HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - CORRESPONDENCE - (76)To Residents and Interested Parties,
This notice is to inform you of a submittal of a new Amended CSURF Centre for
Advanced Technology, Overall Development Plan (ODP) that took place yesterday
afternoon, March 30, 2011, at the Development Review Center, City of Fort Collins. This
new development proposal will go through a 3-week review by City staff. On Wednesday
morning, April 20th, this item will be discussed by staff and the applicant (Campus Crest
at Fort Collins, LLC) at a staff review meeting at 281 North College Avenue. At this
meeting staff will determine if the ODP can be scheduled for a Planning & Zoning Board
public hearing, where a decision (approval or denial) would be made by the Board. The
earliest possible Board public hearing date would be May 19, 2011.
This new ODP, now submitted, will be reviewed by City staff concurrent with The Grove
at Fort Collins, Project Development Plan (PDP) that was submitted on December 8,
2010 and has been through one round of development review. Staff issued a comment
letter to the applicant on January 4, 2011 stating that a second round of review is
required. To date, staff is awaiting a submittal of revised plans for the PDP. Once
submitted these plans will go through the required 2-week review by staff. At the end of
the 2 weeks the item will be discussed by staff and the applicant at a Wednesday
morning staff review meeting. To ensure conformance of The Grove at Fort Collins, PDP
with an ODP of record, the new Amended CSURF Centre for Advanced Technology, ODP
would have to be approved before the Board would be able to approve the PDP. Both
items could possibly be heard and discussed at the same public hearing.
Please do not hesitate to contact me if you have questions or need additional
information regarding the City's development review process.
Steve Olt
VA
This is the procedure most commonly used by City staff in evaluating a PDP that is part
of an ODP.
Also, please note that the Institute for the Built Environment (IBE at CSU), Campus
Crest of Fort Collins LLC and the projects' design team will be hosting an open house on
Wednesday, April 27th, for the purpose of presenting revised plans for The Grove at Fort
Collins PDP and the new Amended CSURF Centre for Advanced Technology ODP to
neighbors and interested parties. Apparently there will be multiple stations set up where
anyone can talk to representatives from IBE, Campus Crest or their design team about
various aspects of the project(s).
Steve Olt
From: Kevin Barrier[mailto:kevinCalkevinbarrier.com]
Sent: Thursday, March 31, 2011 1:30 PM
To: Steve Olt
Cc: David Roy
Subject: Re: submittal of new Amended CSURF Centre for Advanced Technology Overall
Development Plan
Mr. Olt,
Thank you for the update. When will the two neighborhood meetings begin for this new
Overall Development Plan (ODP) for the referenced CSURF ground? And will you email a
copy of the ODP to me?
Additionally, a PDP references and fits within an ODP. How is it that this PDP exists
outside that customary framework? I would expect a new PDP aligned with and
referencing the new ODP. Not a PDP that was aligned with the ODP that was so
thoroughly voted down by City Council.
Thank you,
Kevin K. Barrier
On Thu, Mar 31, 2011 at 12:38 PM, Steve Olt <SOLTCo)fcgov.com> wrote:
T
Attachment 2
Correspondence Regarding The Grove at Fort Collins Development Process
(Read from last message to first to see in chronological order)
On Thu, Mar 31, 2011 at 3:33 PM, Steve Olt <SOLT(dfcgov.com> wrote:
Kevin,
A neighborhood meeting was held on January 18, 2011 to present and
discuss the current ODP that was in preparation at that time and
then submitted on March 30, 2011. Therefore, another neighborhood meeting will not
be held because the neighborhood meeting requirement set forth in Section 2.2.2(B) of
the Land Use Code has been met. You can access the CSURF ODP documents in the
City's Public FTP Site as follows:
From you computer, FTP files can be accessed by both the public and city employees.
Please follow these instructions:
Go to the "run" option
Use the following text: explorer.exe fta://gw-download:ven53dor@ns2.fcgov.com
If you have difficulty accessing the information please contact Courtney Rippy in Current
Planning at crippy@fcgov.com.
As stated in Section 2.4.2(H) of the Land Use Code: "when a project development plan
is within the boundaries of an approved overall development plan, the project
development plan shall be consistent with the overall development plan". The Grove at
Fort Collins, PDP submitted on December 8, 2010 for development review remains in our
process; however, because it is not consistent with certain elements (such as the
Rolland Moore Drive street alignment and the proposed local street connection into the
adjacent neighborhood) of the CSURF Centre for Advanced Technology ODP of record;
and, because the previous Amended CSURF Centre for Advanced Technology ODP was
denied by City Council on December 21, 2010, it was necessary for the applicant to
submit another Amended ODP that must be reviewed and approved by the Planning &
Zoning Board. The current PDP must then be reviewed against and demonstrate
consistency with the new ODP, if approved. Whether or not both the ODP and the PDP
will be heard and discussed at the same Board public hearing is still to be determined.
5
Attachment 1
Section 2.1.2(C) of the Fort Collins Land Use Code states in its entirety (bolding added
for emphasis):
"(C) Which type of development application should be submitted? To proceed with a
development proposal for permitted uses, the applicant must determine what type of
development application should be selected and submitted. All development proposals
which include only permitted uses must be processed and approved through the
following development applications: first through a project development plan (Division
2.4), and then through a final plan (Division 2.5). If the applicant desires to develop in
two (2) or more separate project development plan submittals, an overall
development plan (Division 2.3) will also be required prior to or concurrently with the
project development plan. Overall development plans, project development plans and
final plans are the three (3) types of development applications for permitted uses.
