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HomeMy WebLinkAboutPARKWAY TOWNHOMES PUD - PRELIMINARY/FINAL - 9-96 - DECISION - MINUTES/NOTESf I 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