.
OVERLAND RIDGE PUD
PHASING PLAN
PRELIMINARY SUBMITTAL
Three (3) phases are planned
PHASE ONE: consists of twenty eight (28) lots at the North\East
corner and improving West Elizabeth from the East edge up to and
including the intersection at RockyRoad. Planned start in spring of
1995 and completion by fall of 1996
Lots 1-13, 97-101, 106-102, 107-111
PHASE TWO consists of forty two (42) lots extending from phase one to
the properties Western boundary completing the improvements to West
Elizabeth and it's frontage. Planned start in spring of 1997 and
completion by fall of 1998.
Lots 55-80, 89-96, 81-88
PHASE THREE consists of the forty three (43) remaining lots extending
South from phases one and two. Planned start in spring of 1999 and
completion by spring of 2001.
Lots 26-54, 116-112, 14-22
STREET ACCESS - Street access on West Elizabeth allows for one point
of access forming an intersection at Rocky Road. The second point of
access will be at the South\East corner where Deerfield Dr and
Clearview form an intersection. A third point of access would be near
the South\East corner where the future continuation of Pleasant
Valley Drive is anticipated. A temporary cul-de-sac will provide
turnaround capability at the Western boarder where Pleasant Valley
will dead end. A temporary road will extend from the Deerfield
Clearview intersection up to the improved roads and West Elizabeth
providing a second access for emergencies during the construction of
phases one and two.
DRAINAGE - Whereas the ground generally slopes to the South and East
the stormwater drainage will be channeled in that direction through
the street system to the detention pond currently at the South and
East border of the property. On October 28th, 1976 the City's Storm
Drainage Board recommended that a single detention pond be
constructed at the South portion of the Minatta property to provide
adequate drainage for the entire Clearview drainage basin. In June of
1978 the city purchased the land and built the pond.
BIKE TRAIL - A bike trail is planned linking West Elizabeth to
Overland Park but is not on the current site plan. One or two
pedestrian access lanes will run between lots along the South edge of
Pleasant Valley Drive to Overland Park.
ENHANCEMENTS
In an attempt to enhance many aspects of this project we are
proposing some traditional concepts that have had little application
in developments over the last thirty to forty years.
We are proposing detached sidewalks with a seven foot tree -lawn
and roll over curbs for the entire development. Fifty Five (55) of
the one hundred and sixteen (116) lots will be serviced by 16 foot
paved alleys with a 3 foot concrete drain pan. Garages will be in the
rear with a setback of 20 feet from the garage to property line. None
of the 55 alley lots will have driveways accessible from the front
street and all utilities with the possible exception of phone and
cable TV will be located in the fronts of lots. A home owners
association will be responsible to select one trash service company
annually for the entire subdivision limiting the number of trucks and
trash service will not be allowed to pick-up in the alleys. We are
requesting that the city be responsible for the asphalt and concrete
maintenance of the alleys.
STREET WIDTH- The three streets running North and South which have
driveways on one side only are proposed as a 28 foot flow line width
with parking allowed on one side only. The exception is the 115 foot
strip of Rocky Road at the entrance that intersects West Elizabeth
which will be 36 feet wide.
ARCHITECTURE- Front porches, with a mix of traditional and bungalow
style homes. Lots with front drives will set the garage back from the
house or by rotating the garage 90 degrees and incorporating eaves in
an attempt to de-emphasize the garage.
OVERLAND RIDGE PUD
PLANNING OBJECTIVES
PRELIMINARY SUBMITTAL
PROPERTY DESCRIPTION
Twenty nine (29) acres of pasture ground and one (1) home in the
city owned by the Minatta Family Partnership, zoned RL. The property
has been in Evelyn Minattas family since 1918 and has primarily been
leased out as pasture. In 1978 the Southern ten (10) acres of the
original forty (40) acre tract was sold to the city for the purpose
of building a stormwater detention area.
The NORTHERN boundary of property (app 1\4 mile) borders West
Elizabeth. Across the street at the East end is a 4.8 acre parcel
with one house and 350 feet of frontage owned by George Mitzelfeld
and Mary Bartlett. The adjoining Rhodes subdivision is bisected by
Rocky Road and has an approximate density of 3.7 units per acre.
Adjacent to Rhodes sub is Mountaire subdivision bisected by Kimbal Rd
with an approximate density of 3.4 units per acre. Adjacent to
Mountaire sub is a 9.3 acre tract with one house owned by Bailey
Stenson. The Stinson property has a few older shed type buildings and
much of the parcel is utilized as an agricultural COOP.
The SOUTHERN boundary has an intersection at the South\East corner
formed by Deerfield Dr and Clearview that dead -ends into the
property. The remaining southern edge is bordered by a detention
pond, an additional pond that retains water year-round and a soccer
field that is part of Overland Park. At the East end is the Cedarwood
subdivision with an approximate density of 4 units per acre. Adjacent
to Cedarwood sub is the Wildwood subdivision with an approximate
density of 4.5 units per acre.
The EASTERN boundary is bordered by the backyards of sixteen (16)
homes on Timber Ln built which is part of the Alvin Miller
subdivision with an approximate density of 3.25 units per acre.
The WESTERN edge is bordered a 8.4 acre parcel of unimproved ground
owned by Walter and Leona Sperry. A small (85 feet) South\West
portion borders Overland Park. The Pleasant Valley ditch enters the
property at the North\West corner from under West Elizabeth and
proceeds South along the Western edge of the property for
approximately 620 feet before turning West and exiting.
PLANNING OBJECTIVES
The intended product is 1200 to 2200 sqft homes on lots ranging from
6000 to 8000 sgft, approximately 60 ft wide by 110 ft deep. The home
price range targeted is $130,000 to $150,000. Depending on water
detention requirements the current plat supports between 110 and 116
lots, translating to 3.8 units per acre.
SOLAR ORIENTATION- 91 of the proposed 116 lots conform to the "solar
oriented" definition.
SCHOOL PROJECTIONS
PROPOSAL: OVERLAND RIDGE PUD
DESCRIPTION: 116 single family units on 29 acres
DENSITY: 4 du/acre
General Population
116 (units) x 3.5 (persons/unit) = 406
School Age
Population
Elementary -
116 (units) x
Junior High -
116 (units) x
Senior High -
116 (units) x
.450
(pupils/unit) =
52.2
.210
(pupils/unit) =
24.36
.185
(pupils/unit) =
21.46
1
Criterion
S
H
Z
t
O
m
U
V
Credit
If the site or adjacent property contains a historic building or place, a bonus may be earned for the following:
3% For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land
use, aesthetic, economic and social factors);
3% For assuring that new structures will be in keeping with the character of the building or place, while
avoiding total units;
3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and
improvement in an appropriate manner.
If a portion or all of the required parking in the multiple family project is provided underground within the
building, or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as
follows:
9% For providing 7596 or more of the parking in a structure;
690 For providing 50 - 74% of the parking in a structure;
3% For providing 25 - 49% of the parking in a strucure.
If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,
enter a bonus of 10%.
If the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the
project and any of the desination points described below, calculate the bonus as follows:
590 For connecting to the nearest existing City sidewalk and bicycle pawane;
r
5% For connecting to any existing public school, park and transit stop within the distances as defined in this
Density Charr
590 For City bicycle is
connecting to an existing trail which adjacent to or traverses the project.
TOTAL 168
Land Devej.. ment Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
-79a-
DENSITY CHART
Criterion Maximum Eamed
t7 2000 fat of an existing neighborhood shopping center• or Credit
�_— —----------
Credit
____--
—
2000 feet of an approved. but not constructed neighborhood sh , — —cen— — — — — — — — — — — — —LTI
g---
b 650 feet of m existing traruit step (applicable only to projecu having a density of at least six [6) dwelling units per acre on a gross acreage basis) g 2090
C 4000 fat of an existing or approved regional shopping center
1090
3500 fat of an existing neighborhood or commu_niry Pane ortm„M n_th���c_I_I.iC<c_, oil
3500 feed of a publicly owned, but not develn nei borhood — 9 —2090_
d °Z
h61
c°mmumry Park or community 1090
facility (except golf courses); of
3500feetofapubliclyowrxdgolfcouire whetheidevei —---------------- — —
oped or not
----
Q
m
1090
e 2500 feet of an existing school, meeting all requirements of the State of Colorado con
laws Perry education
1090
f 3000 feet of a major employment center
1000 fat of a child care center 2090
h "North" Fort Collins 590
The Central Business strict 2020%Di
2096
1
A project whose boundary is contiguous to existing urban development. Credit may be eamed as follows:
0% For
3090
30
projects whose property boundary has 0 - 10% contiguity;
10 - 15% For projects whose property boundary has 10 - 20% contiguity;
15 - 20% For projects whose property boundary has 20 - 30% contiguity;
20 - 25% For projects whose property boundary has 30 - 40% contiguity;
25 - 30% For projects whose property boundary has 40 - 50% contiguity.
k
If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of
alternative energy systems or through committed energy conservation
measures beyond those normally required by
City Code, a 5% bonus may be earned for every 59e reduction in energy use.
