Group emerges against plan

Homeowners opposed to planned subdivision

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— A preliminary plat application going before the City Planning Commission tonight will face strong opposition.

A group of more than 60 surrounding homeowners have joined together to speak out against Overlook Preserve, a 15-lot residential lot subdivision on 22 acres. And the president of the opposed group, John de Wardt, said the main concern is the plan would expand the building area from the current planned unit development, which was approved more than 20 years ago.

"The whole neighborhood was told that land would be open space," de Wardt said.

The group, Section 22 Neighborhood Rights Group Inc., comprises surrounding property owners on Overlook Drive, Clubhouse Drive and Glacier Ridge. The group and The Ranch at Steamboat Condominium Association have hired attorney Bob Weiss to represent them. In a letter to the city planning staff, Weiss said the entire third phase of the Overlook Preserve project is located in the area that was shown as undisturbed and undeveloped in the original PUD.

When the preapplication went through the Planning Commission and the City Council this spring, the group brought its concerns to the board, but de Wardt is questioning if the group is being heard.

"We have tremendous concern that our concerns are not being discussed and analyzed," de Wardt said.

Located south and east of Overlook Drive and north of Burgess Creek Road, the Overlook Preserve was once part of the development plan for The Ranch. In 1979, the city approved plans to build 158 multifamily units with an amenity package. The first two phases of the project brought in 88 condominium units, tennis courts and a swimming pool, but the proposed 70 units in six separate buildings for Phase III were never built.

Under the new proposal by Rolando Colorado Ltd., 15 residential lots could support 11 duplex homes and four single-family homes. The change is from 70 units to 22.

City planner Leif Myhre said the proposal actually has 1.4 acres more designated open space than the current PUD. The current PUD has 11.09 acres of open space and the new proposal has 12.6 acres. He also said the new plan has the potential for turning some of that land into common area for private and public use.

And it is not the first proposal that has come before the city asking to change the current PUD. Myhre said in 1994, a proposal for 86 condominium units in two separate buildings and five duplex residential sites came before the city, but that plan never made it to public hearings.

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