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HomeMy WebLinkAboutHANSEN FARM - PDP ..... FIRST NEIGHBORHOOD MEETING ON JUNE 20, 2017 - PDP170036 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (3)Y� LOT ANALYSIS 1 145'X85' LOTS-47UNff5 O 50' X 110' LOTS - 45 LOTS L::1 60' X 110' LOTS - 34 UNITS R MTOWNHOMES-60UNITS (4) 7-UNIT 1 (4) 5-UNIT (3) 4-UNIT 186TOTALUNITS (4 DU/ACRE) i attend the Planning and Zoning Board hearing since they are the decision -maker. Planner explained that based on the current zoning of the parcel, the developer has the right to develop the property within those zoning parameters, requiring they meet the land use code. If the project is not in compliance with Land Use Code requirements, planning staff will not recommend approval to the Planning and Zoning Board. All appeals to Planning and Zoning Board decisions are heard by City Council. To whom do we direct questions that are not addressed now? Pete Wray encourages attendees to call, email, or come in and meet with him for further project clarification. Sylvia Tatman-Buress also encouraged attendees to sign up for weekly Development Review emails through Development Review website where she explains where plans are in the overall process. She encouraged attendees to reach out to her if they have trouble finding any information on the Development Review website. Neighborhood Meeting Notes — 6029 S Timberline Rd I Hansen Farm Page 7 Nicole Hahn explained that the traffic study that is required with plan submittal would help the city determine when the Zephyr intersection may become signaled, and that Zephyr is an important connection in the area. She explained that crash data from the area indicates the majority of collisions are rear ends and that the short lights on side streets keeps the majority traffic moving, and ultimately reduces crashes. Enforcement is another option to help with red light running if this is a common occurrence in this area. • Please consider all grandfather clauses before moving forward with development. Is the developer responsible for improvements to Timberline? Nicole Hahn answered that the developer would be responsible for frontage on Timberline Rd and would pay into a fund that helps pay for overall street and traffic improvements. The City is looking at phasing for various connectors in the south end of town. • Resident who previously assisted in drafting the Fossil Creek plan in the late 1990s questioned timetable and status of transportation improvements. Pete Wray explained that this area includes additional street connections and improvements based on the Master Street Plan. Trilby is also in need of improvements. Marc Virata confirmed Keenland is still identified as a crossing on the master street plan, but coordinating with railroad and determining funding is a lengthy process. Update: The connection shown on the master street plan at Keenland is a bike and pedestrian crossing only. An update to the Master Street Plan is currently underway and this conversation can be revisited if an connection is desired. • Does the City require the developer to provide access to Willow Springs? Will the streets be as narrow as Willow Springs and West Chase? Mark Virata explained that in the single-family area, the public streets are designed to local residential standards, and private drive has a narrower width for rear -loaded units. Regarding the multi -family residential units, the City now requires a 36' flowline to improve navigation adjacent to parked cars. Street access from this project to Willow Springs is not required since an existing street stub -out is not provided from the north. Public Involvement: • Is there anything neighbors can do to stop the project? Sylvia Tatman-Burress explained that this proposal is only in the conceptual review stage and the meeting is happening so that neighbors can have their concerns heard. Concerns are listed in the meeting notes and are considered by planning staff who make recommendations to the Planning and Zoning Board. Comments can continue to be submitted to Sylvia Tatman-Burress or Pete Wray. All comments are considered throughout the process and citizens have the opportunity to voice concerns at the Planning and Zoning Board hearing. Public comments will not necessarily stop a project, but other things could come up throughout the Development Review process. Pete Wray explained that all present attendees would receive a copy of the notes taken at the meeting and they would also be sent to the Planning and Zoning Board. Emailed comments are also included in the Planning and Zoning Board record. Pete Wray encouraged citizens to Neighborhood Meeting Notes — 6029 S Timberline Rd I Hansen Farm Page 6 Zoning: • Can you change the zoning plan as times change? Pete Wray explained that the developer is entitled to the current zoning. The City has a process for proposed changes to zoning, with a decision by City Council. Traffic: • Multiple attendees expressed that they do not want this development to have a vehicular connection through to the Willow Springs neighborhood. One Willow Springs resident asked developer for a commitment that they would not change the street pattern shown in the rendering provided at the meeting. Applicant responded that it was not their intent to provide any access directly into Willow Springs or make any alterations from what was shown, and that fire requirements are what determine access. • What is the plan for Timberline? Where does widening occur? What is the Timeline? Nicole Hahn explained that the Timberline widening project has recently been funded. This project will widen Timberline to a 4 lane section and is slated for design. Nicole Hahn and Mark Virata explained that widening Timberline between Stetson Creek and Trilby will likely occur on both sides of the existing roadway depending on the frontage available. Potential environmental impacts, and right of way needs resulting from the widening would be considered in planning. • Does the