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HomeMy WebLinkAboutRAINTREE TOWNHOMES PUD PRELIMINARY - 42 93 - MINUTES/NOTES - CORRESPONDENCE-HEARINGPlanning and Zoning Board Meeting Minutes August 30, 1993 Page 8 Mr. Peterson said they will make an attempt to do so. Member Cottier asked if Parks and Recreation will consider wildlife in their decision. Mr. Peterson said he thought they would, as would Natural Resources. This land between the ditches east of Shield has always been thought of as a wildlife corridor. Chair Walker raised the question of using public land for storm drainage from a private parcel. He asked if there is an advantage to wildlife in having a storm detention pond. Mr. Peterson said that the City looks at storm drainage in terms of how fast the water gets off - site. Irrigation ditches are used as part of the storm drainage system in some parts of the City and not used in other parts. Chair Walker is concerned that detention ponds may be using engineering considerations rather than considering the other elements. Mr. Steve Human, from TST who are the engineers for the developer said they are looking at the land between the two ditches and that there is a similar situation between the Senior Center and the Preserve. Both projects are looking at detention ponds between the ditches although in the case of the Preserve, that property was part of the parcel. They are considering extending the Senior Center detention pond across the boundary line further up into the property, utilizing the same outfall that pond currently uses into Spring Creek and would not be increasing the flow into the creek. He said that detention ponds can and should be more of a wildlife habitat than what currently exists. Right now, it is flat and weedy and a detention pond can be built with a greater variety of habitats, including cattails and so on. They intend to do what they can to promote wetland habitat with the detention pond. He noted that it would take more than a third of the property to create a detention pond, which is unrealistic. He stated that it is not allowed for the ditches to carry any part of the drainage in this part of the City. Historically, non - developed flows are allowed to go in but once development occurs, that is not allowed at all. Member Fontane inquired about the size of the open space on the parcel all the way to Drake. Mr. Human estimated that the area between the ditches could be about 10-12 acres. Member Clements -Cooney expanded the idea and inquired about the length of the corridor. Mr. Human repeated that the length was 10-12 acres. Planning and Zoning Board Meeting Minutes August 30, 1993 Page 7 Ms. Whetstone added that on the Senior Center subdivision plat on file, the east boundary has an access easement that has been dedicated and it would be half of the easement of a circulator and could be used if needed. Member Clements -Cooney asked about placing a condition that Evenstar Court be closed if the redevelopment occurs. Mr. Herzig thought it would be better to stay flexible about the safety. Member Clements -Cooney said that it appears that until there is redevelopment of the Raintree and Filmore properties, there will not be a future access drive built. Ms. Whetstone agreed. Mr. Peterson commented that they intend to let all interested parties know about the possibilities and long term plans ahead of time and the plan is to make a circulator on the western border of the property. Member Clements -Cooney told Ms. Filmore that they had discussed the area between the ditches before they arrived and the property belongs to the park and will remain in its natural state. Member Fontane asked if the parcel to the north of the Filmore property were to develop by itself, it's access would for now would be from the cul-de-sac and not utilize the strip behind the house. Ms. Whetstone agreed and said that Ms. Filmore's property could not be used unless the property redevelops. Mr. Peterson brought up the land between the ditches as it relates to the storm drainage issue. One of the options that the developer's engineer is looking at is being able to use the property between the ditches as a storm drainage area, which would require permission from the City and other options exist, such as keeping the drainage on the property. Member Clements -Cooney asked if this process would allow neighborhood input. Mr. Peterson said this process would be the best because if the City agrees to this option, it would be finalized over the next few months. Member Cottier said that since the homeowner does have specific concerns about this area, that she would appreciate the City involving anyone with an interest. Planning and Zoning Board Meeting Minutes August 30, 1993 Page 6 Mike Herzig, City Engineer, stated that it is the best that can be done at this time, which is why Transportation is interested in another possible access if the property redevelops although this current design will still function safely. Member Winfree said that the staff report contains a letter stating that a request for a variance was made for Evenstar Court. Ms. Whetstone responded that the variance was not required and that the 28 foot street is standard for development on one side. The request came from a traffic engineer