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HomeMy WebLinkAboutFOSSIL LAKE PDP, 4TH FILING - PDP - 33-01G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSignature Name Address C. zo vim-✓ � air �-a oweC 3Z � S < < .. scv�/, lei SA71 ;z1q we 'L/ e vAl ct z t c.J rrU 9'052 a 0 LS 1� l�L s u3, g Tb , 0 w"+I SQ LA -fir, . w52 5 �" �a V r' �© ooSzG - T y �w�v� k Q�Z t"u- C isn►v sm tn+ 59 w N wiist+ sQ ag 46 Signature•• 1 WORM PR _ .ate .� _ I � �� . �.. iaL M El % r ' Signature• No /vi -=`,� Mon maclor)II!i I j . 1 I_. • 1� I I 1 . , • - 1% 1 LM nawn i Signature Name Address Jew E CmTL CJ o cSo7o7`S ,5hI114A) v'e-- �--� �rG t'{�'�fi �uQ� /Z tTZ/G��aci Aoofl JlG9�- �%J�cac�v /Cit%icL 3/�Z S��nw/'a�✓� cle OV T f� cG ,%atr(,c cauc 3W Sh l ew All N(ve, �3o7) 5 3,)o lloL) P60 ,Drwe i?edl1,flV 'c7 3 Sf/ /ofv K1 Vc �1LV14 L04C- 3221 S9ALL0jj roJD 'fl2iJC- 7RIc(A �-AJ 3-27-3 0 4n r, Pjg#oture Name Address 1 Lc r/ki ��4h� yl V.]CJ i 33vj � n OLItl r-L e % � _ ���� 3..6 o s cJVvas?< c- i Signature__ •• FFF POP �i POP ME wllj� NMI— iTr•Ndf�Y � �, I FFA Fj 9 Signature Name Address p / a7 p t-15-z ()//-Z Crr-F.1, Cgolinj Cf I Z- S, C lrA . c D" %✓/ J, Cot a - �1EyE� a 1J�clCl=e" N .31q) Zd"- Zt, F+. ^C N�- ..t. k.F . 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Box 580 Fort Collins, CO 80522 RE: FOSSIL LAKE PDP -4TH FILING Dear Mr. Jones: RECEIVED CURRENT PLANNING January 10, 2003 Since the original neighborhood meeting on the Fossil Lake PDP 4th Filing, a number of the Fossil Lake Ranch residents have expressed their interest in and concerns about the project as proposed by KEM Homes. In particular, we have expressed our very strong beliefs that an access to that project directly from Ziegler Road would do a great deal to alleviate traffic concerns that we have about Shallow Pond and Dripping Rock Lane. KEM Homes has met with interested neighbors on two occasions since the November public meetings to further discuss our concerns about traffic and accesses, as well as other items of interest to us. As explained by KEM, a number of variables are involved in the access issue. Understanding that, they have suggested (informally submitted to City Engineering during the Holidays, and a copy attached herewith) a configuration that incorporates a public street access to Ziegler Road at the northwest corner of the project, with street curvature included to avoid the utility installations at that corner. While we understand that the City does not require a Ziegler access, and while we also understand that there would be some technical variances required relative to the street proposed in this alternative, we respectfully request that you and all related staff give this alternative every possible consideration. We feel that KEM Homes has made a substantive effort to assuage our concerns in this regard, and we ask the City to do the same. Sincerely, The Residents of Fossil Lake Ranch v NEIGHBORHOOD INFORMATION MEETING for - Project: �o5") 1.;(Li fuP t� k (wmmsm I City of Fort Collins Meetinir Location:: � Date: It & � v d 3 Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you ivish to Did You Receive orrecc receive minutes of this meeting. p ritten Nottncatton ddress. of this meeting° E V Nam Address Zip: Yes No Yes No 001, r GUI /c lli�//� ',f�E r (Z t N A/ � f� z S H 3.) £-4 -rw W N 6,2Q, J 1/ V C142,S (,AL3afE 3�263 k��✓�F�s��c C oSz h�" TJUCCe. 2tt "P-(VUA, VF 5 Do a!l; -C BaSa� w, SPIAu O 3iSS IIAAKJ w MO S Q 4�Te 6G62-00Vr t l.�Ni1v W X 94egY gD,_ fc 90 E d� HEA 6ORt Ckz- 32S( k1AJC-;jy,rC-2 -1)S2$ \i Q: Were other options on the table for this property? A: The demand for this is here. Suggestion: Looks to be a done deal, concern is the traffic from this development the 660 min. is it possible to put entry off Ziegler? Will KEM look at this? A: Yes, they'll look at — we need to look at min/max Applicant: Conceptual Review said to take off Dripping Rock Fossil Lake PUD developer: Even if connection is made to Ziegler, still have to have Shallow Pond connection. Fossil Lake PUD developer: Maybe we could meet, Stan (Everitt Companies), Dave (KEM Homes) and neighbors to talk to Engineering about street connection. Page 4 C: They will park in front of doors on street Applicant: Single car garages are oversized to allow for storage. C: Fort Collins should rethink development goals, we can't enforce these issues. Mixing incomes and