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HomeMy WebLinkAboutUPPER MEADOW AT MIRAMONT PUD - PRELIMINARY - 54-87G - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGPROJECT: Services Planning Department NEIGHBORHOOD MEETING MINUTES Cottonwood Farm, Amended Overall Development Plan DATE: April 29, 1992 REPRESENTATIVES: OWNER: Peter Kast, G.T. Land, Colorado, Inc. DEVELOPER: Gary Nordick, Nordick/Neal Partnership CONSULTANT: Eldon Ward, Cityscape Urban Design PROJECT PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. We are concerned about the size of the lots south of Werner School. These lots will be across from the largest lots in Fossil Creek Meadows. These lots should be compatible in size with the existing lots, otherwise, our property values will be reduced. RESPONSE: The exact size of these lots is not known at this time, as this area may be one of the last areas to be developed. Also, the lots and layouts are shown conceptually only. At the O.D.P. stage, lots and blocks are usually not indicated. It is our opinion, however, that these lots will average around 7,000 square feet in lot area. Most of these lots will be separated from Fossil Creek Meadows by the Mail Creek greenbelt. 2. The largest lots should be adjacent to Fossil Creek Meadows to promote compatibility. RESPONSE: The largest lots will be along the ridgeline defined by the Mail Creek Ditch. These lots will be the largest, and most expensive because of the views, and the potential for walk -out basements. The O.D.P. will have a range of lot sizes to offer a variety of choices. The City has a policy that the residential subdivisions not be less than three dwelling units per acre. These factors will influence lot sizes. 3. We are concerned about the local street connection, south of Werner School, to Mail Creek Lane. This will bring unnecessary traffic into Fossil Creek Meadows. Also, this connection will encourage short -cutting for commuters who want to avoid the College and Harmony intersection. This connection should be reconsidered. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 (303) 221-6750 RESPONSE: Presently, Werner School has poor access for families living in any other neighborhood besides Fossil Creek Meadows. The proposed turn -around on the east end of the school will allow drop- offs without impacting Fossil Creek Meadows. Mail Creek Lane was platted as a local street on the edge of the subdivision with the purpose of serving the area to the east. By providing an easterly access, some traffic on Mail Creek Lane may actually be reduced. 4. Werner School has insufficient parking for events. The school. should build more parking so cars are not forced to park on Mail Creek Lane. During events, we can barely get out of our driveway and sometimes our driveways are blocked. This lack of parking is a nuisance and should be remedied by the amended O.D.P. RESPONSE: This is a good comment and G.T. Land will talk to Poudre R-1 about more parking. Mail Creek Lane does become overly congested with parked cars during school events and during the afterschool pick-up period. It is difficult to predict how Poudre R-1 will respond. 5. What are the anticipated uses on Parcels E, K, A, N, Q? RESPONSE: At this time, these areas are designed to provide buffering and transitions from the commercial areas to the north and the arterials on the east. Residential densities could be patio homes or smaller -lot single family. One of these parcels. is Likely to develop as multi -family, but not all. 6. When you say "multi -family", what kind of density? RESPONSE: At this stage, it is premature to guess the density. 7. What are the proposed connections to Fossil Creek Parkway? RESPONSE: Under the proposed O.D.P., there is no direct connection to Fossil Creek Parkway as it is proposed to swing south, and not be contiguous to Cottonwood Farm. One option would be to provide a local street connection but this would involve a bridge over Mail Creek. The exact future alignment for Fossil Creek Parkway has not yet been determined. It is the desire of the City Transportation Department that Fossil Creek Parkway not'be a direct connection to Southridge Greens Boulevard, but serve areas further south. 8. What are the options for Fossil Creek Parkway? RESPONSE: One option is that it would swing south and east and go south of Portner Reservoir, and intersect Lemay in the Huntington Hills project. Another option is that it would swing south and form a tee intersection with an extended Portner Road. As a collector street, Fossil Creek Parkway will be designed to feed the traffic from the residential areas onto the arterial street system. ft ® 9. Again, it must be emphasized that the local street connection to Mail Creek Lane is a very big concern. There should be no connection. This street should be terminated with a cul-de- sac and traffic forced to go back to Lemay Avenue. We bought our house before the school and we consider the school to be intrusive enough. A local street connection would only add to the intrusion. RESPONSE: We are sympathetic to this concern. The owner and. developer will discuss options with Poudre R-1 and City of Fort Collins Transportation Department. The connection is indicated out of a concern for improving access to the school. 