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. NEIGHBORHOOD INFORMATION MEETING
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Project: `� 17�
City of Fort Collins Meeting Location:
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Attendees: Please sign this sheet. The information will be used to
bf.4 update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-6750) if you wish to Did You Receive Correct .
receive minutes of this meeting. Written NotificationAddress?
of this meeting?
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27. Comment: (Maurice Head, City Affordable Housing Planner) The price
point to make this project work as affordable is about
$200,000 per home.
Response: (Mikal Torgerson, M. Torgerson Architects) The applicant
thinks that the 8 new dwelling units, as proposed, is necessary.
28. Comment: (Mikal Torgerson, M. Torgerson Architects) We are considering
doing an overall development plan (ODP) for the Adrian
property so that we would not have to subdivide and plat the
entire property at this time. With this OUP we may be able to
eliminate the one new lot fronting on West Vine Drive, just to
the east of the existing residence. Is this a step in the right
direction?
Response: Keep the house fronting on Vine Drive and lose the one at the
south end of the property, next to the proposed detention
pond.
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21. Question: Why is Section 3.5.1 in the City's Land Use Code being
overlooked to accommodate this affordable housing project?
Answer: (Steve Olt, City Planner) It is not being, and will not be,
overlooked. City staff must evaluate the development request
on all applicable criteria and standards in the Land Use Code
and, ultimately, their recommendation to the decision -maker
must address Section 3.5.1, based on their interpretation and
evaluation of the Code. This section deals with architectural
character, building size, privacy considerations, building
materials and colors, and land use transition.
22. Comment: (Troy Jones, M. Torgerson Architects) Troy discussed the
existing tree situation on the property and explained how, by
possibly eliminating the proposed new lot fronting West Vine
Drive, many existing significant trees could be preserved.
23. Comment: This all looks and sounds like an issue of private property rights
versus compatibility.
24. Comment: Line up 4 lots from east to west on this property and we will
leave you alone.
25. Question: Will the homes have basements?
Answer: The soils report indicates that basements may be possible.
26. Question: What is absolutely the minimum number of lots that could
be developed as "affordable" on this property?
Answer: (Mikal Torgerson, M. Torgerson Architects) That is not an easy
question to give an absolute answer to. We think that the
number of lots proposed is our bottom line.
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14. Question: What are the procedures for changing a floodplain or removing
land from a floodplain?
Answer: (Wes Lamarque, City Stormwater Utility) Those are hard to do.
In the City it requires a capital improvement project.
15. Question: Is the City going to implement West Vine Drive improvements?
Answer: (Wes Lamarque, City Stormwater Utility) Yes, over time they
will be.
16. Comment: The on -site detention will minimize flooding by concentrating
storm water and releasing it at a slower rate than it does now.
17. Question: What about snow removal on Impala Drive?
Answer: The section of North Impala Drive along the west side of this
property has been annexed into the City of Fort Collins. It will
be maintained (including snow removal) by the City.
18. Comment: Because the proposed private drive in this development is
partially on some lots that makes the lots smaller.
Response: The private drive is in an easement, not right-of-way, on some
of the lots. This is permitted by the City's Land Use Code and
does not minimize the size of the lots under the required 6,000
square feet.
19. Comment: This development is definitely not compatible with surrounding
homes and lot sizes.
20. Question: Will the existing curb & gutter along the front of my property
on the west side of Impala Drive be replaced?
Answer: That is still being reviewed by City staff.
4
8. Question: Will the detention pond be fenced top protect it from children?
Answer: No, it will not. Detention ponds throughout the City do not
collect and retain water for a long period of time. They are
designed to collect water during a storm and hold it for a short
period of time after the storm, releasing it into the storm
sewer or drainage system at a prescribed rate.
9. Question: Would it not be easier to just put 3 lots on this property, not
have to build detention, and be in character with the
neighborhood?
Answer: First of all, on -site detention would be required even for 3 lots;
second, only 3 lots would not be economically feasible, especially
for an affordable project.
