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HomeMy WebLinkAboutPARAGON POINT PUD PRELIMINARY - 48 91A - REPORTS - CITIZEN COMMUNICATIONDecember 7, 1991 Fort Collins City Planning and Zoning Board 281 North College Ave. Fort Collins, CO 80524 Dear Board Members: We, the homeowners of SouthRidge Greens Community Association, wish to express our total opposition to the possible extension of SouthRidge Greens Boulevard into the proposed new development of Paragon Point P.U.D. for the following reasons: 1. SouthRidge Greens homeowners are being asked to participate in the risk associated with a new development, and ,a new developer with no tract: record, if project fails, or the developer choes_es_ n,,-. to qo bE.,...'I Phase, l, we end will, more traffic, a longer dead end street, and no connection to Trilby Road, he developer gains by the use of our street into his new development, and SouthRidg receives nothing in return, except more traffic, more speed, more air pollution, more noise, increased possibility of accidents, and reduced desirability of property along the boulevard, making resale of homes more difficulty, to name a few. In studying the entire new development plans, it appears as though there would never be a sound financial reason to complete the last phase of the project, as it is now planned. The last phase including approximately 30 home sites would then require the construction of the last portion of SouthPidge Greens Boulevard to Trilby Road, and Trilby Road improved.to Lemay Ave. This would be the most costly phase of the development with the lowest return of the investment by nature of t11e fact that only 30 lots remain for sale. Therefore, there is nothing that would `!''Ce the developer to do the last phase. Because of the cost of development and improvement of the two roads, the final phase of the development would be cost prohibative, and the developer could simply wall: away from the project. Not only would the residents of both subdivisions be adversly affected, but also the City of Fort Collins. 2. We are very concerned about SAFETY in our neighborhood. Some of the problem areas with regards to Paragon Point are as follows: (A). _Extension of the boulevard._wil_1_ _require an_,a,d.d.i_t.i_on.a.l_s.tr-e.e.t- crossing for the golf course. With 40,000 rounds of golf played each year, a total hazard risk for the City of Fort Collins, as well ,as SouthRidge, ballons to 160,000 people crossing through a collector street. We feel the potentipl accident risk would be drastically increased, leaving the City, it - -':;f', itizen boards exposed to negligence potentials. (B). Because SouthRidge Greens Boulevard is now a dead end cul-de-sac, the children of the area have been using the street for roller skating, skate boarding, bicycling, etc. Extending the boulevard would not necessarily halt the use by children, just increase the possibility of accidents and injuries. (C). The boulevard narrows just south of where Hummel Lane intersects to a width of 36 feet. When vehicles are parked on both sides of the street, opposite each other, it becomes very tight for two lane traffic. (D). Sight distances at some of the intersections and golf crossings are already quite limited. More traffic would increase the safety hazard. Front Nine Drive, where it joins the Boulevard, is a good example of a short sight distance problem. . .LSQ INC DENVER TEL No.303-333-1107 Dec.30,90 11:49 P.04 SouthRidge Greens Page 4 December 13, 1991 Boulevard south of Hummel Lane would thus result in well over 1,000 vehicles per day on that section of roadway and probably close to 1,000 vehicles per day on the section south of the Center Greens neighborhood. Recommended Solutlon In my view, the best solution to the access problem at Fossil Ridge would be to construct an access street into the Phase 1 area directly flrom Lemay Avenue that could also serve the proposed Phase 2 area. This roadway would have to cross Fossil Creek, but it would do so only once and could serve to tie all of the Follil Ridge PUD together. r • • I hope this information will be useful. If you have any questions, please contact me. Sincerely, IMGH, SCOTT & CLEARY, INC. By • Robert E. Leigh, P.E. REI./wd Enclosure: Figure 1 DEAR NEIGHBOR: December 11, 1991 This is to remind you of the upcoming Fort Collins Planning and Zoning Board meeting next Monday, Dec. 16, 6:30 P.M., in the City Council Chambers, located at 300 Laporte Ave. --the new City Hall. The proposed new development just south of the golf course will be discussed at that time. The new developer is asking