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HomeMy WebLinkAboutWOODRIDGE (ARAPAHOE FARM) PUD, PHASES TWO-FIVE - PRELIMINARY - 55-87E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS 411 ITEM NO. 19 MEETING DATE 1/27/92 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Woodridge (Arapahoe Farm) P.U.D. , Phases Two-Five, Preliminary, #55-87E APPLICANT: Woodcraft Homes c/o Cityscape Urban Design, Inc. 3030 South College Avenue Fort Collins, CO 80525 OWNER: Oak Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. consisting of 377 single family lots on 109 . 43 acres. The site is located north of Harmony Road, west of Regency Park Subdivision, and east of Taft Hill Road. The zoning is R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed single family lots conform to the Amended Arapahoe Farm Overall Development Plan. The density is justified by the score achieved on the Residential Uses point chart of the Land Development Guidance System. The density of 3 . 45 dwelling units per acre exceeds the required minimum of three d.u./acre. The design aspects of the P.U.D. are intended to mitigate the impact of the re-aligned Harmony Road and to provide non-vehicular access to the two schools, the future neighborhood park, and the central bike trail . DEVELOPMENT SERVICES 300 LaPorte Ave.P.O. Boa 580 Fort Collins.CO 80522-0580(303)221-6750 PLANNING DEPARTMENT • Woodridge P.U.D. , Preliminary, #55-87E January 27, 1992 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: County; Residential, (Imperial Estates and Westfield Subdivisions) S: R-L-P; Vacant E: R-L-P; Single Family residential (Regency Park) R-L-P; Elementary and Junior High School (Johnson and Webber) W: County; Residential (Taft Canyon Estates) The property was annexed into the City as part of the Horsetooth/Harmony West Annexation, in June of 1980. The original Master Plan (Arapahoe/Mountain Ridge) was approved in October of 1987 . The Arapahoe Farm/Mountain Ridge Overall Development Plan was amended in April of 1991 to change the areas and distribution of single family, multi-family, and business service uses within the Arapahoe Farm portion only. Parcels 1-C, 1-D, 1-E, and 1-H of the O.D.P. are not included in the Preliminary P.U.D. and remain as designated in the Amended O.D.P. In addition, the amended O.D.P. established the re-alignment of Harmony Road to bisect the quarter section thereby eliminating the presently dangerous Taft Hill Road/Harmony Road intersection. In May of 1991, Woodridge (Arapahoe Farm) Phase One, Preliminary P.U.D. was approved. This request included 55 single family lots on 16 acres located west of Regency Park at the southeast corner of the project. In June of 1991, these 16 acres were divided into two distinct filings and granted final approval. The Gates at Woodridge included 29 single family lots on the east side of new Harmony Road and The Overlook at Woodridge included 26 single family lots on the west side of new Harmony Road. The square mile section surrounding Woodridge P.U.D. has been the subject of much planning activity with the recent approvals of two schools and two residential subdivisions. In the four years Arapahoe Farm has been in the planning process, two schools, Johnson Elementary and Webber Junior High have been constructed. In addition, Seneca Street has been constructed as a neighborhood collector street. Also, Regency Park and Westbrooke P.U.D. ' s, both a Woodridge P.U. D. , Preliminary, #55-87E January 27 , 1992 P & Z Meeting Page 3 single family subdivisions on the east, have been approved and are under construction. Finally, the Pineview Neighborhood Shopping Center, at Shields and Troutman, has been continually extended for P.U. D. validity. The present request includes the balance of the single family residential portion of Arapahoe Farm. Again, the multi-family parcel, future convenience parcel , and future business services parcel are not included in the Preliminary P.U.D. and remain as designated on the amended O. D.P. 2 . Land Use: The Preliminary P.U. D. is divided into four proposed phases (Phases Two-Five) . All phases are for single family lots and are also labeled "Single Family" on Parcels 1-B, 1-F, and 1-G on the Amended O. D. P. The Preliminary P.U.D. request, therefore, is in compliance with the approved O. D.P. The proposal of 377 lots on 109 . 43 acres represents a density of 3 . 45 dwelling units per acre. This proposed density was reviewed by the criteria of the Residential Uses point chart of the Land Development Guidance System. The request achieves a score of 35% which allows the proposed density of 3 . 45 dwelling units per acre. Points were awarded for proximity to an approved neighborhood park (Westfield) , an elementary and junior high school (Johnson and Webber) , and for having a property boundary that has 10% of its perimeter contiguous to existing urban development (Regency Park) . The proposed density of 3 . 