Loading...
HomeMy WebLinkAboutPETERSON ANNEXATION & ZONING - 54-02B - DECISION - MINUTES/NOTESPlanning & Zoning Board May 18, 2006 Page 7 Board Member Meyer made a motion that the Planning & Zoning Board approve the Peterson Annexation and Zoning #54-02B based on the facts and findings of the staff report. Member Schmidt seconded the motion. Motion was approved 7-0. Board Member Schmidt made a motion that the Planning and Zoning Board approve the Streamside Annexation and Zoning #55-02 based on the findings and facts of the Staff report on page three. Member Fries seconded the motion. Motion approved 7-0. Project: Hilton Garden Inn at Preston Center at Wildwood Business Park, \ First Filing- Major Amendment ption: This is a request for a major amendment for a 4-story hote of approximately 74,322 square feet and 120 rooms on Lo of the Preston Center first filing. The lot is located between rbett Drive and Gifford Court. The height is 58.5 feet to the to of the ridgeline. The parcel is 3.55 acres in size. There would b 11 parking spaces and is zoned as Harmony Corridor. A reques or modification has been submitted to allow more than 25% of econdary uses in the Preston Center, defined as filings one apd three. Staff Recommendation: App val of the request for a majo mendment for the Hilton Garden n at Preston Center a ildwood Business Park, First Filing- Mai Amendment. Hearing Testimony, Written Comments and er Evidence Staff Member Shepard stated that because a structu is over 40 feet, there is a shadow and visual analysis. The shadowing is to the orth, a little ove ifford Court. The shadow does not carry over the residential properties. He discussed the architectural evations. There is masonry to th op of the first floor. The building does not have a pit ed roof. There is a corniced treatment, rtico chair, and the canopy in the front has a cupola add to the variety of the north elevation facin armony Road. He then began dis ssing the modification, based on Preston Center being on center, a total of 25 acres. All of a uses of filing 3 are vested. There is one lot that has both pri ry and secondary u s listed as a vested use. In order to be conservative, he has taken th ose into the 25% calc on. They assigned the 1.62 acres as secondary. He noted that if the lot r ained as office s ce, it would be 26% secondary use, 1 % over the cap. With the Hilton Garden In , 't woul go up to 41 %. ,Staff Member Shepard said that they are recommending the approval of the modification based on the equal to or better than justification. The plan could have been a neighborhood service center, Planning & Zoning Board May 18, 2006 Page 6 joint development agreement signed by Larimer County, the City of Fort Collins, and the property owner for improvements for the Streamside property, Vine Drive, and the bridge. He also noted that there will be a limited number of building permits issued for homes in the Streamside development through Larimer County. The remainder will be through the City of Fort Collins. Member Rollins asked Staff Member Olt how he knows that the development plan is developing as what is defined as Urban Estate zoning. Cameron Gloss stated that the development plan would conform to the Urban Estate density limits. Member Lingle asked Member Olt to clarify the enclaves. Olt said that the two properties fronting on the east line will not be enclaves by virtue of the right of way of Vine Drive, even though it is annexed to the city. He stated that it is just the large parcel between Peterson Annexation and Streamside Annexation. Member Lingle asked if the contiguity on the Streamside Annexation is dependant upon the approval of the Peterson Annexation. Olt agreed, saying that Streamside would not be eligible without the Peterson annex. Member Meyer asked if the property owner voluntarily agreed to become part of the city, despite the fact that he was already developing in the county. Olt said that he voluntarily agreed to the annexation. The annexes were initiated 4-5 years ago, but were never finished. Member Meyer followed -up by asking if the property owner had said no, would he be able to develop the land because of the inter -governmental agreements. Olt said no, because they would not have the annexation agreement signed by the property owner. Public Participation Starling Belder lives at 105 Rachel Court in the Charles district of Vista Bonita. She received the zoning application in the mail and wants to know what is meant by the housing density for an Urban Estate. She also wanted to know if there were environmental protections built into the annex for the variety of wildlife in the area. End of Public Participation Member Schmidt