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HomeMy WebLinkAboutFOUR SEASONS CONDOMINIUMS PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-10-29Utility S zices Light & Power City of Fort Collins MEMORANDUM TO: Jason O'Lear, Current Planning k, Current Planning FM: Doug Martine, Project Engineering Supervisor �- 1 XC: Bob Blanchard, Current Planning DT: December 19, 1996 RE: Proposed Four Seasons Condos Thanks for your involvement in setting up the utility coordination meeting for this proposed development. The difficulty in installing some utilities for this project shows the importance of early utility coordination. It seems that many times lately developers and development planners only think of water, sewer, and waste water when planning for utilities; phone, cats, gas, and electric are just expected to make it work. Usually, we have been able to "make it work", but with the emphasis lately on ever increasing densities, this is becoming more difficult. There have been several recent (now completed) projects that have had such severe construction problems we will not approve installation of the electric system to similar projects in the future. Some examples of projects with these problems are The Courtyards, Hamlet, and Cottages (all at Miramont), and Indian Hills Village. As was discussed at the Four Seasons meeting, both Public Service Co. (Gas), and Light and Power (electric), view this plan as impossible to install the respective utilities. There is only 28 ft. between garages, which provides space for only water and sewer mains. There is not room to install electric between the garages and the buildings, especially since there will be 4 ft. X 4 ft. water meter vaults along the same line. As far as Light and Power is concerned, the electric system needs to be installed in the front of new developments. One of the missions of Light and Power is to construct a reliable electric system that can be maintained an minimal cost, thereby helping keep electric rates as low as possible. The developer, Mr. Vasbinder, indicated that he expects rear lot construction, because that is the way it has been done elsewhere. In fact, he said the local utility in his neighborhood replaced a rear lot transformer by using a helicopter, and it was "no problem." This is certainly not an economical way to maintain an electric system. As of now, I am waiting for the plans Mr. Vasbinder indicated he would send me showing how all utilities were installed for similar projects elsewhere. Pending my review of these plans, the Light and Power position for the proposed Four Seasons Condos is that substantial redesign of the site is necessary to provide a location for the electric system. ;O(I IV',u)(1 � -r,,� • 1'.O li..�� �ti'1 lv!-f (o lin" C0 S(h2?-O HO • (9TO)'2l-(,,00 • [:1!i !��701 ���.-hhl�� TPI !�170; �?4 h(lO� (c) (d) Certain common elements, patios, balconies, stairways/landings, assigned garages, and covered parking spaces (if any) are designated as "limited common elements". Like all common elements, each limited common element is owned by all of the unit owners in each phase in proportion to their respective common element interests. What makes it "limited" is that it is reserved for the exclusive use of one or more (but less than all) of the unit owners, to the exclusion of the rest of the unit owners in each phase. Estimate of number of employees for business, commercial and industrial uses. Not applicable. The Four Seasons Condominiums PUD will be for the development of a residential community. The Clubhouse will be classified as a commercial structure for building permit purposes; however, there will not be any full time permanent employees at the property. Description of rationale behind the assumptions and choices made by the applicant. We have retained THK Associates, Inc. to prepare a Market and Economic .Analysis for the subject property. This Analysis has been completed and the report was issued on December 31, 1996. The following summaries are the conclusions presented by THK: 1. The success of residential development at the site depends on a number of factors: the project's location, the physical suitability of the site for development, and the overall market conditions for residential sales and rentals. Physically, the site appears well suited for residential development as there is varying topography which would provide for an interesting community layout. The existing views afforded on the property are also desirable assets for potential residents. 2. The supply and demand sides of the residential market in the Four Seasons primary trade area were evaluated and it was established that the primary trade area around the Four Seasons site will have an annual average demand for 1,670 residential units annually through the year 2007. Approximately 905 of the units demanded will be detached single family, 277 attached single family, and 399 multi- family rental units. 3. In addition to this demand, it was shown that there is an active resale market for townhomes and condominium units in the Fort Collins area. We illustrated that in 1995, there were 409 condominium resales averaging $85,623 in price and 1996 is expected to realize 380 Condominium resales at an average price of $92,977. The average resale market for condominiums is expected to be for 400 units in 1997, increasing to 480 by 2007, and averaging 430 units. The Four Seasons project can compete for a portion of the resale market as well as the new buyer allowing for units at Four Seasons to also compete for resales at an annual rate of 30 units per year (every household moves every 7 years). The condominium resale market in which the Four Seasons will compete is an estimated 370 units annually. 4. Based on the competitive review of other projects, the quality of resale products in the area, the location of the site and access to employment and two Fort Collins area overall, the Four Seasons will be able! to capture a higher than generic capture rate. 5. Based on the anticipated and absorption schedule the Four Seasons Condominiums project will sell out in less than three years. (e) Application criteria and completed point charts. Community Wide Charts A-1; Neighborhood Compatibility Criteria Charts A-2; Engineering Criteria A-3 and Activity, Residential Uses, Chart H are completed and attached to this submittal, as applicable. (f) Detailed description of how conflicts between land uses are being avoided or mitigated. Noire, odor, light, shadow - provide landscaping and detention ponds along Century Drive, which is adjacent to existing single family development. Orient single -story detached garages at perimeter of property to the extent possible to provide "transition" to two-story buildings. Align property access points on Arbor Avenue and Wabash Street to direct traffic away from single family area. Aesthetics - two-story buildings with a building height maximum of thirty-five feet detached garages to maintain neighborhood massing scale. Minimum building separation of