HomeMy WebLinkAbout912 WOOD ST. (PATEROS CREEK) - MOD - MOD120004 - REPORTS - CORRESPONDENCE-HEARING (21)The project will contain an orchard and a variety of edible plants that provide an additional
food source for the community.
Community Gathering Areas
The project will contain gathering areas in a pavilion in the open space and throughout the
central courtyard in the courtyard community .
Heritage Preservation
The project will acknowledge and tell the story of its heritage as Hart's Farm through
interpretation, a farm theme and remnants of features such as the small mill race.
Wood St. Modification Request Page 3 of 3
EXPLANATION OF MODIFICATION REQUEST
Russell + Mills Studios 130 May 2012
The preferred plan is equal to or better than a comparable plan which meets the density standard
of 2 DU/Acre in that it exceeds the Urban Estate open space standard of 50%, at 53% open space,
This objective meets the overall intent of the cluster plan of preserving open space, through a
compact development. In addition, the preferred plan will allow restoration of the entire open space
to a level comparable with the adjacent Poudre River Flood Plan forest.
The modification of density from 2 DU/Acre to 2.4 DU/Acre is nominal and inconsequential when
considering the overall impact, character of the development and ability of the proposed plan to
meet or exceed all other standards within the Land Use Code.
Concerns such as increased traffic are nominal and inconsequential when considering an
additional 6 units. According to data from the project Traffic Engineer (Delich Associates), an
increase from 35 DU to 41 DU would result in a 16% daily trip increase from 396 to 458. AM peak
increase would be 12%, from 34 to 38 trips and PM peak increase would be 15%, from 41 to 47
trips.
Character concerns of increased density are alleviated through a net residential density of 4.75
DU/Acre, which is less than the standard of 5 DU/Acre. The immediate surrounding area large lot
residential density has an average of .3 - 1 DU/Acre, however, the single family neighborhoods 2
blocks away, within the City Limits, have an average of 5 DU/Acre.
The proposed plan advances the Land Use Code and exceeds it in many cases, supporting Plan
Fort Collins principles such as the following:
Compact Development Pattern
The proposed plan creates a compact development form that achieves greater than 50% open
space.
Interconnected System of Open Lands
Open space within the property is connected to the Poudre River Trail via a system of
proposed trail connections.
Multiple Means of Travel
The adjacency of the property to the Poudre River Trail will allow cycling and walking to be
exceptionally convenient means of travel to and from the property, in addition to driving and
bus routes.
Redevelopment and Infill
Development of this parcel will be a redevelopment of the existing Bender Mobile Home Park,
which is currently in a degraded state with excessive material storage throughout, detracting
from and diminishing the quality of the Poudre River Trail experience.
Community Gardens
The project will provide two community gardens for residents. One garden will serve the entire
community and will be located within the open space, strategically placed in a lower quality
habitat area. A second garden will be provided within the courtyard community.
Edible Plants
Wood St. Modification Request Page 2 of 3
EXPLANATION OF MODIFICATION REQUEST
Russell + Mills Studios 130 May 2012
Wood Street Modification Request
Explanation of known modification requests
5.30.2012
Project Overview
This 17.34 acre parcel is currently being reviewed for annexation into the City of Fort Collins within
the Urban Estate Zone District. Redevelopment of the property to include residential single family
lots within the southwest portion of the site surrounding the proposed loop drive. A courtyard
community with small lots surrounding a community green and gardens comprise the interior of the
loop road. The plan is designed to preserve as many significant trees as possible and enhance
open space to the east of the residential lots, where habitat quality is most intact as a riparian
forest. The enhanced open space includes an orchard, community gardens, gathering area,
enhanced pond, and trail connections to the Poudre River Trail at two points, one on the north side
of the property and one on the eastern edge.
The interior loop road is shown with a 51' ROW with detatched walks and 30' roadway per
LUCASS standards. Storm -water drainage will be directed to the east utilizing existing drainage
patterns and depressions for detention and water quality purposes. Storm -water best practices
such as bio-swales, etc. will be utilized to further enhance water quality.
Open space enhancements will include removal of non-native species such as Siberian Elm and
Russian Olive with select understory plantings, spot seeding, grading and removal of debris. The
goal is to maximize contiguous open space and cultivate a Riparian Forest environment which
contributes to the overall ecological health of the Poudre River Corridor.
The project has been reviewed on a preliminary basis with Poudre Fire Authority where a second
access point through a 16' concrete access drive/trail at the southwest corner of the property was
determined to provide sufficient access.
The history of the site as Hart's farm will be emphasized in the character of the overall
development, through interpretive efforts along trails, the proposed orchard and community
gardens.
Modification Request
The applicant requests a modification from the Urban Estate Cluster gross density standard of 2
DU/Acre (LUC 4.2 (E)(2)(C)) maximum to 2.4 DU/Acre. This density translates to 35 dwelling units
under the standard, whereas the project proposes 41 dwelling units. The net density standard
under the Urban Estate Cluster standards of 5 DU/Acre maximum is met with the preferred plan at
4.75 DU/Acre. Two plans are shown in the attached graphic materials packet — one illustrates a 35
dwelling unit density compliance concept, while the preferred plan is shown at 41 dwelling units.
The preferred plan is not detrimental to the public good in that it maintains high quality habitat,
open space and promotes a sense of community through it's spatial structure and open space
amenities.
Wood St. Modification Request Page 1 of 3
EXPLANATION OF MODIFICATION REQUEST
Russell + Mills Studios 130 May 2012
PftT'F-,lQDS - 'I�r-,I c-,wzovAcg>a V4Een6h -jLtQv I Z, 2 0 t Z
Name
Address
Phone
Email
a,nn NJ1
q 3 d N SIN; e As S�, ?N21
2.20 - I2 (
Tr-s o r�v�i-S.
S\,\oe19k,5 Si. DM21
S`6(-2-731
r' Q -5 e4vA . ca Lt
r
51ta - G
cd
waz LvLr c .
TOAA
gA$OS
770-Y4-- G
oh e 4-co Ceratie. c
01
R
G C t' SS 0. a� w�-�v
3 3 '✓ ' �v. � Z�(o
3/ � ��OS
e- a-i wun� �e.iii; 's 'w�.a �'K L
S
Z 27- I I> 1712 Tb 5
rid . 001 Z
?c
Cmt` I
141 c41
4Wv& 0
qS . s-S-
IMG✓
G'�' Ct/r0►� L
�-(s51
� ��llig�w�o�
(,�
� 30� Sf/�4g;.Q. �%i,
9g0• ?d�'�h� ��
caw. w" a 6#14f x4 'oic
cow
ortCollins
,.F�
Answer: (City staff) This comment has been discussed quite a bit throughout the
annexation process. It has been determined by staff that the floodplain
requirements, outlined in Chapter 10 of the Municipal Code, do not apply until the
time of annexation. There are portions of the property that are still in the floodplain
and will be subject to Chapter 10 requirements upon annexation.
(Applicant): The portion of the previous flood fringe that was filled under County and
FEMA oversight satisfied all applicable local, state, and federal regulations. The
applicant believes that nothing about the act of fill placement itself would be any
different or "more safe" had the property been within City limits at the time.
27. Comment: (Citizen) The Ecological Characterization Study provided is not adequate
(see comment #6 in attached letter).
Answer: (City staff) Staff has discussed with Save the Poudre that a draft ECS has
been provided but still needs revisions. It is expected these revisions will be
provided at the time of PDP submittal.
28.Question: (Citizen) Will you be putting in large trees? Will it look like your graphics?
Answer: (Applicant) There will be a significant transplant effort to preserve as many
existing large trees as possible. Additionally, a survey of the existing trees has been
completed and the site has been designed in a way to maintain as many existing
trees as possible.
29.Question: (Citizen) Will the trees all be on a drip system?
Answer: (Applicant) Drip will be used around the houses, but not in the park strip.
30.Question: (Citizen) When do you estimate full buildout?
