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HomeMy WebLinkAboutJOHNSON FARM - REZONE ..... SECOND NEIGHBORHOOD MEETING - 24-00 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING+ NY- SHBORHOOD L IFOR 'ATION MEETING for Project: a Meetincr Location: City of Fort Collins Date: Attendees:' Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meeti � C t t th Pl � D t 2 v V. n,s. on ac a annm, epar merit (21-67501 H you msh to receive minutes of this meeting. 4 Did You Receive ritten'NotilIcation of this meeting? orrect ddress. Name Address Zip: Yes No Yes No LVA Ut Ile Cyr $ Lau roes zod c- # go x � macro ,� �o5a S ✓ ✓i BoSzS' Q69&q0 PJ2 ✓ ✓) a�5`Y �a go5a5 NF" sHBORHOOD IN IFO ATION MEETING _ for ?�d��- i Project: txV% o rr;x 2e-;ev�x ODP Meeting Locati(n:: City of Fort Collins ' f g. Date: l 12/Zdoo _ a j3 Attendees:' Please sign this sheet. The information will be used to �L= # update the project mailing list and conrirm attendance at neighborhood V II 7 meetings. Contact the Planning Department (221-0 /3U) If you wish to receive minutes of this meeting.Written 1fe(7 Did You Receive Notification of this meetiagT Correct Address. Name I� a l E S Mr. William Bales 1TlliDr. Fortort Coollins,ns, CoC80525-2058 Zip: Yes No Yes No X r 2 b Eas+yjond br.8052 X 1/\1 Ar, /So z ' <.� 4-JOO I . 4-e'� r� C40 1454( r. Vic•. /� cw: tTU+ 13 Z-'F a "3UCJ Or Q-3 1 or-\� X. � 0- k Pt c? L. "d G. 1 0 (0 STo 1,rIy 14 L C-7. xX I oa iilnl�Gl, a9�o o�t,�N wo � a.. - }( �• Dr xi . /73p L.fsTtdvvb CT X LVtln- a le •nc ir. _g: l flea bc 117 1-1 -Rs)-H"�ctN.05- The problem is that is difficult to make a left hand turn onto a local street that is so close to an arterial street. There are no opportunities to put a traffic signal on Drake Road between Timberline and Lamay. Eric stated that the City recognizes it is a difficult situation, but the 'warrants' that must be met for signal do not exist at this time. 46. The City has requested and the ODP drawings depict, only one (1) signalized entry for Spring Creek Farms. The intersection closest to Drake Road will be right in/right out as per the City. 47. Residents asked where the new people generated by this development would be driving to work. Eric Bracke stated that such a projection is not possible, other than to say that is a totally random distribution of people with regard to work destination,` similar to other existing neighborhoods. 48. The area to the east of the "E" area on the Spring Creek Farms site is designated mostly LMN, some MMN, and mixed use/commercial. Troy said that Rigden Farm is a high -density development, and there are three (3) multi- family projects within the larger development that are soon to be approved. 49. A neighbor inquired as to how many apartments/condos would be included in.Rigden Farm at built out. The answer is not known at this time. Troy Jones will research. 50. One neighbor wanted to know if the land in question could become 2 or 3- acre lots. Troy responded that the land would have to be re -zoned for estate lots and that was/is very unlikely to happen. 51. The.development team stated that there is no significant fill need on the site, and that the detention area. is to be located in the corner of the property closest to the intersection of Drake Road and Timberline Road, near the new storm drainage facilities installed by the City of Fort Collins. CK: eom Revised per Client request 10.18.00 8 conceptual sketch of Spring Creek Farms are driven by the City code(s) and standard requirements. 39.One resident was wondering if our drawings depicted the other side of Union Pacific Railroad property. The applicant indicated that the property lines shown on the ODP drawings represent the project limits. UPRR owns the entire railroad R.O.W. 40. A neighbor wanted to know how . it was possible for the proposed development plan to generate less traffic than an "E - Employment" use. Gene Coppola responded that the amount of traffic generated depends on type of "E" use. The Traffic Impact Study used the Business Park to north of the property to generate typical uses for the Spring Creek Farms site (offices, clinics, etc.). The resulting traffic level fell in the middle of the expected ranges for an "E" land use, and that traffic level was considerably less than what would be expected from the range of uses depicted on the ODP. 41. The development team was asked about what sort of input from the neighbors was wanted? The applicant is looking for constructive information responses regarding compatibility, transitional uses, etc. 42. More information was requested regarding the entry�oints shown on the ODP drawings. Gene Coppola responded that the City dictated the signalized entry location to the applicant; it is standard for any property adjacent to an arterial street, it meets vehicle storage requirements, and vehicle movement requirements. The planned traffic charette will look at how this project ties into other areas. Eric Bracke reiterated that he required the proposed entry placement(s) and explained the placement of other planned signals in the general area. 43. The City was asked if there is a proposal for the other piece of the Johnson's propea. Yes, the 'James' Company is interested in the property, but has no plans other than to buy the land at this point. As an aside, it was mention that the piece -land to the north of Spring Creek Farms would utilize the signalized intersection shown on the ODP drawings. 