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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 04/26/1982E • PLANNING AND ZONING BOARD MINUTES APRIL 26, 1982 Board Present: Barbara Purvis, Dave Gilfillan, Dennis Georg, Gary Ross, Ed Stoner, Tim Dow, Ingrid Simpson Board Absent: Don Crews Staff Present: Curt Smith, Cathy Chianese, Sherry Albertson -Clark, Joe Frank, Mauri Rupel, Linda Gula Legal Representative: Paul Eckman Meeting called to order 6:35 p.m. AGENDA REVIEW: Gilfillan: Requested that Item #5. Park Central PUD Phase 1 be "pulled" from the Consent Agenda. CONSENT AGENDA: 1. 2. #9-82B 3. #40-81B 4. #93-81B 6. #69-78B Georg: Stoner: Vote: 5. #24-80C Approval of minutes of March 22, 1982 and March 29, 1982. Southridge Greens PUD Phase One - Final Amendment to Schrader Commercial PUD - Final South Collins Tech Center - Final Greenbriar Condominiums PUD - Final Moved to approve Consent Agenda items 1,2,3,4, & 6. Second. Motion carried 7-0. Park Central PUD Phase One - Final Request for final approval of a 48,000-sf health club on 7.62-ac, located southwest of the intersection of Prospect Road and Welch Street, zoned R-P, Planned Residential. Applicant: Osprey, Inc., c/o ZVFK Architects/Planners, 218 West Mountain, Fort Collins, CO 80521 Frank: Gave a staff report recommending approval. Ross: Explained that the reason this item was "pulled", was concern by area residents at preliminary approval of the project about the visual impact of the rooftop units. Frank Vaught: Applicant. ZVFK Architects/Planners. Explained that a shedtype roof had been incorporated to provide the needed screening. Gilfillan: Expressed concern about what kind of rooftop equipment would be used. Purvis: Questioned whether the lighting issue had been addressed. Vaught: Explained the lighting that would be used and felt that the total impact of the lighting would be negligible. Gilfillan: Moved to approve Park Central PUD Phase One - Final. Encouraged the applicant to provide additional screening if therewere complaints from area residents. Dow: Second. Vote: Motion carried 7-0. RECOMMENDATIONS TO CITY COUNCIL: 7. #52-79B Frank: Rossborough Rezoning Request to rezone approximately 127.3-ac from R-L-P, Low Density Planned Residential, to R-L-M, Low Density Multiple - Family, located on the northeast corner of the intersection of Horsetooth Road and Taft Hill Road. Applicant: Tri-Trend, Inc., c/o Stewart and Associates, 214 North Howes, Fort Collins, CO 80521 Gave a staff report recommending approval with the following conditions: 1. That all streets in the Rossborough Second Filing be constructed to the City's current structural design criteria; and 2. That the storm runoff calculations for the Rossborough Second Filing be re -submitted addressing the increased flows. -2- Note: General discussion ensued between the Board and staff members concerning parking on collector streets; design standards; variances concerning the streets; safety problems because of higher traffic; and water runoff problems. Roger Strauss: Applicant. Tri-Trend, Inc. Stated that circumstances had almost destroyed the option of moderate income families owning homes and that was the purpose for requesting a zoning change. Stated they had done everything possible to reduce the cost of producing a home and the only other thing was to reduce the land cost per dwelling unit and the R-L-M zoning would help them to do that. Ross: Stated that he was struggling with superimposing a type of use on an existing subdivision for part of it that was approved previously, without addressing some necessary configuration changes of the streets and things of that nature. Simpson: Questioned if the applicant had considered going as a straight PUD rather than a subdivision. Strauss: Stated that they had considered it and it would not work. Jim Broderick: 3160 Birmingham. Representative of the neighborhood. Submitted a petition to the Board. (Exhibit A) Stated that three neighborhood meetings had been held. Summarized the statistical information in the Crime Analysis Report. Stated that the purpose of the study was to show that multi -family homes would have a very definite impact on the existing development. Stated that they, as a neighborhood, wanted to be protected and wanted to be assured that the proposed develop- ment was compatible with the surrounding neigborhood; and that the quality and character of the current neighborhood be maintained. Suggested that the developer redo his project through the LDGS which would appear to be the most appropriate mechanism to address the