Loading...
HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 11/16/2017Jeff Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Emily Heinz Fort Collins, Colorado Michael Hobbs Ruth Rollins Cablecast on FCTV Channel 14 & William Whitley Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Regular Hearing November 16, 2017 Member Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Heinz, Hobbs, Rollins, Schneider and Whitley Absent: none Staff Present: Gloss, Yatabe, Schmidt, Shepard, Mounce, Tatman-Burruss, and Cosmas Chair Schneider provided background on the board’s role and what the audience could expect as to the order of business. He described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Planning and Zoning Board Minutes Planning & Zoning Board November 16, 2017 Page 2 Agenda Review Planning Director Gloss reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from October 19, 2017, P&Z Hearing 2. Eligibility Expansion for Affordable Housing Fee Waivers 3. Three-Mile Plan Update Public Input on Consent Agenda: None noted Chair Schneider reviewed the items that are on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member Heinz made a motion that the Planning and Zoning Board approve the Consent agenda for the November 16, 2017, Planning and Zoning Board hearing as originally advertised. Member Hobbs seconded the motion. Vote: 7:0. Vice Chair Hansen and Assistant City Attorney Yatabe recused themselves due to conflicts of interest at 6:05pm. Senior Assistant Attorney Schmidt continued in Assistant City Attorney Yatabe’s place. Discussion Agenda: 4. Spring Creek Rezone Project: Spring Creek Rezone Project Description: This is a request to adjust the location, size and boundary between two zone districts within a 19.55 parcel located at the southeast corner of South Shields Street and Hobbit Street. The result of the shift is that the Neighborhood Commercial (N-C) zone is shifted south and reduced by 2.88 acres while the Medium Density Mixed-Use Neighborhood (M-M-N) zone is shifted north and gains a corresponding amount of land area. As proposed, the N-C zone would be reduced to 6.42 acres and the M-M-N zone would be enlarged to 13.13 acres. There is no formal development plan currently in the review process. There is, however, a Concept Plan that is associated with the rezoning that helps to inform all interested parties as to the development potential of the parcel based on the adjusted zone districts, and forms the basis for the staff recommendation and the six conditions of approval. The site is undeveloped and vacant. Recommendation: Approval Planning & Zoning Board November 16, 2017 Page 3 Secretary Cosmas reported that one citizen email had been received from residents in the Sheely and Wallenburg neighborhoods encouraging the P&Z Board to approve the proposed zoning changes, assuming they also accept the conditions being presented. Staff and Applicant Presentations Chief Planner Shepard provided a brief overview of this recommendation. Steve Schroyer, Director of Real Estate for Blue Ocean Enterprises, gave a detailed presentation of this project, showing slides of the overall layout of the area and surrounding neighborhoods. He discussed the previous difficulties of developing this site, the zoning challenges, the surrounding commercial sites, and density challenges. He described the processes that had been followed for neighborhood outreach and community involvement. He also discussed the procedures that had been followed to ensure neighborhood compatibility with the West Central Area Plan and Nature in the City. Lastly, he described the final concept plan for development. Chief Planner Shepard provided a brief analysis of the proposal, recommending approval with the six conditions listed in the staff report. Public Input (3 minutes per person) Per Hogestad, 1601 Sheely Drive, gave a brief history of the prior development attempts for the parcel in question. He believes that this proposal will be compatible with the surrounding neighborhood, and he would like to know how many similar developments have been supported in this way. He urged the P&Z Board to include the concept plan and the conditions being presented. Deb Applin, 1608 Sheely Drive, is pleased with the proposal but also stressed the importance of including the conditions that have been proposed; otherwise she would not support this rezoning. Allan Lamborn, 1929 Sheely Drive, recounted some history of this parcel, sharing his own personal experience with past processes. He stated the intentions held by the community of finding a mutually- compatible project. He feels that this proposal is compatible with his neighborhood, provided the conditions are also recommended. He also believes that this is an extraordinary model of effective neighborhood/applicant negotiations for future cooperative outcomes. Rick Hoffman, 1804 Wallenburg, understands that his mountain views will be compromised but is still willing to work with the developer, who has worked hard to bring consensus rather than conflict. He is interested in this outcome being a win/win for everyone involved. Board Questions Member Rollins asked about the maximum allowable building height; Chief Planner Shepard responded that the height is dependent on the roof pitch. Chair Schneider praised the Applicant for working with the citizens; however, he is curious about conditioning at the rezoning level rather than during the Project Development Phase (PDP). Chief Planner Shepard explained that providing the proper zoning is the basis for a project, which then prescribes the land uses and standards; therefore, adjustments to the zoning must be addressed at the point of issue. Chair Schneider expressed concerned with conditioning now rather than when the plan is being developed in detail. Chief Planner Shepard explained the reasoning behind the conditions at this time, mainly because the zoning was originally based on a plan developed in 1987 to accommodate a larger building; those conditions subsequently expired, making that zoning obsolete. Planning & Zoning Board November 16, 2017 Page 4 Member Carpenter asked if it is legally acceptable to condition the rezoning at this time. Sr. Assistant Attorney Schmidt confirmed that the code allows this now. Chief Planner Shepard provided another example of a similar situation (rezoning with conditions): Gateway at Prospect. Board Deliberation Member Hobbs stated that he will support this proposal. Planning Director Gloss asked the Applicant to ascertain his acceptance of the conditions. Mr. Schroyer confirmed that he is in agreement with the community on the conditions proposed, and he stated that Blue Ocean is prepared to follow through as needed. Member Rollins is in full support of the conditions, saying she is pleased with the cooperation of the community and the Applicant. Both Member Whitley and Member Carpenter are in full support, saying this will set a good precedent for future project cooperation. Member Heinz will also support the proposal. Member Whitley added his appreciation for the Applicant’s methodical approach to presenting the development process. Member Hobbs made a motion that the Planning and Zoning Board recommend that City Council approve the Spring Creek Rezoning #REZ170001, subject to and including the following six conditions: • UCondition Number OneU: Development of the M-M-N parcel, as adjusted and enlarged to 13.13 acres by this rezoning application shall include two-family dwellings along the entire eastern perimeter forming a buffer and transition between any multi-family buildings and houses in the adjoining neighborhoods as generally indicated on the applicant’s Concept Plan (applicant’s exhibit 6) with exceptions made for stormwater facilities, private parks, landscaping and walkways. • UCondition Number TwoU: Multi-family development on the M-M-N parcel, as adjusted and enlarged to 13.13 acres by this rezoning application, shall not contain any dwelling units that feature a rent-by-the-bedroom leasing model. • UCondition Number ThreeU: Development of the M-M-N zone district parcel, as adjusted and enlarged to 13.13 acres by this rezoning application, shall be limited to residential permitted uses and accessory uses only. • UCondition Number FourU: The maximum number of multi-family dwelling units shall be 365. • UCondition Number FiveU. The maximum allowable building height of the two-family dwellings shall be two stories. • UCondition Number SixU: Development of the N-C zone district parcel, as adjusted and reduced to 6.42 acres by this rezoning application, shall be limited to the primary and supporting uses as envisioned by Principle LIV 36.1 of City Plan and Section 4.23(B) of the Land Use Code, and that residential permitted uses shall be limited to Accessory Uses, Two-Family Dwellings and Mixed-Use Dwellings in accordance with Section 4.23(D)(2) of the Land Use Code. This recommendation is based upon the agenda materials, the information and materials presented during the work session and this hearing, and the Board discussion on this item with the following findings: