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HomeMy WebLinkAboutCOVENTRY SUBDIVISION PRELIMINARY - 80 93 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING16. The developer should provide a 25 to 50 foot greenbelt next to the existing homes in Clarendon Hills. This will preserve the open character and protect our property values. RESPONSE: The consultant can explore this option but the developer cannot make any promises regarding the provision of a greenbelt. 17. We do not want this subdivision. We would prefer that the developer and U.S. Home go elsewhere. 18. What is the cost of the land and to what fund in the School District will the proceeds go? RESPONSE: The cost of the land is approximately $500,000. It is our best guess that the funds will go to pay off the debt incurred by the latest bond issue. The exact disposition of the proceeds, however, should be discussed with the Board of Education. 19. We are totally opposed to the project. The proposed subdivision will lower our property values. Is the developer prepared to compensate us for our loss of equity? RESPONSE: We do not feel that you will suffer a loss of value for your homes. 20. This proposal will only bring more traffic, more congestion, and more air pollution. I am opposed to the project: 21. I am concerned about the lack of open space. Our. neighborhood is going to lose existing open space with this development. RESPONSE: Unlike some neighborhoods, Clarendon Hills -has about 10 acres reserved for a neighborhood park. 22. What is the status of the land acquisition contract with PR-l? RESPONSE: The property is under contract. The terms of the contract have been reviewed and approved by the Poudre R-1. There are a variety of contingencies that must be performed prior to a closing and transfer of title. 23. The construction will be nuisance, especially, for school. Will the construction site be fenced for safety purposes? RESPONSE: U.S. Home will work with the school to implement safety procedures. If fencing is necessary, we will provide fencing. 24. What happens if the market gets soft? Will the larger lots be reduced in size? RESPONSE: The lot sizes must be approved by the City as shown on a plat. The only way to reduce lot sizes would be file a replat which must then go back through the approval process. 9. I live on Crest Road. Getting out onto Harmony Road in the morning is difficult. This project will only make this situation worse. RESPONSE: The traffic impact analysis will indicate what improvements need to be done to mitigate the, impact of the proposal. 10. What will become of the two irrigation ditches?: RESPONSE: We will work with the irrigators to place these ditches underground in pipes. It is likely that bike/pedestrian paths can be built over the pipes so the irrigators have permanent access for maintenance purposes. 11. Will the subdivision have covenants regarding minimum floor sizes, exterior materials, front yard landscaping, etc.? RESPONSE: Yes, the developer will work with U.S. Home to establish covenants regarding these design standards. At this early stage, however, these covenants have not been drafted. 12. Will the homes along Clarendon Hills Third Filing be of equal value? RESPONSE: Yes, every attempt is being made so that the lot sizes and home values match or exceed the homes to the south. 13. How much of Crest Road will be improved? RESPONSE: About 1,200 feet of Crest will be improved. The homes that are past 660 feet from Harmony Road will be required to have automatic fire extinguishing systems as per the Poudre Fire Code. 14. Who provides the water and where is the source? RESPONSE: Water is provided by the Fort Collins -Loveland Water District. The source is a main in Harmony Road. 15. We were told by Poudre R-1 that the homes along Rochelle Circle would back up to open space. We are very disappointed in this proposal. Part of the charm of Fort Collins is the feeling of openness and development not being packed in next to each other. This project will have a negative impact on our lifestyle and the feeling of openness in our neighborhood. RESPONSE: It is unfortunate that these comments were made regarding this area. The Poudre R-1 School District is motivated to sell this property to help pay off the bonds that were raised to build the latest round of new schools. Poudre R-1 feels that single family homes are the most appropriate land use to place next to an existing elementary school. 4. Will the City pay to widen and improve Harmony Road? RESPONSE: No, the City.'s policy is that the adjacent developer pays for the "local street portion" of the arterial cross-section. This means that as development occurs, the developer of property abutting an arterial street like Harmony Road is financially obligated to construct about 18 feet .of pavement, a detached sidewalk, curb, and gutter to bring his half of the street up to the urban arterial standard. 5. What about the improvements in front of Front Range Community College? Who will pay for that section since that property is owned by a public entity and is considered already developed? RESPONSE: For those portions along an arterial where it is unlikely to find a developer to pay for the improvements, the City usually assumes the financial obligation. The improvement must be designed as a capital improvement project and funded out of the City's Capital Improvement Fund. Projects receiving funding must be approved by the City Council. For example, the Prospect Road widening project, between Shields Street and Taft Hill Road, is being financed by the City at -large as a capital project, not by a developer. The other method of public funding is to form a special improvement district. Known as S.I.D.'s, this funding mechanism has fallen out of favor due to a history of defaults on past projects. 6. Where will the park access be? RESPONSE: McGraw Elementary School parking lot will double as the parking lot for the park. 7. When will the park be developed? RESPONSE: The Parks and Recreation Department has just completed the design, development, and construction of Greenbriar Park. Consequently, the fund used to develop neighborhood parks needs some time to build up sufficient reserves to take on the next project. The next neighborhood park to be developed will be selected sometime in 1994. This park will be designed in 1995 and constructed in 1995 to 1996. The Parks and Recreation Department has indicated that there are about six neighborhood park sites that are eligible to be funded as the next park. It is not known at this time which neighborhood park will be selected, as the next project. 8. What is the timeframe for development? RESPONSE: The developer hopes to do the land work in the Spring of 1994. U.S. Home would like to start building in the Spring/Summer of 1994. The lots west of Hinsdale would be Phase One. Total build -out could be two or two and one-half years. NEIGHBORHOOD MEETING MINUTES PROJECT: McGraw Subdivision - Single Family Homes DATE: October 14, 1993 DEVELOPER: Jim McCory, Colorado Land Source, Ltd. BUILDER: Bill Sternberg, U.S. Home CONSULTANT: Kay Force, Jim Sell Design PLANNER: Ted Shepard, City of Fort Collins Planning Dept. The meeting began with an introduction of the development team and a description of the proposal. The area to be developed is about 32 acres. A wetland area, about 3.40 acres in size, is being offered to the City Parks and Recreation Department for inclusion into the City Neighborhood Park. The remaining 28.68 acres are proposed to divided into 110 single family lots. Large lots comparable to Clarendon Hills will border the homes in Clarendon Hills Third Filing. Smaller lots (6,000 square feet) will be closest to Harmony Road. The largest lots will front on Crest Road. QUESTIONS, CONCERNS, COMMENTS 1. Will Crest Road have to be widened and improved? RESPONSE: Yes, the City will require that Crest Road be improved to urban standards by widening the pavement section and adding sidewalk, curb, and gutter. 2. Will Hinsdale/Harmony intersection be signalized? RESPONSE: This has not been determined yet. A traffic impact analysis will be prepared and submitted. to the City Is Transportation Department for review and evaluation. This study will examine the impacts on the intersection based on ;the number of trips generated by the proposal as well as factor in the existing background traffic. If it is demonstrated that a signal is necessary, then it will be installed as part of the,development. 3. What are the estimated values of the homes? RESPONSE: The builder, U.S. Home, will offer two basic series of homes. On the upper end, the "Rhapsody" the homes will range from $180,000 to $240,000. On the moderate end, the "Anniversary" the homes will range from $140,000 to $180,000. These prices are very preliminary since estimates and bids from subcontractors have not been finalized yet. NEIGHBORHOOD INFORMATION MEETING Did You Receive Written Notincation of this meeting? Correct Address. y1ne Address Zip Yes No Yes No 4Qol IAO LRL <K0SZ - t � ✓U.� �.c�ei �SJe� V� a. MCI ` 0005Z fo OLU ele 49 Z S a le Dr.X X Ff F t2 z o p 13 woCX)4V059t0 x to 95? :% . 4:Crr- � - s� t x �ji��� 4o. NEIGHBORHOOD INFORMATION MEETING OG7 3 ou Written n Notification of this meeting? Correct dd�� s. Name Address Zip yes No Yes No P1-fiNN 0 N lr 40 Oche l(e,- nr. �3)Sa r K Jim (2ok3dom —1,3(o 2:-ckec,. ;e. '' X X x o X C Gr% l b D4 L/ f, i K A C 17 ,��ea �19�a Ges7� X X - ert `' rq:�f C J co -e Fi/A-)v f ygoo e. G+ �( foeN X 2 ead*,r 60/ ze<ossil Creek l rtk4 X -1 Z* IZ.ocNi` L E Gre . x T JHU/0c7�—k V14AJgas X J.4.vicE &1EB4 Ssa/ sh',egrocA A41S-2 0 McGraw Site Fort Collins, Colorado Concept Plan Summary Paroel 1 Lots 1-59 60' wide 59 D.U. Lots 60-79 83' wide 20 D.U• Subtotal 79 D.U. ( KW. 2D.777 Ac..&8 D.WAc.) Purl 2 Lots 80.98 60' wide 19 D.U. Lots 99-110 72-80' wide 12 D.U. Subtotal 31 D.U. (Dpnsiry: 112704 AC. parom less away 32 Ae. Park - 8.07001 Ac. DAss Dwolopmelq Site. 3.8 D.WAC.) Total 110 D.U. .3 A o - 0 w e Is n s e 11 e + n >n — n + # a !S Y v a 30 34 n a Y 32 .• Y SI m 33 Y 31 3! 33 3• �. ^°a ^ u tl 61 so n w n w n n To n n — Harmony Road &WHI DI.YIep. DWArOW Ip Plepe..it Rl.la.dl De.elopmem sor a ., + aao• .O.OD' fCOD' .. uis n Ao e of = ioz _c�ro 10 3 Acre Palk Site iD) B~ / Bolos Fi.tl 1--r - r '�— CWotlon Him Third Fans — I I I L-- — -A I fm School S O9 no COLORADO LAND SOURCE, LTD. 9085 E. Mineral Circle, Suite 200• Englewood CO 80112 303-649-9009 FAX 303-649-9527 to ti bi Ob Syy! lO�Af�.Or^� 1431YYIIWMY FACT SHEET DEVELOPMENT: Surplus Residential Tracts to McGraw Elementary School Development DEVELOPER: Colorado Land Source, Ltd. James R. McCory, President (303) 649-9009 GOAL: A well planned single-family community, taking advantage of the recreational amenities of the site while meeting City development guide lines and responding to the changing residential market. LOCATION: South side of Harmony Road on the east and west sides of Hinsdale Drive and on the west side of Crest Road North of: Clarendon Hills South of: The Woodlands and Larkburough STATUS: Zoned RLP AREA: Parcel 1 SWC of Hinsdale Parcel 2 SEC Hinsdale Drive Parcel 3 Crest Road Total to be developed Donated for Park Addition DENSITY: 3.8 dwelling units per acre 20.77 acres 79 D.U. 4.52 acres 19 D.U. 3.39 acres 12 D.U. 28.68 acres 110 D.U. 3.40 acres ± PRODUCT: Single family detached homes with two and three car attach- ed garages. Large lots comparable to Clarendon Hills will boarder Clarendon Hills. Smaller lots will be closest to Harmony Road. Large lots will boarder Crest Road. AMENITIES: Landscaping, open space, bike and pedestrian trails. As a re- sult of this development, there will be an increase in City Park area of 30%. TRAFFIC: A traffic study is being prepared at this time. In the event that a traffic light is proven necessary, then one will be in- stalled at the intersection of Hinsdale Drive and Harmony Road. RESPONSE: Yes, the developer and U.S. Home can provide a list of projects. One example is The Pinery in Douglas County, an upscale subdivision that you may have heard about. 32. What is the square footage of the homes to be built on the smaller lots that are more internal to the subdivision or along Harmony Road? RESPONSE: These lots will have a lot frontage of about 60 feet and homes could be up to 1,800 square feet. 33. We have recently moved here from the Silicon Valley area in California. We are concerned about the income differential and the home value differential between Clarendon Hills and the smaller lots within the proposed subdivision. Our experience is that this differential will cause tension in the neighborhood. RESPONSE: These lots will feature homes that range from 1,800 square feet for a one-story and up to 2,500 square feet for a two- story. There will be a variety of models and options to choose from so there won't be a "tract home" appearance. All homes come with two -car garages. These homes could start at $140,000. It is our opinion that this is a move -up product for folks entering there second or third home. 34. This subdivision will diminish the open character of Clarendon Hills. This openness is a quality that other neighborhoods do not have and, as a result, Clarendon Hills is a highly desirable area. The McGraw Subdivision appears to be very tight and compact and more typical of other less desirable areas. RESPONSE: It is hoped that the two paths afforded by the covered irrigation ditches and the combination of the school and park will provide an openness to our subdivision also. 35. Has a storm drainage area been provided for? RESPONSE: Yes, most of the area drains towards Harmony Road. The 3.2 acre area on the northeast corner of the property is the low point that will likely accept the drainage. 36. The developer and builder are strongly encouraged to consider a more upscale development with larger lots and larger homes. The story of Clarendon Hills is that the market for larger lots and larger homes greatly exceeded the developer's expectations. With evidence of such strong demand, the developer and builder appear to be selling themselves short. Please consider adding greater value to the project. RESPONSE: The developer and builder will consider this information and thank you for your input. 25. We are concerned about keeping the upscale character of Clarendon Hills. Will the homes be of comparable square footage? RESPONSE: Yes, along the border with Clarendon Hills, the homes will range from 2,600 to 3,000 square feet. These homes will be on lots that have 83 feet of frontage and a depth of 110 to 120 feet. This will provide for the upscale product that U.S. Home has targeted for this neighborhood. 26. Will the developer or U.S. Home consider providing a community or neighborhood center such as a pool and/or tennis courts? RESPONSE: These kinds of improvements cannot be provided on the basis of developing only 28 acres. Such amenities can only be provided on a much larger scale. 27. Can the fencing along Hinsdale be upgraded? iThe Hinsdale streetscape acts as an entry to Clarendon Hills? RESPONSE: Yes, fencing and landscaping along Hinsdale can be looked at so that it is an attractive entry for both neighborhoods. 28. Does the.City get involved in the drafting and review of the covenants? RESPONSE: No, the City's only level of review is in accordance with the codes that have been adopted by the City Council, not covenants between private parties. 29. Could the P & Z Board deny the subdivision until Parks and Recreation builds the neighborhood park? RESPONSE: This has never been done before and may not be legal. The neighborhood park is acquired and shown on the Parks and Recreation Master Plan, which has been adopted by City Council. Neither the developer nor the P & Z Board can control the timing of the funding of this park. 30. McGraw is at capacity. How will the new kids be accommodated? RESPONSE: The subdivision is proposed to develop in three phases over two years. This will give the School District the time to plan for increased enrollment. There are a variety of things the District can do to accommodate more students. For example, some schools experiencing a temporary spike in enrollment may use modular classrooms. Other schools have gone to a four -track system and added permanent additions. A site for another southeast elementary school has been acquired which, if constructed, will add capacity to the system. 31. Can we go and look at an existing subdivision that the developer or U.S. Home has been involved in?