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HomeMy WebLinkAboutFOX POINTE PLAZA - PDP - 16-06 - DECISION - MINUTES/NOTESPlanning & Zoning Board September 21, 2006 Page 5 study be completed to determine if a stoplight can be installed at the intersection of Landings and Boardwalk. End of Public Input Eric Bracke, the City's Traffic Engineer, stated that the City is currently reviewing that intersection and discussing a possible roundabout. He stated it is a slow process to get the post office to agree to do something with the intersection. Staff Bracke thinks it is inappropriate to delay this development while the City is negotiating with the post office. Member comments are: (1) Member Rollins is still concerned about the driveway; (2) Chair Lingle stated he is concerned about traffic flow; (3) Member Stockover stated he thinks it will be self- regulating. Member Smith moved to approve the Fox Pointe Plaza, Project Development Plan (PDP) - #16- 06 and adopted the findings of fact and conclusions on page 7 of the Staff Report. Member Fries seconded the motion. Motion was approved 5-2 with Members Schmidt and Rollins the dissenting votes. Project: Front Range Village Amended Overall Development Plan and Front Range Village Regional Shopping Center Major Amendment, #5-94L. Project Description: This is a request for a 101-acre regional shopping center in the Harmony Corridor located generally at the northwest corner of East Harmony Road and Ziegler Road. The site contains 850,000 square feet of gross leasable floor area divided among 17 buildings. Of these 17, four are large retail establishments. In addition, there are eight pad sites to be developed individually in future phases. An amendment to the Overall Development Plan is included. There are three requests for Modifications of Standard. Staff is recommending 12 conditions of approval. Recommendation: Approval of the Amended O.D.P. Approval of the Three Modifications as Conditioned Approval of the Major Amendment with 12 Conditions Hearing Testimony, Written Comments and Other Evidence: Director Gloss provided contextual site information. Three years ago the Planning & Zoning Board considered and approved the Summit Lifestyle Center PDP near Harmony and Ziegler Road. One year ago, the applicant elected to not go forward with the plan and pursued an amendment to the Harmony Corridor Plan which would allow a regional shopping center on the site as opposed to the lifestyle center concept they had brought forward. Now, they are requesting to amend the Overall Development Plan and also make a major amendment to the PDP that was previously approved. This 101-acre parcel is bordered by Harmony on the south and Ziegler on the east. Applicant is requesting an 850,000 square foot center with seven buildings. There will be eight additional pad sites that are not part of this particular request. There is a pedestrian -oriented main street with Planning & Zoning Board September 21, 2006 Page 4 Project: Fox Pointe Plaza, Project Development Plan (PDP) - #16-06 Project Description: This is a request for a Convenience Shopping Center on 1.2 acres located at the southeast corner of Boardwalk Drive and JFK Parkway, just north of the main U.S. Post Office. The proposed uses are retail, office, and restaurant in a 2-story building at the corner and a drive-thru coffee shop in a one-story building interior to the site. Access to the development would be from both adjacent streets. The subject property is in the E — Employment Zoning District. Recommendation: Approval. Hearina Testimonv. Written Comments and Other Evidence Member Rollins stated that her concern is the access drive that comes into and out of the mail drop- off lane. She asked how that would function, and stated she thinks it will add congestion to that area. Applicant Ed Zdenek with ZTI Development Group introduced traffic engineer, Matt Delich. Matt resides at 2272 Glen Haven Drive in Loveland. He stated that since peak hours for the coffee kiosk will be in the morning and peak hours for the post office will be in the afternoon, there should not be congestion issues. Member Rollins asked who has the right of way if someone is dropping off mail and another individual is getting coffee. Delich responded there is a stop sign after the mail drop, so the other vehicles would have the right of way. Member Schmidt questioned other uses. Matt Delich responded that there are some retail and other offices. He stated that the square footages on those areas are