HomeMy WebLinkAboutPARKWAY TOWNHOMES PUD - PRELIMINARY/FINAL - 9-96 - DECISION - MINUTES/NOTESf
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Planning and Zoning Board Minutes
May 20, 1996
Page 9
Member Strom seconded the motion.
The motion was approved 7-0.
Recommendation to City Council regarding Ordinance No. 51, 1996, of the
Council of the City of Fort Coilins Amending Chapter 29 of the City Code by the
Addition of a New Article VI Pertaining to the Imposition of Certain Capital
Expansion Fees.
This item was pulled from consent by Member Strom.
Member Strom stated that he pulled the item to make some comments and add a
condition on the motion.
Member Strom moved to recommend that City Council approve the second
reading of this Ordinance 51 with the following comments and condition
attached.
That we recognize this is a complex issue. As the P & Z Board, they have had a
very short time frame to absorb some very detailed information. Member Strom
does not pretend that he fully understands it all because he really has not had the
opportunity. Points he wanted to make clear is that it is apparent from the
information provided that the City has not kept up with the capital needs as we
have grown. Along with that, deficits have come to exist in several of our capital
areas and it is very important that we go into this process to ensure that the
residents paying these capital expansion fees will not be double charged in the
future as we try to catch up with some of the deficits.
Member Strom also suggested that City Council that the five items in the staff
report under next steps -- some of these are very involved and are certainly not
throw away items, but along with that he thought we need a process to monitor
the system to make sure that over time it is refined and fine tuned and stays
appropriate to the costs we have. He also suggested that a sixth step be added
that includes a monitoring program.
Member Mickelsen seconded the motion.
Member Colton concurred and thought in the future other capital costs would be
covered.
Planning and Zoning Board Minutes
May 20, 1996
Page 8
Mr. Schlueter replied that was correct, the latest design shows a little different
alignment for JFK, but the sanitary sewer would have to be moved with it to. The street
will eventually convey the water.
Member Davidson asked if the property has been purchased for the extension of JFK.
Mr. Schlueter replied he did not believe so. The Harmony Towne Center Developers
are negotiating for it at this time.
Member Davidson asked how deep and wide is the ditch?
Mr. Schlueter replied 1 foot deep, and eight foot wide.
Member Davidson asked how much area is effected by the ditch.
Don Parsons, Parsons and Associates replied that at present, the drainage from JFK
Blvd, which ends at the north end of the west property. The drainage flows onto the
west property and flows naturally across the property. He does not know if it stays
within the easement, and would be happy to run the drainage wherever Mr. West would
like it.
Member Byrne commented that it was unfortunate that we missed an opportunity to
have affordable housing in a more desirable location. He felt that housing next to a
park is much more desirable than the present location.
Member Davidson concurred with Member Byrne. He had safety concerns about the
property fronting on an arterial street. He wished we would try to be more selective in
the future on how we deal with affordable housing.
Chairperson Bell asked if some natural fencing could be put between the community
building and townhome 1.
Mr. Hoagland replied that that has been done. On both sides of the community building
and against the townhomes, put it taller shrubs to create that sense of enclosure.
Member Mickelsen commented that everyone is focusing on everything they don't like,
comparing it to a piece of property we are not considering. She pointed out some good
benefits like the mixed land use.
Member Mickelsen moved for approval of the Parkway Townhomes PUD with the
conditions from staff.
Planning and Zoning Board Minutes
May 20, 1996
Page 7
Ms. Stitzel stated that they cannot be compared to the unsupervised, under planned
Poudre Valley Mobile Home Park where the recent tragedy occurred. Her hope is in
the future, more neighborhoods can be planned so those tragedies won't happen.
Martin West, Sunrise Center Partnership, stated that he was notified at noon today that
the City would be running the drainage down through their property. He is aware of a
utility easement there, but he was not sure that digging a ditch down that property
would fly. Mr. West wondered if this was a normal process to dig ditches and put storm
drainage in it. He questioned the logic of putting this project in the middle of a
commercial area and putting small children in a neighborhood next to a ditch when they
could be next to a park does not make sense. Mr. West was also concerned about the
amount of traffic on JFK and the safety of the children. Mr. West felt there was a
deadline driving this project and he thought to make a mistake of putting this project in
here just because there is a deadline to get people out of a trailer park is a mistake.