to have SouthRidge Greens Boulevard extended into the new development. This road would cut right across the golf course at #12 tee. Extending this road will cause the residents of SouthRidge many problems. SouthRidge Greens Boulevard is not built to accommodate traffic as a collector street, especially south of the Hummel Lane -intersection. It is already inadequate and our subdivision is not yet completed, with 93 remaining lots to be developed. We plan to submit our petition to the Planning Board at this meeting, opposing the extenstion of SouthRidge Greens Boulevard. We are requesting that each and every resident of SouthRidge attend this meeting. Some will speak to the various problems. We urge YOU to attend ---numbers are important, and impressive. Your presence is of utmost importance, to influence the vote of the board members to be in our favor. We would like to flood the Chamber room with SouthRidge residents. See you there. Thank you: Your Neighborhood Committee and Property Owners Board of Directors .(E) The grades of the streets in SouthRidge are considerably steeper than in most areas of the city --thus posing an,additional problem of safety, especially on icy or wet slippery street conditions. Again, the hazard is increased with more traffic. (F). If the Paragon Point project is approved, SouthRidge Greens Boulevard will be classed as a collector street. Our neighborhood has 30 home sites that must back out onto the boulevard from their driveways. These backinq movements are not :�?nsidered to be consistent with the operation of a collector. Due to curves and hills on ':he Boulevard, great care must be taken when backing from one's driveway. This situation can ,only deteriorate on a through street. (G). Enforcement of speed limits is marginal at best. Adding to the length of a dead end road, even on a temporary basis, will only encourage traffic to move at a greater rate of speed. During development and construction of the new first phase of the project, with all ttte utilities, streets, curb and gutter, etc., it will require a large volume of heavy equipment. In spite of developers efforts, this equipment will undoubtedly use the Boulevard for the main part of. the upper development. Trilby Road is not an improved street at this time, so most drivers will elect not to drive that route, if a better route is available. (H). From the standpoint of response time for all evergency vehicles, a quicker route would be the use of Lemay Ave. to the =-otlth. Tri'h Road east, and then north frnm Tri1Ly. Another- route could be simpi. !..a.. I and then east on any new road of the development. Matt Dellich, consulting traffic engineer, noted at the first Neighborhood meeting on this matter, that this route would be quicker than using SouthRidge Greens Boulevard. 3. Perhaps in the traffic study, the street design of SouthRidge Blvd. is sufficient to handle the anticipated traffic, but the study does not take into consideration the effects on the neighborhood. Noise, pollution, traffic dangers, vibration from construction vehicles, difficulty of enforcing speed limits, are not discussed or addressed, but they have a difinite bearing on the quality of life in SouthRidge. 4. SouthRidge Blvd. was built with a raised median to separate the traffic lanes. The developer built this street, and homowneers paid for it when lots were purchased. SouthRidge property owners contribute monthly dues to pey for the -ma.i-n.ten•anc.e•,—up.k.eep-,—r-epa.ir-,--el-ec-tr_i.c and water needs for th,e_c.e.n-t.e.r i.sl.an.d.s.,—ar,,d side area green belts of SouthRidge Greens Boulevard. The new developer to the south will not contribute to the extra expense of the street, nor the monthly care. He would however realize a great benefit by being able to utilize our beautiful entryway to enhance his own project. 5. SouthRidge Greens Boulave.rd is an obvious de.,',! end c,.J pective buyers in SouthRidge have had no reasonable way of knowing that the Blvd. might some day be extended. The subdivision plat of record does not show the boulevard extension. To change this to a through street now is doing a very great injustice to the people of SouthRidge. The fact that this street extension is on the master plan, doesn't necessarily mean that it has to be carried out in exactly the manner it was once planned. This was acknowledged by Steve Olt of the Planning department. L s 6. SECURITY is also important to us. We, in SouthRidge, have been very fortunate, thus far, to have very few break-ins, and or vandalism, and we attribute this to the fact that we have but ONE entrance and exit for normal traffic use. We want to keep it that way. ?. The Fort Collins City Golf Board has gone on record as ,mnposinq the ex` pr=inn of the Boule;a.rd. Sr-;thRidge Greens home:-!.•-r- ;hat=1pposition, be -,;use of the detrimental effect on the E2th tee, and the 2,,r.,p,.,i dancers from the boulevard proximity to the Iith green. Here again, the new developer gains at the expense of others. We are extremely concerned that Paragon Point, phase one, will be constructed, using the proximity of the golf course and access through the boulevard as two of its selling points. After completion of phase one, when "the cream is skimmed from the top", the developer will be faced with the tremendous expense of bringing Trilby Road up to city standards, and will simply choose to not finish the subdivision. This will leave SouthRidge Greens in an unenviable position. We offer these possible constructive suggestions to insure no extension of SouthRidge Greedns Blvd. from the now existing dead -nd cul-de-sac: 1. Change the structure of the phases of the nm>j development: (A). Est phase would be the entire portion of the new development east of Fossil Creek, and would be accessed from Trilby Road. Trilby Road would be completed from the south, at the beginning of the project. Homes beyond the 660' distance from Trilby would be "Sprinkled", therfore eliminating the need for a 2nd entrance or exit, for fire department reasons. (B). As an alternative to "Sprinkling", and provide an access for emergency vehicles, it is our suggestion to make a temr orary emerosncv access road over the 12th tee area of the onlf cour=c, .rich kr=.b cwn h.: Ar r t, be used only by emergency vehicles. There would be no damage to the golf -curse, or change its play. This would still require that all streets serving the new development be constructed in that development, thus having no adverse affect on SouthRidge subdivision. (2). Provide a main entrance access east from Lemay Ave, via a bridge over Fissil Creek. At the neighborhood meeting the developer stated that it was too expensive to construct such a bridge. We question pitting his economic savings against the deminished quality of life for the residents of SouthRidge. This approach, in conjunction with (1,A) above, would provide two accesses, the most direct route, and the least "time response" for all emergency vehicles. _ Any of these e.lternative solutions are feasible, an_d__th_us completely eliminate SouthRidge subdivision contingency involvement. Based on the Paragon Point subd.ivi,, phase an as r;r-=_enteci. TO DOTE NO on the extension of SouthRidge Greens PecsiE,ard. Thant: you for your consideration. Sincerely, Walter Gates President, SouthRidge Greens Homeowners Association Byron D. Petersen Chairman, Ad HOC Committee for SouthRidge Greens Homeowners Association Golf Board Minutes November 20, 1991 Page 2, Jerry would like to wait and see how the system at City Park Nine wo out. Suggested improvements to the City Park Nine Snack Bar include i lation of a grill and walk-in cooler. A year ago the cost was estimated a ound $20,000. Jerry expressed his priority interests as 1) constructio a"restroom at City Park Nine; 2) paved golf car paths; and 3) light' the driving range at Collindale. Roger Sample thanked Jerry for reviewing the st, then asked Board members if there was anything they felt should be added this list. Al Bednarz questioned if it was feasible to do both phases of t irrigation project at City Park Nine and Jerry responded it was ... City Par ine is currently using a port-a-john; which people generally don't like t se. It will cost $7,000 to $8,000 just to install a drinking fountain. omputerized registration system could run $12,000 to $14,000. Mary Hodg ommented that when she plays at Loveland, golf car paths take out mud spot and she would like to see paths eventually work their way up the priority st. Regarding the project of lighting Collindale driving range, the City uld share in revenue with Joe Nance. Jerry reported if the Board chose li ing the driving range at Collindale we would have to go through a plannin rocess to receive approval. Dan Preble expressed his thoughts that we ould build a restroom at City Park Nine. Jim Greer commented that he would a to at least see a water fountain. After fur r discussion, it was moved by Roger Sample and seconded by Tom White that t olf Board approve Phase 2 of the irrigation project at City Park Nine; also proceed with construction of the restroom at City Park Nine as the 1992 d red Capital Projects. Any additional money required for the construction of e City Park Nine restroom should come from the Contingency or other savings. Motion carried unanimously (6:0) --m- .