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HomeMy WebLinkAboutCARIBOU APARTMENTS - MODIFICATION OF STANDARD - 18-02 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes May 2, 2002 Page 11 Member Craig seconded the motion. Vice -Chairperson Torgerson stated that he had toured affordable housing in Chicago and noted that one of their biggest failures was the lack of integration of affordable projects with market rent projects. It is good to see that that is being addressed here. The proximity of the project to other uses is also important. He stated that he would enthusiastically support the project. Member Colton stated that he would support the project and its affordable housing component but he did question the 25% logic. He stated concern about affordable housing being considered more beneficial to the public good than other uses which may be equally as good. Chairperson Gavaldon stated that he would support the motion as well but wanted to draw the Board's attention to the map in the staff report which showed the concentration of affordable apartments in this area. Member Colton stated concern over decisions favoring housing over employment. Mr. Waido stated that there are three private activity bond -supported projects in that area. The other affordable housing projects in the southeast part of town are part of Rigden Farm and Provincetowne. Member Craig stated that this is a perfect location for this project and that she could overlook some of the employment issues for that. The motion was approved 7-0. Project: Garth Commercial Plaza, Modification of Standards, File #20-02 Project Description - Request for modification of standards to Section �- 3.5.3(B)(2) which requires that no vehicle use area be located, betw�e athe building and the street; and Sect ion_18�3.(,B)(2)(b) which requires that a commercial building be located no further away from j a minor arterial than 15 feet. The property is located jjust southwest of the intersection �f Boardwalk Drive and Mason Street. / �\ Planning and Zoning Board Minutes May 2, 2002 Page 10 Member Craig asked if this was just a formality prior to this project being submitted. She stated that she would hate to grant this modification and then the affordable housing goes away and this large parcel could be used for secondary uses. Planner Barkeen replied that one of the findings is related to affordable housing and, if approved, the project must be affordable. Attorney Eckman stated that a condition of the modification could be made to make sure the project remains affordable as has been represented. Member Colton asked if a modification would only apply to a specific proposal and would not carry on to a parcel if that proposal did not go through. Attorney Eckman stated that it would only apply to this project. Member Colton asked if Mr. Waido could comment on the supply of employment land versus housing in Fort Collins. Mr. Waido replied that statistically, it looks like there is a lot of Employment and Industrial ground, however, a lot of it is owned by single owners, such as Anheuser- Busch. He stated that he could not answer the question directly. Vice -Chairperson Torgerson stated that a modification could be submitted without a project and asked how it could then apply only to a specific project if none was yet in the works. Mr. Waido replied that modifications are often processed separately because of the cost of producing a PDP. Attorney Eckman replied that a modification could be requested for Overall Development Plans or Project Development Plans which are pending approval at the time, or for ODP's and PDP's which the applicant intends to file, provided that such plans are filed with the Director as development applications within 1 year following the determination of the Board on the request for the modification. Vice -Chairperson Torgerson moved for approval of the modification request to Section 4.22(D)(2) for Caribou Apartments, File #18-02, on the basis that it substantially addresses an important community need expressly defined in the City's Comprehensive Plan, specifically affordable housing, and that it is not detrimental to the public good with the condition that the project remain affordable as defined in the City's Code. Planning and Zoning Board Minutes May 2, 2002 Page 9 Chairperson Gavaldon asked if the PDP for this site would be a Type I or Type II hearing. Planner Barkeen replied that it would be a Type II hearing, as are all secondary uses within the Employment district. Attorney Eckman noted that the Board had to find the request for modification to not be detrimental to the public good but could find one or the other of the other two criteria true, not necessarily both. Linda Ripley, VF Ripley Associates, gave the applicant's presentation. She stated that about 45% of the proposed 192 units would be affordable. She asked Ken Waido, of the Advance Planning Department, to speak regarding the need for affordable housing in the community. Ken Waido stated that the project is guaranteed to have an affordable component through part of its funding mechanism, a private activity bond issued by City Council. This project received this funding because it meets the rental market affordable housing need, it is a mixed -use project in that it will also contain market rate units with no physical difference between those and the affordable units. This is a highly -desirable project and is greatly supported by staff and the Affordable Housing Board. Ms. Ripley stated that this is an appropriate location for multi -family housing because it is right by job opportunities, shopping, schools, recreational opportunities, etc. It will also support the workplaces in the Employment zone. Public Input There was no public input. Public Input Closed Member Carpenter asked what percentage of AMI is being targeted for the rents on this project. Mr. Waido replied that 50% and 60% of AMI is being targeted. Member Craig asked how long the units would remain affordable. Mr. Waido replied that the City requires a minimum of a 20-year commitment. This applicant has committed to 20 years. Planning and Zoning Board Minutes May 2, 2002 Page 8 The motion was approved 7-0. Project: Caribou Apartments, Modification of Standard, File # 18-02 Project Description: Request for modification to Section 4.22(D)(2) of the Land Use Code to permit a secondary use within the Employment Zone District to occupy 100% of the land area within a development plan, in excess of the 25% permitted. The site is located at the southwest corner of Timberline Road and Caribou Drive. Staff Recommendation: Approval Hearinq Testimony, Written Comments and Other Evidence: City Planner Bob Barkeen gave the staff presentation, recommending approval. He stated that this modification request is for a residential project. The project is located at the southwest corner of Timberline Road and Caribou Drive. The property is about 10 acres in size and this would be the only proposed use. There are three considerations when looking at this request: the proposal can not be a detriment to the public health and safety, the proposal should advance or protect a standard promoted by City Plan (affordable housing in this case), and the proposal should maintain the general standard of the zone district. Planner Barkeen added that the zoning area as a whole will still be below the 25% threshold established within the Employment zone district; therefore the intent of the zone district will still remain with the approval of this modification. There are no site plans associated with this request. Member Colton asked, if this project were approved, and we still wanted this area to be 75% primary uses, that no other secondary uses could be added on any of the other vacant parcels. Planner Barkeen replied that this request is only for this particular parcel. If another vacant parcel wanted 25% of their land area as a secondary use, that would be permissible under the Employment zoning code. Member Colton asked how much of this area is undeveloped. Planner Barkeen replied that he did not have an acreage breakdown, but probably about 25%. Council Liaison: Karen Weitkunat Chairperson: Jerry Gavaldon Vice Chair: Mikal Torgerson Staff Liaison: Cameron Gloss Phone: (H) 484-2034 Phone: (W) 416-7435 Chairperson Gavaldon called the meeting to order at 6:35 p.m. Roll Call: Meyer, Bernth, Torgerson, Colton, Carpenter, Craig, and Gavaldon. Staff Present: Gloss, Eckman, Waido, Jones, Shepard, Barkeen, and Deines. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the August 16 and October 18, 2001 Planning and Zoning Board Hearings. 2. #14-02 PFA Station #14, Project Development Plan. Recommendation Item: The Planning and Zoning Board provides a recommendation to City Council on the following item: 3. #5-02 Poudre School District & Timbers PUD, Annexation and Zoning. Discussion Agenda: 4. #11-02 Liberty Common School Addition, Site Plan Advisory Review. 5. #18-02 Caribou Apartments, Modification of Standard. 6. #20-02 Garth Commercial Plaza, Modification of Standards. Member Craig pulled Item #2, PFA Station 414, Project Development Plan, from the consent agenda for discussion. Member Colton moved for approval of Consent Items 1 and 3. Member Craig seconded the motion. The motion was approved 7-0. Member Craig commended Georgiana Deines for her hard work and accuracy on the October 18, 2001 meeting minutes.