Rand McConnell, 849 Kingston Drive commented that affordable housing has been set
as a priority both by the City and also a number of employers in this community. Mr.
McConnell spoke about the mix of people who live in affordable housing and that we
have a responsibility to provide affordable housing to the people in the community who
make less than 80% of the median income. Mr. McConnell stated this project is needed
now, it does not need to be tabled by a possible land swap into a landlocked area
where there are no utilities and streets. It has taken a number of groups including
Habitat for Humanity, The Affordable Housing Task Force of Larimer County and other
private groups a great deal of effort to council these people and place the people with
the greatest problems into appropriate affordable housing. A great deal of work and
effort will go down the drain if this project is not approved.
PUBLIC INPUT CLOSED
Chairperson Bell asked for clarification on the ditch through Mr. West's property.
Glen Schlueter, Stormwater Utility, stated that in the 9 years with the City there has only
been 2 or 3 times a utility easement has been used for something like this. However, it
is legal.
Chairperson Bell asked for a visual of the property where the ditch would run.
Mr. Schlueter reviewed the utility easement for the Board.
Member Mickelsen asked if that was following the future location of the JFK Extension?
Planning and Zoning Board Minutes
May 20, 1996
Page 6
used for drainage also. When JFK is built, the drainage will flow in the flowline of the
street rather than down the easement.
Mr. Larry Dunn, TRAC Housing, discussed affordable housing. Mr. Dunn discussed the
land exchange with the Wests. Mr. Dunn stated that the problem was that they were
tied to some CDGB Grant Money that is site specific for this property. They are also
tied with the closing of Pioneer Mobile Home Park and the small grant they have
obtained and are trying to meet the deadline for taking care of the people for when they
have to leave the park. He has explained to Mr. West that starting over again with
another development and some serious problems with their site would not meet their
deadlines.
Member Byrne asked what their deadline was.
Mr. Dunn replied it was September October and that was their goal to have the units
habitable for the residents of Pioneer Park when they are vacated.
Member Byrne asked if all the units were spoken for by those residents in Pioneer.
Mr. Dunn replied they have 16 applicants by Pioneer residents, not all of them have
qualified. It looks good that we would get at least 12 families from Pioneer.
Member Gaveldon asked if this was exclusively reserved for people from Pioneer.
Mr. Dunn replied they have first priority.
PUBLIC INPUT
Lou Stitzel, President of the Resource Assistance Center, gave the Board more
information on grants. She stated they are restricted to being site specific by CDBG
and the Home Program. They also have grants that come from the Federal Home Loan
Bank and grants from Colorado National Bank. These grants mean you have to be
very specific and site and land use is one of the specifics.
Ms. Stitzel spoke about the concept of Community Land Trust and that it is a self-
sufficiency kind of project in which you train people to become a total neighborhood that
blends into the whole community. Ms. Stitzel stated that these are people who would
occupy the units are already used to living in this area and would not be adding to
vehicle miles traveled. Ms. Stitzel stated that it also puts these families next to mass
transportation and the children would also stay in the same school district.
Planning and Zoning Board Minutes
May 20, 1996
Page 5
land use approval, they will close on their contract with the current owner. It would be
up to them if they want to do a land exchange after that, they still could do that.
Member Colton asked what the water levels in the ditch were.
Planner Olt replied that the ditch is about 4 to 5 feet deep, and he could not tell him
what the velocity of cfs was. It is a significant ditch and does run in the spring time and
does run a fair amount of water.
Member Colton asked about JFK Parkway and once extended, would it be a major
arterial.
Planner Olt replied that JFK is planned to be an arterial street.
Eric Bracke, Transportation Department confirmed it is an arterial street with a 5 lane
cross-section of four travel lanes and a center left turn lane with bike lanes.
Member Colton asked if Mr. Bracke if he saw any problems with getting in or out or any
access problems with this location.
Mr. Bracke replied that there been a lot of modeling done for this Parkway. JFK will
take about 17,000 cars a day, which is on the low end of what an arterial should carry.
Terrance Hoagland, Representing TRACT Housing gave the applicants presentation.
