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HomeMy WebLinkAboutOVERLAND RIDGE (SIENA) PUD - PRELIMINARY ..... SECOND (CONTINUED) P & Z BOARD HEARING - 39-95 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes November 13, 1995 Page 5 Mr. Shepard replied that the City of Fort Collins was looking at a Community Horticultural Center. There is a citizens group that has approached the Council about integrating City resources as well as private sector resources. He did not believe a site had been agreed upon. Mr. Shepard stated that he did not think the applicant wanted to provide that kind of amenity on this site. Member Walker appreciated the concepts being put forth in this project. The alley's, the density, detached sidewalks, and the sense of a more pedestrian friendly environment. Member Mickelsen asked about the water table issues in the area. Glen Schlueter responded that the drainage in the area would not have any affect on the high ground water. Member Strom commented that the Community Horticulture idea was interesting, but under the circumstances, the property owners have brought them a proposal, and the Board has to deal with the proposal in front of them. Mr. Strom agreed with the findings of fact and conclusion as presented in the staff report. Member Strom moved for approval of Overland Ridge, Preliminary PUD with the one condition attached regarding Lots 22-26. Member Mickelson seconded the motion. Member Colton stated he would be supporting the motion and thought there were a lot of good concepts and appreciated some of the comments made by residents. Member Walker commented that changing the status of Elizabeth was not precluded with this project. Mr. Walker suggested that the residents might want to stay involved and get into some discussions with the City regarding the future of Elizabeth Street. Member Walker felt all the criteria was satisfied and would be supporting the motion. The motion was approved 5-0, with Chairperson Carnes and Member Davidson not voting due to a conflict of interest. Gateway at Harmony Road PUD -Taco Cabana - Preliminary and Final, #1-88H. Steve Olt, Project Planner gave the staff report recommending approval with the standard final approval condition with regards to final utility plans and development agreement. Planning and Zoning Board Minutes November 13, 1995 Page 4 Mr. Shepard replied that the houses will be limited to two -stories in height. There is a recreational trail close to the south property line.of this project; and, the concern is the relationship of the trail to the homes. The location of the trail is restricted given the Clearview Stormwater Detention Ponds, the trail cannot be in the wetland area. Mr. Shepard felt that was a given situation and that the trail was still valuable. Member Walker asked about the stormwater fees and how they are handled by the City. Also, how will they mitigate impacts in this section. Mr. Shepard replied that the key point is that this project will be required to engineer it's stormwater system onsite and into the conveyance channels into the Clearview Pond. Ms. Harrington's concern is from the pond downstream, which clearly becomes the responsibility of the Stormwater Utility Department, and not this developer. The fees generated by this development will go into the stormwater basin. Ms. Harrington's point is that those fees should be earmarked such that they go to improvements at the outlet point of the Clearview Ponds and not be used in a remote part of that basin. City policy is that the stormwater fees go, on a prioritybasis, to the project that has been prioritized to be the most critical in that basin, and they not be earmarked into one specific location in the basin. Member Walker asked about Elizabeth Street and access to Elizabeth from this project. Sheri Wamhoff, Engineering Department replied that currently in the City Master Street Plan, Elizabeth is considered an arterial street. There may be thoughts in the future to downsizing it to a minor arterial, but at this time the plan shows it as an arterial. Ms. Wamhoff stated there was one access point to Elizabeth, one into Clearview and another access into the adjacent property to the west. Based on traffic, staff believes that is adequate, and did not feel another access point onto Elizabeth would provide any benefit. Member Walker asked by City Standards, Elizabeth being an arterial, what was the lane configuration of that. Ms. Wamhoff replied that arterial configuration would be what you see on Prospect or Shields, Four lanes and possibly a center turn lane. Obviously, Elizabeth does not reflect that right now, and the City does not have any plans at this point in time to construct it, and it is not a Capital Project at this point in time. Member Walker asked about the comment made by Mr. Stenson regarding a community Horticulture Center. Was this a concept that the City was looking at. Planning and Zoning Board Minutes November 13, 1995 Page 3 Mr. Stenson appreciated the alley concept and suggested that with part of this land being offered into the community, a horticultural center and contiguity with the Happy Heart Farm, is that there is more we can do without a whole lot of changing of the existing engineering to make it even more acceptable with the neighborhood and some thing they could really say they were extremely excited about and hoped could be a model for the real growth patterns coming to us. Mr. Stenson also felt that West Elizabeth should be down sized at the west end to a designated alternative transportation expressway. Mr. Stenson was concerned with the number of developments in the area and the increased traffic in the area. Mr. Stenson also suggested a building material known as "faswall", a 91 % woodchip, 9% portland cinderblock, which is totally adjustable to conventional housing construction techniques and yet environmentally superior to other technologies both to the house dweller and the earth. CITIZEN INPUT CLOSED Member Walker asked about the comment by Ms. Harrington as to the size of the park and asked Mr. Shepard to explain park sizing and how this park in the area fits that sizing. Mr. Shepard replied that staff has worked with the Parks Planning Department as the Overland Ridge PUD has come through the process. Some of the comments from Parks staff were that the size of the park is based on population. Parks has a ratio of population to size a park on a per square mile basis. Policy is that every square mile of residential development in Fort Collins shall have a neighborhood park. This square mile is unique as it is divided by West Elizabeth Street, which is not a section line road. Therefore, this square mile has two neighborhood parks. Rogers Park, on the north side of the section, and Overland Trail park, south of this project; which is a 15 acre park. The Parks Department feels that given the population of the square mile section, both existing and projected, that this is an adequate amount of parkland for this square mile section. The Overland Trail park is adjoined by a 10 acre stormwater detention pond, so the effect is that there is more open space there than the actual park. Mr. Shepard added that the Parks Department has looked at the proposal, they have had conversations with Ms. Harrington; the Parks Department is not in the position, both policy wise and is financially unable to purchase more park land in this square mile section. Member Walker asked about limiting the size of the buildings adjacent to the park or open space. Planning and Zoning.Board Minutes November 13, 1995 Page 2. Member Walker asked Mr. Shepard to point out the lots affected by the condition. Mr. Shepard pointed out lots 22 through 26. Member Walker asked if the road access would change. Mr. Shepard replied no. Bruce Hendee, BHA Design, gave a presentation on behalf of the applicant. Mr. Hendee clarified that the plan did call for 116 lots, Mr. Shepard's staff report called for 114. Mr. Hendee stated they had no problem with the condition of approval. Member Walker asked about the road off the property in the southwest corner. Mr. Hendee replied that the intent was to connect with Pleasant Valley Drive. CITIZEN INPUT Ted Shepard, Senior Planner read into the record a letter and petition from Judy Harrington stating her concerns with the project. Dennis Stenson, 2820 W. Elizabeth Street believed a portion of this property should be used as part of the Community Horticultural Center as a part of this development. Mr. Stenson stated that Mr. Al Minatta, before he died, stated that he would like to see the property used for open space or a park. Mr. Stenson felt that a site design was possible that would be like fairway homed developed around golf courses that would still accommodate the number of houses the developer wanted to put in; and still maintain and enhance the open character of the existing use. Mr. Stenson stated that he had shown the developer a video of a development in Davis, California, a high density housing project in a town often compared to Fort Collins. The setbacks and all the things seen on the site plan are very similar to the village homes, the difference being that swales are used to accommodate ground water and drainage water to water fruit trees and basically an edible landscape. Mr. Stenson felt the layout of this project promoted an open space in the center of the complex that would make itself a sufficient food model as a subdivision. Mr. Stenson felt it would be contiguous to what is going on in that part of town anyway; with the Happy Heart Farm being an existing model of community supported small scale agriculture, the first in the Rocky Mountain region. PLANNING AND ZONING BOARD MINUTES Continuation of the October 23, 1995 Hearing November 13, 1995 6:30 P.M. Council Liaison: Gina Janett I Staff Liaison: Bob Blanchard Chairperson: Gary Carnes Phone: 223-0404 (w) 223-8589 (h) Vice Chairman: Lloyd Walker Phone: 491-6172 (w) 221-0489 (h) The meeting was called to order at 6:37 p.m. by Chairperson Carnes. Roll Call: Walker, Bell, Colton, Mickelsen, Strom, Davidson, Carnes. Staff Present: Blanchard, Shepard, Olt, Eckman, Herzig, Wamhoff, Mapes, Frank, Deines. Agenda Review: Current Planning Director Blanchard reviewed the discussion agenda. The discussion agenda included: 14. #39-95 Overland Ridge PUD - Preliminary 15. #35-95 Roberto's Burritos Expansion PUD - Preliminary and Final (Continued) 16. #1-88H Gateway at Harmony Road PUD - Taco Cabana - Preliminary and Final 17. #42-89C Timberline Farms PUD - Diamond Shamrock Cornerstore - Preliminary 18. #2-95A Recommendation to City Council Regarding the North College Rezoning. #39-95 OVERLAND RIDGE PUD - PRELIMINARY Chairperson Carnes and Member Davidson excused themselves from this project due to a conflict of interest. Chairperson Carnes turned the meeting over to Vice Chairman Walker. Ted Shepard, Senior Planner gave the staff report recommending approval with the following condition: 1. Preliminary approval of this P.U.D. shall not grant layout and density to Lots 22 through 26, inclusive, due to the need to further refine stormwater modeling which may modify the stormwater detention requirements in the southeast portion of the parcel.