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HomeMy WebLinkAboutHARMONY TECH. PARK AMENDED ODP - 12-97C - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes September 21, 2000 Page 10 Member Bernth moved for approval of the Harmony Technology Park Overall Development Plan. With a note that all the vehicular and non -vehicular movement corridors and paths be evaluated upon subsequent Project Development Plans within the Harmony Technology Park ODP, including connectivity through the site, east (across Fossil Creek Inlet Ditch), west, south, and north. Member Carpenter seconded the motion. The motion was approved 5-0. \1`4roject: Recommendation to City Council on the Mason Street ,,�,- \ Transportation Corridor Master Plan Project Description: Recommendation to City Council regarding th� Mason Street Transportation Corridor Master Plan Recommendation: Approval Hearina Testi Chairperson Colton did not return to the meeting and Member Carpenter also left due to illness. Member Gavaldon took.00vver the meeting as Chairperson. Susanne Durkin -Schindler, Transpol'tation Departme,�t ga ve the staff presentation along with Ray Moe, Consultant on the project` Mr. Moe gave a simulation of what the Corrfdo�Concept Plan is going to look like. He stated that the key idea was to provide a transit and bike/ped facility between the north end of town and south of Harmony, Mr. Moe summarized the capital costs, funding, and the cost of yearly maintenance of the project. He also reviewed implementation of the project. Member Craigasked when construction may begin. / Y 9 Ms. Durkin -Schindler replied that the city would be issuing an RFP hopefully yet this year in order to gain consultants who will be doing the final design. If that moves smoothly, then construction may begin 2002. Member Bernth moved to recommend approval to City Council regarding the Mason Street Transportation Corridor Master Plan including the extension from Harmony to Fossil Creek and the Memorandum of Understanding with Burlington Northern Railroad. Planning and Zoning Board Minutes September 21, 2000 Page 9 project. It would also look at where the groundwater is at and how surrounding properties may be affected by groundwater in the area. Mr.Virata went on to say that there is criteria that the report is evaluated against, and in situations where staff feels that a property may be installing a sub -drain system, we may look at a perforated versus a non -perforated type of pipe system so it affects only the property internal to the site, and a solid system that would prevent it from affecting the properties surrounding or outside the development proposal. Member Craig asked if a report for this area has been done. Mr. Virata replied that no report would be required until a Project Development Plan is submitted for review. Member Craig asked about the 29 trees that would be removed for the proposed future road. Mr. Virata replied that with any project that has existing trees, there is a City Forester that would have to be consulted. He would determine whether it would affect the design of the roadway. If the City Forester determines that the trees were of value and should not be removed, then an alternative design would have to be looked at. Member Craig asked if the trees would be evaluated at the time that Cambridge is put in to connect to Technology Parkway. Mr. Virata replied that it would be looked at. Richard Keller, 4808 Cambridge, commented to the Board that he did not believe there would be enough room between the two houses, even if the trees were taken out to put a road in. Eric Bracke, Transportation Department replied that the connection would not be made until someone acquired the properties and have proposed another use on it. The City would not go in and condemn the houses. It would be when there would be a willing seller. If the property owners decided to stay there forever, the connection would not be made and we would keep the temporary connection to the north. Member Bernth moved for approval of the proposed Alternative Compliance as found in paragraph two of the Findings of Fact of the Staff Report, Section 3.6.3, Street Pattern and Connectivity Standards (C) and (D) is equal to or better than a plan which complies with the Land Use Code. Member Carpenter seconded the motion. The motion was approved 5-0. Planning and Zoning Board Minutes September 21, 2000 Page 8 Mr. Hendee also addressed the comment about sprawl. He stated that this is a master plan. It would not all be built out at once. What you are looking at here is 25 years worth of growth. It is part of the Fossil Creek Area Plan that the city adopted years ago. Member Craig asked for an overview of how they were going to solve their stormwater problems. Glen Schlueter, Stormwater Utility responded that the