HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 06/28/1982PLANNING AND ZONING BOARD
MINUTES
JUNE 28, 1982
Board Present: Barbara Purvis, Dave Gilfillan, Dennis Georg, Gary Ross, Ed
Stoner, Tim Dow, Don Crews
Board Absent: Ingrid Simpson
Staff Present: Ken Waido, Joe Frank, Cathy Chianese, Sherry Albertson -Clark,
Mauri Rupel, Linda Gula
Legal Representative: Paul Eckman
Meeting called to order 6:30 p.m.
AGENDA REVIEW:
2.
#99-79B
Prospect-Lemay Office PUD - Final "pulled" from Consent Agenda
6.
#33-82
Asamera PUD - Preliminary Continued to 7/26/82 P & Z
7.
#72-793
Amendment to Fairview PUD Phase Two Continued
to 7/26/82 P & Z
16.
#94-80A
Trujillo Rezoning Amendment - County Referral
Withdrawn
18.
#38-82
Nix Urban Growth Area Amendment Request -
County Referral
Tabled to 7/26/82 P & Z
19.
#38-82A
Nix Rezoning Request - County Referral Tabled
to 7/26/82 P & Z
CONSENT AGENDA:
1.
Approval of
minutes of May 24, 1982
3.
#13-82B
Oak Ridge Business Park Phase One - Final
Georg: Moved to approve Consent Agenda items 1 and 3.
Crews: Second.
Vote: Motion carried 6-0.
2. #99-79B Prospect-Lemay Office PUD - Final
Request for final approval of a 3.88-ac PUD with 47,500 sf of
office space, located on the northeast corner of Prospect
Street and Lemay Avenue, zoned r-h, High Density Residential.
Applicant: T. W. Anderson, c/o Gefroh Associates, 555 S.
Howes, Fort Collins, CO 80521
Note: Dave Gilfillan arrived at 6:40 p.m.
Frank: Gave a staff report recommending approval.
Jim Gefroh: Applicant. Gefroh Associates. Gave a history of the site and
stated that it was geared to the medical community. Discussed
points concerning parking, design, storage, landscaping, and
access.
Note: General discussion ensued between Board members concerning
curbcuts, accessing, and potential traffic problems.
Rupel: Stated that much discussion had occurred on the best place to
put the curbcut and was in agreement that this was the best
place to have the curbcut.
Gilfillan: Stated that the biggest concern he had was with the curbcut.
Felt that if the Board was going to allow the curbcut on Lemay
it.should be to the northerly part of the site.
Stoner: Moved to approve Prospect-Lemay Office PUD - Final.
Dow: Second.
Vote: Motion carried 6-1. (Gilfillan voting no.)
4. #52-79B Rossborough Rezoning Request
Rezoning request on 54-ac from R-L-P, Low Density Planned
Residential, to conditional r-1-m, Low Density Multiple Fam-
ily, located approximately 1/4-mile east of Taft Hill Road and
1/4-mile north of Horsetooth Road.
Applicant: Tri-Trend, Inc., 1800 W. Horsetooth Road, Fort
Collins, CO 80526.
Frank: Gave a staff report recommending approval subject to the
following conditions:
1. That all streets in the subdivision be constructed to the
City's current structural design criteria;
2. That the storm drainage runoff calculations be re -submit-
ted addressing the the increased flows; and
3. Housing types will be limited to single-family and two-
family dwellings.
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Roger Strauss: Applicant. Tri-Trend, Inc. Stated that the economic condi-
tions have drastically changed today from 1978 when they
bought the Ross Farm and formed the initial plans, that the
approach used then is hardly applicable. Stated that the
design for each dwelling unit to be sold will include privacy
fencing, garage, sodded yard, underground sprinkler systems,
landscaping and fireplaces, all of which would make for an
attractive area. Stated that their main intent was to provide
affordabale housing for the residents of Fort Collins. Stated
that they were willing to comply with the staff conditions.