issue of mixed land use and would enable the existing neighborhood to have some input. Urged the Board to deny the rezoning request. Jerry Nix: Broker for Mountain States Property. Stated that this was one of the most potentially impactive issues to come before the Board in quite some time. Felt that Tri-Trend had only a profit motive in mind. Felt that this application had been tailored to avoid the LDGS and that the Rossborough Subdivision was substandard. Stated that the project should come back through the LDGS and address the quality standards that are deserved by the people of Fort Collins. -3- Michelle Allen: Rossborough resident. Felt that the property should be developed as single-family because they were financable. Stated that Tri-Trend was caught in a bind and was just looking for a way out. Felt that the duplexes would encourage a transient environment. Laura Olive: 2200 Primrose Drive. Expressed concerns about the higher density being proposed. Felt that the streets surrounding the area were in poor shape and the increased density would only accelerate the deterioration. Felt that the multi -family use would increase the transient population in the area. Stated that their quality of life would be impacted and that their property values would be impacted by this use. Urged the Board to consider the proposal carefully and vote no. Don Merideth: 3129 Birmingham Court. Stated he was against what Tri-Trend was proposing. Noted that his main concern was with the quality of the neighborhood. Felt that duplexes would be bought by investors and would be turned into rental units and that it would become an area for transients. Encouraged the Board to reject Rossborough Rezoning. Bob Rasmussen: Imperial Estates resident. Stated his major concern being the higher density and felt that no consideration had been given to buffer zones. Expressed concern about street access and safety problems. Noted that storm drainage could be a real problem. Rick Rubin: 3122 Cockney. Felt that Rossborough had done no marketing studies as to how they could sell their units. Stated that studies show that multiple -family low -interest loan type dwellings were not selling. Noted that if Rossborough's multiple -family dwellings become rental, the current studies show the rental market around Ft. Collins was opening up and that there was no real need for additional rental property. Linda Bailey: 3606 Goodell Lane - Imperial Estates. Felt that the higher density would put a hardship on the existing schools and that there were not enough schools in the area. Guy McCabe: Stewart & Associates. Engineer for the project. Stated that there would be no increase in the storm drainage. Stated that in connection with the 2nd Filing, work had been done in association with streets and roadways to the extent that it was unlikely that the developer could go through a significant reshuffling of the streets and their alignment. Stated that the roads would stay in a state of disrepair until Tri-Trend could kick over some revenue. Noted that about 25% of the utilities were in for the 2nd Filing. -4- • Ross: Questioned if the owner of an existing single-family house would be able to convert his dwelling to multiple -family with this rezoning. Smith: Noted that the rezoning request did not include the area already developed, so the zoning would preclude them from doing that. If there were newly constructed single-family homes and the area was zoned R-L-M, they could then convert to a duplex. Craig Farver: 3156 Birmingham. Stated that there were definite water pressure problems in the area. Felt that with the added dwelling units that there would not be enough water to water their yards. Note: Discussion followed between Board members and staff concerning the developer's options; units per acre in an R-L-M zone; and the feasibility of developing the project through the LDGS. Georg: Stated that it seemed that they were being asked to make a recommendation for something that was really a replat. Stated that it seemed that they were being asked to superimpose a different subdivision on top of an area that had been platted for single-family homes. Felt that they did not offer the possibility of having the Board look at the buffering, the design standards, and the overall integration of that neighbor- hood. Noted that it was not appropriate to make that kind replat based on a zoning change. Stoner: Agreed that they were retrofitting this multiple -family into a single-family zoning without giving enough consideration to the neighborhood. Felt that they should come in with more concrete plans as to where they were planning to put the single-family and the duplexes. Georg: Moved to recommend to City Council denial of the Rossborough Rezoning. Second. Ross: Stated that he was against the proposal only in that he did not know what the mix would be. Stated that he was not at all against the integration of mixed uses, if done properly. Gilfillan: Encouraged the developer to come back with something more well -planned and defined for the Board to take a look at. Vote: Motion carried 7-0. 8. #29-82 Native American Vocational and Training Institute Out -of -City Water Service Request -5- The Native American Vocational and Training Institute is requesting out -of -City water service to the Atlas E. Missile site located approximately 1.5-miles northwest of Ted's Place, for the purpose of building a vocational school. Applicant: Bruce W. Price, President, Native American Vocational and Training Institute, 569 South Forest, Suite 12, Glendale, CO 80222. Smith: Gave a staff report recommending approval. Stoner: Moved to recommend to City Council the approval of the Native American Vocational and Training Institute Out -Of -City Water Service Request. Purvis: Second. Vote: Motion carried 7-0. 9. #27-81A Harbor Walk Two Annexation Request for annexation of approximately 0.35-ac located southeast of Warren Lake. Applicant: Osprey, Inc., c/o ZVFK Architects/Planners, 218 West Mountain, Fort Collins, CO 80521 Note: Ed Stoner had a conflict of interest with this item and would not be participating in the discussion or vote. Chianese: Gave a staff report recommending approval. Ross: Questioned if the problems with the title had been clarified. Smith: Stated that there was still some dispute as to specific ownership of the property. Stated that it was a dispute between the propertyowners and not one that should involve the City in terms of whether or not to annex, zone, or approve a development on the property. Dennis Donovan: Applicant. Osprey, Inc. Would be available to answer questions. Dow: Moved to recommend to City Council approval of the Harbor Walk Two Annexation. Gilfillan Vote 10. #27-81B Second. Motion carried 6-0. Harbor Walk Two Zoning 10 Request to zone approximately Warren Lake, R-M-P, Medium Applicant: Osprey, Inc., c/o West Mountain, Fort Collins, CO 0.35-ac located southeast of Density Planned Residential. ZVFK Architects/Planners, 218 80521. Chianese: Gave a staff report recommending approval. Dow: Moved to recommend to City Council approval Harbor Walk Two Zoning. Gilfillan: Second. Vote: Motion carried 6-0. Smith: Stated as a point of clarification that before the annexation plat was taken to City Council that we would request the propertyowner's attorney to certify that they were the propertyowner. DISCUSSION AGENDA: 11. #20-82 Harbor Walk Subdivision - Preliminary Request for preliminary approval of 14 single-family lots and two multi -family tracts on 10.21-ac, located southeast of Warren Lake, zoned R-M-P, Medium Density Planned Residential. Applicant: Osprey, Inc., ZVFK Architects/Planners, 218 West Mountain, Fort Collins, CO 80521. Chianese: Gave a staff report recommending approval. Staff also recommended approval of the request to vary the loop street width from 36-feet to 28-feet if the density does not exceed 20 dwelling units. Note: Discussion followed concerning the extension of Lemay and what would happen if Lemay was not extended to Tract A and Tract B. Patrick Brennan: Asked for clarification on Tract A and Tract B landscaping. Dennis Donovan: Explained that no final plan had been done on the landscaping. Stated that once the preliminary approval had been granted they would be going into the final design stages. Bill Tiley: 3220 Michelle. Discussed the extension of Lemay and the proposed road changes in the area. Note: Discussion followed between staff, the Board, and the applicant concerning dedication and right-of-way of the road. -7- Dow: Stated that he had real problems with the variance request to change the street from 36-feet to 28-feet. Stated he was not convinced that the street would be adequate and would like to take another look at that. Georg: Agreed with Mr. Dow. Felt that it seemed like they were putting another constraint on what was done with Lemay. Stated that at final time he would like to see the street layout. Reid Rosenthal: Osprey, Inc. Stated that research showed that the road existed as right-of-way. Stated that they have a right to develop and the extension of Lemay was not their problem. Felt that the layout of Lemay and the construction of Lemay should be a City priority ---it should have no effect on development in the area. Gilfillan: Moved to approve Harbor Walk Subdivision - Preliminary as proposed but not with the 28-foot variance on the loop street. Dow: Second. Vote: 3-3 tie vote. (Georg, Ross, Simpson voting no.) Ross: Felt that the north end of the street system with regard to Lemay had to be worked out before he could support the proposal. Simpson: Felt that one development has an effect on public land and they should be compatible in terms of the future use. Felt that if the streets could be worked out a little better that it would make more sense. Also expressed concern about the public right -of -way ---there seemed to be some dispute. Dow: Felt it was not very good planning on the Board's part to approve this as proposed, given the other problems that were there ---especially since we cannot see what the City may or may not do with Lemay, but also with respect to Tracts A and B. Gilfillan: Moved to approve Harbor Walk Subdivision -Preliminary as proposed with the two primary conditions that the 28-foot loop street not be approved and that development proposals for Tracts A and B be submitted to the Board for review and that if Tract B cannot gain access to Lemay Aveanue, development should be restricted to lots which can gain access off of the proposed cul-de-sac. Ross Second. Vote: Motion carried 6-0. 12. #54-80 G Fairbrooke PUD Master Plan Request for master plan approval of a 101.25-ac PUD with 701 multi -family units, daycare center, and church, located south of Prospect Road and west of Taft Hill Road, zoned R-P, Planned Residential. Applicant: Wheeler Realty Company, c/o Lester M. Kaplan, Planning Consultant, 528 South Howes, Fort Collins, CO 80521. Chianese: Gave a staff report recommending approval subject to the following conditions: 1. A perspective of proposed buildings, as viewed from adjacent single-family units is required with the preliminary site plan for Tract H. 2. Existing healthy trees will be maintained on the site. 3. Safe and convenient bicycle/pedestrian access to Bauder School will be provided. 4. Buffering will be provided between the school and adjacent development. Ross: Questioned if the developer had agreed to the conditons. Chianese: Stated that he had indicated that he had. F. W. Michaels: Stated in regard to the drainage problems that he had been assured by Gefroh & Associates and the City Engineering Department that before the final plat was approved that the engineering problem would be solved. Gary Hall: Area resident. Stated that they were not opposed to develop- ment; their biggest concerns were density, quality of life, and safety. Felt that the master plan did not address certain goals and objectives that were good for the neighborhood Yolanda Cruz: 2067 Tunis Circle. Stated that the Brown Farm 1st and 2nd Filings that had been submitted originally were very different from what actually exists there. Stated that in the past their concerns had been ignored. Stated that she was very concerned about the master plan as submitted. Susan Reed: 2536 West Prospect. Stated that they wished the crucial decision of whether a development was compatible with a neighborhood could be an objective decision made more by the neighborhood rather than the subjective decision made by the Planning and Zoning Board. Stated that what was being proposed was not similar to the surrounding area. Stated her major concerns as being the higher density and the quality of life. M Kent Andrews: 1843 Michael Lane. Expressed great concern about what effect the higher development would have on his water quality. Carl Reed: 2536 West Prospect. Discussed several aspects of higher density that would effect quality of life in the area. John Snyder: 2118 Suffolk. Expressed his major concern as being the higher density. Felt that the most of the employment centers were in the eastern and southern part of the City and the higher traffic travelling to these areas would be negative. Expressed concern about the unknown factors of the master plan. Richard Speth: 2478 W. Prospect. Expressed grave concern about the added traffic in the area and the safety for the students in the area. Felt that the cost of widening of Prospect would create a burden on the area residents. Jurgen Garbrecht: 2724 W. Prospect. Expressed concerns about Prospect Road and future improvements to that road. Joe Turner: 2111 W. Lake. Expressed concern for the safety of the children with the higher traffic in the area. Stated that many people were on well water in that area and that the quality of the water would be affected by the development. Stated that their quality of life would be affected by this development. Gary Hall: Submitted a petition (Exhibit B) Les Kaplan: Representative for the applicant. Stated that they felt that this was a responsibly designed in -fill project; that it was served by employment== -existing and future. Stated that the details and design later on will address many of the questions of the inter -relationship between phases of this project and existing phases. Noted that this project's development was not imminent, it was for the most part an attempt to get general land -use designations for this 100-acre property. Note: Discussion followed between the applicant, staff, and the Board concerning the higher density, storm drainage, and the development procaess under the LDGS. Don Parsons: Engineer for the project. Addressed questions concerning the detention pond. Stated that the City had a study done by a consultant that showed that the total 12 acres were necessary for detention when the entire area was developed. -10- Bill Davis: Brown Farm Resident. Expressed concerns about Hampshire Road becoming a through street and the impact of the traffic on the safety to the children. Gilfillan: Moved to approve the Fairbrooke PUD Master Plan with the following conditions: 1. A perspective of proposed buildings, as viewed from adjacent single-family units is required with the preliminary site plan for Tract H. 2. Existing healthy trees will be maintained on the site. 3. Safe and convenient bicycle/pedestrian access to Bauder School will be provided. 4. Buffering will be provided between the school and adjacent development. Georg: Second. Vote: Motion carried 5-2 (Stoner, Simpson voting no.) Georg: Felt the input had been good. Felt that if the plans could not be justified through proper design and buffering it would not be approved. Felt that the point about density had been very well made. Asked that the people have faith that the Board would be doing a better job of planning for in -fill projects in the future. Stoner: Stated that he still had a problem with Tract H. Simpson: Agreed with Mr. Stoner. Expressed concern abut the buffering and felt that transition was important. Dow: Agreed with Mr. Georg that this was a master plan and that the area residents could be assured that a harder look would be taken at specific site plans for future phases. 13. #54-80H Fairbrooke PUD Phase One - Preliminary Request for preliminary approval of 163 multi -family units on 29.774-ac located south of West Prospect Road approximately 1/4-mile east of Overland Trail Road, zoned R-P, Planned Residential. -11- • Applicant: Wheeler Realty Company, c/o Lester M. Kaplan, Planning Consultant, 528 So9. Howes, Fort Collins, CO 80521. Chianese: Gave a staff report recommending approval with the following conditions: 1. Minimizing the impact of height of the proposed buildings along Prospect Road. 2. Provision of more berming and landscape treatment along Prospect Street. 3. Provision of individual storage area for each unit. 4. Review of final plans by the neighborhood. Don Parsons: Engineer for the project. Discussed the relocation of the irrigation canal. Stated that the slope on the canal would be gradual and that each phase could provide fencing if they thought it was necessary for safety. Jan Kimzey: Area resident. Expressed some concern about the height of the buildings proposed. Jim Gefroh: Applicant. Addressed the question of height and explained that the units would be ranch style and two level townhomes and felt that this would minimize height impact along Prospect. Note: Discussion ensued between Board members and staff concerning possible solar applications and possible parking and access problems. Susan Reed: 2536 West Prospect. Felt that the landscaping should be more well-defined at this time. Georg: Felt that it was hard to deal with height at this point in the process. Stated that his needs had been met. Moved to approve the Fairbrooke PUD Phase One - Preliminary with the variance subject to the following conditions: 1. Minimizing the impact of height of the proposed buildings along Prospect Street. 2. Provision of more berming and landscape treatment along Prospect Street. 3. Provision of individual storage area for each unit. -12- i • 4. Review of final plans by the neighborhood. Purvis: Second. Gilfillan: Expressed concerns about potential traffic problems. Would like to see more detail at final time. Ross: Requested that at final time the applicant show some of the projections of the phases. Vote: Motion carried 7-0. Purvis: Stated that she was voting yes because the review with the neighborhood would do a lot to cure some of the problems and concerns that they have which are at the design level. Ross: Announced that the agenda would not be able to be finished at this meeting. Stated that the Board would consider Item 14 and 15 and then consider the County Referrals and the meeting would be continued to a later date. 14. #88-81 Underhill PUD Phase One -Final Request for final approval of 52,837-sf PUD with existing bank building, existing house, and expanded drive -up banking facility, located on the northeast corner of College Avenue and Drake Road, zoned B-L, Limited Business, and R-L, Low Density Residential. Applicant: Dr. Robert T. Smith, c/o WJM Architects, 1007 Lemay, Fort Collins, CO 80524. Albertson -Clark: Gave a staff report recommending approval. Bill McCaffery: Applicant. WJM Associates. Would be available to answer questions. Kent Andrews: 1843 Michael Lane. Questioned what the width of the access road would be. Also discussed the need for the security fence. McCaffery: Responded that the width of the road would be 28'. Sandy Thayer: 1827 Michael Lane. Stated that there was a contractual agreement between he and the City that the City of Fort Collins would prevent access to the storm drainage pond by individuals. Georg: Moved to approve the Underhill PUD Phase One - Final. Dow: Second. -13- Vote: Motion carried 7-0. 15. #68-81A Home Federal PUD - Final Request for final approval of 52,837-sf PUD with existing bank building, existing house, and expanded drive -up banking facility, located on the northeast corner of College Avenue and Drake Road, zoned B-L, Limited Business, and R-L, Low Density Residential. Applicant: Home Federal Savings and Loan, c/o Gefroh Assoc- iates, 555 So. Howes, Suite 100, Fort Collins, CO 80521. Frank: Gave a staff report recommending approval. Jim Gefroh: Applicant. Gefroh and Associates. Stated that they had worked with staff in satisfying questions regardinglandscaoino. Stoner: Moved to approve Home Federal PUD - Final. Purvis: Second. Vote: Motion carried 5-2. Georg: Stated that he did not feel that this was an appropriate corner for a full service bank. COUNTY REFERRALS: 25. #83-81 Miller Land Use Plan Amendment - County Referral Request to amend Larimer County's Land Use Plan for property located west of Overland Trail, sout o�rospect Street. Applicant: Alvin Miller, 4017 Spruce Drive, Fort Collins, CO 80526. Albertson -Clark: Gave a staff report. Stoner: Moved to table indefinitely the Miller Land Use Plan Amendment. Georg: Second. Vote: Motion carried 6-1. 26. #26-82 Bisceglia Special Review - County Referral Request for Special Review approval to permit a bumper car facility in the C-Commercial district, located in the Panama Red 's building on the south side of Highway 14. Applicant: Jack Bisceglia, 4640 East County Road 66, Welling- ton CO 80549. -14- Albertson -Clark: Gave a staff report recommending approval subject to all Urban Growth Area application criteria being met. Jack Bisceglia: Applicant. Would be available to answer questions. Stoner: Moved to recommend to the County approval of the Bisceglia Special Review subject to all Urban Growth Area application criteria being met. Simpson: Second. Vote: Motion carried 7-0. 27. #28-82 King Rezoning - County Referral Request to c from iple Family, rezone 7a located FTrail, orth t4lest east ofOverland a d oing Magnolia. of Applicant: Pearl D. King, c/o Larsen and Associates, 125 South Howes, Fort Collins, CO 80521. Albertson -Clark: Gave a staff report recommending approval subject to the site being developed as a PUD. Randy Larsen: Applicant. Larsen and Associates. Would be available to questions. answer Stoner: Moved to approve the King Rezoning subject to the site being developed as a PUD. Dow: Second. Vote: Motion carried 7-0. Dow: Moved to adjourn the meeting to April 27, 1982 at 8:30 a.m. Simpson: Second. Vote: Motion carried 6-1. (Stoner voting no.) Meeting adjourned 12:30 p.m. Note: This is a summary of the minutes for the Planning and Zoning Board meeting. Tapes of the meeting are available to the public. Upon request, copies of the tapes can be made. -15- PLANNING AND ZONING BOARD WORK SESSION Date: April 22, 1982 Time: 12:00 Noon Place: CIC Room - New City Hall Agenda: Work Session for regular P & Z meeting of April 26, 1982 Board Present: Barbara Purvis, Dave Gilfillan, Dennis Georg, Gary Ross, Ed Stoner, Don Crews, Tim Dow, Ingrid Simpson -16-