fairly small and so are the number of trips in and out. Not everyone will use the intersection in question as Boardwalk is also available. Chair Lingle asked if that connection could be moved further east to move some of the bottleneck away from the JFK Parkway. Ed Zdenek with ZTI Development Group, stated that it is 70 feet between that access and out. There needs to be enough room after leaving the post office to get past it and stop before making a turn. Shortening that space would inhibit that ability. There are also drainage concerns that will not allow that movement. Chair Lingle questioned the drainage at the post office parking lot. He stated there is a five to six foot drop into a depressed area near the parking lot. He asked if the spot would be filled and what the grading transitions are between all the elements of the site plan. Applicant Zdenek responded that the site will be filled about three and a half feet. Lingle then asked if there are retaining wall structures between the parking lot lane and the applicant's parking lot. Mr. Zdenek responded that there are retaining walls. Chair Lingle asked for input from the Engineering Department regarding this design. Randy Maizland responded that engineering does not see any situations that might create a hazardous situation for traffic coming off Boardwalk. He also stated he does not see any drainage issues. Public Input Jim Gore, 374 High Pointe Drive. Mr. Gore stated that Boardwalk is being used as a short cut for people traveling west on Harmony to avoid the Harmony/College intersection. He requested that a Planning & Zoning Board September 21, 2006 Page 3 Hearing Testimony, Written Comments and Other Evidence: Public Participation Marianne Pike lives at 403 East Pitkin Street. She has two concerns: first, that once one owner decides to turn their property into a rental, other owners in the neighborhood will do the same; and second, parking congestion is getting to be a problem in that area. Dana Lockwood lives at 415 East Pitkin Street. Mr. Lockwood also believes this action may prompt others to turn their properties into rentals. Bill Eckart lives at 70 Circle Drive. His concerns are economic in that he feels there are too many rentals in the neighborhood and in Fort Collins. Shepard Wolfe lives at 408 East Pitkin Street, approximately two houses to the west of the subject property. He is concerned that it will be rented to college students and that it could be very noisy. The house next door was rented and was trashed. Cheryl Price, 418 East Pitkin is two houses east of the subject property. She is concerned about the parking issue. End of Public Participation Applicant Phillip Sand, 4115 Terry Lake Road, stated that the PDP requires that four parking spaces be provided, two for each unit. Three will be at the back of the property and one at the side of the house. The property will be owner occupied, so it will behoove him not to rent to noisy and disruptive tenants. Member Fries asked if more parking could be provided. Applicant Sand replied that they could tear down the garage, but they didn't want to. Member Schmidt asked what the zoning is at the address. Planner Sommer replied that it is NCM — Neighborhood Conservation Medium Density. Chair Lingle asked if two-family is allowed in the NCL Zone. Director Gloss replied that it was not permitted. Chair Lingle asked why this item came before the P&Z Board. Member Schmidt replied that it did because exterior changes are proposed. If there were no exterior changes, it would be subject to a different review type. Planner Sommer explained that the purpose of the modification is to exempt the property from the alley paving standards. That paving is usually required in a development. Member Schmidt made a motion that the P&Z Board approve the modification for Section 3.6.2(J)(2), the design construction requirements for a public alley based on the findings of fact in Item 6 of the Staff Report. Member Stockover seconded the motion. The motion was approved 7-0. Member Fries moved for approval of Item #21-06, the 412 East Pitkin Change of Use Project Development Plan based on the findings of fact and conclusions found on page 9 of the Staff Report. Member Stockover seconded. The motion was approved 7-0. Planning & Zoning Board September 21, 2006 Page 2 6. #38-OOA Arbor South Second Annexation & Zoning Discussion Items: 7. #5-94L Front Range Village Amended Overall Development Plan and Front Range Village Regional Shopping Center Major Amendment 