Note: General discussion followed between Board members, staff, and
the applicant concerning parking, elevations, color schemes,
the number of units proposed, and phasing.
Jim Broderick: 3160 Birmingham. Expressed opposition to the project and
stated concern that the LDGS was not being used. Felt that
this proposal had the same problems as before. Urged the
Board to deny this proposal and urged the applicant to use the
LDGS.
Don Merideth:
3129 Birmingham Court. Stated that he felt that there was no
total plan for this area. Expressed concern with the fact that
the applicant was not using the LDGS. Also expressed concern
over the fact that the applicant seemed to be superimposing a
higher density use on what is platted for single-family.
Bill Kamm:
1600 W. Horsetooth Road. Stated that his property was bounded
on two sides by the Trend property. Stated that he believed
in what Trend was doing and felt that lower income people
should be able to buy a home. Stated that Fort Collins needs
quality low-income housing.
Rick Rubin:
3122 Cockney. Stated that he saw no major change in the
proposal from the original. Stated that many of the concerns
that the residents expressed with the original proposal still
remained .
Ross:
Stated that he was very supportive of the lower income hous-
ing. Felt that there must be a way to do a reasonable mix of
fourplex, duplex, and single-family. Stated that we didn't
seem to be getting a commitment from the developer.
Dow:
Felt that many of the original concerns of the residents had
not been addressed. Stated that the Board should not feel
forced to approve the project simply because of the economic
conditions.
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Georg;
Felt that low-cost housing was an excellent idea and very
timely. Stated that the
concepts of the duplexes in that area
probably could be approved if they
were designed and shown to
fit into the rest of the neighborhood.
Ross:
Stated that the Board needed more information on the mix of
the of the
neighborhood. Felt that the Board would be more
receptive if they had more information
to analyze.
Georg:
Moved to table the Rossborough Rezoning request until the July
26, 1982 Planning Zoning
and meeting.
Gilfillan:
Second.
Vote:
Motion carried 5-2. (Dow, Crews voting no.)
5. #42-82
2508 E. Drake Road Out -Of -City Sewer Service Request
Request for cut -of -City sewer service for an existing single-
family residence located at 2508
E. Drake Road.
Applicant: Glen Johnson, Vice President, Spring Creek Farms,
Inc, 1744
Lemay Avenue, Fort Collins, CO 80526.
Waido:
Gave a staff report recommending approval.
Stoner:
Moved to recommend to City Council approval of the 2508 E.
Drake Road Out -Of -City Sewer
Service Request.
Gilfillan:
Second.
Vote:
Motion carried 7-0.
DISCUSSTON AGENDA:
8. #41-82
813 Remington Multi -Family R-H Site Plan Review
Requeresi-
dencesrRH eplan review a
witha4plexbuuilding,locatreplace
located
t813Remington, zoned
R-H, High Density Residential.
Applicant: Tom Dougherty, 220 E. Mulberry Street, Fort
Collins, CO 80521.
Albertson -Clark:
Gave a staff report recommending approval.
Bob Mooney:
Applicant. Randall E. Larsen and Assoc. Gave a brief history
of the site.
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Mrs. William H. Young: 1118 Remington Street. Expressed concern for the area resi-
dents and the potential parking problems. Stated that the area
is primarily residential and there would be problems with
noise. Stated that she had tried to work with the owner on the
problems and had not had cooperation.
Bob Komives: 324 E. Plum Street. Member of the Core Area Neighborhood
association. Stated that they do support this particular
design on this particular site as proposed. Felt that this use
as designed could be an enhancement to the neighborhood.
Gilfillan: Moved to approve 813 Remington Multi -Family R-H Site Plan
Review.
Purvis: Second.
Vote: Motion carried 7-0.
9. #32-82 524 West Laurel PUD - Preliminary and Final
Request for approval of a 0.76-ac mixed -use PUD with four
residential units, 3,600 sf of commerical, and 1,160 sf of
office space, located at the northeast corner of Laurel and
Whitcomb, zoned R-H, High Density Residential.
Applicant: Osprey, Inc., c/o ZVFK Architects/Planners, 218
West Mountain Avenue, Fort Collins, CO 80521.
Chianese: Gave a staff report recommending approval.
Reid Rosenthal:
Applicant. Osprey, Inc. Addressed points concerning parking,
pedestrian access, curbcuts, uses, and the building materials.
Jonathan A. Brown:
Manager, The Junction. Expressed concerns about the lack of
parking in the area and possible sewer problems.
Jean Kamal:
645 So. Whitcomb. Stated that parking was a problem and there
was no easy solution. Expressed a concern about maintaining
the quality of the residential neighborhood. Felt that there
could be problems with litter, noise, late hours, and the
possibility of the restaurant having a liquor license.
Josephine Clements:
Stated that she would like to see the area maintained as a
residential area. Stated that there was a definite parking
problem and sewer problem in the area. Felt that the office
and commercial use was not suitable for the area.
Gilfillan:
Stated his major objection as being the high percentage of
commercial useage.
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Georg:
Stated that he was still dissatisfied with the parking situ-
ation. Felt that the use was too intense for the area.
Dow:
Stated that the project did have some problems but he felt
that basically it was a good project and supported it.
Stoner:
Felt that this proposal provided a good place around the
University for service type uses.
Ross:
Stated that if the developer does have a parking problem he
will eventually have to find a location to park his tenants
and employees or he will be faced with vacancies.
Gilfillan:
Moved to approve 524 West Laurel PUD - Preliminary and Final
with the condition that the food service not be any larger
than 2400 sf.
Purvis:
Second.
Vote:
Motion carried
6-1. (Georg voting
no.)
10. #35-82
Sherwood Greens
Solar Condominiums
R-H Site Plan Review
Request for approval of 15 condominium units on a 19,000 sf
lot, located at 626 and 630 Sherwood Street, zoned R-H, High
Denisty Residential.
Applicant: Lester M. Kaplan, Planning Consultant, 528 South
Howes, Fort Collins, CO 80521.
Chianese:
Gave a staff report recommending approval.
Les Kaplan:
Planning Consultant. Stated that he felt that this project
would upgrade the area. Stated that this would introduce a
multi -family use into an area which is already experiencing a
transition and felt that if more properties were to convert to
a higher intensity it would probably be a better utilization
of land within the area.
Gilfillan:
Felt that 15 units on 19,000 sf was too high.
Georg:
Expressed concern about the compatibility in the area.
Note:
General discussion followed concerning the alley, curbcuts,
and accessing.
Gilfillan:
Moved to deny Sherwood Greens Solar Condominiums R-H Site Plan
Review.
Georg:
Second.
Purvis:
Commented that she thought this was an appropriate location
for the structure and that it was compatible with the area.
Stoner:
Stated that the goal was to try to in -fill and use the land to
the best use that you can with the land that is available.
Dow:
Expressed support for the project. Felt that more projects
like this one would be seen in the area.
Crews:
Felt that it should be approved especially considering there
was no public opposition to the project.
Vote:
Motion defeated 5-2. (Gilfillan and Georg in support).
Dow:
Moved to approve Sherwood Greens Solar Condominiums R-H Site
Plan Review.
Purvis:
Second.
Vote:
Motion carried 5-2. (Gilfillan, Georg voting no).
11. #31-82
Minerva Business Park PUD - Preliminary
Request for preliminary approval of a 16.48-ac PUD consisting
of a 3,400 sf restaurant and retail office space located at
the southeast corner of Horsetooth Road and Manhattan Avenue,
zoned H-B, Highway Business.
Applicant: Minerva Ltd., c/o Hans Kahn Associates, 2145 S.
Clermont Street, Suite One, Denver, CO 80222.
Frank: Gave a staff report recommending approval.
Fred Cook: Applicant. Hans Kahn. Stated he would be available to answer
questions. Addressed questions concerning the Horsetooth
curbcut and access to the project.
Gilfillan: Moved to approve the Minerva Business Park PUD - Preliminary.
Crews: Second.
Vote: Motion carried 7-0.
12. #180-78D South College Superblock #3 Phase One Final - Osprey Office
Park PUD
Request for final approval of 42,000 sf office on 3.46-ac
located at the southeast corner of College Avenue and Board-
walk Drive, zoned H-B, Highway Business.
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Applicant: Osprey, Inc., c/o ZVFK Architects/Planners, 218
West Mountain, Fort Collins, CO 80521.
Frank:
Gave a staff report recommending approval.
Dennis Donovan:
Applicant. Osprey, Inc. Announced he would be available to
answer questions.
Carr Bieker:
Summarized the plan in detail including going point by point
through a model. Addressed points concerning the landscaping
and the view from College Avenue, energy conservation,
building materials, and setbacks.
Georg:
Moved to approve the South College Superblock #3 Phase One
Final - Osprey Office Park PUD.
Purvis:
Second.
Vote:
Motion carried 7-0.
13. #131-79C
Amendment to The Pier - Preliminary and Final
Request to amend an 11.17-ac PUD to include 169 multi -family
units, 46,000 sf of retail/office space and a 5,100 sf daycare
center located at the northwest corner of Harmony Road and
Boardwalk Drive, zoned R-L-P, Low Density Planned Residential.
Applicant: Landings, Ltd., c/o ZVFK Architects/Planners, 218
West Mountain, Fort Collins, CO 80521.
Chianese; Gave a staff report recommending approval.
Ross: Announced that Mr. Stoner had a conflict of interest and would
not be participating in the discussion or vote.
Reid Rosenthal: Applicant. Osprey, Inc. Addressed questions concerning build -
out time, landscaping, and phasing.
Eldon Ward: ZVFK Architects. Discussed setbacks and the type of landscap-
ing to be used.
Joe Lavaux: Adjacent propertyowner. Expressed support for the plans.
Gilfillan: Stated that he would like to have the Board have a final
review of the elevations and site plan.
Rosenthal: Stated that he did not think that was necessary.
Purvis: Moved to approve the Amendment to The Pier - Preliminary and
Final.
Crews: Second.
Vote: Motion carried 5-1. (Gilfillan voting no.)
14. #63-81B Replat of Lot 16 and Tract A of Cottonwood PUD - Preliminary
and Final
Request for preliminary and final approval of a replat of Lot
16 and Tract A of the existing Cottonwood PUD, located north
of Drake Road and east of Stover Street, zoned R-P, Planned
Residential.
Applicant: T. D. Murphy, c/o Gefroh Associates, 555 So. Howes,
Fort Collins, CO 80521.
Frank: Gave a staff report recommending approval.
Stoner: Moved to approve the Replat of Lot 16 and Tract A of Cotton-
wood PUD - Preliminary and Final.
Georg: Second.
Vote: Motion carried 7-0.
COUNTY REFERRALS:
15. #37-82 Williams 1/6 Contiguity Waiver Request - County Referral
Request to waive the 1/6th contiguity requirement for develop-
ment in the Urban Growth Area for property located north or
West Mulberry between Overland Trail and Taft Hill Road.
Applicant: Philip Williams, 2714 W. Mulberry, Fort Collins, CO
80521.
Albertson -Clark: Gave a staff report recommending approval.
Phil Williams: Applicant. Stated that the location of the site was adjacent
to Coffee Park and that he did border a street that is not
just a projected street but is being put in and for that
reason, due to the circumstances of it, he requested the
waiver.
Georg: Moved to recommend to the County to approve the Williams 1/6
Contiguity Waiver Request.
Stoner: Second.
Vote: Motion carried 7-0.
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17. #40-82
Frank Exemption Request - County Referral
Request for a two -lot exemption on 12.5-ac zoned FA -Farming,
located on the east side of Shields Street, 1/2-mile north of
Highway 287.
Applicant: Hollis Frank, 3228 N. Shields Street, Fort
Collins, CO 80524
Albertson -Clark:
Gave a staff report recommending approval subject to an addit-
ional 20-feet of right-of-way along Shields Street being
dedicated to the public.
Noted also that a letter of opposition had been submitted to
the Board. (Exhibit A). Stated that staff had not had time to
verify the accusations.
Stated that it was generally a policy of staff on County
Referral items was that a use that is considered illegal is
not justified or warranted soley to correct the illegal use of
the,property.
Hollis Frank:
Applicant. Stated that there was a double -wide trailer on the
property and that application had been made through all
departments.
Ross:
Questioned if the reason a building permit had not been grant-
ed the fact that the property had not been divided.
Hollis Frank:
Stated that he assumed so. The applicant gave an in depth
review of the history of what had taken place on the site.
Gilfillan:
Felt that the item should be tabled and get more information
in reference to the request.
Moved to table the Frank Exemption until the August 23, 1482
Planning and Zoning meeting.
Georg:
Second.
Vote
Motion carried 7-0.
Meeting adjourned at 10:45 p.m.
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Date:
Time:
Place:
Agenda:
Board Present
Board Absent:
PLANNING AND ZONING BOARD
WORK SESSION
June 25, 1982
12:00 Noon
CIC Room New
Work Session
Ross, Georg,
Simpson, Dow,
City Hall
for regular P
Purvis,Stoner,
Gilfillan
& Z meeting of June 28, 1982
Crews
0 EXHIBIT A •
RECEIVED
June 28, 1982
UUN 2 -3 IM
Planning and Zoning Board
City of Fort Collins i pLANNiNG
Municipal Building i DEPARTMENT
Fort Collins, Colorado
To Whom It May Concern:
We learned through a newspaper article in yesterday's Coloradoan
that a hearing is scheduled for this evening concerning a request for
a two -lot exemption on property adjacent to ours. The request is
being made by Mr. Hollis Frank of 3228 North Shields.
A double -wide mobile home with all utilities has been placed on this
parcel and a family of four has occupied it since early May, 1982.
The only access to our property is on the right-of-way., passing the
mobile home. Our home is a 3.,000 square foot custom-built house
located on seven plus pastoral acres adjoining Terry Lake.
Our understanding is that this dwelling has been placed there in
violation of the current zoning provisions and that the county commis-
sioners of Larimer County held a hearing pertaining to that violation
on June 14., 1982.
We are opposed to any recommendation for approval of the request for
the following reasons:
1) It will have a detrimental affect on our property value.
The realtors we have spoken with have been quite adament in
their belief that our property is depreciated in value and
would be less desireable to a potential buyer because of
the location of the mobile home.
2) The setback of the dwelling does not appear to be in conform-
ity with county requirements and appears to be 30 feet or less
from our existing right-of-way. The location is such that the
two small children living there spend a great deal of time
playing in or near the access road. We feel this creates a
definite safety hazard.
3) The parcels to the south and north of this property are all
equal to or greater in acreage than Mr. Frank s. The place-
ment of dwellings on smaller parcels detracts from the
aesthetics of the area and is inconsistent with the current
land use in the immediate area.
4) If a precedent is established for similar subdivision prac-
tices by adjoining parcel owners our property would be fur-
ther depreciated.
• •
Page Two
5) There is no sewer collector system in this area and all
such dwellings must be hooked up to septic systems.
Several of us in the area have wells that are being used for
domestic and/or livestock and outdoor watering of gardens,
trees, and shrubs. We would not like to see conditions
develop which may lead to contamination of existing water
supplies.
Thank you for your thoughtful consideration of this matter.
/Sincerely yours,
Mr. & Mrs. Joseph T. Newlin
3212 North Shields
Fort Collins, Colorado 80524
Enclosure
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