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HomeMy WebLinkAboutPARADIGM PROPERTIES - ODP: 01/15/2004 HEARING - 29-01A - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes January 15, 2004 Page 6 improvements have been made. She stated that she would like to see the transportation level of service standards (Section 3.6.4) addressed thoroughly at the PDP stage. Member Meyer stated that she shared Member Craig's concern but added that there would be very little development that would trigger the need for improvements. Member Lingle stated that, if the funding would be worked out in the development agreement, and since it is already at a service level "F," every purchaser of a pad within the ODP would probably share the infrastructure improvement costs on a pro rata basis. The motion was approved 6-1, with Member Gavaldon voting in the negative. Project: Project Description: Staff Recommendation: ari n Co Interstate Lands, Overall Development Plan, #49-02A Request for an Overall Development P for permitted land uses. The proposed es are single-family residential, multi- ily residential, a neighborhood tenter, and a neighborhood park on 1Y%.5 acres. The property is locate5,atfhe northwest corner of East Prospect Road and Interstate 25. It is zoned C — Commercial, E — Employment, LMN — Low _tan ity Mixed -Use Neighborhood, and UE yEstate. Approval Planner Olt gave-t�e staff presentation, recommending approval. He stated that the propertO�surrounded, for the most part, by vacant land. On the east side of 1-25, the are some Urban Estate residential properties. Poudre School District also ns a site to the south. Just to the west, there is large -lot single-family rpsidential for the most part. Directly to the north is a business industrial park that is essentially fully developed. Planner Olt stated that the ODP shows uses Planning and Zoning Board Minutes January 15, 2004 Page 5 Planner Olt replied that that would have to be determined as the PDPs come in. Member Craig asked if, for example, a convenience store with fuel sales (7-11) coming in, would precipitate enough traffic to require APF improvements. Director Gloss replied that retail uses generate a substantial amount of traffic; in fact, convenience stores generate some of the highest number of trips of any use, based on square footage. Therefore, it is unlikely that that kind of use could come in, as a stand alone project, and meet the APF standards. There may be some other types of uses that are so small that they generate a nominal amount of trips that could slide in under the wire. Given the plans however, staff would not anticipate such a use on this site given the size and proposed uses. Member Schmidt asked about smaller office uses, perhaps those with off-peak hours. Director Gloss replied that some small office uses may be able to slide in under the threshold of trips. Member Schmidt asked if there could be PDPs for separate sections or if it would be one for the whole parcel. Planner Olt replied that it could be broken down into as small of pieces as they want. Member Gavaldon asked about improvements of the Prospect/1-25 interchange to a 4-lane and who would fund those improvements. Planner Olt replied that it could be a shared cost between the developer, the City, and CDOT. He added that the funding discussions will not begin until the PDP level. Member Gavaldon stated concern about not addressing APF at the ODP level. Member Carpenter moved for approval of Paradigm Properties, Overall Development Plan, File #29-01A, citing the findings of fact and conclusions in the staff report. Member Meyer seconded the motion. Member Craig stated that she would support the motion because staff had addressed her concerns about the fact that the project will not happen until Planning and Zoning Board Minutes January 15, 2004 Page 4 Mr. Delich replied that pedestrian, bicycle, and transit levels of service would also be evaluated at the PDP level; it is not appropriate that they be handled at the ODP level. Member Gavaldon asked about the levels of service being "Y in the future condition in 2025. Mr. Delich replied that at full development of this ODP, there would be various improvements at those intersections which would make them operate acceptably. The improvements would come in when needed based upon a PDP submittal. "D" is an acceptable level, according to the City of Fort Collins standards. Member Schmidt asked if CDOT had to approve signalization on the on- and off - ramps to and from 1-25. Mr. Delich replied that CDOT and the City will work together for signalization or any improvement at this interchange. Member Craig asked Planner Olt to review staff's position on the traffic concerns in that area. Planner Olt replied that staff recognizes the fact that there are some inadequate facilities and insufficient street network at the Prospect/1-25 interchange. The City's Land Use Code does say that no final plan, site -specific development plan, can be approved with those inadequate facilities. The ODP for Paradigm Properties does recognize the fact that there are inadequate facilities in those locations and they have to work with both the City and CDOT through their PDP and Final Compliance Plan phases to implement the necessary improvements to allow any or all of their development to be approved. Member Craig asked if staff would be able to be more specific about what improvements need to be made when the PDP is submitted. Planner Olt replied that was correct as the PDP is when the land uses and specific traffic studies that are associated with those land uses are provided. The funding mechanisms and actual improvements will have to be done at the time of final plan. Member Craig asked if there would be a chance, with the current deficiencies, that a PDP could come in and still fit under "D" so it doesn't have to address the adequate public facilities or is the situation out there so deficient that any PDP will cause adequate public facilities to have to be addressed. Planning and Zoning Board Minutes January 15, 2004 Page 3 Staff Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: City Planner, Steve Olt, gave a brief staff presentation, recommending approval. He stated that the ODP is consistent with the 1-25 Sub -Area Plan as well as the City of Fort Collins Structure Plan. He added that there is one current retail use on the property — a motor sport retail facility. The remaining property would be developed as per the ODP. There is significant open space shown along the east side of the property on the ODP which is allowed for storm drainage improvements. Ric Hattman, Hattman Associates representing Jeff Hill, gave the applicant's presentation. He stated that the property is within the UGA, is zoned C — Commercial and is owned by a single owner. The project meets the minimum setback requirements as set forth in the 1-25 Sub -Area Plan. The site features a public plaza and mixed land uses. Mr. Hattman stated that though the level of service standards are not yet met in the area, that is how most ODPs come into the system. The level of service standards are met at the PDP level. Public Input There was no public input. Public Input Closed Member Gavaldon asked for information regarding the traffic study Matt Delich, 2272 Glen Haven Drive, Loveland, came to speak as the author of the traffic study. Member Gavaldon asked why the project should be allowed to come in with the current failing levels of service at the Prospect/1-25 intersection. Mr. Delich replied that all of the intersections have stop sign control and do not operate successfully during the peak hours. He added that improvements of various intersections would occur at the PDP level of development with this project or any other project in the area. Member Gavaldon asked about the pedestrian/bicycle level of service and if it too would be addressed at PDP level. Planning and Zoning Board Minutes January 15, 2004 Page 2 Discussion Agenda: #49-02A Interstate Lands — Overall Development Plan. Recoendation Item: The Planning and Zoning Board rovide� Cn 9 9 p recommendation to City Council on the following items: 10.#43-02 Trailhead —Annexation and Zoning. (CONTIN�PER STAFF TO 2/19/04) 11. Fall 2003 Land Use Code — Remanded from City Council. (CONTINUED PER STAFF TO 2/19/t1 Director Gloss introduced and welcomed n78oard member David Lingle. Member Gavaldon pulled Item #6, adigm Properties, Overall Development Plan, to the discu ion agenda. Member Schmidt pulled e' November 4, 2002,,minutes from the consent agenda. j Member Gavaldon moved for approval of Consent Items 1, 2, 3, 4, 5, 7 (with one conditio added as written in staff report) and 8 (with the updated staff report). mber Craig seconded the motion. The motion was approved 7- 0. ember Gavaldon moved for approval of the November 4, 2002 minutes. Member Carpenter seconded the motion. The motion was approved 6-0;-� with Member Schmidt abstaining from the vote. Project: Paradigm Properties, Overall Development Plan, #29-01A Project Description: Request for an Overall Development Plan for permitted land uses. The proposed uses are lodging establishments, standard and fast food (with drive-ins) restaurants, office, retail, and convenience retail store with fuel sales. The area for the ODP is comprised of existing (Fort Collins Motor Sports) and proposed commercial development on 24 acres located at the southeast corner of the Interstate 25 and Prospect Road interchange. The property is zoned C — Commercial. Council Liaison: Karen Weitkunat Staff Liaison: Cameron Gloss Chairperson: Mikal Torgerson Phone: (W) 416-7435 Vice Chair: Jerry Gavaldon Phone: (H) 484-2034 Chairperson Torgerson called the meeting to order at 6:33 p.m. Roll Call: Schmidt, Craig, Lingle, Carpenter, Meyer, Gavaldon and Torgerson. Staff Present: Gloss, Eckman, Olt, Barkeen, Jones, Wamhoff, Virata, Stringer, Schlueter, Williams. Election of Officers: Member Gavaldon moved to elect Member Torgerson as Chairperson. Member Craig seconded the motion. The motion was approved 7-0. Member Gavaldon moved to elect Member Meyer as Vice -Chairperson. Member Schmidt seconded the motion. The motion was approved 7-0. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the November 4, 2002, April 10, May 15, September 4, July 17, August 7, and December 4, 2003 Planning and Zoning Board Hearings. 2. Resolution PZ04-01 — Easement Vacation. 3. Resolution PZ04-02 — Easement Dedication. 4. Resolution PZ04-03 — Easement Dedication. 5. #32-03 Homestead — Annexation and Zoning. 6. #29-01A Paradigm Properties — Overall Development Plan. (PULLED TO DISCUSSION — GAVALDON) 7. #36-96H Mulberry & Lemay Crossings, 1st Filing, Lot 3, Beantrees — Project Development Plan. 8. #45-02 Canyon Howes — Project Development Plan & Major Amendment.