ownership types is not good for our children. Q: Why can't Ziegler be down -graded so it can have the access point off of it? Follow-up Answer: Actually it is currently a minor collector according to the Fort Collins Master Street Plan. This means that the applicant would be allowed to connect a local street with Ziegler. Such a connection would, however, not take away the requirement that Dripping Rock also extend north from Shallow Pond. C: What will the HOA fee and involvement be? — If they have 80 votes, this development can over -ride some decisions of existing. Q: Will there be any other projects of this density in Fossil Lake Ranch? A: No. Q: What will the restrictive covenants likely say? A: Probably similar to "the village" — pretty stringent, garage for car/trash inside/etc. Applicant: The Land Use Code requires that three -bedroom units have 2 parking spaces minimum, and two -bedroom units have 1.75 parking spaces minimum. This means that a minimum of 158 parking spaces are required. This project provides 178 off-street parking spaces. Q: Is the surrounding area a factor? A: Yes, but the City has different priorities for the notion of appropriate densities than many of the folks in this neighborhood. Q: Fundamental process question — Is there a pre -agreement? Q: Does the developer have to put these 80 units here? A: No, not if they don't choose to. They are however permitted to. Concern: Still outstanding issues from first filing — Why do more? Concern: School overcrowding. C: Put street out onto Ziegler? Concerned that input not taken into concern. Big safety issue. Q: How long before construction starts? A: Market late summer and early fall. Q: Is there any give to change the program? Put something different here. A: Everitt is selling lot to KEM KEM — largely economically driven, but not likely to change significantly. C: KEM should have consulted neighbors about this before so much time and money spent. Page 3 C: Sage Creek doesn't back up to the same prices houses — up there they back up to 250k houses, this is 350k — 390k houses in this neighborhood. Applicant: Studies show no affect on property values. Q: Where are the dumpsters? A: Just like single family homes, in garages. C: Can't we go more gradual? Q: What is the definition of trickle down? A: Regulations set overall framework within which development applications must fit. The regulations are based on visions and goals the City is trying to accomplish. Q: Can this density be revisited? Applicant: Kern has historically provided a variety of price ranges. Kern tries to offer housing in this price range yet quality and allows a choice of product and price range. Q: Lighting? A: Specific requirements to be bright enough but not too bright. This aspect is still under review. C: The need for this price range is being met nearby = 751 other townhomes nearby. Traffic problems and property values. C: What we really need is community services and commercial. C: Mixture of uses and other "cookie cutter' is not appropriate for Fossil Lake Ranch. C: They were told it was going to be a church. Comment (from original Fossil Lake PUD developer) If the accusation is that the community center was put there only to create the ability to put the 80 units where this proposal is located, that is not the case. The community center was put in to serve the neighborhood with an appealing amenity. C: First HOA meeting never mentioned the 80 units. C: Concerned that rentals will take away the character of community. Concern: Project compatibility is regulated in the Land Use Code section 3.5.1. Concern: 150k condos next to these houses is irresponsible. Request that these home owners not belong to the pool. Q: Why is Stetson Creek not same? A: Stetson Creek was developed under the LDGS, which is the previous code. Q: Will parking be allowed on streets? A: Most likely. Page 2 Neighborhood Meeting Notes City of Fort Collins Fossil Lake 4th Meeting Date: 11/06/2002 Staff present: Troy Jones, Current Planning Ginny Sawyer, Neighborhood Resources Questions and Answers Staff Clarification: The existing pool & clubhouse qualify as a neighborhood center. Neighborhood Center Uses: Community facilites; Neighborhood support/recreation facilities; Schools; Child care centers; Places of worship or assembly; Convenience retail stores; Offices; Financial services and clinics; Personal or business service