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HomeMy WebLinkAboutADRIAN SUBDIVISION, 1ST FILING - PDP - 42-03A - CORRESPONDENCE - CITY HALLproposed development will have on the ground water table is an issue that will need to addressed through the engineering plans for the Adrian Subdivision. Thank you for sharing your concerns about the Adrian Subdivision P.D.P. As the proposal proceeds through the City's development review process, I strongly urge you to continue your involvement, including attendance at the upcoming neighborhood meeting and the Administrative public hearing. Please feel free to contact the project planner, Steve Olt, in our Current Planning Department if you have any concerns or questions about the review process. Mr. Olt can be reached at 221-6750 or by e-mail at solt@fcgov.com. Sincerely, Darin A. Atteberry Interim City Manager /kab CC: Mayor and City Council Members Diane Jones, Deputy City Manager Greg Byrne, Director of Community Planning and Environmental Services Cameron Gloss, Director of Current Planning Steve Olt, City Planner 7) During the annexation process 90 plus letters were written to the city council members and a petition with over 150 signatures, all in opposition to the development. Everyone in opposition agreed that four additional lots (NOT eight) on the property would be the max allowed to stay in character with the surrounding areas. RESPONSE: It is acknowledged that there were petitions in opposition to the proposed development during the annexation and zoning process. City Council's final action on the annexation and zoning was to approve the annexation and zone the property RL - Low Density Residential, without any conditions. Therefore, a development proposal is subject to the requirements set forth in the RL zone district. 8) The area neighbors are concerned about affordable housing lowering our property values. RESPONSE: The Adrian Subdivision, P.D.P. is a qualified affordable housing project and meets the requirements that the cost of the homes not exceed the 80% Average Medium Income (AMI) threshold in Fort Collins for a period of at least 20 years. 9) There were also questions about the solar -orientation of the lots. RESPONSE: Section 3.2.3(B) of the City of Fort Collins' Land Use Code requires that at least 65% of single-family lots (less than 15,000 square in size) in a development conform to the definition of a "solar -oriented lot". In the case of the Adrian Subdivision, P.P. only about 22% meet the definition. There is an Alternative Compliance process in the Land Use Code that is available for an applicant to propose an alternative site layout that may be substituted for a plan meeting the standard. This Alternative Compliance request will be evaluated by the Administrative Hearing Officer. 10) This proposal needs to address #3.3.3 (c) in the Land Use Code which states land with high groundwater shall not be platted for building lots with basements. The groundwater in this area is extremely high!! RESPONSE: The development plans, as submitted, do not indicate the intent to have basements in the homes. 11) There is a major concern about the property to the south losing full use of the ground well for irrigation of the acre plus property. A high density development WILL negatively alter the water -table and aquifer resulting in no water in the ground well. Will the City reimburse the property owner with FREE city water? RESPONSE: Your expressed concern about losing use of the ground well for irrigation because of a negative impact that this 3) Stormwater issues are a big concern of ours. North Impala Drive is an owner maintained road with NO stormwater sewers. Sec29-656 RESPONSE: The existing and proposed storm water issues and potential design solutions are being reviewed by the City's Stormwwater and Development Review engineers as part of the development review process. 4) The land use code says that compatibility includes height, scale, mass and bulk of structures. Having only 5 feet for a front yard and 15 feet for a backyard is NOT in harmony with the neighborhood. All of the surrounding homes are single story ranch style houses and two story homes are not in harmony. The Green Acres subdivision which is next to the proposal has a covenant that states no two story houses can be built because the foothills view for the neighbors would be altered. RESPONSE: Other issues about the sizes of front and rear yards, and heights of the proposed buildings relate to "compatibility" as discussed above. Again, this issue will be evaluated by the Administrative Hearing Officer with respect to the compatibility standards found in the City Land Use Code. 5) The high density of this proposal would mean they would cut down 30 to 40 large trees. This situation is NOT acceptable to the neighbors. RESPONSE: Your concern about the potential loss of 30 to 40 large trees on the Adrian property is also shared by the City staff. The applicant has been instructed to work with the City Forester to determine the species of the existing trees and whether or not they are considered to be significant. If they are significant, they cannot be removed or damaged without at least providing mitigation for the loss. This issue is being addressed through the development review process. 6) The increased traffic on North Impala Drive and resulting road damage is NOT acceptable to the neighbors. RESPONSE: You expressed a concern about increased traffic on North impala Drive. The City's Traffic Engineer has indicated that vehicle trips generated by this proposed single-family residential project is below the threshold that would require a Transportation Impact Study. Therefore, none was required. However, the developer is still responsible for street improvements to North Impala Drive and West Vine Drive adjacent to the Adrian property and probably for additional off -site improvements to, at least, North Impala Drive for a distance to the south of the property. Street improvements are an important element of the engineering plans for the Adrian Subdivision. From: City Manager's Office To: sandykll224@peoplepc.com Date: 8/10/04 11:29AM Subject: Proposed Adrian P.D.P. #42-03 A Response August 10, 2004 Ms. Sandy Knox 2309 West Vine Drive Fort Collins, CO sandykll224@peoplepc.com Dear Ms. Knox: Thank you for your July 28, 2004, email expressing your interest in and concerns about the Adrian Subdivision, P.D.P. I would like to offer the following responses on behalf of City staff and myself. 1) There was no neighborhood meeting. We were not able to voice our concerns and get answers. Planning and zoning meetings and city council meetings do not allow two sided discussions. RESPONSE: I understand that the Current Planning and Neighborhood Resources Departments have scheduled a neighborhood information meeting for the evening of Thursday, August 12th, at the Unity Church on West Vine Drive. Letters to Affected Property Owners have been sent out to notify them of the meeting. This neighborhood meeting is not technically required under the City's Land Use Code, but the applicant has agreed to the meeting at the request of City staff. Both staff and the applicant understand that the neighborhood is concerned about aspects of this proposed development. 2) This proposal is not sensitive to the character of the existing neighborhoods. The density is too high. The proposed lots are only 6000sf whereas the surrounding lots are all 30 to 60% larger. The lots just to the south are all 13650sf. RESPONSE: The proposed development is for single-family housing within a predominantly single-family area. Within the surrounding neighborhoods, there are lots sizes ranging from about 7,000 square feet to 14,000 square feet. The proposed lots in the Adrian Subdivision range from 6,000 square feet to 6,700 square feet in size, which meet the minimum lot size set in the RLL District. The issue of whether the proposal is "compatible" with surrounding development will be determined by an Administrative Hearing Officer.