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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 01/15/1998. CITY OF FORT COLLINS PLANNING AND ZONING BOARD Meeting Minutes January 15, 1998 U Cl Gwen Bell, Chair Glen Colton, Vice Chair Staff Liaison: Bob Blanchard City Council Liaison: Mike Byrne Members present: Gwen Bell, Alex Chapman, Glen Colton, Sally Craig, Bob Davidson, Jerry Gavaldon, and Karen Weitkunat. Agenda Review: Director of current Planning Bob Blanchard reviewed the Consent and Discussion Agenda's: 1. Minutes of the February 24, and March 10, 1997 Planning and Zoning Board Hearings. (Continued) 2. Modifications of Conditions of Final Approval. 3. Resolution PZ98-1 Easement Vacation. 4. Resolution PZ98-2 Easement Vacation. 5. #72-82B Willox Crossing PUD (McDonalds) - Final 6. #25-97 Fossil Creek Commercial Plaza, Heart of the Rockies Christian Church - PDP 7. #7-82J Collindale Business Park, 3rd Filing, Lot SA, Healing Arts Institute - PDP Discussion Agenda: 8. #55-95 Nauta Rezoning 9. #55-95H Recommendation to City Council Regarding Changes to the Land Use Code. (Moved to the Consent Agenda) 10. #23-97 Vencor-Fort Collins Nursing Care Center - PDP Jeff Right, pastor of Heart of the Rockies Christian Church, asked the Board to pull Agenda No. 6 from the consent agenda. Moved by Mr. Gavaldon, seconded by Mr. Davidson: To approve Agenda Item 5, 7282B Willox Crossing PUD, McDonald's final. Motion passed unanimously. Moved by Mr. Colton, seconded by Mr. Davidson: To approve Agenda Items 2, 3, 4, and 9. Motion passed unanimously. Planning and Zoning Board Meeting of January 15, 1998 Page 2 The remaining agenda for the evening consisted of Items 6, 7, 8, and 10. Fossil Creek Commercial Plaza Heart of the Rockies Christian Church - Proiect Development Plan #25-97 Jeff Right, pastor of Heart of the Rockies Christian Church, spoke of his concerns on Agenda No. 6. He informed the Board that they were using the GK Gymnastics building temporarily for services, and that they had plans to build and move into a new building. He discussed that they were contracted with GK Gymnastics and that it put them in the position of having to add two landscape interior parking islands. They were willing to put in more trees for exchange. Other concerns were that adding those parking islands will adversely affect the traffic in the parking lot as well as putting pedestrians in the parking lot at greater risks. He didn't feel to ask for that modification was going to significantly alter the Board's task to protect the public interests and purposes. He also stated that they understood that financial reasons were not to be a primary reason; but if the strict adherence to the standards is kept and makes it unfeasible and impractical to do the project, then that is a possibility for the Board to reconsider the project. The project planner spoke to the Board on why the Staff felt that Agenda No.6 was appropriate. The Staff reviewed the Land Use Code and its compliance with Section 3.2.1 E5, Parking Lot Landscaping Requirements. The Code states that for parking lots that have less than 100 parking spaces, the interior parking lot landscaping must be at least six percent of the interior space of the parking lot. The Staff did not feel that adding a few trees and additional landscaping to what's already in place right now would increase the percent of interior landscaping and felt that it would not meet the intent of the Land Use Code. The Planning Director informed the Board that the analysis was based on the criteria in the Code. Jeff Right stated that their understanding during that process of the use -by -right that there was an agreement that those two parking areas did not need to be built as long as there was a trade at that point made for more landscaping. The new Land Use Code had not been put in at that point under the use -by -right. The Planning Director did not know of an agreement because that was done through the Zoning Department. Planning and Zoning Board Meeting of January 15, 1998 Page 3 • Ms. Bell noted that it was the responsibility of the people that owned the property and that operate the building, but because of the change -of -use, this is the reason the Heart of the Rockies Church was the applicant. Therefore, the applicant was to respond to any conditions that the Board ultimately passed on. Mr. Gavaldon stated he was in favor of the project. Moved by Mr. Colton, seconded by Mr. Gavaldon: to approve the recommendation of Agenda No. 6. Motion approved unanimously. Moved by Mr. Colton, seconded by Mr. Gavaldon: That the Board agrees with the Staff report that the Heart of the Rockies Christian Church project investment plan does not comply with Section 3.2.1E5 or 3.2.2C4, and that they should not grant those modifications. Motion passed 6-1. Moved by Mr. Colton, seconded by Gavaldon: To approve of Fossil Creek