approximately twenty feet. Building/garage separation of approximately fifteen feet. Building set backs from property lines of: South Shields Street - 20 feet Wabash Street - 15 feet Century Drive - 15 feet Arbor Avenue - 15 feet Provide fencing and berms along entire perimeter of the property. Extensive landscaping for the project including trees, shrubs, flower beds and sodded areas. Privacy - Installation of fencing and berms along entire perimeter of the property. Development will include the improvement (widening) of South Shields Street and the construction of Wabash Street between South Shields Street and Century Drive. A traffic study will be completed to analyze the traffic impacts which the project will have on the surrounding streets. Safety - Not noted as a type of conflict. MAR 02 '97 12:58PM! SEAR —BROWN GROUP FC *�t T 0 ' 3Jdd Id101 ** P.2 (D Public Service February 26, 1997 THE SEAR -BROWN GROUP ATTN PERRY CABOT 209 S MELDRUM ST FORT COLLINS, 11'"00 80521 Re: Four Seagons Condos easements, Fort Collins, CO. Publo sovim cony aF CobrWo 19DI E. Horsewoth Rd. Fort Collins. 00 ODS28.2941 Thank you for scnding the a color plot of the utility layout for the above-rnentioned project. It was most usefyl in evaluating the obstructicros that we will have to take into account for the design / layout of our natural gas system. In general, the changes appear to satisfy PSC requirements for construction. The proposed route /IP11- shown for the gas line is close, but there will be some minor changes that will still work with the site layout. The exact route of our Baas lines will be determined by PSC. My concerns are as follows! • In the areas where the proposed gas is shown between the buildings, we require a. minitnuns of 15' between structures for construction and maintenance purposes. • Due to The `'tightness" of the site, we may also require that construction of the buildin4is and / or sidewalks in these situations be delayed until after installation of our facilities. • on the Landscape plan, trees must be positioned so that PSC will have perpetual truck and back hoe access to all PSC gas lines. No trees are to be planted within 4' of gas lines. • Another area of concern is the 4' diameter water pits that are shown near all the buildings. Some of these may need to shift somewhere else to maintain the required 4' clearance between the pits and PSC gas. • Most izr1pormtly, on the plat that will be the legally recorded document, all areas outside of building envelopes ►nmo be designated as utility easeme=: The easement width between buildings must be a minimum of 13' for construction and maintenance purposes. If you have any questions or require any additional information, please call me at 970-225-7843. Sincerely, bAL w Jim Slagle Design Engineer Ta.rm--2 aorCL..7m,-r. ni cc u. C;P;v wrZ rrmm -A ;NT-'1nn i-I H-1 bZ:sT Ls 9E H3_q MAR 02 '97 12:58PM1 SEAR —BROWN GROUP FC P.1 THE SEAR -BROWN GROUP Formarty RBA, Inc 209 South Meldrum Fort Collins, Colorado 80521 (970) 482-5922 FAX (970) 482-6368 Denver (303) 458-5528 DATE: TO: COMPANY: FAX NO.: FROM: PROJECT; PROJECT NO.: March 2,1997 Kerrie Ashbeck City of Fort Collins Planning 221-6378 Patricia Kroetch Four Seasons Condos 734-001 Total number of pages transmitted (including cover sheet); 4 COMMENTS: Kerrie; FAX COVER LETTER Y received your phone messages yesterday and wanted to respond as quickly as possible. We have been in constant contact with the utility companies in regards to the Four Seasons Condominium development. We have met with them (Public Service, Light & Power, and Water and Wastewater) and prepared a detailed layout of utilities and services that we have distributed for their review and comment. Attached are the responses resulting from that recent layout from Public Service and Light & Power. T will contact Roger Buffington for his response. As you can see from these letters, we have come a long way to resolving the issues that were outstanding at the first utility coordination meeting. We still have some minor issues to resolve, but Y believe that as we continue to work closely with these entities, we will come to an agreement on a utility layout. As this project proceeds to final, we will continue to work with the utility companies in finalizing a layout and preparing a schedule of installation that will appease all involved parties. Please review the letters attached and contact me as quickly as possible. We would like to know as soon as possible how this project will proceed. June 3, 1997 John Low°e Wells Partnerslup 6033 S. Glencoe Way Litilcton, CO $0121 Dear Mr. Lowe, I he energy score rating.; we transmitted to you indicate flit, following situations. The pl-Ans and specifications that were delivered to us need to be modifted to a limited extent to achieve VIC 20°f. improvement in heat loss characteristics. The primary addition to the Architectural details is an addition of a 2" slab edge insulation The other requijernents of the heat loss characteristics ntc inctudcd in the prior delivered forms wNch include ttte nurmal Me cliicient fumaee and 56% efficient water header. This package we have rated will lower the heat loss characteristics orlite project units by a mirtimurn of 2t)°/a. If you have 8ny questions, please do not hesitate to ask Sincerely, f' Donald L. Richmond, FOUR SEASONS CONDOMINIUMS PUD STATEMENT OF PLANNING OBJECTIVES 17 JUN 97 The proposed Four Seasons Condominiums project, as currently planned, will be developed on approximately 14.85 gross acres at the south-east corner of South Shields Street and Arbor Avenue. The project will be constructed in either five or six phases and when completed, will contain 208 condominium units. Phase one will include the clubhouse, pool and spa. Three building types are planned for the Four Seasons Condominium project, with each building containing eight units; four first floor units and four second floor units. Building Type I will provide eight one-bedroom/one- bath units with each unit containing 717 square feet. Building Type II will provide eight two-bedroom/two-bath units with each unit containing 1041 square feet. Building Type III will provide four two-bedroom/two bath units and four three-bedroom/two-bath units, two of each type unit on the first floor and second floor of each building. The Building Type III two -bedroom units are 1100 square feet and the three -bedroom units are 1291 square feet. (a) Statement. of appropriate City Land Use Policies achieved by proposed plan. The City of Fort Collins Land Use Policies Plan, dated as amended March 6, 1990 and Goals and Objectives, as amended December 3, 1991 were utilized to identify the elements the proposed Four Seasons Condominiums project achieves. From the Goals and Objectives of the Comprehensive Plan the project achieves the following: • "Project against the intrusion of incompatible commercial and business activities which _have a significant negative impact upon predominately residential areas." • The project will "promote reduction in the cost of housing for all local residents". • "Encourage the diversity of housing types which allows a mixture of income levels in all neighborhoods." • "Guide the location of new residential growth so as to assure the maximum utilization of the land and public facilities and services". • "Discourage conflicting ingress and egress points for differing land uses.'