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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 08/04/1978Special Session Planning and Zoning Board Consideration of August County Referrals August 4, 1978 Board Present: Bob Burnham, Robert Evans, Ed VanDriel, Gary Ross, Charles Unfug, Gary Spahr Staff Present: Paul Deibel, Eldon Ward, Charles Mabry, Robert Steiner Legal Counsel: Don Deagle Bob Burnham: Called the meeting to order at 1:00 p.m. and pointed out the Board would be hearing county referrals only. 1. #117-78 Seven Springs Ranch, Revised P.U.D., Masterplan. (County Referral) Description: Proposal for 157 residences on 320.3 acres zoned FA-1, Farming, located on Taft Hill Road, south of Harmony Road. Applicant: Kings Investment Land Company, 1343 Del Norte Drive, Camarillo, California, 93010.' Eldon Ward: Gave the following staff comments and recommendation: This is a proposal for 157 clustered one acre single family lots on 320.25 acres on South Taft Hill Road. The plan is a revision to a plan that was favorably reviewed by the Board in 1975. The staff feels that this approach to development is preferable to the alternative pattern that would be allowed in this zone (140 2.3 acre lots). The staff does feel the County and the developer should pay particular attention to the following points: 1. Land Use Impacts. This development is well beyond any areas indicated for development on the County Land Use Plan. While the County Plan does recognize existing masterplans, the County should make it clear that further extension of development south on Taft Hill Road will not be allowed; 2. Visual Impacts. The approved site and landscape plans for this project should do as much as possible to preserve the integrity of the view from Taft Hill Road; 3. Street Intersections. Sight distances should be studied before finalizing the location of the local street intersections with Taft Hill Road. Planning and Zonin and • Special Session August 4, 1978/page 2 Recommendation Approval Charles Unfug: Asked if the old plan included a stable. Eldon Ward: Said yes. Noted the new plan set aside a retail/commercial area. Dennis Stranger(County Planner): Said it amounted to two percent of the area. Ed VanDriel: Pointed out street name duplications. Eldon Ward: Said the county and the post office would work that out. Charles Unfug: Moved to recommend approval subject to staff comments. Gary Ross: Seconded the motion. Vote: Motion carried unanimously. 2. #118-78 Prospect Meadows P.U.D., Masterplan. (County Referral) Description: Proposal for 80 dwelling units on 11.4 acres zoned M, Multiple Family, located on East Prospect Road west of Interstate 25. Applicant: Gregory A. Hurst, 300 E. Harmony Road, #53, Fort Collins, Colorado, 80526. Eldon Ward: Gave the following staff comments and recommendations: Although development at the proposed intensity may be somewhat premature at this location, the site is adjacent to what is indicated on the Larimer County Land Use Plan as the eventual extent of the City limits. The site plan itself appears to be well laid out with provisions made for a north -south collector and all units fronting on local streets. Specific staff comments are: 1. The Boxelder Creek flood plain should be better defined and no construction allowed within the floodway; 2. The proposed five foot walk in the Prospect Street right-of-way should be widened to seven feet and ramped at street intersections to provide an eventual extension of the City's Bikeway program. Recommendation Approval subject to the above comments. Dennis Stranger: Noted the Boxelder floodplain encompassed the entire site and would be compensated for by raising the buildings Planning and Zoninoard • Special Session August 4, 1978/page 3 and berming. Said the developer would have to submit a floodplain study. Pointed out the developer was a hydrologist of some note. Bob Burnham: Asked if it would be approved as submitted by the County. Stranger: Explained. Ed VanDriel: Moved to recommend approval subject to staff comments. Robert Evans: Seconded the motion. Vote: Motion carried unanimously, with Gary Ross abstaining. 3. #119-78 Watercrest P.U.D., Masterplan. (County Referral) Description: Proposal for 24 multifamily units on 13.7 acres zoned R, Residential, located one mile north of Fort Collins on Colorado Highway 1. Applicant: Don Larsen, et, al., P.O. Box 2047, Fort Collins, Colorado, 80522. Eldon Ward: Gave the following staff comments and recommendation: This area is.indiated on the Larimer County Land Use Plan as being incorporated as a part of Fort Collins by the year 2000. Staff comments are: 1. Streets should be designed to City standards; 2. State Highway One is projected to continue to carry extremely heavy traffic. Lots 1 and 2 and the radio broadcasting building should be provided with internal access; Also, the City and County staffs should do a detailed traffic circulation study for the entire Terry Lake Country Club - North Fort Collins area before final plans are approved for this or other affected proposals. Recommendation Approval, subject to the above comments. Bob Burnham: Pointed out the area was often under water. Asked if Watercrest Drive was in existence. Stranger: Said it was just a driveway at present. Gary Spahr: Asked if Highway One was an arterial. Eldon Ward: Said yes. Gary Spahr: Asked if City setback requirements were met. Planning and Zoninfoard Special Session August 4, 1978/page 4 • Eldon Ward: Explained. Bob Burnham: Asked what the count plans were regarding highland Place Road. Stranger: Said it was the developer's decision. Gary Ross: Said traffic on Highway One would be aggravated but that the impact could be lessened if Highland went through. Stranger: Said the problem of noise abatement had to be addressed. Bob Burnham: Noted the traffic generated by Dellwood was a big issue. Thought an overall street pattern should be developed. Felt uneasy about the plan in the context of the surrounding vicinity. Charles Unfug: Asked how close the city limits were. Eldon Ward: Said a mile south. Charles Unfug: Asked if any of the land was eligable for annexation. Paul Deibel: Explained. Ed VanDriel: Moved to recommend the development was premature based on staff comments. Robert Evans: Seconded the motion. Vote: Motion carried unanimously. 4. #120-78 Shamrock Subdivision, Preliminary Plan. (County Referral) Description: Proposal for 5 single family lots on 1.2 acres zoned R-L, Residential, located on Irish Drive south of West Vine Drive. Applicant: Colorado Construction Company, c/o Jerry Arnold, 345 S. Taft Hill Road, Fort Collins, Colorado 80521. Eldon Ward: Recommended approval subject to street improvements to city standards. Gary Ross: So moved. Gary Spahr: Seconded the motion. Vote: Motion carried unanimously. 5. #131-78 West Fort Collins Water District - N. Overland Trail Rezoning. (County Referral) Description: Proposal to rezone 1.7 acres located on Planning and Zonin�oard Special Session August 4,- 1978/page 5 • Overland Trail south of U.S. 287 from 0, Open to C, Commercial. Applicant: West Fort Collins Water District, c/o Hill & Hill, P.O. Box 421, Fort Collins, CO, 80521. Charles Unfug: Abstained from discussion and vote but explained he would participate as a member of the audience. Eldon Ward: Presented the following discussion and recommendation: The following are the applicant's justifications for their request. "l. Changing Conditions Affecting the Proper. This property is located a few hundred feet south of the intersection of Overland Trail and U.S. 287 in La Porte. The property immediately to the north was zoned business on October 22, 1975. More recently, the property across. the street to the northeast was zoned business on April 26, 1978. While the area around this intersection has traditionally been the business center of La Porte, there have been additional specific changes of conditions directly affecting this property, and further reinforcing the business --commercial character of the intersection and surrounding area. The LaPorte Post Office was built in 1968, across the street from the subject property. In the business zone to the northeast of the property is a bar known as Tricky Dickie, which previously has been a carryout liquor store, but now its change of use as a bar has reinforced the business and commercial nature. Also, at the intersection, a traffic light was installed. On the property immediately to the north a flea market has begun, which has intensified the business and commercial character of the area. The increased traffic of the area is a change of condition which requires a change of zoning. It is not anticipated that the use proposed for this property by the petitioner will increase the traffic problems, since the use is of an administrative and service type, rather than retail. The usual traffic for the District Office is four or five cars per day, and the District does not own any motorized equipment. "2. Other Circumstances Justifying the Proposed Rezoning. The West Fort Collins Water District has a contract to purchase the subject property for use as an administrative office, with some on -site storage of materials such as pipe and equipment used in the operation of the Water District. The on -site storage would be at the rear of the property with the administrative building fronting on Overland Trail. Petitioners request a rezoning to commercial district, rather than business district, because the type of administrative operations and on -site storage planned would seem to be permitted in a commercial district, rather than a business district." Planning and Zonins�ard • Special Session August 4, 1978/page 6 The staff does not agree that the changed conditions noted above are justification for this rezoning; nor does the staff believe that the short -sited approach of granting a rezoning to accomodate a specific use or consumate a real estate transaction is good planning practice. Any rezonings in this area should be based on the La Porte Area Plan being prepared by the County staff. Recommendation Denial. Charles Unfug: Asked if contract zoning would mitigate concerns. Eldon Ward: Said it would partially, but noted the reluctance of the legal staff to deal with contract zoning. Also added that there was still the question of the La Porte Area Plan and the problem of compatibility. Gary Ross: Thought it advisable to encourage those who intended to upgrade the area, but did not think exterior storage was a step in the right direction. John Pedas(County Planner): Concerned with impact of outside storage on the neighborhood. Noted that the question of access was nebulous too. Gary Ross: Asked where the La Porte Plan was. Pedas: Said it was just at the embryonic stage. Ed VanDriel: Moved to recommend denial. Robert Evans: Seconded the motion, adding the concern of exterior storage. Gary Ross: Thought it unfair to frustrate developers in the area while waiting for the LaPorte Plan. Felt if it was available it should be used but until that time items should be considered singly. Vote: Motion carried unanimously. #67-76A Amendment to Windmill Apartments P.U.D. Paul Deibel: Gave the folling comments and recommendation: This is a proposal to add 16 carport structures, each accomodating four cars, at various locations in the parking lots of this P.U.D. The proposed parking structures are flat roofed and open on all four sides. There do not appear to be significant problems posed by the carports. Lines of sight will not be blocked because the carports are open on all four sides. The carports have also been located so as not bo conflict with any utility lines. We would, however, suggest relocation of Planning and Zonin�oard Special Session August 4, 1978/page 7 0 several carpots located near adjacent streets so as to minimize visual impact. Revisions of the fire lane entrance from the townhouse parking lot should also be made so as to preclude any blockage by parked cars. Staff Recommendation Approval subject to above comments. Gary Spahr: Asked about runoff. Paul Deibel: Said it wouldn't be altered. Gary Ross: Moved to recommend approval subject to staff comments. Gary Spahr: Seconded the motion. Vote: Motion carried unanimously. Meeting was then adjourned.