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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 05/15/1978Planning and Zoning Board Minutes May 15, 1978 Board Present: Bob Burnham, Robert Evans, Gary Ross, Gary Spahr, Phyllis Wells, Ed VanDriel Staff Present: Les Kaplan, Paul Deibel, Eldon Ward, Suc Cilley, Robert Steiner Legal Representives: Lucia Liley, Don Deagle- The meeting was called to order at 6:30p.m. 1. #69-78 Green Briar P.U.D., Preliminary Plan Description: Proposal for 477 dwelling units on 79.5 acres zoned R-L-P, Low Density Planned Residential District, located on Willox Lane at Lemay Avenue. Applicant: Southmoore Properties „ c/o ZVFK Architects, 218 W. Mountain, Fort Collins, Colorado, 80521. Paul Deibel: Gave staff position and recommended approval subject to the following comments: 1. Traffic Circulation; a) The street pattern is generally good, however, there are too many intersections on Willox Lane. Although this street is officially classified as a "collector", it will perform some of the functions of an arterial street in carrying through traffic. The serviceability of this street as a "through collector" would be improved by eliminating several intersections. Also, Willox should be 50 feet wide. This will allow for the possibility of 4 lanes of traffic (with bikelanes) if necessary in the future. In the meantime, it could be painted for two lanes of traffic with bike - lanes and parking. b) Local streets should be 36' or 28' wide as per P.U.D. ordinance. The final plan should specify that all dwellings on 28' streets provide 2 off-street parking spaces, as well as indicate which side parking would be allowed on 28' wide streets. Turnarounds at end of cul-de-sacs should be 28' wide with turning radii large enough for fire engines. c) The plan should provide for extension of streets to property to the north should development of this area take place. d) The plan should provide for a sidewalk/bikeway along Lemay. Planning and Zoning Br -d Minutes May 15, 1978/page 2 2. Multifamily and Commercial Tracts. This preliminary plan indicates a potential for 280 units for the apartment area and 19,000 sq. ft. of commercial floor area allocation. However, no reliance should be placed in these figures by the developer, since the ultimate number of multifamily units and commercial allotment will be only that which can be justified subsequent to review of a site plan for these areas. As currently worded, the R-L-P zone would limit the net coverage of multifamily development of this area to 15%. 3. Utilities. Utility plan should provide for looped water lines in cul-de-sacs, additional feeds for water to Redwood Street and to the subdivision to the south, a 12" water line along Lemay. It will be difficult to provide service to lots 38 and 39 at northwest corner of the site. A drainage report should be submitted. 4. Other: a) final plat should specify maximum coverage as per R-L-P zone, b) elementary school students from this development would attend Juan Fullana Elementary School as per the current school attendance boundaries. Added that according to a recent traffic count projection by the COG, Willox Lane would be carrying about 5000 cars a day which meant the street could be designed as a collector. Ed VanDriel: Said the masterplan for the area depicted Willox Lane as a straight road. Asked if the proposed curve south was acceptable. Paul Deibel: Said it was and would provide a more workable intersection at Lemay Avenue. Gary Ross: Asked how far that intersection would be from Conifer Street. Paul Deibel: Said about one -quarter mile. Phyllis Wells: Asked if the proposed expressway would have on -off ramps at the intersection of Willox and Shields. Paul Deibel: Said it was a possibility. Phyllis Wells: Asked when the COG projection was made for. Paul Deibel: Said for the year 2000. Explained as a comparison, S. Shields Street carried 1-0,000 to 15,000 cars a day. Gary Ross: Asked if the lots in the northeast corner would have a private drive. Paul Deibel: Said yes. Thought the impact would be marginal. Ted Rose(representing the applicants): Had no problems with staff comments. • r Planning and Zoni�Board Minutes • May 15, 1978/page Phyllis Wells: Asked if any problems were anticipated with so much traffic going through. Rose: Said with the curved pattern and maximum speed of 30 mph, no problems were expected. Phyllis Wells: Asked how close to the street the lots north of Willox were. Paul Deibel: Said about 20-30 feet. Wesley Christianson(1733 Lindenmeier Road): Asked what the lot sizes were, how close Willox came to Conifer. Paul Deibel: Explained. Gary Ross: Added that the 477 units described on the agenda included a large number of apartments