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HomeMy WebLinkAboutBROOKSIDE VILLAGE AT ROCK CREEK PUD - PRELIMINARY - 16-89E - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGCommuA Planning and Environmental Wces Planning Department City of Fort Collins NEIGHBORHOOD MEETING MINUTES PROJECT: Brookside Village at Rock Creek Preliminary P.U.D. DATE: November 10, 1993 DEVELOPER: Gary Hoover, Geneva Homes CONSULTANTS: Stan Myers, RBD Engineering Terrance Hoagland, Cityscape Urban Design CITY PLANNER: Ted Shepard, Planning Department CITY ENGINEER: Kate Malers, Stormwater Utility The meeting began with a brief description of the potential size the regional drainage ditch. Slides of other similar channels were shown illustrating the potential enlarged depth and width of the channel. Kate Malers discussed the City's participation in this ditch since it will serve as the outfall for the McClelland's Mail Creek Drainage Basin. Gary Hoover provided background and presented ideas on buffering treatment between the properties. QUESTIONS, CONCERNS, COMN[ENTS 1. What are the design specifications of the drainage ditch? RESPONSE: The ditch has been designed so that it can handle the drainage upstream in McClellands - Mail Creek Drainage Basin. This basin has been the subject of a master plan. The ditch must be able to carry 630 cubic feet per second (cfs). It has been calculated that the ditch must be 56 feet wide and placed within a 66 foot wide easement. The extra ten feet is to provide a flat surface, parallel to the ditch, for access for maintenance vehicles. This flat surface does not have to be paved. The channel must be constructed so that it is stable and maintainable. 2. How deep will the channel be? RESPONSE: It is estimated that the channel must be 3 to 4 feet deep. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 3. Can the ditch be moved to the south so that it is located adjacent to the property line between Brookside and our rural lots? RESPONSE: Moving the channel to the south can only be done by a long sweeping curve beginning at the Timberline culvert. Since the ditch cannot be swung abruptly to the south, the westerly properties in Scheller Sub. and Blehm Sub would not benefit. Shifting the ditch to the south would involve cutting into the hill and moving large quantities of dirt. This would require obtaining slope easements from the adjacent property owners, or having a steep side slope at the rear property line of the adjacent lots. In addition, a shift to the south would require increasing the depth of the channel. 4. Will the developer consider moving the ditch to the south? RESPONSE: As mentioned, there is a considerable amount of earth work that would have to be done to accomplish this. The present location of the ditch will provide an amenity for the Brookside planned unit development since it would be flanked on either side by approximately 36 lots. The developer desires to enhance the ditch so that it benefits the Brookside residents. 5. We moved out here to be away from the city and the urban lifestyle. We like it the way it is now. We do not want this subdivision with houses crammed in at three dwelling units per acre. RESPONSE: The property is not only located within the defined urban growth area, but also within the city limits. Properties within the City limits are anticipated to be developed at urban densities with an urban level of services. The proposed density is the at the lowest allowable threshold that the City of Fort Collins will allow, without applying for a specific variance. As developers, we are following City policies. 6. As county residents in a rural setting, the proposed development will impose an urban lifestyle on us that we do not want. We do not want the city life, we want the country life. 7. The developer should have consulted us prior to purchasing the property and prior to doing all the engineering work. RESPONSE: As developers and home builders, we are responding to the demand for housing in Fort Collins. For a variety of reasons, people are moving into Fort Collins and buying new homes. We did not create this demand, we are responding to this demand. Due to market conditions, it is likely that this property would be attractive to other developers and builders as well. The southeast is in the path of growth. With the new junior high, elementary school, neighborhood park, and easy access to major employers, this area will continue to attract interest. 8. When was the Morroni Farm put into the Urban Growth Area? RESPONSE: It was added to the U.G.A. at the time the large sewer line was installed. 9. What kind of fencing are you proposing? RESPONSE: We are proposing a three pole fence along our entire south property line. 10. A three pole fence next to our livestock fence will create a "no -mans -land" which will turn into Canadian Thistle. This will become a maintenance nightmare and is unacceptable. We should work together to come up with a common fence that will work for both of us and not create a gap that attracts weeds. 11. On our side of the fence, we need a woven wire or wire mesh fence that is effective with livestock. On occasion, we have sheep, a few cows and the fence is critical in keeping animals in and urban kids out. If you put up a separate three pole fence, that will create a gap. If we want to take our fence down to eliminate the gap, a three pole fence won't keep out sheep. The design of the fence is of great concern to us. RESPONSE: Geneva Homes is willing to work with the property owners on the design of a fence that eliminates the "no -mans -land" and provides a suitable livestock enclosure on your side. Perhaps we can discuss a solution that includes electric fencing. 12. The fence should deter kids and dogs from entering our properties. We may be liable if a youngster from the subdivision enters our pasture or livestock area and suffers an injury. We do not want trespassing. It's our experience that urban dwellers do not respect the lifestyle of the rural folks. 13. I am concerned that urban dwellers will move in such large numbers that their urban demands will impact our rural lifestyle. What happens if an urban dweller doesn't like my manure pile? RESPONSE: Our experience is that our home buyers will appreciate the open space provided by the rural lots to the south. The open space provided by your acreages will be valued. Since you are in the County, you are protected by your County zoning which allows you to enjoy your property within the adopted County zoning codes. 14. We are also very concerned about our irrigation runoff. In our opinion, we have a legal right to discharge our irrigation runoff in a historic manner which is to the north into a small swale which is located on the Brookside property. Will our rights to historic discharge be preserved? RESPONSE: The developer will respect the legalities associated with the discharge of irrigation flows. We will do whatever the law requires. We do not intend to call the water attorneys and get into a fight. If we are required to construct a swale that accepts historic irrigation discharge flow, then we will do so. If we are not required to do this, then we will not and it will be the irrigators' responsibility. We fully intend to act within the law and respect legal precedent. 15. What are the prices and sizes of the homes? RESPONSE: We plan on building homes that range from $130,000 to $170,000. Sizes will range from 1,500 to 2,300 square feet. Most homes will be two story. 16. Have you done a Soils Report? Will you have basements? RESPONSE: We have done a Soils Report. The homes in the southeast corner of the property, closest to the detention pond, will probably not have basements. Our engineering consultant, RBD, will design a sub drain or perimeter drain system around each house that does have a basement. Portions of the property have higher ground water than other areas. 17. As irrigators, we do not want to be responsible for flooded basements. We were here first. If basements flood, it's not our fault. RESPONSE: Believe me, if basements flood, homeowners call the builder, not the irrigators. We understand the conditions of developing homes next to irrigated pastures. 18. When do you plan on beginning? RESPONSE: We would like to begin in March or April with the earth work. We would like to begin home construction in the Fall of 1994. 19. I'm concerned about traffic. Timberline Road needs to be improved and the intersection of Timberline and Harmony Road is deadly. What are the proposed improvements to mitigate traffic? RESPONSE: The property owners along Timberline Road are working closely with the City to plan for improvements to Timberline Road and the intersection with Harmony. We are planning to participate in a project that will improve Timberline from the south property line of Brookside to a point about 600 feet north of the Timberline and Harmony intersection. This will occur after Timberline Road is excavated for the installation of a water line. Rather than close it up again and repave, the road improvements will occur in sequence just after the water line goes in. 20. Since I am on the east edge of the Blehm Sub, the drainage channel lies entirely on my property. Can I fence across the ditch to keep kids and dogs off my land? RESPONSE: Yes, as long as the fence does not impede storm flows. Keep in mind the channel is designed to carry 630 cfs. 21. My property is next to the large stormwater detention pond on the southeast corner of Brookside. I am concerned about upstream development occurring prior construction of this pond to its full capacity. Will my property be impacted by developed runoff on an interim basis prior to construction of the detention pond? RESPONSE: It is true that the stormwater system will be constructed in phases. The City's Stormwater Utility will require that each phase is fully accounted for so there are no impacts on adjacent properties until the ultimate improvements are built in the southeast corner. All drainage reports, drainage and grading plans and erosion control plans are public and available for your inspection. 22. I want to work with the developer on the landscaping of the area around the detention pond in the southeast corner. There is about 60 feet of width that needs to be landscaped and I have some ideas about what I would like to see planted there. RESPONSE: Geneva Homes has obtained the services of Cityscape Urban Design, a landscape architectural firm. We are looking forward to working with you on how best to landscape this area. / / / r a / 93 AWL A� NEIGHBORHOOD INFORMATION MEET IITG Did You Receive Written Notification of this meeting? Correct address. Name Address Zip Yes No Yes No EO T lic/,3 R o L-f �7- C 6) �Uf JEI/A 1-*"C5 hV ga2�r' fl4m Ar& ZZ29 fc 3 Zoe- e- .�`%c� k� Z. 3 / 2 15, cv, . 3 6 # 'z �-'z 4 '�� 6, I