HomeMy WebLinkAboutPINNACLE TOWNHOMES - PDP - 34-00A - CORRESPONDENCE - RESPONSE TO CITIZENas the Structure Plan. Development of such detailed plans for this area, as well as several
other areas under similar development pressure, appears in our department's official work
program. Unfortunately, with our staff resources quite limited relative to the volume of
development proposals presently being reviewed, we don't anticipate having staff
resources available within the next year to begin such work.
In your letter, you had also questioned why there was no mention of the neighborhood
petition within the Notice of Continuation that was sent to area residents. Since the
petition was identified in the written staff report submitted to the Hearing Officer, and as
an attached document for the official record, the staff did not find it necessary or
appropriate to include the petition information as part of the public notice.
In closing, I would suggest that you and your neighbors become involved in the
upcoming 5-year update to the City's comprehensive land use plan known as City Plan.
This plan update process is just now getting started and will culminate in a revised plan
being adopted within 18-24 months. It seems that many of the issues raised by neighbors
relate specifically to land use policies about infill development found within the plan. To
better understand your opportunities to become involved in this City Plan update process,
please contact Ken Waido in the City's Advance Planning Department at 221-6753.
I hope that this satisfactorily responds to the questions you raised in your letter. Please
feel free to give me a call at (970) 221-6750 or via e-mail at caloss@fcaov.com should
you have questions or need additional information.
Sincerely,
Cameron Gloss, AICP
Current Planning Director
Cc: Greg Byrne
John Fischbach
Community Planning and Environmental Services
Current Planning
City of Fort Collins
February 20, 2002
David and Reggie Lauer
1404 Robertson
Fort Collins, CO 80524
Dear Mr. and Mrs. Lauer:
Thank you for your letter outlining concerns about the Pinnacle Townhomes Project
Development Plan that recently went to an administrative public hearing. A copy was
submitted to the Hearing Officer as part of the public record at the February 1."h hearing,
and its contents will be considered along with other correspondence received during the
course of the project's review.
In addition to submitted letters, all public hearing testimony will be considered for its
merit relative to the Land Use Code development standards by which this development
proposal is being evaluated against. Under the City's development review process, the
Hearing Officer's specific charge is to evaluate the project based on those standards.
Several citizens testifying at the hearings echoed your concerns. Clearly, this site, along
with other parcels within the immediate area, is constrained by the relative lack of local
street network, high traffic volumes along E. Prospect Street, the physical barrier and
stormwater/groundwater issues associated with Spring Creek, and the lack of a
continuous public sidewalk system.
With each of the issues you mentioned, the City has adopted Land Use Code standards
that specifically address the attendant impacts. For transportation -related issues, i.e.-
traffic volumes/circulation and pedestrian accessibility, the City has a minimum Level of
Service (LOS) standard. Proof of compliance to the LOS standards for vehicular,
pedestrian and bicycle facilities, is measured through a traffic study conducted by a
professional traffic engineer. Similarly, the applicant must submit hydrologic
information and drainage and erosion control plans to ensure that groundwater and
stormwater standards are met.
Your concerns are well taken about the lack of an in-depth study of the vacant and
underdeveloped properties along the south side of E. Prospect Road, roughly between
Stover Street and Lemay Avenue. It is also our desire in the Current Planning Department
to complete more detailed land use plans that provide greater clarity than the more
generalized land use pattern shown in the City's overall comprehensive plan map known
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