not shown on the site plan. J Van Drew(Developer of property to the south): Asked about drainage plans. Paul Deibel: Said the Engineering Division would require a written report and on -site detention. Drew: Asked if the patio home lot widths could be made wider. Paul Deibel: Explained the intent was to provide a gradual movement to higher density. Pointed out the widths were only 10 feet narrower than required in a subdivision. Drew: Felt there was no buffering to protect his interests. Robert Evans: Asked what the State Highway Department's position was vis-a-vis a Redwood Street overpass. Paul Deibel: Said it was fuzzy but indications were that they did not want to build one. Phyllis Wells: Asked if Willox was the only east -west route between Shields and Lemay. Asked if the COG traffic count projections took into account potential employers in the area. Eldon Ward: Said the COG figures did not take into account the future tie- in of Hickory Street to Shields - which would provide a second east -west route. Said the projections were made on a long list of variables. Added that the projected counts from COG for Willox Street would have to be four times as large to have the street designated an arterial. Gary Ross: Said he suspected there would be pressure to have Willox straightened. Considered that a bad idea. Thought the curved character would slow traffic substantially. Moved to recommend approval subject to staff comments. Phyllis Wells: Seconded the motion. Asked about the landscape Guarantee. S Planning and Zoning rd Minutes May 15, 1978/page 4 Paul Deibel: Said it was not required until final submission. Ed VanDriel: Asked about detention. Paul Deibel: Said the final plans should answer the question and if there were any substantial problems the plan would be brought back to the Board. Gary Ross: Said he thought it was the nicest preliminary he'd seen in a long time. Vote: Motion carried unanimously. 2. #74-78 Evergreen Park Subdivision Fourth Filing, Preliminary Plan. Description: Proposal for 102 single family lots on 33 acres zoned R-L-P, Low Density Planned Residential District, located on Redwood Street south of Conifer Street. Applicant: Miller -Wainwright Association, 1635 Blue Spruce Drive, Fort Collins, Colorado, 80521. Eldon Ward: Gave staff position and because of the following comments recommended tabling action: 1. Dry Creek. As nearly as can be determined by the staff's small scale maps, a substantial portion of the site is within the Dry Creek Flood Plain as designated by the F.I.A. The applicant should indicate the extent of the Flood Plain as established by flow capacity data from the City Engineering Department on the plat. No residential development should be allowed within the floodway. 2. Expressway Noise Abatement. This proposal abuts the 300 foot corridor set aside for the expressway. The Highway Department has typically recommended an 85 foot set- back for noise abatement. The last version included a frontage road the right-of-way whcich occupied the bulk of that 85 feet. While a developed back yard will do more for noise abatement than a paved streeg, the 120 foot lot depth will probably be inadequate. City ordinance required lots backing onto arterial streets to be at least 150 feet deep. The staff feels that this dimension would be more acceptable, unless adequate landscaping can be assured. 3. Redwood Street. The City staff feels it is extremely im- portant that Redwood connect through to the north half of section 1 via a grade separation. However, in the attached letter the State Department of Highways states their "position... that Redwood Street would not extend through the Expressway R.O.W." In an earlier conversation with John Crier of the Highway Department it was felt that the expressway would overpass. Redwood. That not being the case, the City may be faced with taking Redwood over the expressway if it is to go through. Such an overpass would eliminate several lots on Redwood south of the expressway. Planning and Zoni oard Minutes • May 15, 1978/page In the short run, Redwood must extend both to Conifer and Vine for the necessary two points of access. The extent of improvements to be installed on these extensions of Redwood are unclear due to the disposition of the expressway and -- to a lesser extent -- the realignment of Linden Street at East Vine Drive. 4. Parkland Acquisition. The Parks and Recreation Department has expressed some interest in purchasing a part of this site for a public park. There are no large easily accessible public recreational facilities in the northwest area. 5. Utility Planning. The applicant should submit a complete and detailed drainage report. It is unclear where the proposed detention ponds will outlet; discharge into the canal is unacceptable to the Engineering Department. Lot lines should be coordinated to allow easements for looping of water lines. The crossing of Dry Creek and the Lake Canal will have to be coordinated through Engineering. 6. Traffic Circulation. The blind cul-de-sacs shown are ex- tremely undesirable and should be eliminated if at all possible. Jack Pine Drive will be the only street crossing of Lake Canal to serve the southeast half of this quartersection. It should be aligned to allow easy access to Redwood. 7. Miscellaneous. Several lots as indicated -- including lots 87-92 -- may pose some difficulties in building placement. The status of the "possible future" 40 foot easement for the canal should be clarified. Ed VanDriel: Suggested if Redwood were brough down to meet Linden one name be used to lessen confusion. Bob Burnham: Asked about the Storm Drainage Report plan for rerouting Dry Creek. Eldon Ward: Said the idea was to route the creek to the Poudre River west of College Avenue but that it would be extremely expensive and was probably 20 years away. Bob Burnham: Expressed concern about Redwood Street's relationship to the expressway. Eldon Ward: Said a month ago the Highway Department had indicated an over- pass was possible but it was unwilling to commit in their letter on this;item. Jim Dubler(Representing the applicants): Had no real problems with comments made by staff. Said his real concern was the proposed express- way since he had no control over it. Asked what tabling action would do. Eldon Ward: Said tabling the item would mean about a month delay assuming, that if it were not tabled, Council approved the plan. Said Planning and Zoning P rd Minutes May 15, 1978/page 6 the tabling action might permit the problems being solved and assure an easier passage through the review procedure. Doug Miller(Applicant): Thought some of the staff comments nebulous. Said he had not heard about any park plans for the area. Said he had no way of applying controls to the proposed expressway. Thought approval should be recommended. Steve Robinson(Representing the applicant): Objected to being required additional lot setback for noise abatement. Felt all requirements were met. Bob Burnham: Wondered if a month delay was enough time to solve the problems most of which involved beauracracies. Eldon Ward: Agreed, but thought the questions of a park and floodplain could be addressed. Gary Ross: Suggested approval subject to modifications and return of the final to the Board. Eldon Ward: Said some of the conditions would require no building on lots within the floodplain and further discussions about a park in the area. Les Kaplan: Said these problems show why development is slow in the area and explained resolutions would have to occur at the policy level. Suggested indicating this to Council. Phyllis Wells: Agreed and added the reminder that the City was trying to encourage growth to the north. Dubler: Said with the exception of the highway all problems were technical. Requested the Board not indicate any lots within the floodplain since there was a question of validity regarding the study which indicated the extent of the floodplain. Phyllis Wells: Said it would be impossible to approve lots which might later be found to be within the floodplain. Ed'VanDriel: Asked if it was acceptable to recommend approval with the stipulation no houses be built on the southern lots. Miller: Said yes. Ed VanDriel: Moved to recommend approval subject to staff comments, that no development occur on the south lots until the floodplain study was completed and that the Board see the final plans. Gary Ross: Seconded the motion. Vote: Robert Evans - NO, felt technical problems were too large to shrug off. Preferred tabling. Ed VanDriel - YES Gary Ross - YES Planning and ton' Board Minutes May 15, 1978/Page Phyllis Wells - YES Gary Spahr - YES Bob Burnham - YES The motion carried, 5-1. Phyllis Wells: Moved to recommend to Council to resolve as soon as possible the policy decisions regarding Redwood Street, Parks placement, and placement of the highway bypass.' Gary Ross: Seconded the motion. Vote: Motion carried unanimously. 3. #72-78 Allen Farm Subdivision, Preliminary Plan. Description: Proposal for 312 single family lots on 86.9 acres zoned R-L-P, Low Density Planned Residential District, located on S. Shields Street north of Horsetooth Road. Applicant: Bartran Homes, 1942 Constitution Ave., Fort Collins, Colorado, 80521. 4. #73-78 Trend Homes Subdivision, Preliminary Plan. Description: Proposal for 535 single family lots on 156.8 acres zoned R-L-P, Low Density Planned Residential District, located on Taft Hill Road north of Horsetooth Road. Applicant: Trend Homes, P.O. Box 794, Longmont, Colorado, 80521. Paul Deibel: Gave staff position and indicated that the following comments implied a staff recommendation against approval of either submission: 1. Scale. The staff is concerned about the scale and homogeneity of the Trend Annexation subdivision. While the park introduces the amenity of open space and provides a reference point for some of the area north of the ditch, the majority of the site. south of the ditch is an unbroken expanse of lots and streets without any focal point or variation of urban form. The Allen Annexation subdivision, on the other hand, provides for a mix of uses (single family as well as tracts for multi- family development, greenbelt, clubhouse and recreation area) which reduces the scale and visual impact of the proposal and provides for variety in the pattern of development. By the same token, the homogeneity of the Trend subdivsion could be reduced by including some sites for alternative uses (church, commercial day car center, small tracts for higher or lower density development, etc.). As submitted, the Trend Annexation subdivision does not respond to the Comprehensive Plan Objective concerning neighborhoods to: "Encourage the diversity of housing types which allows a mixture of income levels in all neighborhoods." Planning and Zoning ' rd Minutes May 15, 1978/page 8 2. Traffic Circulation. General reaction by the staff to the overall street pattern in both subdivision is mixed, and seems to reflect two differing design "philosophies" concerning subdivisions. On the one hand, there is the philosophy that the street lay- out of a subdivision (or the form of any large scale urban development) should be determined primarily by the lay of the land. The design of both these proposals reflects this approach, with the street layout primarily determined by the physical characteristics of the site (irrigation ditch, natural swales and high points). The result is a somewhat irregular street pattern. On the other hand, there is the philosophy that street lay- out should reflect the predominant feature of the landscape after development takes place rather than before, i.e., the buildings. It follows from this school of thought that streets should take the basic form of "blocks" (or some modification, thereof) in harmony with the rectangular, evenly spaced form of the housing units. To oversimplify, proponents of the first school of thought consider the latter to be "monotonous", and proponents of the latter consider the first to be "chaotic". However, to be more specific in response to the proposals submitted, the staff would suggest the following revisions: a) an additional street access to the Trend Annexation should be provided from Taft Hill Road; b) through streets should be effectively differentiated from cul-de-sacs off the central loop street in the Allen Annexation; c) provisions should be made for street connections with the unannexed area south of the Allen Annexation (on both sides of the ditch); d) there should be a second street crossing of the ditch (along south end, connecting both subdivision); e) the staff has (and still is) considering the proposed location of the north -south collector street. At the least, the intersection of this street with Horsetooth should be shifted 1/2 block to the east so as not to create a four way intersection with any street in Imperial Estates. At the most, the entire location of the street should be shifted to a more centralized location (east side of park intersecting with Horsetooth to the west of the existing stables) so as to provide collector street access to both subdivisions. The collector street would intersect Horsetooth near the 1/2 mile point in between two additional local street intersections with Horse - tooth, one from Trend to the west, the other from Allen to the east. Planning and Zoni�Board Minutes • May 15, 1978/page f) the possible need for more direct street access from the 13.4 acre tract in the Allen Annexation to Shields Street should be determined. 3. Park. Exposure of and accessibility to neighborhood park should be improved by eliminating the lots shown along the shouth and east sides of the park, and including this area in the park. 4. School Impact. The combined impact of these proposals on the school system is quite significant (see attached impact assessment). The school district staff has indicated to us that this impact can be handled by the reserve capacity created at Bennett, Bauder, and Moore Schools due to the new southeast elementary school. The district also plans an expansion of Beattie school in the near future. Thus the district does not foresee the need at this time to reserve a site in the area of these sub- divisions for an elementary school. 