HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 02/15/2007Council Liaison: Karen Weitkunat _ Staff Liaison: Cameron Gloss
Chairperson: Dave Lingle Phone: (W) 223-1820
Vice Chair: Brigitte Schmidt Phone: (W) 491-2579
Chairperson Lingle called the meeting to order at 6:04 p.m.
Roll Call: Lingle, Rollins, Schmidt, Smith, Stockover and Wetzler,
Staff Present: Gloss, Eckman, Olt, Sommer, Mapes, Waido, and Sanchez -Sprague
Director of Current Planning, Cameron Gloss, reviewed the Consent and Discussion Agendas and
recommended the following changes:
• Remove December 7, 2006 Planning & Zoning Hearing minutes
• Add June 15, 2006 and September 15, 2006 Planning & Zoning Hearing minutes
• Move item 3--#56-98AO Ridgen Farm, 14'h Filing, the Center at Rigden Farm PDP to Consent
Agenda
Citizen participation: None.
Chair Linle asked if anyone in the audience, who was present to speak to Item 3, #56-98AO Ridgen
Farm, 14` Filing, the Center at Rigden Farm PDP, was opposed to having the item moved to the
Consent Agenda. No opposition was registered.
Member Stockover moved that Item 3--#56-98AO Ridgen Farm, 141h Filing, the Center at
Rigden Farm PDP to the Consent Agenda.
Member Schmidt seconded the motion.
Motion was approved 6-0.
Consent Agenda:
1. Minutes for June 15, 2006; September 15, 2006; and January 18, 2007 Planning & Zoning
Hearings.
2. 37-06 Human Bean at Spring Creek PDP
3. #56-98AO Ridgen Farm, 14`h Filing, the Center at Rigden Farm PDP
Discussion Items:
4. #3-07 Recommendation to City Council updating the North College Corridor Plan, making
related changes to City Plan and the Land Use Code and Rezoning certain
properties on Conifer Street.
Member Stockover moved for the approval of the Consent Agenda which includes minutes
for June 15, 2006, September 15, 2006, and January 18, 2007; 37-06 Human Bean at Spring
Creek PDP. Extension; and #56-98AO Ridgen Farm, 10 Filing, the Center at Rigden Farm
PDP.
Member Schmidt seconded the motion. Motion was approved 6-0.
Planning & Zoning Board
February 15, 2007
Page 2
Project: Recommendation to City Council updating the North College Corridor
Plan, making related changes to City Plan and the Land Use Code and
Rezoning certain properties on Conifer Street #3-07
Project Description: This is a recommendation to City Council to update the North College
Corridor Plan, resulting in a change to the City Structure Plan Map and
Targeted Redevelopment Map, rezoning # 3-07 (consisting of 6.83
acres located north of Conifer Street and east of North College Avenue)
and amendments to the Land Use Code, Division 4.19, the Community
Commercial North College (CC-N) District, and Division 4.22, the
Commercial -North College (C-N) District.
Staff Recommendation: Approval
Hearing Testimony Written Comments and Other Evidence:
City Planner Clark is seeking a recommendation to City Council that they adopt the updated North
College Corridor Plan (NCCP) as an element of the City's Comprehensive Plan. In addition to the
recommendation, staff is seeking recommendations of several related items including:
1. Amendments to City Plan involving a change to the City Structure Plan map and a change to
the Targeted Redevelopment Areas map;
2. Amendments to Division 4.19, the Community Commercial — North College District (C-C-N),
and Division 4.22 the Commercial - North College District (C-N) of the Land Use Code; and
3. A rezoning of several parcels from the Industrial District (1) to the Community Commercial —
North College District (C-C-N), along the north side of Conifer Street.
The change to the City Structure Plan map involves the land use designation on approximately seven
(7) acres located north of Conifer Street and east of North College Avenue from Industrial to
Community Commercial.
The change to the Targeted Redevelopment Areas map would add an area approximately 180 acres
in size. The area is located east of Redwood Street, south of Conifer Street, north of East Vine Drive,
and extending slightly further east of the proposed realignment of Lemay Avenue, into the "North
College Targeted Redevelopment Area."
