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HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 04/21/20050 Council Liaison: Chairperson: Judy Meyer Vice Chair: Dave Lingle Cameron Gloss Phone: (W) 490-2172 Phone: (W) 223-1820 Vice Chair Lingle called the meeting to order at 6:00 p.m. Roll Call: Torgerson, Craig, Schmidt, Lingle. Members Stockover, Carpenter and Meyer were absent. Staff Present: Gloss, Eckman, Olt, Shepard, Virata and Defines. Citizen Participation: Citizen Troy Jones spoke to the Board regarding the upcoming infill and redevelopment project that Cameron Gloss is going to be working on. He looked forward to the effort taking place. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the February 17 and March 17, 2005 Planning and Zoning Board Hearings. 2. Resolution PZ05-02 — Easement Vacation. 3. #13-82CV Oakridge Business Park, 37th Filing (Homewood Suites Hotel) — Project Development Plan. 4. #7-05 Schrader Property Rezoning Discussion Agenda: 5. #19-05 Fox Meadows Business Park, Tract B — Modification of Standard. Member Torgerson moved for approval of the consent agenda. Member Craig seconded the motion. The motion was approved 4-0. Planning and Zoning Board Minutes April 21, 2005 Page 2 Project: Fox Meadows Business Park, Tract B, Request for Modification of Standard, #19-05 Project Description: Request to modify the standard to increase the amount of allowable secondary uses on a parcel in the Employment zone district. Specifically, Section 4.22(D)(2) requires that no more than 25% of the land area within a development plan in the Employment zone be devoted to secondary uses. Recommendation: Approval, subject to the allowable secondary uses being limited to health and membership clubs, indoor limited recreation establishments, and child care centers. Hearing Testimony, Written Comments and Other Evidence: Ted Shepard, Chief Planner gave the staff presentation. He stated it was a request to modify the standard to increase the amount of allowable secondary uses on a parcel in the E, Employment Zone District. The applicant is requesting 100% of the 2 acre parcel be allowed to develop as a secondary use. In case the applicant is seeking approval to be allowed to submit a development plan for a new health and member ship club. The site is located on the east side of Timberline Road, south of Bighorn Drive. The site is bordered by an existing stormwater detention pond on the east and the Fox Meadows drainage channel on the south. Linda Ripley, VF Ripley Associates gave the applicant's presentation. She stated that the parcel was originally master planned as part of Fox Meadows Business Park and planned as a neighborhood convenience center for many years. All those approvals lapsed approximately 3 years after the Land Use Code came into being. After that time the land was then zoned E, Employment along with other properties in the city of Fort Collins. In the Employment Zone, there is the restriction that any given development parcel, only 25% can be secondary use. Her client is proposing to buy this 2 acre site and his vision for the property is to do a wellness center with a health club as an anchor tenant. Ms. Ripley stated they were there tonight to asked the Board for a modification to allow their site, which is no longer a part of a larger master planned area, to allow 100% of their site be used as a secondary use. The overall square footage is about 25,000 s.f. and has not been designed yet waiting on the possible approval of the modification. M Planning and Zoning Board Minutes April 21, 2005 Page 3 They believe it is appropriate because it is in a location that would serve, not only people using the employment uses in the area, but also the neighborhoods. It is right in between a residential area and a variety of employment uses. She stated that it is a thriving employment center already. They believe that allowing this wellness center and health club project to move forward, would result in substantial benefits to the city because it would provide convenient and accessible health related services to a substantial population that currently would have to travel much further for the same services. They think the proposed wellness center fosters the intent of city plan and its Principles and Policies by encouraging compact development pattern and providing needed services that residents can get to easily. They think that by allowing the wellness center to be constructed it would advance and protect the public's interest equally as well or better than a plan that might meet the standard. PUBLIC INPUT Thomas Welch, homeowner impacted by this potential development at 2202 Coyote Place. For zoning and codes, the secondary uses are currently limited to 25%. This modification is being submitted or requested for approval without a Project Development Plan and without a neighborhood meeting. He has heard about vision from Linda before, which from his experience he candidly finds very concerning. It strikes him as an equivalent to rezoning the property and it will stay with the land even if they don't submit they type of Project Development Plan that has been talked about here. He heard Linda talk about benefit to the city, but he did not know about the impact on the neighborhood. He believes that this modification should remain in review with a specific Project Development Plan and not just released prior to that time. PUBLIC INPUT CLOSED Member Schmidt asked if this modification was just for this specific use. Planner Shepard replied that was correct. Modifications expire after a one year time frame and within that one year a Project Development Plan has to be submitted. Vice Chair Lingle asked if there was a neighborhood meeting requirement for the modification. Planner Shepard replied that they plan on having a neighborhood meeting for the Project Development Plan when there is a site plan to evaluate in addition to a landscape plan, elevations and traffic study. Planning and Zoning Board Minutes April 21, 2005 Page 4 Vice Chair Lingle asked if it was uncommon for stand alone modification requests to come in prior to Project Development Plan submittals. Planner Shepard replied it was not uncommon. Member Torgerson asked if the use was subject to a Type I or Type II Review. Planner Shepard replied Type II. Member Craig felt that it was important to bring up the fact and because Thomas Welch did not have a staff report in front of him, that staff has put a condition on this particular modification. The condition states that this modification can only be limited to health and membership clubs, limited indoor recreation establishments, child care center and the allowable accessory uses typically associated with supporting such uses. We already made sure that once the modification goes in, they can't completely change what their intent is. Member Schmidt moved to approve the modification with the recommendation as listed in the staff report that includes the condition. Member Torgerson seconded the motion. Member Craig commented that she is usually the one that says no when we remove employment because she thinks it is very important that we keep employment throughout the city. She very much agrees with Ms. Ripley when she talks about this particular use and the employment value that it will be bringing. She appreciates the fact that as far as the type of professionals that will be in there will have a great diversity of wages and in her mind this is still an employment use and she would be supporting this modification. The motion was approved 4-0. Other Business: Appointment of a Planning and Zoning Board Member to the URA Board. Member Torgerson nominated Member Schmidt. Member Craig seconded the motion. The motion was approved 4-0. There was no other business. The meeting was adjourned at 6:27 p.m. Planning and Zoning Board Minutes April 21, 2005 Page 5 These meeting minutes were approved May 19, 2005 by the Planning and Zoning Board.