HomeMy WebLinkAboutPARK SOUTH PUD - OVERALL DEVELOPMENT PLAN - 46-88B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS' ITEM NO. 6
MEETING DATE 9/23/91
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Park South Amended Overall Development Plan, #46-88B
APPLICANT: Middel Enterprises, Inc.
Park South Joint Venture Limited
c/o Vaught -Frye Architects
2900 South College Avenue
Fort Collins, CO. 80525
OWNER: Middel Enterprises, Inc.
Park South Joint Venture Limited
c/o Marc Middel
1407 South College Avenue
Fort Collins, CO. 80521
PROJECT DESCRIPTION:
Request for an Overall Development Plan on 34.3 acres with proposed
land uses including neighborhood convenience shopping center,
office/duplex housing, and single family housing. The property is
located at the southwest corner of West Horsetooth Road and
Manhattan Avenue. The zoning is R-L-P, Low Density Planned
Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The land uses proposed on the amended Park South Overall
Development Plan conform to the plans and policies of the Land Use
Policies Plan and the Neighborhood Convenience Shopping Center
Design Guidelines, Policies, and Criteria, two elements of the
City's Comprehensive Plan. While the acreage and floor area
described on Parcel A exceed the recommended maximums, the
designated land use, and acreage and square footage, remain
appropriate. The land uses adjacent to the existing residential
areas promote neighborhood compatibility. The traffic impacts can
be accommodated with the modifications proposed for the Horsetooth
access to Parcel A.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Park South PUD Overall Development Plan, #46-88B
September 23, 1991 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: R-P; Existing single family (Warren Farm P.U.D.)
S: R-L-P; Existing single family (South Glen P.U.D.)
E: H-B, R-P; Vacant
W: R-L-P; Existing single family and duplexes (Four Seasons,
and The Villages at Four Seasons)
In April of 1978, the Larimer County Commissioners approved the
original Park South P.U.D. on the subject site. This P.U.D.
consisted of 143 single-family, zero lot line units. Access was
gained from Manhattan Avenue via Dennison and Walden Way with most
of the individual units served by a system of private drives. In
July of 1978, the City of Fort Collins annexed Park South P.U.D. as
part of the 289 acre Horsetooth-Harmony Annexation, and zoned the
property R-L-P, Low Density Planned Residential.
As part of the annexation agreement, the County -approved P.U.D. was
accepted by the City of Fort Collins. In 1980, a final phase plan
for 143 single family, zero lot line units was approved by the City
Council.
At the time of annexation, the City of Fort Collins committed to
accept a street design for Manhattan that did not meet City Code.
As such, Manhattan Avenue was constructed and accepted by the City
with no sidewalks, curb, or gutter with drainage accommodated by
grass swales. In addition, 44 feet of pavement on 80 feet of
right-of-way was also accepted versus the current standard of 50
feet of pavement on a 68 foot right-of-way.
Construction of Manhattan Avenue and Stream Court (existing drive
in southeast corner of site) and installation of utilities in the
Steam Court area have been completed as per the original plan.
Since these improvements are existing in the Stream Court area, the
applicant has preserved the ability to build 14 zero lot line units
on these lots. Any development of the Park South P.U.D. under the
existing plat and plans must comply with all such plans as are
presently on file with the City.
Alternatively, the City would permit the property to be developed
according to any new P.U.D. or subdivision which may be approved
under the relevant provisions of the City Code.
Park South PUD Overall Development Plan, #46-88B
September 23, 1991 P & Z Meeting
Page 3
On August 22, 1988, the Planning and Zoning Board denied Park South
Master Plan primarily on the basis that the proposed land uses
would create demands on the transportation facilities which would
exceed the capacity of the existing and future transportation
network of the City.
On November 1, 1988, in a hearing on an appeal, City Council upheld
the Planning and Zoning Board's denial of the Master Plan.
The contextual relationship of the O.D.P. is that it consists of 34
acres within the northeast quarter of the square mile section
defined by College Avenue, Horsetooth Road, Shields Street, and
Harmony Road. At present, Troutman Parkway does not cross the
tracks so there is no internal access to the South College Avenue
commercial corridor. Between the tracks and the Park South O.D.P,
along Horsetooth Road, is the Minerva Business Park which is zoned
H-B, Highway Business (with no P.U.D. condition). The balance of
the section is residential which is well served by Lopez Elementary
School and Troutman Neighborhood Park.
2. Evaluation of the Proposed Land Uses:
A. Parcels A and B: Land Use Policies Plan
Parcel A (7.3 acres) is designated as a neighborhood convenience
shopping center (80,000 square feet), and Parcel B (3 acres) is
designated as office (3,000 square feet) or duplex housing (8
dwelling units per acre). The following plans and policies support
these land use classifications at these locations:
113a. The City shall promote the maximum utilization of land within
the City."
The proposed land uses and densities are urban in character and are
of sufficient intensity to be appropriate for an urban infill
location along an arterial and collector street.
1122. Preferential consideration shall be given to urban development
proposals which are contiguous to existing development within the
City limits or consistent with the phasing plan for the City's
urban growth area."
Park South O.D.P. is contiguous to existing urban development (Four
Seasons) and within the City limits.
1126. Availability of existing services shall be used as a criteria
in determining the location of higher intensity areas in the City."
9
11
Park South PUD Overall Development Plan, #46-88B
September 23, 1991 P & Z Meeting
Page 4
All municipal and outside utility services are available to serve
Park South O.D.P.
1167. Only neighborhood scale service centers will be allowed in
residential neighborhoods."
The proposed 7.3 acre neighborhood convenience shopping center is
not a full scale neighborhood service center which is typically
characterized by a supermarket grocery store, 15 acres in size,
ranging from 80,000 to 150,000 square feet, and offering services
to a wide surrounding area. The proposed neighborhood convenience
center, however, is designed to primarily serve the consumer
demands of the adjacent residential neighborhoods.
t180a. Higher density residential uses should locate near regional/
community shopping centers."
1180b. Higher density residential uses should locate within close
proximity to a neighborhood park."
1180c. Higher density residential uses should locate where water
and sewer facilities can be adequately provided."
1180e. Higher density residential uses should locate with access to
public transportation."
Parcel B of the Park South O.D.P. is located within one-half mile
of the Foothills Fashion Mall and The Square, within one-fourth
mile of Troutman Park, within available water and sewer services,
and within access to Horsetooth Road which is served by Transfort.
B. Parcel A: Neighborhood Convenience Shopping Center - Design
Guidelines, Policies, Criteria
In September of 1988, the City Council adopted the above referenced
policy document that authorized the creation of the Neighborhood
Convenience Shopping Center (point chart J of the L.D.G.S.).
According to this policy:
"A neighborhood convenience shopping center is defined as a
shopping area designed to provide limited goods and services
in a manner convenient to adjacent residential areas. Such
centers typically include, or may be "anchored" by a
convenience store of 1,200 to 4,000 square feet; total retail
floor area may range from 12,000 to 50,000 square feet."
Ll
i
Park South PUD Overall Development Plan, #46-88B
September 23, 1991 P & Z Meeting
Page 5
In addition, the definition in the L.D.G.S. states:
"A shopping and service center situated on seven or less acres
with four or more business establishments located in a complex
which is planned, developed, and managed as a unit, and
located within and intended to primarily serve the consumer
demands of the adjacent residential neighbors."
The Park South O.D.P. designates Parcel A to be 7.3 acres with a
total allowable floor area square footage of 80,000 square feet.
These limitations exceed the policies and definition by .3 acre and
30,000 square feet. Staff supports the proposed size based on the
following justifications:
1. The center will not be anchored by a supermarket grocery
store which characterizes a typical Neighborhood Service
Center (point chart B, L.D.G.S.).
2. The center will meet the consumer demands of the
neighborhood, and is located at the intersection of an
arterial and collector with primary access taken off the
collector.
3. The collector street provides the "best" and most
"convenient" access to the residents it is designed to
serve.
4. The size (7.3 acres) will allow adequate spacing of curb
cuts, building setbacks, landscape buffering, and a
desirable mix of land uses.
5. With pedestrian and local street connections, the center
is within easy walking distance of existing and planned
residential areas.
Staff, therefore, supports the designation of Neighborhood
Convenience Shopping Center for Parcel A with the increase in
acreage and floor area.
C. Parcel C.: Land Use Policies Plan
The residential portion of the O.D.P. consists of 24 acres and is
proposed to develop into 121 single family homes at a density of
five dwelling units per acre. The land use and density are
supported by the following policies:
1179a. Low density residential uses should locate in areas which
have easy access to existing or planned neighborhood and regional/
community shopping centers."
0
Park South PUD Overall Development Plan, #46-88B
September 23, 1991 P & Z Meeting
Page 6
1179c. Low density residential uses should locate in areas within
walking distance to an existing elementary school."
1179d. Low density residential uses should locate in areas within
walking distance to an existing neighborhood park."
1179e. Low density residential uses should locate in areas in which
a collector street affords the primary access."
Parcel C of the Park South O.D.P. is located within one-half mile
of the Foothills Fashion Mall and The Square, within one-fourth
mile of both Lopez Elementary School and Troutman Park, and gains
primary access off Manhattan Avenue, a collector street.
The land use and density proposed for Parcel C are supported by the
Land Use Policies Plan, an element of the City's Comprehensive
Plan.
3. Neighborhood Compatibility:
A neighborhood information meeting was held on July 16, 1991 to
discuss the amended Park South Overall Development Plan. The
minutes to this meeting are attached. In general, those attending
the meeting agreed that the 80,000 square foot Neighborhood
Convenience Shopping Center is an appropriate land use on Parcel A.
On Parcel B, there was agreement that office uses are preferred
over duplex housing but both are also considered appropriate,
especially with the height and setback limitations.
The primary issue on Parcel C was the number of homes facing
Benthaven Street which will interface with six existing homes in
Four Seasons. This issue is more specifically addressed at the
Preliminary P.U.D. stage. Other concerns on Parcel C included
adequate drainage facilities, control of outside storage,
membership in a homeowner's association, and the impact on property
values.
The land use (single family homes), and proposed density (5.0
dwelling units per acre) on Parcel C are considered to be
compatible with the single family homes in Four Seasons and the
attached housing in the Villages at Four Seasons.
4. Transportation
The 34 acre, mixed use Overall Development Plan is anticipated to
be constructed over a long range time frame as market conditions
permit. At full build -out, the O.D.P. would generate 7,976 vehicle
trips per day. This amount is slightly more than half of the
vehicle trip generation estimated under the previous P.U.D. The
i 9
Park South PUD Overall Development Plan, #46-88B
September 23, 1991 P & Z Meeting
Page 7
projected traffic volumes indicate that signalization at Horsetooth
and Manhattan may be warranted but the construction of Troutman
across the railroad tracks may alleviate volumes rendering a signal
unnecessary.
The single point of access to Parcel A off Horsetooth Road would
require a modified intersection at the present location of
Horsetooth and Riva Ridge Drive. A sketch of this proposed
modification is attached. The modification includes a median and
channelization and would prohibit any through traffic between Park
South and the subdivision to the north. There would not be a
traffic signal at the Horsetooth/Riva Ridge intersection. This
intersection improvement is identified in the Traffic Impact
Analysis prepared by Leigh, Scott, and Cleary, Inc., and is subject
to further review and evaluation at the time of Preliminary P.U.D.
on Parcel A.
The future southern extension of Meadowlark would align with the
current Horsetooth/Manhattan intersection. Again, as an arterial/
collector intersection, a potential signal could be warranted as
conditions merit.
Dennison, in a curvilinear design, would allow a connection to Four
Seasons subdivision, and an internal local street would connect
Parcels A and B to Parcel C.
A pedestrian connection between Parcel C and Benthaven Drive would
allow non -vehicular access to both Four Seasons and the Villages at
Four Seasons.
The anticipated traffic volumes, along with the proposed
improvements and modifications, can be accommodated by the
transportation system. The O.D.P. is feasible from a traffic
standpoint.
RECOMMENDATION
Staff finds that the request for an amended Park South Overall
Development Plan conforms to the existing plans and policies of the
City's Comprehensive Plan. The increase in acreage (.3 acre) and
floor area (80,000 square feet) on Parcel A is justifiable and
promotes the policies of a Neighborhood Convenience Shopping
Center. The proposed land uses are found to compatible and the
traffic impacts are able to be mitigated. Staff, therefore,
recommends approval of the Amended Park South Overall Development
Plan, #46-88B.
No Text
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OVERALL DEVELOPMENT PLAN
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BOARD APPROVAL.,.e
0 •
STEWART&ASSOCIATES
Consulting Engineers and Surveyors
August 5, 1991
Mr. Ted Shepard, Project Planner
City of Fort Collins Planning Department
P.O. Box 580
Fort Collins, Colorado 80522
Dear Ted:
The following are planning objectives for Park South P.U.D.
Park South P.U.D. is located south of West Horsetooth Road and west
of Manhattan Avenue. It is zoned R.L.P. It is bounded on the south by South
Glen P.U.D. which is a single family residential P.U.D. and on the west by
Four Seasons P.U.D. which is also a single family residential P.U.D. It
is bounded on the east by a partially developed multi —family P.U.D. and by
an undeveloped parcel zoned H.B. The land lying north of Park South P.U.D.
is a part of the Park South P.U.D. Master Plan that contains a proposed
neighborhood convenience shopping center and more residential uses.
A part of Park South P.U.D. was previously platted as a patio home
planned unit development in Larimer County before it was annexed to the City
of Fort Collins. Manhattan Avenue and Stream Court were constructed under
the old P.U.D.; however, there were no homes constructed. The other part
of Park South P.U.D. is a portion of Four Seasons P.U.D. that was not
developed along Benthaven Street and Dennison Avenue.
It is planned that Park South Venture, under the direction of Mr. Marc
Middel, will develop the P.U.D., and the homes will be built by Stonybrook
Homes.
The parcel is an "infill" project that has urban services including
water, sanitary sewer, storm sewer, gas, power, telephone and cable T.V.
available within and adjacent to the site. It has access from Manhattan
Avenue which is a collector street that feeds to West Horsetooth Road.
Because it is an "infill" project, it is near to neighborhood and regional
shopping centers and near to an elementary school and neighborhood park.
The regional shopping center and surrounding businesses are major employment
centers. Due to the existing facilities, the project is able to earn a credit
of 120% on the density chart.
A majority of the lots are less than 6000 square feet and less than
60 feet wide which are the standards for a single family subdivision. This
requires that the project be developed as a planned unit development. South
Glen P.U.D., adjacent to Park South on the south, was developed.under the
same standards. The density is 5.3 units per acre which is lower than the
James H. Stewart
and Associates, Inc.
214 N. Howes Street
PO. Box 429
Ft. Collins, CO 80522
303/482-9331
0 •
Mr. Ted Shepard, Project Planner
August 5, 1991
Page 2
maximum density for R.L. zoned property. The smaller lots will provide
affordable housing for the majority of the community. They will also decrease
the amount of water needed for irrigation of a typical lot. The smaller
lots and affordable residences will buffer the larger homes existing in Four
Seasons from the multi —family and Highway Business zoning lying east of
Manhattan Avenue.
More than fifty percent (50%) of the proposed lots will provide the
potential for good passive solar gain because they are north and south facing
lots.
The P.U.D, will provide standard local street construction which was
not required in the old Larimer County approved P.U.D. because of a
grandfather clause.
Due to the infill potential, availability of utilities, good access,
bus service, closeness to existing shopping, neighborhood park and elementary
school, Park South will become an attractive residential neighborhood.
If you have any questions concerning this planned unit development,
please call.
Sincerely,
Richard A. Rutherford, P.E. & L.S.
President
jrr
PROJECT NUMBER:
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Will the cr te(ion
If no, please explain
Yes No
1 Social Compatibility
X
2. Neighborhood Character
X
3. Land Use Conflicts
4 Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
A
7. Utility Capacity
9. Emergency Access
X
11. Water Hazards
RESOURCE PROTECTION
13, Significant Vegetation
14. Wildlife Habitat
15. Historical Landmark
16. Mineral Deposit
ural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
X
23. Vibrations
24, Exterior Lighting
SITE DESIGN
27. Site Organization
29. Energy Conservation
31. Open Space Arrangement
32. Building Height
34. Vehicular Design
35. Parking
36. Active Recreational Areas
X
37, Private Outdoor Areas
38. Pedestrian Convenience
X
X
39. Pedestrian Conflicts
X
40, Landscaping/Open Areas
X
42. Landscaping/Screening
43, Public Access
-l2-
DEFINITION:
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 inciden-
tal office space; and child-care centers.
Each of the following applicable criteria must be
CRITERIA-.
answered "yes" and implemented within the development
plan.
Yes No
1. On a gross acreage basis, is the average'resi-
denti al density in the project at ' 1 east three ( 3 )
dwelling units per acre (calculated for residential
portion of the site only)? R
0
DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS
AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR
THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? a
THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL
PROJECT SHALL BE BASED ON THE FOLLOWING:
30-40
PERCENTAGE
POINTS =
3-4
DWELLING
UNITS/ACRE;
40-50
PERCENTAGE
POINTS =
4-5
DWELLING
UNITS/ACRE;
50-60
PERCENTAGE
POINTS =
5-6
DWELLING
UNITS/ACRE;
60-70
PERCENTAGE
POINTS =
6-7
DWELLING
UNITS/ACRE;
70-80
PERCENTAGE
POINTS =
7-8
DWELLING
UNITS/ACRE;
80-90
PERCENTAGE
POINTS =
8-9
DWELLING
UNITS/ACRE;
90-100
PERCENTAGE
POINTS
= 9-10 DWELLING
UNITS/ACRE;
100 OR
BORE PERCENTAGE POINTS
= 10 OR MORE
DWELLING
UNITS/ACRE.
(-nr)tir)i i, r
-29-
DENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a _
20%
2" feet of On ex t,,g or approveed neighborhood snoppiW center.
b
10%
650 feet of an existing transit stop.
c/
C
10%
4000 feet of an existing or opproved regional shopping center.
/ p
/O
d
20%
3500 feet of an existing of reserved neighborhood pork, community park of community facility.
D *4
W
e
10%
1000 feet of a school. meeting all the requirements of the compulsory education laws of the Stole of Colorado.
v /1
TIT � D
QIf
20%
3000 feet of a major employment center.
g
5%
1000 feet of a child care center.
h
20%
'North -Fort Collins.
l
20%
The Central Business District,
A project whose boundary is contiguous to existing urban development. Credit may be earned as follows:
0%— For projects whose property boundary has 0 to 10% conliguliy.
30%
10 to 15%— For projects whose property boundary has 10 to 20% Contiguity.
f
15 to 20%— For projects whose property boundary has 20 to 30%contiguity.
20 to 25%— For projects whose property boundary has 30 to 40%contiguity,
O
30
25 to 30%— For projects whos property boundary has 40 to 50%contlgully.
D
k
It ft can be demonstrated that the project will reduce non-renewable energy useoge either through the application of alternative energy
systems or through committed energy conservation measures beyond that normally required by City Code. a 5% bonus may be earned
for every 5% reduction In energy use.
l
Calculate a 1% bonus for every 50 acres Included in the project.
m
Calculate the percentage of the total acres In the project that are devoted to recreational use. enter V2 of that percentage as a bonus
ff the applicant commits to preserving permanent offslte open space that meets the Citys minimum requirements. calculate the percentage
n
of this open space acreage to the total development acreage, enter this percentage as a bonus
O
" otherwise
part of the total development budget Is to be spent on neighborhood public transit facilities which are not required by City Code.
enter2%bonus for every $t00Per dwelling unit invested.
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code,
P
enter al%bonus for every$100 per dwelling unit invested.
I�
If a commitment Is teeing made to develop a specified the total dwelling for
q
percentage of number of units low income families enter that
percentage as a bonus. up to a maximum of 30%.
If a commitment is being mode 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
O
T
Type'A'— .5times Type'A'units
olai I units
It co
Type'B' —1.0 times Type'B" units
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In no case Sholl the combined bonus be greater than 30%.
If the site or adjacent property contains an historic building or place -a bonus may be earned for the following-
3% — For preventing or mitigating outside Influences (e,g. envlronmenlal. land use, oes"tic. economic and social foctorsJ adverse to Its
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preservation;
3% — For assuring that new structures will be In keeping with the charocterof the bullding or place, while avoiding total units
3% — For proposing adaptive use of the building a place that will lead to its continuance. preservation and improvement in an
appropriate manner.
If a portion or ail 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:
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9% — For providing 75%or more of the parking in a stnicturre;
6% — For providing 50-74% of the parking In a stn clure;
3% — For providing 25-49%of the parking Ina structure.
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It a commitment is being mode to provide approved automfatk fire extinguishing systems for the dwelling units. enter a bonus of 10%.
TOTAL �Zox
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NEIGHBORHOOD 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.
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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
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the existing homes. This would result y. 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. 's,
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?
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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.
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