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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 02/23/1987PLANNING AND ZONING BOARD MEETING FEBRUARY 23, 1987 MINUTES The regular meeting of the Planning and Zoning Board was called to order at 6:31 p.m. in Council Chambers of New City Hall, 300 LaPorte Avenue, Fort Collins, Colorado. Board members who attended the worksession on February 20, 1987 included Dave Edwards, Sandy Kern, Tim Dow, Sharon Brown, Linda Lang, Laurie O'Dell, Don Crews and Alternate Bernie Strom. Board members present at the meeting included Dave Edwards, Sandy Kern, Laurie O'Dell, Don Crews, Tim Dow, Sharon Brown, Linda Lang and Alternate Bernie Strom. Staff members present included Tom Peterson, Joe Frank, Elaine Kleckner, Ted Shepard, Mike Herzig, Debbie deBesche and Chris Randall. Legal Representative was Paul Eckman. Tom Peterson noted four agenda changes. First, that #3-84, Upland's Pro- spect Business Park PUD - Glass Warehouse Facility - Preliminary and Final be continued until the March meeting as requested by the applicant, and second, that #50-85 Pavilion PUD Final was recommended to be put on the Consent Agenda with conditions 6 and 7 pulled. Lastly, 116-86B, Skyline Acres Subdivision - Rezoning, and #7-87A, Dueck Annexation and Zoning, were requested to be pulled from consideration until next month's meeting. Mr. Peterson then gave the Agenda Review consisting of the Consent Agenda: January 26, 1987 Minutes; 2) #1-84B Sand Creek Village PUD -Preliminary and Final -Replat; 3) #57-86D Sunstone Village PUD - Phase 1, Final; 4) #62-86 Harbor Walk PUD - Final; 5) #4-87 The Group Office Expansion - Non - Residential Use Request in the R-H Zone; 7) #96-81E The Residences at Horsetooth Commons - Preliminary and Final; 8) #3-87A Pine Ridge Subdivi- sion - Preliminary; 9) #75-86B Spring Creek Farms 3rd Filing -Rezoning; 10) #52-86B Wastewater Plant #1 - Rezoning; 11) #1-87 King Soopers Expansion of Non -Conforming Use; 12) #3-878,C Pine Ridge Annexation and Zoning; 13) #78-86A Bath Annexation and Zoning; 14) #6-87A West Drake Annexation and Zoning; 15) #64-86B Nauta Exemption - County Referral; 18) #50-85A Pavilion PUD Final. Member Dow moved to approve items 1, 3, 4, 5, 7, 8_ 9, 11, 15, and 18. Item 4 was removed due to possible conflict with Member Edwards. Member O'Dell seconded and the motion carried 7-0. Member Edwards moved to approve items 2, 10, 12, 13, and 14. Member Kern seconded and the motion passed 7-0, with Member Dow abstaining. Member Dow moved to approve item 4. The motion was seconded and passed 7-0 with Member Edwards abstaining. P & Z Meeting Minutes February 23, 1987 Page 2 COLLINDALE '87 PUD - PRELIMINARY - #209-79L Ted Shepard described the request for preliminary approval of this 2.2 acre commercial site including a convenience store with gasoline sales, an office building, and a day care center. Staff expressed concern for two conditions, those being the streetscape along Horsetooth Rd. and the location of certain parking stalls. Specifi- cally, staff would like to see more trees put in along Horsetooth Rd. and suggested that the parking stalls along Horsetooth Road either be relocated or removed. Mr. Shepard also brought up the concerns expressed during a neighborhood meeting held on January 5, 1987. Some of these concerns included signage, building materials, hours and lighting. It was explained how six parking stalls interfered with the desired streetscape along Horse - tooth Road. It was also felt that the streetscape along Lockwood did not receive a desirable number of trees as well. Representing the applicant was Alan Houser of Architecture One. It was agreed that more street trees could be added. Their concern was for traf- fic visibility at the intersection. Mr. Houser explained that the choice for placing six parking stalls at the particular site was to provide employee parking for both the convenience store and the offices. He also stated that there would be hedging against the parking stalls to add to the streetscape. Finally he stated that they would like to keep the parking stalls where they were initially intended to be placed and to continue to work with City staff on further modifications. Member Lang questioned the feasibility of staff's suggestion to move the sites just north of the office building. Mr. Houser explained that sculp- turing of the ground was done on the suggested site and that the original site was chosen in order to meet the demands of both the store and office