responded to the questions regarding the housing density for Urban Estate zoning districts. She said that Urban Estate is primarily single family residential zoning district. The minimum lots are one half acre, with an overall density of no more than 2 units per acre. There is the ability to cluster residential development, and the property owner would have to preserve at least 50% of the property for open space. Director Gloss mentioned that the density of the proposed Streamside Development complies with the City's density standards and has helped preserve some of the environmentally sensitive features of the land. He referred to Environmental Planner Doug Moore. Moore said that, with this property, they were concerned about the Boxelder ditch, wetlands, and riparian forest in the area. He stated that the county was very concerned with preserving a buffer from the wetlands. They have asked in their code, for 100 feet from the edge of the drainage for Boxelder, in addition to the wetland buffer. He concluded by saying that during the annexation process, they do not get involved with ecological characterizations or any environmental studies. Tricia Kroetsch with Northstar Design, the civil engineer on the project, noted that there is one crossing at Boxelder, from Vine Drive to access a cluster of lots. There is also an access across the wetlands on the east. Planning & Zoning Board May 18, 2006 Page 5 this annexation is UE — Urban Estate, which is consistent with the Structure Plan designation and is in conformance with the 1-25 Subarea Plan. AND Project: Streamside Annexation and Zoning, #55-02A Project Description: This is a request to annex and zone 73.67 acres located on the south side of East Vine Drive between Interstate 25 and County Road 5. Contiguity is gained along west property lines that abut the Peterson Annexation being evaluated concurrent to this request. The property is undeveloped and located in the FA1 — Farming District in Larimer County. The requested zoning for this annexation is UE — Urban Estate, which is consistent with the Structure Plan designation and is in conformance with the 1-25 Sub Area Plan. Staff Recommendation: Approval of the Annexation, recommends that the property be placed in the UE — Urban Estate Zoning District and that this property be included in the Residential Neighborhood Sign District. Hearing Testimony, Written Comments and Other Evidence Planner Olt began with the Peterson Annexation and Zoning #54-02B, which is a 27.9 acre parcel of land located on the south side of East Vine Drive. This area is east of 1-25 and County Road 5. The requested zoning for this land is Urban Estate, in conformance with the city's structure plan as well as the 1-25 sub area. The property owner and petitioner is Cedar Points Land and Livestock. The city is the circulator and applicant. The required contiguity is met along the west property line. Planner Olt described the Streamside Annexation. The parcel is 73 acres of land on the south side of East Vine Drive to the railroad tracks between 1-25 and County Road 5. It is requested as a Urban Estate and to the City of Fort Collins if annexed. Planner Olt said that the two would create what is defined as three enclaves of property. Properties that are enclaved are eligible for involuntary annexations to the City after a three year period of time. Olt stated that he met with the owner of the rectangular enclave and the larger enclave to discuss the impacts and implications of the annexation. They understand the circumstances and accept them. He said that he was unable to speak with the owner of the third enclave. One property owner told Olt that the owner of the third enclave was new. He thought that they might not even be in the Larimer County assessor's records yet. Member Schmidt asked if roads needed to be totally surrounded. She asked this because she thought that, in order for a parcel to be considered an enclave, roads were not counted as totally surrounding. Olt agreed, saying that in that case, the two northern areas are not really becoming enclaves because of Vine Drive. Member Schmidt asked if there was already a county housing plan going on in this area. Olt said that she was correct. The Streamside Property development project has been underway in Larimer County and is close to being finalized. Olt said that they cannot finalize the annexation of this property until that development plan is approved and recorded in Larimer County. It will be a Planning & Zoning Board May 18, 2006 Page 4 going to happen to future property values. If the area is developed with dense housing and with commercial development around the Centex subdivision, it won't flow very well. j Mark Ashford, 1945 Prairie Hill Drive, addressed the Board to express concern about h sing values declining because of commercial development in that area. Ashford was not concerned with the annexation, but more with zoning. He felt that it would make more sense aesthetically to build more`.neighborhoods similar to the Centex subdivision. The roads are already there and felt it would mainta the property values to continue with housing instead of commercial. Ashford also expressed that t re should be some open space given that the area is housifig and churches —all family oriented. Wi the Harmony area being developed commercially, Ashford believed there would be sufficient sho ing opportunities on Harmony and Centerra in}-�veland. Ashford added that there were concerns a commercial area across the street frorryBacon Elementary because of traffic. End of Public Participation Member Schmidt asked Shepard for clarification in respon to the citizen's comments, does MMN allow a small amount of commercial? Shepard replied s, all zones are mixed use. It was a fundamental tenet of City Plan that all zones are mixe use. There are no exclusive land use zones with the exception of RF and Urban Estate a commercial center that is planned for this area is on the Hansen property that is north of th bject property. There is no indication when that property will be annexed and there is no d elopment activity on the Hansen property. That is where the designated neighborhood center I occur as part of the Fossil Reservoir Area Plan. Timberline Road is a regional road, and t school distridwas aware of this when they selected that site for Bacon Elementary. Timber' a Road carries traffic from Windsor to downtown Fort Collins. North of Harmony Road is d signated as a six lane major arterial roadway. Traffic is anticipated to increase on Timberl' e, and there will be commercial development north of Linden Park and the Johnston Annexa ' n. Member Schmidt comme d that it is most likely that if there is commercial development to the north of the parcel of di ussion this evening, it will remain residential and 6reate a buffer between neighborhoods and t commercial that is planned. However, when an actual PDP is filed, that is when there can be ore discussion about commercial development. Board Me ber Schmidt motioned that the Planning &Zoning Board approve the Jm Annexa 'on and Zoning #9-06 based on the facts and findings on page 5 of the staff Member Rollins seconded the motion. The motion passed 7-0. The Board agreed to review Peterson Annexation and Zoning, #54-02B and Streamside Annexation and Zoning, #55-02A given their proximity and similar characteristics. Project: Peterson Annexation and Zoning, #54-028 Project Description: This is a request to annex and zone 27.89 acres located on the south side of East Vine Drive between Interstate 25 and County Road 5. Contiguity with the existing municipal boundary is gained along the west property boundary, which abuts the Kirshner Annexation (December, 1993). The property is undeveloped and located in the FA1 — Farming District in Larimer County. The requested zoning for Chairperson Lingle called the meeting to order at 6:00 p.m. Roll Call: Rollins, Fries, Schmidt, Meyer, Stockover, Smith, and Lingle. Staff Present: Gloss, Mapes, Olt, Shepard, Deines Citizen participation: None. Director of Current Planning, Cameron Gloss, reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the February 16, 2006 and April 20, 2006 Planning and Zoning hearings (continued) 2. Recommendation to City Council regarding the Fort Collins Loveland Municipal Airport Master Plan Update 3. #54-02B Peterson Annexation and Zoning 4. #55-02A Streamside Annexation and Zoning 5. #9-06 Johnston Annexation and Zoning 6. #11-06 Cargill Rezoning Discussion Items: 7. #90-85R Hilton Garden Inn at Preston Center at Wildwood Business Park, First Filing — Major Amendment 8. #36-05A Bella Vira — Project Development Plan 9. Recommendation to City Council for Spring 2006 Biannual Revisions, Clarification and Additions to the Land Use Code. Member Schmidt moved for approval of Consent Agenda item #6, with the exception of Items 2, 3, 4, and 5 which were pulled by Member Schmidt as well as Citizen participation. Member Stockover seconded the motion. Motion passed 6-0. Prof Project Description Recommendation to City Council regarding the Fort Collin - cw and Municipal Airport Master Plan Update This i an update of the Fort_C.ollirrs-L e nd Municipal Airport Master Plan whic olicy document that assesses and directs physical improvements that will likely be necessary to accommodate future aviation needs at the airpo\ Staff Recommendation: Approval