10. Comment: Then don't develop this property.
4'
11. Question: Has the field north of this property (north of Vine Drive) been
designated as a floodplain area?
Answer: (Wes Lamarque, City Stormwater Utility) We are not sure
about the area north of West Vine Drive. Development on this
property will have no effect on property to the north of Vine
Drive. Please check with Susan Hayes, the City's floodplain
administrator, about this. She can be reached at 416-2233.
12. Comment: You can go to the City's website, at www.fcgov.com, to access
floodplain maps. They would be available at either the
Stormwater Utility or Geographic Information Systems (GIS)
site.
13. Comment: We have concerns about this development leading to other
development in the area.
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EA
3.
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Comment: This development cannot dump into Impala Drive, which is an
HOA-maintained road. We would have to bear the cost of storm
water impacts on the road.
Response: Apparently Lorimer County has not yet accepted the
responsibility for the maintenance of Impala Drive. However,
the street is still dedicated to Larimer County for public use
and if the necessary improvements are made to the street then
it is possible that storm water can be released into it.
Question: Why not pipe the storm water under Impala Drive and take it
to Cherry Street?
Answer: The feasibility of that occurring can be looked at.
Comment: (Susan Joy, City Engineering) Larimer County could, at any time,
take over the responsibility for maintenance of Impala Drive
and make improvements to the street.
Comment: (Wes Lamarque, City Stormwater Utility) This development
must detain and change the release rate from the property into
the Impala Drive and go to Cherry Street. Stormwater will
review information to see if the drainage for this development
works.
Question: How will the storm water on this property be directed from
east to west?
Answer: The site will be graded to create drainage flows going to the
west.
Question: Will the runoff from the roofs of the houses go to the street?
Answer: Yes, it will.
K
City of Fort Collins
Community Planning and Environmental Services
Current Planning
NEIGHBORHOOD INFORMATION MEETING
PROJECT: Adrian Subdivision, Located @ the Southeast Corner of West
Vine Drive and North Impala Drive
DATE: August 12, 2004
APPLICANT & M. Torgerson Architects
CONSULTANT: c/o Mikal Torgerson & Troy Jones
CITY PLANNER: Steve Olt
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The applicants are proposing a 9-lot single-family detached residential project on
about 2.0 acres located at the southeast corner of West Vine Drive and North
Impala Drive. The property is in the RL - Low Density Residential Zoning District.
................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES .................
1. Comment: This property drains into Impala Drive. The residents in the
neighborhood along Impala Drive own the road in front of our
houses.
Response: The storm water flows will be collected at the south end of the
project and be directed into Impala Drive. Also, the residents
along Impala Drive do not own the street. It is a street
dedicated to Lorimer County for public use. If Lorimer County
has not yet accepted responsibility for the maintenance of
Impala Drive then the Homeowner's Association (HOA) is
responsible for the maintenance. That could change at any time.
1
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Community Planning and Environmental Services
Current Planning
City of Fort Collins
September 3, 2004
Dear Resident,
As per your request, enclosed you will find a copy of the recorded questions,
comments, concerns, and responses from the Neighborhood Meeting held on
August 12, 2004, for the proposed Adrian Property residential project to be
located at the southeast corner of West Vine Drive and North Impala Drive.
Please be advised that the developers/applicants have submitted plans to the
City to initiate a development review process for Adrian Subdivision, Project
Development Plan. The submittal occurred on July 13, 2004, and it is qualified as
an affordable housing project. City staff does not send out letters to affected
property owners to notify them of a development proposal when it has been
submitted to the City for review. It is recommended that potentially affected
property owners call this office periodically to see if a development request has
been submitted.
I encourage you to review these questions, comments, concerns, and responses
thoroughly for completeness and accuracy. Please contact me at (970)221-6341 or
by e-mail at so/t@fcgov.com if you find discrepancies or think that a point was not
recorded. I look forward to hearing from you on this matter.
Sincerely,
Stephen Olt,
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020