building. Member Dow questioned the proposed phasing of the buildings. Bill Bartran, the developer, explained that the convenience store and gas station would be built first. The second phase would be the construction of the office building. And lastly the third phase will be the construction of the day care center. Member Kern asked for clarification on the distance between the sidewalk and the parking stalls. It was determined to be 12 feet. Member Kern also asked how deciduous bushes could provide adequate screening during the win- ter months. Mr. Houser explained that screening would still be adequate due to dense branching. Member Edwards asked staff how many spaces are in the parking lot at the Collindale Golf Course Club House that do not have any landscaping inter- facing the street and lot. It was determined that there were approximately 15 to 20 stalls. Member Edwards made the point that the standards that apply to the proposed development should be the same as those that apply to the nearby clubhouse. He also questioned the adequacy of the width of the P & Z Meeting Minutes February 23, 1987 • • Page 3 access road between the store and the daycare center. He proposed that further consideration on the access road should be a condition for approval. He also stated that he thought that the access should be as wide as possible in order to handle the convenience store traffic. Mr. Shepard stated that staff recommends approval with the conditions pre- viously noted; those being the increase in the number of trees along the streetscape and the removal or relocation of six parking stalls. Member Brown asked if the street improvements adjacent to the site had been completed. Mr. Shepard explained what improvements would be made. Member Dow asked what the time schedule for completion was. Mike Herzig explained that it was not in the 5 Year Plan. A total review of the plan was to start soon and that this project would be considered. Alternate Member Strom stated that he had no objections to the six parking spaces that were being considered. Several members of the audience expressed their concerns and objections to the development of a convenience store and gas station. Among those who spoke were Mike Pacheco of 1543 Quail Hollow Dr., Roger Jollis of 3465 Lockwood Dr., Bob Adams of 1548 Quail Hollow Dr., Charlie Rock of 3225 Lockwood Dr., Albert Curtis, and Jean Sullivan of 3465 Lockwood Drive. A list of their concerns raised during the Board meeting included: - the effect of the store on traffic in the area - the kind of signage that would be used - the need for another convenience store - the possibility of the store becoming a hangout for kids - the compatibility of the appearance of a convenience store in a neighborhood - the effect of the store on the value of the homes Member Edwards explained that the Board does not base decisions on need. Although there was no one from the traffic department on hand to question, Member Brown explained that the City's concerns for traffic were being dealt with. She also stated that signage would be addressed in the final. Points were made as to how their decisions are made and what factors are considered. It was noted that the Board does listen to public opinion and commends the involvement of citizens. The point was also made that market and not need is the determiner of how much development goes on. P & Z Meeting Minutes February 23, 1987 Page 4 Some of the members of the audience also stated that they were not notified about the February Planning and Zoning Board meeting. Ted Shepard and Tom Peterson explained the notification process and Joe Frank explained the appeal process. Member Dow moved to approve Collindale '87 PUD - Preliminary with staff condition and an additional condition that the traffic department study the concerns of the neighborhood for traffic. Member Kern seconded. Member Edwards asked if the motion could carry a study of the width of the access drive. Motion carried 7-0. ROBINSON PIERSAL PUD - Preliminary and Final - #26-85E Elaine Kleckner described the request for Preliminary and Final approval of an amendment to the building height in elevation for the Robinson Piersal PUD. Representing the applicant was Ed Zdenek with ZVFK. He explained the revi- sions to the Robinson Piersal Plaza. The changes include a reduction from eleven stories to seven stories, the building will be longer, and some of the parking was redesigned. There will also be some changes in the lands- caping, the street trees will be realigned, and a cart storage area was introduced. The two lower floors would not change. Member Dow asked if the applicant has purchased the property. It was determined that the land was under the ownership of John Wheeler and his partnership. Ms. Kleckner stated that the land use still meets set criteria. The use has already been determined appropriate on that site. The largest impact made by the reduction in height is the spread of the building along College Avenue. The building will not be any wider. Elements of the building height review criteria include: - Community scale - Would the proposed structure alter views within the community (it was determined that existing structures and mature trees already obstruct views of the foothills within the area) - Light and shadow study (the impact would be slightly reduced) - Privacy of adjacent residents (no impact) - Neighborhood scale (which was found to be compatible) - Pedestrian scale (mitigated with benches, landscaping and a brick finish on the lower levels) P & Z Meeting Minutes February 23, 1987 • • .' Page 5 Ms. Kleckner's final comments included that there would no longer be a rooftop courtyard and that people in the neighborhood did receive notifica- tion of the Board meeting. Member Dow wanted to clarify if the project was still a single phase pro- ject. It was determined that it was. He also questioned what other uses could go on this site. Ms. Kleckner stated that two commercial uses could be built on the site. Member Edwards asked, if the PUD was approved and amended, would the PUD supercede zoning? Paul Eckman stated that there is no waiver of use -by - right. A PUD does not supercede pre-existing zoning. However, once the PUD was substantially complete, the PUD would prevail. Randy Larsen, partner of the Collins House Partnership, expressed his con- cern for the shadow impact and the icing problem along College Avenue. He also felt that the bottom portion of the building has not been designed properly. Member Dow asked, if housing is taken out of the plan, could a study be done before approving the request? Also, what are some alternatives to meet the housing provisions? Ms. Kleckner stated that there could be rezoning with that particular condition. She noted that the applicant still intends to include housing on the site. Member Brown asked Ms. Kleckner to explain the revocable permit for infringement on the public Right -of -Way on the north side. Ms. Kleckner explained that it was created specifically for the plan. Paul Eckman noted that the permit is revocable. It would take an action of the City Council to revoke it. Member Edwards stated that the Board should take any action possible to ensure that the plan does have a residential component. He also felt that the Board should adopt a resolution to City Council in order to prohibit the building of just a supermarket. Member Dow asked if the developer would agree to come back before the Board in the event that any changes from the fundamental design are made. Mr. Zdenek stated that the decision was up to John Wheeler. Speaking on the behalf of John Wheeler was his partner, Bill Van Horn. He agreed that if the housing does not take place, they would come back before the Board. Member Edwards asked if the Board could change --the zoning. Mr. Peterson stated that yes, there is a special approval process. Member Brown asked if the amendment would have anything to do with the per- mit. Paul Eckman stated that it could be advised to the City Council. Member O'Dell questioned the design of the building, specifically the win- dows and blank walls. Mr. Zdenek reviewed some specific details. P 8: Z Meeting Minutes February 23, 1987 Page 6 Member Dow moved to approve #26-85E Robinson Piersal PUD - Preliminary and Final with the condition that if there is any change in the use from the PUD, that the applicant submits an amended PUD to the Board for approval. Member Brown seconded. Tim Dow noted that it was a condition to which the applicant has already agreed to. Member Edwards commended the public for their approval of the project. Mr. Zdenek expressed their desire to include housing in the project. Motion passed 7-0. Member Dow stated that he thought this site and rezoning should be looked at in order to anticipate future incidents. OTHER BUSINESS Mr. Frank invited the Board to attend a Natural Resources Orientation Pro- gram to be held on March 11 in the CIC Room. Member Dow will Chair at the next meeting. Meeting was adjourned at 9:10 p.m.