5. Peripheral Treatment. Particular attention should be given to treatment along arterial streets bounding the proposals. 6. Utilities. a) Concerning the Allen Annexation, a drainage report should be submitted (addressing provisions for historical runoff onto site from south as well as from the site to the east), also ditch R.O.W. should be increased; b) Concerning the Trend Annexation, a drainage report should be submitted (as with the Allen Annexation) and no runoff should be discharged into the canal, also Horsetooth and Taft Hill Road improvement should be designed at one time for their entire length, also some off site water main will have to be constructed along Taft Hill. c) Six foot easements should be provided along all internal streets R.O.W. Bob Burnham: Asked if the Bartran Subdivision had only one access. Paul Deibel: Said a second point was provided via Dunbar. Bob Burnham: Asked about cul-de-sac configuration. Paul Deibel: Said they shouldn't be curved. Phyllis Wells: Suggested looping the culs. Paul Deibel: Said culs could be effecient but that water lines should be looped. Gary Spahr: Said blind culs in other areas usually had signs marking them as dead ends. Planning and Zoning and Minutes May 15, 1978/page 10 Paul Deibel: Said street width variation could be used in the future as a means of indicating cul-de-sacs. Ron Hoisington(representing the applicants): Said at the time of annexation the petitioners requested RL zoning. Said the petitioners agreed to staff recommendations for RLP zoning and a park. Regarding Trend Homes, said it was public knowledge the applicants intended strictly single-family subdivision development. Regarding Bartran Homes, said a P.U.D. was unacceptable since the present ordinance required revision. Explained the undeveloped areas would be petitioned for rezoning to permit condominums. Regarding parks, said Trend was providing ten acres and additional area was available north of the site. Said most neighborhood parks were 5-15 acres. Noted additional recreational facilities were available at Rocky Mountain High School. Said H.R. Phillips found the plan acceptable. Regarding the neighborhood fire station, said Trend Homes would dedicate the lot and provide the structure at cost. Regarding staff comments: - Said the question of homogentiy was academic. Felt that imposing diversification on one party when the plan for the site was known by the City prior to submittal was unfair. - Questioned the necessity of providing access to the north of the site. Said a road already served that area from Taft Hill. - Proposed moving the Dunbar intersection with Horsetooth one-half block to the east. Paul Deib&l: Said it wasn't much of a road and preferred to see access provided through the Trend Home Site. Hoisington: Said an access route for both sites from four different directions were provided. - Said cul-de-sacs should be indicated throughout the City by a common designation - e.g. "Court," "Place; etc." Ed VanDriel: Asked how much acreage would be added to the park if the lots on the boarder were added to it. Hoisington: Said about 3 acres. Paul Deibel: Explained it was not the acreage so much as the layout of the park which was in question. Said H.R. Phillips felt exposure to both sites was necessary and that the ditch should be incorporated within the park. Noted the Parks Department participated in street improvements though the extent often varied. Phyllis Wells: Asked what kind of treatment was proposed along the ditch. Hoisington: Said a chain link fence would probably be used. Noted a. pedestrian trail. system could be incorporated. Planning and Zon0 Board Minutes May 15, 1978/page 1 11 Mr. Strauss(Trend Homes): Regarding the staff comment on providing variety within the site, asked who would want to butt up against four-plexes or quick -stop food stores. Ed VanDriel: Asked if there would be any variations to the four basic floor plans. Strauss: Said there would be much roofline variation. Phyllis Wells: Asked for the applicant's help in providing a good example of landscaping treatment along arterials. Ed VanDriel: Said since all staff comments could not be immediately addressed suggested tabling action. Les Kaplan: Suggested itemizing the problems. Gary Ross: Said since the future residential development at the northeast corner involving a rezoning request had not been expected, that the developer and staff should discuss it further. Felt overwhelmed by the enormity of the two plans. Thought the question of expanding the park or providing access from the Bartran site should be addressed. Phyllis Wells: Said the Board was not there to negotiate. Suggested making specific recommendations. Felt little