Commercial Plaza, Heart of the Rockies Church Project plan 97, with conditions as stated in the Staff report. Motion approved unanimously. Collindale Business Park, 3rd Filing, Lot 5A, Healing Arts Institute - Project Development Plan. #7-82J Mr. Gavaldon asked questions of the applicant on employees, class size, student enrollment. Gary Salinger, one of the owners of the Healing Arts Institute, explained that they had five full-time employees. In addition to the full-time employees, they had a teaching staff of approximately 20 teachers. The maximum amount of classes at any given time was three. About eight employees would be at the institute at one time. The average class size was 10 to 20 students. The classes were generally in the daytime from 9:00 until 5:00, and 6:00 until 10:00 for the evening program. They generally enrolled about 120 to 150 students in a yearly basis. Ms. Weitkunat recommended approval of the modification requests of the Healing Arts Institute, section 3.5.313213, as it was not detrimental to the public good; that it exceeded the standard of the plan or better; and to adopt the finding contained in the Staff report. The recommendation was seconded by Mr. Chapman. Moved by Ms. Weitkunat, seconded by Mr. Chapman: To approve the Collindale Business Park, Third Filing, Healing Arts Institute Project Investment Plan, #7-282J with modification, finding that it meets the facts • and conclusions drawn in the Staff report. Motion passed unanimously. Planning and Zoning Board Meeting of January 15, 1998 Page 4 Nauta Rezoning, #55-95D Ken Waido gave a Staff report on Item 8, the Nauta rezoning. He stated that the request was to rezone about five acres of land located north of East Vine Drive and slightly east of Lemay Avenue. The request is to rezone the land from the T, transition, Zone to the I, industrial, Zone. He also stated that in March, the property owners requested a C, commercial, zone and submitted an application for that. In further discussion, it was pointed out that current pieces of the property perhaps best fit the I, industrial, Zone. The Staff recommended the LMN Zone and did send that information to the applicant. The reason Staff recommended the LMN Zone is based upon the City structure plan. The Staff did add some uses in the LMN Zone, and those uses are only allowed within a certain distances of East Vine Drive. There was no requirement to change the property from the T, transitional, Zone. He also pointed out that there is a sub -area plan and that the property may be going through another rezoning for this area as a result of this plan. Ray Nauta voiced his concerns on the rezoning. He felt that this land should not go to housing because he felt that the city might possibly turn East Vine Street into a main artery. He felt if the Board elected to change to a LMN Zone that that would change the value of his property. Judy Nauta stated that the Nautas would like to have the 1, industrial, Zone. She felt that the land fell perfectly in the I Zone. Mr. Waido added that there would not be a charge to the Nautas to pursue rezoning within one year after the adoption of the City Plan. If at the end of one year the Nautas were to leave the property in the T Zone, and the City didn't have a sub -area plan and they wanted to rezone, then there would be application fees to get the rezoning. Moved by Ms. Weltkunat, seconded by Mr. Chapman: To recommend to Council denial of the request for the I zone, and approval of the LMN Zone on the Nauta Rezoning, #55-95D. Mr. Chapman explained that he felt from the Nauta's position that the property did fit the I Zone, but that it preempts the possibility of an LMN Zone, which is on the City structure plan. Mr. Gavaidon stated he supported the LMN Zone. Ms. Craig also supported the motion, but she preferred the property be kept into transition until the sub -area plan was put in place. Motion approved 6-1. ` Planning and Zoning Board• Meeting of January 15, 1998 Page 5 Vencor-Fort Collins Nursing Care Center - Project Development Plan #23- 97 The project planner gave a Staff report on Agenda Item 10, Vencor, Fort Collins Nursing Care Center, Project Investment Plan. The plan was for a long-term nursing facility on the southwest comer of Southwest Green Boulevard and South Lemay Avenue. The project included a 120-bed facility, inpatient and outpatient rehabilitation services. The site was approximately 10.3 acres and is proposed to be a one-story, 17,672 square -foot building. Also included is 124 parking spaces as well as additional medical office buildings or uses on site. The facility was a permitted use in the LMN Zone district. The request complied with the requirements of the Land Use Code with the exception of section 4.4E2B, 4AE2D, 4AE2E. The Staff felt that the plan as submitted was equal or better and complies with the requirements of the Land Use Code. Staff