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HomeMy WebLinkAboutHARVEST PARK - MAJOR AMENDMENT & REPLAT - 25-98G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS�v nt L4,. 4 City of Fort Collins NEIGHBORHOOD INFORMATION MEETING Project: for oc,v�t % . HNrU°St R�lc Meeting Location:: F Date: Attendees: Please sign this sheet. The information will be used to �� update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Departmerit (221-6750) if you wish to receive minutes of this meeting. Did You Receive orrect ritten NotilIcnion ddress. Name Address Zip Yes+ Y -` No Yes No /11CN01-AJ r—RC-AJCI� Z�3U IIHBCR 2aEK!/R. i^f U[LiNs BcS�Z �S/g /phi N LO✓iw QdS2 pp%,eSJtinf�., Jt! �cn n A b- P+ 5 i g ,, r� �.ueQL G� :� G'oGl o �D 5zd i/IV4 S-�P_vQ-I-_ Iv,;Y4r,h SoGI SaW4I11 ()rfLt, CVI1,,"Is• �052� ✓ . GeopicseW t AlG i-J 6Ut l 2 rS 4AWY"IC CT-. ee, ten` Ell X k NEIGHBORHOOD LNFORAIATION MEETING for Project: t1wV,(h TA,/U— Meetina Locatiom. la � nwS Date: .- 36�• 36• Z�. Attendees: Please sign this sheet. The information `vill be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting. Did You Receive �Correcc Written Noti�icationll�lddrevs. Name Address Zip Yes+ No Yes No L)C, SLe;w .Yl JI15 V1A c 5w�Gez►Z�k $osZSl ' 92 sn ou) /fie s a 6 r 80 S :�-8 IX Ls��od,( c�Ci S o 3ro ,S,•-o ,_ 5 �� 5e x I K Did Dir. x n� �vi3 Prw 5-L I X 17 1 5 /hlaar� �r gd Tow4ts �4/8 p�t fVIQ C4 eot'ag >C k �C 934fS Sm a,(�( d �r 8oS2 X Comment (by neighbor): Can we meet with our council person? Answer (by City staff): Yes. Contact the City Manager's Office to request. Also, the first 30 minutes of every City Council meeting is devoted to public input on items not on that evening's agenda. This may be a good chance to voice your concerns. Comment (by neighbor): There will probably be at least 150 dwelling units from Harvest using Timber Creek as their primary access. Comment (by neighbor): A property owner named Tony on 2500 block of Rock Creek was told it would never go through by Writer Homes. Question (by neighbor): Can we notify a larger area of neighbors for the hearing on this? Answer (by City staff): We can only require the applicant to notify 750' from the project, which in this case is the one block being changed. If a group can distribute past the required notification distance, more can be invided. Comment (from neighbor): Noise pollution from traffic will affect home values. Question (by neighbor): Regarding the new rules of 660 foot intervals of street connections .... when you can't get them .... Why can't properties along Kechter have street punch through east and west? Answer (by City staff): It potentially could, but it would require acquisition of property from a series of different property owners, and there is no money for such an endeavor. We typically require that once a property develops, that the property being developed provide all on site streets, but since the large lots along Kechter are not likely to develop, there isn't really a mechanism to pay for such a street. Question (by neighbor): Why didn't Writer put more connections? Why no connection east on County Fair Lane? Answer (by City staff): The southwest corner of Harvest Park has the McClelland Channel running through it. This constraint makes it difficult to make connections. The property southwest of Harvest Park and south of Stetson Creek is made up of large deep lots fronting on Kechter Road. It would be infeasible to require off -site construction of such a road. The lack of connections is more a result of the layout of Stetson Creek (which was a result of a previous code) in that there were no street stubs provided to connect to. Harvest Park was not required to mitigate the design of Stetson Creek's lack of connectivity. It was considered an off -site issue during the review of Harvest Park. Comment (by neighbor): Now that we all realize traffic problems — time to go back and fix the problems. Question (by neighbor): Can neighborhood buy the road? Answer (by City staff): Not likely, but check with the Traffic Operations Department. Comment (by neighbor): This is like Swallow Street right through our neighborhood. Comment (by neighbor): The new high school will also add to east -west traffic on Timber Creek. This will impact all neighborhoods in this area. Question (by neighbor): Why is there only one connection between Harvest and the neighborhoods to the west (Stetson Creek and Timber Creek)? Answer (by applicant): Stanton Creek and Timber Creek were developed under the previous code. They didn't have the requirement, as the