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HomeMy WebLinkAboutARAPAHOE FARM TOWNHOMES PUD - PRELIMINARY - 55-87G - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING • NEIGHBORHOOD MEETING MINUTES PROJECT: Arapahoe Farms Townhomes Preliminary P.U.D. DATE: October 18 , 1993 A 4- DEVELOPER: Mr. Jim Postle, James Company CONSULTANT: Mr. Eldon Ward, Cityscape Urban Design PLANNER: Ted Shepard, City of Fort Collins The meeting began with a description of the proposal by Mr. Ward and Mr. Postle. The request is for 76 townhomes on 10 acres of vacant land located between Harmony Road and Seneca Street. This parcel is part of the Arapahoe Farm Overall Development Plan. Regency Park Second Filing is located adjacent to the east. Hilburn Drive, a local street, is stubbed to the property line from the east. The P.U. D. proposal will not include this street continuing west into the proposed project. QUESTIONS, CONCERNS, COMMENTS 1. We are concerned that we bought our house based on the Arapahoe Farm Overall Development Plan which was approved in 1987 . At that time, this parcel was designated as "Patio Homes" . How did it go from "Patio Homes" to "Townhomes"? RESPONSE: The Arapahoe Farm O.D.P. was amended in 1991. The amendment was brought forward by G.T. Land, the property owner, and Woodcraft Homes, developers of The Overlook and The Gates at Woodridge subdivisions. The purpose of the amendment was to provide additional single family land area for Woodcraft Homes. Other changes included adding "Multi-Family" as an alternate use on the subject 10 acre site. 2 . We are not sure we would have purchased our home if the townhomes were already in place. Had we known there would have been townhomes, we could have made a more informed decision on whether or not to choose this neighborhood. 3 . What will happen to our property values if townhomes come in next to our upscale single family neighborhood? RESPONSE: In other neighborhoods, townhomes do not appear to have a negative impact on property values. 4 . Will there be covenants and a homeowner' s association to maintain the common areas? • 4 • RESPONSE: Yes, there will be covenants and a homeowner's association. The covenants, however, have not been drafted at this time. -Our company has used covenants in the past and they are usually prepared by our attorney much later in the process. 5. The project is too dense. With 76 units, there will be too 4 much traffic on Seneca which serves two schools. This concentration of traffic next to two schools will be dangerous. RESPONSE: Seneca is a collector street whose function is to collect traffic from the surrounding local streets and feed the traffic onto the arterial (Harmony Road) at certain controlled intersections. As a collector, the width of the street is wider than a local street in anticipation of heavier traffic. 6. Will there be a traffic analysis to determine if this project is feasible? Who performs this analysis? RESPONSE: Yes, a traffic study is in progress and will be available for review when the project is submitted. The traffic study is performed by a private consultant and is reviewed by the City's Transportation Department. 7 . There is already overcrowding at Johnson Elementary School. This project will only make it worse. RESPONSE: The school district has had the Arapahoe Farm, Mountain Ridge Farm, and Regency Park master plans since at least 1987. As with many neighborhoods, there will the usual spikes and dips in enrollment. The school district assigns a lower student generation rate for townhome housing than single family housing. The lag time between the planning process and the actual demand on the school could be six to twelve months which will give the district time to plan accordingly. Also, all 76 units will take a few months to fill up so the impact will not be felt all at once. 8 . We would not have bought here if we had known that 76 townhomes would be built on that site. 9. What are the price ranges and sizes of the units? RESPONSE: The outside units will range from 1, 300 to 1, 400 square feet with an estimated price of $125, 000. Interior units will be about 1, 200 square feet in size with an estimated price ranging from $90, 000 to $100, 000. 