[
Calculate a 1% bonus for every 50 acres included in the Project.
fn
Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that
percentage as a bonus.
ft
If the applicant commits to preserving permanent off -site open space that meets the City.s minimum requirements.
calculate the percentage of this open space acreage to the total development
bonus. acreage and enter this percentage as a
0
If part of the total development budget is to be spent on neighborhood public transit facilities which are not
otherwise required by City Code, enter a 290 bonus for $100
every per dwelling unit invested.
H
P
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise
required by City Code, enter a 1% bonus for every $100 per dwelling unit invested.
Z
4
If a commitment is being made to develop a specified percentage of the tot%1 number of dwelling units for low
income families, enter that percentage as a bonus, up to
a maximum of 309.
OIf
a commitment is
m
f
being made to develop a specified percentage of the total number of dwelling units for Type "A^
and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
Type ~A" S x Tyne Units
otal Units—
Type-B. In no case shall the combined bonus be greater than 30%
"B" 1.0 z Tyne •'R^ linitc '
Total Units
Continued
Land Development Guidance System for Planned Unit De opments
The City of Fort Collins, Colorado, Revised September 19
-79-
ACTIVITY: nle'le,,d Ride ruo
/19rrclll min4� Y -4 ft�
Residential Uses
F'EFINITION:
All residential uses. Uses would include single family attached dwellings, townhomes, duplexes,
mobile homes, and multiple family dwellings; group homes; boarding and rooming houses;
fraternity and sorority- houses; nursing homes; public and private schools; public and non-profit
quasi -public recreational uses as a principal use; uses providing meeting places and places for
,public assembly with incidental office space; and child care centers.
CRITERIA:
The following applicable criteria must be answered `yes"and implemented
within the development plan.
Yes
1. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART H" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL
PROJECT? The required earned credit for a residential project shall be
based on the following:
0
percentage points =
60-70
percentage points =
70-80
percentage pci, r =
80-90
percentage points =
90-100
percentage points =
100 or more percentage points =
6 or fewer dwelling units per acre
6-7 dwelling units per acre .
7-8 dwelling units per acre
8-9 dwelling units per ac
9-10 dwelling units per acre
10 or more dwelling units per acre
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised August 1994
-78-
N/A
OVIE'R G APUA R 10 6 4E P46411AII Al AY Rai. D.
Activity A: ALL DEVELOPMENT CRITERIA.
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterio
be satisfied?
If no, please explain
'a z s
a' g
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
1/
1.3 Wildlife Habitat
t/
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Acricultural Importance
1.7 Enerov Conservation
1.8 Air Quality
1.9 Water Qualitv
✓
I
✓
1.10 Sewace and Wastes
✓
✓
.11 Water ConservationI
(�
✓
[SJAT!-
1.12 Residential Densit
✓
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI
2.1 Vehicular. Pedestrian, Bike Transoortation
-✓I
I
I ✓ 1
1
2.2 Buildino Placement and Orientation
✓
I
I
I ✓
2.3 Natural Features
✓
✓
2.4 Vehicular Circulation and Parking
✓
✓
2.5 Emergency Access
2.6 Pedestrian Circulation
2.7 Architecture
2.8 Building Height and Views
2.9 Shading
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
✓
�/
2.13 Landscape
✓
2.14 Sions
✓
2.15 Site Lighting
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
tl
3.3 Water Hazards
3.4 Geologic Hazards
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised 11' a 1994
-61-
•� SUNNYSIDE VILLAGEME _•
Clackamas, Oregon •
N w • V'awV
On.und Perch
�Rp
msr n.00a run suorm nooa PLAN
ew .n n„ vi
•_ DAVID R. GIULIETTI, A.I.A., ARCHITECT _•
• 223-0325 -
V
e.—
t=mil„ ■,��
I
r
.,.