� SouthRidge Road Extension Issue _ The Board discussed the proposed land development to the south of SouthRidge Golf Course. Terry Gilmore was present to discuss plans of a developer on bringing SouthRidge Greens Boulevard south through Hole #12. Jerry reviewed the Plat of SouthRidge Golf Course, along with the early conceptual plans. He has been aware of a possible road extension since 1986. Terry said the developer wants eventually to reach Trilby Road. The first filing has a development of only 30 lots. The SouthRidge homeowners' main concern is that houses will be developed but the project will never be completed to Trilby Road. Terry felt this issue would be of interest to the Golf Board, purely from aesthetics of the golf course. Jerry reported that we could lose up to three tee -boxes with the road planned through Hole #12, virtually eliminating all championship tees. A question was raised by Roger Sample on what the Golf Board can actually do? Jim Doyle questioned how the City could abandon a dedicated right-of-way? Jerry said if the Golf Board takes any action, it will become part of the City's record. The purpose of the Golf Board is to advise City Staff and City Council. Al Bednarz commented that by placing a road through #12, that hole becomes a Golf Board Minutes November 20, 1991 Page 3 short par 3 hole. Terry added his comment that this will cause losing a good hole at SouthRidge. This item has been brought to the attention of the Golf Board before it is taken to the Planning and Zoning Board on December 16. Dan Preble is not sure what can be done, but personally would not like to see Hole #12 cut off. Tom White questioned whether this is a dead-end thing as it is not developed out to Trilby Road? Trilby Road might be completed by the end of the decade. Mary Hodge is in the frame of mind that all alternatives should be looked at, but is not into hassling developers. Discussion followed that there are not many feasible alternatives. The consensus --- -� of the board members present is we can express our opinion that Hole #12 be kept as is, and would hope that the City and the developer would explore all possible options. However, with there already being a dedicated right-of-way, we may not be able to do anything. Review and Approval of 1992 Golf Board Work Plan Jerry presented a draft copy of the 1992 Work Plan for the Golf IgTrd. Roger Sample questioned whether the SouthRidge Golf Pro contract wo run through January, 1993, or be on a month -to -month basis until a deci n is reached on SouthRidge in February or March? Jerry said until January ' . Jerry suggested moving the January 15 scheduled meeting as he will b out of town. It was decided to reschedule the January meeting to Wednes , January 29, 1992. Al Bednarz can see as a distinct possibility that i outhRidge is kept, a large pgrtion of the Golf Board's time will be used the process of assimilating .-SouthRidge into the total golf program. After scussion Al moved and Dan Preble seconded to approve the 1992 Golf Board Wo Plan/Meeting Schedule as presented by staff. Motion Carried (6:0) Jerry updated Golf Board m of SouthRidge Golf Course. offer was received from tl This was rejected as it remaining debt. Only been some verbal int est $2.1 million. ember n the most recent activities regarding the sale S hRidge is still on the market place. One written 1 roup based in Ohio with an offer of $2.4 million. me in too low, leaving the City with over $600,000 agreement has been signed with a broker, and there has that maybe in December a group will submit a bid for If there is arsale by February 29, 1992, Council will discuss keeping SouthRidge/Rogerple t that time the Golf Board will probably get back into the d presentation of the Community Value of Golf. inquired as to how the SouthRidge issue .should be presented? He m "assimilation" should not be used in the Golf Division acquiring SouthRidge Golf Course permanently. Jerry felt we will not do much les issue is put to rest. At that time, Council may look at sources. !_SC ItINC DENVER Postdt" bran0 Fax Transmittal Memo To Company Locstion Fax# as — (02 %0% Comments TEL No.303-333-1107 Dec.30r90 11:45 P.01 7672 No. of 11 reeayrDare tr62130 'nmo 05q5 eom 16&r4 G . Le� h Cry ' Ceg1, Scot{ CLe,;x by Laeaflon �u e r :DepLChOW Talaptane♦ .2a, _ 6Cog ;Fax#3 33 —t t0-�- :orvnal ❑�V, Disposition: ❑Remm ❑ Call forplckV f1n:-j ut'.. rd At I irw, _ ... _.... _ . _ ...... _...._ . .... 