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HomeMy WebLinkAboutSTRAUSS LAKES DEVELOPMENT - ANNEXATION & ZONING - 47-02 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes January 16, 2003 Page 6 Member Gavaldon recommended to City Council approval of the Strauss Lakes Development Annexation and Zoning with a zoning designation of Low Density Mixed -Use Neighborhood, LMN, #47-02. Citing facts and conclusions on page 2, numbers 1, 2 and 3. Member Bernth seconded the motion. Member Carpenter would be supporting the motion. This is what we need to do to get this parcel into the city. She appreciated the public coming out and encouraged them to pay attention and come out when there is a Project Development Plan application. That is the point where they really have input about what happens to this piece of land. Member Gavaldon commented that he felt that what would be going into the east of Stoneridge is similar. There would not be development that would disrupt their neighborhood. Their chance is still there to make a difference and he encouraged the neighborhood to continue to participate in the process. He would be supporting the motion. Deputy City Attorney Eckman reminded the public that this is a recommendation to City Council and the first reading of this application would be March 181h. That would be another opportunity for their input. Chairperson Torgerson commented that they had heard a lot of really good input tonight, unfortunately a lot of it was irrelevant to what was being heard tonight. He also explained that the Neighborhood Resources Office has staff that could also help in the process. The motion was approved 5-0. Project: Peterson Place (611 Peterson Street) — Project Development Plan, #35-00 Project Description: Request to subdivide the existing lot at 611 Peterson Street into 2 lots and construct a new residential building containing 3 dwelling units on the rear lot adjacent to an existing alley. The existing single family residence on the front of the property is to remain. The property is zoned NCM, Neighborhood Planning and Zoning Board Minutes January 16, 2003 Page 5 Planner Jones replied that he had not heard that this was in the floodplain, but again this is just a review of the change in jurisdictions. If it is we will find that out as an application comes in for development. Glen Schlueter, Stormwater Utility responded that this particular parcel is not in the floodplain. The floodplain goes up to the ditch from the river in this area. Mr. Schlueter also stated that the groundwater conditions would be looked at the time of development review. Mr. Lodes felt that this proposal should not be considered until a groundwater study is done. That could seriously limit the LMN option for possible single family homes. He also has a concern with Horsetooth Road as it proceeds from Ziegler down to the wildlife refuge if basically a dirt road. Any type of development will necessitate a paving of that road from Horsetooth to Harmony ruining that natural area and creating a shortcut from 1-25 into Fort Collins. He would just as soon leave this in Larimer County's jurisdiction. He felt that much more needed to be known about this property before it should be annexed into the city. Chairperson Torgerson reminded the public that the city is required by an Intergovernmental Agreement with Larimer County to look at this annexation tonight. Public Input Closed Member Gavaldon asked what the density was of the townhomes to the west. Planner Jones replied it looked consistent with 5 to 8, but without measuring he did not want to be giving out false information. It looks like a density that would be possible in the LMN zone district. Those townhomes are in the RL, Low Density Residential District. Member Gavaldon asked what the density was in the RL district. Planner Jones replied 3 units per acre, it also does not allow the same variety of uses that LMN does. Director of Current Planning Gloss added that the RL District conceivably could accommodate up to 7 units per acre according to the Code. Planning and Zoning Board Minutes January 16, 2003 Page 4 Neighborhood. Just this vacant corner of this piece of vacant area of town is at the LMN designation, whereas the remainder of quite a bit of the property to the north and east of it is designated as Urban Estate. The Structure Plan would have to be amended to zone this property something else. Bryce Neff, lives in Stoneridge Townhomes and also has concerns about the density. Planner Jones stated that there would be a neighborhood meeting held on this property as soon as there is something solid being proposed here. Cindy Lodes, lives in Stoneridge community and also had concerns about what development would take place on this property. Her concern was that if some big development goes on there, what would happen to traffic and schools. She was not happy with the notification area and would like to see it expanded for this project. Erin Stall, homeowner in the Stoneridge Townhomes asked if their community does not like what is proposed, what recourse do they have to get it rezoned. Planner Jones replied that as far as an application to rezone goes the only parties that could do that is the City Council, the Planning and Zoning Board, the Director of Planning or the property owner. To rezone this property something else, that would also require a Structure Plan Amendment. Citizen, asked if the property to the south was in city limits. If not were there any plans to bring that property into the city. Planner Jones replied that it was not in the city, and if in the future those property owners don't want to change from being a single family house or come into develop their property, it is very likely that it will stay in the County rural residential. Keith