ii
n
r
°FAMILY
o
BED 2
# BED 3
_�
16/6 X 10/0
00
10/4 X 11/6 12/4 X 10/3
L---- 7
O 17-7
DINING
fA�
39 12/4 X 10/0
LINEN
WEN
BELOW
LIVING ENTRY �-
MASTER
15/4 X 13/0
15/4 IX 17/0
(VAULTED)
I
PORCH
BALCONY
MAIN FLOOR
930 SF.
UPPER FLOOR
26,-8, y
814 SF.
FEATURES:
LARGE COVERED FRONT PORCH
ENTRY WITH OPEN CLUNG AND AN OVER LOOK
FROM THE UPSTAIRS HALLWAY
LARGE FAMILY ROOM
LARGE MASTER BEDROOM MTH WALK IN CLOSET, VAULTED CLUNG, AND A BALCONY
MASTER BATH WfTH OVER SZE TUB
LARGE LIVING ROOM WITH BAY WINDOW AND AN
OPTIONAL FIREPLACE
PLAN 1744 S.F. 3 BEDROOM, 2 1 /2 BATH
custom Home Design
TWO STORY W/ DETACHED GARAGE
1744
9565 S.W. r.69tpl
D MM Portion d. 9
Q�
FOR 40� X 100� LOT
—
U�.I (SOJ) 245B974
`SUNNY E VILLAGE DESIGN CONTEST VIVA RD '
� SECOND PLACE �
FRONT ELEVATION
REAR ELEVATION
PRORLCT DESCRIPTION
LOT SR' X IRR' OAM SF
BUILDNG COVERAGE - TS%
HOUSE 2000 IF - 1 14 STORY
I25R SF "FIST FLOOR
150 P SECOND FLOOR
2 V2 BATH
L BEDROOM
GARAGE SPACE FOR TWO CARS
LTVTNG IN" ABOVE - ARE SF
I BEDROOM
I BATH
THIS HOUSE IS DESIGNED TO ACCOMMODATE THE HEEDS OF DIVERSE FAMILY
"rf AND LIFESTYLES. THE THIRD BEDROOM CAN SERVE AS A H0ME OFFICE
*FORMAL' LIVING ROOM. OR A THIRD BEDROOM.
WHIL.ETRAMITONAL ONTHEOUTSF E THE NTMOR REFL[CTSCONIV40RARY
PATTERNS OF LIVING. THE RiTOGJNIDINNG AREA IS LARGE OPEN. AND
INFORMAL N NATURE IT IS CONNECTED TO THE GREAT ROOM WITH ITS
VAULTED CEILING. ACCESS TO THE RACX YARD. PATIO. AND GARDEN O
CONVENIENT WITH TWO PAIRS OF FRENCH DOORS THE CARPORT' (OR PORTE
COCNERE) IS COVERED WITH TRANSLUCENT MATERIAL AND IS OPTIONAL
THE GARAGE BUILDNO HAS SPACE FOR 2 CARS A SMALL SHOP. AND STORAGE
FOR GARDEN TOOLS ON THE GROUND LEVEL THE LTFJI LEVEL HAS SPACE FOR
A ONE 8OMODM APARTMENT OR SIVMGVMCL
WILLIAM WHITNEY
AI�R:T1�'1
DAVE W. SHELMAN
A I C111T 41
M N. M.'a
r--lk R1.OR B;cT:
(501 667-4li2 FAX 6654655
(Spccial Dcs�n Award . 4
Best. Rcar Qragc with 8idc Entrancc
SUNNYSID
VILLAGE DESIGN CONTEST A' RD
FIRST PLACE
L 1993 POLLARD NOSMAR DESIGNERS, INC
EGo ',<
PLAN 2046
MAIN 1200 s.f.
UPPER 791 s.f.
1 L PI JVJ I [I L ill
�l ��
I N C O R P O R A T E D
SUITE 102 LAKE GROVE BLDG. 16325 S.W. BOONES FERRY RD. LAKE OSWEGO, OR 97035 (503) 6%MM
_ Best Overall Dcs n
PRELIMINARY SITE AND LANDSCAPE PLAN
MOUMAW
W&SBNSON 9UBDM90N
Yi4til.! Yi4AlI.11{r
urwc
"s^Lcl r.1od
1 V 1
MOOT■ 9 N W w
GENERAL NOTES
sa .+e�Mwu. - A..ro enlm r.r w. oswu a.0 eurane
.a .R.e.w o.+eww. aw oueu o anon ro www
v rc.+en am a.ce,w.eue �ror+uwun�w eouu.r wu
wu x wwr.w.o e.. r�.ecrs uuu+u.rw
> .0 eou wu m.uv. wr. r.e cma*en maw uw mow
RHODES G. MRgOBD VALLEY HI
, „r c.e, r..c. n..ns r.n.roeuw, Drowse rase.
SUBDIVISION MARY BARRET SUBDN510N
ooa.wuwv
n�e.reeruer eama.weroae
a .r¢.n wusnmem+m.e w+nue
ervuwc
wouwc
uounc
.uan uor souo.e..e vco �euenu..-. ro ue .wum ea. eroee
.ewecmc ro c'e� sr� ue onu..v um eecT
mrw .�
o-erue
�.
.r.sw u r.it,re. inn uwr.ol . v uem Ewa
.ry umea.rau-e.v umo.sre
• Y1LLpM LL6vlrlpr.QrM nt�pllMgaM QAwO ieNe,.M�eCI�K
__
m.mrm wo rnom s. M rpe1CM4 mar+ee w.0 e..ra.�
.M M.YO
4 LYOY' tlJtlMf tO Wlr. Ytl Ol�Wlle.d O...rr.n:�RLWRRe
.eeRCYfCF
MEND
euu.nu en
O MLi4,lwr Y.W 11p . MAN QXMDI �P
TYPICAL FRONT LOADED LOT
VICINITY MAP
LAND UZ TAM
.n rr.ue. rwr
w:er..w um weu.wn..
urrrmu.earn .u. ow.c
saw arc �.. ar.
.WcOl�Ytl
YDY1W1 rat
YLYr1e.aJ
TYPICAL RM LOADED LOT
PRELIMINARY STPE AND LANDSCAPE PLAN
OVERLAND RIDGE P.U.D.
FORT COLLINS. COLORA DO
n.aeYuro�.,< .. o..n..c. w..�.w. Eae.9e
9 Y E N T I OF I
OCTOBRR i. I999
GIN AONIwilki10I:iIbIN:1lII!
L
L
:02 or PA
a • qMWL
I -
i"I
. loll
Overland Ridge Preliminary P.U.D. - #39-95
October 23, 1995 P & Z Meeting
Page 7
E. The traffic impacts have been evaluated and the affected intersections do not fall below
established levels of service criteria.
F. By being on a Transfort route and connecting to the existing path in Overland Trail Park,
the P.U.D. promotes alternative modes of travel and recreational opportunities.
G. Preliminary stormwater analysis indicates that further modeling is needed to refine the
stormwater detention requirements in the area of Lots 22 through 26, inclusive.
RECOMMENDATION:
Staff recommends approval of Overland Ridge Preliminary P.U.D. #39-95, subject to the
following condition:
1. Preliminary approval of this P.U.D. shall not grant layout and density to Lots 22
through 26, inclusive, due to the need to further refine stormwater modeling which
may modify the stormwater detention requirements in the southeast portion of the
parcel.
Overland Ridge Preliminary P.U.D. - #39-95
October 23, 1995 P & Z Meeting
Page 6
trips will utilize the West Elizabeth/Rocky Road intersection and 5% will use the Deerfield
Drive/Clearview Avenue intersection.
Based on level of service analysis, excellent levels of service (A and B) will prevail at the West
Elizabeth/Rocky Road and Deerfield/Clearview intersections in both the short and long term. At
the West Elizabeth/Taft Hill intersection the level of service will be acceptable (D) in the short
and long term. An important improvement is the addition of a left turn phase at the traffic signal
for east and westbound Elizabeth. This left turn phase is scheduled for installation by the City in
the next several months, independent of the P.U.D..
The P.U.D. is located on Transfort Route 2/3. There are bus stops at West Elizabeth and Taft
(Cedarwood Plaza, 2,500 feet) and at West Elizabeth and Overland Trail (2,000 feet) as
measured from Rocky Road. The project is found to be feasible from a traffic engineering
standpoint and promotes transportation policies.
6. Stormwater Detention Capacity
The P.U.D. has been reviewed and evaluated for Preliminary approval by the Stormwater Utility.
While satisfactory for Preliminary consideration, there is a concern that further modeling for
Final review may reveal a need for additional stormwater detention in the southeast corner of the
site. Consequently, on the advice of the Stormwater Utility, Staff is recommending a condition
of approval that Lots 22 through 26, inclusive, not receive an "expression of layout and density"
(L.D.G.S. page 93.). Such condition shall read:
Preliminary approval of this P.U.D. shall not grant an expression of layout and density on
Lots 22 through 26, inclusive, due to the need to further refine stormwater modeling
which may modify stormwater detention requirements in the southeast portion of the site.
7. Findings of Fact/Conclusion
A. The P.U.D. satisfies the All Development Criteria and the Residential Uses Point Chart of
the L.D.G.S.
B. The project maintains the character of the existing neighborhood and is compatible with
the surrounding area.
C. The P.U.D. features design elements that are considered "neo-traditional" that promote
pedestrian safety and streetscape beautification.
D. The proposed street pattern ties into the existing and proposed network.
Overland Ridge Preliminary P.U.D. - #39-95
October 23, 1995 P & Z Meeting
Page 5
A. Alleyways/Garages
Approximately one-half the lots will be served by alleys providing access to the garages. Placing
garages at the rear of the lots will remove the "garage -row" effect from the street. For lots on the
perimeter with no alleys, garages will be setback from the front building line by five feet to
minimize the impact of garages on the streetscape.
B. Detached Walks/Street Trees
The sidewalks will be detached from the curb by six feet. Within the parkway strip, street trees
will be planted in a formal, traditional spacing. This will create a safer pedestrian area and
beautify the streets.
C. West Elizabeth Streetscape
The sidewalk on West Elizabeth will also be detached creating a 9 - 10 foot wide parkway strip
featuring a formal row of street trees. Perimeter fencing along the rear lot lines will be restricted
to four feet in height but placed on a two foot high berm to allow for better visual and acoustic
screening. This is a creative solution to the typical six foot solid fence that has proven to be
unattractive along arterial streets.
D. Path Connection to Park
A pedestrian/bicycle path will connect the project to the existing path to the south in the City's
stormwater detention area and Overland Trail Neighborhood Park.
E. Solar Orientation
Out of 114 lots, 92 are oriented to within 30 degrees of a true east -west line resulting in a
compliance rate of 80%. This exceeds the requirement of 65%.
5. Transportation
The P.U.D. gains access to West Elizabeth from an extension of Rocky Road. A second access
will be an extension of Clearview Avenue at the southeast comer of the parcel. A third point of
access is being planned for with a potential extension of the existing Pleasant Valley Road from
the west in Overland Trail Farm. Until the intervening property to the west develops, Pleasant
Valley Road will terminate at the western edge of the P.U.D.
The traffic impact analysis evaluated the short term (1997) and long term (2015) impacts on
three key intersections: (1) West Elizabeth Street/Rocky Road, (2) West Elizabeth Street/Taft
Hill Road, and (3) Deerfield Drive/Clearview Avenue. It is expected that 95% of the projected
Overland Ridge Preliminary P.U.D. - #39-95
October 23, 1995 P & Z Meeting
Page 4
D. Stormwater Runoff
There was a concern that given the height and upstream location of the project, the runoff from
the project would cause damage to adjacent and downstream property owners.
In response, Basil Hamden, Stormwater Engineer from the City's Stormwater Utility addressed
the second meeting and explained that all storm flows (based on the 100-year storm) will be
routed to the Clearview Ponds. Flows will then be detained and released into the Clearview
channel at a controlled rate. The developer is responsible for verifying that the Clearview Ponds
have the capacity to accept the anticipated volume of stormwater runoff. If there is not sufficient
capacity, then the developer will be required to provide stormwater detention within the project.
(See condition of approval regarding Lots 22, 23, 24, 25, and 26).
E. Traffic
There was concern that the additional traffic generated by the proposal would cause unacceptable
levels of traffic on the surrounding streets.