who was unaware that there is provision is the street code for this situation. Member Winfree asked if parking will still be allowed on one side. Ms. Whetstone said yes. Member Cottier asked about the access on the west side of the Filmore property and if the Filmore property borders Raintree Drive to the south. Ms. Filmore said that she understood from Ronn Frank that it was 10 feet from the sidewalk on the south side of the house. Member Cottier summarized that any redevelopment would combine the Raintree PUD with the Filmore property and asked whether it would be preferable to have access off Raintree Drive and eliminate this potential access. Mr. Herzig said it can't be done at this time because this particular group owns the property surrounding the Filmores on three sides and there is a separate property on the north side. Member Cottier noted that using Raintree Drive would ensure traffic circulation on Evenstar Court. Mr. Herzig said that if a connection is made over to Raintree, the connection at Shields for Evenstar would be closed. Mr. Peterson commented that they would resolve the conflict over whether or not Evenstar would be closed. He stated that he hoped to eliminate the confusion. The City eventually would like access coming off Raintree Drive with Evenstar closed as an access to Shields. The City desires to limit access on major arterial streets such as Shields whenever possible. This access depends on what happens with the redevelopment of the properties to the south. There are several options on handling the access --one would involve the Senior Center parking lot, another would involve the residence and a piece of the commercial property. Planning and Zoning Board Meeting Minutes August 30, 1993 Page 5 concerned with the second paragraph which reads: "when properties to the south redevelop, a possible connection to Raintree Drive ... will be constructed", referring to their property. She has spoken with Ms. Whetstone and would like confirmation that no connection will be built as long as they are living there. They would lose 10-20 feet off the back of their property. She stated that she was also concerned about the local wildlife living in the area. She stated that she had spoken with Leslie Bryson of the City Parks and Recreation Department to ask about studies on the animals in this area. A study exists on the birds in the Ross Open Space. Ms. Bryson spoke with Ms. Karen Manci, Natural Resources Department, who said that she believed that with the City land and the ditches, the local animals would have enough room to pass through. Ms. Filmore listed a large number of wildlife that she has seen so far this year in that area. She would like to see a study done about the impact on the wildlife of all the construction in this area. Chair Walker asked for clarification on the access road --where is it located and how and when might it be built. Mr. Peterson responded that it is a potential access to the street that would be serving the townhouses. One option is to connect the Senior Center parking lot and Evenstar Court and one way of doing that is to use Ms. Filmore's property. However, he stated that he is not aware of any plans to make that connection, some sort of compensation would be required, and a redesign of the parking lot would be required. Chair Walker noted that if this option was used, some sort of due process would be followed. Mr. Peterson concurred. Chair Walker confirmed that the proposed access is entirely on Ms. Filmore's property. Ms. Whetstone elaborated that the Transportation Department sees some access difficulties with this option if the area were to redevelop. There is a piece of commercial property between the house and the Raintree Townhouses that is owned by part of the Raintree PUD and if that whole area is redeveloped, Transportation would like the Shields Street access to be closed. Chair Walker asked if this was in reference to Evenstar. Ms. Whetstone stated that would remain as a right-in/right-out. Chair Walker asked if the residents might feel it is inadequate. Planning and Zoning Board Meeting Minutes August 30, 1993 Page 4 Kirsten Whetstone, City Planner, gave the staff report recommending approval with 3 conditions. Ms. Kay Force, representing Jim Sell Design, introduced John McCoy, the applicant, and Larry Trampe, the architect. She stated that one concern the applicant had was making the development architecturally compatible with the existing Senior Center --the siding and brickwork are similar. They were also concerned with buffering the project from Rolland Moore Park. They are maintaining the open space which now exists between the two ditches --the Larimer #2 Canal and the new Mercer Ditch which are directly north of the project and will be maintained as a natural area and provide about 140 ft. of open space there. Additionally, they will provide deciduous and evergreen landscaping to the north of the site between the units and the existing ditch. Ms. Force continued that a neighborhood concern was about access to the site. Access is from Evenstar Court and will be 28 feet wide and has been approved by the city. The developer will provide a pork chop island to direct traffic off Shields to right turns only. At some time in the future, there will be an opportunity to have access through the Raintree PUD and Senior Center PUD to the signalized intersection in the south. Chair Walker clarified that the land between the two canals is not part of the development but is park property. Member Clements -Cooney confirmed that the development will not address landscaping between the ditches. She mentioned the neighborhood was concerned that the ditches needed to be cleaned up. Ms. Whetstone agreed to send a memo to the ditch companies. Member Fontane noted that the neighborhood was concerned about traffic going through the Senior Center Parking lot to get to the light and asked if there was an access. Ms. Force responded that she believed this was to be a future dedicated right-of-way when there is redevelopment of the property. At this time, there would only be emergency access, with a curb. PUBLIC INPUT Ms. Margaret Filmore, 2337 South Shields, the property owner of the residential property next to the project. In referring to Item #5 of the Staff Report, regarding Transportation, she was o PLANNING AND ZONING BOARD MEETING 11DNUTES August 30, 1993 Council Liaison: Gerry Horak Staff Support Liaison: Tom Peterson The August 30, 1993 regular meeting of the Planning and Zoning Board was called to order at 6:32 pm in the Council Chambers of City Hall West, 300 LaPorte Avenue, Fort Collins, Colorado. Board members present included Chair Lloyd Walker, Sharon Winfree, Jennifer Fontane, Jan Cottier, Bernie Strom, and Rene Clements -Cooney. Member Jim Klataske was absent. Staff members present included Planning Director Tom Peterson, Assistant City Attorney Paul Eckman, Chief City Planner Sherry Albertson -Clark, Mike Herzig, Kirsten Whetstone, Steve Olt, Kerrie Ashbeck and Diane Slater. Mr. Peterson reviewed the Consent Agenda which consisted of: Item 15 - Rocky Ridge Sporting and Conservation Club - County Referral. Mr. Peterson reviewed the Discussion Agenda which included: Item 16 - Summerhill PUD - Preliminary; Item 17 - Raintree Townhome PUD, and Item 18 -Hampshire Pond PUD - Preliminary. Mr. Peterson reviewed a Recommendation Item: Manor Ridge Estates PUD, Sth )Filing - County Referral - Case #52-93. Member Fontane requested that Item 15, Rocky Ridge Sporting and Conservation Club County Referral be pulled for discussion. Ms. Albertson -Clark gave the Staff Report for the request to rezone a portion of this site to the O-Open Zone in the county and also for special review, recommending approval. She stated that this was a request for expansion of an existing hunting club, including additional hunting areas, dog kennels and a sporting clay shooting area. County staff has gone out and evaluated the noise potential and feel it will not pose a problem. - Mike Moreng, applicant, stated that this was an upland game bird hunting club established 8 years ago. He added that this club has not disturbed the outlying areas. Planning and Zoning Board Meeting Minutes August 30, 1993 Page 9 Member Winfree asked staff about when this area redevelops if Evenstar Court would then need to be granted a variance because of the development on both sides or would it need to be widened. Ms. Whetstone said it depends on what happens with the half acre on Shields and if it were to develop, it would depend on the intensity. If it needed to be widened, it would be done on the property. Mr. Peterson said that if the generated traffic warranted, Evenstar would then become 36 feet wide rather than 28 feet. Member Clements -Cooney moved approval of Raintree Townhomes PUD Preliminary with the following conditions: 1) That additional shrubs and trees be provided between the masonry wall and Lot 1, to enhance the sound barrier; 2) That the design of the pork chop at the intersection with Shields Street be approved by the City Engineering and Transporta- tion departments prior to final, and; 3) That off -site drainage easements be obtained and approved by the City Parks and Recreation Department and the City Stormwater Utility prior to final approval. Member Strom seconded the motion. Chair Walker commented that he would like to see City property used only if it is an enhancement and encourage staff to look closely that is an attribute. The motion passed 6-0. HAMPSHIRE POND - PRELIMINARY - CASE #44-93 Steve Olt, City Planner, gave the staff report recommending approval with one condition. Richard Storck, Storck Development and the applicant, said that they fit within the existing zoning on the parcel. They are proposing 74 units, would be allowed up to 108 units, on minimum 6,000 square foot lots. They are working within the following constraints: landlocked by the Light and Power parcel; the detention area; the open space with a trail on the south side; on the west side is private ownership and; Drake. They are looking at Hampshire Road being their main entrance and the only secondary access would be west off Drake and it just meets the minimum City requirements for spacing. The City is looking for a possible future connection down south so that would dictate the connections. The trail connections and solar ordinance seemed to work best with the design. He doesn't think that any of the streets are overly lengthy as far as traffic concerns. They are providing a minimum of one tree per lot.