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HomeMy WebLinkAboutWATERFIELD PUD, FIRST FILING - FINAL - 7-95C - SUBMITTAL DOCUMENTS - ROUND 1 - LEGAL COMMUNICATIONDA-fE. November 7, 1`993' -WI 7 I EM NUMBER: 25 residential development. The San Cristo Subdivision is located directly beneath the flight path for the airport while the proposed mobile.home park on this site is not. 4. Existing developments have occurred in other parts of the City in closer proximity to existing railroad tracks than the proposed mobile home park on this site. It appears that railroad impacts for those developments have been addressed by simple physical separation of the lots from the tracks with distances ranging from 100 to 150 feet, with occasional landscaping. In most cases, there is no buffering provisions except for private landscaping and fencing on individual lots. PLANNING AND ZONING BOARD RECOMMENDATION: Ij0' The Planning and Zoning Board, at its regular monthly meeting of October 23, 1995, voted 7-0 to recommend approval of the annexation. The Board voted 7-0 to recommend approval,to;zone the property IL - Limited Industrial, with a planned unit development condition (Option B). The Board's recommendation was that industrial zoning was more appropriate with the surrounding zoning and land uses. Regardless of future development, it was the Board's opinion that development proposals should be evaluated against the requirements of the Land Development Guidance System, being a more comprehensive review based on absolute criteria than the performance standards of a permitted "use -by -right" in the zoning code. DATE: November 7, 1995 1 6 1 -iTEM NUMBER: 25 ii. a multi -purpose building at least 2,000 square feet in area with facilities for a laundry, meeting room and recreational area, restrooms, office and a maintenance area; and playground and mini -park area of at least 30,000 square feet. The Director of Community Planning and Environmental Services shall review the landscape plan using Criteria 2.13 of Section 29-526(D), Activity A, "All Development Criteria", as a guideline and shall take action to approve, approve with conditions or disapprove any such plan. Upon such determination of approval, or approval with conditions, this condition shall be deemed satisfied. No development. application shall be approved unless the Director of Community Planning and Environmental Services has approved or approved with conditions such -sketch/landscape plans... , . - ..... .. ...,. Option A of Ordinance No. 143, 1995, provides for the provision of notice of the determinations to interested parties owning real property in the area and that the determinations could be appealed directly to City Council. Staff believes that the annexation request is appropriate for the following reasons: The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins contained in the Intergovernmental Agreement for the Fort Collins Urban Growth Area. 2. The area meets the eligibility requirements included in State law to qualify for a voluntary annexation to the City of Fort Collins. 3. On August 22, 1995, the City Council considered and approved a resolution determining that the proposed annexation process for this property by establishing the date, time, and place when a public hearing will be held regarding the readings of the Ordinances annexing and zoning the area. November 7, 1995, was established as the date of the Public Hearing and first reading of the Ordinances annexing and zoning the property. In addition, staff believes that the request for MM - Mobile Home Medium Density Zoning is appropriate for the following reasons: 1. The requested MM - ensity Zoning District is in conformance with Po ' ' s #12, #22, #41, #42, #78, #80c, and #80d of ithpLand Use Policies Plan, an element o sive an. ee attached P&Z staff report.) 2. The zoning of this property to MM - Mobile Home Medium Density provides an additional opportunity for affordable housing in the City of Fort Collins as a use -by -right, subject to (a) the MM Zone District Requirements (attached), (b) the conditions stated above, and (c) the provisions of Chapter 18 of the Code pertaining to Mobile Home Park development (attached). -r 3. A noise study completed in August, 1992 for the San Cristo Subdivision indicated that noise levels around the Fort Collins Downtown Airport were within acceptable levels for L SATE- November 7, 1995 5 1 rEM NUMBER: 25 STAFF RECOMMENDATION: Staff recommends approval of the annexation and requested MM - Mobile Home Medium Density Zoning District with the following conditions: A. Traffic. A traffic study shall be provided which will examine access to the development, trip generation of the development, distribution of traffic generated and level of service analysis. The traffic study will be reviewed against all Development Criteria No.'s A-2.1, A-2.5, and A-3.2 of the Land Development Guidance System for Planned Unit Developments and no development application shall be approved unless the Director of Community Planning and Environmental Services has determined that the development conforms to said criteria. The traffic study will be provided to the City by the developer prior to submission of subdivision documents for the development. The Director of Community Planning and Environmental Services, in consultation with the City's traffic engineer, shall review such study and determine whether the development conforms to said criteria. Upon such determination, this condition shall be deemed satisfied. B. Wetlands. A map of all existing