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P4 tiI G h r i,510 rah i t 1431 Wa KeGobi h C t, �56)52b 2.26 -/65u
A: It lies just west of the ditch (approximate).
C: Several comments were made about the perceived diminution of
property values as a result of the neighborhood center's construction.
Q: How will the additional housing impact the schools in
the area, namely those on Seneca? Will this be looked into? Who
is responsible for determining/addressing the impact?
A: At such time that a development plan is submitted to the City, a
referral is made to the Poudre School District (PSD) and
comments from the district are included in deliberations during
the project's review. The City relies on the school district's
response when making a recommendation about the development
plan.
Q: Has anyone considered the use/lack of use at the commercial
center located at the southeast corner of Horsetooth and Shields
and how it will impact this decision? This commercial center
is home to restaurants, a salon, optical store, and other ventures.
It also has empty space. Additionally, the developers of the
property intend to construct another building on the premises. I
question the need of a commercial center at the corner of
Harmony and Shields based on the close proximity of existing
commercial property.
A: The NC - Neighborhood Commercial zoning of the subject
property promotes a much broader range of uses than the Seneca
Center. It is more strategically placed further to the cast along
Shields to take advantage of existing neighborhoods that need
services needed by area residents a regular basis --primarily a
supermarket or full -service grocery store and other neighborhood
support services.
As a sidenote, the developers of Seneca Center have indicated in
previous discussions with City staff that the balance of the
property will likely develop with office uses , not retail, given the
relative lack of traffic in that area and limited visibilty of the
building.
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A: Possibly, but the neighborhood center would likely be less viable
under the presently approved location.
Q: Is there a neighborhood center proposed at Trilby and Shields?
A: No.
Q: Is there hard data showing how neighborhood centers reduce vehicle
miles traveled (VMT)?
A: Yes. The City completed computer modeling of various land use
scenarios when City Plan was evaluated which indicated that
strategically placed neighborhood centers would successfully reduce
VMT. Studies completed outside Fort Collins have generated similar
results.
Q: Can the neighborhood see the data (referenced above)?
I:�Y=
Q: Will Harmony Road be widened even if development doesn't occur?
A: Yes.
C: Area residents want the neighborhood center to be an economic
success.
C: Moving the NC zone to the corner may provide an opportunity for
parks/open space on the remainder of the residential site to the north.
Q: Is there any hard data showing that this type of development can
increase nearby property values?
A: Yes. See studies generated by Urban Land Institute (ULI).
C: Light pollution may have a greater impact to properties to the south as
compared to the existing NC location.
Q: Where is the west property line?
W
C: Irrigation ditch is a wildlife corridor. (Yes, the corridor is designated
by the City as a wildlife movement corridor and is subject to a 50 foot
wide buffer area as measured from the top of the ditch bank)
Q: How do you address flooding issues?
A: The subject property is not in a floodway. All on- and off -site flood
impact need to be addressed through site design.
C: Transportation Master Plan improvements are based on 20-year traffic
projections that take into account existing and future development
given present zoning classifications.
Q: Does the 3/4 mile separation requirement (to Seneca Center) apply?
A: The separation requirement would prohibit construction of a
convenience store with fuel sales.
Q: What is the projected timeline for development?
A: Rezoning is the first step. The applicant is projecting a 12-18 month
design and entitlement period prior to the start of construction. Full
site development is projected to take 6-7 years to complete.
Q: Why is the detention/natural vegetated area (off -site) zoned MMN?
A: There is no good explanation for the zone designation since this is a
City -owned detention and wetland area.
Q: Is there a need for the potential amount of retail and services that
could be accommodated on -site?
A: The applicant has completed market research indicating that there is
sufficient demand.
Q: If the rezoning is not approved, will retail still be built?
El
City requests for a Plan Amendment will be considered by the City
Council no more frequently than twice per calendar year unless
directed by City Council upon receipt of a recommendation from the
Planning and Zoning Board. Plan amendments initiated by City
Council, City staff, boards and commissions may be processed at any
time.
Q: How does the applicant define "affordable housing"?
A: Housing sale prices in the $200,000-400,000 range per unit.
Q: What transportation improvements are being contemplated?
A: "Building on Basics" was approved by citizens in the November
election and will help fund transportation improvements. The # 1
priority is widening Harmony Road from Seneca to College Ave. The
City's Transportation Department hopes to be under construction by
end of 2007 — with the improvements completed by 2010. There will
likely be multiple construction phases.
Phase 1: Harmony Road from Seneca to BNSF railroad tracks —
roadway design and ROW acquisition 2006
Phase 2: Shields/Harmony Intersection
Phase 3: Harmony from Mason to College
C: There will be additional traffic impacts to WakeRobin Lane that
will be at the detriment to the adjacent neighborhood.
Q: What kind of traffic mitigation will take place on WakeRobin due
to the proposed construction and Harmony Road widening?
A: No mitigation design for WakeRobin or adjacent streets will be
completed until after the Development Plan approval stage.
Q: How is the neighborhood benefiting from the rezoning?
A: The rezone moves "negative" commercial impacts away from the
neighborhood to the west. Allows a shorter, more convenient route
from the neighborhood to services.
3
A: Yes to both questions.
Q: How will existing stormwater flows be addresses through
development?
A: Detailed stormwater engineering is required for both on- and off -site
flows and is.evaluated at the time that the development plans are
reviewed.
Q: Could the city purchase the site as a Natural Area?
A: Probably not. The site does not appear to possess significant natural
habitat to warrant land purchase.
Q: What types of housing/commercial uses are being contemplated?
A: Mixed use, multi -generational housing with a range of housing types;
there may be a potential for co -housing.
Q: Will the proposed north -south street running through the site be
required to align with Westbury Drive?
A: Yes.
C: Not a good thing to have services near housing — residents don't mind
driving further to get to services.
' Q: Is there an opportunity to change the City's Comprehensive Plan?
A: Revisions to City Plan are conducted in two distinct and different
procedures: Comprehensive Updates and Minor Amendments.
The 5-year Comprehensive Update to City Plan was approved in
2004; therefore, the next scheduled update then will not occur until
approximately 2009.
2
Harmony & Shields Rezoning Neighborhood Meeting
DATE:
TIME:
MEETING LOCATION:
CITY STAFF PRESENT:
February 27, 2006
7:00- 9:00 pm
Harmony Branch Library -Community Room
Cameron Gloss, Current Planning Director
John Lang, Transportation Project Manager
QUESTIONS, CONCERNS, COMMENTS, RESPONSES
74 Neighborhood residents and interested parties attended the advertised
neighborhood meeting. The meeting began promptly at 7:00 pm and
concluded at approximately 9:10 pm.
Following introductory remarks and the introduction of individuals
representing City staff and the applicant, Cameron Gloss provided an
overview of the requested rezoning. Images portraying existing and
proposed zone district patterns were projected on the screen and reviewed by
Mr. Gloss. Michael Markel, representing Markel Homes, displayed a
conceptual development plan and acknowledged that, while the request at
hand was limited to the rezone request, he is interested in making a good
faith effort to portray potential future development of the property.
Neighborhood residents generated the following questions, comments and
concerns. Most responses were provided by staff at the meeting, although
follow-up research was necessary in some cases.
Q
= Question
A
= Answer
C =
Comment
Q: Will the offsite wetland (known as the "Dragon's Lair") be retained?
Is this property owned by the City?