• From the Land Use Policies Plan of the Comprehensive Plan the project achieves the following: • -3.a. Maximum utilization of land within the City". "3.d. The location of residential development which is close to employment, recreation and shopping facilities". "12. Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area". "20. Land use, site planning, and urban design criteria shall be developed to promote pleasant, functional and understandable inter- relationships through and between land uses". "26. Availability of existing services shall be used as a criteria in determ:Lning the location of higher intensity areas in the City." • "75. Residential areas should provide for a mix of housing densities." "80. Higher density residential uses should locate: a. Near the core area, regional/community shopping centers, CSU main campus, or the hospital; b. Within close proximity to community or neighborhood park facilities; c. Where water and sewer facilities can be adequately provided; d. Within easy access to major employment centers; e. With access to public transportation; and f. In areas with provisions for alternative modes of transportation." • 082. Higher density residential uses should locate in planned unit developments or in close proximity to existing higher density areas." Four Seasons Condominiums will provide for -sale condominium units in a price range estimated to be between approximately $70,000 and $110,000. The planning objective of the project is to satisfy applicable City Land Use Policies and requirements as noted above, providing a quality residential project in a cost-effective and efficient: manner and integrate the proposed improvements within the existing neighborhood. (b) Statement of proposed ownership of public and private open space areas and applicant's intentions with regard to future ownership of all or portion of the planned unit development. The PUD will grant the right-of-way to the City of Fort Collins necessary to construct the Wabash Street improvements (street, curb and gutter, sidewalk, landscaping, etc.) which when completed will become public improvements maintained by the appropriate governmental agency. In addition, additional right-of-way will be granted at South Shields Street for the north bound deceleration lane at Arbor Avenue. The Owner will be responsible for the widening of the east side of South Shields Street between Arbor Avenue and Wabash Street The common elements of the project (as defined below) will be owned by the condominium unit owners and will be maintained by the to be formed condominium association. The term "Condominium" refers to a form of property ownership. While used for centuries in Europe, condominium ownership in the United States only became widespread in the late 1960's. Condominium ownership is a form of ownership which, in effect, combines two older forms of ownership.. Just like the owner of a detached single-family home, the condominium unit owner is a sole owner of fee simple title to his home, that portion of the building which comprises his living quarters is called a "unit". In addition, the condominium unit owner is one of many mutual owners (legally speaking, "tenants in common") of common elements and facilities in each phase which services his and other units and which the owner may use and enjoy along with owners of other units. The property owned in common is called the "common elements," and each unit owner's share of ownership, is called the "common element interest," and is expressed as a fraction or percentage and is as set forth in the "Condominium Declaration." Each unit owner will also have, subject to the restrictions in the Condominium Declaration and rules made by the Association, the right to use the common elements consisting of the Recreational Area and Private Drives. The Condominium Declaration, together with the Bylaws and Articles of Incorporation create the Condominium and are called the "Condominium Instruments." The ownership share in the common elements is an "undivided" interest, which means that a unit's common element interest cannot be divided from other units' common element interests or sold separately from the unit. No unit owner owns all of a particular common element; rather, all unit owners own an undivided interest in all common elements. The ownership of a common element interest gives the unit owner the right: to participate in the control of all the common elements (subject to the Declarant's reserved rights of control for a time as set forth in the Condominium Instruments). ownership imposes upon the unit owner the obligation to pay a defined share of the expenses to operate an maintain all of the common elements. It is the ownership of an undivided interest in the common elements which distinguishes condominium ownership from other forms of property ownership. The common elements are all portions of the Condominium in each phase which are not included within the units. The common elements include the land, the building structures which support, enclose or service the units, the parking facilities, and grounds surrounding each of the buildings. The common elements also consists of the Private Drives, Recreational Area (clubhouse, pool and spa), and the obligation of the Association to maintain the building exteriors, and other common elements such as the perimeter fence (if applicable). Each owner will have the right to use of the Recreational Area and Private Drives subject to the Condominium Declaration and reasonable regulations that may be imposed from time to time by the Association Board. (c) EF Certain common elements, patios, balconies, stairways/landings, assigned garages, and covered parking spaces (if any) are designated as "limited common elements". Like all common elements, each limited common element is owned by all of the unit owners in each phase in proportion. to their respective common element interests. What makes it "limited" is that it is reserved for the exclusive use of one or more (but less than all) of the unit owners, to the exclusion of the rest of the unit owners in each phase. Estimate of number of employees for business, commercial and industrial uses. Not applicable. The Four Seasons Condominiums PUD will be for the development of a residential community. The Clubhouse will be classified as a commercial structure for building permit purposes; however, there will not be any full time permanent employees at the property. Description of rationale behind the assumptions and choices made by the applicant. We have retained THK Associates, Inc. to prepare a Market and Economic Analysis for the subject property. This Analysis has been completed and the report was issued on December 31, 1996. The following summaries are the conclusions presented by THK: 1. The success of residential development at the site depends on a number of factors: the project's location, the physical suitability of the site for development, and the overall market conditions for residential sales and rentals. Physically, the site appears well suited for residential development as there is varying topography which would provide for an interesting community layout. The existing views afforded on the property are also desirable assets for potential residents. 