wetland and habitat areas located on such property shall be provided to the City. Prior to submission of subdivision documents, the developer will also provide the City with a soils and geological engineering report, including a groundwater hydrology report, evaluating the geohydrologic impact of the development on on -site and off -site wetlands. The Director of Community Planning and Environmental Services, in consultation with the Natural Resources Department, shall review such reports using as guiding criteria All - Development Criteria Nos. A-1.3, A-1.9, A-2.3, and A-3.4 of the Land Development Guidance System for Planned Unit Developments, and shall determine whether the geohydrologic impact from the development will significantly affect existing wetlands; and no development application shall be approved unless the Director of Community Planning and Environmental Services has determined that the geohydrologic impact from the development will not significantly affect existing wetlands. • The Director of Community Planning and Environmental Services shall further make a determination,based on the reports as to the treatment of the on -site existing wetlands, which determination may alternatively require: (a) that the developer avoid impacts to the groundwater source that supports the wetland, to the extent practical, and incorporate the wetland into a site feature, or (b) that the developer replace the disturbed areas with either on -site or off -site wetlands of equal or greater value. Upon such determinations, this condition shall be deemed satisfied. C. Sketch Plan/Landscape Plan. Prior to submission of subdivision documents, the developer shall submit a sketch plan and landscape plan as required by Section 18-3(4)(g) of the Code of the City. The landscape plan shall additionally include the following: i. a wooden perimeter fence along the north, south and east boundaries of the development; DATE: November 7, 1995 4 EM NUMBER: 25 4.. Access to the residential site from a single point in the form of the divided International Boulevard through the industrial park. The Poudre Fire Authority requires two points of access into a development to ensure at least one point of unobstructed emergency access at all times. In this instance, access is provided solely by International Boulevard, a divided public street with a median in the middle. At least two other developments (Southridge P.U.D. and Stone Ridge P.U.D., 4th Filing) have been approved with similar situations. In this instance, Poudre Fire Authority has accepted the proposed access as sufficient. 5. Safety and noise concerns surrounding the Railroad tracks to the north and the switching yard to the northeast of the proposed residential site. Burlington Northern railroad owns the parcel directly to the north of the subject property, which is approximately 310' in width. The"railroad tracks are located at the north end of this parcel with an approximate 350' separation between the tracks and the north property line of this annexation. The switching yard is located to the north of the existing mobile home park to the northeast of the subject property. Concern has been expressed that the railroad tracks may become an "attractive nuisance" as a play area to children living in the proposed mobile home park. There is no indication that a problem of this type occurs based on the proximity of the Collins Aire Mobile Home Park to the railroad tracks and switc mg yar . Potential noise impacts have been identified as background train noise as well as the sounds of the switching yard which typically occur at night. These impacts are expected to be addressed during site design through distance and landscape buffers. This is similar to the treatment in other developments within the City. Developments such as Harmony Crossing _ P.U.D., Willow Springs P.U.D., and Paragon Point PUD 1st and 2nd Filings also have railroad tracks and rights -of -way in close proximity to residential lots. In these cases, review of approved site and landscape plans do not indicate special concern with the proximity of the railroad. It appears that railroad impacts have been addressed by simple physical separation of the lots from the tracks with distances ranging from 100 to 150 feet and . occasional landscaping. Both Harmony Crossing and Paragon Point have �exampTes of rear lot lines directly abutting the railroad right-of-way with no buffering except for personal landscaping and fencing,of individual loots. 6. Environmental concerns related to the Dry Creek floodplain and both on -site and off -site wetlands. While the Dry Creek channel and floodway is located off the subject property, parts of the floodplain are within the. annexation boundaries. In addition, an existing wetland exists in the southeast corner of the site. The wetland appears to be maintained by high groundwater directly to the north and is part of a system of wetlands that extend off -site to the south east. As part of the staff recommendation, a condition is suggested that requires the applicant prepare studies addressing the groundwater situation and value of the wetland. Depending on the results, a determination will be made about the need for maintenance the existing wetland or the need to mitigate its loss by the creation of additional wetlands of similar size and value. These decisions may ultimately influence the site design and layout. DATF- November 7, 095 3 ; EM NUMBER: 25 approximately 1,200 letters sent out to notify property owners in a large portion of the northeast quadrant of Fort