In response, Eric Bracke, City Traffic Operations Engineer, attended the second neighborhood
meeting and explained that a traffic impact analysis was performed to evaluate the traffic impacts
associated with the P.U.D. The traffic study revealed that the affected intersections (Taft
Hill/Elizabeth and Overland Trail/Elizabeth) will continue to operate at acceptable levels of
service, defined as Level of Service D or better.
F. Street Improvements along Elizabeth
There was a concern that street improvements along West Elizabeth would include widening the
street to the north and impact the older homes that were built close to the street.
In response, Sheri Wamhoff, City Civil Engineer, attended the second meeting and explained
that the street improvements required of the developer will involve widening the project's
frontage along West Elizabeth to the south only, not the north. The ultimate cross-section will be
two travel lanes and a center left turn lane. This is considered a minor arterial, like Willox Lane
between College and Lemay.
In summary, Staff finds that the P.U.D. is sensitive to and maintains the character of the existing
neighborhood.
4. De i n
The following elements represent the design characteristics of the P.U.D.
Overland Ridge Preliminary P.U.D. - #39-95
October 23, 1995 P & Z Meeting
Page 3
Issues raised at the second meeting were far-ranging and are briefly summarized below:
A. School Capacity at Bauder Elementary
There was a concern that there is no capacity at Bauder Elementary School to absorb the number
of children anticipated to reside within the P.U.D.
In response, Mr. Jerry Michaels, Principal of Bauder School, attended the second neighborhood
meeting and explained that approximately 30 to 48 elementary students could be generated out of
the project. These students are in the Bauder walk-in attendance area and could be absorbed into
Bauder School which has recently been expanded to be a four -track school. (A four -track school
is one featuring four classes per grade. Most are three -track.) The building has a capacity for
728 students. Presently there are 653 students in the building. There are two empty classrooms.
Staffing levels, however, would have to be adjusted annually based on projected enrollments for
each forthcoming school year.
B. Water Pressure
There was a concern that the existing neighborhood has low water pressure and that the new
development will make a bad situation worse.
In response, Mr. Roger Buffington, Engineer for the City's Water and Wastewater Department
attended the second neighborhood meeting and explained that Overland Ridge P.U.D. is located
in the Foothills Pressure Zone. This zone is a smaller, closed -loop system that is separate from
the homes located to the east and will have water pressure in the main around 80 p.s.i. compared
to homes outside the zone which have a water main pressure of about 40 p.s.i. Therefore,
Overland Ridge P.U.D. will have excellent water pressure and have no impact on the existing
water pressures surrounding the project.
C. Parks and Recreation
There was a concern that the P.U.D. would cause crowding on Overland Trail Park and that there
is inadequate park land in the neighborhood.
In response, Janet Meisel, Parks Planner for the City Parks and Recreation Department explained
that City policies call for one neighborhood park per square mile section. This particular section
is served by two neighborhood parks, Overland Trail Park and Rogers Park. In addition,
Overland Park is joined by a City -owned stormwater detention area referred to Clearview Ponds
creating a larger open space area. In fact, one youth soccer field is located on the stormwater
property allowing further opportunities for recreation that would otherwise not be available.
Population projections for this square mile section indicate that the two existing parks will be
sufficient to serve the area for the foreseeable future.
Overland Ridge Preliminary P.U.D. - #39-95
October 23, 1995 P & Z Meeting
Page 2
COMMENTS:
Back rg ound:
The surrounding zoning and land uses are as follows:
N: R-L;
Existing single family
S: R-L;
Vacant (Clearview Stormwater Detention Ponds)
E: R-L;
Existing Single Family
W : R-L,
Vacant
The property was annexed and zoned in 1970. There have been no previous submittals on this
parcel.
2. Land Use:
The request for 114 single family lots on 28.26 acres equals 4.03 dwelling units per acre. The
P.U.D., therefore, exceeds the minimum requirement that there be at least 3.00 dwelling units per
acre on a gross acreage basis.
In addition, the P.U.D. was reviewed by the variable criteria of the Residential Uses Point Chart
of the L.D.G.S. The project scores 72% which exceeds the minimum required score of 60%.
Points were awarded as follows:
d. Being within 3,500 feet of an existing neighborhood park (Overland Trail Park).
f. Being within 3,000 feet of a major employment center (C.S.U. Foothills Campus
and Cedarwood Plaza Shopping Center).
j. Having 45% of the perimeter boundary contiguous to existing urban development
V. Providing pedestrian and bicycle connections to the existing City path in Overland
Trail Park.
