Proposal for 47-acre project submitted to city; Mesa Springs association meeting set

       A proposal that would lead to a 47-acre residential development in the rolling hills west of Mesa Springs has been submitted to the city.

A map that has been submitted to city staff shows the layout as foreseen by MVS Development on a 47-acre property west of the current Mesa Springs neighborhood. At 12 units an acre, the planned unit development conceptually could have more than 400 homes. The four-lane Centennial Boulevard extension - which MVS would have to build through its property - can be seen on the right side of the map. The Mesa Springs Community Association will discuss the project Jan. 12.
Courtesy of MVS Development and City Land Use Review

       Discussion of the plan by the Mesa Springs Community Association is scheduled at its meeting Tuesday, Jan. 12 at 7 p.m. at the Mercy Center, 1440 N. Cooper Ave.
       The plan, prepared by the NES planning company for the property owners (MVS Development, led by long-time area builders Ted Waterman and Lowell Hare) calls for homes on 35 acres, at a maximum density of 12 units an acre, which would allow as many as 420 residences.
       No particular type of home is specified. The proposal's map suggests single-family, townhome, duplex and apartments.
       The location is south of the Indian Hills Village townhome development, north of Van Buren Street, which was about two-thirds completed before the developer went bankupt two years ago.
       The MVS proposal actually represents a reduction in density from the current zoning for the property, which is 12.6 units an acre, with a maximum density of 602 units, under an ordinance passed in 1983.
       The Mesa Springs Community Association's January newsletter raises an alarm about traffic, noting that the subdivision's main access road - four-lane Centennial Boulevard - is still far from completion between Fillmore and Fontanero streets.
       Under a city requirement, each development occurring along Centennial must build its part of the extension, but even with MVS' segment in place - the subdivision would be on either side of it - two Fillmore-to-Fontanero gaps would still remain. One gap belongs to a bank that foreclosed on the previous owner (north of Indian Hills), and the other belongs to the city (south of MVS). Neither has scheduled any work on the extension.
       “We're concerned about this because it appears that unless the Centennial extension is completed quickly, an unlikely event given the city's financial state, much of the traffic generated by the proposal will end up flowing through our neighborhood,” the newsletter states.
       A presentation by NES last October (prior to the formal submittal), suggested that until Centennial is built all the way through, residents of the subdivision would use the MVS portion of Centennial to get to Van Buren Street and from there to Chestnut Street.
       Another neighborhood concern is MVS' proposed removal of the property's hillside overlay zone. MVS has requested the removal to allow grading a former landfill area into 8 acres of open space, according to Ron Bevans of NES.
       The proposal also includes a request for a zone change from PUD/HS/SS/CR (planned unit development with hillside and streamside overlay and certain conditions of record) to PUD/SS (planned unit development with streamside overlay). The stream to be preserved is on the west side of the property, the proposal states.
       “A PUD plan is a very general idea of what the applicant would like to do with the site,” city planner Lonna Thelen explained. “They will be required to submit a PUD development plan and final plat prior to obtaining a building permit.”
       The city is seeking comments on the proposal through Jan. 15. For more information, call Thelen at 385-5383.

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