HomeMy WebLinkAboutCROWNE ON TIMBERLINE - PDP - PDP130009 - DECISION - MINUTES/NOTESPlanning & Zoning Board
July 18, 2013
Page 9
Laurie Kadrich, CDNS Director Andy Smith, Chair
Planning & Zoning Board
July 18, 2013
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Member Heinz said she like the plantation style porches. She likes the project in general. Her biggest
concerns have been traffic. She will be supporting the project.
Member Hart said he agrees with other members about the traffic in southern Fort Collins. He thinks it's
very bad but as traffic staff has indicated that situation is not going to improve until we have enough
development to justify those improvements. At least at the moment, based on standards used by traffic
engineers it's just not there yet. The only way is to get a little more development to get us to the point
where improvements will occur.
Member Hart made a motion the Planning and Zoning Board approve the Crowne at Timberline
Project Development Plan, #PDP130009 based on the findings and facts/conclusions on page 13
of the staff report with the following condition:
The project is responsible for the design and construction of the southbound right turn
lane at Kechter Road and Timberline Road to City standards in order to address
transportation level of service requirements.
Member Schneider seconded the motion.
Chair Smith said he spent a lot of time trying to get a better understanding of the context of the area. He
believes that transportation planning is best done system wide. He said we do have a very high value
placed on multi -modal transportation. Bike and pedestrian connections are important. This is a 'tough'
area. It is not easy to move east, west or north. He can appreciate the Linden Park's neighborhood
frustration with making a left turn onto Timberline to head north. He said the area is rapidly changing —
there are a lot of moving parts in that area. There are choke points and he believes overall it's going to
be somewhat painful in the interim. He appreciates that staff heard what we said at work session about
wanting to have a bigger discussion about the transportation system in that area. He appreciates the
collection of a good team to address the issues.
Chair Smith asked that as much as possible we become more vigilant and proactive in that area from a
system wide approach. He said to access the BRT (Bus Rapid Transit); it's just not safe, direct or
convenient. To whatever degree we can, we need to be a little more visionary and proactive to make
that transportation network function well. He would encourage staff when they get the opportunity to talk
to City Council about the resources needed for this area. Smith said he will support the proposal. To do
nothing would freeze it in time and because improvements for that area would be predicated on
development, as long as the development proposals meet our criteria, it's important they move forward.
This is needed to build the infrastructure out.
Member Carpenter said she agrees with most everything Chair Smith said. She thinks because we have
the funding in place for the railroad underpass, she asked that we move forward as urgently as possible.
She thinks that's a very important piece.
The motion was approved 5:1 with Member Hatfield dissenting.
Other
None
The meeting was adjourned at 7:47 p.m.
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July 18, 2013
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Chair Smith said that underpass is fairly constricted, how would a dedicated bike trail work there? Smith
asked about the timing of the railroad underpass. Foreman said it is on the capital improvement plan list.
Iverson said it's on the Long Range Capital Improvement Plan but as far as he knows it's not on a
current project list.
Member Carpenter asked if the underpass is funded. Foreman said they do have funding but there have
been delays due the railroad approval process and their consulting engineering firm downsizing. They
hope to have something in a couple of years.
John asked if the road improvements could be made prior to construction starts. Development Review
Engineering staff member Marc Virata said the improvement would likely be constructed in a
Spring/Summer 2014 timeframe with Crowne providing funding for the southbound right turn lane at
Kechter Road and Timberline Road.
Chair Smith asked Lorson about an email he'd seen from Member Kirkpatrick relative to safe routes to
schools for Bacon Elementary. Lorson said there is a pedestrian crossing at Fossil Creek Parkway. In
the future, with the signalization at Zephyr, there would be an additional safe route.
Member Schneider asked about proposed projects to the east. Could the vehicle trips generated from
those projects influence the installation of the signal at Zephyr? Stanford said Kechter Farms (a Larimer
County project) is in the preliminary stages. He said when they come in they very well could influence it.
Member Hart said his understanding was when the commercial property to the north develops, they will
be providing the funding for the signalization of that intersection. Is staff saying they would wait for traffic
counts to reach a certain point before requiring a signal? Stanford said typically they won't install a
signal until it meets warrants. Stanford said they do recognize the significance of this signal. Hart asked
if they anticipated traffic counts getting to that point in the next year or two. Stanford said if the
development to the north comes in and their density is adequate, it very well could warrant a signal.