detention on the Hewlett Packard site would be in the southeast corner of the site and would be conveyed, either through a pipe or channel that would take the water directly into the Fossil Creek Inlet Ditch. He stated that the Stormwater Department is working with the Fossil Creek Inlet Ditch to locate the points of discharge and to have an agreement with them so they are assured that their ditch would handle the water. Member Craig asked about treatment of the water before it goes into the inlet ditch. Mr. Schlueter replied that the water would be treated in the detention ponds. All the sites would have water quality extended detention in the detention ponds. Member Craig asked what was happening between the detention pond to the inlet ditch. Mr. Schlueter replied the water would be in either a pipe or a ditch. They have been talking about a pipe. It would not be running down asphalt. Member Craig asked about the high water table. Mr. Schlueter replied that the city of Fort Collins does not have a groundwater utility. The Engineering Department usually reviews those plans. The Building Department does have some code requirements under the Building Code, which would require a ground water test before a permit is issued. It is really up to the design engineer of the development. Member Craig asked if developments of this type affect the groundwater very much. Mr. Schlueter replied it varies. He has seen it both ways. It really is unpredictable. Mark Virata, Engineering Department added that typically what occurs in areas that you may find high ground water, the soils report would recommend some sort of perimeter drain system where a basement would be installed. The city would require an underdrain analysis report. The report would look into the design that would be used to convey any sub -drain piping, and if it was viewed as necessary for the development Planning and Zoning Board Minutes September 21, 2000 Page 7 Mr. Hendee discussed access and the roadway system. He stated there is a proposed signal at Cambridge and one at Technology Parkway. He stated that Technology Parkway would be signalized and would be the main gateway for Technology Park. Cambridge Drive would continue south into the Willowbrook Subdivision and ultimately south to County Road 36. Cinquefoil is illustrated to extend from Harmony Road due south connecting into Willowbrook, and it would be a right-in/right-out only. Mr. Hendee also reviewed the east/west roadways and the locations of the access points. Member Craig asked if one of the first phases that come in would be the phase with the campus master plan included. Mr. Hendee replied that it has not been determined yet, but the first phase would be somewhere on the north part of the site. Public Input Laurel Cuban, 4708 Cambridge Avenue, stated her concerns. She stated that she and her husband reside in the enclave portion of the site. She stated that she appreciated Hewlett Packard's willingness to move Cambridge Drive onto their property so they don't have to lose property to the new and improved road. However, they are still concerned about the degree and the amount of traffic that will be going past their residences there. She also noted for the Board's knowledge that if a proposed road would go through between hers and her neighbor's properties, there would be 29 mature trees that would have to be removed. She felt that would be a great loss to that community. She was also concerned about the water table in the area being high and that any development or any irrigation that would occur in the area around them would affect their home. She stated that they had concern about this type of development and what affect it would have on their property values. She felt this amount of growth not directly adjacent to the city was urban sprawl. Public Input Closed Member Torgerson asked Mr. Hendee to address the concern about the water table in the area. Mr. Hendee clarified that they are having geo-technical studies done in the area. The water varies dramatically across the entire length of this site. He stated that they are in the process of installing a monitoring well that would monitor the depth of the ground water. He stated that they have already determined processes for detaining the water and would not increase the water table. What they are looking at is a lined detention pond that would detain the water and then release it into the storm drainage without increasing the water table. Planning and Zoning Board Minutes September 21, 2000 Page 6 Project Description: Request to amend the Harmony Technology Park Overall Development Plan consisting of a mixed -use development of office and industrial park, commercial uses, lodging, and high density residential on 267.18 acres. The site is located at the southeast corner of Harmony