10. Your project does not make sense. Who would pay such high prices for such a small amount of square footage, with no private yard? RESPONSE: Our market research indicates that this would be an attractive product for professionals, empty nesters, etc. and folks who enjoy townhome living. • • 111 11. The land area is too small for the number of units. The project looks too dense. The units look like they are jammed in. The result is that the proposal is a poor fit for the existing neighborhood. • RESPONSE: The developer feels that this project is of high quality y _ with attractive architecture that will complement the existing neighborhood. 12 . The prices are not comparable to our existing homes. This will lower our property values. RESPONSE: The townhomes are clearly not single family homes and therefore, are not intended to compete with existing homes. This is a different style of residential living which is not intended to duplicate traditional single family homes on individual lots. 13 . The project is too dense. Therefore, the project is not compatible with the surrounding area. The project is an insensitive intrusion into the neighborhood. 14 . The project does not seem to consider the safety issue due to the proximity of two schools. Seneca is used heavily by parents who are dropping off or picking up students. This traffic is often not generated by our neighborhood but by drivers who live outside our area. This project will only add to the congestion and cause safety problems. 15. We prefer patio homes over townhomes. Patio homes would be more compatible with our neighborhood. 16. It is recognized that the developer is allowed to make a profit. Profit is not a dirty word. Most of us work for companies that try real hard to make a profit. The project looks positive with good architectural design. I do not believe this project will negatively impact our property values. This type of housing will add a level of diversity to our neighborhood. 17. What percentage of the units will become rental? RESPONSE: This is impossible to predict. 18. What is the timeframe for development? Will the project -be developed in phases? RESPONSE: The project would be developed in three phases. Anticipated build-out is projected to take 18 months. 19. The plan proposes that Hilburn Drive will not be extended west into the property. When will this be finalized? RESPONSE: This would become final upon the action of the Planning and Zoning Board at the time of consideration for Final P.U.D. 4 110 Please be aware that the City Planning Department is advocating that a sidewalk connection be maintained in lieu of a public street. 20. Will the new section of Harmony Road have landscaped medians? RESPONSE: Yes, there will be medians in Harmony for a short segment only near the intersection with Seneca Street. 21. Will there be turn lanes on the old Harmony Road for safety purposes? RESPONSE: We are waiting for the traffic impact analysis to verify what is needed on both a short term and long term basis. 22 . What kind of roof shingles will you use? Our neighborhood features cedar shake shingles as the dominant roof. This is an upscale roofing material. We prefer cedar shake shingles. RESPONSE: We are considering using a high profile asphalt shingle that provides a shadow line. This is similar to the roofing in The Overlook subdivision. This roof comes with a 30-year warranty. 23 . Will your covenants cover junk cars? RESPONSE: Keep in mind that there are city ordinances that will provide a standard level of care and maintenance. Our covenants will go beyond this level and set up a governing system to take care of violations. 24 . Are you providing enough parking spaces? We do not want overflow parking to spill onto Seneca Street. RESPONSE: We are providing three parking spaces per unit. This exceeds city code which mandates a minimum of 1. 75 parking spaces per unit (for two bedroom units) . Parking for our residents should be accommodated on the site. There may be instances, however, where guests may need to park on Seneca on a temporary basis. 25. What is the roof height? RESPONSE: The height is two stories. The roof will be a 6/12 pitch with the ends coming down lower to create an interesting roof line. 26. What is the setback on the east? RESPONSE: The buildings on the east are angled. The closest point to the homes in Regency is 37 . feet. 27 . What is the buffer area treatment? RESPONSE: This has not been decided upon yet. Options to consider are fencing, landscaping, berming, or any combination. • • 28 . Will you continue the fencing along Harmony Road? RESPONSE: No, we are not planning to fence the frontage along Harmony Road. This frontage will be landscaped. 