Member Heinz asked does Zephyr Road continue west. Iverson said it continues past Crown to Linden
Park. He said the extension to the south of Linden Park would be determined when that area is
developed. It could ultimately be a connection to Trilby but is speculation at this point. Member Hart
said it seems as if the folks in Linden Park are concerned about their neighborhood, they should be more
concerned about the southern connection. He would think that would generate more traffic.
Board Discussion
Member Hart said he had been pretty concerned about the design of the project and the impact of traffic
on Linden Park but staff has indicated that would be negligible He thinks the developer deserves credit
for the design. By providing a pretty large space between the single family homes and the apartment
complex, he thinks we have a pretty well designed project and one that isn't going to have a significant
impact on the Linden Park neighborhood.
Member Hatfield said he agreed. He has no problems with the design. His main concern is the huge
traffic impact. He's familiar with that area and it's already bad. If you add another 1,000 cars, he doesn't
think the streets are ready to handle that kind of traffic.
Member Schneider he agrees. His initial concerns related to traffic but the applicant has alleviated those
concerns. He likes more covered than uncovered bike parking. They are still meeting code but flip-
flopping the numbers with which he has no problem. He thinks it's a good design for the neighborhood.
He does like the separation from single family with the town homes. He'll be supporting the proposal.
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July 18, 2013
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then can be used for larger projects. 'They' (whoever is doing development) would have to 'up -front' the
cost of improvements. He said the Street Oversizing Fund is used primarily for arterial street
improvements.
Member Hatfield asked if there were any plans to put a right turn lane northbound at Timberline and
Kechter. Olson said yes, the Engineering Department has a project to do that coming up. Hatfield asked
if there are plans for four lanes on Timberline from Kechter to County Road 30. Olson said Timberline is
shown as a 4 lane arterial to Trilby and from there the volumes drop off. Olson said the Master Street
Plan shows doing the design and funding the improvement. He said we're talking about how that will
happen.
Member Hatfield asked if they took into consideration the vehicle trips of the proposed development.
Olson said yes.
Member Heinz asked staff to 'decode' the Master Street Plan map —what do the colors indicate. Iverson
the gold (Harmony) is six lanes, purple is a four lane arterial.
Chair Smith asked for information on connections going north, east, south, and west from the site. He
asked staff to comment on eastward and westward expansion of Trilby. How will it function with the
railroad underpass? Olson said based on the analysis of this development and the traffic study (with
existing and proposed roadway system), they've determined it meets the standards as far as the level of
service. He said they are meeting the requirements of the code as relates to congestion. Chair Smith
asked when east and west bound Trilby would be improved. Olson said as far as Trilby goes, it's going
to be development driven. Olson indicated how Trilby would be built out as the various developments
come on board.
Member Schneider asked what the plans are for Transfort service/multi-modal access for the Crowne
development. Iverson said currently there is no Transfort service south of Harmony.
Chair Smith said he'd like to talk about bike/pedestrian connections. He's interested how people in
Crowne and Hansen Farm neighborhood as well as south all the way to Trilby would connect to the
Power Trail heading north to establish connections to the overall system. Iverson said the general intent
is for folks from Crowne, Linden Park, and other new developments in the area to connect via a future
trail that goes up to the Willow Springs neighborhood. He said there is a planned bike/pedestrian railroad
underpass that would connect them to the Power Trail. Craig Foremen, Director of Park Planning and
Development, agreed and indicated other system connections besides the Power Trail to Spring Creek
and Poudre Trails, including one that goes past Zach Elementary and the Strauss Cabin Road to the
Fossil Creek Trail and to the Harmony and Poudre Trails. Foreman said once you get under the tracks
and to the west, you can get to Trilby bike lane. You can then get over to Fossil Creek Community Park
with access to the Fossil Creek Trail. He said that would take you all the way to the Mason Trait/MAX.
Member Schneider asked for information on the project's plan for bike storage. David English (architect)
said the idea is it would be fully enclosed with a garage type door with card or remote control access.
Schneider asked if those spaces would be leased. English said no, they are available to anyone.
English said it would be prudent to use locks on both the inside and outside bike storage areas.
Chair Smith wow would a bicyclist get to the South Transit Center or MAX? Iverson said the challenge is
the railroad (tracks) to the west. Between Harmony and Trilby (a 2 mile stretch) the only access east is
via the railroad underpass. He said once they get to the Power Trail, they would have access to the
larger system.