Each successive development application for a development proposal must build upon
the previously approved development application by providing additional details
(through the development application submittal requirements) and by meeting
additional restrictions and standards (contained in the General Development Standards
of Article 3 and the District Standards of Article 4). Overall development plans and
project development plans may be consolidated into one (1) application for
concurrent processing and review when appropriate under the provisions of Section
2.2.3. The purpose, applicability and interrelationship of these types of development
applications are discussed further in Section 2.1.3. An overall development plan shall be
required for any property which is intended to be developed over time in two (2) or
more separate project development plan submittals. Refer to Division 2.3 for specific
requirements for overall development plans."
4
We understand and share the City's concern that the process be unassailable. We
respectfully request your serious consideration of this important matter, and look
forward to your response.
Sincerely,
Jane & Jere Potter
627 Gilgalad Way
Stacy Poncelow
620 Gilgalad Way
Sarah Burnett
714 Gilgalad Way
Heather Stickler
633 Gilgalad Way
Terry Podmore
733 Gilgalad Way
Attachment 1: Text of Section 2.1.2(C) of the Fort Collins land Use Code
Attachment 2: Email String from March 31, 2011 between Steve Olt and Kevin Barrier
regarding development review process
3
The Grove at Fort Collins, PDP application was invalidated by the City Council's
rejection of The Grove, Overall Development Plan (ODP) on December 22, 2010. The
December 7, 2010 Neighborhood Meeting was invalidated as it did not have an
approved ODP, and the staff review of the PDP should have ceased as of the City Council
denial of the ODP in December. There was no approved ODP in place or even proposed
at the time of the staff review on December 29, 2010. As noted above, from L.U.C.
Section 2.1.2(C): "Each successive development application for a development proposal
must build upon the previously approved development application... In this case, as
soon as the ODP approval was overturned by City Council, there was no previously
approved Overall Development Plan underlying The Grove at Fort Collins, PDP.
In addition, Mr. Olt's email mentions a potential meeting outside of the City process. In
order to ensure a transparent process, meetings need to be part of the official process
required by the Land Use Code. The Neighborhood Meeting strives to provide an
objective forum where applicant and residents are gathered and all hear the same
questions and answers.
A "dog and pony" style event - carefully orchestrated and controlled by the Applicant,
with individual "stations" where statements cannot be documented and for which there
is no way to ensure accountability - is not an acceptable substitute for a valid
Neighborhood Meeting. And, as noted above, the Neighborhood Meeting held on
December 7, 2010 (as well as all other portions of The Grove at Fort Collins, PDP review
process) was not part of a valid PDP review process because the underlying ODP was
subsequently denied on appeal by City Council. There has been no valid Neighborhood
Meeting for The Grove at Fort Collins, PDP.
Finally, it is curious that the only mention that residents have received regarding this
unofficial "open house" has been through the City's Planning Department. (See
Attachment 2.)
2
To: Steve Olt
Cc: Paul Eckman, Steve Roy
Re: The Grove at Fort Collins Development Review Process
Date: April 15, 2011
As you are aware, the various proposals submitted by Campus Crest and the related
development review process have created a great deal of concern among citizens. It is
clear that it is in the City's best interest to make sure that all provisions of the current
Land Use Code are met so that the Applicant and all other interested parties can be
assured of a fair and unassailable process.
In reading Steve Olt's recent emails to Residents and Interested Parties regarding The
Grove at Fort Collins, PDP, we want to raise concerns that require prompt review on the
part of the City. Most urgently, the entire The Grove at Fort Collins, PDP process needs
to be immediately ceased and restarted from the beginning because there was no
underlying, current Overall Development Plan in place at the time of the mailed notice
to residents late November 2010, at the time of the Neighborhood Meeting on
December 7, 2010, at the time of PDP submittal on December 8, 2010, at the time of
Determination of Sufficiency on an unknown date, at the time of initial staff review with
the Applicant on December 29, 2010, or at the time the staff comments were issued on
January 4, 2011.
Campus Crest initiated the second project development plan review process - for The
Grove at Fort Collins, PDP —very quickly after the denial of The Grove, PDP by the
Planning and Zoning Board on November 19, 2010. Campus Crest was aware that the
underlying The Grove, Overall Development Plan (ODP) was under appeal at the time
that The Grove at Fort Collins, PDP was submitted on December 7, 2010. The Applicant
undoubtedly was aware they were proceeding at their own risk by submitting a PDP
application when the fate of the underlying ODP was under appeal and therefore
uncertain.
Section 2.1.2(C) states, in part: "If the applicant desires to develop in two (2) or more
separate project development plan submittals, an overall development plan (Division
2.3) will also be required prior to or concurrently with the project development plan.
Overall development plans, project development plans and final plans are the three (3)
types of development applications for permitted uses. Each successive development
application for a development proposal must build upon the previously approved
development application..."
1
Page 1 of 1
Steve Olt
From: Sarah Burnett [sarahmburnett@hotmail.com]
Sent: Friday, April 15, 2011 4:13 PM
To: Steve Olt
Cc: Steve Roy; Paul Eckman; Terry Podmore; Jane Potter; Jere Potter; Heather Stickler; Stacy
Poncelow
Subject: Concerns About the Validity of The Grove at Fort Collins, PDP Process
Attachments: Process letter 041511.pdf
Steve,
Please see the attached letter regarding concerns about the sequence of events and handling of the PDP process.
I am sending this on behalf of a group of concern citizens.
Sarah Burnett
714 Gilgalad Way
4/15/2011