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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 10/22/1984PLANNING AND ZONING BOARD MINUTES October 22, 1984 The regular meeting of the Planning and Zoning Board for the City of Fort Collins was called to order by Chairman Dow at 6:31 p.m., October 22, 1984, in the Council Chambers of the New Municipal Building, 300 Laporte Avenue, Fort Collins, Colorado. Board members attending the October 19, 1984, Planning and Zoning Board Work - session were: Tim Dow, Don Crews, Gary Ross, David Gilfillan, Sharon Brown, Ingrid Simpson, and Randy Larsen. Member Dennis Georg was absent from the worksession and was briefed by staff prior to the meeting. Board members present at the meeting included: Tim Dow, Don Crews, Gary Ross, David Gilfillan, Dennis Georg, Sharon Brown, Ingrid Simpson, and Alternate Randy Larsen. Staff members present included: Curt Smith, Joe Frank, Cathy Chianese, Ken Waido, Bonnie Tripoli, Jan Shepard and Kayla Ballard. Legal representative was Ken Frazier. Curt Smith gave the Agenda Review noting that Item #6 Corral Annexation (48- 84), Item #7 Corral Zoning (48-84A) and Item #10 Seven Lakes, Phase 1 - Revised Final (95-81C), Item #14 The Corral Master Plan (48-84B) and Item T15 The Corral - Phase One - Preliminary (48-84C) have been continued to the November Planning and Zoning Board meeting. Smith proceeded with the Consent Agenda which included: Larimer County Rezoning - County Referral #58-84, Fossil Creek Second Annexation #54-84, and The Villages at Four Seasons, Phase 1 - Final #112-79H. Member Georg pulled Item #3 Off -Site Street Improvement Waiver - County Referral (58-84A). Chairman Dow pulled Item #5 Fossil Creek Second Zoning (54-84A) and Member Larsen pulled Item #8 Children's World II Day Care Center - Final (40-84A). Member Larsen made a correction in last month's minutes by stating that he did not participate in the Jon -El PUD (51-81A) discussion or vote due to a conflict. Member Georg moved to approve the Consent Agenda, Items 1, 2, 4, and 9. Member Larsen seconded. Motion carried 7-0. OFF -SITE STREET IMPROVEMENT WAIVER - COUNTY REFERRAL (858-84A) Ken Waido gave a brief summary of the waiver request recommending approval. Member Georg questioned how the fees are collected, how the City gains access to these funds should the streets have to be upgraded, and what is the status of the fee collection and management. Ken Waido explained the fees would be collected at the building permit stage and would go into a fund for the purpose of improving streets in the general vicinity from which they are collected within the growth area. If the County does not improve streets in that vicinity, then the County would forward those fees collected to the City when the property is annexed. P&Z Minutes 10/22/84 - Page 2 Member Georg inquired if this was the first instance of a street of this category. Ken Waido stated no it is not. Springfield PUD was the first. Member Gilfillan moved to recommend approval for the Off -Site Street Improve- ment Waiver subject to the condition as submitted. Member Crews seconded. Motion carried 7-0. FOSSIL CREEK SECOND ZONING (h54-84A) Ken Waido gave a brief summary of this zoning request recommending approval. Chairman Dow questioned how many lots could be put on this site in a single family mode. Ken Waido replied approximately 12 to 14 single family lots at a minimum lot size of 6000 square feet. Member Brown asked why there is a limit of 660 feet on the length of a cul- de-sac. Ken Waido replied it is basically for emergency access. Ann Price, 4204 Fossil Ridge Drive, spoke regarding concerns of the access into the area, assurance from the city that it would be single family dwellings, and the noise of construction traffic and added residential traffic on this road. Chairman Dow stated the Board can not assure access points but can reasonably assure her that the property would only be developed in single family, low density, unless the owners came in with another PUD proposal. George Ongley, resident of the area, stated he bought his house because it was on a cul-de-sac by County standards and that it would end there. He asked where the second street would come in, west or north up to Fairway Estates. Chairman Dow explained that this is not a specific proposal and it is not known where the owners would want the road to go. Ken Waido stated that if the property were to develop as a single family subdivision, then a single point of access would be considered. If developed at a higher density or different land use, then access to the property from the west would be analyzed. Sharon Panik, Fossil Creek Meadows resident, spoke in concern of the number of lots and suggested that it be kept to an 8 lot minimum. Chairman Dow stated that this can be dealt with when a specific PUD is pro- posed. Member Gilfillan questioned the smallest size lot acceptable to City standards on a straight R-L subdivision. Ken Waido replied the minimum lot size is 6,000 square feet. P&Z Minutes ` • 10/22/84 - Page 3 Dennis Donovan, of Land Development Services representing owners of the property, let the Board know he was there to answer any questions. Mike Herby, Vice -President of Fossil Creek Homeowners Association, spoke regarding concerns of compatibility, opposition of any access from Fossil Creek Parkway, and the problems of