29 . Will parking be allowed on Harmony Road? RESPONSE: No, the City does not allow parking on arterial streets. 30. Will garages face Regency? RESPONSE: No, the garages face northwest. 31. The pretty pictures are deceiving. A townhome of 1, 200 square feet that costs $90, 000 to $100, 000 is not a good deal for the consumer. This kind of product is not competitive in the market place. Buyers can purchase a single family home for that price. The market analysis is flawed. 32 . We are concerned the townhomes will become cheap housing and lower our property values. RESPONSE: This has not been the case in other neighborhoods. 33 . Is it townhomes or nothing? Will James Company consider patio homes or single family homes? RESPONSE: This is what we prefer at this time. We think we can make a profit with this product. If we cannot make a profit, we will not develop the property. 34 . Why not build larger homes at a lower density? RESPONSE: Again, our market analysis has found a demand in the market place for this housing type. 35. Has James Company done any other townhome projects that we can go look at? RESPONSE: Yes, we are currently building a project in Lafayette on South Boulder Road and we did a project in Boulder County in the Gunbarrel neighborhood called Fountain Greens. The project that we are proposing here is more upscale than the one in Lafayette. We have been developers/builders in Boulder County for the last -20 years. Recently our emphasis has been on single family homes, but the market for multi-family is getting stronger. 36. Are you willing to lower the density of the project? RESPONSE: We feel the project is attractive with the present level of density. The garages are located in rear and served by driveways. The units do not have a "row look" to them. The architecture is appealing. We are looking for a response from the Planning and Zoning Board based on townhomes. • 411 • 37 . What are the stormwater drainage patterns? RESPONSE: The site is divided into two drainage basins. On the northeast, the site drains towards Seneca, into a drain line, and feeds into the detention pond east of the church. On the 4 southwest, the site drains toward the swale along Harmony Road. These flows also drain east. Although the engineering has not been fully worked out, there may a requirement that some of the storm flows be detained on the site. 38 . The project needs more design, more variety. RESPONSE: We are willing to look at things that improve the project. We cannot, however, go beyond the point where the project is not financially feasible. 39 . What will be the landscaping along Harmony Road? Will it blend with Regency? RESPONSE: We will not be constructing a brick wall. Rather, the landscaping will be more reflective of the Woodridge P.U. D. with the use of boulders, low berms, and street trees. 40. What will happen on the vacant corner of Harmony and Seneca? RESPONSE: That is Parcel 1D of the Arapahoe Farm Overall Development Plan and is designated as "Convenience Center" . 41. Does James Company own the ground? RESPONSE No, the ground is under contract from G.T. Land, Colorado, Inc. 42 . The units should be larger to blend in with Regency. Patio homes are. preferred. 43 . There needs to be more greenbelt on the east. I do not want to be 37 feet away from six new neighbors. 44 . Could the two six-plexes next to Regency be reduced to four- plexes? This would increase the setback area. RESPONSE: This will be considered. 45. What is the density per acre? RESPONSE: 7 . 5 dwelling units per acre. 46. Will their be a clubhouse and/or pool? RESPONSE: No. • • 47. Are the sale prices firm? RESPONSE: Sale prices could fluctuate based on the estimates we receive from contractors and material suppliers. 48. Will the density go up as the project evolves? A RESPONSE: No, we plan on submitting a Preliminary P.U.D. for 76 townhomes. 49. It is difficult to make a left turn out onto Harmony Road. When will Harmony be routed up to County Road 38E? RESPONSE: The timing depends on the rate of development in the Woodridge P.U.D. The road will not be built unless there is new development to be served. 