45 dwelling units per acre exceeds the three dwelling units per acre minimum density required in the L. D.G. S. The proposed land use and density conform to existing plans and policies. 3 . Design: As a large residential P.U.D. , there are several design elements intended to mitigate the bisection by an arterial street and take advantage of the proximity to the two schools and neighborhood park. These design features are as follows: A. Harmony Road Streetscape Landscaping will be provided along Harmony Road outside the staggered, rear-yard privacy fences. The area of landscaping will vary along with depths of the rear yards to avoid the "stockade" look. Lots will not be platted up to the right-of-way line. Since Harmony is an arterial, it will have four travel lanes plus a middle left turn lane. The total width of pavement is 70 feet Woodridge P.U.D. , Preliminary, #55-87E January 27, 1992 P & Z Meeting Page 4 versus 50 feet for a collector. The streetscape, along with the proposed medians, will be maintained by a homeowners association. The extra landscaped area will assist in noise reduction, and help soften the expanse of asphalt. B. Taft Hill Road Streetscape Landscaping will also be provided along Taft Hill Road. Two cul- de-sacs (Hilltop Court and Westpoint Court) will open up to Taft Hill creating a break for visual benefit and pedestrian access. A forty foot wide landscaped area will frame both sides of Brixton Road creating an attractive sense of entry opposite Taft Canyon Estates entry. Also, the landscaped median at Taft Hill/Brixton will match the existing median across the street. C. Central Pedestrian Path A pedestrian path is planned to follow along the primary drainage channel from Taft Hill Road on the west to the schools on the east. At the easterly property line, the path will turn to the north to provide access to future Westfield Park. There will be ten access points to this path between lots and from the ends of cul-de-sacs. The two schools and neighborhood park are attractive destinations guaranteeing heavy path usage. As an arterial, Harmony presents a problem for a continuous, off- street path. To solve this conflict, an underpass is planned. An underpass will complement the policy of Poudre R-1 School District that non-bussed elementary students not cross an arterial street on enroute to school . The underpass is being planned by the developer in participation with the Stormwater Utility so both drainage and pedestrian objectives are accomplished. D. Water Line Easement Open Space In the area designated as "N.E. - 132 Lots" an existing water line easement creates an opportunity for common open space between rear lot lines. Public access will be gained from Brixton and Rolling Gate Roads. This area will keep the water line free from encroachments and provide a separation between back yards. Trees will be planted and the area will be maintained by the homeowners association. E. Path Connections to the North There are two, existing, residential subdivisions located to the north of the project. Approved in the County in the mid-sixties, Westfield Subdivision and Imperial Estates continue to enjoy relative isolation with no adjacent development on the east and S Woodridge P.U.D. , Preliminary, #55-87E January 27 , 1992 P & Z Meeting Page 5 south. A fifty foot wide water line easement separates these two subdivisions from Woodridge P.U.D. which is planned to have a higher density. This easement will act as a buffer area. However, two pedestrian connections are planned at the present alignments of Royal Drive and Lynda Lane to facilitate access. 4 . Neighborhood Compatibility: A neighborhood meeting was held on February 28, 1991 at Webber Junior High School as part of the review process for the Amended Arapahoe/Mountain Ridge O. D.P. Most of the neighborhood concerns were with the phasing of the new Harmony Road to County Road 38E, and the timing of Seneca Street to Horsetooth Road. Other concerns were with construction traffic on local streets. In general, the proposed use of single family homes was found to be compatible with the surrounding area. 5 . Transportation: As mentioned, Harmony Road, an arterial street, will be re-aligned to bisect the quarter section and create a new intersection with County Road 38E. The construction of new Harmony Road will be phased, along with each filing of the P.U. D. , as the project is built from south to north. The entire right-of-way for the new alignment has been dedicated by separate instrument. After connecting to County Road 38E, the unneeded portion of old Harmony Road will be vacated thus removing the presently dangerous intersection at Taft Hill Road. Seneca Street is the neighborhood collector street. It is planned to continue south to serve future development. It is also planned to extend north to intersect with Horsetooth Road, and eventually tie into existing Seneca Street in the Casa Grande subdivision. No local street access is planned into Westfield Subdivision and Imperial Estates. The local streets within these subdivisions lead directly to Horsetooth Road creating a potential "de-facto collector" status. In addition, these local streets are structurally inadequate to carry anticipated traffic loads originating from Woodridge P.U.D. All streets will be built to City standards. The traffic generated by the proposal will be adequately served by the existing and proposed transportation improvements. 