HomeMy WebLinkAboutARAPAHOE/MOUNTAINRIDGE FARM - AMENDED MASTER PLAN - 55-87A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT
PROJECT: Arapahoe/Mountain Ridge Farm Amended Master Plan,
#55-870A
APPLICANT: G.T. Land Colorado Inc.,
c/o Cityscape Urban Design
3030 South College Avenue
Fort Collins, CO. 80525
OWNER: G.T. Land Colorado Inc.
3555 Stanford Road
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
Request to amend the Arapahoe/Mountain Ridge Farm Master Plan to
change the areas and distribution of single family, multi -family,
and business service uses on parcels 1-C, 1-F, 1-G, and 1-H, and to
indicate the re -alignment of Harmony Road. The changes pertain
only to the Arapahoe Farm portion of the Master Plan which consists
of 160 acres located at the northeast corner of Taft Hill Road and
Harmony Road. The parcel is zoned R-L-P, Low Density Planned
Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The amended Master Plan primarily reduces the number of multi-
family units in favor of single family. Similarly, commercial
floor area is downsized from a typical neighborhood center to a
neighborhood convenient shopping center. Harmony Road is re-
aligned to intersect with County Road 38E rather than at the
present intersection. A bikeway is added within a drainage way for
off-street access to the schools. The land uses remain mixed and
the amended plan continues to meet the City's Goals and Objectives
and Land Use Policies Plan. The amended plan also remains
compatible with the surrounding area, including the newly developed
Regency Park.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
0 0
Arapahoe/Mountainridge Farm Amended Master Plan, #55-87B
April 22, 1991 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: County; Existing single family (Imperial Estates)
RP;
Proposed
single
family
(Seneca PUD)
RE;
Existing
single
family
(Skyline Acres)
S: County;
Undeveloped
E: RLP;
Proposed
single
family
(Four Seasons)
RLP;
Existing
single
family
(Willow Park, Woodlands)
RLP;
Johnson
Elementary School and Webber Junior High
School
RLP;
Existing
single
family
(Regency Park)
W: County;
Existing
single
family
(Taft Canyon)
The property was annexed into the city as part of the Horsetooth-
Harmony West Annexation, June 3, 1980. The original Master Plan
was approved on October 26, 1987.
2. Description of the Proposed Changes:
A. The Youth Sports Park (Parcel 1-B) has been deleted from the
Master Plan as an alternative use. This deletion is in response to
a lack of interest by the City Parks and Recreation Department in
acquiring this particular site.
B. Parcel 1-F has decreased in size from 44 acres to 40 acres.
The land use designation changes from Multi -family at an estimated
12 dwelling units per acre to Single Family at an estimated density
of 3.5 dwelling units per acre.
C. Parcel 1-G has increased in size from 12 acres to 25 acres.
The land use designation changes from Business Services with
approximately 100,000 square feet of gross commercial floor area to
Single Family with an estimated density of 3.6 dwelling units per
acre.
D. Parcel 1-H is newly created and contains 5 acres. The land
use designation is Business Services with approximately 50,000
square feet of gross commercial floor area.
E. Parcel 1-C changes from a land use designation of Patio Homes
at six dwelling units per acre, to Multi -Family at 10 dwelling
units per acre.
Arapahoe/Mountainridge Farm Amended Master Plan, #55-87B
April 22, 1991 P & Z Meeting
Page 3
F. The location of the water pump station for the Fort Collins
Loveland Water District has been relocated from the northeast side
of the re -aligned Harmony Road to the southwest side.
G. The layout of the new alignment of Harmony Road has been
further refined.
H. A bicycle/pedestrian path has been designated following the
natural drainage swale that runs from west to east, from Taft Hill
Road to Webber Junior High School.
I. Parcel 1-D, designated as a 3.5 acre convenience center, has
been shifted from the northeast corner of Harmony and Seneca to the
southwest corner.
Overall, the total number of dwelling units has decreased from
1,304 to 996 for a net loss of 308 dwelling units. The total
amount of gross commercial floor area has decreased from 170,000
square feet to 125,020 square feet for a net loss of 44,980 square
feet.
In conclusion, the changes apply to the Arapahoe Farm portion only.
The Mountain Ridge Farm portion remains unchanged.
3. Land Use•
The reduction in multi -family units reflects a lack of market
demand in southwest Fort Collins for multi -family housing. The
reduction in commercial floor area reflects the change in
anticipated commercial needs from the larger neighborhood center to
the mid -sized neighborhood convenience shopping center.
The Master Plan still retains a mixed use flavor. Multi -family
housing is located closer to the arterial streets while single
family is concentrated towards the interior with proximity to the
two schools. Commercial areas remain at the strategic
intersections. The addition of a west to east bike path provides
an opportunity for off-street access to the school sites.
The residential densities exceed the three dwelling units per acre
recommended by the Land Use Policies Plan. The land use mix is
also consistent with the City's Goals and Objectives and Land Use
Policies Plan.
4. Neighborhood Compatibilit
A neighborhood meeting was held on February 28, 1991 at Webber
Junior High School. Since the original Master Plan was approved in
1987, Regency Park (single family homes) developed. Most of the
Arapahoe/Mountainridge Farm Amended Master Plan, #55-87B
April 22, 1991 P & Z Meeting
Page 4
neighborhood concerns were with the timing of Harmony Road and
Seneca Street extensions, impact on the existing schools, traffic
in the neighborhood, and proper drainage. In general, the proposed
amendments were found to be compatible with the surrounding area.
A copy of the minutes of the meeting is attached.
5. Transportation:
The proposed alignments of Harmony Road and Seneca Street conform
to the City's Master Plan. The old alignment of Harmony will be
vacated when the new alignment is completed. A proposed underpass
at the re -aligned Harmony Road for the bikeway is being
investigated to relieve the conflicts of school children having to
cross an arterial street. Final details of the underpass will be
resolved at subsequent phases of the development.
RECOMMENDATION:
Staff finds that the proposed amendments to the existing Master
Plan are consistent with the City's Goals and Objectives and Land
Use Policies Plan. Therefore, Staff recommends approval of the
Amended Arapahoe/Mountain Ridge Master Plan.
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GENERAL NOTES
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RIPTION
AR
SHOE/MOUNTAIN RID
A tract of land situate in the Southwest 1/4 of Section 34, Tv..nship 7 North, Range
me 69 West of the 6th P.M. County of Larir, State of Colorado, being more particrly
lescribed as follows: 6onsidering the South line of said Southwest 1/4 vs bearirhv 5
89°53'21" W. and ,rith all bearinzs contained herein relative thereto; Beginning ali
the South 1 4 corner of said Section 34; thence along the South line of said South�.Vest
1/4 S 89053 21" W., 1710.34 feet; thence N 57°17'39" W. 55.36 feet uOre or less ta.
the North right--of-h-ay line of County Road 38; thence afor� said right-of-way line IS
89'53'21" W. 794.13 feet tore or less to the East right -of way line of Countv Ro
19; thence Jorg said right-of-ua line N 00°09'19" W2638.90 feet trnre or less tSo
the North line of said Southwest 1/41 thence along said North line S 89*55'02" E.
2556.76 feet more or less to the Center 1/4 corner of said Section 34; thence aloe:
the East line of said Southwest 1/4 S 00*01'51" E., 2660.26 feet more or less to the
point of begirutinngg.SUBJECT TO a 30 foot wide county road right-of-way along the
South line of said Southwest 1/4 and all other rights -of -way, easements or restrictKons
Lis mein in use or on record.
AND
4that portion of the Southwest Quarter of the Northeast Quarter of Section 34,
Tlomiship 7 North, Range 69 West of the 6th Principal Meridian, Larimer County,
Colorado, being more particularly described as follows: ConsideriM the
North -South centerline of said Section 34 as bearing North 00.01'5" West and
with all bearings contained herein relative thereto; begimudng at the Center
Quarter Corner of said Section 34, thence along the North -South centerline
of said Section 34 North 00*01'5" West 741.56 feet to a point on the Southerly
right of way of proposed Westfield Drive, said point being the true point of
begiruh.ing; said point also being on a curve concave to the Nortliwest having
a central arhgle of 18013'15" a radius of 430.00 feet, the long chord of which
bears North 80°52'18" East 136.17 feet; thence Northeasterly along the arc of
said curve and along said proposed right of way 136.75 feet; thence tangent
Fran said curve and continuing along said proposed right of way North 71.45'40"
East 156.61 feet to the beginning of a tangent cii ve concave to the South having
a central angle of 23°14'20" a radius of 570.00 feet, the lahg chord of which
bears North 83°22'50" East 229.60 feet; thence Easterly along the arc of said
curve aihd along said proposed right of way 231.19 feet; thence tangent from said
curve and continuing along said proposed right of way South 85.00'00" East 201.00 feat
to the beginning of a tangent curve concave to the Southwest having a central
angle of 90*00100" a radius of 15.00 feet, the long chord of which bears South
40000'00" East 21.21 feet; thence Southeasterly along the arc of said curve and
alorxJ said proposed right of way 23.56 feet to the Westerly right of way of
prq-osed Seneca Street; thence tangent fran said cuuve and along said proposed
right of way South 05000'00" West 60.00 feet to the beginning of a tangent curve
concave to the E-ist havi;xJ a central angle of 24000100" a radius of 644.00 feet, time
loncg chord of which bears South 07-00-00" East 267.79 feet; thence Southerly
along the arc of said curve and continuing along said proposed right of way
269.76 feet; thence tarhgert fran said curve and continuing along said proposed
right of way South 19°00'00" East 309.12 feet to the beginning of a tangent curve
concave to the Southwest having a central angle of 1900S'29" a radius of 576.00
feet, the long chord of which bears South 09027'16" East 191.04 feet; thence
Southeasterly along the arc of said curve and continuing along said proposed
right of way 191.93 feet to the South line of the Northeast Quarter of said
Section 34; thence along said line South 89054031" East 435.76 feet to the East
line of, the Southwest Quarter of the Northeast Quarter of said Section 34;
thence along said Fast lihhe North 00000'09" West 1328.72 feet to the North line of
the Southwest Quarter of the Nor tha-ast Quar ter of said Section 34; thence along
said North line North 89°48'45" West 1320.46 feet to the West line of the Southwest
Quarter of the Northeast Quarter of said Sectiah 34; thence along said West line
South 00°01'05" East 589.38 feet to the True Point of Beginnning.
AND
The Southeast One -Quarter of the Northeast One -Quarter of
Section 34, Township 7 North, Range 69 West of the 6th P.M.
City of Dort Collins, County of Larimer, State of Colorado,
together with all lhu.l.ldinga rind improvements thereon, and
forty-seven (47) units of water as allocated to said Land
by tlhe Northern Colorado Water Conservancy District.
•
ARAPAHOE/MOUNTAIN RIDGE FARM
LAND USE BREAKDOWN
GROSS
PARCEL LAND USE
-----------------------------------
AREA
1-A
Pump Station
1.0
ac
i-B
Single Family
70.5
ac
1-C
Multi -Family
10.0
ac
1-D
Convenience Retail
3.5
ac
1-E
Open Space
3.5
ac
1-F
Single Family
40.0
ac
1-G
Single Family
25.0
ac
1-H
Business Services
5.0
ac
2-A
Single Family
8.7
ac
2-B
Patio Homes
12.3
ac
2-C
Single Family
12.0
ac
2-D
Church
5.0
ac
2-E
Multi -Family
12.5
ac
2-F
Multi -Family
8.3
ac
2-G
Townhomes
2.7
ac
2-H
Townhomes
4.4
ac
TOTALS 224.4 ac
NON-RES.
FLOOR
DWELLING FLOOR AREA
UNITS DENSITY AREA RATIO
units 0 du/ac 0 sq ft
240 units 3.4 du/ac 0 sq ft
100 units 10.0 du/ac 0 sq ft
units 0 du/ac 30,000 sq ft 5.1:1
units 0 du/ac 0 sq ft
140 units 3.5 du/ac 0 sq ft
90 units 3.6 du/ac 0 sq ft
units 0 du/ac 50,000 sq ft 4.4:1
20 units 2.3 du/ac 20 sq ft
72 units 5.9 du/ac 0 sq ft
40 units 3.3 du/ac 0 sq ft
units 0 du/ac 45,000 sq ft 4.8:1
150 units 12.0 du/ac 0 sq ft
84 units 10.1 du/ac 0 sq ft
24 units 8.9 du/ac 0 sq ft
36 units 8.2 du/ac 0 sq ft
996 units 125,020 sq ft
Maximum Building Height: 40'
Typical Residential Open Space: 35%
Typical Nonresidential Open Space: 20%
urban design, inc.
ARAPAHOE FARM
MASTER PLAN AMENDMENT
When the Arapahoe/Mountain Ridge Master Plan was approved in
1987, a number of factors contributed to the land uses and
residential densities indicated on that document.
A key factor was that a large portion of the site was under
consideration for a City of Fort Collins community park to be
primarily used as a 'Youth Sports Center'. This use would have
had a significant impact on the character and potential intensity
of the remaining developable area, and the Master Plan prepared
at that time strived to maintain the flexibility to provide more
extensive multi —family and business service development in the
vicinity of the 'Youth Sports Center', should that facility be
constructed at Arapahoe Farm.
Now, some three and one half years later, this site has been
eliminated from consideration as a 'Youth Sports Center', demand
for a variety single family housing types has remained strong in
the area (as witnessed by the replats in Regency Park), the
Harmony Road alignment has been better defined, and WoodCraft
Homes has become actively involved in the project. All of these
factors have led to the minor modifications in land use and
densities proposed on the Amended Master Plan summarized below:
-, The maximum residential dwelling units anticipated has been
decreased by over 300, to a total of 996.
Anticipated floor area of non --residential uses has been
decreased by 40,000 sq. ft. +.
— Areas and specific locations of land use bubbles have been
amended to reflect the Harmony alignment, and WoodCraft's
planned development program.
0 •
NEIGHBORHOOD MEETING MINUTES
PROJECT: Arapahoe Farm Amended Master Plan and First Phase P.U.D.
DATE: February 28, 1991
APPLICANT: Gary Berger, Craftwood Homes
REPRESENTATIVE:Eldon Ward, Cityscape Urban Design
PROJECT PLANNER:Ted Shepard
QUESTIONS, COMMENTS, CONCERNS
1. How many homes will be built under the amended master plan and
what is the density?
RESPONSE: Approximately 432 homes at a density of 3.5 dwelling
units per acre. Proposed build -out would be over an 8 year period
with roughly 50 homes built per year.
2. What is the average cost per home?
RESPONSE: There will be two areas. The east side of new Harmony
Road will have homes ranging from $120,000 to $160,000. The west
side will have homes ranging from $95,000 to $120,000. These
estimates are subject to market conditions but that is the plan at
this stage.
3. Woodcraft is not buying all the tracts in the master plan.
What are these tracts designated?
RESPONSE: Woodcraft is not buying the tracts designated "Multi
Family", "Open Space", and "Business Services".
4. When will old Harmony Road be re -aligned?
RESPONSE: A new Harmony Road curb cut on old Harmony Road will be
constructed with the first phase. This spur will serve the first
phase only. The new Harmony will be extended incrementally as each
phase progresses. It is anticipated that when the project is about
75% built -out, the new Harmony Road will be completed to intersect
with County Road 38E. At that time, the old Harmony Road will be
abandoned.
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5. We live in Imperial Estates, on Royal Drive, and are very
concerned about the construction traffic that cuts through our
neighborhood. Construction crews use Royal Drive as a short
cut to Horsetooth Road. This raises a lot of dust and is a
nuisance. A barricade needs to be put up to prevent this and
force the construction traffic to use the streets instead of
cutting across the open field.
RESPONSE: The owner, G.T. Land, has not given permission for any
construction traffic to cut across the open field. Since Royal
Drive is located in the County, it is suggested that you contact
the County to see about a barricade. The developer is sympathetic
since barricades have a way of slowly coming down over time due to
wind and abuse. During the construction of Craftwood homes, the
developer will work with contractors to try to get this problem
solved.
6. Please describe the greenbelt that runs east -west.
RESPONSE: This greenbelt is a drainage swale that directs storm
flows from west to east into a regional detention pond. The swale
may also feature a sidewalk that leads to the schools. The open
space associated with the swale will vary in width but may be about
50 feet wide at a minimum. At the intersection with new Harmony
Road, the swale and sidewalk, will go under the street in the form
of a culvert and underpass. Final design details have not been
worked out.
7. When will Seneca be extended north to Horsetooth Road?
RESPONSE: This will occur when the vacant property between Johnson
School and Horsetooth road develops.
8. Will the re -aligned Harmony Road be four lanes?
RESPONSE: The current Master Street Plan shows Harmony Road to be
classified as a major arterial street with six lanes at full build -
out. However, the Fort Collins Area Transportation Plan is
currently underway and investigating the need for a major arterial
at this location. If Harmony is downgraded from major arterial to
arterial, then it would have four lanes at full build -out.
9. Where will Overland Trail connect after it is extended?
RESPONSE: Overland Trail will be extended south from Drake Road,
and stay west of Taft Hill Road, and intersect with County Road
38E. The final alignment has not been worked out yet but concept
is to stay west of the mobile home park.
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10. When does Craftwood Homes expect construction to begin?
RESPONSE: We expect construction to begin in late June or early
July depending on when final approvals are obtained from the City.
11. What will be the impact on the two schools with the additional
students? Won't this project lead to overcrowding?
RESPONSE: The students currently attending the elementary school
come from a large geographical area to take advantage of the new
facility. It does not make sense to build the new school and not
try to fill it. As new schools are built in other areas of the
City, students will be moved out to attend a school closer to their
home. The Arapahoe Farm Master Plan was on record and available to
school facility planners. The current master plan calls for more
multi -family units than does the proposed amendment. Therefore,
the impact on the schools should actually be less in terms of the
number of units being served. It is anticipated that the students
attending Johnson will be all walk-in with no busing. Since there
is a new elementary school planned to open in southwest Fort
Collins in 19921 Johnson should be able to accommodate students
from Arapahoe Farm.
12. It would be a nuisance if construction traffic were to impact
the local streets. The developer should take steps to make
sure construction traffic stays off Wakerobin and Regency to
protect students walking to school.
RESPONSE: This is a good comment. The developer will encourage
all construction traffic to use the new Harmony Road entrance off
old Harmony Road. This will keep traffic out of existing areas.
13. Why would the City consider approving this project when there
are subdivisions that have not built -out yet. Do we need
another subdivision in Fort Collins?
RESPONSE: The schedule is to build about 50 units per year. In a
City of 88,000, this is not a major impact on the housing market.
All indications are that other subdivisions are doing well. The
market has an ability to absorb additional supply to meet
anticipated demand. The City does not currently evaluate
subdivision requests based on market need as this would be an
unfair restriction on the marketplace. It may be that Craftwood
Homes has a market niche, or a "better mousetrap" that will compete
successfully in the marketplace. It would be very dangerous for
the City to regulate the subdivisions based on market conditions.
The City does not pretend to have the expertise to judge which
projects will succeed and which projects will fail. The risk of
making a wrong determination could affect housing choice for all
consumers. This risk is best borne by the private sector.
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14. Will there be a single builder or multiple builders?
RESPONSE: Craftwood Homes will be the only builder.
15. What will be the lot sizes?
RESPONSE: The lots will range from 6,500 to 9,000 square feet.
16. These lot sizes seem small compared to Regency Park. If the
lot sizes are incompatible, then our property values will be
reduced. We've got our life savings invested in our homes and
do not want our property values jeopardized.
17. Why does the City have a 3 dwelling units per acre minimum
density requirement?
RESPONSE: The minimum density is designed to promote the goal of
the Land Use Policies Plan that the City grow with a moderate
growth rate with concentrated land use. This form was one of four
possible growth scenarios that were debated by the City during the
adoption of the Land Use Policies Plan. This form of growth also
is the minimum at which essential services can be delivered at an
efficient level. A variance procedure is available to develop
below three dwelling units per acre with review and approval by the
Planning and Zoning Board.
18. Will Arapahoe Farm be similar to Craftwood's project in Golden
Meadows Fourth Filing?
RESPONSE: Yes, with some lots and houses being smaller than in
Golden Meadows Fourth Filing.
19. How will Craftwood compete with other subdivisions? What will
be competitive about this project that will stand out to
consumers?