sanding in bad weather. Member Ross motioned to recommend R-L zoning to City Council. Member Brown seconded. Member Ross stated that he would not like to see 6000 square foot lots there but will wait to see what is submitted. Motion carried 7-0. CHILDREN'S WORLD II DAY CARE CENTER - FINAL - #40-84A Cathy Chianese gave a staff report recommending approval. Member Larsen was concerned about the visual effect in comparison to the Drake Landings project. Member Simpson questioned the landscaping plan. Cathy replied that the landscaping plan shows a mix of both types of land- scaping. Along the streetscape, shade trees are requested. The fencing on the project will provide interest and variety along the street and along the property lines. Member Crews questioned the location of the storage shed. Cathy showed a slide indicating the location of the shed as not being in a visible location. Member Ross felt the elevations did not fit in with the Drake Crossing area. Cathy stated the materials are similar with this project and the surrounding projects although the basic architectural style is different. Member Ross felt the building is very plain. Member Georg felt final proposals should be evaluated with regard to their conformance with the preliminary. Member Georg motioned to approve Children's World II PUD Final. Member Crews seconded. Motion carried 7-0. OFF -SITE STREET IMPROVEMENT POLICIES AND VARIANCE PROCEDURES Bonnie Tripoli gave a brief summary of the policies and variance procedures recommending approval to City Council. P&Z Minutes 10/22/84 - Page 4 Member Georg requested clarification of the terms "acceptable level of ser- vice". Rick Ensdorff, City Traffic Engineer, stated the acceptable level of capacity used for the level of service is the same as used in developing the City Master Street Plan. Arterials and collectors would be a level of service "C" and traffic signal or major intersection would also be a level of service "C". For local street intersections and other type of curb cuts the level of service could possibly be "D" or "E". Member Georg asked Rick to put a definition of "C", "D" and "E" service levels into the ordinance for the public to understand. Rick stated he would work on the wording of these levels of service. Member Gilfillan felt the word "contractor" should be changed to "developer" in the submission requirements for reimbursements. Bonnie stated the invoices are ones the developer has received from his contractors but it could read "developers/contractors". Member Brown questioned the criteria on which the developer has to base his application. She asked if a lot of waivers would be seen from this? Bonnie replied that there would probably be no more that usual. Curt Smith stated the variance procedure presented is clarifying the basis for review of variances. This is not introducing a new process. Member Georg motioned to recommend to City Council approval of the Off -Site Street Improvement Policies and Variance Procedures with the condition that the acceptable levels of service be defined in layman's terms for all cate- gories of streets. Member Ross seconded. Chairman Dow commented he was not convinced the development would pay its own way and it would be appropriate to include in our minutes and recommendation to Council that this policy be reviewed in light of the Quality of Life survey regarding growth and who is responsible for the payments. Motion passed 7-0. RENAISSANCE CENTER PUD - PRELIMINARY AND FINAL (45-84) Joe Frank gave a staff report recommending approval. Frank Vaught, ZVFK, spoke regarding goals and objectives for this proposal. He stated these goals and objectives are establishing a strong project identity, offering a unique housing type and environment, and provide quality in both the architecture and landscape. He then proceeded to explain how the goals and objectives for the Land Use Policies Plan regarding where higher density residential uses should locate have not changed for this project. He further P&Z Minutes . 10/22/84 - Page 5 stated that 49' of the site is open space. The changes made for this project are the original curb cut off of Spring Park Drive has been closed and used as a pedestrian and landscape element; increase in the size of the perimeter street trees; revised building exterior elevations. Vaught feels this is an organized and formal approach that features an interior courtyard. The lower floor has walk-in grade level units appropriate for elderly and handicapped tenants. The patios will have privacy screening. On the south end of the property is a clubhouse, outdoor pool, volleyball court, and manager's housing. The setbacks vary from 80'- 110'. The units are 500 square foot in size. At the neighborhood meetings, the main concerns of the neighborhood were density, traffic and pollution. Vaught suggested that the number of people to live here would be comparable to 12-15 DU/ac because of smaller units. Vaught then stated a traffic study was done in the summer months when no schools were in session. Another study was done when schools were in session with a neighborhood resident present. The peak traffic lasted for 10 minutes. There were no more than 3 vehicles waiting to cross Stuart at one time. Most wait times were 3-10 seconds. This was for a left turn maneuver. As far as the pollution goes, fort Collins has no fireplace policy. If there were such a policy, there would be no problem abiding with it. The fireplaces are 28" fireboxes with glass doors. They are not very efficient. The fireplaces are there to create atmosphere and mood. Also one of the major things that the neighborhood brought up was the scale and mass of the buildings. Some of the changes proposed are the roofline being broken with chimneys, dormers, and balconies instead of one continuous roofline. Vaught then showed slides pertaining to the landscaping with trees at 2/3 of their growth and elevations. Jay Ehrle, 1822 Indian Meadows, spoke in opposition to the project. He is opposed to the project because of the mass of the buildings, size and number of units, air pollution problems, floodplains, traffic congestion, sidewalks and bridge crossings, and no elevators for 3 story buildings. Don Eddy, 2201 Stanford, spoke regarding a letter that he presented to the Board. This letter contained data on fireplace pollution. Billie Garrett, 1804 Indian Meadows, clarified the petition that was submit- ted. C. G. Warren, 308 Dartmouth Trail, spoke regarding the traffic count monitor- ing. He was present at the time of the second monitoring. He stated his count did not agree with the developer's count. The number of bicycles is more than the number of cars. When the weather is bad, there will be more cars due to the bicyclists driving instead of biking. He also stated there are no "no parking" signs posted. He further stated there are no sidewalks on the east side of Remington. He feels the city should put in improvements. Chairman Dow questioned if there were no "no parking" signs and sidewalks. Rick Ensdorff, City Traffic Engineer, stated there are plans for bike lanes in 1985 that will be striped and "no parking" signs will be posted to enforce the bike lanes. Michael Krantz, 1812 Indian Meadows Lane, spoke in opposition of the project. He stated it is unsafe, traffic -wise, when school is in session. When school P&Z Minutes 10/22/84 - Page 6 is not in session, the park is used and parking is a problem. He feels the project should be 60 units not 120 units. Joe Frank stated there are 175 parking spaces plus two handicapped and bicycle parking spaces. Bob Swear, President of Indian Meadows Association and owner of a condominium in the area, stated the floodplain is a problem and feels there should be less units and more open space for drainage. Jay Ehrle summarized that Mr. Larry Scott, President of University National Bank, indicated that excess parking will end up in the bank's parking lot, Downing's indicated they will resist any overflow parking coming into the Downing Plaza parking lot and, Marsha Swain, resident of the area, is opposed to the project. Ehrle proceeded by stating trash being burned in the fireplaces could create an awful aroma. He strongly recommends a Senior Citizen home be proposed for this site. Gary Goss, 2223 Mathews, spoke regarding the path that goes diagonally across the site and sees no indication that there will be sidewalks on the site. Joe Frank replied that the developers will be required to install 4' wide sidewalks along Mathews Street, Spring Park Drive and Remington Street. Member Georg asked if any consideration was given to address the mass and scale of the buildings. He questioned if it is possible to lower the buildings into the ground. Frank Vaught replied no, the buildings can not be lowered into the ground because of the floodplain and covered parking is at that level and 20" of total units need to be maintained at grade entrances. Member Georg asked what the height of the trees are on the elevation drawings? Frank Vaught replied between 30' and 35'. Member Georg questioned if catalytic converters had been considered for the fireplaces. Frank Vaught replied yes, but the converters are designed for wood burning stoves. There would be no benefits from having them. Member Georg asked what considerations were given to reduce the mass of these buildings? Frank Vaught responded that larger trees had been planned but he did not see any problems with the mass of the buildings. Reid Rosenthal, President Osprey, Inc., spoke regarding the pollution problem He stated most homes in the area have fireplaces and are downwind of the state's second busiest non -interstate arterial. The fireplaces in the proposed units will not be used as much as in a single family dwelling. He feels traffic is an element called "people impact" which is the number of people P&Z Minutes • • 10/22/84 - Page 7 that reside within a given area. If the density were to be cut in half, certain fixed costs of projects must be spread out over a few units and therefore the project must be built as a "for sale" project. If "for sale" units were built, they would be designed differently. They would have 2 or 3 bedrooms. If density is decreased and each unit has 2 or 3 bedrooms, a greater amount of people would be on the site which in turn would create a larger parking problem. He further stated this project meets the land use criteria and the goals and objectives. Member Gilfillan questioned if this project will be built out or phased. Reid Rosenthal replied it would be built out. Member Gilfillan asked why there are not any elevators. Reid Rosenthal replied that the rent would be increased with elevators and future tenants would question the higher rent, not how many flights of stairs they would have to climb. Member Gilfillan asked if lesser income people would be the primary tenants. Reid Rosenthal replied no, its just that people would rather pay a few dollars less a month and not have an elevator. This is a market decision. Member Gilfillan stated he felt that an elevator would be a necessity rather than a luxury item, thus, would have difficulty supporting this project due to no elevators. Member Simpson questioned what age group they are looking at for tenants. Reid Rosenthal replied they are looking for young professionals, between the ages of 24 and 32 with 70% being single and about 30% being affiliated and/or married couples, both professionals. Member Georg commented from the minutes of the last meeting relating to the bulk, intensity of use, closeness of the buildings to the streets and the lack of conformance with the neighborhood. He stated he is still concerned about those items and the all development criteria of this project. He questioned if this project is in conformance with the policies of the city. He feels that the project is not compatible with the surrounding area, sensitive to the immediate environment of the site and neighborhood, relative to architectural design, scale, bulk, building height, identity, historical character, disposition and orientation of buildings on the lot, and visual integrity. He then made a motion to deny this project based on the same reasons as the last meeting's motion to deny. Member Simpson seconded and stated she felt this does not meet the required criteria. Member Ross stated he supports the project. Chairman Dow concurred with Member Ross and disagreed with Member Georg re- garding the all development criteria. He felt this calls for a fair amount of subjectivity and a fair amount of judgement to be exercised on the part of the P&Z Minutes 10/22/84 - Page 8 staff and the Board in analyzing projects like this. He feels this project does meet the criteria. He concurs with Reid Rosenthal regarding the density as being "people impact". Motion to deny passed 4-3 with Members Crews, Ross and Dow voting no. DRAKE LANDING PUD - PRELIMINARY AND FINAL (51-84) Cathy Chianese gave a staff report recommending approval. Bill Neal, Wheeler Realty broker, spoke briefly regarding the management of the project. Carr Bieker, ZVFK, spoke regarding the changes made to this project. These changes are moving and shifting of the buildings internally and on the outer edges of the property lines so no building is closer than 20 feet to Hampshire Street; adjusting the buildings internally for tightness, and moving the garages into pockets with more green space; adding fence for safety reasons along the west property line; and increasing the landscaping on both sides of the garages and treescape along the entire length of the drive. Donna Leiss, 2512 Wyandotte, was concerned about the maintenance from the fence to the property lines, the number of fireplaces and pollution caused by the fireplaces, and the amount of traffic Hampshire can handle. Carr Bieker replied the ditch is not part of the property but greenspace will be maintained equally on both sides of the fence. Cathy Chianese stated Hampshire is a collector street, is striped for bicycles and is a wider street. There will be no street improvements done as they are not needed. Member Gilfillan moved to approve the project as submitted. Member Ross seconded. Member Simpson commented she likes the fencing changes. Motion carried 7-0. SOMERSET PUD - PRELIMINARY (50-84) Member Larsen abstained due to a conflict. Cathy Chianese gave a staff report recommending approval. Bob Mooney, Larsen and Associates, gave a brief summary of the project. Chairman Dow questioned the height and length of the buildings. Bob Mooney replied the shorter buildings are 2 story with one story ends and the tallest buildings are 3 story with 2 story ends. The tallest buildings are 35 feet in height. •P&Z Minutes • 10/22/84 - Page 9 Chairman Dow asked if the passways through the larger buildings are open. Bob Mooney stated they are covered stairways and a breezeway. Member GiIfilIan questioned the handling of the drainage in the detention areas on the site. Bob Mooney explained there were some discussions with Parks and Recreation about a drainage swale that is located on the city park directly east of the site. The original plat shows a 35 foot wide drainage and utility easement. There is a culvert under Boardwalk Drive and is sized to handle the runoff from this property. Chairman Dow questioned the fencing and buffering west and south of the site. Bob Mooney replied that there is a fence intermitently broken with landscape along the east side. The fence on the south and west is more of a privacy wood fence. Member Brown asked where the handicapped units are located. Ron Schaeffer, Albuquerque architect, stated there are no more than 4 per building. There are none in the outer portion of the project and none in one of the internal buildings. There are no elevators and no sprinklers but there are smoke detectors. Pat Bonazzoli, resident of Harmony Cove, spoke regarding the incompatibility of this project. Cathy Chianese replied that this project was planned as part of The Landings. There are natural buffers that separate this project from the rest of the residential area. It is located on the corner of two arterial or collector streets, bordered on the eastern side by a city park and a variety of land uses surround it. Norm West, property owner south of the project, asked about the amount of area that will be between the project and his fence and if and when the developer plans to put in a privacy fence. Bob Mooney replied the fence would be along the entire south boundary and would be a wood fence. This fence would be located directly on the property line. The setbacks are 35 feet from the south property line. Member Georg commented about the height of the buildings and the distance from the public streets. He then made a motion to approve Somerset PUD as submitted. Member Ross seconded. Motion carried 7-0. TEMPEL PUD - TRACT A PHASE 1 - FINAL 0 7-84E) Joe Frank gave a staff report recommending approval. P&Z Minutes 10/22/84 - Page 10 Jim Gefroh, Gefroh and Associates, stated he felt the project is in confor- mance with the approved preliminary. A request was submitted for the variance to the off -site street improvements. Considerable study as to the traffic impact has been done and meets the required criteria. Member Georg questioned parts of a letter from Richard Rutherford regarding Taft Hill Road and asked what details are available on maintenance expected in five years. Jim Gefroh replied that it was determined that the street would not require maintenance for five years. Bonnie Tripoli replied that after 5 years minor maintenance will be provided. Member Georg asked what additional burdens, in term of dollars, will the city assume with the current street compared to a 36' wide street and when will that burden be felt and if the quality would be better with a 36' wide street. Bonnie Tripoli replied that it probably would and would reduce the cost of maintenance. Member Brown questioned if the second phase would qualify for a waiver of off -site street improvements. Joe Frank replied yes, probably. Member Ross motioned to approve Tempel PUD Phase One Final and recommend approval of the off -site street improvements variance. Member Gilfillan seconded. Motion passed 7-0. DEL WEBB PROPERTY - MASTER PLAN (55-84) DEL WEBB PROPERTY, PHASE 1 - PRELIMINARY (55-84A) Cathy Chianese gave staff report on Del Webb Property Master Plan and Del Webb Property, Phase 1, Preliminary recommending approval of both projects. Member Georg questioned the completion of Victoria Street and asked if a 12' wide gravel road is proposed. Cathy Chianese replied Victoria Street is to align with Victoria Drive on the east side of College. A second point of access is not required by the fire department. A 12' wide gravel emergency access road will be temporary, for about 4 years, as a second point of access. Bill Brenner, Robb & Brenner, spoke briefly regarding the proposed project. Ted Johnston, EDAW, reviewed the plan process, site analysis, land form analy- sis, visual effect, slope analysis, land uses, market analysis, buffering uses and open space corridor, neighborhood retail and convenient shopping proposed for this project. He then proceeded to briefly discuss the Master Plan and Phase One of Del Webb Property. P&Z Minutes • 10/22/84 - Page 11 Member Brown questioned the maximum height of buildings on the Master Plan. Ted Johnston replied that 40 feet will be the maximum height anywhere on the site. Member Brown asked why the potential for a fast food restaurant has been included in Parcel P of the Master Plan. Ted Johnston responded that the market won't justify a fast food restaurant on this site. There are no definite plans, they are just allowing for flexi- bility. Member Crews asked Ted Johnston if he was concerned about asking the Fort Collins Planning and Zoning Board for approval and then working through the Loveland school district. Ted Johnston stated that this is an issue of concern and they are dealing with it through the appropriate channels. Eugene Fox, Good Samaritan Retirement Village president, was concerned about the future development of Parcel G on the Master Plan. Ted Johnston stated that this area is projected to have a maximum of 12 units per acre. This is because of the presence of the retirement village. Eugene Fox asked what the height of the buildings will be in this area. Ted Johnston stated it would be a mix of 2 and 3 story units and no more than 40 feet in height. The view of the residents at the retirement village would be taken into consideration. Eugene Fox asked what will happen in terms of development to Trilby Road. Ted Johnston stated Trilby Road will be widened early in the development. It will be a full four -lane collector street. Cathy Chianese stated that there will be signals and a curb cut turning onto College from Trilby Road. Bill Brotherton, 6609 S. Shields, feels the fast food restaurant and conven- ient store is not compatible with the lz acre lots surrounding the project. Cathy Chianese explained that the Master Plan is a long range plan. The possible or probable future uses, when brought to the Board, might be incompatible. Also, by that time, the surrounding area may be developed to where fast foods or a convenient store would be compatible. Member Brown moved to approve Del Webb Property Master Plan. Member Ross seconded. Motion carried 7-0. Member Crews moved to approve Del Webb Property, Phase 1, Preliminary. Member Ross seconded. Motion passed 7-0. ADJOURNMENT Meeting adjourned at 10:54 p.m.