411 Woodridge P.U.D. , Preliminary, #55-87E January 27, 1992 P & Z Meeting Page 6 RECOMMENDATION: Staff finds that the Preliminary P.U.D. request for single family lots is in conformance with the Amended Overall Development Plan. 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I 1 / I zIr%-t 1/ r � ___7I i t l ^ \ �_ l �` , \ I I i I_b° / �I I I / I ' I 1 1 I / \. �I� ' ram" ,7/\\ /7 L I / 1 III I '� y . r i S• , =WOODRIDGE PUD - PRELIMINARY LAND USE BREAKDOWN December 2 , 1991 Area Gross 4 , 766 , 796 sq. ft . 109 . 43 acres Net 3 , 819 , 093 sq. ft . 87 . 67 acres Dwelling Units Single Family 377 Other 0 Total Units 377 Density Gross 3 . 45 du/ac Net 4 . 30 du/ac Coverage Buildings 900 , 000 sq. ft . 18 . 88 % Street R.O.W. 947 , 703 sq. ft . 19 . 88 % Parking & Drives 190 , 000 sq. ft . 3 . 99 % Open Space: Common 632 , 082 sq. ft . 13 . 26 % Private 2 , 097 , 011 sq. ft . 43 . 99 % Total Open Space 2 , 729 , 093 sq. ft . 57 . 25 % Floor Area Residential 1 , 000, 000 sq. ft . Parking Provided Garages 754 spaces 2 . 00 / unit Other 0 spaces Total Vehicles 754 spaces 2 . 00 / unit *Note: Garages and / or driveways will accommodate Handicapped, Motorcycle , and Bike parking Max. Building Height 36 ft . Setbacks (unless otherwise noted) Front 20 ft . Side 5 ft . Corner Side 12 ft . 15 ' CO Garage Door Rear 10 ft . • SCHOOL PROJECTIONS PROPOSAL: WOODRIDGE PUD DESCRIPTION: 377 single family homes on 109.43 acres DENSITY: 3.45 du/acre General Population 377 (units) x 3.8 (persons/unit) = 1432.6 School Age Population Elementary - 377 (units) x .450 (pupils/unit) = 169.65 Junior High - 377 (units) x .210 (pupils/unit) = 79.17 Senior High - 377 (units) x .185 (pupils/unit) = 69.75 Design Affected Schools Capacity Enrollment Johnson Elementary 568 566 Webber Junior High 900 834 Rocky Mountain Senior High 1312 1191 w S Ill!rmea 0 e urban design, inc. WOODRIDGE Preliminary PUD Statement of Planning Objectives December 2 , 1991 Through the process of amending the 1987 Master Plan for Arapahoe Farm earlier in 1991 , detailed preliminary drainage , utility, site , landscape , and transportation plans for Woodridge were developed in coordination with City Staff ; although Preliminary PUD approval was pursued only for the first phase of single family development . The primary objective of this overall Preliminary PUD is to gain formal City approval of the plans that have been the basis of the past 18 months of coordination with City Staff , the School District , surrounding neighborhoods , and the Planning and Zoning Board. The proposed Preliminary PUD is consistent with the approved master plan for Arapahoe Farm, and with the adopted Land Use Policies Plan of the City of Fort Collins with regard to neighborhood planning and locational criteria for low density residential development . Development of Woodridge is expected to comprise a total of seven phases; including the first phase currently under construction. Project build out is expected to be complete by 1999 . &)t 2i€ lD 6E PieEL/await, i'? o . 0. . • ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Will me criterion Is the Crltenon amicable? be satisfied? CRITERION f yoro. Yes No If no, please explain NEIGHBORHOOD COMPATABILITY 1. Social Computability j ✓ 2. Neighborhood Character ,/ ✓ 1 3. Land Use Conflicts / ✓ 4. Adverse Traffic Impact I/ ,/ PLANS AND POUCIES 5.Comprehensive Plan _ / I V PUBUC FACILITIES&SAFETY 6. Street Capacity ✓ I i V 7. Utility Capacity ,/ I + 8. Design Standards /I ./ t 9. Emergency Access ,/! ,/ 1 10. Security Lighting / + / 11. Water Hazards .VI- RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation I 1 �/ 14. Wildlife Habitat + ✓ 15. Historical Landmark y/ 16. Mineral Deposit ,/ 17. Eco-Sensitive Areas 18. Agricultural Lands ,/ _ ENVIRONMENTAL STANDARDS 19. Air Quality / ./ 20. Water Quality ,/ ,/ I 21. Noise 1/ I `// 22. Glare& Heat / / 23. Vibrations / I ✓ 24. Exterior Lighting 7 I ✓ 25. Sewages&Wastes 7_ i __ / I SITE DESIGN 26. Community Organization ,/ 27. Site Organization t/ // 28. Natural Features i ✓ 29. Energy Conservation ✓ / 30. Shadows 1/ 1 I/ 31. Solar Access f ' / 32. Privacy i/ V 33. Open Space Arrangement / j 34. Building Height / 35. Vehicular Movement / I / 36. Vehicular Design / ./ 37. Parking / ,/ 38.Active Recreational Areas / 39. Private Outdoor Areas / / 40. Pedestrian Convenience V _ / 41. Pedestrian Conflicts / / - 42, Landscaping/Open Areas ✓ / 43. Landscaping/Buildings ✓ ✓ _ 44. Landscaping/Screening ✓ _ e 45. Public Access �- ,/ 46. Signs ✓ _ / -11- �f001 /r0 G£ "'ELI /NA,CY •e0. DENSITY CHART Maximum Earned Criterion Credit If Al Dwelling UnitsAre Within: Credit