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HomeMy WebLinkAboutREDTAIL RESIDENTIAL - PDP - 26-01 - DECISION - MINUTES/NOTES (3)Planning and Zoning Board Minutes November 20, 2003 Page 23 Vice -Chairperson Gavaldon stated that though he was concerned about the signalization at Cameron, he was very concerned about adding the second signal north at Fairway. He stated that he was going to vote against the project because of those concerns but he will support it. Chairperson Torgerson asked about approving the project for two different uses and the legalities of that. He stated that the Board would actually be approving two different plans for the same site. Planner Jones stated that the applicant was told that the mylars would have to be one or the other and one or the other would be vested. The approval allows staff to vest either or, but the decision will be made at final. Vice -Chairperson Gavaldon asked if the Board could pick one or the other or if the staff works with the applicant on that. Planner Jones replied that the request is for either/or and staff is recommending approval for either/or because they both satisfy the Code. Chairperson Torgerson stated that the uses are fundamentally different and stated concern about allowing the footprint to work for either. Mr. Prouty stated that he would proceed only with residential. Planner Jones stated that Alternative A is solely residential. Vice -Chairperson Gavaldon restated his motion for approval of Redtail PDP, File #26-01 to be done with Alternative A, residential. Member Schmidt seconded the motion. Member Craig stated that she would prefer the site not be built on at all but, as that is not a choice, she thanked staff for the effort put in to work with this. She stated that mitigation can be a win -win for both the applicant and the City. The motion was approved 6-0. Planning and Zoning Board Minutes November 20, 2003 Page 22 Mr. Moore replied that the mitigation was 2.5:1 at 3-inch diameters. Planner Jones stated that one of the modifications dealt with the wetland and the riparian trees, Section 3.4.1 of the Code. Member Craig moved for approval of the Redtail PDP modification request to Land Use Code Section 3.4.1 and 3.5.2(C) with the justification of not being detrimental to the public good. Vice -Chairperson Gavaldon seconded the motion. Attorney Eckman stated that the findings of fact and conclusion needed to be adopted for the motion. Member Craig stated that the only justification she could accept would be the public good item. Attorney Eckman stated that it has to not only be not detrimental to the public good but also has to meet one of the other three: hardship standard, equal to or better than, or the important community need standard. Member Craig corrected her motion for approval of the Redtail PDP modification request to Land Use Code Section 3.4.1 with the justification of not being detrimental to the public good and being equal to or better than the standard. Vice -Chairperson Gavaldon seconded the corrected motion. The motion was approved 6-0. Vice -Chairperson Gavaldon moved for approval of the Redtail PDP modification request to Land Use Code Section 3.5.2(C) with the justification of not being detrimental to the public good and meeting the hardship standard. Member Meyer seconded the motion. The motion was approved 6-0. Vice -Chairperson Gavaldon moved for approval of Redtail PDP, File #26-01. Member Schmidt seconded the motion. Planning and Zoning Board Minutes November 20, 2003 Page 21 Public Input There was no public input. Public Input Closed Vice -Chairperson Gavaldon asked about the signalized intersection at Cameron Drive, with respect to the South College Access Management Plan, and how close it would be to another signal. Ward Stanford, Traffic Operations, replied that there is a possibility of a signal just north of it at Fairway which will happen as the need arises. Vice -Chairperson Gavaldon stated that he was concerned about those two signals being too close together and stated that he would like to see one of the two signals eliminated. Mr. Stanford replied that there is a desire not to put signals in; they are only installed when absolutely necessary. Chairperson Torgerson stated that is not within the Board's purview to consider the signalization. Member Craig stated that the reason for cutting down many of the trees was to make the Cameron connection, thereby warranting a signal. Therefore, it may be within the purview of the Board to discuss the signalization with this item. She asked about the tree mitigation plan. Doug Moore, City Environmental Planner, replied that there are quite a few trees that will be removed with the project and he illustrated those on a site plan for the Board. He stated that some of the trees are considered invasive species and would therefore not require any type of mitigation. There are 41 cottonwoods that will be removed, about 50% of which are cotton -bearing and considered nuisance trees in Fort Collins. These are also not required to be mitigated. An average mitigation of 2.5:1 will be required for the loss of the rest of the trees. Mr. Moore stated that there are also some Russian Olives being removed from the site. Overall, there are 72 trees required for mitigation, above and beyond what the project had to put in. Member Craig asked if the mitigation would be at least 2:1 for the lost non -cotton bearing cottonwoods. Planning and Zoning Board Minutes November 20, 2003 Page 20 PDP is 11.43 acres in an L-shape, part of which is along the BNSF railroad tracks. There is also one modification request for two different issues. Some of the existing portions of wetlands are being removed and mitigated elsewhere on - site. This will also occur for some of the riparian forest areas. Doug Moore, City Environmental Planner, stated that Redtail Grove Natural Area is adjacent to the property and that Tynan's Nissan is up the hill. Planner Jones showed a vicinity map of the area. He stated that the northern part abuts the Woodley's Furniture store. He stated that staff is supporting the modification requests for several reasons. The modification has to be shown to be not detrimental to the public good as well as one of three other findings. In this case, staff believes the modification is beneficial to the City. The after -condition shows more ecological value to the wetlands and riparian trees than the before - condition. There are basically three reasons why the modification would benefit the City. The first is that the Mason Transportation Corridor South Transit Center (the Corridor runs along the railroad tracks adjacent to this site) is approximately 300 feet north of this site and has a direct connection with Fossil Boulevard which stubs into this site. There is a bicycle/pedestrian connection from the Fossil Creek Trail that will be built within the next two years. The extension of the Mason Street Corridor from the South Transit Center would connect to the Fossil Creek Trail. Having origins and destinations right on that Trail is of public interest. The other reason is the implementation of the South College Access Management Plan and coordination of traffic signals which this project allows to happen. This street connection would also allow a second point of access for emergency access. Planner Jones showed some site shots of the area and some illustrations of the before and after conditions. He stated that the project meets Articles 3 and 4 of the Land Use Code and staff recommends approval. John Prouty, LaGunitas Redtail, Inc., gave the applicant's presentation. He stated that the buildings on the site are concentrated in order to allow for more green space. He added that the amount of asphalt has been decreased by putting parking under 4 buildings. The result is a project with 7.2 acres of open space and landscaping, which is 75% of the net acreage of the site. There are 38 acres to the south of natural area and mountain views to the west. Mr. Prouty wanted to make a point regarding the natural features protection in the Land Use Code. He did so by stating that there are no provisions to deal with displacement of natural features. He stated that the terms "feasible" and "prudent" are ambiguous. He stated that the Land Use Code should be simplified and clarified in these regards and that the City departments should be empowered to work out reasonable solutions in technical areas like this. Planning and Zoning Board Minutes November 20, 2003 Page 19 Vice -Chairperson Gavaldon moved to approve the recommendation to City Council regarding the Windsor/Johnstown Natural Areas Cooperative Sharing Program, outlined in the staff memo, and requested that the formula information be forwarded to City Council. Member Schmidt seconded the motion. Member Colton stated that he would still like to get a copy of the language and if there is an issue, that it be discussed at worksession. The motion was approved 7-0. Project: Redtail, Project Development Plan Project Description: Request for one of two development scenarios. Alternative A proposes 141 dwelling units (8 two-family dwellings, 37 single family attached dwellings, and 96 multifamily dwellings). Alternative B provides up to 109,234 square feet of office and a total of 49 residential dwelling units (4 tow -family dwellings, 37 single family dwellings, and 8 multifamily dwellings). The site is located north of the City's Redtail Grove Natural Area, west of the intersection of College Avenue and Cameron Drive, south of Fairway Lane and east of the Burlington Northern and Santa Fe Railroad tracks. The site is in the C, Commercial zone district.. Staff Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: City Planner, Troy Jones, gave the staff presentation, recommending approval. He stated that the applicant has requested approval of two scenarios. Four of the buildings within the proposal have a flexible use proposed, either residential or office. Alternative A would be exclusively residential on all buildings and would have 141 dwelling units. Alternative B would have 109,234 square feet of office in four buildings and 49 dwelling units. The site is zoned C, Commercial, and is located off South College where the former Mill Brothers Nursery site was. The Council Liaison: Karen Weitkunat Chairperson: Mikal Torgerson Vice Chair: Jerry Gavaldon Staff Liaison. Cameron Gloss Phone: (W) 416-7435 Phone: (H) 484-2034 Chairperson Torgerson called the meeting to order at 6:33 p.m. Roll Call: Gavaldon, Meyer, Schmidt, Colton, Carpenter, Craig and Torgerson. Staff Present: Gloss, Eckman, Shepard, Olt, Jones, Virata, Stringer, Joy, Stanford, Reiff, Hamdan, D. Moore, Stokes, Barnes, Deines, and Williams. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. #24-02B Whitham Property, Overall Development Plan. (PULLED TO DISCUSSION — CRAIG) Discussion Agenda: 2. #18-03 Kaufman Barn, Adding a Structure to a Property with a Non - Conforming Use. (CONTINUED TO 12/4/03) 3. #29-01A Paradigm Properties, Overall Development Plan. (CONTINUED TO 12/4/03 per the applicant's request) Recommendation Item: The Planning and Zoning Board provides a recommendation to City Council on the following item: 4. Recommendation to City Council regarding the Fall 2003 Biannual Revisions, Clarifications, and Additions to the Land Use Code. The Planning and Zoning Board is the final authority on the following item: 5. #26-01 Redtail, Project Development Plan. Other Business: Changes to the Natural Areas Policy Plan in the Windsor/Timnath IGA City Planner Ted Shepard recommending dividing the Biannual Land Use Code Revisions into two parts, first discussing the Small Scale Events Center, then the remainder of the item. Member Craig asked to pull the Whitham Property, Overall Development Plan, #24-02B, to the discussion agenda.