HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 08/28/1985PLANNING AND ZONING BOARD MINUTES
August 28, 1985
The regular meeting of the Planning and Zoning Board was called to order at
6:32 p.m, in the Council Chambers, 300 Laporte Avenue, Fort Collins,
Colorado.
Board members present included Tim Dow, Gary Ross, Laurie O'Dell, Sanford
Kern, David Edwards, Don Crews and Alternate Linda Lang. Member Sharon
Brown was absent.
Staff members present included Linda Hopkins, Elaine Kleckner, Joe Frank
Bonnie Tripoli, and Gail Ault. Legal staff was represented by Steve Roy.
Chairman Dow welcomed the public to the meeting and introduced the new
Board Members. Ms. Hopkins reviewed the consent agenda which consisted of:
#19-85b, Cache La Poudre Industrial Park PUD - Final; and #194-79E, The
Villa PUD - Preliminary and Final.
Chairman Dow indicated he had a conflict of interest on items 1 of the
Consent Agenda and his vote should not be reflected on that item. Member
Crews moved to approve the consent agenda Items 1 and 2. Member O'Dell
seconded. Motion to approve passed on a 7-0.
#54-85 - LEMAY/SPRING CREEK PUD - Preliminary
Joe Frank gave a description of the request showing slides to orient the
Board and public with the location.
Bernie Cain, representing the owner, explained the neighborhood
characteristics --an area of rentals, slightly run down and in areas
changing to commercial. The intended use is for a car wash. Since the
area is too large the adjacent area is being planned as efficiency
apartments for professional single people working in the area. He then
pointed out the intended landscaping indicating they would save an existing
Maple and some other trees along the edge of the property for screening.
The developer has successfully attempted to obtain additional open space by
agreeing to maintain the area to the south and share it with the
condominium association owning the property. The car wash will be scaled
down through residential -type roof line for neighborhood compatibility. The
apartments will be elevated with underground parking.
Member Ross questioned the front facade of the apartment building and the
many walkways as well as size of trees shielding the apartments from the
park area. Mr. Cain responded the walkways are for ease of ingress/egress
as well as to provide a balcony area for outdoor living. The building
would be well screened from the park due to the existing trees. Everything
is oriented toward the open space and residences, away from the car wash.
Planning and Zoning Board Minutes
July 24, 1985
Page 2
Member Lang asked about the staggering of the building and Mr. Cain
explained the joys and the roof system. Member Edwards asked about the
compatibility of a car wash with the apartment and also neighboring
single-family residences. Mr. Cain responded this kind of site lends
itself to the opportunity to add housing because of the lot depth and being
able to orient the apartment toward the open space. The car wash would
create less traffic than retail, it used mostly from November through
April, and the developer feels this project would work well.
Member Dow asked about the rentals and Mr. Cain indicated he believed they
were oriented toward long-term rentals. Other rentals in the area are
generally 100 percent occupied. Member O'Dell asked the distance from the
south corner of the apartment to the trail and Mr. Cain indicated 25-30
feet. In response to another question from her he stated Parks & Trails
found no problem with compatibility.
Member O'Dell questioned water drainage from the car wash and whether it
would create a freezing problem on the trail. Mr. Cain expained the
commercial drainage would all flow to a sewer system.
Member Crews questioned the condominium association's feelings. Mr. Cain
stated to condominium associations were in close proximity: Spring Creek
Condos on Stuart and Prospect Springs on Prospect. Spring Creek Condos is
unable to maintain their area and would like a joint use agreement to allow
this developer to maintain thearea. A letter of intent from the
association has been signed but an official agreement is not yet drawn up.
Member Kern asked about lawn area for lounging and also questioned the
noise generated from the car wash. Mr. Cain responded the apartments would
have a patio/deck treatment with some space by trees and access to the
open space through a nearby gate. Dana Lochwood quoted statistics on noise
from a study by Peter D. Young of Grand Rapids, Michigan, indicating the
vacuum noise at 100 feet would be 45 DB. Member Kern believed at 50-55 DB
sleep was impaired.
Joe Frank gave staff summary noting staff concerns focused on three major
areas resulting in their recommendation for denial. Concerns were 1)
neighborhood concerns were not adequately addressed and there was a lack of
compatibility with existing single-family residences, bulk, light glare and
noise impace created by the car wash, lack of screening from the adjacent
neighbors; 2) appropriateness of land use, strip development being created;
and 3) design proposal concerns as buffering, building setback, building
height, lack of open space.
Bill Blackwell, 925D E. Prospect, President of Prospect Springs Condominium
Association, indicated the neighborhood was concerned about encroachment on
their association's open space. He felt the agreement needed to be specific
on term length. He was also concerned about he noise impact of the car
wash and wondered if limiting hours of use to 6 am to 10 pm was a
possibility.
Planning and Zoning
July 24, 1985 .
Page 3
Board Minutes
•
Additional Board discussion resulted on hours of use and joint use of the
open space.
Member O'Dell stated she could not support the project as she felt this
project was detrimental to our open spaces and a poor land use. Member Ross
liked the mixed use but had a problem with building size and the amount of
activity the project generated and also could not support the project.
Member Lang did not find the mixed use offensive and felt it was
appropriate. Was concerned about he eliminating of much existing shrubery,
however. Member Edwards concurred with staff concerns. By limiting car
wash hours a statement was being made that the business was intrusive and
he did not feel it was a compatibile use on Lemay. Member Crews felt
density was the biggest concern and there was little useable green space.