would be gained by tabling. Bob Burnham: Agreed. Gary Ross: Thought this removed all the planning aspects which came out in negotiation. Thought making too many recommendations was unwise. Lucia Liley: Said parkland acqusition was a negotiated process. Said RL uses in the RLP zone were permitted and the Board should not allow itself to be misled by a preference of one zone over another. Robert Evans: Opposed to tabling. Moved to recommend approval subject to staff comments and that the lateral ditch be incorporated into the park, not used as a boundary. Gary Spahr: Suggested dropping staff comments 2-D and 2-E. Robert Evans: Agreed. Gary Spahr: Seconded the motion. Vote: Robert Evans - YES Ed VanDriel - NO Gary Ross - NO, Felt there was insufficient information to make a decision and thought it a mistake to remove comment 2-D since it would mean cost of access would be borne by the Planning and Zoning Board Minutes' May 15, 1978/page 12 developers to the south alone. Phyllis Wells - YES Gary Spahr - YES Bob Burnham - YES Motion carried, 4-2. Phyllis Wells: Suggested City Council study the problem of utilizing the amenities provided by irrigation ditches but still maintaining safety provisions Gary Ross: Noted that ditch amenities varied considerably and often were not amenable when not filled with water. Phyllis Wells: Noted the motion did not include the provision for the final plans to return to the Board. 5. #79-78 Colland Center Subdivision, Preliminary Plan. (County Referral) Description: Proposal for 28 single family lots on 9.9 acres zoned R-1, Residential, located east of. U.S. Highway 287 and south of County Road 32. Applicant: Loren J. Dilsaver, 110 Palmer Drive, Fort Collins, Colorado, 80521. Eldon Ward: Gave staff position and recommended denial based on the fol- lowing discussi� This is a proposal to extend the existing Colland Center development east of Allott Avenue, with 28, 10,000 to 12,000 square foot lots at a density of 2.8 units/acre. The developed portion of the subdivision is characterized by a disturbing lack of trees, repetitive design, and gravel roads leading to the subdivision, which make a sun- baked, monotonous pocket of urban housing in a rural environment. The County Land Use Plan calls for no further non -rural development south of County Road 32, despite the R-1 zoning. The staff feels the plan should take precedence over any assumed right to develop to the maximum density allowed in a zoning district. Gary Spahr: Asked if the ditch on the east was a natural boundary stopping further development. Eldon Ward: Said the masterplan indicated otherwise. Bob Burnham: Had no problems with the plan. Appreciated using the County Land Use Plan but only as a point of departure. Phyllis Wells: Said the development was an error to begin with and could not rationalize continuing to go along with it. Ed VanDriel: Said because the plan was in variance with the County Land Planning and Zon' Board Minutes May 15, 1978/pag*3 Use Plan, recommended denial. Said if the plan was approved steps should be taken to avoid street name duplications. Phyllis Wells: Seconded the motion. Vote: Robert Evans - YES Ed VanDriel - YES Gary Ross - YES Phyllis Wells - YES Gary Spahr - YES Bob Burnham - NO, for reasons stated above. Motion carried 5-1. 6. #80-78 Hilake Estates, Preliminary Plat. (County Referral) Description: Proposal for 19 single family lots on 51.1 acres zoned FA, Farming, located north of County Road 54 and west of State Highway 1. Applicant: Hilake Investment Company, 222 W. Magnolia, Fort Collins, Colorado, 80521. Eldon Ward: Gave staff recommendation for approval subject to no northward expansion occuring without a second point of access. Gary Ross: Suggested consideration be given to tying the two streets together temporarily at the north end of the site. Moved to recommend approval subject to the staff comments and his own suggestion. Ed VanDriel: Seconded the motion. Vote: Motion carried unanimously. 7. #81-78 Replat of Lot lo, Block 1, West Acres. (County Referral) Description: Proposal to divide an existing lot into two lots on .93 acres zoned FA, Farming, located on Sunset Street south of Cherry Street. Applicant: Eugene E. Fischer, 144 S. Sunset, Fort Collins, Colorado, 80521. Eldon Ward: Gave staff recommendation for approval. Bob Burnham: Asked about sewer service. Eldon Ward: Said it was the Mountain View Sanitation District. Phyllis Wells: Moved to recommend approval. Gary Ross: Seconded the motion. Vote: Motion carried unanimously. Planning and Zoning _ward Minutes May 15, 1978/page 14 Les Kaplan: Said next week's meeting was postponed. Said Chuck Mabry had been named the Planning and Development Director. The meeting adjourned at 9:00.