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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 09/27/1982E Board Present Board Absent: Staff Present Legal Representative AGENDA REVIEW: 2. #20-82 4. #45-82 OTHER BUSINESS: PLANNING AND ZONING BOARD MINUTES SEPTEMBER 27, 1982 Dave Gilfillan, Barbara Purvis, Dennis Georg, Ed Stoner, Tim Dow, Don Crews, Ingrid Simpson Gary Ross Mauri Rupel, Joe Frank, Cathy Chianese, Sherry Albertson -Clark Ken Waido, Curt Smith, Linda Gula Pete Ruggiero Harbor Walk Subdivision - Final - CONTINUED to 10/25/82 Golden Meadows PUD 4th Filing - Preliminary - CONTINUED to 10/25/82 1. Election of Officers Stoner: Moved to elect Dave Gilfillan for the Chairman of the Planning and Zoning Board. Simpson: Second. Vote: Motion carried 6-0. (Gilfillan abstaining.) Georg: Moved to elect Barbara Purvis for the Vice -Chairman of the Planning and Zoning Board. Stoner: Second. Vote: Motion carried 6-0. (Purvis abstaining.) Note: Dave Gilfillan - Chairman Barbara Purvis - Vice Chairman (Elected to a one year term) Gilfillan: Extended the Board's appreciation to'Gary Ross for the time he had spent in the last six years serving the Planning and Zoning Board. 9/27/82 RECOMMENDATIONS TO CITY COUNCIL: 3. #57-82 Amendment to Building Height Overlay Map This request is an amendment to the PUD Building Height Benchmark District Map to eliminate Height District #2 and to bring the map into alignment with the Land Development Guidance System. Waido: Gave a staff report recommending that the Planning and Zoning Board recommend to the City Council an amendment to the PUD Building Height Benchmark District Map to eliminate Height District 2 and designate those areas as Height District 1. The administrative PUD Building Benchmark District Map will be amended to reflect this change and include all annexations since 1979. This recommendation is based on the following: 1. The purpose and objectives of the height policy are still appropriate and have become an integral component of the LOGS. 2. The intent of the LDGS specifies that each application be reviewed as to its own merit without any predetermined guarantees. 3. All requests for building heights over 40-foot benchmark should be reviewed against the height criteria on a consistant basis. 4. The proposed amendment does not change the discretionary review of building heights, it only expands the scope of the application of that review to include all requests over 40-feet in height. Note: General discussion ensued between Board members and staff concerning activity centers, scale analysis, building masses, and the 55' benchmark areas. Georg: Felt that the main objective was to provide conscious direct- ion for the urban form. Stated that he felt that they may need more study to decide whether we want to be a low- profile City, whether we want to give conscious direction to clusters of high-rise development. Gilfillan: Questioned if this map was incompatible with the concept of the LOGS. -2- 9/27/82 Georg: Stated that it is not inconsistent to identify the downtown area through special policies to be a cluster of higher -rise development, and if it is not inconsistent to identify that area as a place where we as a City will entertain higher rise development, it is not inconsistent to identify other such areas. Dow: Stated that his feeling was that this proposal is consistent with the policy concept of the LDGS. Most importantly, it allows the City and the Planning staff to interact with devel- opers to try to get the best projects possible without arbi- trary limitations or expectations on one side or the other for certain areas. Stated that he thought that at some point the City or the Board might want to look at perhaps adding more criteria or setting up some specific and separate review processes for extraordinary height proposals. Purvis: Questioned if the height proposals could be decided on a case by case basis. Georg: Stated that it is an "unconscious direction" to say that we would do it on a case by case basis. We will not have stated what we think the policy should be in the City. Waido: Stated that the conscious direction that is being looked for is included in the Land Use Policies. In terms of high density residential locations there are specific policies which deal where those uses are appropriate, there are policies which deal with major regional community type shopping facilities and also for industrial employment centers. Dow: Moved to recommend to City Council to adopt the Amendment to the Building Height Overlay Map as recommended by staff. Stoner: Second. Vote: Motion carried 5-2. (Georg, Simpson voting no.) Stoner: Commented that he does not want to see Fort Collins as a low-rise community. Stated that he was looking to avoid urban sprawl and that we have to go up. Stated that he was in favor of allowing the market place to decide where we should have the height. Georg: Stated that the City