Answer: (Applicant) Not certain but based on the current market demand it could be
fairly quickly.
31. Question: (Citizen) Can you confirm there will be no stormwater runoff from this
project going toward Wood Street?
Answer: (Applicant) The site's natural drainage pattern is east, northeast. Some
flow may occur on Wood Street, but the site is designed to drain east.
32.Question: (Citizen) Do you have consultants addressing the history of the site?
Answer: (Applicant) Yes, we have hired a historian.
33. Question: (Citizen) Can you simultaneously have a Modification of Standard and a
Project Development Plan going through the process?
Answer: (City staff) Yes, although if the PDP depends on the modification, and the
modification is stand-alone, the PDP could not go to hearing until the Modification of
Standard is approved or the plan is adjusted so that a modification is not needed..
34.Question: (Citizen) Can modifications be appealed to Council?
Answer: (City staff) Yes.
35. Question: (Citizen) Will the trails be open to the public?
Answer: (Applicant) Right now, yes.
lH
C of
(Applicant) It was stated that a main objective of both the code and the project
design is to protect the areas of highest quality habitat. The current concept plan
has a minimum buffer width of 200' in the area of lowest quality habitat, and a
maximum buffer width of over 600' in the area of the highest quality habitat. The
average buffer width for the entire project is over 350'. This is without even getting
into detail on the aforementioned performance standards, nor the additional
restoration and enhancement efforts that the 6 additional dwelling units would afford.
20. Question: (Citizen) Do you have water rights to Arthur's Ditch? Where does the
water come from? How does the pond stay full?
Answer: (Applicant) Yes, we have water rights and an adjudicated well. We know
the water comes from the west side of Wood Street but haven't followed it along its
entire length. The pond stays full from an outfall from the Nauta Pond. We could use
the ditch water for the orchards.
21.Question: (Citizen) Can you explain the need for a modification of standard
regarding density? (See attached letter, comment #1).
Answer: (Applicant) We believe we are exceeding the open space requirement and
the development meets the net density standard. Prior to this redevelopment, there
were 45 mobile homes present and 49 lots for mobile homes. With the additional
density, more restoration and amenities can be provided and there can be a fund.
established for long-term maintenance. If they didn't receive the modification of
standard, they would remove some of the cottage lots in the center of the project but
the overall development size would remain the same. We, the applicants, feel we
can meet more City Plan objectives with the modification of standard.
22. Question: (Citizen) If the mobile home park were to annex, would it have been
allowed to remain?
Answer: (City staff) If the site were to annex, it would be grandfathered in as a legal,
nonconforming use, which means that they would be allowed to replace mobile
homes with other mobile homes -but couldn't expand the number of homes (see
Division 1.5 of the Land Use Code for more information).
23. Question: How long will construction take?
Answer: (Applicant) Site preparation will take six months or less, give or take, and
include the sewer, streets, and water lines. It is hard to foresee how long home
construction will take.
24. Comment: (Citizen) I am concerned about the timing of the City dump trucks who
come to and from the facility building early on Sunday mornings disturbing the new
residents.
25.Question: (Citizen) Are extra occupancy rental units allowed in this zone district?
Answer: (City staff) No, there would have to be an "Addition of Permitted Use" (See
Section 1.3.4 of the Land Use Code for more information).
26. Comment: (Citizen) Pateros Creek filled in the floodplain on the property using
standards that don't meet City Code (see comment #2 in attached letter)
9
rt of
development would drain unhealthy stormwater into the Poudre River. The
applicants noted this not only would be in direct violation of applicable codes and
regulations, but it is counter to the goals and mission of the project.
10.Question: (Citizen) Who will manage the open space?
Answer: (Applicant) The Homeowners' Association.
11.Question: (Citizen) Will pets be allowed?
Answer: (Applicant) Yes, pets will be allowed.
Additional comments were made regarding concerns with attacks on livestock and
that the dogs will use the trail as a highway.
12. Comment: (Citizen) This project looks much better than the trailer park.
13. Question: (Citizen) Are you keeping any of the buildings?
Answer: (Applicant) No, as of right now, we are planning on removing all the
existing buildings.