new code does, to stub future frequent street connection to adjacent developable properties. It was not required of these developments to make multiple east -west connections between neighborhoods. Comment (by City staff): A problem was identified with the old standard. This is why the current code requires that a development provide stubs of future street connections every 660 feet along the property lines abutting developable ground. Harvest Park PDP didn't have the opportunity to connect to the west except where Rock Creek Drive was stubbed to the common property line. Question (by neighbor): In cases like this, where the connection requirements between the old code and the new code create situations where all the traffic is directed to one connection rather than distributed among several connections, there is a real problem. Can we close -off Rock Creek Drive to solve the problem? Answer (by City staff): Not likely. It would solve one problem at the expense of creating other problems. Question (by neighbor): What about the Rock Creek connection between the neighborhoods as emergency traffic only? What would it take to close off connection of Rock Creek? Answer (by City staff): Not likely, but the Traffic Operations Department could elaborate. Comment (by applicant): If we close — it pushes traffic problems on north up Corbitt More traffic = slower Comment (by neighbor): Bus Routes: Kids run across this collector to bus. Doesn't trust City Engineering- Why no light at Stetson Creek? Answer (by City staff): There are specific traffic counts that must occur at an intersection in order to warrant a traffic signal. If and when this intersection meets warrants, a signal would be possible. The Traffic Operations Department is the point of contact for this. Comment (by neighbor): Traffic issues — The traffic calming in Harvest makes these new units less likely to use Harvest Streets because it would be more convenient to go west through Timber Creek. Comment (by City staff): There are limited funds for the City to go into neighborhoods and retro-fit traffic calming measures such as speed humps. Every neighborhood with existing speeding problems is ranked by seriousness of the problem by our Traffic Operations Department. There is only funds every year to make traffic calming improvements to the 3 most serious ranked neighborhoods. The Stetson Creek Drive and Timber Creek Drive traffic problems are not ranked near the top of the list of neighborhoods with the most serious speeding problems, therefore it is unlikely that the City would pay to install traffic calming anytime soon. If the Homeowners Associations perhaps wanted to pool some funds together to pay to make traffic calming improvements, there may be a way to get them in. Question (by neighbor): What design features were taken into account for traffic calming in the street design of Harvest Park? Answer (from the applicant): The streets provide a somewhat circutious route through the neighborhood, there are 4 round-abouts, intersections have curb bump -outs, and there are several medians. Question (by neighbor): Will there be a limit to the number of vehicles each townhouse owner will be allowed to have? Answer (from applicant): Don't believe so. Question (by neighbor): Is it possible to require the developer to do something about traffic as part of this review? Answer (by City staff): Only to the extent that the additional I dwelling units would generate. Single family detached housing statistically generates more trips per day than townhomes, so even though there will be more dwelling units, the fact that the developer will be substituting townhomes for single family detached, the proposed change is likely to have similar traffic generation. Question (by neighbor): Why are the multifamily units selling faster? Answer (by applicant): It's due to the market. That price range has more buyers. Comment (by neighbor): Also Harvest Park neighborhood has whole new style to it. Comment (by applicant): Traffic/drainage are always major issue, we don't deny it. Question (by neighbor): Doesn't alley loaded give up back yard? Comment (by neighbor): Just because market for townhomes is strong now, please don't make changes to a good plan because it sells quicker. City of Fort Collins Community Planning and Environmental Services Current Planning Neighborhood Meeting Notes .Conducted April 30, 2002 for Major Amendment to Harvest Park P.D.P. Project Description: The request is to replat Block 2 of the approved Harvest Park P.D.P. from 18 single family detached