HomeMy WebLinkAboutFOSSIL CREEK NURSERY PUD - PRELIMINARY - 40-95 - DECISION - MINUTES/NOTESPlanning and Zoning Board Hearing
October 23, 1995
Page 9
Member Strom seconded the motion.
The motion was approved 7-0.
West Swallow PUD - Preliminary and Final. #80-83D.
Mike Ludwig, City Planner gave the staff report recommending approval with the
standard final plan engineering condition.
John Dengler, John Dengler and Associates, applicant on the project gave a
presentation on the development proposal citing changes made from the previous plan
submitted, that was denied. Mr. Dengler addressed land use and density, point charts,
buffering between this development and the single family development, setbacks,
landscaping, fencing, fencing of the playground, storage units, traffic, overall project
layout, and architectural compatibility.
Mr. Dengler stated that he was very aware that the idea of affordable housing as an
infill development into an existing neighborhood conjures all sorts of negative images
and unfounded fears. This was quite evident at the last neighborhood meeting. As a
planner he felt that they were diligent and sensitive in working with the neighborhood to
make this the best planned multi -family neighbor they could. Notwithstanding, there are
also social issues that have risen. Care Housing and the Fort Collins Housing Authority
were present at the last neighborhood meeting to talk about their philosophies,
management techniques and rental procedures.
David Frick, Ayres Associates, Engineers for the project, stated at the last presentation,
there were concerns with stormwater detention. Mr. Frick reviewed the new plan
submitted, stated that the detention areas would be in the green, open space areas.
Matt Delich, Traffic Consultant, prepared the traffic study for this development, and
stated that it was determined that all the impacted intersections would operate
acceptably. Most all the movements at the intersections would be at levels A and B.
The City Traffic Engineering Department concurs with his findings. At the neighborhood
meeting, requests were made to corroborate the traffic counts in the original traffic
study and also analyze the operation of the Shields and Swallow intersection at the
time when Rocky Mountain High is dismissed. This was done. The data collected in
the fall of 1995 corroborated the data used in the study. The operation of the Shields
and Swallow intersection is at level of service B. The traffic generated by West Swallow
PUD, will be 1 to 2% of the traffic entering the key intersections.
0 0
Planning and Zoning Board Hearing
October 23, 1995
Page 8
Member Davidson asked if in the future the water would be traveling down to Benson
Reservoir.
Mr. Schlueter replied it was a possibility, but not for this site, because they do want to
reuse the water.
Chairman Carnes asked if there was any way of monitoring performance in meeting the
condition.
Mr. Schlueter replied that there is no mechanisms in place to require monitoring, and in
their review, they did not feel it to be necessary or a problem.
Mr. Davidson also had concerns with wildlife drinking the water, and will a study be
required?
Mr. Schlueter replied that the Natural Resources Department does review the proposal.
Member Walker spoke about city policies and addressed some of the comments made
by the public regarding open space and development proposals.
Member Colton also responded to public comments made regarding open space and
policies of the City.
Member Mickelsen moved for approval of the variance to All Development Criteria
A1.12, Residential Density.
Member Bell seconded the motion.
The motion was approved 7-0.
Member Mickelsen moved for approval of the variance to the Auto Related and
Roadside Commercial point chart as stated in the staff report.
Member Strom seconded the motion.
The motion was approved 7-0.
Member Mickelsen moved for approval of Fossil Creek Nursery PUD, Preliminary
including the condition recommended by staff in the handout tonight.
Planning and Zoning Board Hearing
October 23, 1995
Page 7
Mr. Ludwig replied one mile south of Trilby.
Member Colton asked if there was already development approved south of this.
Mr. Ludwig replied Master Plan approval.
Member Strom asked if the open space acquisition plan included any part of this
property.
Mr. Ludwig replied it did not.
Mr. Ludwig discussed the future access to the west and that the Ridgewood Hills ODP
has not been built to this point but did show a future access at the same point; and, in
the future, the access on College Avenue could be eliminated. At this point, with not
having the future development to the west, the cost of building the road all the way up
to Trilby and through Ridgewood Hills creates a hardship on the applicant.
Member Bell asked about the irrigation flows in Benson Lake.