did recommend approval of all three modification requests on the Vencor Fort Collins Nursing Care Center, #23-97. Linda Ripley spoke on behalf of VF Ripley and Associates. She also informed . the Board of the people involved with the plan. She addressed the Board with some background on the health care industry and changes that have taken place in the last few years that helped design the facility. Ms. Ripley felt the plans would meet the needs of the community by providing long-term residential care, short-term inpatient subacute care, and also provide out -patient and day -patient services. She informed the Board of the specifications of the building, landscaping, and the fencing. Chuck Washington spoke as a supporter of Item #10. He is a resident located across the street from this proposed plan. Dr. Gerald Weiss stated his concerns on the safety and comfort of the patients. By safety, he was concerned about the fences and wondered what precautions were taken on the windows, as far as patients being able to leave the building. He also wanted to know where the kitchen was located and what fire precautions were being taken. He felt that there was tremendous amounts of noise on Lemay Avenue and wondered how that was going to affect the patients. Ms. Ripley explained that the windows opened only slightly and had locking devices. The building as a whole had a fire sprinkler system and the kitchen had an additional fire safety system. She also explained that the position of the building was lower than Lemay, so she felt the noise would be deflected by the Planning and Zoning Board Meeting of January 16, 1998 Page 6 pitch of the roof. She also pointed out that many trees and bushes would be surrounding the property to also help deflect the noise. Ms. Craig asked how this project qualified for affordable housing. Ms. Ripley said it was unclear at this point whether or not the State will grant them the Medicaid certification, and that they have made efforts to be certified, but they would not know for another several months. Mr. Gavaldon addressed his concerns on whether there should be a full traffic study. Mr. Bracke thought that from a traffic perspective, the traffic was minor. He explained that you could not compare this facility to what goes on in the area of Robertson and Lemay. He felt the trips in and out of this facility were minor and did not have the impact that other developments would normally have. Matt Delich stated that he prepared the traffic impact study for this particular project. He felt that the use being proposed was significantly less. He felt the analysis in the memo was very thorough and complete. Mr. Gavaldon disagreed. He felt that looking at the size of the parking lot, the number of employees, and visitors, that the parking lot was small relative to what was transpiring there. Mr. Bracke was unclear as to how many more details Mr. Gavaldon wanted in the traffic impact study. Mr. Gavaldon stated that he was hoping for a more detailed transportation report to get a better view of the project. Moved by Mr. Colton, seconded by Ms. Weitkunat: That the Board approve the request for modification of Section 4.4E2B. Motion passed 6-1. Moved by Mr. Colton, seconded by Ms. Weitkunat: That the Board approve the request for modification of Section 4.4E2D. Mr. Chapman wanted to explain the reasons for supporting these modifications. He said that the Code called for the footprint of the building not to exceed 20,000 square feet. The building was a proposed 67,220 square feet. He felt that because of the pentagon, it fit the LMN Zone. He also felt with the pitched roof that it was not a detriment to the public good or City Plan. Motion passed 6-1. r Planning and Zoning Board • Meeting of January 15, 1998 Page 7 0 Moved by Mr. Colton, seconded by Ms. Weitkunat: That the Board approve the request for modification of Section 4.4E2E. Ms. Bell stated she was very pleased with how the members of the project and the neighborhood came together to find solutions to the project. She was in full support. Mr. Davidson was also supported the project. Motion passed 6-1. Moved by Mr. Colton, seconded by Ms. Weitkunat: To approve Vencor Fort Collins Nursing Care Center Project Plan No. 23-27 be approved. Mr. Colton stated that he felt the project was well done, and thought it would add to the area. He thanked Mr. Gavaldon for his concerns on the traffic and that they were well noted. Ms. Craig was concerned that there would not be a transit service extended down Lemay until at least 2015. She wanted to know if there were plans the try to mitigate some of the traffic problems that may occur in the near future. Shelly, the administrator, stated she shared her concerns about transit and was hoping that they would be able to work with the city on the possible traffic. Motion passed 6-1. There was no other business. Meeting adjourned. 0