Loading...
HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 06/27/1984PLANNING AND ZONING BOARD MINUTES June 27, 1984 The regular meeting of the Planning and Zoning Board for the City of Fort Collins was called to order by Chairman David Gilfillan at 6:34 p.m., June 27, 1984, in the Council Chambers of the New Municipal Building, 300 LaPorte Avenue, Fort Collins, Colorado. Board members present included: Tim Dow, David Gilfillan, Sharon Brown, Don Crews, Ingrid Simpson, and Alternate Randy Larsen. Member Gary Ross arrived late at 6:37 p.m. Member Dennis Georg was absent. Staff members present included: Ken Waido, Joe Frank, Cathy Chianese, Curt Smith, Gail Ault, Mauri Rupel, Bonnie Tripoli, and Jan Shepard. Legal representative was Ken Frazier. Curt Smith gave the Agenda Review noting First Christian Church (#193-79D) had been reviewed on Monday, June 25, 1984. Also the architect requested Courtney Park (#31-84) be tabled until August to give staff and the Board the opportunity to review the revised plans. GRAESE ACRES ANNEXATION (#25-84) Ken Waido gave staff report on this voluntary annexation recommending approv- al. He indicated the Planning Office received one letter of support for the project. Member Ross moved to recommend approval of the annexation to City Council. Member Crews seconded, the motion carried 7-0. GRAESE ACRES ZONING (#25-84A) Ken Waido gave staff report recommending approval of R-L-P zoning with a PUD condition. Member Brown moved to recommend approval, Member Ross seconded. The motion to recommend approval with the PUD condition carried 7-0. U-HAUL PUD - Preliminary (#32-84) Joe Frank gave staff report with slides of the neighboring areas. Staff is recommending approval with seven conditions being placed on the PUD regarding landscaping, signage, trailer and parking placement, etc. John Dengler, project planner, explained the U-Haul concept which includes truck/trailer rental, rental equipment, RV service and sale of RV accessories, and household storage. He stated South College is the gateway to the City and must have quality development. This all metal building will have decorative concrete block, stained tan, and bronze facia. There will be a berm to screen the truck parking. Page 2 June 27 P&Z Member Ross questioned if RV parking would be extensive since parts for ser- vicing are not readily available. He questionsed the parking situation, number of units, and whether a security fence was necessary. John Dengler responded the trailer parking would be predominately on the northwest and southwest area. Customer short-term parking would be next to College. No security fence would be necessary, and there would be larger (40'X10') stalls in the northwest area which could accommodate a vehicle the size of a Fort Collins firetruck. Chairman Gilfillan asked if staff conditions were acceptable and Dengler replied they were. Member Crews questioned the color (rust vs. orange) of the building stripe and Dengler replied they would accommodate the City's request. Member Larsen asked about the metal garage doors and building height and Dengler indicated the building would be 28' high and the doors were the same color (tan) as the decorative block. No mechanical equipment is included in the building height, however it would not extend above the roof line. Member Dow questioned the type of berming and John explained it blocks car and trailer parking as well as the garage door area. Chairman Gilfillan asked if it would be a 24-hour operation and Dengler stated it could work into one. The Chairman questioned the street improvements with this project. John believed it was a condition of Mini-U-Storage to build to Mason, this project would be responsible for the remainder. Joe Frank indicated that the College Avenue entrance for U-Haul was acceptable to the City. Member Brown questioned the 8 garage doors and 14 bays and John explained the bays are for parking U-Haul rental vehicles and the garage doors will be for servicing RVs. Member Brown felt security would be a problem and a fence would be necessary. Member Dow asked the parking capacity for U-Haul vehicles and John indicated approximately 25 larger trucks and 8-10 trailers. Ross questioned the outside storage for rentals and John stated it should be no problem. Gilfillan asked about the lighting and John indicated some sort of lower pole lighting which was on 24 hours would be used. A discussion ensued on how to ensure restriction of truck and trailer parking to the western half of the property. If it were a part of the PUD condition it would be a zoning violation which could require 90 days in jail and $300 for each day in violation. Chairman Gilfillan felt an agreement should be