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July 18, 2013
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Stanford said in conversation with engineering staff he's learned there is currently no capital project to
make Timberline Road a four lane road to Trilby. He learned Engineering plans to improve the
intersection at Kechter and Timberline. They also recognize growth may be coming more rapidly than
expected and they working to see what can be done.
Member Heinz asked if some pressure could be taken off both neighborhoods (Linden Park and Crowne)
by adding more access to Timberline. Stanford, said in the short term there could be a benefit but in the
long term it would be negative to the arterial network system. Stanford said they try to limit access to
arterials because of their potential for accidents if they are not signalized. He said it's also important to
meet spacing requirements. Stanford said volumes do not currently indicate the need for another
connection. He said adequate connections will be made with projected growth build out.
Chair Smith said he'd like to get an understanding of the overall transportation network around Linden
Park. It's his understanding it was developed in the county and subsequently annexed into the city.
Was it always intended for them to have one access point to Timberline? Aaron Iverson of
Transportation Planning said it is pretty clear the way it was laid out with the two stubs that there was
intent that there would be connections to the north and south. He said the Master Street Plan (MSP) did
not include any collector level roadways but that does not mean those were not intended. He said with
this project, there was a request to include a collector level roadway as an amendment to the MSP. Staff
agreed that the roadway to the north that connects with Zephyr rose to a collector level street.
Chair Smith asked what kind of connection would be made to Trilby. Iverson said some of that depends
on what development will come in and whether or not it will be a straight shot down to Trilby. He said it
will likely be to the south using the southern stub in Linden Park. Smith asked if that would require an
amendment to the MSP and Iverson said yes.
Chair Smith said it's important to understand when street improvements are made whether they'll be
upsized or get signalization. He said often, they are brought on after development occurs. He said some
might say if we know this area will have a lot more rooftops why wouldn't we build the improvements in
advance. Smith asked for information on mechanism for funding those improvements. Stanford said
most cities rely on development to bring the improvements with them. Iverson said the Street Oversizing
Fund as well as the adequate public facilities ordinances are the funding mechanisms. Iverson said we
get the majority of our streets from the expectation that developers are responsible for street frontage
improvements with capital funds filling in the gaps.
City Traffic Engineer Joe Olson said he'd like to add a little more to the conversation. We identify what
improvements are needed based on traffic studies that are submitted as developments occur. There are
specific standards in our Larimer County Urban Area Street Standard (LCUASS) that say how much
congestion is okay at any particular intersection. Development can happen and still maintain a certain
Level of Service (LOS)/delay standards.
Olson said as Member Hatfield has noted the intersection of Timberline and Kechter is currently pretty
full. That was the focus of this traffic study. He said the Engineering Department has a project to add a
northbound right turn lane which will improve capacity. This development is going to be required to build
a southbound right turn lane. Olson said the city has an adequate public facilities ordinance so going
forward the conversations with potential additional developers about how we're going to make that
happen will be very interesting.
Chair Smith had questions about adequate public facilities. Olson said typically developers have to
provide adequate public facilities to meet the level of service standards. They are required to do certain
things on site or adjacent to their site. He said there is the Street Oversizing Fund they pay into which
Planning & Zoning Board
July 18, 2013
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Alan Levow of Crowne Partners said they have been in business for 30 years and they have owned most
of their properties for the past 20 years. He said they are the `middle property' (between Linden Park
and a future commercial area). He said to be able to make it work they've had to provide benefits to
neighbors on the north and south. Levow said to the south they've listened to adjacent neighbors'
concerns about being able to go left on Timberline Road. When making inquiries, they learned from
Traffic Operations staff that based on where Fossil Creek sits; they cannot put a traffic light there.
Levow said the neighbor to the north has issues related to water and sewer. For them to have a viable
site, they need sewer and water to come through Crowne property. He said they spent 3-4 months
working out an agreement to enlarge the sewer which has been presented to the water district. He said
by having their site, they make the site north of them viable. It requires the northern neighbor
(commercial development) to put the light in at Zephyr. He said as proposed neighbors to the south can
take public and private roads north through their property to Zephyr. When installed, the signalized light
will aid them in making left turns. Levow said they're excited about Fort Collins and this project.
Public Input
Robert Wideman, 2527 Owens Avenue, # 103, said he lives in the Timbers. He's concerned about the
light at Zephyr. He understands the light will not go in until the development to the north goes in. How
long will that be —months, years?