shops; Standard or fast food restaurant (no drive-thru); Artisan or photo studios or galleries. Q: Why are the vehicular entries off Shallow Pond? A: The Land Use Code requires intra- and inter- neighborhood connections of local streets between and within neighborhoods. Q: Off -site traffic study? (Many stop signs that back up) A: Analysis involved Ziegler/Kechter and site access onto Shallow Pond. No analysis of Timerline/Kechter — 40 trips in peak. Q: How do you get 40 trips? A: ITE Manual — Trip'generation manual = 1 hour during peak. 80 units in the afternoon are shown in the ITE manual to generate just over 40 trips in a single hour during rush hour, there will be trips in hour before and after too. Q: Timing of improvements of Kechter/Ziegler? A: As soon as it meets City warrants for a traffic signal. When it meets, it will be installed. Q: What is density average for 1st— 41h A: About 3 Comment (C): Transition — doesn't' seem to be transition it's right across the street. Q: Why is this different from Home Owners Association (HOA) meeting? A: This use has been permitted in this location all along. Q: Has a market study been done, for price range? Is this same as Sage Creek market? A: Sage Creek is approximately $160k= same price range. C: I was told they would be high end condos. A: Fossil Lake PUD 3`d filing Oust east of the pool and clubhouse) has a higher price point. Q: How is HOA charged? A: Every condo owner pays same share. Page 1 of 1 #33-01 G Fossil Lake PDP, 4th Filing 10/15/02 " Type I (LUC) 1 inch : 600 feet Fossil Lake P.D.P., 4th Filing, File #33-01 G June 18, 2003 Type 1 Hearing Page 6 of 6 D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1 ] —The portion of Ziegler Road south of Kechter Road is considered a collector on the Master Street. Plan. The proposed project has been designed consistent with this designation. 2. Streets, Streetscapes, Alleys and Easements [3.6.2] — This section of the code requires that connections of a private drive with a public street shall be made with a driveway cut using the detail titled, "New Driveway Approach" in accordance with city Engineering standards. The project complies with this standard. FINDINGS OF FACT/CONCLUSIONS After reviewing Fossil Lake P.D.P., 4th Filing, File #33-01G, staff makes the following findings of fact and conclusions: 1. Multi -family dwellings are permitted in the LMN - Low Density, Mixed -Use Neighborhood zone district. 2. Multi -family dwellings on this site are consistent with the uses vested previously for the property as part of the Fossil Lake P.U.D., First Filing. 3. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, LMN zone district. 4. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Fossil Lake P.D.P., 4th Filing, File #33-01 G. Fossil Lake P.D.P., 4th Filing, File #33-01 G June 18, 2003 Type 1 Hearing Page 5 of 6 e. Handicap Parking [3.2.2(K)(5)] — There are 4 handicap spaces provided in convenient locations. The standard is thereby satisfied. 3. Solar Access, Orientation, Shading [3.2.3] — The layout of the project does not cast unreasonable shadows within the site or on adjacent properties so as not to impair the access to sunshine for potential solar energy systems or for solar -oriented rooftop surfaces. This standard is therefore satisfied. . 4. Site Lighting [3.2.4] —Pole mounted light fixtures are provided to illuminate parking lot and drive aisles areas. There will also be down directional wall mounted lighting fixtures attached to the residential buildings and'garages. As required, the lighting levels will not exceed 10 foot-candles on site, and the walkways will be illuminated at least 0.5 foot-candles. B. Division 3.3, Engineering Standards 1. Plat Standards [3.3.1] — As required, the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected street system within and between neighborhoods. Proper right-of-way has been dedicated for public streets, emergency access easements, and utility easements have been provided as needed to serve the area being platted. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. C. Division, Building Standards [3.5] 1. Building and Project Compatibility [3.5.1 ] —The architectural character is consistent and compatible with the architectural character that has been established in the neighborhood with the Fossil Lake P.U.D. 1s` 2"d, and 3`d Filings. Main entrances face connecting walkways and street sidewalks. 