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HomeMy WebLinkAboutPARK SOUTH PUD - OVERALL DEVELOPMENT PLAN - 46-88B - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD MEETING MINUTES PROJECT: Park South Amended Master Plan and First Phase Preliminary P.U.D. APPLICANT: Marc Middel, Middel Enterprises REPRESENTATIVE: Frank Vaught, Vaught -Frye Architects and Planners PROJECT PLANNER: Ted Shepard DATE: July 16, 1991 QUESTIONS, CONCERNS, COMMENTS 1. What is the price range of the homes, including lot costs? RESPONSE: The homes, including lot, will range from $95,000 to 115,000. 2. It is imperative that the new development, especially the homes on Benthaven, be compatible with Four Seasons. The homes that front on Benthaven will be considered, for all practical purposes, as part of Four Seasons. This area along Benthaven is considered one of the entries to the subdivision and the positive impression that is made on that street must be maintained. RESPONSE: The builder has constructed homes in Four Seasons. Two or three of the models will be similar to what is found in Four Seasons. It is anticipated that these models will be priced around $100,000. 3. Judging from the lot size, it appears that the homes on Benthaven will be smaller than the existing homes in Four Seasons. This does not look like compatibility but a threat to our property values. What are the lot sizes along Benthaven? RESPONSE: These lots are presently shown to be 50 x 125 for a total of 6,250 square feet. The homes will range from 1,473 to 1,700 square feet (does not include basement). 4. Will the homes have basements? RESPONSE: Yes. 5. Will the lots be raised? Will the homes sit on ground that will be higher than it is at present? RESPONSE: Yes, the grade will be slightly elevated. 6. What about the balance of the residential further east? How many lots are proposed and at what square footage? RESPONSE: This area will have 122 lots with an average lot size of 50 x 100 for a lot size of 5,000 square feet. 7. Will the residential area feature any open space? RESPONSE: There will be no commonly held open space, just private yards. 8. Will there be covenants, and if so, when will they become available? RESPONSE: Yes there will be covenants. These covenants have not been drafted but will be filed some time after approval of the project. 9. When will you decide if you will develop Parcel B as either residential duplex or office? RESPONSE: This decision will be made after Phase One (residential) and will be determined on market conditions. No final P.U.D. will be filed on Parcel B until a decision has been made as to the land use. 10. The need for a neighborhood convenience shopping center is questioned. There is an Albertson's one-half mile to the east, and a 7-Eleven just to the west on Horsetooth Road. The proposed commercial area will just add more traffic to the neighborhood and create more of a hazard in getting out to Horsetooth Road. RESPONSE: Horsetooth and Manhattan is an arterial/collector intersection. As such, if the traffic volumes warrant, this intersection will become signalized. Also, the request is merely for an Overall Development Plan, not a Planned Unit Development. It will be required of a P.U.D. to conduct a traffic impact analysis. Such an analysis may result in restricting turn movements off Horsetooth to right-in/right-out only, depending on the location of the median. The City Transportation Department will evaluate the traffic impact analysis and require that the improvements recommended be implemented to mitigate traffic problems. 11. Will Troutman ever cross the railroad tracks? This would greatly improve access to the neighborhood. RESPONSE: Such a crossing would benefit the entire community. However, it is difficult to negotiate with the railroad and ultimate approve rests with the Public Utilities Commission. The last crossing, Swallow Road, was a long and tortuous approval process. Perhaps if such a crossing were an underpass or overpass, then the approval may be swifter, but construction costs would be higher. 12. Will our water pressure be affected by the new development? RESPONSE: We have heard of no problems of water pressure in the area. 13. Will there be any planned access from commercial area to the residential area, or will sole access be from Horsetooth and Manhattan? RESPONSE: There will be local street access to both Parcel C (residential) and Parcel B (office/duplex). Such access would keep unnecessary trips off the collector street (Manhattan). 14. There will be a negative impact of 122 homes on Lopez Elementary School and Troutman Park. Overcrowding will be an inconvenience for existing residents. RESPONSE: According to Poudre R-1, students that are presently brought to Lopez from outside the square mile section will be diverted to other schools. Clarendon Hills will have a new elementary school by Fall of 1992. It is anticipated that Lopez will be a "walk-in" school only and serve only students within the section. Typically, elementary schools are planned to serve the number of students in one section. Since the Park South project has been an approved project of record since the late seventies, prior to annexation into the City, it is assumed that school planners accounted for this area to develop and generate students. Similarly, Troutman Park was designed to serve the entire square mile section at build -out. 15. The lots and homes on Benthaven should be the same size as the existing homes across the street in Four Seasons. This is the only way to achieve compatibility. Dissimilar property values on Benthaven will lower our values. There should be equal value to preserve our investments. RESPONSE: There presently is a variety of housing values in Four Seasons. Certainly the Villages at Four Seasons is a different housing type than the traditional single family homes. Variety offers housing choices for consumers in all areas of the City. 16. What is the typical square footage of your most popular model? RESPONSE: The "Crystal" model is very popular and it totals 1,480 square feet. Our smallest model totals 1,370 square feet. 17. The nine lots planned to front on Benthaven will contrast sharply with the existing six homes on the west side of the street. This will cause the street to look crammed, tight, and cheap. This is undesirable. These lots should be widened and reduced in number to match the existing density. By matching density, you can charge more and capture the value of the ambiance already created by the value of L1 u the existing homes. This would result no financial loss and preserve the values of our homes. 18. The existing patio homes in Four Seasons are on 6,000 square foot lots and you are proposing 5,000 square foot lots. With small lots, the area will look cluttered. For instance, our H.O.A. works very hard to enforce the covenants to keep boats, trailers, R.V.Is, campers, snowmobiles, wood piles, etc. out of the front yard. With 5,000 square foot lots, where will these items be stored? Will your covenants address these aesthetic concerns? Our neighborhood is uncluttered. Your project has the potential to be very cluttered. Enforcement is a serious issue since ultimate compliance rests with civil legal action. RESPONSE: Our initial concept is to have covenants but not a formal homeowner's association since there will be no common open space. If covenants are violated, then civil remedies remain available. 19. Will there be direct street access into the Villages? RESPONSE: No. 20. Will the commercial development be speculative? RESPONSE: No, the commercial area will only be developed if there are firm tenants. Its too risky to build commercial floor space on a speculative basis. 21. A recent developer just received approval for the Four Seasons 8th Filing. This single family subdivision has lots averaging about 8,000 square feet. This is an example of compatibility. We are particularly concerned about the lots on Benthaven not being as large as across the street. These lots will essentially be considered part of Four Seasons, not Park South. 22. Will Dennison be connected with Phase One? RESPONSE: No, Dennison will connect Manhattan to Benthaven in Phase Two. 23. What kind of home will be built on Stream Court (17 lots). RESPONSE: These will be single family detached homes on 5,000 square foot lots, not duplexes as originally approved. 24. It looks as though the commercial area will still generate too much traffic for the neighborhood. RESPONSE: The amount of square footage proposed for Parcel A is half of the 1988 plan. We think the traffic can be handled by the surrounding streets (Horsetooth and Manhattan). 25. How will the drainage be handled? Will there be a concrete trickle channel? RESPONSE: The plan is to have an open swale in the backyards that leads to the detention facility. At present, there are no plans for a concrete trickle channel. 26. Will there be height restrictions on Parcel B? RESPONSE: Yes, there will be height restrictions based on the setback from the west property line, similar to what was proposed in 1988. 27. As residents of the Villages, we would like to go on record as preferring office rather than the duplexes. 28. Why are there no common open spaces? Without common open areas, kids will play in the street which is very unsafe. RESPONSE: Our concept is to put open space into the private yards. We would like to promote affordability by not forming a homeowner's association with monthly or annual dues. Sometimes, these dues will prevent a buyer from qualifying for a mortgage. 29. Speeds are too high on Manhattan, this project will only make traffic worse. RESPONSE: Speeding is a problem on many collector streets within neighborhoods. We believe this is an enforcement issue, not an issue related to the proposed development. Reports of speeding should be made to the City's Transportation Department and Police Department. 30. Will the homes have two car garages? RESPONSE: Yes. 31. We want covenants for the protection of the area. We would like to see a copy of the covenants when they are available. 32. Not all residents agree. Covenants are private contractual arrangements between private parties. The City should not interfere with any covenants, or lack thereof, by the owner and future lot owners. z to criI A C a o O +r o ' +r O C O Cl) t L Y � CIO C CL -aO a) C CO O O E U E Q O U _0 N co O 4-0 O L O � O Y T (C 1. n