End of Public Input
Applicant Response
Levow said he does not know when the project to the north will break ground. Some is dependent on the
sewer being in place. At that point, they will be financially obligated to pay a significant amount of
money. In his opinion that will lead them to follow with development relatively quickly after them. He
said if they (Crowne) open in a year, he would think the developers to the north would probably open 6 to
12 months after that.
Staff Response
Ward Stanford of Traffic Operations said typically a light will be installed once it meets traffic warrants.
He said they don't know if the commercial piece will be enough to drive the installation of the light at
Timberline and Zephyr. They do expect that due to projected growth for the area that it will be sooner
rather than later.
Board Questions
Member Hart asked if the current traffic levels do not justify a traffic light. Stanford said that is correct.
Member Hatfield asked if there are any plans for adjusting the timing of the traffic light at Timberline and
Kechter. Stanford said they do monitor and adjust traffic lights from time to time to improve performance.
He said they can certainly look at it now to determine if adjustments should be made.
Member Hart said public comment received by the board related not only to traffic on Timberline but also
to traffic coming from this development and developments to the north going through the Linden Park
neighborhood. Do we have any idea how much traffic will go through Linden Park from this project? Do
we have any information on when Timberline will have four lanes down to Trilby? Stanford said the
traffic study showed a little bit of traffic coming from Crowne south. It will be relatively light. Stanford said
they do expect traffic to come from the Linden Park neighborhood north to a collector when it would
prove beneficial to use the two-way left turn ability at Rosen.
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Hearing Testimony, Written Comments and Other Evidence
City Planner Seth Lorson described the existing developments in the area: Linden Park — 184 lots
(South), Westchase and Timbers (East), Willow Springs (North), and Southridge (West). He said future
developments will be Hansen Farm Annexation (not yet submitted) and Kechter Crossing (approved).
Lorson reviewed a slide that showed the current and future street network. He said Zephyr Road to Red
Willow Drive will be a collector street. Access will be made to Rosen Drive when the commercial center
to the north is developed. The intersection of Zephyr and Timberline is expected to be signalized
sometime in the future. Lorson reviewed a slide that showed connections to the trail system via the new
collector (Zephyr/Red Willow) street bike lanes. He said a future multi -use trail through the Hansen Farm
development will connect to a future neighborhood park. He said there will be a pedestrian crosswalk
across Timberline at Fossil Creek Parkway.
Lorson said the applicant plans to buffer the existing single family homes to the south with single-family
attached townhomes and place the higher density product to the north near a future commercial area.
He reviewed elevations and said Crowne on Timberline PDP has been reviewed by staff and has been
found to be in compliance with all applicable Land Use Code (LUC) standards. In order for the proposed
addition of 310 dwelling units to comply with the City's transportation level of service, they are required to
design and construct a southbound right turn lane at Kechter and Timberline. The following condition of
approval is recommended:
"The project is responsible for the design and construction of the southbound right turn lane at
Kechter Road and Timberline Road to City standards in order to address transportation level of
service requirements."
Applicant Presentation
Terence Hoaglund of Vignette Studios introduced the team which included Owner Alan Levow of Crowne
Partners, David English of Pucciano & English (architects), John Gooch of Aspen Engineering (engineer)
and Matt Delich (traffic engineer). He described how the 310 unites will include 285 multi -family units in
6 buildings, and 25 single-family attached townhomes in 7 buildings. He reviewed the public and private
street design and described how it would provide circulation and define blocks that would meet the block
standards outlined in the Land Use Code (LUC).
Hoaglund described the site plan and the L-shaped buildings which will have different configurations of
units as well as different sizes with common architectural features. He said the townhomes will have
varied facades with a variety of colors and a variety of siding styles. The townhomes have patios in the
rear.
Hoaglund said the applicant will be providing a total of 543 bicycle parking spaces. They will be meeting
the overall bike parking requirements; however, they have chosen to provide more of the bike parking in
covered spaces and reduce the amount of fixed (uncovered) spaces in a corresponding amount. They
propose a total of 363 covered spaces (66.8%) and 180 fixed spaces (33.2%). They believe the majority
of their residents will want to park their bikes close to the building and will want their bikes covered. He
said they will be providing the required 523 vehicle parking spaces with 34 rentable garages raising the
total to 557 vehicle parking spaces.