Road and Ziegler Road. The property is zoned HC, Harmony Corridor. Recommendation: Approval with Conditions Hearing Testimony, Written Comments and Other Evidence: Chairperson Colton and Member Gavaldon excused themselves from participating due to a conflict of interest on this project. Member Torgerson took over as Chairperson. Ron Fuchs, City Planner gave the staff presentation on the project. He reviewed once again the eight criteria that an Overall Development Plan should comply with for approval. Planner Fuchs explained for the board the history of the project, the street layout and street connections. He explained each request for alternative compliance in several areas, and that staff recommended approval of those requests. He stated that staff is in the process of meeting and talking with the applicant and evaluating potential areas for pedestrian connection links across the ditch to eventually tie into the city's master trail system on the east side of County Road 7. Planner Fuchs explained that areas S and T were designated for stormwater detention areas. He also explained the areas that are shown and referred to as secondary uses, and other areas that are referred to as primary uses. He stated that the maximum percentage of secondary uses would be 25% per the Harmony Corridor Plan, and that there was a current Project Development Plan under review for a portion of the property that would come before the Board as a Type II review. Bruce Hendee, BHA Design gave the applicant presentation. He reviewed the original Overall Development Plan that was approved in 1997. He explained the changes to that plan and the expansion of the Overall Development Plan and the proposed uses. Mr. Hendee discussed the stormwater detention on the site and how it would be mitigated. The detention would be facilitated in the southeast corner of the site and conveyed to the east to the Fossil Creek inlet ditch. Mr. Hendee reviewed the primary and secondary proposed uses on the plan. He stated that they are working with Hewlett Packard on a phasing plan, but it has not been completed as of today. Planning and Zoning Board Minutes September 21, 2000 Page 5 Mr. Bracke replied that yes, they would still be responsible for making the connections just to meet the code. They would have to punch out Rock Creek to Ziegler Road and Cambridge to Harmony. Member Craig asked for demonstration of how this project is convenient to schools and shopping. Planner Fuchs reviewed the slides of the site plan for the shopping and schools in the area and the routes to those areas. He explained that the applicant does have the ability to provide some convenience shopping within his development plan. He also reviewed the existing and future parks in the area. Chairperson Colton asked Planner Fuchs to review for the audience the exemption to normal requirements for contiguity because this is in the Fossil Creek Planning Area. Planner Fuchs replied that in order to help facilitate more urban development in the Fossil Creek corridor, it was in agreement, with input from citizens of Fort Collins and citizens within the area, to exempt them from having to comply with the 1/6 contiguity for development. The 1/6 contiguity also applies to annexations within that area, which means that 1/6 of the property boundary needs to be contiguous to existing urban development. Member Gavaldon moved for approval of the request for Alternative Compliance for Section 3.6.3, Street Patterns and Connectivity Standards (c) and (d). That the plan is equal to or better than the plan that complies with the Land Use Code. Member Torgerson seconded the motion. The motion was approved 7-0. Member Gavaldon moved approval of the Willowbrook Overall Development Plan, #8-95B. Member Torgerson seconded the motion. The motion was approved 7-0. Project: Harmony Technology Park — Amended Overall Development Plan, #12-97C Council Liaison: Scott Mason Chairperson: Glen Colton Vice Chair: Jerry Gavaldon Staff Liaison: Cameron Gloss Chairperson Colton called the meeting to order at 6:37 p.m. Phone: (H) 225-2760 Phone: (H) 484-2034 Roll Call: Colton, Bernth, Craig, Gavaldon, Carpenter, Meyer and Torgerson. Staff Present: Gloss, Eckman, Fuchs, Bracke, Virata, McCallum, Schlueter, Durkin and Deines. Agenda Review: Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the May 18, and August 17, 2000 Planning and Zoning Board Hearings. (Continued). 2. Modification of Conditions of Final Approval Discussion Agenda: 3. #8-99B Willowbrook —Overall Development Plan 4. #12-97C Harmony Technology Park — Amended Overall Development Plan 5. Recommendation to City Council on The Mason Street Transportation Corridor Master Plan Member Gavaldon moved for approval of Consent Item 2. Member Torgerson seconded the motion. The motion was approved 7-0.