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HomeMy WebLinkAboutWATERFIELD THIRD FILING - PDP - PDP130037 - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETING1 Neighborhood Meeting Summary Project: Waterfield Overall Development Plan and Phase One P.D.P. Date: May 30, 2013 Applicant: Curly Rishell, Parker Land Investments Jim Dullea, Parker Land Investments Consultant: Linda Ripley, Ripley Design Matt Delich, Delich and Associates Cody Snowden, Northern Engineering Planner: Ted Shepard, Chief Planner, C.D.N.S. The meeting began with a description of the proposed project. This is a request to subdivide the 117 acres located generally on the northwest corner of East Vine Drive and Timberline Road. The project would wrap around the north and west sides of the existing Bull Run Apartments. The project does not include the Plummer School. The site contains two zone districts. The Low Density Mixed-Use Neighborhood zone contains approximately 38 acres and is proposed for 178 single family detached homes and 16 single family attached homes. The Medium Density Mixed-Use Neighborhood contains approximately 13 acres and is planned for multi-family housing with an estimated number of 216 dwelling units. The overall site also contains land area for a future public elementary school (approximately ten acres) and a future public neighborhood park (approximately six acres). There are existing wetlands on the parcel. Waterfield was originally approved in 1997 and amended in 2003. Both of these plans have expired. The project would be developed in phases. Questions, Concerns, Comments 1. What about the wetlands? I have lived in the area and seen the wetlands range in size from small to large depending on whether it’s a dry year or a wet year. During the wet years, the wetlands provide a wildlife benefit. The size of the wetlands should be indicated on your plans. A. We will have the wetland boundary delineated by a professional ecologist, Cedar Creek and Associates, using the most sound scientific criteria. The size of the wetland will indeed be indicated because its size forms the basis for establishing 2 the extent of the 100-foot buffer. Please note that we do not intend to fill the wetland but rather enhance the quality with additional plants to promote wildlife habitat. 2. Traffic is an issue in this part of town primarily due to the congestion caused by the railroad crossings at Lemay/Vine and Timberline/Vine. You can’t count on the future easterly extension of Conifer to relieve this congestion because Conifer would have to cross the Weiss’s property and the horse pasture and the Weiss’s are not planning on developing their land anytime soon. A. You are correct. The two north – south streets that you mention are impacted by the train crossings. And, there is no definite timeframe for the extension of Conifer. These conditions will be factored into the Transportation Impact Study that will be required to be submitted to the City for evaluation. Part of the solution to the train crossings is to construct “New Vine” about one-quarter mile north of existing Vine Drive which will have the effect of pulling the intersections further away from the railroad tracks. 3. The Timberline crossing of the railroad tracks is very rough and needs to be improved. Its present condition is unacceptable and in no shape to handle the new Waterfield traffic. A. That is correct, the crossing is very rough. The City has made the railroad aware of the problem and the railroad indicated they would make the necessary improvements. 4. Will there by a traffic study? A. Response from Matt Delich: Yes, the traffic study will begin with obtaining traffic counts on the affected roads. The counts will be taken while school is in session. The City requires a study to include two projections – one for the short term (2018) and one for the long term (2035). The study will analyze the impact at the following intersections: • East Vine and Timberline • East Vine and Lemay • East Vine and Merganser 5. Until “New Vine” is constructed and Conifer is extended, what are the access points for this project: A. Regardless of the timing of these future roads, there will be four points of access; two on East Vine and two on Timberline. 6. How far west will Waterfield extend “New Vine”? 3 A. “New Vine would be extended to the west property line. 7. Obviously traffic will increase due to this project. Are there any plans to install a traffic signal at East Vine and Timberline? It seems as if the congestion level calls for a new signal. A. Part of our Transportation Impact Analysis will be to estimate the number of trips generated by this project and the direction these trips will go and the impact on the roadways at the peak times of day. We will evaluate whether or not a signal is warranted at this intersection and make a finding accordingly. 8. Will there be turn lanes on Timberline north of East Vine Drive? A. The necessity of turn lanes will be a part of our analysis. Just like traffic signals, turn lanes need to meet established criteria in order to be recommended for installation. 9. What is the significance of the year 2018 in terms of the traffic study? A. This is a design year specified by the City Traffic Operations Department and considered to be a short term analysis. For each of the five years, the background traffic is adjusted based on projected increase in surrounding area. 10. When will “New Vine” be fully constructed? A. Since this road is planned to be built by developers as growth occurs instead of one, single, City-funded capital project, there really is no time table. 11. As to growth in general and new residential subdivisions in particular, I’m very concerned about the shifting of water from agriculture to domestic water taps. This area is part of Northern Colorado that benefits from a reliable water supply and an existing network of irrigation ditches. Not all of our region enjoys these attributes. It seems like a misallocation of resources, therefore, to remove irrigated crop land and replace with a subdivision. Water is needed for agriculture which produces food. Houses, on the other hand, simply consume water for the life of the house. We should be building up our urban area and not out into the farm land. 12. What about the vacant land to the west? It seems we are leap-frogging over vacant land as growth approaches the fringe of the city. 13. What about design? Are the multi-family buildings designed? A. No, these buildings will be designed by the multi-family developer at a future phase. The maximum height is three stories. 4 14. What is the maximum height of the single family houses? A. These houses can be up to 2.5 stories in height. 15. When do you plan on beginning the project? A. We anticipate that it will take about 9 – 12 months to complete the City’s entitlement process and then we would begin with earth work. 16. What is the average lot size? A. We are looking at lots that would be around 7,000 (plus or minus) square feet. There would be some variety due to the lots where the streets curve. Lot widths would be around 60 feet and lot depth would vary. We are seeking to provide a versatile lot size that is desired by the area builders that would accommodate most of the popular house models. 17. What about average selling price? A. The selling price has not been determined yet. 18. What about drainage? Where does the water go? A. Originally, with the previously approved plan, most of the stormwater drained to the southwest into the wetlands. This may still be the case but now, water quality measures must be installed to pre-treat the runoff before entering the wetlands. 19. What about the existing ditch on the west side of Merganser? A. This ditch is not needed and we plan on filling it. 20. What do you estimate the build-out period to be? A. We think a project of this size would take two to three years to complete. 21. Can we object to the number of proposed houses? A. We are required by the L-M-N zoning to provide a minimum of four dwelling units per acre. We are required by the M-M-N zoning to provide a minimum of seven units per acre. 22. We farm the property to the west and we are very concerned about having a residential subdivision next to our farming operation. We are concerned that there may be complaints about use of our tractors, dust, aerial spraying, use of pesticides and other aspects of farming. We are concerned about trespassing onto our property. We are concerned about loose dogs. We would like the 5 developer to provide a fence along our east property line so these issues can be addressed. We agree with the previous comment about desiring fewer homes. A. We are willing to discuss providing a fence. 23. Will there be any type of subsidy for low income persons or families? A. No. the homes will be priced at the prevailing market rate. 24. Remind me again why “New Vine” is shifted about one-quarter mile north from then present alignment? A. This proposed alignment is to pull the road away from the railroad tracks. And, if overpasses are constructed for Lemay and Tmberline to go over the tracks, the new alignment is far enough north for these roads to come back down to grade level.