Glen Schlueter, Stormwater Utility replied the applicant will retain the water on site and
pump it back up the hill and use it for watering of the nursery stock. The stipulation was
put on the project because at this point we do not want to increase the volume of water
that goes into the reservoir until the issues with the dam are resolved.
Member Bell asked for the residential use to be explained, and the concept of mixed -
use.
Mr. Ludwig replied that there is an existing residence on the property, that will remain a
residence. They are also proposing commercial uses, which is the nursery. That would
be two different land uses. There is a variance requested on the project to All
Development Criteria A1.12 requiring a minimum density of 3 units per acre.
Member Davidson asked about the recycling of the water and would that not increase
the pesticides and fertilizers in the pond.
Mr. Schlueter replied that there will be some new water coming through there, they are
just taking out the lower sediments that trap most of the nutrients and that need to be
absorbed by the plant life. It is an ongoing system that has to be maintained.
Planning and Zoning Board Hearing
October 23, 1995
Page 6
PUBLIC INPUT CLOSED
Chairman Carnes asked that the concerns regarding the current use of the property
relative to the proposed use be addressed, and the impacts that the change of use
would have on the area.
Mr. Ludwig responded that the applicant could address the ownership of the property.
Mr. Ludwig showed slides of the site, showing existing buildings on the property. Mr.
Ludwig added that the Natural Resources Department has reviewed the development
plan and has visited the site. They have designated which trees are to be removed.
The majority of the trees will remain on the site. Mr. Ludwig stated that the Plan for the
Region between Fort Collins and Loveland has designated this property as mixed -use.
That plan is an advisory document, it has not been adopted as part of the
Comprehensive Plan.
Mr. Ludwig stated that a nursery on the property would be one of the more friendly
mixed uses for the property. Approximately 12 of the 15 acres would be.growing area.
According to the Natural Resource Department, there was not a wildlife concern on this
property.
Mr. Kahler, Jim Sell Design, stated that the current occupants of the property are
leasing the land and is not under their ownership. Their client is examining this property
for the nursery to relocate from where they are now. Mr. Kahler felt that a nursery
would be a more preferred use to what might be a more developed type of mixed -use
that could go in there otherwise. This development will be quite compatible with the
area and the intended master plan designation of mixed -use.
Mr. Kahler stated that the only trees that would be removed, would be those designated
by the City Forester. The existing trees would be preserved.
Member Bell asked if the property was being leased by the nursery or purchased?
Mr. Kahler responded that the property would be purchased.
Member Colton asked if the area to the north along College was in the City limits.
Mr. Ludwig replied that was correct.
Member Colton asked how far the City limits go on College from this location?
0 0
Planning and Zoning Board Hearing
October 23, 1995
Page 5
design for a street system was in the best interest of all parties considered. He
felt that it would be an appropriate solution in this situation.
Member Mickelsen seconded the motion and agreed that the intersections that
run east -west and north -south are important to have an even distribution of
traffic.
The motion was approved 7-0.
FOSSIL CREEK NURSERY PUD - PRELIMINARY, #40-95.
Mike Ludwig, Project Planner gave the staff report recommending approval with
variances to Criterion 1 of the Auto Related/Roadside Commercial point chart and All
Development Criteria A1.12, and the following condition from staff:
1. No additional volume from drainage or irrigation flows will be allowed into
Robert Benson Reservoir above the historic volume and rate until
downstream easements are obtained sufficient to carry the developed
volume from this development into, through and below the reservoir.
Tom Kahler, Jim Sell Design, representing the applicant. He did not feel there was a
great deal to add describing this project. Mr. Kahler spoke about the entryways into the
project and the site specifics.
PUBLIC INPUT
Barbara Gallup, 4212 Saddlenotch Drive stated her concerns about preserving the
open/green space between Fort Collins and Loveland. She was concerned with the
vanishing lifestyles of agricultural people in this area, the wildlife in the area, and the
fact that the current use is a stable. Ms. Gallup felt that there were other people
opposed to this project but did not show up because Government does not listen and
does not care.
Carol Berg, concurred with the previous speaker and added that the current use of the
property (stable) is a viable and needed facility. Ms. Berg was also concerned with the
wildlife in the area.
Debra Mee, 7029 South College, encouraged the Board to be very careful in approving
properties moving southward toward Loveland. She felt that this was our only
opportunity to preserve our communities as separate entities.