44. Troy Jones stated that the traffic charette was open to the public. It is the City's responsibility to inform the public of the meeting, and this will probably happen via a press release that states when and where the charette will take place. 45. The development team stated that an intersection is planned on Drake Road across from the Sagebrush Drive. A resident countered that morning traffic out of Eastwood is already a problem. Eric Bracke responded that there are only 350' between the intersection of Sagebrush and the railroad tracks along Drake Road. explained that the sketch is simply a depiction of all the possible options, and that nothing can be built from an ODP drawing. It was also stated that in future submittals the streets must be in compliance with City standards, and that the plans must meet the requirements of the L.U.C. in order to meet the conditions of approval. 32. If this development proposal is not successful, it is unlikely that the applicant would come back with a proposal that depicted an all "E - Employment" use for all of the reasons stated with regard to the performed market analysis. 33. A neighbor asked Troy Tones which type of development would be more profitable for the City from a tax -based standpoint. Troy replied that he believed employment would perhaps be more profitable, but he also wanted the resident to know that the City looks at far broader issues when making decisions about development. 34. One (1) resident asked where the idea of balanced development had &one? There was concern over the fact that Rigden Farm has 400,000-sq. ft. of planned commercial development, and that more commercial development is planned to the north. That is one of the reasons why Spring Creek Farms is designed the way it is - to promote a balance in development. *35. The traffic charette will be held the week after Thanksgiving. - 36. The question was asked, if Rigden Farm was the most dense project to be developed in Fort Collins. Troy responded that Rigden Farms is the largest project approved under the new City Plan, and perhaps the most dense, and that the plan encourages growth in a compact urban form. The Spring Creek Farms development proposal meets the requirements of compact urban growth and that is one of the reasons why it gained approval from the Advanced Planning Department. 37. Eric Bracke clarified that after the currently planned road improvements are complete Timberline Road will be the 3rd largest road in Fort Collins. Timberline will be a major arterial. The City's planning for roads and road improvements anticipated the City Structure Plan designations. 38. The residents wanted to know what a charette is? The process was explained. Then the residents wanted to know is the Planning and Zoning hearing for Spring Creek Farms could take place after the charette as that seemed more logical? Troy replied that the applicant has the right to go to the hearing before the charette procedurally (the charette is not a requirement of approval). Troy asked that the resident raise the question again at the hearing. Eric Bracke, Gene Coppola, and Troy Jones all agreed that the applicant's involvement in the charette is with regard to refinements only. The locations of all the entries/roads depicted on the 6 Eric Bracke stated that the City has tried to work with the HOA's and other neighborhood groups in the developments that surround this site regarding current traffic problems. In the case of residents desiring improvements such as speed bumps, the City has not been able to get 70% neighbors to agree to place speed bumps in the neighborhoods. Without the 70% consensus, the City cannot implement any improvements in the neighborhoods. Another neighbor stated for the record that Parkwood East has no HOA. Eric Bracke indicated that there will be no continuation of Stuart to Timberline Road because there is no R.O.W., and existing utilities further prevent the possibility. He also corrected a misconception and stated that elementary schools can be located on collector streets. Furthermore, it is the parents driving children to schools that pose the biggest traffic problems around schools and not the passing traffic. The applicant offered to help further facilitate this discussion between residents and the City. A resident objected to the applicant's involvement in resolving this problem. 28. The estimated price range of the low to mid $200,000's for single family lots is a projection for the time of occupancy. The projected figures use base prices. Cumberland Companies is not a homebuilder, but a property developer. The proposed 40 to 50' wide lots accommodate a wide range of housing types. - The single-family lots will be in the 1st phase of development. It is estimated _ that work will begin on the single-family lots in about a year and a half and they will be built out within three (3) years. - The density of the site is what drives the price, and the presence of the railroad is considered a nominal impact. The multi -family product has also been proposed on this site as a means of transitioning from Drake Road and Timberline Road into the site and through to existing surrounding uses. 29. The market study covered Fort Collins in general and then focused in on the specific site area. It was conducted 4 to 6 months ago, and was resubmitted about four (4) months ago with additional information per City comments/request. 