HomeMy WebLinkAboutPARK SOUTH PUD - AMENDED ODP - 46-88F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3)ITEM NO. 10
MEETING DATE 8/26/96
STAFF Mike Ludwig
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Park South Amended Overall Development Plan, #46-88F.
APPLICANT: Marc Middel Enterprises
c/o Linda Ripley
V-F-Ripley
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Marc Middel
1407 South College Avenue
Fort Collins, CO 80524
PROJECT DESCRIPTION: This is a request to amend the land uses permitted on Parcel
A (7.3 acres of neighborhood convenience shopping center) and Parcel B ( 3 acres of
duplex housing or office) of the existing Park South P.U.D. Overall Development Plan to
allow 75 single-family residential dwelling units on 13.3 acres (includes Parcels A, B, an
remaining undeveloped Parcel C), a residential density of 5.6 dwelling units per acre. The
property is located at the southwest corner of West Horsetooth Road and Manhattan
Avenue and is zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Denial.
EXECUTIVE SUMMARY:
This request for amendment to the Park South Amended Overall Development Plan, #46-
88F is consistent with the following land use policies of the Land Use Policies Plan: 3a, 3d,
12, 22, 79a, 79b, 79c, 79d, and 79e. However, the request is not consistent with adopted
elements of the City's Comprehensive Plan as it eliminates all opportunity for mixed -use
development and varied housing types that were originally approved and anticipated by
the City of Fort Collins. Land Use Policies 3a, 22, 26, 67, 80a, 80b, 80c, 80d, and 80e; and
the Neighborhood Convenience Shopping Center Design Guidelines , Policies, Criteria
were used as justification in approving the existing Park South Amended Overall
Development Plan and are still valid. In addition, the existing Park South Amended Overall
Development Plan complies with numerous policies of the Community Vision and Goals
2015 document. There have not been significant changes in the area to warrant a change
to the allowable land uses. Continued residential development in the surrounding area
suggests that a neighborhood service center at this location is still appropriate. This
request would reduce the number of daily trip ends from 12,660 to approximately 720 daily
trip ends. While this decrease in volume would lower traffic impacts on Horsetooth Road,
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
determined to be acceptable in 1991 and remain acceptable today.
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 3
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P;
Horsetooth Road, existing church (Southside Baptist Church), existing
single-family residential (Foothills Park Subdivision)
R-P;
Horsetooth Road, existing single-family residential (Warren Farms),
vacant (planned residential and commercial)
S: R-L-P;
existing single-family residential (Park South PUD)
E: H-B;
existing movie theater (Carmike 10), railroad (Burlington Northern),
varied commercial (Bowling Alley, Creger Plaza, etc.)
W: R-L-P;
existing single-family residential (Four Seasons)
The property was originally part of the Park South P.U.D. approved in Larimer County on
April 3, 1978. The property was annexed in 1980 with the agreement that the County
approved P.U.D. had legal validity. This County approved P.U.D. plan called for 143
single-family, zero lot line homes, with common landscaped areas and served by private
drives. Two street improvements were constructed to serve the original P.U.D.: Manhattan
Avenue and Stream Court.
In August of 1988, the Planning and Zoning Board denied a request to amend the Park
South Master Plan to allow 44 single-family lots, 14 zero lot line units and 233,000 square
feet of office, commercial, and retail uses. This denial was based on the finding 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. In
November of 1988, the City Council upheld this denial on appeal.
On September 23, 1991 the Planning and Zoning Board approved the existing Park South
Amended Overall Development Plan on 34.3 acres. The existing O.D.P. includes the
following parcels and land uses:
Parcel Land Use Gross Acreage D.U's Density
A Neighborhood Convenience
Shopping Center 7.3 acres ---- 50,000 s.f.
B Duplex Housing or 3.0 acres 24 8 du/acre
Office ---- 30,000 s.f.
C Single-family residential 24.0 acres 121 5.1 du/acre
0 s
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 4
On December 16, 1991, the Planning and Zoning Board approved the first residential filing
based on the Park South P.U.D. Amended Overall Development Plan. This filing was
referred to as Four Seasons Seventh Filing and consisted of nine single family lots on two
acres of Parcel C, a residential density of 4.5 dwelling units per acre. The identification to
Four Seasons and not Park South was due to the orientation of to Benthaven Drive and
inclusion to the Four Seasons Homeowner's Association.
On March 23, 1992 the Planning and Zoning Board approved the Park South P.U.D., First
Replat to allow 23 single family lots on 3.91 acres of Parcel C, a residential density of 5.88
dwelling units per acre.
On July 27, 1992 the Planning and Zoning Board approved the Park South P.U.D., Second
Replat to allow 91 single-family dwelling units on 15.54 acres of Parcel C, a residential
density of 5.86 dwelling units per acre.
The remainder of Parcel C and all of Parcels A and B of the existing Park South Amended
Overall Development Plan are currently undeveloped.
2. Land Use:
This is a request to amend the land uses permitted on Parcel A (7.3 acres of neighborhood
convenience shopping center) and Parcel B ( 3 acres of duplex housing or office) of the
existing Park South Amended Overall Development Plan to allow 75 single-family
residential dwelling units on 13.3 acres (includes Parcels A, B, an remaining undeveloped
Parcel C), a residential density of 5.6 dwelling units per acre.
Section 29-526 F (3c) of the City Code states: "The overall development plan will not be
reviewed on the basis of the specific design standards and criteria contained in this section
(the LDGS), but rather on the basis of conformance with the City's Comprehensive Plan."
3. Comprehensive Plan:
A. Applicant's Request
The applicant submits that this request for amendment to the Park South Amended Overall
Development Plan is consistent with the City's Comprehensive Plan on the basis that it is
supported by the following policies of the adopted Land Use Policies Plan (an element
of the Comprehensive Plan):
Policy 3a- The City shall promote maximum utilization of land within the city.
•
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 5
Policy 3d- The City shall promote the location of residential development which
is close to employment, recreation, and shopping facilities.
Policy 12- Urban density residential development usually at three or more units
to the acre should be encouraged in the urban growth area.
Policy 22- 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.
Policy 76 - Density bonuses should be provided to developers who provide low
and moderate income housing. (Note: No commitment is being
made to provide a certain percentage of dwelling units within the
City's established guidelines for affordable housing.)
Policy 79a - Low -density residential uses should locate in areas which have easy
access to existing or planned neighborhood and regional/community
shopping centers.
Policy 79b- Low -density residential uses should locate in areas which have easy
access to major employment centers.
Policy 79c- Low -density residential uses should locate in areas within walking
distance to an existing or planned elementary school.
Policy 79d- Low -density residential uses should locate in areas within walking
distance to an existing or planned neighborhood park and within easy
access to a community park.
Policy 79e- Low -density residential uses should locate in areas in which a
collector street affords the primary access.
(Note: 5.6 dwelling units per acre would be considered low/medium
density.)
The applicant notes that the proposed density is consistent with the existing developments
of Park South P.U.D. First and Second Replats. Neighborhood street are laid out to
discourage through traffic and to promote the integrity of the neighborhood. Finally, utility
lines have been extended by previous developments to provide water, sanitary sewer and
storm drain services to the subject property.
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 6
B. Staff's Response
As stated in the September 23, 1991 Planning and Zoning Board Staff Memo for the
existing Park South Amended Overall Development Plan, the neighborhood convenience
shopping center use designated for Parcel A and the office use or duplex housing use on
Parcel B was supported, and remains supported today, by the following plans and policies
of the City's Comprehensive Plan:
1. Land Use Policies Plan
Policy 3a- The City shall promote maximum utilization of land within the
city.
Policy 22- 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.
Policy 26- Availability of existing services shall be used as a criteria in
determining the location of higher intensity areas in the City.
Policy 67- Only neighborhood scale service centers will be allowed in
residential neighborhoods.
Policy 80a- Higher density residential uses should locate near
regional/community shopping centers (Foothills Fashion Mall
and the Square are within 4,000 feet of Park South).
Policy 80b- Higher density residential uses should locate within close
proximity to a neighborhood park (Troutman Park is within
3,500 feet of Park South).
Policy 80c- Higher density residential uses should locate where water and
sewer facilities can be adequately provided (This is an in -fill
site).
Policy 80e- Higher density residential uses should locate with access to
public transportation (Transit route exists along Horsetooth
Road).
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 7
2. 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 LDGS). 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."
In addition, the definition in the LDGS 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."
Any PUD application for the Neighborhood Center in the existing O.D.P.
would be required to meet this definition.
3. Community Vision and Goals 2015
While the Community Vision and Goals 2015 has not been adopted by the
City Council as a regulatory document, it is appropriate to review those
portions that might apply to this request as an indication of the direction of
the developing City Plan. This document has numerous statement which
support the existing land use designations for Parcels A and B of the existing
Park South Amended Overall Development Plan:
LAND USE
Fort Collins will be a city of cohesive, distinct, diverse, attractive and safe
neighborhoods.
• Our neighborhoods will have a mix of land uses and different housing
types, including accessory homes and uses.
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 8
Neighborhoods will be designed with a system of interconnected local
streets, bikeways, and pedestrian paths, offering multiple routes for
any given trip. There will be a pedestrian oriented neighborhood
center --a school, park, plaza, commercial area, or other neighborhood
facility-- that gives each neighborhood a unique identity and a place
for informal social activity, recreation or public gatherings.
The arrangement of land uses within neighborhoods will allow
residents to walk and bicycle to parks, schools, work, shopping,
places of worship, transit stops and other nearby neighborhoods.
TRANSPORTATION
Our community's transportation system will improve air quality, manage
traffic congestion, and support efficient land use.
• Fort Collins will promote mixed -use development so there is less need
for people to travel and so distances traveled are shorter.
HOUSING
Our community will provide a mix of housing distributed throughout the city.
Our neighborhoods will include a variety of housing types to support
a diverse population and allow people of different ages, cultures,
races and incomes to live in each neighborhood. Our neighborhoods
will have the environment, amenities, mix of uses, and housing
attributes to support a diverse population.
Fort Collins will promote development of well -designed, compatible,
high -quality multifamily developments and accessory homes
throughout the community.
While the requested amendment is consistent with some land use policies as the applicant
has noted, those policies originally used as justification for commercial uses and duplex
housing remain as valid today as when the O.D.P. was originally approved. In addition,
there have not been significant changes in the area to warrant a change to the allowable
land uses. If anything, the continued single-family residential development in this area
validates the appropriateness of the convenience center designation and adjacent duplex
housing. In addition, the requested amendment to the existing Park South Amended
Overall Development Plan would eliminate any opportunity for mixed -use development and
further reduce opportunities for a mix of housing types in this area of the City.
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 9
4. Neighborhood Compatibility:
On September 23, 1991 the Planning and Zoning Board determined that the designated
uses on the existing Park South Amended Overall Development Plan were compatible with
surrounding land uses.
A neighborhood meeting was held on March 14, 1996 regarding this request to amend the
Overall Development Plan to allow 75 single-family lots. Minutes of the neighborhood
meeting are attached. Concerns expressed at the neighborhood meeting were generally
related to the proposed density (too high), the height of houses and number of houses
along the west property line, and storm drainage issues. The applicant feels that the
request to amend the O.D.P. is compatible with surrounding land uses as the proposed
density is consistent with the existing developments of Park South P.U.D. First and Second
Replats.
5. Transportation:
Vehicular access is proposed from the east/west local street from Manhattan Avenue and
Rockaway Street. Pedestrian access would be provided to Horsetooth Road. The traffic
study indicates that the proposed amendment would reduce the anticipated number of
daily trip ends from 12,660 for the neighborhood convenience shopping center and
office/duplex uses to approximately 720 daily trip ends for the 75 single-family lots. While
this decrease would lower traffic impacts on Horsetooth Road, the levels of service
generated by a neighborhood convenience shopping center were determined to be
acceptable in 1991 and remain acceptable today.
6. Stormwater:
The applicant has been unable to prove how storm drainage flows will be conveyed down
Manhattan Drive without flowing onto adjacent properties. This issue must be resolved
prior to the Planning and Zoning Board's consideration of any Preliminary P.U.D. for
Parcels A and B (neighborhood convenience shopping center, office/duplex, or single-
family residential).
FINDINGS OF FACT/CONCLUSION:
1. The Park South Amended Overall Development Plan, #46-88F is consistent with the
following land use policies of the Land Use Policies Plan: 3a, 3d, 12, 22, 79a, 79b,
79c, 79d, and 79e.
2. The Park South Amended Overall Development Plan, #46-88F is not consistent with
adopted elements of the City's Comprehensive Plan as it eliminates all opportunity
Park South Amended O.D.P., #46-88F
August 26, 1996 P&Z Meeting
Page 10
for mixed -use development and varied housing types that were originally approved
and anticipated by the City of Fort Collins. Land Use Policies 3a, 22, 26, 67, 80a,
80b, 80c, 80d, and 80e; and the Neighborhood Convenience Shopping Center
Design Guidelines , Policies, Criteria were used as justification in approving the
existing Park South Amended Overall Development Plan and are still valid. In
addition, the existing Park South Amended Overall Development Plan complies with
numerous policies of the Community Vision and Goals 2015 document.
3. There have not been significant changes in the area to warrant a change to the
allowable land uses. Continued residential development in the surrounding area
suggests that a neighborhood service center at this location is still appropriate.
4. The Park South Amended Overall Development Plan, #46-88F reduces the number
of daily trip ends from 12,660 to approximately 720 daily trip ends.
5. While this decrease in volume would lower traffic impacts on Horsetooth Road, the
levels of service generated by a neighborhood convenience shopping center were
determined to be acceptable in 1991 and remain acceptable today.
RECOMMENDATION:
Staff recommends denial of the Park South Amended Overall Development Plan, #46-88F.
Commulay Planning and Environmental4irvices
Current Planning
City of Fort Collins
MEMORANDUM
Date: August 20, 1996
To: Planning and Zoning Board Members
From: Michael Ludwig, City Planner )'!z
Subject: Park South Amended Overall Development Plan, #46-88F
Attached is the reprint of the Staff Memo for the Park South Amended Overall Development Plan
request. There have been no revisions to the Staff Memo. However, additional letters which
have been received regarding this request have been added to the previous attachments.
Please call me at 221-6206 with any questions.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002
Dvarall v
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MEMORANDUM
u
TO: Marc Middel, Middel Realty Inc.
Dick Rutherford, Stewart & Associates
Fort Collins Planning Department
Fort Collins Transportation Division
FROM: Matt Delich 'fit,
DATE: March 12, 1996
SUBJECT: Park South traffic study
(File: 9615MEM1)
This memorandum provides a comparison of the trip
generation for proposed land uses on a portion of the Park
South PUD, located in the southwest quadrant of the
Horsetooth/Manhattan intersection. The previous proposal for
this parcel was a retail/office use, as reported in the "Park
South PUD Site Access Study," May 1988. The current proposal
is for 75 single family detached dwelling units.
With the commercial uses, this portion of the Park South
PUD was projected to generate 12,660 daily trip ends, 390
morning peak hour trip ends, and 1179 afternoon peak hour trip
ends. The proposed 75 dwelling units is projected to generate
720 daily trip ends, 55 morning peak hour trip ends, and 76
afternoon peak hour, trip ends. The proposed residential uses
will cause a significant reduction in the trip generation on
this parcel. Operation at the key intersections will be
acceptable.
NEIGHBORHOOD MEETING MINUTES
PROJECT.- Park South P. U.D., Third Filing
DATE: March 14, 1996
APPLICANT. Mark Mytle (not present)
CONSULTANT.- Dick Rutherford, Stewart Associates
PLANNER: Mike Ludwig
The applicant proposes to develop 75 residential lots on 13.2 acres, a residential density of
5.68 dwelling units per acre. The applicant indicated that they intend to build houses that
are the same size/market as those which exist south of this property (also developed by
Mark Mytle). The proposed residential use will generate approximately 720 vehicle trips
per day. The commercial uses shown on the existing Overall Development Plan for this
same 13.2 acres would generate 12,660 vehicles trips per day.
Questions, Concerns, Comments:
Will there be a curb installed along Manhattan?
A. Park South was originally developed in the County and curb and gutter was not
required. When the property was annexed into the City, the annexation agreement
stipulated that no curb and gutter would be required of remaining phases of Park
South. The City will be working with this developer to install a drainage pan along
Manhattan to correct existing problems.
2. What will be the setback distance of houses from the west property line?
A. The applicant is proposing 110 foot deep lots. The front yard setback is 20'. An
average house is approximately 50 feet deep. Therefore, the rear yard setback
distance will be approximately 40 feet.
3. Are these going to be the same type houses as those to the south?
A. Yes. The applicant proposes two story houses like those to the south.
4. Will there be a fence along Horsetooth Road?
A. The ends of the cul-de-sacs will be open (no fencing) for pedestrian access to
Horsetooth Road from within the development. Side yard fences may not extend
beyond the front of the houses.
5. How wide are the lots?
A. The lots will be 50 to 60 feet wide. The minimum side yard setback is 5 feet
which results in a 10 foot separation between buildings.
6. We ask that the City allow only 1-story buildings along the west property line as
houses to the west of this development are all 1-story, ranch style houses. We
don't want people looking into our backyards and windows.
7. Who will maintain fences along the west property line?
A. The consulting engineer will talk with Mr. Mytle. This development will have a
homeowners association which will maintain their fence. City staff would like to
see a single, common fence along this property line rather than two fences
separated by a couple of feet to avoid a tunnel effect. The applicant's engineer
indicated that they would be willing to meet with the neighbors to the west to
achieve a common solution.
Is there capacity at Lopez Elementary for students from this development?
A. The City Staff works closely with the Poudre R-1 School District. The District
receives copies of all development proposals. The School District continues to
state that there is capacity district wide. There is no guarantee that children from
this development will attend Lopez Elementary. The School District determines
attendance boundaries through processes outside of the City's development review
process.
9. Does the City regulate whether these houses are owner occupied or rented?
A. No.
10. Storm drainage is a concern for this area in general.
A. Last year there was an extensive amount of rain which was very unusual. The
regional stormwater detention ponds in this area have not decreased and will not
decrease in size with additional development. Storm drainage engineering is the
most expensive and extensive part of the development plan preparation.
11. Will the area south of Glen South remain open?
A. Yes, the detention pond will remain.
12. What did the Overall Development Plan show regarding commercial development
on this same property?
A. (Staff) I believe it called for medical office and restaurant uses. It included a
greenbelt for buffering.
13. If the developer would not build two-story houses along the west property line
that is great. It is still better (traffic wise) than a commercial land use. We need to
keep a population base for Lopez Elementary.
14. There are advantages of a commercial use also, such as easy access to services by
the surrounding neighborhood.
NOTE: NO DEVELOPMENT APPLICATION HAS BEEN SUBMITTED TO THE CITY OF FORT
COLLINS AS OF 4/18/96.
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RECEIVED APR 2 1 1990
720 Arbor Ave #13
Fort Collins, CO 80526
April 16, 1996
Fort Collins Planning & Zoning Board
281 North College Ave
P.O. Box 580
Ft Collins, CO 80522-0580
Attn: Mr. Michael G Ludwig, City Planner
Members of the Board:
We would like to respond to the neighborhood meeting that was
held on March 14, 1996, at the Southside Baptist Church, 620 W.
Horsetooth Road, which discussed the project referred to as "The
Park South Pud, Third Replat".
The residences of "The Village at Four Seasons" feel very
strongly that the homes that are to be built with the yards
joining ours should be single story residences and on slightly
larger lots than the ones proposed. We would like to see 8 homes
built on these lots instead of 10.
One of our main concerns is what is going to happen to the waste
water run off.
Thank you for your consideration of this matter.
Sincerely yours,
RECEIVED APR 1 8 f3%
_ 7 o A k o if .4 &.
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, .21 AloRTA (�n LIEGE AVe.
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RECEMED ADO 1 9 119,13
April 11, 1996
Fort Collins Planning F Zoning Board
281 N College Ave
P 0 Box 580
Ft Collins, CO 80522-0580
Attn: Mr. Michael G. Ludwig
Ft. Collins Planning and Zoning Board
Dear Board Memebers:
As home owners at 720 Arbor #15, we are very concerned about the
project referred to as "The Park South P.U.D." It is our under-
standing that this area has not been zoned as of this date.
Our home and those of our neighbors at" "The Village" joins to the
East the property in question which is owned by Middei Con-'
struction Company. We Strongiy suggest to you, the board, that
notmore that a homes be built along the East side of our pro-
perty as the homes according to Middels pia.n would be build
straight along the property fence and face East. We also feel that
these homes be built on 60 foot lots. We ask that you consider
these homes to be one story a.s they would be more in harmony
with existing homes and would make for a. more habitable neighbor-
hood, for everyone concerned.
We hope the board will loop: thoroughly into the requests ma.de by
the homeowners of The Village. We are all interested in keeping
Fort Collins the wonderful and beautiful city it is.
Thank you for your consideration.
lncerely,
cc: Mr. Peter Barnes
Mr. Ted Shepha.rd
0
•
RECEIVED APR 15 1990
Fort Collins Planning & Zoning Board
281 North College Ave.
P. 0. Box 580
Fort Collins, CO 80522-0580
Aft: Mr. Michael G. Ludwig, City Planner:
Dear Members of the Board:
720 Arbor Ave.
Ft. Collins, CO.
April 9, 1996.
I want to make reference to the neighborhood meeting that
occurred on March 14, 1996, at the Southside Baptist Church,
620 W. Horsetooth Road, at which was discussed the project
referred to as "The Park South Pud, Third Replat".