RESPONSE: Craftwood Homes is competitive in the marketplace with
price and quality. We have been in business since 1984, many other
firms have not survived these last several years. Proximity to two
schools and a neighborhood park are locational advantages.
20. Will drainage and grading be designed so that the your project
and Regency will blend together? I am concerned that if your
project is upstream, then Regency will accept drainage which
could cause problems on our properties.
4
RESPONSE: Drainage and grading will be designed to meet the City
Stormwater Utility criteria. New developments are not allowed to
impact adjacent developments. If the developer does not grade
property according to City approved plans, then he is in violation
and liable for damages.
The Drainage Basin Study, on record with the City, determines the
direction and flow of the natural drainage patterns. Street
grades, utilities, swales, and detention ponds are sized and
located to accommodate this natural drainage.
21. How are the depths of the sewer taps determined?
RESPONSE: The depth of the sewer tap is determined by the minimum
grade available to the sewer main and, eventually, to the sewer
treatment plant. Sewer mains flow to the plant by a gravity
system. Therefore, all taps and mains must be upstream of the
plant.
22. Is Arapahoe Farm "upstream" of Regency Park?
RESPONSE: Yes, the grade is such that the lots in Arapahoe Farm
rise about 20 feet above Regency over a certain distance.
23. Will Hilburn Street be fixed so the grade difference is
corrected? As it stands now, somebody screwed up and it looks
terrible.
RESPONSE: This problem will be brought to the attention of the
City Engineering Department.
24. What is the buffer treatment along Harmony Road? If this is
to be a four or six lane arterial, then the homes that back
onto it will need to be buffered.
RESPONSE: There will be a meandering buffer along Harmony that
will feature landscaping and a detached sidewalk. Fencing will be
varied to minimize the "canyon effect". There will be a mix of
sideyards and backyards along Harmony. The swale/greenbelt will
intersect with Harmony. Rear property lines will not be platted to
the edge of the right-of-way so there will be increased setbacks to
break up the streetscape.
25. Will there be traffic signals on the new Harmony Road?
RESPONSE: Yes, it is likely that signals will be warranted at the
intersections with County Road 38E/Taft, Seneca, and Regency.
There will not be signals at the intersections with the minor
streets.
5
26. What happened to the Youth Sports Park?
RESPONSE: The Youth Sports Park was listed as an alternative use
on the Master Plan approved in 1987. Since then, the Parks and Rec
Department has lost interest in this site and is looking elsewhere.
Although Parks and Rec has not yet selected a site, Arapahoe Farm
has been eliminated from the selection process.
27. How long has G.T. Land been planning the Arapahoe Farm?
RESPONSE: Four years.
28. Will there be covenants?
RESPONSE: It is likely there will be covenants but Craftwood Homes
has not begun to put any together yet. Writing of covenants will
come later in the process.
29. What will the typical setbacks be?
RESPONSE: Front yard - 20 feet, Side yard - 5 feet interior, 15
feet corner, Rear yard - 15 feet. These are minimums. In all
likelihood, rear yards will exceed the 15 foot minimum.
30. What kind of homes will be built?
RESPONSE: Craftwood will build two-story and tri-level homes,
ranging in size from 1,600 to 2,000 square feet. East of Harmony
Road, the homes will have brick fronts and wood shake shingles.
31. Will the covenants exclude the storage of R.V.'s, boats, and
trailers on the street?
RESPONSE: This is a good comment but, again, the covenants have
not been drafted at this point.
32. Will Troutman be extended from Shields with this project? It
is needed now to relieve traffic during school hours. Also,
is Troutman anticipated to extend to Taft?
RESPONSE: No, Troutman will be extended when the land adjacent to
it is developed, and Troutman is not to be extended to Taft but
only to form a tee intersection with Seneca.
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33. Will the citizens have an opportunity, through the City
approval process, to comment on the covenants?
RESPONSE: No, the covenants are private contractual agreements
between private parties. The City can only address ordinances and
policies that have been adopted by the City Council.
34. Will our water be shut off during construction like it was for
development of Regency Second Filing? This was a major
inconvenience that we should not have to suffer through.
RESPONSE: It is likely that this will not occur since Arapahoe
Farm will be served by a separate water main.
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