needs to make a conscious decision about where it wants to be low-rise and where it wants to be high- rise. Stated that in terms of the best land use, that it may be best to encourage concentration of clusters of high-rise development rather than to see them spread throughout in terms of providing services and facilities from the City to those concentrated areas. -3- 9/27/8? . • DISCUSSION AGENDA: 5. #51-82 Watts Subdivision - Final Request for final approval of an 8-ac 1-lot subdivision loc- ated at the southeast corner of Prospect and Shields, zoned R-P, Planned Residential. Applicant: Landmark Townhomes, Ltd., c/o WJM Associaites, 1007 Lemay, Fort Collins, CO 80524 Chianese: Gave a staff report recommending approval. Freeman Smith: Representative of the Prospect/Shields Neighborhood Assoc- iation. Raised questions on the expiration date of the PUD, ownership, and the anticipated date for final submittal for Landmark. Bill McCaffery: Applicant. WJM Associates. Stated he would be available to answer questions. Georg: Moved to approve the Watts Subdivision - Final Crews: Second. Vote: Motion carried 7-0. 6. #52-82 Southside Service Center Master Plan Request for master plan approval of a 60.3007-ac site to provide a bus facility, substation, services and stroage for the City of Fort Collins, located north of Trilby Road, 1/2-mile east of College Avenue, zoned R-P, Low Density Plan- ned Residential. Applicant: City of Fort Collins, c/o ZVFK Architects/Plan- ners, 218 West Mountain, Fort Collins, CO 80521 Frank: Gave a staff report recommending approval. Eldon Ward: Applicant. ZVFK Architects/Planners. Stated that he would be available to answer questions. JoAnn Strader: Area resident. Expressed concern about her quality of life being affected when a four -lane highway runs in front of her house. Terry Grant: Area resident. Expressed concern about the widening of the road and the main arterial status of that road. -4- 9/27/82 Ann McSay: Area resident. Questioned why the power station was in the that corner and stated that it seemed it would be less nuis- ance if it were in the upper northeast corner. Also raised concerns about the cost impact of the anticipated street improvements and the anticipated construction time. Tim Sagen: Light and Power Department. Stated that the impact of the putting the power station anywhere else would increase in the number of the overhead lines that have to go in and out. It would create a severe visual impact. Ward: Stated that construction was planned for the end of 1983. Dow: Expressed concern about possible noise impacts. Georg: Moved to approve Southside Service Center Master Plan. Purvis: Second. Vote: Motion carried 7-0. 7. #52-82A Southside Service Center Phase One (Transfort Facility) - Preliminary Request for preliminary approval of a 9.46-ac Transfort Bus Facility for administration, maintenance and storage, located north of Trilby Road, 1/2-mile east of College Avenue, zoned R-P, Low Density Planned Residential. Applicant: City of Fort Collins, c/o ZVFK Architects/Plan- ners, 218 West Mountain, Fort Collins, CO 80521. Frank: Gave a staff report recommending approval. Eldon Ward: Applicant. ZVFK Architects/Planners. Presented a project report. Responded to concerns over street improvements, berming, landscaping, drainage and detention ponds, and the building materials being used. Freeman Smith: Representative of the Prospect/Shields Neighborhood Associa- tion. Expressed concern about the considerable runoff and possible icing problems in the winter. Ward: Stated that the whole project was being designed to the City Drainage Criteria and that he was satisfied that there would not be water drainage problems. Note: Discussion followed between Board members and staff concerning noise levels, operational procedure, stacking spaces, traffic signalization on Trilby Road, employee parking, fuel deliver- ies, and possible solar use. -5- 9/27/82 Bob Lee: Director of Transportation Services. Stated that the traffic projections for that location are not adequate, at this parti- cular time, to warrant a traffic signal. Stated that according to the Master Street Plan that when the traffic counts warrant, the signals will be installed. Les Kaplan: Planning Consultant. Stated that he was the Planning Consul- tant for the property across the street to the south. Stated that this site would be a prime location to accommodate a bus -stop Terry Grant: Area resident. Requested that consideration be given to putting a bus -stop at Trilby Road. Paul Rhoads: Area resident. Expressed concern about the street improve- ments planned. Rupel: Clarified the City's position on the street improvements. Ann McSay: Area resident. Expressed concern about the visual impact on Kyle Avenue of the berming along Portner Drive. Stoner: Moved to approve the Southside Service Center Phase One (Transfort Facility) - Preliminary. Georg: Second. Vote: Motion carried 7-0. 8. #53-82 C & C Company PUD - Final Request for final approval of a 0.64-ac PUD for a proposed drinking establishment, existing restaurant, and existing retail, located at 1330 West Elizabeth, the northeast corner of Elizabeth and City Park Avenue, zoned B-L, Limited Business. Applicant: Carlson & Company, c/o ZVFK Architects/Planners, 218 West Mountain, Fort Collins, CO 80521. Frank: Gave a staff report recommending approval. Cheri Favier: Applicant. ZVFK Architects/Planners. Presented a project report. Michael Griffith: Attorney for the Applicant. Stated that this proposal was a compatible use for the area. Stated that they recognized the fact that the Board had received several letters of complaint, but felt that most of the problems in the past had been due to poor management by the existing businesses. Highlighted the positive aspects of the business proposal. Pete Ruggiero: Stated that the Board is only considering the land -use, the issue was not the management of the applicants. David Luplow: Promar Property Services. Stated that they were management agents for Town Square Apartments, located north of this request. Stated that they had had numerous problems with the existing establishments located just east of the request. They include late night noise, fighting in the parking lot, urination in the parking lot, and vandalism. Stated that he did not believe that the requested location is the most appropriate area for another 3.2 drinking establishment. Note: Discussion followed between Board members and staff concern- ing proposed curbcuts, traffic impacts, hours of business, and proposed seating, access, and parking requirements. Stoner: Moved to approve the C & C Company PUD - Final. Georg: Second. Stoner: Commented that this is an expected use, that it is anticipated by the propertyowners in the area. Vote: Motion carried 6-1. (Gilfillan voting no.) 9. #54-80I Fairbrooke PUD Phase One Revised - Preliminary Request for preliminary approval of a 21.77-ac residential PUD with 158 multi -family units, located south of Prospect Road, 1/2-mile west of Taft Hill Road, zoned R-P, Planned Resident- ial. Applicant: Wheeler Realty, c/o Gefroh Associates, 555 South Howes, Suite 100, Fort Collins, CO 80521. Chianese: Gave a staff report recommending approval subject to approval of the variance to Ordinance #63-81 and subject to the follow- ing conditions being addressed on the final site plan: 1. Minimizing the impact of height of the proposed buildings along Prospect Street. 2. Submission of a final landscape plan detailing landscaping and berming treatment along Prospect Street. - 7- 3. Submission of a final grading plan detailing the elevation of all units along Prospect Street. 4. Provision of individual storage areas for each unit. 5. Review of final PUD plans by the neighborhood. John Dengler: Applicant. Gefroh and Associates. Pointed out that this project had 57% total open space as compared to 35-37% total open space in most other projects. Georg: Complimented the staff on working with the neighborhood. Simpson: Also complimented the staff in working with the neighborhood. She also stated that she was much more pleased with the project as presented this time around. Georg: Moved to approve Fairbrooke PUD Phase One Revised - Prelim- inary subject to approval of the variance to Ordinance #63-81 and subject to the conditions presented by staff. Purvis: Second. Vote: Motion carried 7-0. 10. #11-80B PRPA PUD Phase Two - Preliminary and Final Request for preliminary and final approval for Phase Two, consisting of a 62-space parking area and shelter facility, zoned I-P, Planned Industrial, located west of the existing PRPA offices. Applicant: PRPA, Timberline & Horsetooth Roads, Fort Colins, CO 80525. Albertson -Clark: Gave a staff report recommending approval. Bill Slimak: Applicant. Platte River Power Authority. Stated he would be available to answer questions. Crews: Moved to approve PRPA PUD Phase Two - Preliminary & Final. Purvis: Second. Vote: Motion carried 7-0. 11. #105-80A Simpson Service Company Expansion of a Non -Conforming Use Request for a 750-sf expansion of a non -conforming use on a 34,290-sf lot located at 120 Hemlock, zoned H-B, Highway Business. �E 9/27/82 . • Applicant: Stuart McMillan, c/o The Neenan Company, 309 Com- merce Drive, Fort Collins, CO 80524 Albertson -Clark: Gave a staff report recommending approval. Dow: Expressed concern about the piecemeal basis of development. Stoner: Moved to approve Simpson Service Cocmpany Expansion of a Non -Conforming Use. Simpson: Second. Vote: Motion carried 7-0. COUNTY REFERRALS: 12. #56-82 Franz Exemption Request - County Referral Request for a 2-lot exemption on 74.6-ac, zoned FA-1, located on the south side of Harmony Road, on the west side of Timber- line Road. Applicant: Pauline Franz, c/o Dennis W. Thome, Attorney, 7400 West 20th Avenue, Lakewood, CO 80215. Albertson -Clark: Gave a staff report recommending approval subject to an addit- ional 20-ft of right-of-way being dedicated and the existing Harmony Road right-of-way being shown. Dennis Thome: Applicant. Stated he would be available to answer questions. Georg: Moved to recommend to the County approval of the Franz Exemption Request subject to an additional 20-ft of right-of-way being dedicated and the existing Harmony Road right-of-way being shown. Stoner: Second. Vote: Motion carried 7-0. 13. #60-82 McMahon Rezoning Request - County Referral Request to rezone 7.1-ac from FA-1 Farming to C-Commercial, located on the north side of Highway 14, 1/2-mile east of I-25. Applicant. C.M. McMahon, C/o Les Kaplan, 528 South Howes, Fort Collins, CO 80521. we 9/27/82 Albertson -Clark Les Kaplan: Purvis: Dow: Vote: 14. #62-82 Gave a staff report recommending approval subject to the site being developed as a PUD. Applicant. Gave a project report. Moved to recommend to the County approval of the McMahon Rezoning Request subject to the site being developed as a PUD. Second. Motion carried 7-0. Creekside East 1/6th Contiguity Waiver Request - County Referral Request to waive the 1/6th contiguity requirement for development in the UGA for 11.5-ac, located on the north side of Highway 14, 1/2-mile east of I-25. Applicant:Les Kaplan, 528 So. Howes, Fort Collins, CO 80521. Albertson -Clark: Gave a staff report recommending approval. Les Kaplan: Applicant. Reviewed the reasoning for the waiver request. Curt Smith: Stated that mobile homes are not developed subdivisions in the County. One of the reasons for the variance criteria is to recognize certain situations that could not be identified when the Urban Growth Area Agreement was initiated. Georg: Moved to recommend to City Council approval of the Creekside East 1/6th Contiguity Waiver Request. Purvis: Second. Vote: Motion carried 7-0. 15. #61-82 Creekside East PUD Master Plan - County Referral Request for master Plan approval for 11.5-ac, zoned C-Com- mercial and FA-1 Farming, located on the north side of Highway 14, 1/2-mile east of I-25. Appliicant: Les Kaplan, 528 So. Howes, Fort Collins, CO 80521. Albertson -Clark: Gave a staff report recommending approval. Les Kaplan: Applicant. Explained the phasing of the project. Also res- ponded to questions on accessing. -10- Stoner: Moved to recommend to the County approval of the Creekside East PUD Master Plan. Georg: Second. Vote: Motion carried 7-0. 16. #63-82 Boyle Rezoning Request - County Referral Request to rezone Lot 5-A, amended plat of Lots 4 and 5, Mountain Valley Acres Subdivision, from FA-1 Farming to C-Commercial to bring the property to a zoning which more clearly defines its use. The subject property contains 2.935-ac. Applicant: Gayle F. and Suzanne R. Boyle, c/o Stephen E. Howard, Attorney, Fischer & Wilmarth, P.O. Box 506, Fort Collins, CO 80522. Albertson -Clark: Gave a staff report recommending denial because of the incon- sistancy with the Intergovernmental Agreement. Staff also has not supported the rezoning of illegal uses to allow them to become a conforming use. Steve Howard: Representative for the Applicant. Stated that the business had operated continuously for the past five years. Stated that there are a number of similar non -conforming uses in the area. Stated that the neighboring landowners thought that this use was compatible. Note: Discussion followed concerning past useage and the intended useage in the future, improvements to the facility, reasoning for the Commercial designation, and the surrounding area zonings. Gayle Boyle: Applicant. Stated that they had made improvements since they moved out there five years ago. Stated that they had added some buildings, maintained the road, and provided additional landscaping. Dow: Stated that the problem that he had with it was that essent- ially they were being asked to approve or make appropriate the use which had for some time been inappropriate without any real change. Stated that constructing the improvements would not solve the problem. Stated that he did not think it was good planning to spot -zone an area like this C-Commercial surrounded by these other uses which are not consistent. Stated that this seemed to be inconsistent with the Inter- governmental Agreement. -11- 9127/82 Ruggiero: Stated that if the Board was not satisfied with the amount of information that they could accept no recommendation. Georg: Commented that the problem that he saw was the inconsistency. Stated that this seemed like spot -zoning. Simpson: Stated that a lot of non -conforming uses are going on in this area and that the County should have looked at the incon- sistencies a little closer. Georg: Moved to recommend to the County denial of the Boyle Rezoning Request. He also encouraged staff to convey the essence of this discus- sion to the County with respect to the inappropriateness of this rezoning. Dow: Second. Vote: Motion carried 7-0. Meeting adjourned 10:35 p.m -12-