The P.U.D., therefore, is supported by the performance on the Residential Uses Point Chart of
the L.D.G.S.
3. Neighborhood Compatibility:
Two neighborhood meetings were held, August 24 and October 10, 1995. Minutes to both
meetings are attached.
ITEM NO. 14
MEETING DATE 10/23/95
STAFF Ted Shepard
PLANNING AND ZONING BOARD
J
STAFF REPORT
34AC
PROJECT: Overland Ridge Preliminary P.U.D.,
APPLICANT: John, Sam and Al Minatta
c/o Bruce Hendee
BHA Design
2000 Vermont Drive
Fort Collins, CO 80525
OWNER: John, Sam and Al Minatta
c/o John Minatta
2037 Lexington Drive
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for 114 single family lots on 28.26 acres located on the
south side of West Elizabeth Street at Rocky Road. The site is located north of the City's
Clearview Ponds stormwater detention area. The property is zoned R-L, Low Density
Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The Preliminary P.U.D. satisfies the All Development Criteria of the L.D.G.S. The project
scores 72% on the variable criteria of the Residential Uses Point Chart. Two neighborhood
meetings were held. The P.U.D. is found to be sensitive to and maintains the character of the
surrounding area. The design features neo-traditional planning elements which promote
pedestrian safety and beautify the streetscapes. The P.U.D. is on a Transfort route and is feasible
from a traffic engineering standpoint. One condition of approval is recommended regarding the
status of Lots 22 through 26, inclusive, and the need for further stormwater detention analysis
and modeling.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
OU
October 20. 1995
Dear Members of the Planning and Zoning Board:
I am writing to you to comment on the proposed Minatta
development, also known as the Overland Ridge P.U.D., located at
West Elizabeth Street and Rocky Road.
I attended two neighborhood information meetings held by the
city regarding this development and I was not pleased with what I
learned. I oppose this development. I believe it will place
additional demands on neighborhood schools, roads, buses, water
service, storm sewer service, and parks, and that the costs of
these additional demands will not be paid by the development
despite the city's policy that growth should pay its own way.
Schools: Poudre R-1 expects an increase of 30 to 46 students
at Bauder Elementary as a result of the Overland Ridge
development, according to the principal of Bauder Elementary, who
attended the ,second neighborhood meeting. Depending on how the
ages of those children merge into the existing classes at Bauder,
those additional students probably translate into two additional
classrooms and two additional teachers at $20,0O0 each, he said.
Bauder has unused classroom space available, but not the two
extra teachers. If the development is built and the expected
number of children register for school, PR-1 will allocate more
teachers to meet the need, he said. To me, that says that PR-1
will be spending $40,000 more per year on teachers if Overland
Ridge is built. The school district's recent budget problems and
efforts to pass bond issues are no secret. Overland Ridge may not
have a huge impact, but every little bit hurts, and the whole
school district, not just the folks who move into Overland Ridge,
will be paying for it.
Roads: The developer will pay for widening Elizabeth Street
in front of his development. If we could limit traffic increases
to just the portion of the street in front of his development,
that would work fine. But traffic will increase all along
Elizabeth in both directions as people going to and from their
homes choose various routes to get to their destinations. The
narrow part of Elizabeth Street between Rocky Road and Overland
Trail will see increased traffic, but there will be no money to
pay for widening that portion. Some money for widening would be
generated if other developments materialize along that stretch in
future years, but this is uncertain and may take decades. City
staffers from the streets department who attended the second
neighborhood meeting predicted that a capital improvement project
would be needed, to be voted on by the public. To me, that means
that sometime in the future all of us, not the developer, will be
paying to widen the street to handle traffic that is generated by
this development.
Buses: Bus service to this area, while appreciated, is
already inadequate at times. I ride Transfort quite a bit and
several times at peak hours I have been on the No. 2 bus when it
was diverted from its route to carry riders who couldn't squeeze
into the No. 3 bus. I assume that some of the people in Overland
Ridge will ride Transfort, taking either the No. 3 bus or the No.
August 30, 1995
Overland Ridge PUD Traffic Study
Prepared for:
John Minatta
Prepared by.•
Balloffet and Associates, Inc.
1
1
1
1
1
1
1