City plan to widen Trilby, too? Mark Virata responded that there are no current plans to widen Trilby since heavy development along the corridor has not yet occurred. Nicole Hahn explained that Trilby is, however, a future consideration and the City is anticipating how the corridor may grow. • How do you assume density without more specific plans to determine traffic needs? Nicole Hahn explained that with a development proposal of this size, the developer is required to submit a traffic study with density and other parameters set. If parameters change, then a new traffic study is required. Multi -family residential is included in density. • What is happening with Zephyr? Is it being extended to the west, south of the proposed development like the rendering shows? Pete Wray explained that the City wants that connection, but currently have no control over the property south of where the development is proposed. The developer does not own the property to the south. Attendee asked what measures the City was taking to improve traffic monitoring. Noted there are already too many crashes on Timberline and people speed through yellow lights because they know how short the cycle is. Neighborhood Meeting Notes — 6029 S Timberline Rd I Hansen Farm Page 5 • Comment stating the proposed multi -family units are not needed since there are 300 apartments up the road that are very expensive. • Resident who previously assisted in drafting the Fossil Creek plan brought up density in the area, indicating Willow Springs density is just over 3 dwelling units/acre. The density is going up almost double for proposed development. Does not match with Fossil Creek Plan (Pg 16 Ch 2) regarding transitions at neighborhoods. Applicant responded that the higher density multi -family units are not adjacent to the 3 dwelling units/acre found, and the zoning for the MMN requires a minimum of 12 dwelling units/acre. The largest lots are along the ditch backing up to Willow Springs and density is feathered in the middle. Schools: • What are the impacts on education? Where will these kids go to school? Existing schools do not have capacity; Poudre School District needs to be aware. Also a safety risk having additional traffic around Bacon Elementary. Pete Wray explained how all of the existing schools in southeast Fort Collins were coordinated with PSD in the late 1990s while drafting the Fossil Creek plan. PSD is aware of future development opportunities. Planner did not want to speak on behalf of PSD regarding enrollment capacity. Planner offered to check with school district if those interested desire further information and can call or email him. Nicole Hahn indicated that improvements for Timberline would have a separate public meeting. The purpose of the traffic study required from the developer is a way to determine possible future impacts that may indicate when larger infrastructure projects occur and ensuring safety near the school is a high priority. Parks: • Would the proposed regional trail provide a railroad crossing? Neighborhoods are cut off from major trail networks. What is the timeline for a crossing? Suzanne Bassinger explained that a study of trail connections was completed a couple of years ago. One option would be an above grade connection at Keenland, but an underpass was no longer feasible. Some neighbors concerned about an above grade crossing near existing neighborhood. Any proposal for an above grade railroad crossing visible from neighborhoods would require a neighborhood meeting to discuss conceptual designs. It is possible that this could be accomplished in 5-6 years. • Comment stating the proposed multi -family units are not needed since there are 300 apartments up the road that are very expensive. Neighborhood Meeting Notes — 6029 S Timberline Rd I Hansen Farm Page 4 Applicant also mentioned that the city only allows certain uses for the site specific to the existing assigned zoning, and any new application would go through the development review process (at a later time) and any potential use would have to meet the land use code. • Question regarding the lot sizes proposed. Residents were told when they purchased Willow Springs lots that any future development to the south would mirror their lot size. What changed? Pete Wray explained that the original 1998 Fossil Creek Reservoir Area Plan determined future land uses and densities. The area south of Willow Springs was amended about 6 years after the original plan to include a neighborhood commercial center and medium density mixed -use neighborhood land use designations. Previous public discussions at that time included recognizing similar single-family development abutting Willow Springs with future development as being more compatible, while locating the multi -family and commercial further to the south. The current LMN zoning is different than the zoning and development in Willow Springs. The density range is between 4-9 dwellings units per acre. The potential for a transition of residential densities and lot sizes is reflective in the Plan and zoning. The Low Density Mixed - Use Neighborhoods zoning adjacent to Willow Springs allows for flexibility with future development for providing a range of lot sizes and feathering of density in the area. The proposed design shows single family detached dwellings on the north edge and next to Willow Springs with slightly smaller lots sizes than the existing neighborhood, but consistent with current zoning. • Question regarding the proposed spacing between the new residential buildings on these smaller lots? Applicant indicated that their building plans would meet all city requirements for setbacks and spacing appropriate to the various zone districts present. The minimum side yard setback is 5' from the property line to the building. Pete Wray and Suzanne Bassinger explained that the Mill Creek Ditch runs along the south side of Willow Springs. The ditch has a 30 foot easement that would create open space between the existing lots and proposed