30. Troy Jones stated that the next step in the City process is the November 16th hearing in front of the Planning and Zoning Commission to request approval of the re -zone request and the CDP. 31. A resident asked if this project similar to other projects in terms of time frame and how true the conceptual sketch is to the actual buildings and uses. It was 5 21. A neighbor was interested in the issue of water needs. They were especially interested in how the - proposed development would impact Parkwood and Parkwood East. Brock Chapman stated that he was not aware of problems at this time. 22. Another resident wanted to know if there would be a new road into Parkwood East from. the Spring Creek Farms site. The answer is NO from the Union Pacific Railroad. The City did not require a vehicle connection. No connection was indicated in previous planning. Not approving another connection across the tracks is an issue of practically on the part of the railroad. The proposed plans do not call for any road connections to Parkwood East from this site. *23. One resident is very concerned about how the current neighbors will protect their existing neighborhood(s) from additional through traffic that will be generated by the development of Spring Creek Farms. What can they do to prevent it? The City has offered to work with Parkwood East residents on this issue, provided their neighborhood can organize amongst themselves and a reach a consensus on traffic calming within their neighborhood. 24. Another neighbor is concerned about the traffic problems they have with the existing apartment complex. Will it be possible to block apartment access at Kirkwood (Drive,)? This is an issue to be taken up with the City and not this developer. Eric Bracke, the City Traffic Engineer, stated that the apartment complex is required to have two (2) points of access by the fire department. Eric also stated that there is a previous history in the area that is the source of the current problem and not this developer. The planned traffic charette will address just such problems. 25. Eric Bracke stated that of the 5,000 potential daily trips generated by this proposal, only a small number of those trips would go through. the adjacent neighborhood. 26. The one of the reasons the proposed ODP will generate less traffic than the current zoning is because the "E - Employment" designation will put traffic on the arterial streets, whereas a residential development is more likely to put traffic on the residential streets. Both Eric Bracke and Gene Coppola believe that the issue here is background traffic. 27. A neighbor stated that there is an existing traffic problem on Rollingwood and Eastwood. In addition, the storm sewer on Rollingwood is prone to flash flooding. This neighbor recognizes that the City is the problem with regard to these issues and not the current applicant, nevertheless, the resident believes that the proposed Spring Creek Farms project will only further increase the problems. 17. A neighbor asked about the value of a home on the sin leg familylots. At this point Brock Chapman wished to address several questions that came before this particular one about the value of single family lots. Thus, he stated the following: - that the Johnson family currently owns the property. The "E" designation was reached in consensus with the City. - He went on to explain that the "E" uses allowed L.U.C. are very broad, (they are categorized as Type 1 and 2) and that the designations did not allow for market specific research for even Type 1 "E" uses. - The performed market analysis does not support the development of the site as all single family residential. - The research did agree with the City's designation of the site as a transition area. - The Johnson's wanted ability to respond to market at the time of sale, whenever that might be. - The proposed residential use is in response to the market analysis and desires expressed by current neighbors. - It clearly states in the City's L.U.C.'s that the applicant is required to have at least 2 to 3 different housing types on the site due to the size of the property. In answer to the specific question asked, Brock Chapman informed the resident that.the proposed single family housing is anticipated to be in the low to mid $200,000's, town houses are likely to be in the high $100,000's, and for rent units will be based upon the prevailing market rates. 18. The Cumberland Companies will likely only buy the property if it the Structure Plan Amendment and Re -zoning are successful. 19. Troy Jones stated that more input from the City and the surrounding residents is required for the applicant to move to the next step in the approval process. Nothing can be built based on the O.D.P. drawing, and the Project Development Plan, the next step in the approval process, is what determines the specific uses and specific details of the project. Troy also stated the LAW designation requires 5 to 8 density units per acre. 20. The Lot sizes shown on the conceptual sketch are projected; there are no specific minimums; 40' in width is a practical minimum but the lots can be smaller. The applicant must meet the minimum density required by the City. Troy Jones noted that on a site under 20 acres, the proposed residential product can be all single family homes, but a series of model varieties are dictated by the City. 3 9. A resident asked which roads in the area would be used by/for new elementary school students? It has been determined that any new students generated by this project will attend Laurel Elementary. 10. Area residents feel that short cuts through Parkwood will be used to get to Rifenburgh Elementary. The school district representative stated that elementary and junior high children would be bused from the area to their respective schools, and that these elementary aged students would attend Laurel Elementary School (which is currently under capacity), not Rifenburgh Elementary School. 11. The school district representative stated that the last major change to the school district occurred two (2) years ago, and any changes before that were considered minor. 12. The school district representative said that it was not possible to predict if there would be any new schools built for this area. Currently, the district is looking at areas to the south. The school .district representative also stated that the years 2007 through 2009 are too far out to predict new facility needs. 13. The applicant is in contact with the Union Pacific Railroad and the Public Utilities Commission regarding possible railroad crossings. 14. The 1997 Comprehensive Plan designated the site for "E - Employment" use without the consideration of any specific development proposal. The neighbors would like to know what has happened to change use. The City's Advanced Planning department now recognizes that there may be more appropriate uses for the site than the use the City decided on previously. 15. Cumberland Companies is interested in creating a product that the market will bear/receive well, and this proposed set of uses makes the development of the site viable and acceptable with the City goals/uses and the potential market. - Residents who attended the previous Neighborhood Meeting expressed a clear preference for residential development of the site rather than "E". 16. The applicant believes that the City will be less likely to support a proposal that depicts all single family lots. The City has a clearly expressed a desire/goal of providing a diversity of housing types, located near transit access, and commercial development, such as what is planned at Rigden Farm. The applicant voluntarily included the LMN use on the project, the City did not ask for it. In addition, due to the size of the site (55+ acres) at least three (3) different housing types are required under the Fort Collins Land Use Code. PI Springy, Creek Farms (Johnson Farm) 10/12/00 Fort Collins, Colorado 2nd Neighborhood Meeting - Fort Collins, Colorado 2nd Neighborhood Meeting RE: Structure Plan Amendment, Re -zone, & O.D.P. 1. Three (3) years ago the Spring Creek Farms site was zoned "T - Transitional" because the City and the owner could not agree on zoning; the Structure Plan designation was "E" at that time. 2. Ross Consulting and Realtec performed the Spring Creek Farms market study. It was both a city wide and immediate site area study. 3. The commercial uses planned at Rigden Farm include the designation "Neighborhood Commercial" which in this case means a grocery anchor, and associated accessory uses. Office will not be the primary use. - The Market Study for Spring Creek Farms addressed all potential commercial uses and concluded that the Spring Creek Farms site would be at a disadvantage as "E". Please refer to study on record with the City for further information. 4. A neighbor asked what percentage of the proposed buildings would be rentals? The answer to the question is unknown at this time. 5. The single family detached portion of Parkwood East is approximately 3 units per acre. Spring Creek Farms must achieve the City's minimum densities in order to gain City approval. The LMN minimum is 5 units/acre and. the maximum is 8 units/acre. MMN has no specific cap except to limit buildings to 40' in height (3 stories) and adequate parking must be provided. The minimum density for MMN is 12 du/ac. 6. The proposed plan for Spring Creek Farms generates significantly less traffic than a site designated for all "E - Employment" use. 7. One of the residents asked what the vacancy rates are in the existing apartments surrounding the site. The answer to the question is unknown at this time. 8. The required Traffic Impact Study was performed by Gene Coppola, a Cumberland Companies consultant, and is on record with the City staff. Commi ty Planning and Environmental rvices Current Planning City of Fort Collins Johnson Farm (Spring Creek Farm) Second Neighborhood Meeting 7 p.m. to 9 p.m. on October 12, 2000 at Riffenburgh Elementary School Several neighbors recommended that a second neighborhood meeting be held because the first meeting was apparently scheduled on the same night as another neighborhood event, and there were also some neighbors beyond the required 500 foot notification area that wanted to have the opportunity to hear about and comment on the project. Therefore, a second neighborhood meeting for the Johnson Farm Rezone and O.D.P. was held on October 12, 2000. It was recommended by a neighbor active in the Parkwood homeowners association that the members of the Parkwood East, Parkwood, and Stonehenge homeowners associations be invited to this second neighborhood meeting. The applicant was not required to conduct the second meeting, or pay for the mailing of invitations for the second meeting but volunteered to do so at the neighbor's request. The applicant has provided staff with a copy of their notes from the meeting and responses to the questions raised at the meeting. Please find the attached Neighborhood Meeting Notes for the second neighborhood meeting. Staff has reviewed the notes and find them to be an accurate account of the meeting. 281 North College Avenue • P.O. Box 580 9 Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020