50. Will we be able to review the quality of construction? RESPONSE: Yes, exterior elevations are available to be reviewed. 51. Who has final authority on this project? RESPONSE: Ultimately, the City Council has final authority. The Planning and Zoning Board has authority to approve, modify, or deny a P.U.D. Its decision stands unless appealed up to the Council level. 52 . There appears to be too much roof. The roof seems to dominate the project. RESPONSE: We designed the roof so that it would reach down as low as possible. We feel this is desirable and helps mitigate the two story height. 53 . Will construction traffic use Seneca? RESPONSE: Yes. 54 . The project will generate too much traffic for our neighborhood. RESPONSE: The traffic analysis will be submitted to the City' s Transportation Department for review. Please keep in mind that there are other multi-family developments in Fort Collins that are located at the corner of an arterial and collector street. 55. Who would buy a $120, 000 townhome with no amenities? RESPONSE: The site is not large enough to support amenities. 56. This project is not compatible. We prefer less density. There should be more variety in the building style. We are concerned about the greenbelt not being wide enough. 111 • 57. The project needs a lot of revision before it can be considered to blend in with the neighborhood. As shown, the project does not blend in. n PPrM©E ja�rilfr) sptAYNNo..h s NEIGHBORHOOD Ir*ORMATION MEETIk `Did n°uReceiveNotification Correct Address. 0 ( g "y,3 of this meeting? Name Address Zip Yes No Yes No i-d .. 'iclir-101(- (),I -Y pLt7PiNi,N G oce7' 1O r i [v 11t eel�o,IcI 14 I 1 14 , i,41,t, -I- ��< ? 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I g 1 Z 61,04)1ew OA- I' \\IktiAkilc f,Vf,f,- . 1 1 / ,.-X-4-‘14 10.t%#, i . , kdiPM fa-t1 teillo [-i'QAboi-it-( C,4-.. /H-.0 _ ArL9_ , v i. 1 ofiy./ Nia,i,2,_ 4607 _ , L2u gMIOQEL L s/9 VI'S 7-! CT 3-0Spk ri+ ✓ ill /l/1 G'v�/f'N / 5-8/ 1'11.l 017), (1,o6-z‘' a- ((Q b-1 Si l\,16( Cl e road E3062,0 t7 (iisls Po99. r( t.o',(m..td, s,osI C-,-- ,4-1- II s Z t ,-.�, �a) s V V _Nee Ili d 1 5 99/7 Ce.191b, "Diz aos c I/ i/ W NEIGHBORHOOD I OR'VIATION MEETIIV Did You Receive Correct ? ritten Notification Address. of this meeting? Name Address Zip Yes No Yes No zi.y '1 03 e IP VS z — (1./� h er,f/ f /ve,-- i .C7 e� 1), , ,sue ✓ 76 unit4,100, 000 = $7, 600, 000 ARAPAHOE FARM TOWNHOME41/ 55 units $140, 000 = $7, 700, 000 1 . We are not against development of the land. 2. We want a HIGH quality project that blends in with our neighborhoods and not stick out. 3 . We want the townhomes to look different in size, color and not uniform like a tract neighborhood. We are a HIGH quality custom home neighborhood. 4 . We want upgraded, larger townhomes, varied models, less density. 5. We want lap siding, woodruff shakes shingles, neutral colors, brick, soffits. 6. More landscaping, cost? tree types and sizes? who maintains? 7. Want to see the convenants. Is there a homeowners association? 8 . Brick wall to continue along Harmony? Wood fence along Regency side? Is there a fence around the project? What type? 9 . Curb, gutter, sidewalks, lights along Harmony & Seneca? 10. Are you building on a utility easement along Harmony? 11 . Want more greenbelt by Regency - 2 units TOO close - 35 ' . 12. Is there a clubhouse, pool? 13 . Outdoor storage? Pet control? Noise control? (This is a very QUIET AREA) 14 . Hilburn Drive go through to project? Dead End sign put up. 15. How will project affect the overpopulated SCHOOLS? What type of people buying these townhomes? Is there a market demand for these instead of building patio homes? 16 . Seneca Street - heavy traffic, turn lanes? !7. When will we have traffic lights for Harmony & Shields? 18 . We want a temporary fence put up during construction to catch the trash! ' 9 . What assurance do we have the project will be completed? What will happen if it doesn ' t finish? A . We want more advance notice (not less then a week) about all meetings that involve this project in the future. Update mailing list. 21 . Retention pond - dry or wet? There could be a ground problem. What kind of vegetation planted and who will maintain it?