10. The parcels that border Mail Creek Lane should not be considered for multi -family. Only single family is appropriate so there is no impact on the existing homes along Mail Creek Lane. 11. How many homes will the Nordick/Neal Partnership seek approval. for and over what time frame? RESPONSE: The partnership is looking at a.total of about 400 homes. The time frame depends on the market and interest rates and could be anywhere from two to four years. 1.2. With 400 homes, will a new elementary school be built? Developers should be responsible for building new schools. Since we live in Oak Ridge, our kids will be forced out of Werner by the new families which are closer and may not have to be bussed.. This will be another disruption for these kids and that is not fair. We will suffer because increased development cannot be handled by the existing schools. RESPONSE: The developer will not be building a new elementary school. Poudre R-1 is responsible for forecasting residential growth and planning accordingly. The Oak -Cottonwood -Farm Master Plan was originally approved in 1987 and indicated greater residential density than that envisioned by the proposed amendment. Developers work with Poudre R-1 on streets, utilities, drainage, etc., but developers do not build schools. 13. As residents of two county subdivisions, we would like to go on record as opposing the amount of street lighting on city streets. The amount of street lighting on Boardwalk Drive is simply obnoxious and out of character for the area. This Level of lighting on a collector street should be reduced. RESPONSE: This is a good comment. Developers install streetlights according to the strict specifications set by the City of Fort Collins. Developers have no choice in this area. Your comments are best directed towards the City and the Light and Power Department which sets the level of street lighting on public streets. than the historic release rate. This drainage system is referred to as McClelland -Mail Creek Drainage Basin. Storm flows that are south of Mail Creek Ditch will be allowed to be conveyed directly into Mail Creek without detention in order to precede the upstream, detained flows during a major storm. Please keep in mind that Fairway Estates and Fossil Creek Meadows are upstream of Cottonwood Farm.. Drainage heads generally east, and south. 19. What will be the treatment along Mail Creek Ditch and Mail Creek? Will there be development right up the edge? RESPONSE: No, there will be natural transition area that will be planted with a mix of drought -tolerant grasses. Other details are premature and not fully explored at this time. 20. Mail Creek should be made part of the City park system, and treated as a natural amenity. This will provide a buffer between the existing and developing areas. Perhaps a bike path could be built along this linear area. The path could also serve the school. RESPONSE: This is a good comment and will be passed along_ to the Parks and Recreation Department, and the Department of Natural Resources. 21. Please do not provide. Kentucky blue grass and a manicured level of maintenance along the creek and ditch, these areas should be left as natural as possible. RESPONSE: The developer has experience in this area and has -worked closely with the affected City Departments in Clarendon Hills along both. Fossil Creek and the Burns Tributary. It is not the developer's desire to place blue grass turf in the riparian areas. 22. What parcel will develop first? RESPONSE: Parcel G since it is the closest to the existing sewer l-ine in Boardwalk Drive. 23. Residential lots should be the same size as in Fairway and Fossil Creek Meadows. There should be consistency between subdivisions. RESPONSE: The City has policies about a minimum of three dwelling units per acre, as well as providing a variety of housing opportunities within all areas of the City. For these reason, the proposed lot sizes, perhaps with the exception of estate lots along the ridge, will not be equivalent to the larger lots of Fairway and Fossil Creek Meadows. Again, the developer has experience in this area with Clarendon Hills (City) going in next to Applewood Estates (County). In Clarendon Hills, a variety of lot sizes has proven successful in protecting the character of Applewood Estates. 24. Will development of Parcel G trigger construction of Boardwalk Drive over to Lemay Avenue? If so, will it be signalized? RESPONSE: Yes, it is likely that Boardwalk will be extended to Lemay with development of Parcel G. It will align with Keenland Drive. Since Keenland and Boardwalk are classified. as collectors, the intersection is eligible for a signal when traffic volumes warrant signal control. 25. How big will the lots be along ridgeline? RESPONSE: These lots could range from 12,000 to 20,000 square feet. other parcels will not have lots in this range but will be smaller.