worked out with City staff, attorney, and the applicant to ensure parking in the rear. Member Ross moved to approve U-Haul PUD subject to the seven staff conditions and an agreement between the staff, attorney, and applicant on parking in the rear. Member Crews seconded and motion carried 6-1 with Member Dow voting no. He felt the seven restrictions were working against the development since they wanted College Avenue exposure, and because they desired exposure perhaps the site was not an appropriate location for the project. Member Brown noted she agreed and would like to change her vote; however, Chairman Gilfillan indicated the vote had already been recorded. ' Page 3 . • June 27 P&Z COURTNEY PARK (#31-84) Frank Vaught of ZVFK indicated they had presented a revised alternative site plan on Monday to the staff. In order to provide the staff and Board time for review, and also so another neighborhood meeting could be held, they would like to table the item until the July meeting. Chairman Gilfillan questioned the date for the neighborhood meeting and July 11 was suggested. Curt Smith indicated they would attempt to get the chambers again for the meeting. GOLDEN MEADOWS MASTER PLAN (#78-80B) and GOLDEN MEADOWS NEIGHBORHOOD CENTER, PHASE 1 - Preliminary (#78-80C) Cathy Chianese gave staff report on both projects. There will be four phases. Three residential projects with a total of 589 units proposed: 16 ac with 20 DU/ac, a 13 ac site and a 10 ac site both with 12 DU/ac. A 21 ac neighborhood shopping center is the 4th phase. The plan is consistent with an earlier master plan submitted in 1977 prior to our formal master plan process. She gave the rationale of the master plan. The neighborhood center had been reviewed and approved in 1980 but expired; therefore, it was being resubmitted and remained essentially the same plan. Staff was recommending approval of both items. Curt Smith stated City Council had approved the project for extending Lemay. The City may borrow the money to complete the project early (summer 1986) but it is currently scheduled for summer 1987. K. Bill Tiley, applicant, 3220 Michelle Lane, managing partner of Collindale South Partnership, explained the process behind the project thus far. They are approximately 1-2 years behind because of the recession but are basically adherring to the original master plan. Ed Zdenek, ZVFK, reviewed the Master Plan and showed how the plan was integrated with the entire section of land. The initial plan indicated 1171 dwelling units and that had been reduced, the phasing remains the same, the traffic pattern remains well within City standards. The higher density makes it easier to provide alternative trans- portation as well as creating effective buffering. This project will be less dense than Scotch Pines and meets the City Land Use Policies Plan and should be approved. Linda Ripley, planner, ZVFK, explained the neighborhood center uses and indi- cated there would be 677 parking spaces, 20 percent shared. Kristin Jensen, 1119 Monticello Court, resident, was concerned the landscape buffer did not mitigate the density change. The Master Plan indicates three apartment projects being used as a buffer to the single-family residential. This project would be one of the largest in the City and neighborhood compat- ibility is a great concern since there are many unresolved issues. She has no objection to the neighborhood center. Member Ross asked who she was representing and she stated the Golden Meadows Homeowner's Association. John Pharris, Whalers Cove resident, representing concerned neighbors of Whalers Cove and the Landings, opposed the Courtney Park PUD, the Golden Meadows Master Plan, and to a lesser extend the Neighborhood Center. Under the LDGS the purpose is to improve and protect existing neighborhoods from intrusive developments. These project are socially and developmentally incom- patible with existing architectural design, scale, and bulk. Whalers Cove is 4 units/ac single-family, Golden Meadows is 3 units/ac single-family and this Page 4 June 27 P&Z project would be 12 to 20 units/ac. In addition it would be 2� stories, 40' in height, while the single-family areas are 1 to 1� stories with garages and private yards. This project would be the largest apartment complex in Fort Collins based on number of units, and number of acres involved. It would significantly add traffic and cars (estimated 1500 to 2000) and increase the traffic on Wheaton, Whalers Way, and Boardwalk because that was the shortest route north. Trip consolidation was not encouraged by the project, its too far from College to cater to student rentals, and no building permits should be issued until Lemay Avenue is completed. Curt