home lots to 29 single- family attached home lots (townhomes). The location is bounded by Harvest Park Lane on the north, Country Squire on the west, Old Mill Road on the east, and Rock Creek on the south. Comments, Questions & Answers: A resident from the Timber Creek Subdivision stood up and read a statement from a neighborhood resident (Kent Allenbrand) who could not attend. Comment (by neighbor): Harvest is not taking "just care" to be sensitive to the needs of the neighborhoods to the west (Stetson Creek & Timber Creek). Comment (by neighbor): This neighbor commented on several items as follows: • There are not enough interconnected streets between Harvest and the neighborhoods to the west, so all the east -west traffic will channel onto the one connection provided. • Each of the 11 additional housing units will have additional vehicular trips to and from these lots. This will impact the existing neighborhoods negatively. The two existing collectors (Timber Creek Drive & Stetson Creek Drive) will have to take all the east -west traffic to and from Timberline. • The two existing collectors (Timber Creek Drive & Stetson Creek Drive) are designed too wide, therefore cars go too fast on them. Comment (by neighbor): There is great concern about Rock Creek absorbing the traffic between these two neighborhoods. The 2500 block of Rock Creek was not designed sensitive to collector level traffic loads in that the setbacks of the houses are similar to the way local streets typically configure houses, not collectors. There needs to be traffic calming / traffic control on the 2500 block of Rock Creek to mitigate this problem. Question (by neighbor): If the fact that this is an odd shape block is part of the reason why single family detached lots won't work on this block, why doesn't Harvest Park just put their rec. center there? Answer: The rec. center location that is being provided is central to the neighborhood so more people are in close proximity to it. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 No Text Harvest Park Major Amendment and Replat, File #25-98G January 27, 2003 Administrative Hearing Page 7 - C. The Harvest Park Major Amendment and Replat meets the plat requirements located in Section 3.3.1 - Plat Standards located in the General Development standards in Article 3 of the Land Use Code. D. The approval of the Harvest Park Major Amendment and Replat would continue to allow the Harvest Park PDP to satisfy the General Development Standards of Article 3. E. The approval of the Harvest Park Major Amendment and Replat would continue to allow the Harvest Park PDP to satisfy the Zone District Standards for the LMN - Low Density Mixed- Use Neighborhood Zone District. RECOMMENDATION: Staff recommends approval of the Harvest Park Major Amendment and Replat, File #25-98G. Harvest Park Major Amendment and Replat, File #25-98G January 27, 2003 Administrative Hearing Page 6 2. Streets, Streetscapes, Alleys and Easements [3.6.2] — The connections of the private drives with the public streets use the applicable Larimer County Urban Area Street Standards as required. The standard is therefore satisfied. 4. Article 4 — Districts (Division 4.4 of the Land Use Code, Low Density Mixed -Use Neiahborhood Zone District) The proposed uses of single-family attached dwellings are permitted in the LMN zone district subject to Type 1 review. A. The PDP meets the applicable Land Use Standards [4.4(D)] as follows: Density [4.4(D)(1)] — The density is required to be no less than 5 dwelling units per net acre of residential land, and no more 8 units per gross acre of residential land. As a result of this major amendment, the revised unit count of the entire Harvest Park PDP is now 481 dwelling units. The net residential acreage of the PDP is 92.41 acres and the gross residential acreage is 106.63 acres. The net density is now 5.2 dwelling units per net acre of residential land, and the gross density is now 4.5 dwelling units per gross acre of residential land. This standard is therefore satisfied. B. The PDP meets the applicable Development Standards [4.4(E)] as follows: Streets and Blocks [4.4(E)(1)] — The blocks created as part of this major amendment are smaller than 12 acres in size. This PDP therefore satisfies this standard. 