8. #1-06A Harmony and Shields Revised Structure Plan Amendment and Rezoning 9. #58-86J Water's Edge at Richard's Lake — Project Development Plan 10. #20-06 Front Range Second Rezoning and Structure Plan Amendment Member Schmidt moved that the Planning & Zoning Board recommend approval of the consent agenda consisting of Item 2, Resolution #PZ06-10 — Easement Dedication, Item 3, Resolution #PZ06-11 — Easement Dedication, Item 7, #19-04A, a Recommendation to City Council for Minor Wording Amendments to the Larimer County and City of Fort Collins Intergovernmental Agreement to the Fort Collins Growth Management Area, Item 8, #23-06, the North Weld County (NWCWD) and East Larimer County (ELCO) Water Districts Water Transmission (NEWT) — Site Plan Advisory Review, item 9, 56-98AL, New Dawn Fort Collins (Rigden Farm) Rezoning and Structure Plan Amendment, Item 10, #38-OOA, Arbor South Second Annexation and Zoning, #38-OOA, #38-OOA. Member Smith seconded the motion. The motion passed 7-0. Member Fries moved for approval of Item 11, #24-06, Recommendation to City Council for a Text Amendment.to the Land Use Code. Member Meyer seconded the motion. The motion passed 6-0. (Member Schmidt had a conflict of interest and did not vote.) Member Schmidt moved to approve Item 12, Recommendation to City Council for Amendments to the Land Use Code and City Code Implementing Mitigation Measures of the Southwest Enclave Annexation. Member Fries seconded the motion. Motion passed 6-0. (Member Rollins had a conflict of interest and did not vote.) Project: 412 E. Pitkin Change of Use — Project Development Plan (PDP) - #21-06 Project Description: This is a request to convert an existing single-family residence located at 412 East Pitkin Street into a two-family dwelling. The proposal includes conversion of the existing unfinished basement into a legal dwelling unit, a 424 square foot addition to the north (rear) side of the house, remodeling of the existing front entryway to a front porch, a new paved parking space off of the alley and enhanced landscaping. The property is located on the north side of, East Pitkin Street, east of Peterson Street and west of Whedbee Street, and is in the NCM Neighborhood Conservation Medium Density Zoning District. Recommendation: Approval. Chairperson Lingle called the meeting to order at 6:05 p.m. Roll Call: Smith, Stockover, Schmidt, Lingle, Rollins, Meyer, Fries Staff Present: Gloss, Eckman, Moore, Jackson, Sommer, Maizland, Virata, Bracke, Olt, Waido, Langenberger, and Deines. Citizen participation: None. Director of Current Planning, Cameron Gloss, reviewed the Consent and Discussion Agendas and recommended the following changes: • Remove Item 1, April 20, 2006, May 18, 2006, June 15, 2006, and August 17, 2006 Planning and Zoning Board Hearing minutes. • Table Item 6, 3955 S. Taft Hill Road Out -of -City Utility Request. Director Gloss stated that the applicant is not sure if they want to move forward with this request at this time. • Member Schmidt has declared a conflict of interest on Item 11, #24-06 Recommendation to City Council for a Text Amendment to the Land Use Code to add Health Clubs as a permitted use to the River Downtown Redevelopment zone district (RDR). • Member Rollins has declared a conflict of interest on Item 12, Recommendation to City Council for Amendments to the Land Use Code and City Code Implementing Mitigation Measures of the Southwest Enclave Annexation. Chair Lingle asked the Board and members of the audience if there were any other agenda change requests. The results were: • Member Rollins requested that Item 4, #16-06, Fox Pointe Plaza — Project Development Plan be moved to the discussion agenda. . • An audience member asked that Item 5, #21-06, 412 E. Pitkin Change of Use — Project Development Plan be removed for discussion. • An audience member asked that Item 16, #20-06, Front Range Second Rezoning and Structure Plan Amendment be removed from the consent agenda. Consent Agenda: 1. Resolution PZ06-10 Easement Dedication at 1800 S. Lemay Avenue 2. Resolution PZ06-11 Easement Dedication at 1800 S. Lemay Avenue 3. #19-04A Recommendation to City Council for minor Wording Amendments to the Larimer County and City of Fort Collins Intergovernmental Agreement to the Fort Collins Growth Management Area. 4. #23-06 North Weld County (NWCWD) and East Larimer County (ELCO) Water Districts Water Transmission (NEWT) —Site Plan Advisory Review 5. #56-98AL New Dawn Fort Collins (Rigden Farm) Rezoning and Structure Plan Amendment