Smith indicated South Lemay has been identified as an essential capital improvement project and is funded from existing sources of revenue (not the new sales tax monies). Mr. Pharris further stated the site design with 40' building height would hinder views of the Front Range and decrease property values. Courtney Park had been previously denied at Horsetooth and Shields for incompatiblity with the neighborhood and should be denied again in this location. Cathy Chianese broke in to indicate the Heritage Park plan had never been formally submitted therefore, it had not been denied. In addition the plan, streets, etc., were all different and could not be equated with this project. Mr. Pharris stated the density, unit design, and building mass remained similar and the project was not compatible. Chairman Gilfillan reminded Mr. Pharris we were dealing with the Master Plan and Neighborhood Center and should confine remarks to that. Mr. Pharris stated the LDGS indicates a development should be evaluated on its merit and maximum density is not allowed as "a matter of course". They have a nice residential community and want to keep it that way. Ralph Waldo, 1336 Tarryton Drive, realtor, indicated he was pro growth but this is not a compatible project. Requested building permits not be issued prior to Lemay completion. The speed limit and no truck traffic limitation are currently not being enforced. There are 210 homes now in Golden Meadows and the proposed 200+ would create a dangerous situation as every -thing is north of the area and Lemay is the shortest and most traveled route. He felt there was a lack of concern for the citizens south of the Collindale Golf Course. Eric Feder, 1312 Brittany Court, wondered what employment opportunities there would be for people living in this area, questioned how the height and mass of this project could be compatible next to single-family residences. Greg Shubert, 1200 Dorchester, questioned the access from Wheaton and wondered when the higway improvements would be made. Chairman Gilfillan indicated this was a Master Plan and the specifics of improvements would not be dealt with until the PUD; however, the street improvements should be with the project. Mr. Shubert also wondered how the storm drainage worked, collecting in a parking lot. Ed Zdenek indicated it was common practice to provide this type of storm drainage and there would not be water standing in the parking lot after a rainstorm. Greg also felt because some details have changed, consistency with an earlier development concept is not necessarily an appropriate argument now. Golden Meadows 4th changed from multi -family to single-family and, therefore, the 5th filing should also have density reduced. He felt it could be done without affecting the overall goals of the developer and still meeting the needs of the neighborhood. Page 5 • • June 27 P&Z Greg Penfold, 4530 Bluefin, felt everyone was getting caught up in technical- ities and common sense was being overlooked. Indicated he understood devel- oper was anxious to develop their property but people moved to the location for the life style and harmonious development and efficient, effective traffic movement was necesary. The Master Plan didn't respond to those two criteria. This would be the largest development of its type. The Board Members had eluded to U-Haul becoming an eyesore on South College, the gateway to the Choice City. Golden Meadows doesn't want this large complex on the "gateway to the Choice City". With single family to the north and west it would make sense to have lesser density on the outside and move to the interior for the higher density. He felt the matter should be tabled for a number of years. Gordon Havlow, 4106 Attleboro Court, Golden Meadows Homeowner's Association President, represented the Board of Directors and some homeowners. They were concerned with the Lemay Avenue situation and the density both of which had previously been spoken to. He felt the underlying zoning was not a valid argument. They were not against rental apartments or mixed land use but want to ensure a quality development. Had no comments on the neighborhood supermarket. Vicki O'Keefe, 1604 Shenandoah, reiterated that because of the change in the 4th Filing to single family there should be a change here also to provide a buffer with lower density. Questioned the size of the supermarket. Linda Ripley indicated the supermarket would be approximatley 47,000 s.f., the size of a major Safeway, and resemble the Drake Crossings store. Ms. O'Keefe felt the car wash was unnecessary since there was a major car wash at Harmony and College. Also felt the school issue had not been discussed and as children in the area were