5. Findings of FacUConclusion: A. The Harvest Park Major Amendment and Replat contains a use that is permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District subject to Type 1 review. B. The Harvest Park Major Amendment and Replat meets the procedural requirements located in Division 2.2.10(B) Major Amendments of the Land Use Code. Harvest Park Major Amendment and Replat, File #25-98G January 27, 2003 Administrative Hearing Page 5 1. Building and Project Compatibility [3.5.1 ] — The architectural character isconsistent and compatible with the architectural character that has been established in the neighborhood. The Harvest Park PDP's elevations for 4-plex and 5-plex units will apply to the single-family attached buildings created by this major amendment. Main entrances face connecting walkways and street sidewalks. 2. Residential Building Standards [3.5.2] a. Orientation to a Connecting Walkway [3.5.2(C)(1)] - Every front fagade with a primary entrance to a dwelling unit faces an adjacent street sidewalk. b. Setback from Nonarterial Streets [3.5.2(D)(2)] —As required, all buildings are set back a minimum of 15 feet from the street. c. Side and Rear Yard Setbacks [3.5.2(D)(3)] — As required building locations do not exceed the minimum setbacks requirements that specify a minimum side yard setback of 5 feet for end -units in single-family attached buildings, and minimum rear yard setback of 8 feet for alley accessed garages and dwellings. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1] — Rock Creek Drive is identified as a Collector on the Master Street Plan, but is currently not yet built adjacent to this major amendment site. There are two sections of Rock Creek Drive that currently exist. The first is the portion of Rock Creek Drive east of the major amendment site between Ziegler Road and Corbitt Drive. The second is a half block segment within the Stetson Creek neighborhood that stubs the street to the Harvest Park PDP's western property boundary. The build out of the approved Harvest Park PDP will eventually connect these two segments of Rock Creek Drive. Initially, the portion of Rock Creek Drive that stubs to the western edge of the Harvest Park PDP was established by the Rock Creek Overall Development Plan (ODP), which was approved by the Planning and Zoning Board in November of 1993. The Harvest Park Project Development Plan (PDP) was approved in January 2000. Harvest Park Major Amendment and Replat, File #25-98G January 27, 2003 Administrative Hearing Page 4 allow users of the street sidewalk network to access Harmony Park to the north of the site and other neighborhood sidewalks in all other directions. c. Transportation Impact Study [3.2.2(C)(8)] —The city Traffic Engineer has indicated that in accordance with the Institute of Transportation Engineers Trip Generation Handbook, 6th Edition, 1997, that there is no traffic impact with the change in land use. In summary, the difference in trip generation between the original approval of 18 single-family detached dwelling units and the amended application of 29 condominium/townhouse dwelling units is summarized in the table below: Land Use 24-hour AM AM PM PM Volume Peak Peak Peak Pea Hour Hour Hour k Enter Exit Enter Hour Exit 18 single-family 172 3 10 12 6 detached units 29 condo/ 170 2 11 10 5 townhome units B. Division 3.3, Engineering Standards 1. Plat Standards [3.3.1 ] — As required, the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected street system within and between neighborhoods. Proper right-of-way has been dedicated for public streets, and drainage easements, and utility easements have been provided as needed to serve the area being platted. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application, satisfies the requirements of this standard. C. Division, Building Standards [3.5] Harvest Park Major Amendment and Replat, File #25-98G January 27, 2003 Administrative Hearing Page 3 Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, Subsection 2.2.10(B) Major Amendments, where it states that amendments to any approved PDP that are not deemed to be minor amendments shall be deemed major amendments. As specified in Subsection 2.2.10(A) Minor Amendments, a minor amendment cannot increase or decrease the number of dwelling units by more than one percent. This request increases the number of dwelling units by approximately 2.5%, and therefore, can only be processed as a major amendment. As required in Subsection 2.2.10(B) Major Amendments, such major amendments shall be. processed as required for the land use or uses proposed for the amendment as set forth in Article 4 (i.e. Type 1 review or Type 2 review) for the zone district in which the land is located, and to the maximum extent feasible, shall comply with the applicable standards contained in Articles 3 and 4. 