2. Residential Building Standards [3.5.2] a. Orientation to a Connecting Walkway [3.5.2(C)(1)] - Every front fagade with a primary entrance to a dwelling unit faces either an adjacent street sidewalk or a connecting walkway within 200 feet of a street sidewalk. b. Residential Building Setbacks [3.5.2(D)] — There is a required minimum 15 foot front yard setback along the adjacent public streets. The proposed buildings comply with this standard. Fossil Lake P.D.P., 4th Filing, File #33-01G June 18, 2003 Type 1 Hearing Page 4 of 6 the curb and the street sidewalk at 30 to 40 foot spacing intervals. b. Minimum Species Diversity [3.2.1(D)(3)] — The applicant proposes 156 trees. The landscape plan proposed no more than 20% of a single species of trees, therefore the PDP satisfies this standard. c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] - As required, the proposed outdoor parking areas are screened adequately from the street and adjacent residential uses with plant material of sufficient opacity to block the required amount of vehicle headlights. d. Parking Lot Interior Landscaping [3.2.1(E)(5)] —As required, at least 6% of the interior area of all parking lots containing 6 or more spaces are landscaped areas. 2. Access, Circulation and Parking [3.2.2] a. Direct On -Site Access and Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)&(7)] — Direct sidewalk connections are provided from the on -site dwellings to the adjacent street network, which in -turn provides sidewalk and bicycle connectivity to the neighborhood center, the neighborhood park and the regional trail, thereby satisfying this standard. b. Transportation Impact Study [3.2.2(C)(8)] —The City's Traffic Engineer and the Transportation Planning Department have reviewed the applicants Traffic Impact Study and have found that it meets the required vehicular, pedestrian, bicycle, and transit Level of Service requirements. c. Access and Parking Lot Requirements [3.2.2(D)] — Pedestrian areas are clearly differentiated from vehicular areas. All off- street parking spaces have unobstructed vehicular access to and from the public streets. Guest parking is distributed proportionally to dwelling unit locations that they are intended to serve. This standard is therefore satisfied. d. Parking Lots: Required Number of Spaces for Type of Use [3.2.2(K)] —The code requires 1.75 off-street parking spaces for each 2-bedroom unit, and 2.0 off-street parking spaces for each three bedroom units. There are 75 two -bedroom units and 5 three -bedroom units proposed, therefore requiring 142 spaces are required. The proposed plan provides a total of 164off-street parking spaces. This standard is therefore satisfied. Fossil Lake P.D.P., 4th Filing, File #33-01G June 18, 2003 Type 1 Hearing Page 3 of 6 Density [4.4(D)(1)] — There are 80 dwelling units proposed on 7.5 gross acres of residential land, making the development density 10.6 dwelling units per gross acre. The maximum density of any single phase of a multiple phase development within the LMN zone district is limited to no more than 12 units per gross acre of residential land. This application therefore satisfies density requirements. 2. Mix of Housing [4.4(D)(2)] — Because the Project Development Plan contains less than 30 acres, only one housing type is required. The proposed design provides 80 muliti-family dwellings, in 4-plex and 6-plex buildings. This standard is therefore satisfied. 3. Neighborhood Centers [4.4(D)(3)] — A qualifying neighborhood center has already been provided in the Fossil Lake PUD's community building and pool complex which is located within 1000 foot of the project. The two qualifying uses of this neighborhood center consists of: (1) a "neighborhood recreation facility' in the form of a community swimming pool, and (2) a "place of assembly" in the form of a community assembly room. 4. Small Neighborhood Parks [4.4(D)(7)] — There is a qualifying neighborhood park that is part of the neighborhood center provided in the Fossil Lake P.U.D. first filing. As required, this park is located within 1/3 mile of 100% of the units in this proposed PDP. B. The PDP meets the applicable Development Standards [4.4(E)] as follows: 1. Streets and Blocks [4.4(E)(1)] — The local street results in blocks of developed land that are smaller than 12 acres in size. This PDP therefore satisfies this standard. . 