currently being bussed, how would the new apartments affect the situation. Chairman Gilfillan indicated that would be discussed at time of PUD review. Cathy Chianese stated at time of preliminary more specifics are available and its easier to make decisions. Dilip Muranjan, 1656 Shenandoah, indicated he felt the neighborhood center was not harmonious with the Golden Meadows development and opposed it. Chairman Gilfillan indicated the Board appreciated the neighborhood involvement and explained the Master Plan rationale. Member Dow wondered if the Lemay timing was affected by this project; or if this project was affected by the Lemay timing. Curt Smith responded no to the Lemay timing being affected but possibly the project would be affected by the Lemay timing. This and other area projects must be closely looked at as we get into specifics, but we're not able to do so at this point. Chairman Gilfillan said the Board would like to see the Lemay improvement completed also. Member Ross indicated he was on Board at time of the Golden Meadows 4th sub- mittal and there is a consistency to this plan. We still need to recheck to ensure plan is appropriate but believes the LOGS works. Member Brown asked if the neighbors had alternatives to the master plan. Page 6 June 27 P&Z Kristin Jensen indicated alternatives were discussed on June 6, and will be discussed at the next neighborhood meeting on July 11. There hope was the applicant would table the Master Plan and, if not, they favor denying the plan. Member Ross indicated it would be necessary for applicant to prove at preliminary their reasoning on the plan. Kristin stated the Land Use Policies Plan indicated desire to develop the northeast portion of the City and perhaps the project should move there and receive more points; or phase the densities for buffering. Member Crews pointed out the master plan with 20 units may not be approved as preliminary. Ms. Jensen concurred; however, it's a circular argument to work first on zoning that regulates this density, then the project. Bob Gaines, 1412 Ticonderoga, questioned if the master plan was approving the general layout, why are such specifics included. The neighborhood is being put on the spot when asked for recommendations tonight. The applicant pulled Courtney Park without any notification, can the neighborhood pull Golden Meadows? Member Ross drew parallels with Scotch Pines. Member Brown shared concern to protect the neighborhood but the developer also has needs. Bob felt an approval of this project was a precedent for approval of the preliminary. K. Bill Tiley, stated according to the plan, the 4th Filing was to be single- family and Medema desired to change it to apartments. Eric Feder questioned Board on numbers in the master plan not being important in the vote. Member Ross again explained the preliminary plan would be reviewed by the Board. Appropriateness of design determines density and developer may be asked to reduce density at time of preliminary. Greg Penfold reiterated neighbors concern that their "quality" place to live is going to change; the developer convinced the Board before and could do it again. Stated at this time they are not prepared with an alternative and while Lemay is a concern the greatest concern is the density. Agree the ground will be developed and perhaps a 6-8 unit/ac density around the perimeter would be appropriate. Sam McClain, Golden Meadows resident, favors long range plans; however, they are not necessarily unchangeable. If the old plan was in error it should be corrected. Ron Miller, 4312 New Bedford Drive, felt if the plan was approved with the numbers an expectation is set for the developer. Requested plan not.be appro- ved with the numbers. Vicki O'Keefe wanted a lower density, perhaps 5-8 units/acre. Needed assuran- ce and protection that the proposal was liveable. Chairman Gilfillan indicat- ed approval was no guarantee of future approval and explained the Master Plan process again. Page 7 • June 27 P&Z Bob Gaines, came to meeting on the defense. Stated he was nervous that project had been discussed without first hearing neighborhood input. Member Dow indicated the worksession was public and that two representatives were present, a neighborhood meeting was held, and most Board members had received phone calls on the project. Ross expressed his confidence in the LDGS, the Board, the citizens, and the developer. He had not yet made up his mind on the neighborhood center but felt the Master Plan was acceptable. He had seen nice 16-18 du/ac projects and not approved some 6-8 du/ac projects that weren't well done. It's more difficult to do a good job with high numbers when adjacent to such a nice area, but it can be done. Member