4 3. Article 3 - General Development Standards: The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Landscaping and Tree Protection [3.2.1 ] a. Street Trees [3.2.1(D)(2)] — As required, the proposed major amendment provides street trees within the landscaped parkway between the curb and the street sidewalk at 30 to 40 foot spacing intervals. 2. Access, Circulation and Parking [3.2.2] a. Direct On -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)] — The on -site pedestrian destinations include the connecting walkway network, and the street sidewalks. Direct sidewalk connections are provided from the on -site dwellings to these pedestrian destinations, thereby satisfying this standard. b. Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(7)] — The applicant is providing curb ramps that Harvest Park Major Amendment and Replat, File #25-98G January 27, 2003 Administrative Hearing Page 2 COMMENTS: 1. Background: The zoning and land uses that surround the site are as follows: N: RL; existing Harmony Park, existing Traut Elementary School, existing single-family attached residential north of the school. NW: RL; existing Preston Junior High School, existing Wild Wood Farm single family neighborhood, S: LMN; Rock Creek Drive, undeveloped portions of the Harvest Park PDP development, Sage Creek development (under construction), W: RL; existing Stetson Creek and Timber Creek single-family residential neighborhoods. E: LMN; existing and under construction portions of the Harvest Park development. The applicant requests a maior amendment to amend the Harvest Park Project Development Plan (PDP). This includes amending the site plan, landscape plan, elevations, and utility plans to reflect conversion of 18 single family detached home lots to 29 single-family attached home lots. The total number of dwellings for the PDP is thereby amended from 470 units to 481 units. The site and landscape plans are thereby amended to reflect the change. The elevations are changed to specify that 4-plex and 5-plex building elevations now apply to this amended area. The utility plans have been amended to reflect changes to utilities, street design, and drainage design. The replat portion of this application creates a new plat, now called "Harvest Park Subdivision, Fourth Filing", for the portion of the original "Harvest Park Subdivision" originally specified as "block 2." The plat reconfigures lot lines, creates a new street segment (called Fruited Plains Lane), and creates an additional 11 lots within the original block 2 area. The new plat creates a block 1 and a block 2 of Harvest Park Subdivision, Fourth Filing. The parcel was annexed in September 1998 as part of the Ruff Annexation. 2. Article 2 - Administration: The request complies with the applicable requirements of the Land Use Code, specifically the procedural requirements located in Division 2.1 - General ITEM NO. MEETING DATE STAFF D o t° Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Harvest Park Major Amendment and Replat, File #25-98G [Type I, Administrative Review] APPLICANT: Terence Hoaglund Vignette Studios 144 N. Mason Street, Suite 2 Fort Collins, CO 80524 OWNER: The Writer Corporation 6061 S. Willow Drive, Suite 232 Englewood, CO 80111 PROJECT DESCRIPTION: This is a request to change block 2 of the approved Harvest Park P.D.P. from 18 single family detached home lots to 29 single-family attached home lots (townhomes). The process required by the Land Use Code to make this change requires a major amendment of the Harvest Park P.D.P. to amend the approved density, and a replat of block 2 of the Harvest Park Plat to change the lot configurations. The project site is bounded by Harvest Park Lane on the north, Country Squire Way. on the west, Old Mill Road on the east, and Rock Creek Drive on the south. The property is in the LMN — Low Density Mixed -Use Neighborhood Zone District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Harvest Park Major Amendment and Replat contains a use that is permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District subject to Type 1 review. The proposal meets the plat requirements located in Section 3.3.1 - Plat Standards located in the General Development standards in Article 3 of the Land Use Code. The approval of the Harvest Park Major Amendment and Replat would continue to allow the Harvest Park PDP to satisfy the General Development Standards of Article 3 and to satisfy the Zone District Standards for the LMN — Low Density Mixed- Use Neighborhood Zone District. COMMJNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT