HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 07/23/1984PLANNING AND ZONING BOARD MINUTES
July 23, 1984
The regular meeting of the Planning and Zoning Board for the City of Fort
Collins was called to order by Chairman Gilfillan at 6:33 p.m., July 23, 1984,
in the Council Chambers of the New Municipal Building, 300 Laporte Avenue,
Fort Collins, Colorado.
Board members present included: Gary Ross, Dennis Georg, David Gilfillan,
Sharon Brown, Don Crews, Ingrid Simpson and Alternate Randy Larsen. Member Tim
Dow was absent.
Staff members present included: Ken Waido, Joe Frank, Cathy Chianese, Curt
Smith, Sherry Albertson -Clark, Jan Shepard, Bonnie Tripoli and Kayla Ballard.
Legal representative was Ken Frazier.
Curt Smith gave the Agenda Review noting Item #2 on the Consent Agenda,
Amendment to the Villa PUD - Preliminary (#194-79D) is continued until the
September meeting. Chairman Gilfillan stated that Scenic Views, previously an
item on the agenda, had been tabled. Staff clarified that Scenic Views project
had been withdrawn. Member Georg moved to approve the Consent Agenda, with the
exception of Item #2, and with Member Larsen not voting on Item #6 and Member
Ross not voting on Item #8. Member Ross seconded the motion. Motion carried
7-0.
TEMPEL ANNEXATION (#17-84)
Ken Waido gave staff report recommending approval.
Member Ross motioned to recommend approval of the annexation to City Council.
Member Georg seconded. Motion carried 7-0.
TEMPEL ANNEXATION ZONING (#17-84A)
Ken Waido gave staff report recommending approval of R-P zoning with a PUD
condition.
Member Crews moved to recommend approval of the zoning with a PUD condition to
City Council. Member Ross seconded. Motion passed 6-1 with Member Larsen
voting no.
First Fisher-Lemay Avenue Annexation (#41-84)
First Fisher-Lemay Avenue Annexation Zoning (#41-84A)
Second Fisher-Lemay Avenue Annexation (#42-84)
Second Fisher-Lemay Avenue Annexation Zoning (#42-84A)
Ken Waido gave summary of First Fisher-Lemay Avenue Annexation and Zoning and
Second Fisher-Lemay Avenue Annexation and Zoning with staff recommending
approval to City Council with First and Second Fisher-Lemay Avenue Annexation
Zonings having PUD conditions.
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July 23, 1984 P&Z
Member Georg moved to recommend approval of the First Fisher-Lemay Avenue
Annexation to City Council. Member Larsen seconded. Motion carried 7-0.
Member Crews moved to recommend approval of the First Fisher-Lemay Annexation
Zoning with a PUD condition to City Council. Member Larsen seconded. Motion
carried 7-0.
Member Brown moved to recommend approval of the Second Fisher-Lemay Avenue
Annexation to City Council. Member Crews seconded. Motion carried 7-0.
Member Brown questioned the resolution of the water pressure problem. Ken
Waido replied it would be resolved by the Water Department.
Member Ross moved to recommend approval of Second Fisher-Lemay Avenue Annexa-
tion Zoning subject to PUD condition to City Council. Member Larsen seconded.
Motion passed 7-0.
POUDRE VALLEY HOSPITAL EXPANSION PUD - PRELIMINARY (#39-84)
Cathy Chianese gave brief summary of proposed project including parking
spaces (for needed parking not service of expansion), the front of the
existing building changing, and curb cut realignment for traffic signals, in
addition to curb cut to Doctors Lane. She also briefly touched on neighborhood
meeting that was recently held.
Chairman Gilfillan questioned height of the fence. Cathy Chianese stated that
the fences will be 6 feet in height.
Bob Bakken, applicant and Administrator of Poudre Valley Hospital, spoke
briefly on the history of the hospital. At that time, 24 acres was adequate
with 20 acres presently being used. The last 4 acres will be used for 2
detention ponds and jogging trail. He stated relocation of the front entrance
to the south from the west is a major change. He added that the traffic count
is between 24,000 and 25,000 cars per day. He felt the solution is to improve
the entrance to the front of the hospital. The Obstetrics department will be
moved to the new area and will enlarge the bed count from 208 operating beds
to 235. Due to relocation of the entrance, landscaping in parking area will
break up the asphalt area. He added the tower wing, Michael wing & new wing
will be sprinkled for a "fire proof" building. He also stated the Emigh
Lateral ditch will be buried.
David Yust, resident of Highlander Heights, spoke of concerns of the area
homeowners. He presented a petition of 180-190 homeowners signatures. He asked
about the houses that the hospital has already bought and that he heard that
they plan to buy five more. He stated he heard that 1200 Pitkin is to be used
for the hospital foundation. Also that 1300 Pitkin has been purchased and that
the hospital wants to buy the house to the west of Luke Street vacant lot. The
neighborhood objects to the ambulances and paramedic vehicles being on Pitkin.
He stated this would be a danger to the older residents, the children that
live on that street, and will decrease property values. He said they, the
surrounding residents, did not want their neighborhood to be like that of
Colorado General in Denver and Boulder Community Hospital. He stated that PVH
could level these 8 houses to make a greenbelt. This is naturally within the
hospital's rights, to buy the houses and level them, but felt $700,000-$1
million is a very expensive greenbelt. If the hospital plans not to open up
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July 23, 1984 P&Z
is approved and a final application is made for them to build under those
plans. If the two years expire, they will have to go through the whole process
again.
Jim Stouffer asked if Poudre Valley had to come to the Board today with this
proposal.
Curt Smith replied that Poudre Valley did not have to come to the Board for
this specific proposal because the proposed building is under the 40 foot
height limit. They submitted a PUD in order to bring their existing building
into conformance since it is over 40 feet. He added that if they ever wanted
to come in and do anything with the houses they are apparently purchasing,
they would have to come through the City and either gain a rezoning or get an
approval of a PUD.
Jim Stouffer asked if the houses purchased by the hospital could be used for
offices with access from the back side (the north).
Curt Smith replied no, they can not use the houses for anything other than
residential use unless they had a rezoning of the property or unless they had
a PUD approved by the City.
Jim Stouffer questioned that with the expansion proposed approved, how close
does Poudre Valley Hospital have to stick to the guidelines. He asked if they
can be changed later on or during construction.
Curt Smith stated that the administrative change process could be used for
basically minor changes in the building, slight shifts in footprints, etc. He
said that any major change that would alter the character of the project that
is considered significant requires a re -review by the Planning and Zoning
Board and approval by the Board. If a significant change, the homeowners of
the area would be notified.
Jim Stouffer stated that he was curious to know why Poudre Valley Hospital
won't buy land and expand to the north where they could have access on
Elizabeth and Lemay.
Chairman Gilfillan stated that what will happen or when, this particular Board
might change by that time, so this Board will have to deal with what policies
and procedures the City now has.
Mr. Bakken spoke stating the purchase of the buildings in question have been
just a look to the future. He stated that for the record, he wanted to clarify
the 20 acres are not in parking, they are in development for the hospital,
parking and buildings. He stated there is no need to build a high-rise parking
facility at this time. He added there had been no personal injuries as a
result of the helipad. He stated that the doctor they are negotiating the
"pesthouse" with does not own land adjacent to the Four Seasons Nursing Home.
That is not the proposed location for the facility. Poudre Valley sees the
expansions in the future as up, not out. Poudre Valley Hospital is just trying
to work out of existing situation as far as the street improvements are
concerned.
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July 23, 1984 P&Z
Member Ross asked for clarification of understanding that any kind of change
in use other than residential use for the properties discussed, will require
either a zoning change or other change requiring them to come before the
Board.
Mr. Bakken stated that his understanding is the same as Member Ross'.
Member Ross questioned the right of eminent domain for public use by the
hospital.
Mr. Bakken stated that, as he understands it, the hospital district presently
does not have eminent domain.
Chairman Gilfillan questioned if a traffic study had been done on this propo-
sal.
Cathy Chianese replied that yes, there has been a traffic study done and one
is available to anyone who asks.
Member Brown asked in the future, what the process would be if Poudre Valley
Hospital wanted streets punched through.
Cathy Chianese replied that the street stubs are public right- of -way and, as
such there would not have to be a dedication of that land. She added that at
the neighborhood meeting, City Traffic Engineer assured the neighborhood that
before a decision was made on either relinquishing that right-of-way or using
it, the neighborhood would be notified.
Member Georg moved to approve the Poudre Valley Hospital Expansion PUD -
Preliminary proposal. Member Larsen seconded. Motion carried 7-0.
TEMPEL PUD - MASTER PLAN (#17-84B)
TEMPEL PUD, FIRST PHASE - PRELIMINARY (#17-84C)
Joe Frank gave a staff report recommending approval of the Tempel PUD Master
Plan and Tempel PUD, First Phase - Preliminary.
Jim Gefroh, Gefroh and Associates, spoke representing the applicant. He spoke
briefly about the entrance and exit of the project, landscaping and
preservation of existing trees, parking, and screening of private entrances.
Existing drainage ditch, which is not part of the PUD and is owned by the
city, is not maintained well but is a good buffer between Tempel and Rossbor-
ough development. He added that Tempel PUD Homeowners Association will be
responsible for the maintenance of this ditch and residents of both Tempel and
Rossborough will be able to use it.
Chairman Gilfillan questioned the 4 or 6 plex design compared to 2 units per
building.
Jim Gefroh replied that 2 units per building was chosen so it would be as
close to single family scale as possible.
Chairman Gilfillan asked what the distance is between the buildings.
Jim Gefroh replied it is not less than 20 feet, building to building.
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July 23, 1984 P&Z
Member Larsen questioned the access on grade.
Jim Gefroh stated that all of the units have access on grade, there are no
garden level units. He further stated that, for the handicapped, a bedroom
would be at ground level for access.
Member Georg stated he was under the assumption that the developer would be
required to improve Taft Hill from the edge of the property to Drake Road with
development of the property so that the PUD has an improved arterial street.
He also stated this wasn't indicated on the site plan.
Jim Gefroh replied that what they are requesting is the opportunity to discuss
with the Traffic Engineer the possibility of shifting that requirement to the
second phase.
Member Georg felt that this does not fit into the context of a variance. He
added that this is a PUD and it does require access, independent of whether
this is a trip volume or not.
Member Brown inquired about the low income criteria on Density Chart. She
wanted to know if the city had signed agreements at this point or if it would
come at final.
Jim Gefroh replied that it would come at final.
Member Brown questioned if the sidewalks would only be installed at the south
side of Kinnison.
Jim Gefroh stated that although a sidewalk is required on the north side
within the PUD, it was not felt that the sidewalk would need to be put in at
this time based on current traffic on Kinnison Drive.
Member Larsen questioned if the drive that runs east -west through the area is
26 feet wide.
Jim Gefroh replied that is correct.
Chairman Gilfillan questioned if the bridge is inclusive at this preliminary
of phase 1.
Jim Gefroh stated it is required as a part of the project and part of the
first phase that access to existing residence at the rear of the property be
provided.
Member Simpson asked what the landscaping would be between the existing Ross -
borough homes and Tempel.
Jim Gefroh replied that a mixture of evergreen and deciduous trees is planned.
Joe Frank added that at the time of the final, there needs to be quite a bit
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of discussion between the storm drainage engineers and staff because it is a
storm drainage ditch and how much landscaping can be put in and where. He
stated that at this time it is just a conceptual stage.
Bob Smith, resident of Rossborough, briefly spoke stating that he feels it is
too much in too little of space. He also feels the ditch idea is a noble idea
but it is a drainage ditch and not a place that needs to be landscaped. Also,
he is concerned about what will be done about the bridge and access to the
east.
Member Simpson moved to approve Tempel PUD Master Plan as presented. Member
Crews seconded. Motion passed 6-1 with Chairman Gilfillan voting no.
Member Ross felt that the project is too tight and too many units are being
jammed into the area. He also felt that it is a tough piece of ground to work
with and the location of the playground area is not good.
Member Georg motioned to deny Tempel PUD, First Phase, Preliminary. Member
Larsen seconded. Motion for denial passed 7-0.
SOMERLY AT PROVINCETOWNE PUD - PRELIMINARY (#73-82D)
SOMERLY AT PROVINCETOWNE PUD, FIRST PHASE - FINAL (#73-82E)
Cathy Chianese gave summary of project with staff recommending approval.
Member Georg questioned the total amount of deviation of street and sidewalk
standards.
Cathy Chianese replied that the street system is based on trip generation and
number of units. The main street coming into the project will serve to provide
access to the entire Provincetowne project. This is an ovesized local street
with a landscaped median. There is a 36' street, a series of 28' streets with
parking on one side and a sidewalk. The next level of streets is 24' streets
with parking on one side and then 20' streets located in isolated cases. The
36' street has sidewalks provided on both sides, the 28' street has parking on
one side and sidewalk on one side, the 24' street allows parking on one side
and has curb and gutter on one side but no sidewalks, and the 20' streets do
not have sidewalks.
Member Georg asked if the removal of the sidewalks is an experiment that would
be tried elsewhere in the city.
Cathy Chianese stated modified standards may be allowed in the future, but not
until this experiment is properly evaluated.
Jim Gefroh, representing Wenda Dueck, the owner, and Craig White with Manufac-
tured Houses Resources, spoke briefly on the project including streets, divi-
sion of phases.
Member Simpson asked if these units are brought in pre -built or built on site.
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,July 23, 1984 P&Z
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Jim Gefroh stated that they are brought in as pre-builts, on wheels, the
wheels removed and the house then secured to foundation as stick homes are.
The 24' wide units do have the option of basements. He added that there are 2
basic lot sizes which are 45' X 95' and 50'-53' X 95'.
Member Ross asked what is the closeness from house to house, on the 45' lot.
Jim Gefroh replied that the distance varies but houses will typically be 3'
from the adjacent property line. Each lot will be individually site planned
since the size of the unit that will go on each lot is not known until the
time of purchase.
Chairman Gilfillan asked how many sales models there are.
Jim Gefroh stated there are 5.
Member Ross asked what kind of heat will be used.
Jim Gefroh replied it will be gas heat.
Member Brown asked if the insulation and wind resistance would be that of a
traditional mobile home.
Craig White answered that the guideline standards will be similar to site -
built housing. He stated they will meet national code with R-19 insulation and
6" sidewalls.
Member Brown asked about the flamability of these homes.
Craig White stated that according to National Fire Protection Association
standards, these homes will be as safe, if not safer, than site built homes.
Ann McSay, Kyle Avenue resident, asked if this development will be directly
south of the Transfort garage.
Cathy Chianese replied yes, it is directly south of Transfort garage.
Ann McSay was concerned about traffic on Trilby, anticipated to go west to
College or east to Lemay. She is also concerned about the speeding on Trilby.
Don Parsons, Parsons & Associates, stated the majority of traffic will go east
to Lemay. To get that to happen, they are planning on designing and construct-
ing Lemay from Southridge Greens to this site as part of a SID.
Ann McSay asked if the developer has considered 28' wide units.
Craig White replied that the primary market is the young, first-time home
buyer or elderly with no children.
Ann McSay asked about the price range and if it is mandatory to have a garage.
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July 23, 1984 P&Z
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Craig White stated what they really see with the homes they anticipate being
in this project, on a comparably square footage basis of single family de-
tached homes will be in the range of 15-20% less in price. In addition, there
will be a number of amenities, both interior and exterior, which will put some
of the homes in the $40,000 - $45,000 price range.
Cathy Chianese replied that a one car garage is required and a 2 car garage is
optional.
Chairman Gilfillan asked Jim Gefroh to describe the "pocket parks" and the
areas provided for trailers, RVs, and that sort of thing.
Jim Gefroh stated there will be a security storage for RVs, boats, old cars. A
secondary vehicle could park on the street or driveway for a limited period of
time. As far as open space goes, there exists a major buffer along Trilby Road
that opens into the entrance of Somerly and the entirety of Provincetowne.
Part of the detention requirements will be the enhancement of that detention
area into a pond area and landscaped area. Throughout the project, the
developer has tried to develop areas that are noted as "pocket parks" that
will be maintained by the Homeowners Association.
Chairman Gilfillan asked if an agreement has been made with the Water dist-
rict.
Cathy Chianese replied yes, the water district has approved the water and
sewer plans for this project.
Member Brown asked how the potential SID costs will affect the individual
owners and how much would be added to mortgage costs.
Don Parsons replied that the assessments will be distributed to the property
owners in two ways - as far as Provincetowne is concerned, there will be an
overall assessment to the 400+ acres for the major streets and major trunk
water lines and sewer lines and secondly, within Provincetowne there will be a
second assessment which will be to pay for the internal improvements of
Provincetowne. He added that the property owners will pay for it one way or
another, whether it is initially paid for by the developer then put into the
price of the home or whether it is done as an improvement district.
Chairman Gilfillan showed concern about the school boundary issue between
Thompson Valley and Poudre R-1.
Curt Smith replied that Thompson School district is less than interested in
really discussing this issue. The right pressure point has not been found as
of yet.
Member Ross motioned for approval of Somerly at Provincetowne, Preliminary.
Member Crews seconded. Motion carried 6-1 with Member Georg voting no.
Member Larsen motioned for approval of Somerly at Provincetowne, First Phase,
Final. Member Simpson seconded. Motion carried 6-1 with Member Georg voting
no because 1) he felt applicant has not demonstrated the need for this
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July 23, 1984 P&Z
C, J
project, 2) not sure if beneficial to City of Fort Collins for adoption of
this large of an experiment and 3) there is already plenty of houses on the
market in this price range..
OTHER BUSINESS
Chairman Gilfillan reminded the Board of the worksession with City Council, to
be held August 14, 1984 at 4:00 p.m.
Member Crews moved to adjourn. Member Ross seconded. Meeting adjourned at 9:23
p.m.
Page 3 . .
July 23, 1984 P&Z
Luke Street, they could lay plans for access on Lemay. Doctors Lane could
continue out to Patton onto McCue and onto Riverside. A proposal was presented
to Mr. Bakken that the hospital should buy the lot that is just to the north
of the Four Seasons Rest Home. Mr. Bakken had replied that they can't afford
to do that. Residents then wondered how the hospital could afford to buy all
the homes that have been bought already. Since then, The Coloradoan ran an
article proposing that the penthouse be relocated on that lot. If that
happens, Patton can't curve to the right and tie in with McCue Street for an
egress -ingress onto Riverside.
Chairman Gilfillan stated that the Board, on this particular application, can
not technically deal with some of Mr. Yust's concerns. Some of these same
issues have been raised at the worksession. He stated the Board is aware of
these concerns.
Mr. Yust proposed at a recent meeting a multi -story parking garage with a
heliport on the top. Mr. Bakken had replied that they (PVH) can't do that
because they are planning to add more stories on top of the building. Mr. Yust
stated that if this really is tight space and there is a bind, he feels that
there should be plans for a multi -story parking garage and relocate the
heliport.
Edmond James, 1404 Patton, stated that the residents of Highlander Heights not
opposed to expansion. They are opposed to the deterioration of the houses on
Pitkin. Sometime in the future, the area where the hospital has bought houses
will have to be rezoned. They will be strongly opposed to this rezoning. He
questioned why the area east of the hospital hasn't been considered for
parking area.
Robert Allison, 1224 Pitkin, spoke stating the expansion is good and needed
but felt the traffic situation has not been addressed properly. No plans for
future expansion have been made. He suggested that the Patton Street
alternative be included. He said he noticed that the 720 parking spaces were
not to service the expansion. He felt the Patton Street realignment could be
treated by trading the property owner the existing street for a right-of-way
through the lot. A second way is the lot could be purchased by the hospital,
part being used for the "pesthouse" and another part being used for the access
to the hospital. He felt that relocation of the "pesthouse" to a lot across
Doctor's Lane is a deliberate attempt to sabotage the traffic in that area. In
regard to the traffic 'flow, he felt the approval should be delayed until it
can be addressed closer. He felt that with the landscaping and the fence,
there is no damage to current property values but he is concerned about the
future of the houses. He doesn't like the pressure from the hospital to sell
their houses. He feels deception has been practiced by the hospital and will
continue to do so in other areas. He feels the Board should take a long look
at this.
Jim Stouffer, 1500 Luke, asked what the length of time the proposal is valid.
Did the hospital need to come to the Board for approval at all?
Chairman Gilfillan answered that the longevity is 2 years if the preliminary