1• Leigh, Scott 81 Cleary, Inc. 1889 York Street TRANSPORTATION PLANNING Denver, Colorado 80206 & TRAFFIC ENGINEERING CONSULTANTS (303) 333-1105 Offices in Denver and Colorado Springs Fax: (303) 333.1107 December 13, 1991 SouthRidge Greens Homeowner's Association Ft. Collins, Colorado Attn: William Albrecht Byron Peterson Re: Fossil Ridge PUD (ISC # 911050) Dear SouthRidge-Greens Homeowners: In accordance with our agreement, I have now completed a review of the Fossil Ridge PUD Site Access Study, prepared by Mathew J. Delich, dated September 1991, and my own independent evaluation of the traffic 'impacts associated with that development. The following summarizes my work. Background The Fossil Ridge PUD is a development proposal to develop a 160-acre land parcel immediately south of the SouthRidge Greens Golf Course and surrounding residential community. The PUD would be a residential development consisting of approximately 138 single family dwelling units and 43 town houses. Most of the development area will remain as open space centered around the Fossil Creek flood plain. The proposed PUD would be developed in rive phases with the first four consisting of single family developments and Phase b consisting of 43 town house units. Phases 1 and 4 would be situated on the east edge of the development immediately west of the Union Pacific railroad tracks. These two phases would contain approximately 66 single family dwelling units. Phases 2, 3, and 5 are located on the western side of the PUD and would be accessed from Lemay Avenue. Traffic Issues Relating To The PUD a�F,O Vl YNO VO.O�VY/aYYYY �W WVV�YWy t�WY V� YYV V�a�vY a VY�YV �W��VV1V WYW�WI aYVW YtiV phases would contain appro m ately 66 single family dwelling uPhases 21 S. and 6 are located on the western sidhe PUD and would be accessed fiemay Avenue. Traffic Issues Relating To The PUD The key traffic issue concerning the development of the Fossil Ridge PUD is the way in which development Phases 1 and 4 are accessed. It is proposed that Phase 1, which consists of 30 dwelling units on the northeastern corner. of the PUD, be accessed by way of a southward extension of SouthRidge Greens Boulevard through the SouthRidge Greens community. The Phase 1 development is proposed to occur in 1992. There would be secondary emergency access provided northward from Trilby Road, which would be an unpaved gravel roadway with locked gates at Trilby Road to prevent general public access. Phase 4, immediately south of Phase 1 along the'southeastern corner of the development, would be developed by 1995, with 36 single family dwelling unit& When Phase 4 is completed, it is proposed that the access from Trilby Road be improved, in conjunction with the paving of Trilby Road itself Transportation Systems • Tmuit • Parking • Wehicular Access • Pedestrian Bt Bicycle Planning • Tmftic operationsa Safety • Signal Design • Wriic Impact Studies LSC INC DENVER TEL No.303-333-1107 Dec.30,90 11:46 P.02 SouthRidge Greens Page 2 December 13, 1991 between the railroad tracks and Lemay Avenue. At that time, there would be public travel on the entire length of SouthRidge Greens Boulevard all the way from Lemay Avenue to Trilby Road. Other issues in this proposed development are the amount of traffic that would be imposed on SouthRidge Greens Boulevard by the Fossil Ridge PUD and whether that street can accommodate the additional traffic safely and with minimal impact. More detailed questions are these: • Is the existing SouthRidge Greens Boulevard built to collector standards? • Would the traffic volumes on SouthRidge Greene Boulevard be of collector standards magnitude? • What traffic safety problems might there be associated with increased use of this street? • Is it appropriate design policy to front lots directly on to a collector street? SouthRidge Greens Boulevard As A Collector Street It is quite clear to me that Southi3idge Greens Boulevard ends as a collector street at Hummel Lane. South of this intersection, there is no center median, the street is 36 feet wide, and it has single family houses fronting on it. The curb and gutter construction changes from vertical curbs to sloping, or mountable curbs. Furthermore, the Boulevard ends in a cul-de-sac turnaround configuration just south of Greenridge Circle, and immediately south of and adjacent to the cul-de-sac is the Golf Course. If the roadway were to continue to the south, it would have to cut through this portion of the golf course, and two of the holes would have to be redesigned. North of Hummel Lane, and continuing west to Lemay, SouthRidge