He said the applicant has agreed to construct a southbound right turn lane at Kechter into Willow
Springs. They are required to construct full frontage improvements at Timberline. Additionally. they've
agreed to continue those improvements down to Fossil Creek Parkway. They will provide a public street
(Rosen Drive) to Red Willow enabling Linden Park residents to head north on Zephyr to Timberline.
Planning & Zoning Board
July 18, 2013
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results of the goal Community Appearance and Design # 1. It formulates a program of themes and
elements that could be incorporated into design guidelines. His interest has to do with upgrades to
streetscapes and buildings with newer and better quality buildings replacing aging properties when they
deteriorate. He also thinks the board should review projects for compliance with the South College
Corridor Plan and make sure the Plan is fully implemented.
Schumm said in reviewing the agenda, he saw the board had sought feedback to the Addition of
Permitted Use (APU) at their June 20 hearing. He said his family home was impacted by the APU
process on the southeast corner of Drake and Lemay. He thinks the process puts citizens at a huge
disadvantage. He said he would rate the APU process at a 'C'.
Schumm said his last comment has to do with citizen participation process. He thinks it's
disadvantageous to citizens who oppose a development proposal. He thinks they are not given time for
a coherent argument or time for rebuttal whereas staff and applicants are allowed time to respond to
citizen comments. He thinks the board needs to give citizens the last word — a few extra minutes to
overcome the advantages a developer has in being able to say whatever they want thinking there would
be no rebuttal.
Chair Smith said Mr. Schumm's comments have been duly noted. The board would have an interest in
reviewing the South College Corridor Plan implementation at a work session. He said the board is in the
process of reviewing both APU and citizen participation.
Consent Agenda:
1. Minutes from the June 20, 2013 Hearing
2. Magnum Motors of Loveland, # FDP130016
Member Hatfield made a motion to approve the consent agenda which consists of the Minutes of
the June 20, 2013 Hearing and Magnum Motors of Loveland Final Plan, # FDP130016. Member
Hart seconded the motion. The motion passed 6:0.
Discussion Agenda:
3. Crowne on Timberline Project Development Plan, #PDP130009
Project: Crowne on Timberline (6111 S. Timberline Rd.), #PDP130009
Project Description: This project proposes to develop 285 multi -family dwelling units (467 bedrooms)
and 25 single-family attached units (75 bedrooms) on a 12 acre undeveloped site
at 6111 South Timberline Road. The site is adjacent to existing neighborhoods;
directly to the south is Linden Park and east across Timberline is Westchase. The
land to the north (recently annexed as Hansen Farm Annexation) and west is
currently vacant. The property is zoned Medium Density Mixed -Use Neighborhood
(M-M-N) in which multi -family dwellings with more than 50 dwelling units are
permitted subject to review by the Planning and Zoning Board (Type 2).
Recommendation: Approval with condition
Chair Andy Smith called the meeting to order at 6:02 p.m.
Roll Call: Carpenter, Hatfield, Hart, Heinz, Smith and Schneider
Excused Absence: Kirkpatrick
Staff Present: Kadrich, Vidergar, Levingston, Lorson, Stanford, Olson, Vrata and
Sanchez -Sprague
Chair Smith provided background on the board's role and what the audience could expect as to the order
of business. He described the following processes:
• Citizen Participation is an opportunity for citizens to address the board on non agenda related
topics.
• Consent agenda items are considered items which have no known opposition. They are
approved collectively at the beginning of the meeting unless a board member, staff or audience
member requests an item is pulled and moved to the discussion agenda.
• Discussion agenda items will include an applicant presentation, a staff presentation, and public
comment.
• At the time of public comment, he asked that you come to the podium, state your name and
address for the record, and sign -in. He asked that the speaker clearly state their position. He
encouraged speakers to share comments relevant to the topic under discussion.
• Responses by applicant and staff will follow public comment.
• The board will deliberate and reach a decision once a motion has been made and a vote taken.
• He will begin each new item with a description of the development type being considered. The
board will do their best not to use acronyms or jargon.
Agenda Review
Director Laurie Kadrich reviewed the agenda. She noted Magnum Motors of Loveland Final Plan is a
consent item. If anyone in the audience is here to speak to that item, she recommended they make their
interest known to the Chair when asked otherwise the consent item will move forward without a staff
presentation or any public comment.
Citizen participation:
Brian Schumm, 5807 Ballina Ct. said he would like to speak about the South College Corridor Plan. He's
seen an implementation status report dated 2010. He asked for the board's help in requesting to get an
update on the implementation status (where we are and where we need to go). He'd like to know the