2. Maximum Residential Building Height [4.4(E)(3)] — The LMN zone has a maximum height limit of 2.5 stories. The tallest structure proposed as part of this PDP is 2 stories, therefore the standard is being satisfied. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Landscaping and Tree Protection [3.2.1 ] a. Street Trees [3.2.1(D)(2)] —As required, the proposed PDP provides street trees within the landscaped parkway between Fossil Lake P.D.P., 4th Filing, File #33-01G June 18, 2003 Type 1 Hearing Page 2 of 6 COMMENTS: Background The surrounding zoning and land uses are as follows: N: FA1 — Farming in Larimer County — farm land, one rural residential farmstead, E: LMN — Approved First and Second Filings of Fossil Lake P.U.D. including an existing neighborhood center and neighborhood park, S: LMN — Approved 1 st filing of Fossil Lake P.U.D., LIE - Approved 1 st filing of Fossil Lake P.U.D., W: FA1 — Farming in Larimer County — Homestead P.U.D. Second Filing (under review by Larimer County). 2. Compliance with the Overall Development Plan This property was included within the boundaries of the approved Fossil Lake P.U.D., First Filing, and was identified on that approval as "Tract A." The development agreement for the Fossil Lake P.U.D. First Filing on page 2 states the following: "The approved Master Plan and Preliminary Plat of Fossil Lake PUD consists of two non-contiguous parcels... The land uses approved for the North Parcel consists of 428 single family lots, 58 patio/townhouse units on Tracts B and C, and a variable use on Tract A of neighborhood service or commercial uses such as daycare, church, office, photo studio, etc. to the event one or more of these types of neighborhood service or commercial uses occurs on the other properties within a 318 mile radius of Tract A, then the Developer shall be permitted to have a maximum of 80 multi family dwelling units on Tract A.. " Since the time the Fossil Lake P.U.D. First Filing Development Agreement was signed in May of 1999, there has been a neighborhood center constructed within a 3/8 mile radius of Tract A, namely the Fossil Lake PUD's community building and pool complex is located within a 1000 foot radius of Tract A. For clarification, 3/8 of a mile is 1, 980 feet. The two qualifying uses of this neighborhood center consists of: (1) a "neighborhood recreation facility' in the form of a community swimming pool, and (2) a "place of assembly' in the form of a community assembly room. As a result of this neighborhood center, Tract A of Fossil Lake P.U.D. First Filing is in fact permitted to have 80 multi -family dwelling units. 3. Division 4.4 of the Land Use Code Low Density Mixed -Use Neighborhood Zone District The proposed use of multi -family dwellings are permitted in the LMN zone district subject to administrative review. A. The PDP meets the applicable Land Use Standards [4.4(D)j as follows: ITEM NO. MEETING DATE (o STAFF e.0�7 City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Fossil Lake P.D.P., 4th Filing, File #33-01G APPLICANT: Aller-Lingle Architects 712 Whalers Way, Suite B-100 Fort Collins, CO 80525 OWNER: KEM Homes Dave Brown P.O. Box 1845 Fort Collins, CO 80522 PROJECT DESCRIPTION: The applicant is intending to develop 80 multi -family dwelling units (condominiums) on 7.5 acres at the northeast corner of Ziegler Road and Shallow Pond Drive. The site will be bisected by the northerly extension of Dripping Rock Lane, and there will be an additional east -west public street connection provided from the development to Ziegler Road on the north end of the development. Proposed are five (5) three -bedroom units with attached two -car garages, and seventy-five (75) two -bedroom units with single -car attached garages. The units are distributed among eight six-plex and eight four-plex buildings. The applicant intends that all units will be marketed for -sale. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land use of "multifamily dwellings" is permitted in the LMN — Low Density, Mixed -Use Neighborhood zone district. The land use is consistent with those specified for the property in the development agreement for the Fossil Lake P.U.D. First Filing, which the City of Fort Collins inherited from Larimer County upon annexation. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, LMN zone district. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT