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Home My WebLink AboutHILL POND EAST SUBDIVISION PRELIMINARY - 35 92 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD MEETING MINUTES PROJECT: Hill Pond Single Family DATE: May 28, 1992 APPLICANT: Mr. John Giuliano, Giuliano and Father Construction PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. What is the proposed density? RESPONSE: We are presently showing about 100 single family lots on 35 acres. This calculates to 2.86 dwelling units per acre. 2. What is the average lot size? RESPONSE: At this time, the lots average about 7,000 square feet. 3. Will this project be served by the extension of Centre Avenue? RESPONSE: Not with the first phase. Access to Centre Avenue will be required as the project develops from west to east. Access will be triggered by the requirement of the Poudre Fire Authority for second point of access, 660 feet beyond a single point of access. Since there are no immediate plans by CSURF to extend Centre Avenue, second point of access is being considered through the south to the Rolland Moore/Shields Street intersection. 4. How close will the lots on the north be from the bike path? RESPONSE: We are not exactly sure at this time. It is estimated the setback could range from 15 to 30 feet. We are plotting the legal description of the Parks and Recreation trail easement and we will then use this information to determine the setback from the trail. 5. What will be the fencing along the rear of the northerly lots? RESPONSE: We are considering three concepts along the trail. The first option would be no fencing and rely on natural plantings. Second, a combination of stained, split -face block and wood (cedar) fencing is being considered. The third option would be a combination of brick and wrought iron. 6. Will the project be developed in phases or all at once? RESPONSE: The project will be built in phases, starting in the northwest corner, and working to the east. Our company is comfortable with bringing about 30 lots into the market at one given time so, we are looking at a two to three year time frame. 1 �a�Cc a 8 it�z NA ��' A DPA ersT. ��ss P#Vlve 14- C)6 WAS A14 SaL - l/�� 90 /11 "IA 00 Li Ll IlIf be l 1901 64 hIp-el(-xI Sj4ei5L-X I f 3 -:3 5747 2 -2.(,;, v)-q /6 cl� LAA)6- 6JIM-CA Vqz Fzq 64 11 ?x**r 6*10 - ♦,� 7`�/—� Z.o[ T K�?`%� y7`�o.t Gi `tom 3 — 5;-33-;2� (!4061 e k, I Wl Dam► 4%d 11s� yz r 6-4,eery ��- ��FS -'JAI /C,o � qeo s sly I tad sI C)OD 2t- ILIIHjI-y Caswell !g l !o S, W A Cant; — 3 10 ,7 Ifole l✓ reX5 eww, r *gol.ar, *.4 Ala A ffl,c,�\?ke� 'S lI 6 crLL Wei as (/k ISe�h h ��Ij `la, 4 F z -6 7 S 3 Lv-C& 0. �i !�-P� .... 19 Z -5eo7 )a4a lro-v� �2 0 l �� D GIJI��-,c.rG'�2c-may � • ,�/��'Sz. f �Y 7. What is the price range of the homes? RESPONSE: Exact figures have not yet been determined, but we are looking at a range of mid $80's up to $100,000. 8. Will you be the sole owner or will there be other builders? RESPONSE: We plan on selling lots to other builders. 9. I have a copy of an appraisal that indicates there are land development issues relating to high water table, floodway and floodplain zones, and a levy for Spring Creek. Mitigating these issues to make the ground developable could cost as much as one million dollars. A prudent investor would find this cost to be prohibitive. Have you analyzed these constraints and how do you plan on making the necessary improvements? RESPONSE: I believe that appraisal is out of date. First, we do not plan on basements in the high water table area. Second, we have lots of surplus fill dirt from other projects that we do not have to pay for. Third, the City of Fort Collins Stormwater Utility Department is applying to the Federal Emergency Management Agency to amend the floodway and floodplain zones based on recent upstream and downstream improvements. While the water table is indeed high in some areas, a hydrology study indicates it is not universally high across the entire site. It is our understanding that the levy for Spring Creek is in place. Our preliminary analysis is that it will not cost one million dollars to develop the ground. Finally, our company will not finance the land develop costs with highly leveraged financing. 10. Don't forget to consider access improvements and possibly a signal at Rolland Moore/Shields Street as part of the development costs. RESPONSE: These improvements will be factored in at the appropriate time, based on City requirements. 11. How much fill dirt has been brought in so far? RESPONSE: So far, about 140 truck loads with more on the way. Wetlands are not being filled. 12. Can you be more specific on the types of homes? RESPONSE: We are tentatively looking at homes in a range of 1,300 to 2,000 square feet in size. The closest comparison would be Sunstone Village in southeast Fort Collins. We would offer about five or six models. Our market research indicates a strong demand in this range. 13. Why did you decide to buy this particular property? RESPONSE: One of the primary reasons was that we needed a piece of ground that would accept fill dirt. We presently have a large amount of surplus dirt that needs to be moved off other project sites. Other reasons are that the price and location are favorable for what we see to be a market niche. Finally, the property has a nice setting and would make an attractive neighborhood. 14. The traffic on Shields is already intense. One -hundred more homes will only make it worse. The increase in traffic will negatively impact our quality of life. RESPONSE: A traffic impact analysis was done last year for both the 21 acre Polarbek parcel and this 35 acre piece. We plan on complying with the recommendations of the study and with recommendations from City staff. 15. What will be the change in site elevation after all the fill dirt is brought in? Will the site be noticeably higher? RESPONSE: The overall elevation gain will vary with location. Some areas need the fill, others do not. Basically, we need to fill the low spots. These areas could gain one to two feet in elevation. 16. Obviously, as a neighboring resident, I would like to see the entire 35 acres remain natural. The area has unique natural characteristics that are very attractive. However, since the neighbors do not own it, we must deal with your development proposal. Fundamentally, single family is an acceptable land use. The issue then becomes, how do we protect our legitimate interests based on the proposed intensity. Although 100 hundred homes on 35 acres does not sound intense, the size of the lots, the lack of open areas, and the amount of streets combine to create an impression of intensity. There are two primary issues that must be addressed to the,satisfaction of the neighborhoods. A. First, the Spring Creek Trail must be buffered. Your subdivision will present a "north face" to this widely used recreational trail. The distance and treatment of this buffer area will be critical and strongly influence our neighborhoods. B. Second, routing traffic out to Shields will have a major impact on the residents of Hill Pond and Sundering. Left turns onto an arterial street from an uncontrolled intersection will have significant delays. This will cause back-ups into the neighborhood. Without cooperation from CSURF for the Rolland Moore/Shields Street signalized connection, the existing townhome residents will unfairly bear the burden of increased traffic. RESPONSE: I agree that the project looks intense. The primary reason for this is to comply with the new Solar Orientation Ordinance which requires that a minimum of 65% of the lots be oriented within 30 degrees of a true north/south line. By introducing curved streets, we lose solar oriented lots. 3 17. As proposed, the project does not appear to be compatible with the homes along Wallenberg Drive. There are far fewer homes on the north side of Spring Creek than proposed for the south side. Also, the "look and feel" of proposed project is very different from Hill Pond and Sundering Townhomes which feature open space areas highlighted by common area landscaping. This does not.appear to be a very sympathetic transition between neighborhoods. RESPONSE: The proposed project is designed to not be identical to surrounding neighborhoods but to begin a transition down from the homes along Wallenberg and yet not be a townhome product. The closer a unit is built to Shields, the least likely it is to be single family on a 7,000 square foot lot. Our project is designed to be somewhere in between these two existing neighborhoods. 18. Hill Pond Road is not sufficient to carry the additional traffic out to Shields. The existing landscaped median will prevent a separate left turn lane so there may be.delays in getting out to Shields. RESPONSE: We will comply with the findings of the traffic study and staff recommendations. 19. Would you consider platting larger lots on the north for a more sympathetic blending with the existing homes on Wallenberg? RESPONSE: Yes, this suggestion will be passed along to our market research department for feasibility anaylsis. 20. I am concerned about the safe route to Bennett School for elementary kids. The project does not seem to take advantage of the access to the Spring Creek Trail. Keeping kids off Shields is preferable than walking along a busy arterial. Also, keep in mind that the streets in Hill Pond are narrow and have no sidewalks and that kids walk in the streets to and from school. This project does not identify a safe route to Bennett. RESPONSE: Trail connections will be considered. 21. What other projects have you done? RESPONSE: We build in all price ranges. We have built in High Pointe, Clarendon Hills, Quail Hollow, and Woodlands Fifth Filing, across Harmony Road from Front Range Community College. 22. Relying upon the Solar Orientation Ordinance for the rigid and intense layout of the lots is a specious argument. (Editor's note: American Heritage Dictionary, Second College Edition: "specious, seemingly attractive, true, plausible, or correct, but actually not so, deceptive.") 23. We prefer the single family land use but you should look harder at providing larger lots at higher prices, at least along the north. Right now, there are 12 homes on Wallenberg that would be matched with 30 homes 4 across Spring Creek. This ratio is not balanced. As proposed, there is a big 'gap in .value between you and us. The area has natural and recreational amenities that are not being taken into the market analysis. A water view of the ponds is very desirable in today's market. Mature trees are not found in most subdivisions. Don't sell this area short. You should be able to charge $30,000 per lot along Spring Creek. 24. After the setback and landscape plan along Spring Creek is submitted, the neighborhood should have an opportunity for review and comment. RESPONSE: A copy of all submitted documents will be available at the Planning Department. 25. It seems like a logical, mutually beneficial situation for Giuliano and CSURF to co -develop a street connection to the Rolland Moore/Shields Street intersection. This is the only way to serve 100 single family homes. 26. You need to appreciate the value of our neighborhood. We have worked very closely with the City's Stormwater Utility during all the improvements to Spring Creek to make sure the results are an amenity to our area. The bike trail is also an amenity that serves a recreational function. The proposed project does not seem to reflect these amenities. Please do not rely on the Solar Orientation Ordinance for the lack of more interesting design. The project should respect the existing neighborhoods and promote internal trail connections. Perimeter fencing is not neighborly. The project should be more open and promote interaction. Don't sell your future home buyers short. They will want to become part of our neighborhood too and interact with us. Open the project up, and provide larger lots on the north. RESPONSE: Please keep in mind that the bike path is on the south side of Spring Creek. There may not be as much opportunity to provide large setbacks and open space as over on Wallenberg. This puts the path closer to the homes. 27. The central mail box area in Hill Pond is served by the same street as the proposed project. Currently, residents of Hill Pond stop at the mail box by parking on the narrow street.. This works for now but may cause problems if there are another 100 homes using the same street. 28. It is my opinion that this area could be as desirable as Clarendon Hills and Quail Hollow. Homes in these two areas are substantially higher than the mid $80's to $100,000. With central location, Spring Creek, water views, and bicycle commuting distance to C.S.U., this area should attract a higher value lot and home. 29. Will there be a homeowner's association with restrictive covenants? RESPONSE: Yes, we plan on setting up a homeowner's association. 5 30. Bicycle traffic should be kept out of Sheely neighborhood. The amount of bike traffic on Balsm has increased dramatically over the years. 31. Regarding bike traffic, you should work with the Planning Department which has identified a bike connection over Arthur's Ditch, to link with the Centre Avenue bike path. This connection is contemplated to help mitigate the impact of the proposed College Park student apartment complex. RESPONSE: We plan on working with City Staff and CSURF on coordinating with surrounding development. 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