Chairman Dow also agreed with the staff assessment. This is an area in
transition and suitable for mixed use and higher density but this project
does not seem to be compatible within itself.
Member O'Dell moved to deny the Lemay/Spring Creek PUD - Preliminary.
Member Crews seconded. Motion carried 6-1 with Member Lang voting against
the denial in favor of the project.
#50-85 - FORT COLLINS RETAIL CENTER PUD - Preliminary
Elaine Kleckner introduced project.
Eldon Ward, architect with Cityscape, gave some background information on
the superblock area.
Jim Sullivan, President, Sullivan Hayes and owner, developer of the
property, handed out letters of recommendation and explained their
rationale behind a retail center. He pointed out landscaping to be
provided and how they would minimize the parking lot by lowering it and
berming around it. He explained the facade materials and indicated they
are attempting to create a "village" appeal for this softgoods center. He
then gave a slide presentation of other projects they have participated in.
Elaine Kleckner gave staff report focusing on technical issues. A shopping
center is appropriate use for the area. George Holter, owner to the south,
has voiced a concern on how the southern street would impact this property
as well as his own and Ms. Kleckner noted the developer will need to make a
commitment to the College Avenue median. The internal circulation since
conceptual has been improved, more than adequate parking seems to be
provided. City suggests adding more green space in pedestrian corridors,
also to open front of retail space to make more inviting, addition larger
than standard size trees along College. The staff conditions for the
project would be: 1) agree to participate in the College Avenue median; 2)
additional setback provided on the southern property line; 3) redesign
internal access for better circulation; 4) address staff landscaping
concerns; 5) provide more detail at final on building materials; and, 6)
submit elevations for Pad A, B, and C at final.
Planning and Zoning Board Minutes
July 24, 1985
Page 4
Chairman Dow asked about superblock traffic planning and how we are
encouraging cars to use other than College. Ms. Kleckner stated Troutman
is considered the primary access. Rick Ensdorff stated the South College
median is tentatively scheduled for 1987. Discussion resulted among the
Board the Mr. Ensdorff regarding traffic patterns for the area.
Member Ross asked about National Car Rental and treatment of the ditch
behind the business. Mr. Sullivan responded it would be landscaped with
large deciduous trees. Mr. Sullivan then visually directed Member Ross
through the shopping center to show circulation.
Member Crews asked if the project would be done in phases and Mr. Sullivan
indicated the shopping center would be Phase 1.
Ms. Kleckner indicated the staff would like to see how all the pads fit
together initially and possibily, if particular user needs chage, review
those separately. Staff is also concerned with U-turn into the bank
drive -up.
Member Edwards would like extensive staggered effect at the rear of the
building.
Member Ross moved to approve the project subject to the 6 staff conditions:
1) participation in the College Avenue median; 2) additional setback for
buildings at southern end; 3) redesign internal circulation; 4) further
address staff landscaping concerns; 5) provide more detail on building
materials at final; and, 6) submit elevations for Pads A, B, and C at
final. Member Lang seconded after adding the condition that the developer
explore increasing the staggered effect along the front of the building;
Ross concurred. Motion carried 7-0.
Member Ross was concerned with landscaping on the east side of the ditch
and would like to see it at final of National Car Rental. Ms. Kleckner
indicated a written agreeement from the ditch company was required before
final.
Member Edwards asked if the vote would approve the preliminary stages of
National Car Rental and Ms. Kleckner responded yes.
Mr. Sullivan indicated he was not prepared to address the operation of the
car rental but could at final. He didn't believe they would have a wash
rack or gas pumps but occasional sales of cars would probably be included.
Member Ross felt the buildings were very massive and would look closely at
final at the project. Chairman Dow indicated he would like more detail of
bank drive -up at final.
#131-79F - THE PIER - FOURTH AMENDMENT - Preliminary and Final
Joe Frank gave description of the project.
Planning and Zoning Board Minutes
July 24, 1985
Page 5
•
Cathy Chianese, Osprey, developer, gave background on the project
originally residential, then commercial, and now changed back to
residential as the preferable land use. The new plan addresses previous
Board concerns; angled buildings to reduce appearance of mass along
Harmony, density reduced by six units, setback from Harmony is 80 feet,
berms are provided at the corners along Harmony. The Pier conforms to the
attempt for a nice visual entrance to Fort Collins along Harmony. She then
presented two papers in favor of the project, a petition with 90 names and
a letter.
Mr. Frank indicated the Board and staff concerns had been addressed and
staff was recommending approval.
Member Edwards stated he was a resident of the Landings and a member of the
Landings Association; however The Pier was not a member and he did not feel
he had a conflict of interest.
Chairman Dow asked the distance between the two southernmost buildings and
Ms. Chianese addressed his concerns.
Member Edwards moved to approve the project, Member Ross seconded. Motion
carried 7-0.
OTHER BUSINESS
Ms. Hopkins noted Creager Plaza South PUD heard at Monday night's meeting
now has the easement agreement signed and will be heard at next month's
meeting.
Mr. Frank stated the Eastside Neighborhood Meeting was continued to
October.
Chairman Dow stated the suggestion the orientation sessions be taped and
used for future Board members should be implemented. Mr. Frank indicated
the next session would be September 11 and on Long Range Plan,
Comprehensive Plan and the Land Use Plan.
Meeting adjourned at 10:20 p.m.
^WHOM
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IT MAY CONCERN:•
We,
the undersigned residents of The Pier
at The
Landings, support the
construction
of
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construction
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buildings in
our
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