At that meeting with the residences of "The Village at Four
Seasons" which consists of all senior people and whose property
joins the property of Middel Construction Co., we strongly feel
that definately no more than one story homes should be built on
the east side of the fence. We also feel that no more than 8
homes should be built along the east side of the fence because
of the water run-off and traffic congestion for such a small
entrance. The majority of Fort Collins is built on 60 ft. lots,
not 50 ft. lots. With the two different styles of homes, ours
are brick and Middel's are wood, it would be more compatible
and blend better with our townhomes on the west side of the
fence.
Have you given any thought to a Home -Owners Association? Who
will maintain the area along the street?
cWe will appreciate your. consideration of our strong desires in
this matter. Thank you.
Respectfully yours
Au
& ' •
RECEIVED APR 15 1995
ll/� / I) 1 41-r 6
D -
No Text
Alton J. and Marilyn O. Goodenberger
720 Arbor #26
Fort Collins, CO 80526
April 10, 1996 RECEIVED APR 1 2 1996
Fort Collins Planning & Zoning Board
281 No. College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
Attention: Mr. Michael G. Ludwig, City Planner
Dear Members of the P. and Z. Board:
I write you with reference to the project referred to as "The Park South PUD,
Third Replat' .
We are homeowners living in the Village at Four Seasons, just west of the pro-
posed project.
I understand that the property in question has not as yet been zoned, and that
you are working on it. May I encourage you to determine the proper zoning
quickly, before the contractor who is currently building in that project is able to
start any more houses. All of our residences are single story. We are hoping that
you will zone it for single story residences only. Our reason for that hope is that
two story residences built as close to the property line as is apparently intended,
will allow people to gaze over any fence and down into our back yards, and even
into our back porches. We cherish our privacy, and hate to see it invaded.
Additionally, we understand that the contractor on that project is planning to put
10 houses per block. We think that is 2 too many. The houses will be quite close
even with 8 per block. Traffic congestion and problems with water run-off in-
crease with the number of houses per block, as you know better than I.
I appreciate the fact that contractors want to make more money, and the city is
not against that. However, the quality of life in Ft. Collins has been a strong sell-
ing point for living here, and the problems spoken of above would certainly de-
tract from the quality of life here.
Thank you for reading and, hopefully, responding favorably to our requests.
Sincerely,
Altop"J. Goodenber er Marilyn 0. Goodenberger
•
•
April 10, 1996
Fort Collins Planning & Zoning Board
281 No. College Ave.,
P.O. Box 586
Fort Collins, CO 80522-0580
lf�ECE1VED APR 12 1995
Dear Members of the Board: ATTN: Michael G. Ludwig., City Planner
Reference is made to Mark Middel's proposed project development referred
to as "The Park South PUDt Third Replat".
A meeting was held on March 149 1996, at the Southside Baptist Church
with the residents of "The Village at Four Seasons". Most of the residents
of The Village are senior citizens with a great deal of concern for keeping
their neighborhood as quiet, clean, clutter -free, and attractive as
possible.
We strongly oppose the density population being proposed in this project.
We also feel there should be no more than eight houses, at the very most,
built along the east side of our fence, nor should any of these houses be
more than one story high. We feel we are justified in opposing Mr. Middel's
construction of ten houses. We prefer eight houses.
In summary, we submit the following reasons for opposing Mr. Middel's plan:
1. Objection to two-story houses. The Village at Four ,Seasons sits on
an elevated plane adjacent to Mr. Middelts property. If two-story
houses are built there the Village residents on the west side of the
fence would be looking into the two-story houses white using their
decks, sun -rooms, etc. This would not be an attractive sight. Neither
the occupants of our homes nor the proposed two-story homes would enjoy
any amount of privacy.
2. Cut down density. Serious consideration should be given to building
eight houses instead of ten as proposed. Two more houses causes more
traffic congestion, people, noise, pollution, and could possibly
adversely affect our property values.
We believe the reasons given above are within reasonable limits and hope
our feelings will be favorably considered by you. We appreciate any
support you can give the residents of the Village at Four Seasons. We
want to be good neighbors but we also want to protect our quality of life
and property valuations.
Sincerely,
Dan and Colleen Reimer
720 Arbor Ave., #25
Fort Collins, CO 80526
RECEIVED APR 1 1 193
Fort Collins Planning & Zoning Board
281 North College Ave.
P. 0. Box 580
Fort Collins, CO 80522-0580
ATT: Mr. Michael G. Ludwig, City Planner:
Dear Members of the Board:
720 Arbor Ave.
Ft. Collins, CO.
April 9, 1996.
I want to make reference to the neighborhood meeting that
occurred on March 14, 1996, at the Southside Baptist Church,
620 W. Horsetooth Road, at which was discussed the project
referred to as "The Park South Pud, Third Replat".
At that meeting with the residences of "The Village at Four
Seasons" which consists of all senior people and whose property
joins the property of Middel Construction Co., we strongly feel
that definately no more than one story homes should be built on
the east side of the fence. We also feel that no more than 8
homes should be built along the east side of the fence because
of the water run-off and traffic congestion for such a small
entrance. The majority of Fort Collins is built on 60 ft. lots,
not 50 ft. lots. With the two different styles of homes, ours
are brick and Middel's are wood, it would be more compatible
and blend better with our townhomes on the west side of the
fence.
Have you given any thought to a Home -Owners Association? Who
will maintain the area along the street?
,We will appreciate your consideration of our strong desires in
this matter. Thank you.
Respectfully yours
�tsr �o��,�vS l-L/:Nr✓/SIG4fZo�/i.�lC� 13 d,a2�
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720 Arbor Avenue, No. 11
Fort Collins, CO 80526
March 20, 1996
Mr. Michael Ludwig
City Planner
P.O. Box 580
Fort Collins, C080522-0580
Dear Mr. Ludwig$
Thank you for your leadership at the neighborhood
information meeting to discuss the development of
the Park 0outh P. U. D., Third Replat.
The Board of Directors for the Village at Four
Seasons has invited Marc Niiddel to meet with the
Board to discuss some of the issues raised at the
meeting on March 149 at the Southside Baptist
church. A copy of the letter inviting Mr. Middel
to our meeting is enclosed for your information.
Will you please place it in your file for
this project.
Sincerely,
Frank Ericson, Chairman
Board of Directors
Village at Four Seasons
•
•
Mr. Marc Middel
Middel Enterprises
1407 South College Avenue
Fort Collins, CO 80524
Dear Mr. Middel:
The Village at Four Seasons
720 Arbor Avenue, #11
Fort Collins, CO 80526
March 20, 1996
The residents of The Village at Four Seasons have some questions
and concerns related to the development identified as the Park
South P. U. D., Third Replat. A number of us attended the neighborhood
information meeting on March 14, at the Southside Baptist Church
where we saw the drawing of the proposed residential development.
Mr. Ludwig from the City Planning Department and Mr. Rutherford of
Stewart and Associates were most helpful in responding to our
questions. However, we have some concerns that we would like to
discuss with you. The primary concern is the matter of privacy for
residents of both- the Village and Park South. How al-0se*-w111 the
new homes be to the fence along the east side of our property? Will
they all be two story homes or will there be some one story units?
You are invited to meet with our Board of Directors. Our next
scheduled meeting is April 2, at 9:30 a. m., at Unit 11, 720 Arbor Avenue.
If that is not convenient we will be happy to meet at a time and
place that you suggest.
Cordially,
Frank Ericson, Chairman
Board of Directors
(223-2577)
copy:
Michael Ludwig
City Planner
•
0
0
Linda Maher
467 Dennison Ave.
Fort Collins. CO 80526
282-3506
Dear Mike Ludwig,
RECEIVED AUS 1 2 1996
August 9, 1996
I am sending this because I am not able to attend the
meeting on Monday August 12 about the land use on 46-88F
Park South. I support more family homes to be built on that
• property due to the fact that we do not need another plaza
so close to the new one on Shields and the Albertson's
plaza.
Our school at Lopez could use more children in this area,
and when you have homes it give a community a chance to
grow. Plaza's are not the answer. It only brings in more
activity that we do not need. The traffic would be too much
for Horsetooth to handle. The movie theater already brings
in enough conjestion. Fort Collins is a growing area so we
need more housing to fit the needs.
Area's change and we need to accept those changes with a
long term use. Plaza come and go, and there is nothing
worst than being in a area where the plaza's are half
filled. We do not need to populate this area with shopping
we have enough. We need to continue to develope community
and family areas. Growth with benefit works for all, having
families in this area is a benefit.
Thank you for _your time.
Please keep us informed.
Sincerely,
Linda Maher
•
,—, I
a S people 'F fOLM f l i e s +0 SU ori- o u r
hei5 hbor hood School, Lop-ez E(em.exn
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a c- o ww 60 0,I d�,vt l m-er)f i n Pa-r+ OP -�o w n
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1•900•00 1 11 11 . 5
• • C C • • M of fihe homes -fo ixisfi°n ho tines
and al So ho e 5
a d rV na5e 6F -t-
_ } b-e done correc+l ,
y ,0j, YO u
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
r"'VWX091E. MI.
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are Strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years. Please see attached news article that was
in the Coloradoan on July 17, 1996.
The traffic in the neighborhood has increased substantially with the addition of the
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Property Owner
? W
Address
r
C4�s LSO
i
Prope Owner
•
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
RE: #46-88F
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years.
The traffic in the neighborhood has increased substantially with the addition of the
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Property Own r
Addressgal I
►.l
Property Owner
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
RE: #46-88F
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are Strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years.
The traffic in the neighborhood has increased substantially with the addition of the.
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Property Owner Property Owner
U
Address
t
t 1.4f
l
nve" �i 71�—
•ji
. Ale..�z
74,1
p
4,2t
may,
1
0
•
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years.
The traffic in the neighborhood has increased substantially with the addition of the
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Prope Owner 17G� Property Owner ����� �.✓�P�
Address
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
RE: #46-88F
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years.
The traffic in the neighborhood has increased substantially with the addition of the
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Property Owner
At
Address l
Property Owner
•
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
RE: 946-88F
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are Strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years.
The traffic in the neighborhood has increased substantially with the addition of the
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Pro pe Owner
Address
Property Owner
•
�1
I
August 12, 1996
TO: The Planning and Zoning Board of the City of Fort Collins
FROM: Property Owner
This letter is being written to support the applicants request to change the use of the
13.3434 acres to single family residential located on the southeast corner of West
Horsetooth Road and Manhattan Avenue.
We are Strongly opposed to a development of a convenience shopping center, duplex
housing or office use.
There is a great need for affordable homes and this is what the applicant has been
providing for consumers for a number of years.
The traffic in the neighborhood has increased substantially with the addition of the
commercial development to the east of this property with the new theaters. Traffic could
increase up to 94% if commercially developed versus 6% if residential. The City has
already approved a commercial development to the North of the subject property and this
will add an intolerable amount of traffic, if developed.
Sincerely,
Property Owner
Address
--E� I i✓` �,-, 1----� . �� lip � . c'
Property Owner
J
i
0 •
August 6, 1996
Subject: Amend Overall Development Plan for Park South PUD - Amended
Overall Development Plan, #46-88F
Dear Planning and Zoning Board:
I wholeheartedly indorse the request to amend the Overall
Development Plan from neighborhood convenience shopping center and
duplex housing or office uses to single family residential. Traffic is already
terribly congested in the area of the Horsetooth and College intersection ,
McClelland Drive, South Mason Street, and Manhattan Avenue. This
situation was made worse by the construction of the 10-screen Carmike
Theaters on Horsetooth. Additional construction of a convenience shopping
center or offices would make the traffic congestion intolerable.
Presently the areas surrounding the Site are residential. This includes
Lopez Elementary-school and Troutman Park. A change to Single Family
Residential would put the Site more in line with the surrounding
neighborhood. To develop the area as a neighborhood convenience
shopping center or office uses would only aggravate the presently congested
traffic situation and degrade the surrounding residential neighborhoods.
Convenient shopping is already near the Site and plentiful. An
Alfalfa's market, an Albertson's grocery store, a Total gas station and
convenience store, and many restaurants are within walking distances of the
Site. Construction of additional stores or restaurants in this area will not be
of any benefit to the nearby residents or to other residents of Fort Collins.
Amend the Overall Development Plan for the Site to Single Family
Housing as soon as possible for the betterment of the surrounding
neighborhoods and community.
Sincerely,
Michael G. Elliott, PE
RECEIVE*SEP 0 3 i593 f
August 29, 1996
Fort Collins Planning & Zoning Board
281 North College Avenue
F . 0. Box 580
Fort Collins, Colo. 80522—OF80
Attention: fir. Michael G. Ludwig, City Planner
Dear Members o.f the Board,
We wish to make reference to your letter of August 15 regarding
the planning board meeting that occurred on August 26. '4e understand
that developrpent plan #46-88F Park South FUD-did not come up before
the planning board. We assume it will now come up before t!e board
on September 9.
Our feelings in this village at Four Seasons Community, in which
you received approximately 12 letters, have not changed. We do not
want close together, high rise, look ali$e two story homes built in
back of us.
We will accept only single story homes (preferably duplex
housing like ours) built in back of us. No rental homes should be
permitted to be built like the builder is doing with.some of his homes.
We hope you realize our strong desires in this matter and that
you will accommodate us.
Thank you.
The Village at Four Seasons
720 Arbor Ave. Unit ,
Fort Collins, Colorado 80526
Norman H. Meyer