14. Question: (Citizen) Are people still living at the site?
Answer: (Applicant) There are two residents still living at the site.
15. Comment: (Citizen) I foresee a conflict between building R1 and my stables.
Answer: (Applicant) Can we meet out on the site and discuss this?
Citizen: Yes. We need a buffer along that edge.
16. Question: (Citizen) Do you have the data for the number of users on the Poudre
Trail in this area? I saw it in a report from Natural Areas. The beach in this area is
quite popular.
Answer: (City) Made the suggestion of talking to HOA's in similar situations, e.g.,
those.on the Spring Creek trail to see if there are similar issues and how they've
addressed them.
17. Question: (Citizen) Are you going to have re -plumb the entire site?
Answer: (Applicant) Yes, the existing septic and leach field will be removed and all
future sewer will be tied into the city sewer main.
18. Question: (Citizen) Regarding the lake view homes, did the Nauta owners give you
permission to access the site? View the lake?
Answer: (Applicant) We believe we have their permission to view the lake, but we
are working on the access question.
19. Question: (Citizen) Pateros Creek proposes to encroach over and into the Poudre
River landscape buffer zone (see comment #4 from the attached letter).
Answer: (City Staff) Only a decision maker can establish the buffer zone. Staff
explained that there are two ways to meet the buffer zone standard — either
quantitatively (through the 300' standard) or qualitatively (though the nine
performance standards outlined in Section 3.4.1(E) of the Land Use Code.
4
Fart Collins
Answer: (Applicant) The Shields Street effort shouldn't affect this project.
(City): The trail connection from Wood Street is a requirement by the City. Lindsay
will discuss this requirement with the City's Transportation Planning staff.
3. Question: (Citizen) I'm not thrilled with the proposed main entrance to the project,
can the access be swapped out with the Poudre Fire Authority access?
Answer: (Applicant) The current locations of the access points were a requirement
from PFA. The applicant will follow up with PFA to see if they can be swapped.
4. Question: (Citizen) Is the proposed street a public right-of-way?
Answer: (Applicant) Yes.
5. Comment: (Citizen) There are thousands of people trying to use this space every
day. I'm concerned folks will try to park on the loop street. Parking should be
directed to Shields Street. There are going to be a lot of security problems on the
site.
6..Question: (Citizen) You mentioned Susan Sasanka in your presentation, are you
working with her?
Answer: (Applicant) We have had contact with her, and she's agreed to help with
the project, but we haven't had her working with us yet. The emphasis is on the
quality of the homes and they are inspired by her work.
7. Comment: (Citizen) Pateros Creek may propose to build a "levee" structure along
the river so that floodwaters don't rush through the property (see attached letter,
comment #3).
Response: (Applicant) The word 'levee' has never been used and the engineering
of the site has not been started. The citizen comment referenced previous staff
review comments from Conceptual Review, which again, have never inferred any
sort of levee. Stormwater Engineering comment #8 from the January 10, 2012
Conceptual Review letter mentions the need to properly analyze erosion potential.
Should any such scour protection measures prove necessary, it is important that
they are not confused or falsely described as a 'levee'.
8. Comment: (Citizen) This area is designated as a large, open channel. You should
be aware of that.
Response: (Applicant) We are working with stormwater and floodplain staff
regarding the West Vine Drainage floodway.
9. Question: (Citizen) Pateros Creek may propose to drain unhealthy stormwater into
the Poudre River, which may negatively impact streamflows, water quality, and
aquatic wildlife.
Answer: (City) All stormwater will be required to meet the standards in Section
3.4.3 and the Municipal Code requirements for stormwater treatment.
(Applicant) Nick Haws with Northern Engineered explained that the project's
proximity to the Poudre River means the project does not have to detain to the 100-
year event. Several methods, including the site's existing topography, will be
employed for water quality treatment. There has never been a proposal that this
City of
Community Development and
eAices
F6rt
(v
Collins
28Neighborhood
enu
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Fort
970.221.6750
970.224.6134 - fax
t6gov. corn/currenfplanning
NEIGHBORHOOD INFORMATION MEETING
PROJECT:
Pateros Creek
DATE:
June 12, 2012
APPLICANT:
Craig Russell, Russell + Mills Studio
CITY PLANNER:
Lindsay Ex
The potential project is known as Pateros Creek. Pateros Creek is a proposed
clustered residential development project, pending the annexation and zoning of the
property by City Council. The proposal includes a request for a Modification of Standard
to Section 4.2(E)(2)(c) which caps the maximum, overall average density in clustered
residential projects in the Urban Estate (U-E) zone at 2.00 dwelling units per gross acre
and 5.0 dwelling units per net acre within a cluster development plan for Pateros Creek
While the proposal meets the net density standard by proposing 4.75 dwelling units per
net acre, the request seeks a maximum density of 2.36 dwelling units per gross acre
which would result in six additional dwelling units from 35 to 41. The parcel is 17.34
acres in size and located on the east side of Wood Street, approximately'/4 mile east of
North Shields Street.
The site is proposed to be annexed into the Urban Estate (U-E) zone district and the
proposed clustered residential development is permitted, subject to a Type 2, Planning
and Zoning Board, review and public hearing (Section 4.2(B)(3)(a)(1)).
A total of fourteen individuals attended the meeting. Three members from the public,
including a representative for Save the Poudre, attended the meeting. Nine
representatives for the applicant were present. Two members of City staff were present.
QUESTONS, CONCERNS, COMMENTS AND RESPONSES
Question: (Citizen) Will there be fencing around the proposed project?
Answer: (Applicant) The fencing currently around the project will be removed. At
this time, a fence is not planned around the perimeter of the project, but there may
be a fence on the boundary of the lots. This fence will need to be wildlife -friendly,
according to the City's Land Use Code.
Several attendees commented that people will still use these areas if you don't fence
it. The applicants indicated they are wrestling with a solution to this issue but are
considering signage.
2. Question: (Citizen) How is this project affected by the improvements on Shields?
The citizen would like to see less traffic down the road and would like a stronger
buffer between their property and the proposed project with no access to the
Poudre.
Planning, Development & Transportation Services
City of Community Development a Neighborhood Services
Fort Collins 281
P.O.BoNorth College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
MEMORANDUM
DT: June 15, 2012
TO: Members of the Planning and Zoning Board
TH: Laurie Kadrich, Interim Director of Community Development and Neighborhood Services
FM: Lindsay Ex, Environmental Planner
RE: Hearing Read -Before: Pateros Creek Modification of Standard
This memo serves as a cover letter -to several additional items staff would like to provide to the
Board since the staff report and associated attachments were provided. These items include the
following:
1. A neighborhood meeting summary;
2. The full packet submitted to Planning Staff by the applicant; and
3. Comments provided to staff by Save the Poudre representative Gary Wockner.
1. Neighborhood Meeting Summary:
On June 11, 2012, staff held a neighborhood meeting that was noticed according to the standards
outlined in Section 2.2.2 of the Land Use Code. Fourteen individuals attended the meeting, and
three were from the public.
At the meeting, two comments were made related to the Modification:
• Please explain the modification, and
• Concerns from Save the Poudre — High density development creates even more negative
impacts in the surrounding natural areas and river.
The modification was explained to the meeting attendees and staff responded to the comments
from Save the Poudre. A summary of the questions asked relating to the overall project will be
provided at the time that a Project Development Plan, which has not yet been submitted, comes
before the Board.
2. Packet submitted by the applicant: The applicant has requested that a full copy of the submittal
documents be provided to the Board.
3. Save the Poudre Comments: The comments made by Save the Poudre at the neighborhood
meeting are also provided
wh C is C7 C �"`_ �`.�— .
isn`1 d�--f�n�,a,i,ial
Vut,,g� d ill
�.j1.< 5r3'�"..P� I�,� 3 �� yam, [iQ`. n �!•B"
of-
0