During development of the update to the NCCP, the influences of the proposed realignment of Vine
Drive were integrated into the plan as a major factor. The plan update process highlighted the
magnitude of changes introduced by the proposed realignment of "New Vine Drive" through the
middle of the largest area of undeveloped land in and adjacent to the corridor. The effects of the
realigned arterial street are further magnified by two major water lines proposed to parallel the
roadway, and a major channel or pipe to carry stormwater flows.
Influences of these facilities are tied to the whole stretch from North College Avenue to Lemay
Avenue. Influences include extraordinary costs and significant impacts on land use and
transportation. Specifically, some of the influences of the realigned Vine depend on how it intersects
with Lemay Avenue, and on the required replacement of the existing Vine/Lemay intersection with a
Planning & Zoning Board
February 15, 2007
Page 3
completely new intersection based on realignment of both streets into open land to accommodate a
full size arterial intersection.
With regard to a rezoning of several parcels from the Industrial District (1) to the Community
Commercial — North College District (C-C-N), along the north side of Conifer Street; "The vision for
North College emphasizes cross streets leading to and from North College Avenue to foster active,
attractive, pedestrian -friendly places. Properties along the north side of Conifer Street offer a very
good opportunity to achieve this in conjunction with development along the south side of Conifer,
which is already zoned C-C-N. The Industrial zone allows a number of land uses that would be
incompatible with the vision due to low visual quality and low levels of human activity (e.g. junk yards,
storage, warehouses.)"
Per Mapes, the plan update has started a whole generation of conversations and renewed interest in
improvement projects on the North College Corridor.
Member Schmidt asked what the benefits are with regard to the targeted redevelopment area. Mapes
believes the updated plan is geared to give the area an overall positive identify --a renewed sense of
place --to take advantage of the corridor's proximity of the Poudre River and the Downtown, to
establish new street patterns, to deal with existing uses while fostering changes for a more desirable
business mix, to deal with infrastructure shortcomings and drainage issues, and to find financial
resources for needed capital improvements. It also opens the door for encouraging development and
consideration of the urban renewal plan with associated tax increment financing of capital
improvements.
Member Schmidt asked if the targeted redevelopment area was going far enough. Staff members
Mapes & Waido remarked that it was strictly a judgment call. Both sides of the road will benefit from a
planned realignment of Lemay Avenue. Staff would welcome Planning & Zoning Board's
recommendation to extend that boundary further to the east if they deemed that appropriate.
Member Stockover asked if there was a new attachment showing the two lots that will be excluded
from the rezoning parcels (from the Industrial District (1) to the Community Commercial — North
College District (C-C-N), along the north side of Conifer Street.) The Board will need a description
when making a motion. Mapes recommended the use of an identifier "four easternmost parcels."
Member Schmidt asked if zoning was left as is would it be possible to have a movie theater where the
proposed King Sooper store is slated Yes. There is a separate category --entertainment facility that
is a type II permitted use for either a large retail (>45,000 square feet) or a retail (>25,000 square feet)
establishment.
Member Schmidt had concerns about excluding storage units and warehouses in the rezoning
because once the improved street patterns are established, business owners such as rafting
businesses and others may want to take advantage of having some of those uses.
Member Schmidt had concerns about whether all the owners in those zones had been notified of the
changes. Mapes noted no mailing had been done nor was scheduled prior to the City Council
meeting. From a purely legal perspective, it's a text change that doesn't require notification. If the
Board is uncomfortable with that they could speak to that in their recommendation to City Council OR
if notification is requested, staff could do the notification and delay the presentation of the proposal to
City Council. Paul Eckman reported that if it had been a request to rezone and it is less than 160
acres, it does not require notification. Similarly if it's a text amendment, notification is not required.
Planning & Zoning Board
February 15, 2007
Page 4
Rollins also raised concerns about the notification process. Are the requirements such that residential
neighborhoods to the south and west are getting notice of the proposed changes? If the zoning
change had been from C-C-N to C versus a change to what's allowed in C-C-N, wouldn't they have
received notice? Yes they would have.
The Board had questions about the North College Corridor Plan document:
Page 29. It seems like some of the design ideas generated at the open house are different
(kind of "funky".) Participants at the open house wanted design features reflective of the
area's past —it's more semi -industrial roots. They believe they are different in character and
architecture from downtown and the new suburban growth areas.
