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HomeMy WebLinkAboutHILL POND EAST SUBDIVISION PRELIMINARY - 35 92 - CORRESPONDENCE - CITIZEN COMMUNICATION (6)To: Members of the Plat ig and Zoning Board City of Fort Collin- - 300 La Porte Avenue Fort Collins, CO 80522-0500 From: Prospect/Shields Neighborhood Association 1000 West Prospect Road Fort Collins, CO 80526-1926 re: Hill Pond East, Preliminary Subdivision Plan with Landscape Plan, #35-92 July 21, 1992 The present proposal is for 112 single-family homes on 35 acres, located east of the existing developments of Hill Pond and Sundering Townhomes and south of existing single-family homes on Wallenberg Drive and Spring Creek. The Preliminary Subdivision Plan being proposed is much- improved over the first plan, which over 100 of our residents reviewed at the May 28, 1992, Neighborhood Meeting. Members of the PSNA Board and Project Review Committee, and representatives of the homeowners associations also met with the developer the evening of July 20 to review the present proposal. The developer has responded positively to comments and suggestions made by the Planning Staff and the Prospect/Shields Neighborhood Associa- tion (PSNA) to mitigate many of our neighborhood concerns. Remaining concerns are as follows: * traffic/access/egress to/from the Development * lack of a Homeowners Association * clear-cut responsibility for maintenance of common areas. The present proposal would be a compatible addition to the existing residential neighborhood. Our Association could support approval with the following conditions: Traffic/Access/Egress: Only homes along the Developer's proposed extension of Gilgalad Way be built until street connections are completed through the CSURF property to the intersection of Shields Street and Rolland Moore Park, Homeowners Association: The Developer would either form a Homeowners' Association or establish other legally -binding means for enforcement of the Covenants on the Development. Maintenance of Common Areas: The Developer and the City must have clear resolution as to which party will be responsible for the future upkeep and maintenance of the common areas (willow grove and wetlands) on the site. /Unfortunately, the eatest concern, traffic t and from the Develop- ment, remains unsolvable -despite all efforts pursued by the Developer. Until street connections are completed through the CSURF property to the intersection of Shields and Rolland Moore Park, all traffic will access through Hill Pond and Sundering Townhomes on Hill Pond Road and Shire Court. Neither of these local streets can safely nor adequately handle the increased traffic that will be generated by this Development. Currently, residents of Hill Pond and Sundering have difficulty to safely enter from or exit onto Shields Street from both Hill Pond Road and Shire Court, i.e., at times traffic queuing to exit onto Shields Street from Hillpond Road stacks up blocking access onto Waters Edge. Similarly traffic attempting to exit onto Shields Street from Shire Court stacks up, blocking access onto Weathertop Lane. The additional construction traffic during the building stages of this Development, and later, the residential traffic generated from this Development onto these local streets, will further compound the existing problems already being faced by local residents. These two quiet and attractive developments will suffer major impacts, not only from the unsafe conditions exacerbated by increased traffic stack - up, but also from increased noise, dust and auto emissions. Indeed, the peaceful life enjoyed by residents will be severely compromised, despite the developer's efforts to mitigate the impacts. PSNA does not find that traffic impact analyses made by the Transpor- tation Department and by traffic consultants measures in realistic terms traffic impacts felt by residents who daily are impacted by "piece -meal" developments on infill properties. Unless adequate infrastructure for another traffic outlet, i.e., the connection to Rolland Moore Park, is planned to be built as part of this proposed Development we cannot believe that traffic impacts have been mitigated. Without a Homeowners' Association, PSNA concerns are that maintenance of the covenants will not be enforced. If the covenants are not enforced the quality of the Development would surely deteriorate and would adversely affect the neighboring homes on Wallenberg Drive and in Sundering and Hill Pond. Currently, it is unclear exactly who is responsible for the common areas (the willow grove and wetlands) of the Development. Without clear- cut responsibility, these natural amenities will become overgrown "weed patches". If the City is to be responsible for the common areas, a legal agreement must be recorded between the Developer and the City in which the common areas are deeded to the City and that the City will provide the necessary maintenance and upkeep. If the Development owns these areas, maintenance and upkeep must be the responsibility of the Homeowners' Association. PSNA compliments the Developer for the many positive changes he has made on the proposal. He has responded positively to the concerns and suggestions of our residents. The developer and the Planning Staff have conscientiously worked to make this a compatible development and we appreciate their commitment to address neighborhood concerns. Rex Rehnberg, Presiden Emily Smith, Vice -President