Lodes, lives in Stoneridge asked if the Project Planner was a city employee and did he have a personal interest in this project. Planner Jones replied that he is a city employee and no he did not have any vested interest in this project. Mr. Lodes stated that it was mentioned to him that this parcel was in the floodplain and that basement construction would not be possible. Any structures there would have to be put onto slabs. Planning and Zoning Board Minutes January 16, 2003 Page 3 simply a change in jurisdiction from the County to the City. When any development application comes in then we would apply all the standards. Member Carpenter asked if there were any structures on this property. Planner Jones replied that the closest thing would be cement foundations for the irrigation ditch. There are no buildings. Chairperson Torgerson asked for the applicant's presentation. Jim Sell, Jim Sell Design stated that at this point they were just there to bring the property into compliance with City Plan and the Structure Plan. They don't have any formalized plans for the development right now. Planner Jones explained the Intergovernmental Agreement with Larimer County to the public. Public Input Wayne Rothgary, owns property to the south that is zoned UE, Urban Estate. He was curious if this property were to come into the city, could it also be zoned Urban Estate. He was concerned that the property was being given low density zoning as well as the commercial part of it. Planner Jones responded that the zoning for this property in the County is FA-1, Farming Zone District. That zone district allows a fairly rural density, it is one unit for 100,000 s.f. lots. The UE zone district is a city zone district and the County does not have that particular zone district. Chairperson Torgerson added that the proposed zoning is consistent with the city Structure Plan. Robert Hendrickson, who lives in the Stoneridge Townhomes questioned whether there was another zoning designation that could be applied, rather than the one that is being proposed that would allow a lower density. Eight Units per acre is pretty crowded. He was concerned because the neighborhood they live in has houses that run anywhere from $250,000 to $700,000. They were not interested in apartments or a lower grade housing. Planner Jones clarified that across the Fossil Lake Inlet Ditch to the east and to the north of this site, that is the boundary on the Structure Plan Map for what is designated as Urban Estate and what is designated as Low Density Planning and Zoning Board Minutes January 16, 2003 Page 2 Member Gavaldon moved for approval of Consent Items 1 (September 5`h only), 2, 3, 4 and 5. Member Carpenter seconded the motion. The motion was approved 5-0. Project: Strauss Lakes Development Annexation & Zoning, # 47-02 Project Description: Request to annex approximately 17.79 acres of privately owned property located on the northeast corner of Horsetooth Road and Ziegler Road. The requested zoning is LMN, Low Density Mixed Use Neighborhood. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: Troy Jones, City Planner gave the staff presentation. Planner Jones showed an aerial photograph of the property and the surrounding uses. The site was recommended to be zoned Low Density Mixed Use Neighborhood and that is consistent with what the Structure Plan shows. Public Input John Trowbridge, lives in the Stoneridge Townhomes which is adjacent to this property. Mr. Trowbridge was concerned that this zoning would permit a trailer park. They were interested in the type of use, type of buildings, density and commercial uses. They were interested in knowing if any environmental impact statement has been done. He was mostly interested in what the use would be. Planner Jones responded that from a zoning standpoint, LMN is one of our residential zone districts, which are low density and which do allow mobile home communities as a permitted use. It is not to say that this will become a mobile home park by any means, that is just one of the long list of permitted uses that is allowed within that zone district. Given the topography, he would be very surprised if it would be physically possible to put mobile homes on this site. The density that is permitted within the LMN zone district is between 5 and 8 dwelling units per acre. At the annexation stage we do not get into what is being proposed and we don't get to the environmental analysis. An annexation is Council Liaison: Karen Weitkunat Chairperson: Mikal Torgerson Vice Chair: Jerry Gavaldon Staff Liaison: Cameron Gloss Phone: (W) 416-7435 Phone: (H) 484-2034 Chairperson Gavaldon called the meeting to order at 6:30 p.m. Roll Call: Carpenter, Bernth, Meyer, Torgerson, Gavaldon. Members Colton and Craig were absent. Staff Present: Gloss, Eckman, Olt, Jones, McWilliams, Barkeen, Moore, Sanford, Schlueter, Dodge, Stringer and Deines. Election of Officers: Member Meyer nominated Member Torgerson for Chairperson. The motion was approved 5-0. Member Carpenter nominated Member Gavaldon for Vice Chair. The motion was approved 5-0. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: 1. Minutes of the September 5, October 17 (Continued), and November 4, (Continued), 2002 Planning and Zoning Board Minutes. 2. Resolution PZ03-01 — Easement Vacation. 3. Resolution PZ03-02 — Easement Vacation. 4. #55-02 Streamside Annexation and Zoning. 5. #54-02 Peterson Annexation and Zoning. 6. #47-02 Strauss Lakes Development Annexation and Zoning. Discussion Agenda: 7. #35-00 Peterson Place (611 Peterson Street) — Project Development Plan. 8. #38-02 South Taft Hill Seventh Annexation and Zoning. 9. #18-02 Caribou Apartments — Project Development Plan. John Trowbridge, citizen pulled Strauss Lakes Development Annexation and Zoning for discussion.