2. The supply and demand sides of the residential market in the Four Seasons primary trade area were evaluated and it was established that the primary trade area around the Four Seasons site will have an annual average demand for 1,670 residential units annually through the year 2007. Approximately 905 of the units demanded will be detached single family, 277 attached single family, and 399 multi- family rental units. 3. In addition to this demand, it was shown that there is an active resale market for townhomes and condominium units in the Fort Collins area. we illustrated that in 1995, there were 409 condominium resales averaging $85,623 in price and 1996 is expected to realize 380 condominium resales at an average price of $92,977. The average resale market for condominiums is expected to be for 400 units in 1997, increasing to 480 by 2007, and averaging 430 units. The Four Seasons project can compete for a portion of the resale market as well as the new buyer allowing for units at Four Seasons to also compete for resales at an annual rate of 30 units per year (every household moves every 7 years). The condominium resale market in which the Four Seasons will compete is an estimated 370 units annually. 4. Based on the competitive review of other projects, the quality of resale products in the area, the location of the site and access to employment and two Fort Collins area overall, the Four Seasons will be able to capture a higher than generic capture rate. 5. Based on the anticipated and absorption schedule the Four Seasons Condominiums project will sell out in less than three years. (e) Application criteria and completed point charts. Community Wide Charts A-1; Neighborhood Compatibility Criteria Charts A-2; Engineering Criteria A-3 and Activity, Residential Uses, Chart H are completed and attached to this submittal, as applicable. (f) Detailed description of how conflicts between land uses are being avoided or mitigated. Noise, odor, light, shadow - provide landscaping and detention ponds along Century Drive, which is adjacent to existing single family development. orient single -story detached garages at perimeter of property to the extent possible to provide "transition" to two-story buildings. Align property access points on Arbor Avenue and Wabash Street to direct traffic away from single family area. Aesthetics - two-story buildings with a building height maximum of thirty-five feet detached garages to maintain neighborhood massing scale. Minimum building separation of approximately twenty feet. Building/garage separation of approximately fifteen feet. Building set backs from property lines of: South Shields Street - 20 feet Wabash Street - 15 feet Century Drive - 15 feet Arbor Avenue - 15 feet Provide fencing and berms along entire perimeter of the property. Extensive landscaping for the project including trees, shrubs, flower beds and sodded areas. Privacy - Installation of fencing and berms along entire perimeter of the property. Development will include the improvement (widening) of South Shields Street and the construction of Wabash Street between South Shields Street and Century Drive. A traffic study will be completed to analyze the traffic impacts which the project will have on the surrounding streets. Safety - Not noted as a type of conflict. RFG MANAGEMENT, INC. 7108-B SOUTH ALTON WAY ENGLEWOOD, COLORADO 80112-2106 (303) 771-0321 FAX (303) 290-0436 December 19, 1996 Mr. Jim Slagle Designer New Services Engineering North Region - Ft. Collins Public Service Company of Colorado 1901 East Horsetooth Road Fort Collins, Colorado 80525 RE: Four Seasons Condominiums Fort Collins, Colorado Dear Jim: Pursuant to our meeting of December 19, 1996 and your request enclosed please find copies of the noted documents for various projects which we are currently developing in the Denver Metro area with the help of Public Service Company of Colorado. I have also noted our contract for each project should you desire to contact them direct with any questions you might have. • Canyon Ranch Condominiums, Highlands Ranch Contract: Jerry Newlander (303) 791-6994 - July 12, 1995 Phase 1, electric and natural gas service agreement and design. - July 13, 1995 Blanket Easement. - September 18, 1995 Phase 2, electric and natural gas service agreement and design. - April 30, 1996 Phase 3, electric and natural gas service agreement and design. - May 16, 1996 Phase 4, electric and natural gas service agreement and design. • Miramonte Ranch Condominiums, Broomfield. Contact: Frank Clements (303) 938-2205 - November 13, 1996 electric and natural gas service agreement and design. - November 14,1996 electric and natural gas service agreement (executed). 7/8/97 TO: Mike Ludwig, Project Planner, and applicants FM: Clark Mapes, City Planner RE: Four Seasons Condominiums PUD I have major concerns about the site plan as submitted based mainly on LDGS Criteria AM, A- 2.2, A-2.4, A-2.6, A-2.7, and A-2.13. To summarize, this plan shows a disorienting tangle of parking lots, garages, cramped spaces, illegible pedestrian circulation "routes", skimpy sidewalks (e.g. 4 feet wide, attached to the north side of a garage) and blank walls. It would be almost physically impossible to use the sidewalk system, as well as visually illogical and uninviting even where it is physically possible in some sections. This level of intensive urban development needs generous, purposeful urban design of streets, sidewalks. circulation spines, and outdoor spaces as a tradeoff to the density. This plan needs some fundamental redesigning. The formal street and walkway entries should continue directly into and through to destinations. Clear, direct, landscaped walkways and streets or drives should be used as organizing elements to set a positive overall pattern. These elements should be designed to look inviting and directly connect the parts, and not meander around leftover spaces. These could be actual streets and sidewalks, or a creative, fully equivalent alternative. This circulation system should be developed to be attractive as outdoor space formed and reinforced by building placement. Building placement and orientation should be used to form and anchor the organizing spaces, and not cut -and -pasted to maximize building coverage. Note that this does not necessarily mean rigid formality or exactly straight lines. Any sidewalks attached to garage backs and other buildings should be at least 6' wide. (Perhaps