a 20% 2000 feet of an existing or approved neighborhood shopping center. b 10% 65o feet ofan existing transitStop, C 10% 4000 feet of an exsstirx,7 or approved regional shopping center d 20% 3500 feet of an existing or reserved neighborhood park community par(or community facility 42 D LIJe 10% school.1000 feet of a meeting all the requirements of the com ry a pulso education laws of the State of Col°rao. ��\\s VV< f 20% 3000 feet of a motor employment center WM g 5% 1000 feet of achiel care center. h 20% -North'Fort Col ins. I 20% The Central Business District. A protect whose boundary is contiguous to existing urban development Credit may be earned as follows: 0%—For°comects whose property boundary has 0 to 10%contiguity: ' 10 to 15%—For or oiects whose property boundary has 10 to 20%consguittii J O J 30% 15 to 20%—For oroiects whose property boundary has 20 to 30%conngurty, 20 to 25%—For projects whose property boundary has 30 to 40%contiguity: 25 to 30%—FCr orolects whos property boundary has 40 to 50%contiguity if it can be aemonstrated mat the Project will reduce non-renewable energy useage either through me application of alternative energy k systems or Through committed energy conservation measures beyond that normally reauirea oy City Code.a 5%bonus may be earned for every 5%reduction in energy use. I Calculate a 1%bonus for every 50 acres included in the project. m Calculate the percentage of me total acres in the project that are devoted to recreational use,enter 1/2 of that percentage as a bonus. lt the applicant commits to preserving permanent ottsite open space that meets the CitVs minimum requirements.calculate the percentage n of this open space acreage to me total development acreage,enter this percentage as a bonus. I If part of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code. O enter 2%bonus for every$100 per dwelling unit invested. If pan of the total development budget is to be spent on neighborhood facilities and services which ore not otherwise required by City Code. h enter a 1%bonus for every$100 per awelling unit invested. Cr) If a commitment is being made to aeveiop a specified percentage of the total number of aweiling units for low income families.enter that q Percentage as a bonus.LIP to a maximum of 30% Z it a commitment is being made to aevelop a specified percentage of the total number of awelling units for Type"A'and Type B'handicapped rousing as aetined by me City of Fort Collins.calculate the bonus as follows: "A"units O r TVPe"A"— 7!Imes Type units M TyPe"B'-13times r' B'unrts Ca �ota' I u^"s In no case shall 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.environmental,land use,aesthetic.economic and social factors)adverse to its preservation; S 3% — For assuring mat new structures will be in keeping with the character of the building or place.while avoiding total units 3% — For proposing adaptive use of the building or place that will lead to ifs continuance.preservation and improvement in an appropriate manner. It a portion or all of me 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: t 9% — For providing 75%or more of the parking in a structure: 6% — For providing 50.74%of the parking in a structure: 3% — For providing 25-49%of me parking in a structure. U If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,enter a bonus of 10%. TOTAL 35 2 -30- DeveloF L Services Planning Derrtment . 111.11111111.0 NEIGHBORHOOD MEETING MINUTES City of Fort Collins PROJECT: Arapahoe Farm Amended Master Plan and First Phase P.U.D. DATE: February 28, 1991 APPLICANT: Gary Berger, WoodCraft 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. 1 281 North College Avenue • P.O. Bo\ 580 • Fort Collins, CO 80522-OSSO • (303) 221-6750 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 WoodCraft 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. 2 111 10. When does WoodCraft 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 Y 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 1992, 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 WoodCraft 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. 3 4 i 14 . Will there be a single builder or multiple builders? RESPONSE: WoodCraft Homes will be the only builder. 15. What will be the lot sizes? RESPONSE: The lots will range from 6, 500 to squ are 000 s are 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 mi nimum 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 WoodCraft'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 WoodCraft compete with other subdivisions? What will be competitive about this project that will stand out to consumers? RESPONSE: WoodCraft 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 location.al 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 -411 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 WoodCraft 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: WoodCraft 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. 6 010 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. 7