Collins and 28 people attended the open house. A copy of a compilation of the comments received at this open house is attached to this agenda item summary. The area of notification for the Planning and Zoning Board's October 23, 1995 public hearing included properties approximately 1,500 feet to the north of East Vine Drive, properties approximately 1,500 feet to the east of Summit View Drive, and areas west to Lemay Avenue and south to East Mulberry Street. The notification area was from 1,500 feet to 4,000 feet in all directions from the subject property. A map showing the area of notification is attached to this agenda item summary. Issues: Several issues were considered during staff's review of this proposal and introduced during the Planning and Zoning Board's public hearing on October 23, 1995:. Safety and noise concerns surrounding this site's relationship to the Fort Collins Downtown Airport to the south and west. This was addressed in part by the applicant reducing the size of the annexation from 70 acres � to approximately 52 acres and by increasing the setback distance between the development X,1 and the airport. In a letter to the applicant, the airport owners agree that this action addresses their stated concerns. In addition a previous noise study completed in August, 1992 for the ^ San Crist ' dic e levels were within acceptable levels. This su ivision was located directly beneath the flight path for the airport while the proposed �j mobile home park is not. 2. The nature of the traffic associated with the industrial park to the east and safety concerns about residential development adjacent to the industrial park. Concern has been expressed about the acceptability of residential traffic being routed through the industrial park on International Drive. This road is the sole access to both the industrial park as well as the proposed mobile home park. Staff is recommending that a traffic study be.prepared.prior to application for subdivision approval to address traffic concerns including the need for off -site improvements. The owners and tenants of the industrial park have also stated concerns about potential vandalism and crime that may occur as a result of residential development on the proposed -annexation site. The issue of children playing in the parking lots and on the loading docks and potential safety issues have also been introduced. 3.' The rare orchid on -site. The site is identified as having vegetation types associated with rare orchids. Two required inventories were completed by a consultant working for the Natural Resources Division duringthe appLQp_ fate season in 1993 and 1994. Both inventories failed to con arm t e existence of the rare orchid plant. DATE: November 7, 1995 _, EM NUMBER: 25 OWNER: Fort Collins Airpark-Industrial, Ltd. A Colorado Limited Partnership 5047 Main Gore Circle Vail, CO 81657 BACKGROUND: The applicant, Parsons & Associates, Inc., on behalf of the property owner, Fort Collins Airpark- Industrial, Ltd., has submitted a written petition requesting annexation of 52.5256 acres, as described above. The application includes a request to zone the property MM - Mobile Home Medium Density. The property is currently zoned I - Industrial in Larimer County. This is a 100% voluntary annexation. The property is located within the Fort Collins Urban Growth Area. According to policies and agreements between the City of Fort Collins and Larimer County contained in the Intergovernmental Agreement for the Fort Collins Urban Growth Area, the City will agree to consider annexation of property in the UGA when the property is eligible for annexation according to State law. This property gains the required 1/6 contiguity to existing City limits through a common boundary with the Burlington Northern Railroad "operating corridor" property, which is contiguous to the East Vine Drive 6th Annexation to the north. The surrounding zoning and land uses are as follows: N: t - transition and RLP - Low Density Planned Residential in the City, FA-1 in Larimer County; vacant agricultural land S: I - Industrial and 0 - Open in Larimer County; existing Fort Collins Downtown Airport E: I - Industrial and 0 - Open in Larimer County; existing industrial park and mobile home park W: I - Industrial in Larimer County; existing airport and industrial park The requested zoning for this annexation is the MM - Mobile Home Medium Density Zoning District. Originally, the applicant requested this zoning with no conditions. It is staff's understanding, however, that the three conditions proposed in Option A are acceptable to the applican . The expressed purpose of this request is to develop a mobile home park. However, 'additional uses permitted in the MM District include any use permitted iri the RM - Medium Density Residential Zoning District (single family, two-family, and multi -family residential, elementary and high schools, churches, public and nonprofit quasi -public recreational uses, essential public utility and service installations and facilities, child-care centers, group homes). The property is currently undeveloped. The applicant has stated the intent to develop a manufactured housing community of approximately 7 dwelling units per acre on the portion of the property outside of the Dry Creek floodway. This development could provide an affordable housing alternative. Also, it could provide the opportunity for a variety of types, sizes, and quality of manufactured housing that potentially could include the relocation of a portion of the soon to be displaced Pioneer