lots. The City is proposing a regional trail connection along the ditch. • Why don't you know specifics about what is going in development and when will you know? The applicant explained that the Overall Development Plan (ODP) is the next phase after this conceptual review. The ODP includes defining density, access, trails, etc. This is a phased project with the LMN zone district going in first, with the multi -family residential and commercial to be developed later as part of separate development applications. The density is defined by the existing zoning, and the layout will again be available for public comment. All proposals will meet the land use code. Applicant explained that with development today, single-family residential lots are planned out first. Townhomes, apartments, and commercial development are more complicated and typically occur as future phases, until a user is present to determine layout and amenities. Based on the market, the developer is certain the need is there. Anyone buying a home in the proposed development knows the adjacent areas are zoned as they are and should anticipate the multi- family units and commercial developing in the future. Neighborhood Meeting Notes — 6029 S Timberline Rd I Hansen Farm Page 3 Questions/Comments and Answers General Topics: • What is the HOA plan for this development? Applicant explains that the development will have an HOA; likely multiple HOAs for the different uses. HOAs would comply with Colorado standards. • Questions regarding the quality and aesthetics of the development; approximate value, square footage, price range, height? Developer ventured that the price would be based off of the lot price, with properties selling in the ballpark of $500,000. Houses would range from 2,000-3,000 square feet but could be larger. Developer did not comment on the aesthetic/layout of the houses until they have a builder. Developer states that these will be one and two story homes. Pete Wray explained that when the developer submits a formal proposal to the city, the proposal includes detailed site plans and elevations, all of which are available for public view online. [Development Review website: http://www.fcgov.com/developmentreview/1 • Can you make lot sizes more in balance with the Willow Springs lots to the north? Developer explained that there is a sizable landscape buffer off of the Mail Creek Ditch along the north property boundary, and as a result, this is the plan they are putting forth consistent with existing zoning, and they do not intend to change lot sizes. • Do petitions have any sway with the city? Pete Wray explained that this proposal would be subject to Planning and Zoning Board approval, and that the Planning and Zoning board wants to see all comments made throughout the review process. Citizens are also able to comment at Planning and Zoning Board hearings. Sylvia Tatman-Burress encouraged attendees to refer to existing plans that have already been adopted by City Council and reference where they believe the proposed development fits or does not fit with existing zoning or land use. She also mentioned that the Planning and Zoning board functions with legal parameters and they like to hear from neighbors. • Why would you put commercial on Timberline? Pete Wray answered that this Neighborhood Commercial (NC) zone designation was added to the Fossil Creek Plan in the late 1990s and City Structure Plan maps, with the intent that the center would be smaller than a typical shopping center with grocery store. These policy plans established future land use and zoning both approved by City Council. The intent of the zoning would be for a neighborhood supported uses such as a coffee shop, offices, convenience stores, or laundromat. The Applicant explained that any future commercial development would have to go through normal steps with the City; the developer was just putting that designation on their plan. The Neighborhood Meeting Notes — 6029 S Timberline Rd I Hansen Farm Page 2 City of F6rt Collins Hansen Farm - Mixed -Use Project Neighborhood Meeting Notes (6/20/2017) Overview City Staff: Project Planner: Pete Wray, Senior City Planner, AICP Sylvia Tatman-Burruss, Development Review Liaison Marc Virata, Civil Engineer III Nicole Hahn, Civil Engineer II Suzanne Bassinger, Parks Anna Simpkins, Planning Technician Jeff Mark, Applicant — The Landhuis Company Kristen Turner, Applicant — TB Group Neighborhood Meeting Date: June 20, 2017 Proposed Project Community Development and Neighborhood Services Planning Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax tcgov. com/developmentreview ■ Purpose of meeting is to share conceptual plans at an early stage in process and gather feedback from neighbors for inclusion in record. ■ Hansen Farm — 6029 S Timberline Rd. ■ This is a conceptual review project and an application has not been submitted to the City ■ Majority of the site is in the Low Density Mixed -Use Neighborhood (LMN) District, and the eastern section falls in to Medium Density Mixed -Use Neighborhood (MMN) District and Neighborhood Commercial (NC) Zone Districts. ■ Maximum allowable building height in LMN is 2 and one half stories. • Proposed initial phase of development includes 126 Single -Family detached Residential lots, and 60 single-family attached (townhome) residential Units. The remaining zoning identified for future phases includes a neighborhood commercial center, Medium Density Mixed -Use Neighborhoods (multi -family) residential, and small neighborhood park, located at the southeastern corner of the parcel. ■ Type 2 review and hearing, with the Planning and Zoning Board as acting decision maker. Applicant Presentation ■ The applicant is in the conceptual review stage. A formal development proposal has not yet been submitted to the City for review. ■ Applicant proposed a mixed -use development with single family lots, townhomes, multi -family structures and open park space that will be dedicated to the City. ■ Primary access off Timberline Drive.