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HomeMy WebLinkAboutRIVERBEND PDP - MODIFICATION OF STANDARDS - 39-01A - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes September 5, 2002 Page 11 Public Input None. Member Craig commented that she could support this application if the applicant would get together with staff and look at the raised curb. To her, that makes it more of a sidewalk and it would slow people down who would be going in and out of the garages. Mr. Hoagland replied that they were open to working with staff. Member Craig moved for approval of the Modification of Standards for Riverbend Project Development Plan, #39-01A, based on the plan as submitted will advance or protect the public interest and purpose of the standard for which the modification is requested equally well or better than a plan that complies with the standard for which the modification is requested. The granting of this modification would not be detrimental to the public good. Also as stated by staff in their findings of fact and conclusions on Page 9 of the staff report Letter "C", "the development plan will provide enhanced pedestrian walks and emphasize the pedestrian in locations where they must interface with vehicular movement." In addition the condition that the applicant get together with staff on the pedestrian walkway and work to put in the city standard grade separated raised curb. Member Colton seconded the motion. The motion was approved 7-0. Project: Project Description Reco endation: Recommendation to City Council for the East Mulberry Corridor Plan as an element of City Plan. Staff if requesting a recommendation to City Council for adoption of the East Mulberry Corridor Plan as an element of City�. jBased on the recommendations of the Ea ulberry Corridor Plan, staff is recommending amending the City Structure Plan. Based on the recommendations of the East Mulberry Corridor Plan, staff is recommending amending the City of Fort Collins Master Street Plan. Approval Planning and Zoning Board Minutes September 5, 2002 Page 10 on the current plan. On their current site plan, the walkway area south is at the same level as the vehicle circulation area. The rest is level with the surface area, which is asphalt. To create a more pedestrian friendly streetscape, they have incorporated a couple planters between garages that will contain trees and other plantings. There is only a 2% slope. Mr. Hoagland reviewed the site, landscape and elevation plans for the Board. Planner Olt reviewed slides of other developments that have similar pedestrian areas and driveways. Planner Olt referred to the question of would there be something in the code that would support the Riverbend modification for the connecting walkway as the applicant is proposing it. Planner Olt indicated that a section of the code supports staffs position, Transportation Planning has repeated this comment several times, Section 3.2.2(C)(1)(a) states, "where complete separation of pedestrian vehicles and bicycles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, grade separations, pavement marking, signs or striping. The combination of special paving and grade separation is what staff feels would be most appropriate for the combined pedestrian and vehicle use area. Staff does feel it does meet the intent of the code and staff is supporting the modification. Member Craig asked if it would be feasible with 10 feet separation from the garages, would it be possible to park cars in the driveway. Planner Olt replied, not without over hang into the driveway. Mr. Hoagland added that this would be a Homeowner's Association community, so all the walk and driveways will be shoveled and plowed. The placement of the mailboxes has not been worked out with the post office yet. He stated that staff has made some comments about a grade separation. He has talked with his engineer and they would be willing to accommodate about a 6" grade separation. Member Torgerson asked about a road or pedestrian way that separates this project from the Riverbend Ponds Natural Area. Mr. Hoagland replied that was not a roadway, it is a natural area pathway to the Riverbend Ponds area. Member Torgerson stated that it seemed to be such a substantial pathway that he was surprised that they objected to a pathway 100 feet back from that one. Mr. Hoagland replied that Natural Resources did not want them connecting to their parking lot at all for fear that any overflow parking would be parking in the natural area parking lot. Planning and Zoning Board Minutes September 5, 2002 Page 9 Project: Modification of Standard — Riverbend Project Development Plan, #39-01A Project Description: Request for a modification to Section 3.5.2(C) Relationship of Dwellings to Streets and Parking, more specifically Subsection 3.5.2 (C)(1) Orientation of a Connecting Walkway. The property is located on Countryside Road, on the south side of East Mulberry Street, just east of Timberline Road, and is north of and adjacent to the Riverbend Ponds Natural Area. It is in the LMN, Low Density Mixed -Use Neighborhood Zoning District. Recommendation: Approval Hearina Testimonv. Written Comments and Other Evidence: Member Craig stated that her concerns are with what is being considered a pedestrian walkway. She was interested in what they are doing besides changing the color of the asphalt to make it more pedestrian friendly. Also how were they going to handle the garages with the garage door only being 10 feet from the street? She also raises the question, is that area going to be sloped at all so walking on it would be a problem. Terrance Hoaglund, Vignette Studios, 144 North Mason Street spoke on behalf of the applicant. Mr. Hoaglund stated that the modification is to create a pedestrian walkway system adjacent to the vehicular traffic area. What they have done is create a color scored walkway system that is a combination of a pedestrian walkway and driveway access into the garages themselves. This is a very tight site that is about 1 acre overall, which a significant amount of the site was lost due to the 100-foot setback from the natural area. Mr. Hoaglund stated that they had a pedestrian walk way system that connected to Countryside Drive. A few issues did come up, they were encroaching into the natural area buffer by 20 feet to accommodate this and Natural Resources did not like that idea. Also, in the process they have reconfigured the intersection at Countryside Road. The way it is now is a "T intersection that provides access into the natural area parking lot. The city wanted to make a curb out of that intersection and provide just a driveway cut to the natural area parking lot, which they agreed to do. The city has also eliminated any on street parking along Countryside Drive. All their guest parking is all internal to the site. There are two spaces per unit, and then there are 5 additional parking spaces Chairperson Gavaldon called the meeting to order at 6:33 p.m. Roll Call: Carpenter, Colton, Craig, Torgerson, Bernth, Meyer and Gavaldon. Staff Present: Gloss, Eckman, Shepard, Olt, Stringer, Wamhoff, Wray, Legg, Schlueter, Reiff, Moore, Baker and Deines. Agenda Review: Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the February 15, June 20 (Continued), August 1, and August 15 (Continued), 2002 Planning and Zoning Board Hearings. 2. #16-90E City of Fort Collins Utility Service Center (700 Wood Street) — Project Development Plan. 3. #42-89J Harmony School Shops — Modification of Standards. 4. #39-01A Riverbend Project Development Plan — Modification of Standards. Discussion: 5. Recommendation to City Council for Adoption of the East Mulberry Corridor Plan as an Element of City Plan. Member Gavaldon declared a conflict of interest on Item 2. Member Torgerson moved for approval of Item 1, Minutes of the Febuary 15 and August 1 Planning and Zoning Board Minutes. Member Carpenter seconded the motion. The motion was approved 7-0. Vice Chair Torgerson took over the meeting.