Mobile Home Park residents. The applicant has indicated the development will eventually include a combination of rental and ownership spaces. City staff hosted a public open house from 5:00 p.m. to 8:00 p.m. on September 20, 1995 at the Streets Facility. Representatives from the Planning Department, Natural Resources Division, and Transportation Department were present to answer questions raised by the participants. There were AGENDA ITEM SUMMARY FORT COLLINS CITY COUNCIL SUBJECT: Items Pertaining to the Dry Creek Annexation and Zoning. ITEM NUMBER- 25 DATE: November 7, 1995 STAFF: Steve Olt RECOMMENDATION: Staff recommends approval of the annexation request and the request to zone the property MM - Mobile Home Medium Density, with conditions being placed on the zoning regarding the requirement for submittal of traffic, wetlands/natural areas studies, landscaping, and site amenities (Option A). The Planning and Zoning Board, on October 23, 1995, voted 7-0 to recommend approval of the annexation. The Board also voted 7-0 to recommend zoning the property IL - Limited Industrial, with a planned unit development condition (Option B). The Staff Report, with attachments, that went to the Board is attached to this Agenda Item Summary. (Options A &B) EXECUTIVE SUMMARY: A. Resolution 95-160 Setting Forth Findings of Fact and Determinations Regarding the Dry Creek Annexation and Zoning. B. Hearing and First Reading of Ordinance No. 142, 1995, Annexing 52.5256 Acres, Known as the Dry Creek Annexation. C. Option : Hearing and First Reading of Ordinance No. 143, 1995, Zoning 52.5256 Acres, Known as the Dry Creek Annexation, into the MM - Mobile Home Medium Density Zoning District, with three conditions as indicated in the staff recommendation. (In addition, all mobile home park development proposals are subject to the requirements of Chapter 18 of the Code (Ordinance No. 159, 1987).] Option : Hearing and First Reading of Ordinance No. 143, 1995, Zoning 52.5256 Acres, Known as the Dry Creek Annexation, into the IL - Limited Industrial Zoning District, with a Planned Unit Development (P.U.D.) condition attached. This is a request to annex and zone 52.5256 acres located on the south side of East Vine Drive, west of Summit View Drive, east of Lemay Avenue, and north of East Mulberry Street. The Burlington Northern Railroad is adjacent along the north property line and the Fort Collins Downtown Airport is to the south and west of the property. The requeste is MM - Mobile Home Medium Density with no conditions. Staff is recommending th It two•c`nditions be placed on the zoning regarding traffic study and natural areas/wetlands study re itis ents. The property is undeveloped merand is in the I -Industrial Zoning District in LariCounty. is a 100% voluntary annexation. APPLICANT: Parsons & Associates, Inc. 432 Link Lane Plaza Fort Collins, CO 80524 Michael Ludwig June 13, 1997 Page 2 We believe, simply based on the separation distances, that the impact to the Waterfield P.U.D. will be considerably less than what was considered to be acceptable for the Dry Creek project. Hopefully this information will answer the Board's questions. By LAL/jPk Enclosures pc: Jim McCory Sincerely, MARCH & MYATT, P.C. ARTHUR E. MARCH, JR. RAMSEY D. MYATT ROBERT W. BRANDES, JR. RICHARD S. GAST LUCIA A. LILEY J. BRADFORD MARCH LINDA S. MILLER JEFFREY J. JOHNSON MATTHEW J. DOUGLAS MARCH & MYATT, P.C. ATTORNEYS AND COUNSELORS AT LAW 110 EAST OAK STREET FORT COLLINS, COLORADO 80524-2880 (970) 482-4322 TELECOPIER (970) 482-3038 June 13, 1997 Michael Ludwig, City Planner Current Planning Department City of Fort Collins 281 N. College Ave. Fort Collins, CO 80521 Re: Waterfield P.U.D. Dear Mike: VIA HAND DELIVERY ARTHUR E. MARCH 1908-1981 MAILING ADDRESS: P.O. BOX 469 FORT COLLINS, CO 80522-0469 As you noted in your May 21 letter, the Planning and Zoning Board requested at the May 19 hearing that additional information be provided regarding the impact of noise from the Burlington Northern railroad tracks and switching yards on the south side of Vine Street. While working on the Dry Creek Mobile Home Park project recently, we remembered that the Planning and Zoning Board had also been interested in this issue in October, 1995 when it considered the annexation and zoning of the Dry Creek property. The Planning Staff researched the issue and made certain recommendations to City Council on November 7, 1995. Staff compared Dry Creek's proximity to the tracks to other City P.U.D.'s and found that any potential impact would be addressed by the distance between the development and tracks (in excess of 100-150 feet) and occasional landscaping. This level of review was sufficient for the City Council and no condition related to noise was placed on the Dry Creek zoning. A copy of the Agenda Item Summary dated November 7, 1995 is enclosed. Waterfield P.U.D. is directly northeast of Dry Creek, north of the Burlington Northern tracks and Vine Street. The majority of the residential area in Waterfield is separated from the railroad tracks by a significant distance made up of the Vine Street right- of-way, detention areas, a school and park site, existing homes on property not in the P.U.D. and the neighborhood commercial center. Of the entire 483 dwelling units in Waterfield, the only units which are not buffered from the tracks by an intervening use are the units in Buildings 18 and 22 of the Bull Run Apartments. These buildings will be approximately 200 feet from the tracks and even further from the switching yard, which is located further to the west.