• Page 58. How do you define enhance public projects near river? City (transportation, storm
water, possibly natural area) initiatives.
• Page 59. Possible changes to Legacy Park. Primarily relates to maintenance and
enhancement of the river and floodplain property acquired the past ten years.
• Page 16. Special attractions —the river and conflicting interests. See page 28 diagram —it
captures discussion and general agreements of the affected parties. Through dialogues
affected interests are beginning to reach consensus that land west of College and north of the
river would have more natural areas enjoyment (with less vehicles.) The east side of College
and south bank would have more of an infrastructure for enjoyment of the river's amenities.
If the board agreed to recommend the adoption of the plan but had reservations about the notification
process, the removal of storage units and warehouses, and the need to more fully flesh out sections
of the Plan such as Revise Commercial -North College Zone District and the Community
Commercial —North College Zone District (Page 62;) would it undermine the work to date? Would it
derail the forward movement of the plan update? Mapes thought not so long as language was used
that allowed for some fluidity —"further explore... 'the necessary process' as soon as possible within
the staff work program."
Public Participation
Neil McCaffrey lives at 1313 Silk Oak Drive and owns property on Red Cedar Drive. He's a member
of the NFCBA and the Citizen Advisory Board. With regard to zoning, he believes large retail should
be added to C-C-N. It's vital to the growth of this area. Developers need to be able to build large
retail. Second as a property owner on Red Cedar, rezoning would be a plus. Conifer needs the
proper zoning for development of under developed land. Lastly, City staff have been diligent about
notifying affected property owners through letters at each step of the process, newspaper articles, and
repeated efforts to get everyone involved.
Ron Lautzenheiser owns property at 1500 and 1506 N. College. He's a member of the Board of
NFCBA and he chairs the Citizen Advisory Board. He dittos comments made by Neil McCaffrey. In
addition, he recommends adoption of the plan and wants to commend Clark Mapes & Ken Waido for
their hard work and cooperation. They don't want to be South College or Downtown but they
desperately need retail —the corridor has only one church. It doesn't have a movie theater, a dry
cleaner or a shoe repair shop. He hopes Albertson's stays strong.
The thing they are most concerned about in the plan is the proposed increased width of College
Avenue —a headline would read the trucks win, the citizens lose. The 80 foot road will be moving to
approximately 140 feet. Not only will it be challenging for pedestrians but it will cut a hugh swath of
land from adjacent commercial properties —in many cases eliminating their front parking. He wonders
if there is any room for adjustments —not simply taking the standard roadway guidelines.
Planning & Zoning Board
February 15, 2007
Page 5
Dwight Whitney owns Bull Frog Wine & Spirits and resides at 1901 Pawnee. Whitney is a member of
the North College Business Association and the Urban Renewal Board. North College needs help.
Whitney stated this plan is not perfect but let us take what it offers. It's been a work in progress for
many years —it considers where we are now and where we want to go. It includes the feedback of
affected property owners. We know it has issues such as the possibility of moving bike paths to
parallel streets but we need the Board's recommendation to City Council so we can run with it.
End of Citizen Participation
Member Lingle asked for clarification for the actual street width requirements. Do the Plan drawings
reflect the actual street width requirements? He wondered how much latitude the City has with regard
to CDOT's (Colorado Department of Transportation) health, safety & welfare requirements. Mapes
noted the Plan's drawings were developed primarily to reflect the various elements under
consideration (including bike paths.) He's aware of CDOT's Access Code where they are allowed to
work in conjunction with local circumstances. He is also aware that work is done in the context of the
traffic levels on North College and the roadway's role in the community and the region's transportation
system.
Member Wetzler asked what was the plan was with regard to frontage parking. Mapes noted the
vision is an evolution one beginning with direct access to properties that currently offer parking from
College with consolidation and fewer drive cuts. Eventually they'd be replaced by access to
properties from cross streets with a couple more signals and access from the rear. The Access
Management Plan is an agreement between the City, the County & CDOT. It directs that evolutionary
plan.
Member Wetzler asked about the workability of taking bike paths off College. Mapes did not think that
it was feasible or plausible to do so for a number of reasons primarily because vision and goals for the
plan have been to provide safe multi -modal transportation with sidewalks and bike lanes and to
increase attractiveness as indicated in the sketches. North College is a main corridor for mobility. It
is direct access to and through the corridor —finding alternative bike routes would be good but it is
unlikely it is to the exclusion of travel along College.
Staff Report 4BRezoning
Member Schm_idt moved that the Planning & Zoning Board support the rezoning of the four
easternmost parcels with frontage on North Conifer as indicated on the slide presented to the
Board from Industrial to C-C-N based on the Findings of Fact on Staff Report 4B.
Member Smith seconded the motion.
Motion was approved 6-0.
Staff Report 4ACity Structure Plan & Targeted Areas Map
Member Schmidt moved that the Planning & Zoning Board recommend approval of the City
Structure Plan and Targeted Redevelopment Areas maps as amended to reflect the proposed
addition of the entire parcel on the east.
Member Wetzler seconded the motion.
Motion was approved 6-0.
Planning & Zoning Board
February 15, 2007
Page 6
With regard to Staff Report 4C_update to the North College Corridor Plan —Proposed changes to the
Land Use Code: Division 4.19, the Community Commercial — North College District (C-C-N), and
Division 4.22 the Commercial - North College District (C-N) of the Land Use Code; Member Schmidt
asked for discussion of how the Board wanted to proceed. Did they want to recommend that more
public outreach take place or not go forward with recommending that City Council approve the Land
Use Code changes.
Member Rollins did appreciate the outreach to and the support of the business community (including
those present at the meeting tonight) but had reservations about the public process for the residential
community directly to the south, west and east of the North College Corridor.
Member Stockover believes the proposal should move forward —the large retail establishment is
important and needed. With where enough land would be available to put the large retail in, he does
not anticipate a large public outcry. He thinks the outreach, including articles in the paper has been
sufficient and that we need to keep the ball rolling.
Member Schmidt noted her reservations come from other projects where a large number of neighbors
come to register their concern based on not knowing about proposed changes in the Land Use Code
that directly affect them. Member Rollins had similar reservations.
Staff member Waido said that Bob Brown, President of the Greenbriar Homeowners Association (a
neighborhood directly to the east) has participated at North College Business Association meetings
and had not voiced any opposition to the changes. He recognizes that it does not constitute a mailing
of 500 feet to affected property owners. Secondly, adding use does not necessarily mean that use
will be approved on a particular property. That proposal will be reviewed by the Planning & Zoning
Board to determine if that would be an appropriate use on that property.
Member Schmidt appreciates the feedback of Member Stockover and Staffer Waido's comments but
she believes that once a use is permitted, neighbors do not have a voice on proposals for permitted
use.
Member Lingle noted he was also really concerned about notification. He's personally have difficulty
accepting proposed changes unless adequate notification has been given to affected property
owners. For him it is so much so that he's asked it to be a topic of discussion at the next Board
retreat. He's okay with delaying acceptance of changes to the next round of Land Use Code changes
or after a time when the Board has had an opportunity to discuss/resolve what they believe are
adequate notification requirements.
Member Schmidt moved that the Planning & Zoning Board recommend that City Council not
move forward with the proposed Land Use Changes at this time and believe that further public
outreach is needed and it be incorporated into the plan.
Member Rollins seconded the motion.
Motion was approved 4-2.
Update to North College Corridor Plan
Member Schmidt moved that the Planning & Zoning'Board recommend approval of the North
College Corridor Plan to City Council with the amendments they made in regard to the action
Planning & Zoning Board
February 15, 2007
Page 7
plan —specifically changes in the area of the City Structure Plan and Targeted Redevelopment
Areas maps.
Member Rollins seconded the motion.
Motion was approved 6-0.
Other Business:
Staff member Gloss reminded the Board that City Council will be taking action next Tuesday
(February 20, 2007) to fill the current board vacancy. Also, he will be contacting members regarding
the best time to schedule the Board Retreat and he expects that will take place within the next month.
Meeting adjourned at 8:30 p.m.
Al / II�
ba-ve Lingle, :..r