Greens Boulevard is -definitely a_collector_street with_ a landscaped median dividing the travel lanes and no fronting homes. Traffic Volumes On SouthRidge Greens Boulevard I have reviewed the traffic volume projections made by Mr. Delich. His estimates of traffic generation are correct, and I believe, in general, the directional distribution that has been assumed is correct also. In the initial Phase 1 development, all of the traffic generated by the 30 homes of Fossil Ridge would be on SouthRidge Greens Boulevard. That would mean approximately 300 additional vehicles per day over and above those on that street at the buildout of the SouthRidge. Greens community. My estimate is that, without Fossil Ridge, the traffic volumes on SouthRidge Greens Boulevard would be approximately 300 to 350 vehicles per day south of the entrance street to the Center Greene neighborhood, 700 to 750 vehicles per day north of that entrance, and about 750 vehicles per day at the intersection with Hummel Lane. Traffic volumes on SouthRidge Greens Boulevard west of the St. LSG INC DENVER TEL No.303-333-1107 Dec.30,90 11:48 P.03 SouthRidge Greens Page 3 December 13, 1991 Elizabeth Ann Seton church are likely to be in the range of about 3,000 to 3,500 vehicles per day at buildout. According to city traffic counts they are about 1,500 vehicles per day now east of the church access. The impact of Fossil Ridge Phase 1 would be to add $00 vehicles per day to these volumes. When the Phase 4 development is completed and an outlet to Trilby Road is provided, an additional 200 to 250 vehicles per day would be added to SouthRidge Greens Boulevard. Summary SouthRidge Greens Boulevard south of Hummel Lane is very definitely a local street, as shown in Figure 1. It is only 36 feet wide, has a combination curb/gutter and attached sidewalk, houses fronting directly on it and has numerous driveways and minimal setbacks. It certainly appears to me that the street was always intended to cul-de-sac, or terminate, at Represent location, and if there was a thought to extend it further to the south to Trilby Road, that intent is not apparent. The cul-de-sac at the south end of the Boulevard is of permanent construction and the golf course continues across any possible street extension. The real issue is whether the addition of up to 550 vehicle trips per day on the local street portion of SouthRidge Greens Boulevard will become an intolerable situation. Most transportation planners and engineers agree that 1,000 vehicles per day is the maximum limit for the traffic carried on a local street, but this is a difficult issue for us. Whereas the street can probably handle additional traffic in a safe manner, the additional traffic will certainly detract from its desirability for those whose homes front on to it. Certainly the level of traffic safety is deteriorated with increased traffic. The major question concerning this development that must be answered by the City of Fort Collins is not necessarily whether SouthRidge, Greens Boulevard should be extended to Trilby Road, but rather, is that portion of the street between the Hummel Lane intersection and the southern terminus of the Boulevard a collector street or a local street? Obviously, if SouthRidge Greens Boulevard were to be extended in its present alignment southward across the golf course to Trilby Road, it would fimetion as a collector street. The issue then __ 'becdmes W"—that-portion of SouthRidge Greens Boulevard -south -of Hummel -constructed — as a collector street, and if not should collator street status be forced upon it? I believe that any traffic engineer analyzing the present configuration of SouthRidge Greens Boulevard south of the Hummel Lane intersection would have to say that, without question, it is a local residential street. It meets all of the tests for a local street. Furthermore, it would be very difficult for anyone to conceive of this street serving a future function as a through, collector street I would concede that the additional amount of traffic that would be imposed upon this street through the development of Fossil Ridge would be °minimal°, in terms of what is often experienced on many other local streets Many jurisdictions throughout Colorado would permit up to 1,000 vehicles per day on a local street and some would permit up to 1,500 vehicles per day. My estimate is that in the present SouthRidge Greens community, with SouthRidge Greens Boulevard as a cul-de-sac street terminating at the golf course, there would be about 750 to 800 vehicles per day on SouthRidge Greens Boulevard south of