the garage backs should actually be made into covered porches, for comfort and to mitigate the blank walls. Columns and details matching the dNvelling fronts could be used, since they are so intimately related to the home fronts). Although the buildings do not offer traditional fronts and backs, their design should be combined with urban and landscape design to form reasonable demarcation of public use areas. e.g. with wider spines between buildings that have more formal landscaping. I have concerns about the lack of functionality of the landscaping in internal areas, but do not feel detailed comments are worthwhile because the landscaping is limited by the site plan. When the site plan is redesigned, design purposeful tree plantings and other elements to provide continuity and definition in circulation routes, and provide a sense of privacy in outdoor spaces and between windows, working in conjunction with architecture and site elements. This looks prototypical. If so, I would like to see an example of a project built like this. I am willing to meet, answer any questions, or provide any assistance regarding these comments. I acknowledge the applicant's letter explaining time spent on numerous technical details, but would suggest that we should not let those distract from the fundamental site plan issues. Communi Planning and Environmental Sc Current Planning Citv of Fort Collins June 26, 2000 Shane Ewing Ranch Builders 16 Inverness Place East, Building C Englewood, CO 80112 SUBJECT: Lighting Fixtures at Four Seasons Condos Dear Mr. Ewing: Ices This letter is to follow-up on the conditions that were placed on your minor amendment approval of June 13, 2000 regarding the lighting fixtures at the Four Seasons Condos. The conditions stated: 1) "the lighting fixtures shall feature a down -directional cut-off design where the bulb is not exposed from the side view of the fixture, 2) The light shall not be metal halide, but should be either high-pressure sodium or incandescent, 3) The bulbs shall be 100 to 150 watts unless it can be shown that a higher wattage can be used and still not exceed the 10 foot-candle limitation." Comment #3 above was intended to specify the maximum range that the fixture would be allowed to have. Fixtures under 100 watts would also be acceptable. You submitted a spec sheet for a lighting fixture named "RM5 Series Mini Roadway Luminaire , and you have indicated that you will select them with 70 watt, high pressure sodium bulbs. This fixture with this type of bulb meets the land use code and these conditions. Si erely, �i Troy VV. r nes l City Planner cc: Building Department Engineering Department 281 oilh CAIcp, A%enue • 1(1 !1 r� 7)80 A Fort CoIli n,;, CO 80_22 ()W • (970) 221-6750 • FAX (970) 416-2020 Horsetooth-Shields Neighborhood Alliance December 10,1997 Mr. Mike Ludwig Current Planning Department City of Fort Collins 281 N. College Ave. Fort Collins, CO 80524 Dear Mike, I am writing on behalf of the Horsetooth-Shields Neighborhood Alliance. We appreciate you notifying us of the final submittal of plans for the Four Season Condominium Project. As we mentioned, we were quite surprised that the Developer, RFG Management, Inc., did not inform us of this submission to the City. The Horsetooth-Shields Neighborhood Alliance met on Monday, December 8,1997, and discussed the plans. A number of concerns were voiced at this meeting. Traffic Calming Measures We could find no evidence on the plan of speed bumps, raised sidewalks, etc. that the builder agreed to place on city streets surrounding the development. Members of our group, as well as the developer's representative, John Lowe, had previously contacted the City Traffic Department regarding this matter. Use of "Simulated Stone" The developer agreed to present samples of the stone (and paint) to the neighborhood group prior to final submittal, this has not taken place. We were under the: impression that flagstone (stacked flagstone?) that matched the material used on the adjacent Poudre Valley Bank Plaza would be used. This is the first mention of "Simulated Stone" we have seen. In addition, drawings are not very clear on the placement of this stone. Building #26 Although we realize that this building has been downsized to a "Type I" unit, our group would still prefer elimination as suggested by some members of the P&Z board. Garage Issues We like the detail on the exterior garages (i.e. the stone arches). Our group would like to see this sort of detail carried through to all garages in the development and used above the entry doors on the backside of the garages facing the interior. We are pleased that the garages along Century have been broken -up and would like to see this done to garages #6 and #7. .ti 14orsetooth-Shiel4., Neighborhood Alliance Letter 2 Landscaping Over all the landscaping plan appears to be acceptable. Concern was voiced over irrigation and maintenance of the active recreation areas. We feel that if the detention ponds are to be considered active recreation some assurance of irrigation and maintenance of these areas needs to be made. If this development is to allow pets, we would like an area to be designated a "Pet Exercise Area" so that our adjacent property is less likely to be used for this purpose. Total number of buildings Although this was addressed at the previous P&Z meeting, we feel that it bears repeating. The current plan calls for 59 buildings on this property, the Horsetooth- Shields Neighborhood Alliance believes this is a much more intense use of this land than is warranted. In addition to the above points that are specific to the final submittal, our group would like to reiterate and our previously voiced concerns: Neighborhood Compatibility The Horsetooth-Shields Neighborhood Alliance strongly disagrees with the City Staff finding that the plan subnutted for the 4-Season Condo development meets the Neighborhood Compatibility Criteria set out in the Land Development Guidance System. A-2.1 Vehicular, Pedestrian and Bicycle Transportation The additional 1200+ car trips per day will put too much pressure on the already badly congested intersection at the corner of Horsetooth and Shields. Drivers attempting to avoid long waits at this intersection will cut through neighborhood streets. A, specific traffic safety concern is the increase in vehicles that this development will cause around Lopez Elementary School and Troutman Park. A-2.2 Building Placement and Orientation These are massive buildings. The footprints are extremely large to accommodate very spacious dwelling units. Unfortunately, the direct result of these large units is very little open greenspace on this parcel. The Horsetooth-Shields Neighborhood Alliance has repeatedly suggested a mixture of smaller duplex and 4-plex units with a combination of single and two story type buildings. Up until the preliminary P&Z meeting, the developer had consistently refused any change in building; design and had informed us that this is the only type building,, RFG Management, Inc. could build. In subsequent meetings the developer has said they build a wide range of projects and the parcel to the South would be ideal for patio homes at a lower density. Functional Considerations The submitted plan calls for 26 g-plex condominium buildings, a clubhouse, and 32 garages. These buildings and associated driveways eliminate all green areas from the interior of the site with the exception of foundation plantings. This is in direct contrast with the "Functional Considerations" listed under this section of the LDGS. Horsetooth-ShieluN Neighborhood Alliance Letter 3 Neighborhood Integration The existing neighborhood character and context is not being addressed adequately by this proposal. These 8-plex buildings are massive, and do not reflect the single story homes immediately across Century Drive. The existing homes were built approximately 15-20 years ago, using a very progressive zero lot line concept with a common greenbelt. Outdoor recreation and neighborly interactions are encouraged in the existing homes but discouraged by the layout of the proposed 4-Season Condos. Due to the almost non-existent active recreational areas in this proposal (with the exception of the detention ponds) residents from this new development will use the existing privately owned greenbelt. This greenbelt is owned and maintained by the Four Seasons Master Homeowners Association. A-2.7 Architecture Land Use Transition The submitted plan calls for a single story garage along Century Drive along with detention pond required set backs. Although this slightly mitigates the visual impact of these massive buildings along Century Drive, a much more acceptable alternative would be to have smaller, single -story units along the perimeters of the complex. Size -Height, Bulk, Mass Scale These buildings are very large. The LDCS states "In general, buildings should be similar in size to other buildings in the neighborhood, however, buildings can be made to be architecturally compatible through skillful design and orientation." Due to the developers' lack of flexibility in building design and the shear mass of these buildings, there is very little room to significantly alter design or orientation to make this project architecturally compatible with the existing neighborhood. Architectural Character This area of Fort Collins has a history of being very architecturally progressive. The Poudre Valley Plaza is often used as an example of the City Plan style of new development, just as the existing zero lot line homes were considered cutting edge when they were built. There is very little that is progressive about the proposed 4-Season Condo Development. It is a slight modification of high security, fenced, card -accessed, developments that can be found outside many of the large metropolitan areas in Southern California, Nevada and throughout the West. These units were designed with large interior spaces, but little in the way of outdoor amenities - such as decks, patios, porches and greenspaces. We now know that public and semi -private outdoor areas act as catalyst to neighbors meeting neighbors. While the subnutted development proposal may be appropriate in a large urban setting where neighborliness is not encouraged, this design is not well suited for Fort Collins. The LDCS for this section reads " In areas where the existing architectural character of the neighborhood is less defined, the architecture of the new development, should present an attractive image and set a standard of quality for future projects or redevelopment in the area." As stated above the plans submitted for the 4-Season Condo Development do not present an "attractive image" or "set a standard of quality" that we would like to see repeated. .16 Horsetooth-Shiei, Neighborhood Alliance Letter 4 Storm Water Although City Staff has had the applicant revise the detention pond plan and has required the use of a clay liner to prevent additional seepage into the local ground water table, we repeat out concern that so much hard ground cover (driveways and buildings and sidewalks) will result in water moving though the site at much faster than historic flow rates. Since there are no other greenspaces to play in within this development children and others will utilize these detention ponds. We are concerned with the safety issues that either flash flooding or standing water in these detention ponds pose. This year's flooding only adds to our concerns. In addition a new concern has arisen over the water that is being released from the Poudre Valley Plaza building site. How does this affect the water table and what does this mean for the excavation of the adjacent corner for a detention pond? Thank you for considering our neighborhoods concerns and comments. Please continue to keep us informed of the progress of this project through the City planning process. Sincerely, Ants Reilley Horsetooth -Shields Neighborhood Alliance 3944 Century Drive Fro[ Collins, CO 80526 (970) 225-3733 Transt. ,tation Services Street Oversizing Department City of Fort Collins To: John Lowe Project Engineer - Four Seasons Condominiums Re: S. Shields Street Project 5/12/98 The Shields Street construction has started work on the east half (north bound lanes) of the street. We had hoped that we could build the northbound right turn lane at Wabash Street that is associated with the Four Seasons Condominium development. Costs would have been reduced due to the economies of scale provided by the City's project and that we have the additional structural materials that will be needed for your improvements. The street construction is at the point where we need right-of-way or easement dedications from your project to include the right turn lane in our project. If said dedications are not provided to the City very quickly we shall have to proceed with the Shields Street construction excluding your north bound right turn lane at Wabash. The City will have to proceed based on the possibility that your development will not be finalized and constructed. Due to this premise, the City shall construct permanent arterial street improvements through out the east side of the Shields Street project. The costs for these improvements will be filed with the responsible adjacent lands and must be paid prior to issuance of any building permits for the associated lands. If your development does finalize, you will have to reimburse the City for your development's portion of the Shields Street improvements the City constructed. In addition to the reimbursement costs your development will have additional costs associated with removing and replacing any of the newly constructed public improvements that do not conform with the design approved with your development. The City also has very high standards for repairing cuts in new pavement due to cuts reducing street longevity. To minimize negative impact to new pavements the repair of the cut area will require very high quality patching, including milling and overlay work that could be significantly larger than the actual cut area. The City greatly prefers to work with your development, passing on any cost saving our street construction will provide as well having a better, longer lasting street to serve,your development. The City will need the right-of- way or easement dedication documents, or if time will not allow a formal dedication, a letter of intent from RFG Management and the landowner will be acceptable. Time is of the essence; construction will be ready to start pouring curb and gutter as soon as mid next week (week ending 5/30). Please contact me at (970) 221-6605, if we can work together on this issue. Sincerely, Ward Stanford' Civil Engineer cc: Bob Novak/Bob Russell (RFG Mgt.), Jim Madden (Coldwell Banker) 281 North College Avenue 0 P.O. Box 580 0 Fort Collins, CO. 80522-0580 0 (970) 221-6605 Mr. Jim Slagle December 19, 1996 Page 2 After your review of this information please contact me with any comments or suggestions you might have. Sincerely, RFG MANAGEMENT, INC. . Vasbinder ie Vice President cc: Patricia Kroetch (w/o enclosures) Kerrie Ashbech (w/o enclosures) Mike Ludwig (e/o enclosures) City of :Fort-: Collins Utili Services Light & Power M E M O R AN DUM TO: Jason O'Lear, Current Planning Kerrie Ashbeck, Current Planning FM: Doug Martine, Project Engineering Supervisor( XC: Bob Blanchard, Current Planning '{ DT: December 1-9, 1996 RE: Proposed Four Seasons Condos Thanks for your involvement in setting up the utility coordination meeting for this proposed development. The difficulty in installing some utilities for this project shows the importance of early utility coordination. It seems that many times lately developers and development planners only think of water, sewer, and waste water when planning for utilities; phone, cats, gas, and electric are just expected to make it work. Usually, we have been able to "make it work", but with the emphasis lately on ever increasing densities, this is becoming more difficult. There have been several recent' (now completed) projects that have had such severe construction problems we will not approve installation of the electric system to similar projects in the future. Some examples of projects with these problems are The Courtyards, Hamlet, and Cottages (all at Miramont), and Indian Hills Village. As was discussed at the Four Seasons meeting, both Public Service Co. (Gas), and Light and Power (electric), view this plan as impossible to install the respective utilities. There is only 28 ft. between garages, which provides space for only water and sewer mains. There is not room to install electric between the garages and the buildings, especially since there will be 4 ft. X 4 ft. water meter vaults along the same line. As far as Light and Power is concerned, the electric system needs to be installed in the front of new developments. One of the missions of Light and Power is to construct a reliable electric system that can be maintained an minimal cost, thereby helping keep electric rates as low as possible. The developer, Mr. Vasbinder, indicated that he expects rear lot construction, because that is the way it has been done elsewhere.. In fact, he said the local utility in his neighborhood replaced a rear lot transformer by using a helicopter, and it was "no problem." This is certainly not an economical way to maintain an electric system. As of now, I am waiting for the plans Mr. Vasbinder indicated he would send me showing how all utilities were installed for similar projects elsewhere. Pending my review of these plans, the Light and Power position for the proposed Four Seasons Condos is that substantial redesign of the site is necessary to provide -a location for the electric system. tin r . r- n . - ., . Light & rower City of Fort Collins December 23, 1996 Mr. James D. Vasbinder RFG Management Inc. 7108-B South Alton Way Englewood, CO 80112-2106 RE: Four Seasons Condominiums Dear Mr. Vasbinder: Thank you for providing the plans for other similar projects you have constructed. Unfortunately after reviewing these projects, it doesn't help in solving the Four Seasons difficulties. The Canyon Ranch Condos drawing appears that adequate space would exist in front of the units since there are no garages shown. The drawing for Miramonte Ranch Condos doesn't show adequate detail to determine space availability. One of the missions of Ft. Collins Light and Power is to construct a reliable electric system that can be operated and maintained at minimal cost to our ratepayers. We have determined that `front lot construction" (electric system installed adjacent to the roadway) is the most economical electric system to install, operate, and maintain. For this reason, construction of the electric system in the rear of this project is not an option that we can offer. I have further studied the preliminary plan for this project trying to find a way to install the electric system using front lot construction. Light and Power needs a clear space where the electric system can be installed a minimum of 10 ft. from water or sewer mains, at least 4 ft. from gas mains, and 6 ft. from a structure. In addition, space needs to be provided for transformers that is adjacent to where we can drive maintenance vehicles. These clearances are required to provide for initial installation as well as future operation/maintenance. The 24 ft. Drive between garages is utilized for water and sewer mains, leaving no room for other utilities and still meet minimum lateral clearances between utilities. There is only 8 ft. between the units and the garages, and when combined with the sidewalks (no location for transformers or switching vauLts), and the 4 ft. X 4 ft. water meter pits, there is no route that is open for the installation of the electric facilities. Unfortunately, I cannot find a feasible route, and I regret to inform you that there appears to be no location available to install an electric system within this project as it is currently designed. 700 Wood Street • 11.0. [lox 58O • Fort CAIin,, CO 80-522-0580 • (97�ii 211-67U0 • FAX (1)70) 1-r;Ei11) • TDD <9701 ,24-6003 e-m ail: light-poll7er(o ci.tort-c<,llins.co.us Vasbinder/Martine December 23, 1996 Page 2 If you would like to discuss this further, either by phone or in person, please call. My direct phone number is (970) 224-6152, and I am normally in the office from 7:00 AM to 3:30 PM. I will be out of the office until January 6, 1997. Sincerely, Doug Martine Project Engineering Supervisor xc: Kerrie Asbech Jason O'Lear FOUR SEASONS CONDOMINIUMS PUD STATEMENT OF PLANNING OBJECTIVES JANUARY 7, 1997 The proposed Four Seasons Condominiums project, as currently planned, will be developed on approximately 14.85 gross acres at the south-east corner of South Shields; Street and Arbor Avenue. The project will be constructed in either five or six phases and when completed, will contain 208 condominium units. Phase one will include the clubhouse, pool and spa. Three building types are planned for the Four Seasons Condominium project, with each building containing eight units; four first floor units and four second floor units. Building Type I will provide eight one-bedroom/one- bath units with each unit containing 717 square feet. Building Type II will provide eight two-bedroom/two-bath units with each unit containing 1041 square feet. Building Type III will provide four two-bedroom/two bath units and four three-bedroom/two-bath units, two of each type unit on the first floor and second floor of each building. The Building Type III two -bedroom units are 1100 square feet. and the three -bedroom units are 1291 square feet. (a) Statement of appropriate City Land Use Policies achieved by proposed plan. The City of Fort Collins Land Use Policies Plan, dated as amended March 6, 1990 and Goals and Objectives, as amended December 3, 1991 were utilized to identify the elements the proposed Four Seasons Condominiums project achieves. From the Goals and Objectives of the Comprehensive Plan the project achieves the following: • "Project against the intrusion of incompatible commercial and business activities which have a significant negative impact upon predominately residential areas." • The project will "promote reduction in the cost of housing for all local residents". • "Encourage the diversity of housing types which allows a mixture of income levels in all neighborhoods." "Guide the location of new residential growth so as to assure the maximum utilization of the land and public facilities and services". • "Discourage conflicting ingress and egress points for differing land uses." From the Land Use Policies Plan of the Comprehensive Plan the project achieves the following: • "3.a. Maximum utilization of land within the City". 113.d. The location of residential development which is close to employment, recreation and shopping facilities". • "12. Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area". • "20. Land use, site planning, and urban design criteria shall be developed to promote pleasant, functional and understandable inter- relationships through and between land uses". "26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City." • "75. Residential areas should provide for a mix of housing densities." • "80. Higher density residential uses should locate: a. Near the core area, regional/community shopping centers, CSU main campus, or the hospital; b. Within close proximity to community or neighborhood park facilities; c. Where water and sewer facilities can be adequately provided; d. Within easy access to major employment centers; e. With access to public transportation; and f. In areas with provisions for alternative modes of transportation." "82. Higher density residential uses should locate in planned unit developments or in close proximity to existing higher density areas." Four Seasons Condominiums will provide for -sale condominium units in a price range estimated to be between approximately $70,000 and $110,000. The planning objective of the project is to satisfy applicable City Land Use Policies and requirements as noted above, providing a quality residential project in a cost-effective and efficient manner and integrate the proposed improvements within the existing neighborhood. (b) Statement of proposed ownership of public and private open space areas and applicant's intentions with regard to future ownership of all or portion of the planned unit development. The PUD will grant the right-of-way to the City of Fort Collins necessary to construct the Wabash Street improvements (street, curb and gutter, sidewalk, landscaping, etc.) which when completed will become public improvements maintained by the appropriate governmental agency. In addition, additional right-of-way will be granted at South Shields Street for the north bound deceleration lane at Arbor Avenue. The Owner will be responsible for the widening of the east side of South Shields Street between Arbor Avenue and Wabash Street The common elements of the project (as defined below) will be owned by the condominium unit owners and will be maintained by the to be formed condominium association. The term "Condominium" refers to a form of property ownership. While used for centuries in Europe, condominium ownership in the United States only became widespread in the late 19601s. Condominium ownership is a form of ownership which, in effect, combines two older forms of ownership. Just like the owner of a detached single-family home, the condominium unit owner is a sole owner of fee simple title to his home, that portion of the building which comprises his living quarters is called a "unit". In addition, the condominium unit owner is one of many mutual owners (legally speaking, "tenants in common") of common elements and facilities in each phase which services his and other units and which the owner may use and enjoy along with owners of other units. The property owned in common is called the "common elements," and each unit owner's share of ownership, is called the "common element interest," and is expressed as a fraction or percentage and is as set forth in the "Condominium Declaration." Each unit owner will also have, subject to the restrictions in the Condominium Declaration and rules made by the Association, the right to use the common elements consisting of the Recreational Area and Private Drives. The Condominium Declaration, together with the Bylaws and Articles of Incorporation create the Condominium and are called the "Condominium Instruments." The ownership share in the common elements is an "undivided" interest, which means that a unit's common element interest cannot be divided from other units' common element interests or sold separately from the unit. No unit owner owns all of a particular common element; rather, all unit owners own an undivided interest in all common elements. The ownership of a common element interest gives the unit owner the right to participate in the control of all the common elements (subject to the Declarant's reserved rights of control for a time as set forth in the Condominium Instruments). ownership imposes upon the unit owner the obligation to pay a defined share of the expenses to operate an maintain all of the common elements. It is the ownership of an undivided interest in the common elements which distinguishes condominium ownership from other forms of property ownership. The common elements are all portions of the Condominium in each phase which are not included within the units. The common elements include the land, the building structures which support, enclose or service the units, the parking facilities, and grounds surrounding each of the buildings. The common elements also consists of the Private Drives, Recreational Area (clubhouse, pool and spa), and the obligation of the Association to maintain the building exteriors, and other common elements such as the perimeter fence (if applicable). Each Owner will have the .right to use of the Recreational Area and Private Drives subject to the Condominium Declaration and reasonable regulations that may be imposed from time to time by the Association Board.