Mr. Hoagland showed slides of the proposed development and gave a description of
the site plan. Mr. Hoagland spoke about the safety with the canal, the landscaping and
buffering, the removal of trees, and mixed use in the area.
Don Parsons, 432 Link Lane, engineer on the project discussed the storm drainage on
the site. Mr. Parsons stated that there are some shrubs and small trees that were
being removed in the detention area, but for the most part they are not very valuable
and the larger trees are staying. He believes the problem is that the plan just does not
show existing trees on the ditch right-of-way. He did not see that as an issue.
Chairperson Bell asked about the drainage easements going through the adjacent
properties and would they be vacated once the road was put through? Were the
easements in place already.
Mr. Parsons replied it is a permanent easement that was put in place for the
construction of a sanitary sewer that runs down JFK and hooks into a trunk sewer to the
south end of the west property. It is a permanent easement that will temporarily be
Planning and Zoning Board Minutes
May 20, 1996
Page 4
trees needed to be removed for this project to go in.
Planner Olt replied that the reason they are being removed is that it is an on -site
stormwater detention facility. A portion of the trees will have to be removed due to the
grading necessary, and the value of the trees has yet to be determined.
Member Strom asked about the trees along the ditch from the pictures shown, and he
did not see them on the plan. Was he to assume that they were ditch company trees
that are subject to be taken down at their whim.
Planner Olt replied that the ditch company does have jurisdiction over the trees.
Member Strom asked where the stormwater would run from here?
Glen Schlueter, Stormwater Utility responded by showing where the detention pond is
located and explained that the outfall would be out to the street. Temporarily they
would be discharging into a utility easement that goes to the south across the west
property, hooks up with another easement that goes east over to the Landings and into
their system that goes that way. Eventually, when JFK Parkway is extended, the outfall
would be into the curb and gutter and would follow the drainage system that is
developed as the property to the south is developed.
Member Strom asked how much grading would be needed for the detention area, and
was that the reason the trees needed to be cut out of there.
Mr. Schlueter replied he was not aware of what the deal was with that.
Member Byrne asked about the West's offer to trade the property boarding a parkway,
and there seemed to be a problem working that out.
Mr. West responded that his brother has been in negotiations with Mr. Dunn for several
times and Mr. Dunn's comment was that there was grant money tied to this site. He
questioned whether the grant money could be moved to the their site 400 feet away
and give these people a site next to a park.
Member Byrne's question is why can't we do that?
City Attorney Duvall responded that the parties needed to get together and decided
whether they want to do a property exchange or not. Right now the applicants have the
property under contract, and do not own the property yet. They are going through this
process to get the land use for the project. His understanding is that when they get
Planning and Zoning Board Minutes
May 20, 1996
Page 3
Mr. West stated that the reasons given for the exchange not going through, was that
the grant money was tied into this particular site and he questioned why the grant
money could not be moved to this site which is more conducive for residential
development. Mr. West stated the other reason was the time factor. He felt that to
hurry a project through in two to three months on a poor site is a big mistake. Mr. West
outlined the proposed development and the proposed land exchange and surrounding
areas on the map for the Board. Mr. West stated they have made several attempts at
putting this together, and have not gotten anywhere.
Member Mickelsen stated that the Board was not there to make a call on Mr. West's
communications with the developer as far as a land exchange deal. It has nothing to
do with the Board's role in comparing the proposal to the documents that the Board is
using.
Member Colton asked for a presentation from staff.
Steve Olt, City Planner gave a staff report and presented site shots (slides) on the
proposed development recommending approval with the following conditions:
1. A storm drainage outfall system needs to be designed within the existing
sanitary sewer easement that will work for both the Stormwater Utility and
the WaterMastewater Department or the developer must obtain an
additional easement for the storm drainage outfall.
2. The standard development agreement/final utility plan condition for final
P U D's.
Member Mickelsen asked what was between the homes and the canal?
Planner Olt replied that there would not be any physical barriers, like a fence. Staff did
not feel it was appropriate, we have numerous residential developments next to these
kinds of ditches. Mr. Olt gave some examples of other developments along ditches.
Member Strom asked about landscaping. He thought the landscaping looked light
compared to what the Board sees on other PUD's.
Planner Olt replied that on the south property line it is deficient because of an
underground stormwater utility line and plantings are restricted.
Member Strom had concerns were that they were removing a bunch of trees at the rear
of the lot and he was wondering what they were taking out and why. He did not feel the
Planning and Zoning Board Minutes
May 20, 1996
Page 2
16. #1-96A BMC West PUD - Final
17. #11-800 Huntington Hills Village PUD, 7th Filing - Preliminary
(Continued)
18. #49-95 Harmony Ridge - Overall Development Plan
Citizen Norman West pulled Parkway Townhomes PUD for discussion.
Member Strom pulled Item #11, Recommendation to City Council to Amend Chapter 29
of the City Code Regarding Capital Facility Expansion Fees.
Members Gaveldon, Colton and Byrne had a conflict of interest on Consent Item #8.
Member Strom moved for approval of Consent Item #8. Member Mickelsen
seconded the motion. The motion was approved 4-0.
Member Mickelsen moved for approval of Consent items 2, 39 43, 5, 7 and 9.
Member Strom seconded the motion. The motion was approved 7-0.
Parkway Townhomes PUD - Preliminary and Final. #9-96.
Mr. Norman West, representing the Sunrise Center Partnership Property, directly south
of the proposed development, commented that this was a project that was needed in
Fort Collins due to the need for affordable housing. Mr. West felt that because of the
need, things have been overlooked on this project. He felt that there were safety
concerns for the people that would be living in this project. The project is bordered on
two sides by the Larimer County #2 Ditch Canal. On one of the other sides is JFK
Parkway which will be a very busy street; and, on the south side is their property which
has a BP Zoning and has been approved for a regional retail development through the
Harmony Corridor Plan.
Mr. West stated they have met with Larry Dunn of Tract Housing and proposed a land
exchange that they would exchange some of their property to the east that would
boarder Landings Park on the east and north, residential development on the south and
their property to the west, which would be developed as retail development. He felt this
would mitigate the safety factor with some fencing and landscaping and prohibit truck
traffic in the back of the buildings. He felt that for the overall quality of life of the people
who would be living in this area, their proposed site to the east would be a more
conducive site for a residential area. If the exchange could be made, there would be
more ground for more units and the park would be near that would offer amenities for
the families in the units.
PLANNING AND ZONING BOARD MINUTES
MAY 20, 1996
6:30 P.M.
Council Liaison: Gina Janett I Staff Liaison: Bob Blanchard
Chairperson: Gwen Bell
Vice Chair Glen Colton
The meeting was called to order at 6:30 p.m.
Phone: (H) 221-3415
Phone: (H) 225-2760 (W) 679-3201
Roll Call: Mickelsen, Gaveldon, Colton (arrived late), Byrne, Strom, Davidson,
Bell.
Staff Present: Ludwig, Olt, Shepard, Ashbeck, Wamhoff, Haas, Herzig, Bracke,
Turnquist, Passarellio, Duvall, Blanchard, and Deines.
Joe Frank, Advance Planning Director gave an update on City Plan.
Agenda Review: Bob Blanchard, Director of Current Planning reviewed the Consent
and Discussion Agendas, which consisted of the following:
1.
November 13, 1995, March 4, 6, 1996 Planning and Zoning
Board Hearings. (Continued).
2.
#3-94D
Willow Springs PUD, Phase II - Final
3.
#11-81P
Huntington Hills Village PUD, 6th Filing - Final
4.
#54-87AJ
Miramont Village PUD - Final
5.
#54-87AK
Miramont Valley PUD - Final
6.
#9-96
Parkway Townhomes PUD - Preliminary and Final
7.
#21-92K
Stoneridge PUD, 4th Filing, Phase II - Final
8.
#54-88F
Hewlett-Packard, Building 5, Final PUD, - Special Height
Review
9.
Modifications of Conditions of Final Approval
10.
Resolution PZ96-7 Easement Vacation (Continued)
11.
Recommendation to City Council to Amend Chapter 29 of the
City Code Regarding Capital Facility Expansion Fees.
Discussion Agenda:
12. Recommendation to City Council Regarding the Civic Center
Master Plan.
13. Recommendation to City Council Regarding the Timberline
Road Extension.
14. #34-88C Interstate Land PUD, 1st Filing (Harley Davidson) - Final
15. #57-86N Sunstone Townhomes PUD - Preliminary and Final