Dow questioned the density expectations. Cathy Chianese explained there have been examples of projects exceeding Master Plan numbers (as well as projects submitted with lower numbers) and the master plan doesn't guarantee anything; however, any change to exceed the master plan densities would require an amendment to the master plan. Member Crews stated it was pointed out earlier the LDGS says a development should be evaluated on its own merit, maximum density should not be allowed as a matter of course. Member Simpson indicated the audience was well armed and she hopes they continue to work with staff on the master plan. She would also prefer the item tabled as the north property line does not have adequate buffering. Member Ross moved to approve the Master Plan proposal and Member Larsen seconded the motion. The motion carried 5-2 with Members Simpson and Brown voting no. Member Dow indicated while there may be some things about the Master Plan that were not liked_, each submittal needs to be based on specific site. Member Larsen agreed. Member Ross indicated Phase III had some difficulties because of buffering so the developer should be on notice. feels the developer has a big job ahead of him. Member Brown felt the expectation for density approval was inappropriate. Member Brown voted no for three reasons; because of expectations being set, and because Phase 1 and 2 are inappropriate, and because the master plan does not include all the items it should according to the LDGS (floor area and business type, height, type of buildings, etc.). Chairman Gilfillan indicated he supported the master plan concept. Curt Smith noted the July 11 Neighborhood Meeting would be in council chambers at 7 p.m. GOLDEN MEADOWS, NEIGHBORHOOD CENTER - Preliminary (#78-80C) Linda Ripley indicated she was available to answer questions. Member Dow questioned the alternative uses for the northeast retail sector and Linda indicated that would definitely be seen at final but was hard to answer now. Member Dow wondered about the buffering to the north. Cathy indicated it was shown on the Master Plan and Linda stated there was adequate green space provided. The supermarket also has a retaining wall, berming, and more than the required landscaping. a Page 8 June 27 P&Z Member Crews asked about the phasing. Linda replied more than likely it would be phased with the supermarket being built first. Ross questioned the appearance of the back end of the supermarket and where the fast food restaurant would be located. Linda noted it would be screened similar to Drake Crossing. The restaurant to the northwest merely had an alternative of a fast food source but they were anticipating a full service restaurant. Member Brown wondered when we would see final. Linda stated this was a reaf- firmation of a lapsed plan and that the supermarket would come first. Member Larsen questioned buffering for the car wash garage doors. Bill Tiley indica- ted the auto center needed to be close to Harmony. It would include a service station, car wash, and jiffy lube of high quality. Paul Johnson, 1113 Monticello, questioned how 20 points were earned for the neighborhood shopping center. Mr. Smith explained it was based on the master plan being on the agenda and approved first; it had no bearing on not tabling the master plan. Ken McNaught, 1606 Burlington Court, felt fast food is an inappropriate use. Greg Penfold, didn't understand the 20 points and wondered about the proposed construction date. Member Ross indicated the Golden Meadows 4th Subdivision was approved also predicated on the proposed neighborhood shopping center. Bill Tiley stated City requirements showed it would be nice to have a neighborhood center every lJ miles. He felt construction might start as early as 1986. David Peugh, 1668 Shenandoah Circle, was for the shopping center but felt the opening date of the center should coincide with the Lemay improvement completion. Member Brown questioned potential traffic problems with the bank facility entrance opposite where the neighbors enter; however, Linda didn't forsee any problems. Brown questioned building setbacks. Linda gave the -required setback information. Brown wondered about the number of employes. Ed Zdenek stated roughly one employee for 400 s.f, varies with the type of use. Member Ross pointed out he liked the back drive in. Member Dow moved to approve the project, Member Crews seconded, motion carri- 7-0. OTHER BUSINESS Board was informed Brittany Ridge worksession would be July 13, CIC room, at noon. Open House for Linden Farm project (South of Conifer on Redwood) at 5:30, Thursday, June 28. Member Crews moved to adjourn, Member Brown seconded, meeting was adjourned at 10:40 p.m.