HomeMy WebLinkAboutWYKOFF-LARIMER ANNEXATION & ZONING - SEGMENT 2 - 57-98A - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes
February 4, 1999
Page 5
Member Craig commented that she supports the motion. Everyone knows she is for
the "green". In reading everything that staff has provided, they are trying very hard to
give this piece of property monetary value, but keeping the green and the transition as
was wanted by everyone who put the Structure Map together.
Chairperson Colton also would support the motion for denial of the change to the
Structure Plan. He believed that this was a real important part of the city Structure Plan
to recognize some areas with larger urban estates as well as open space.
The motion was approved 4-0.
Member Gavaldon moved to recommend approval of the RF, Residential Foothills
zoning for Wykoff - Larimer First, #57-98. Member Weitkunat seconded the
motion.
Member Weitkunat felt that RF was the appropriate zoning based on its location and
proximity to the foothills and its access to rural open lands and stream corridors in that
area. She felt it was extremely appropriate for where it is located and it does meets the
intent and purposes of the city structure map. She felt that clustering can occur and
accomplish the purposes. She felt that in the long run Mr. Larimer would end up with
the units that he needs.
The motion was approved 4-0.
Member Gavaldon moved to recommend approval of the Wykoff - Larimer
Annexation, #57-98A. Member Weitkunat seconded the motion.
The motion was approved 4-0.
Member Gavaldon moved to recommend denial of the requested Structure Plan
Map amendment for the Wykoff - Larimer Annexation, #57-98A.
The motion was approved 4-0.
Member Gavaldon moved to recommend approval of the RF, Residential Foothills
zoning for the Wykoff - Larimer Annexation, #57-98A.
The motion was approved 4-0.
Planning and Zoning Board Minutes
February 4, 1999
Page 4
Mr. Larimer responded that until a development proposal is filed, the actual net as
opposed to gross acreage of this parcel cannot be physically determined. By his
interpretation of the current Land Use Code for the natural area buffer zone,
approximately 10 to 11 acres of this property would be in the buffer zone, leaving only a
net acreage of 10 acres. If the cluster option is looked at, you have to have 50% of
your land open anyway, so the net residential development acreage is already reduced
to 10 acres. In addition, the staff report recommended that they don't build on the north
side of Spring Creek because they want it for public open lands, which would limit him
further to just 6 acres, or 6 net acres at 1 unit per net acre, that would be 6 units
clustered on 6 acres on a 20 acre parcel. That does not make residential development
feasible.
Mr. Larimer felt that if the city wants annexation, they should be competitive with what
the County would allow on the property -- in allowing at least the density that the FA-1
would allow, which was 2 units per acre or 40 units on that parcel overall. The new City
Plan does not allow for that under the RF or the UE, so the only alternative he has is to
apply for the LMN residential district.
Director Blanchard clarified that we do not know if the property on the north would be
purchased so it should not enter into the discussion tonight. Secondly, if the property is
developed as an RF Cluster Plan, then the applicant would be required to dedicate the
property.
Director Blanchard stated that he an Mr. Larimer disagree in how the code is interpreted
for this situation.
Member Weitkunat asked if Director Blanchard felt the two parcels to the east were
compatible with this property.
Director Blanchard replied he did.
Member Gavaldon agreed with staffs recommendation.
Member Gavaldon moved to recommend approval of Wykoff - Larimer, First
Annexation, #57-98. Member Craig seconded the motion. The motion was
approved 4-0.
Member Gavaldon moved to recommend denial of the requested amendment to
the Structure Plan Map for the Wykoff - Larimer Annexation, #57-98. Member
Craig seconded the motion.
Planning and Zoning Board Minutes
February 4, 1999
Page 3
the RF zoning district, and that makes it totally unfeasible. With current impact fees and
the water/sewer cost to extend the mains and get the infrastructure done, it is
unfeasible to consider residential development on this parcel.
Mr. Larimer entered into the record a picture of the property. The picture indicated that
Olander Elementary School was just north of the property. Mr. Larimer stated that the
property was within '/z mile of Olander Elementary and that the property provided
contiguity and connectivity to the school from this property and other properties in the
area. This was a parcel that was close to a major recreational area, Horsetooth
Reservoir, and he felt the area was defined as a neighborhood center and argued that
only 6 lucky families would get to live here. Mr. Larimer noted the density of the
surrounding neighborhoods being higher and stated that there should be 40 units
clustered on this property.
Mr. Larimer closed by saying that the annexation would help the city, but it has to be
made feasible for the other parties involved. He asked the Board to consider his
request to zone the property LMN.
Public Input
None.
Member Craig asked about utilities and what was available out there.
Mr. Larimer replied there was water in 38E and sewer at Highlands West. The city has
the sewer in Highlands West and Fort Collins Loveland Water District down 38E.
Chairperson Colton asked about Mr. Larimers claim that only 5 units could be built on
this property.
Director Blanchard replied that he did not agree. He stated that if the entire parcel is
zoned Residential Foothills, there are two options. You can develop the entire parcel at
1 home per 2.29 acres, 100,000 s.f., which would give you about 6 units. The other
option, is to develop as a residential cluster plan at a density of 1 home per net acre.
For discussion purposes, a 3 acre buffer on each side of Spring Creek is subtracted
and would leave a net acreage at 1 home per acre, so the property would net around
17 homes.
Director Blanchard cautioned the Board that until a decision on the natural areas that
are mapped is made, we really can't talk in terms of actual numbers and be confident
about it.
Planning and Zoning Board Minutes
February 4, 1999
Page 2
Road. The site is currently zoned FA1, Farming in Larimer
County. The requested zoning is LMN, Low Density Mixed
Use Neighborhood. This zoning requires an amendment of
the City Structure Plan from Rural Open Lands and River
Corridor to Low Density Mixed Use Residential.
Second: Request for voluntary annexation of 14.47 acres of
land located north of County Road 38E, west of Taft Hill
Road. The site is currently zoned FA-1 Farming in Larimer
County. The requested zoning requires an amendment of
the City Structure Plan from Rural Open Lands and River
Corridor and Urban Estates to Low Density Mixed Use
Residential.
Staff Recommendation: Recommend approval of the annexation. Recommend
denial of the Structure Plan amendment; and, Recommend
approval of the RF, Foothills Residential zoning.
Hearing Testimony, Written Comments and Other Evidence
Bob Blanchard, Director of Current Planning gave the staff presentation and
recommendation on both items. Director Blanchard showed slides of the property and
surrounding areas; and, stated that the applicant has requested a Structure Plan
amendment and subsequent zoning of LMN, Low Density Mixed Use Neighborhood.
Brett Larimer, 1600 West Horsetooth Road and co -applicant of the request gave the
applicant's presentation. Mr. Larimer stated that he agrees that the property does meet
the contiguity requirements, but did not agree with the staffs recommendation for
zoning of the property. Mr. Larimer indicated that he is requesting a zoning of LMN,
Low Density Mixed Use Neighborhood. He felt that if it is left with a staff
recommendation of RF, Foothills Residential, would only give the property a density of
5 lots sprawled on about 20 acres, given the boundaries and restrictions of the natural
areas. He stated that about 50% of the 20 acres is a developable parcel, which fits
more into the clustering context than the sprawl context for this particular parcel.
Mr. Larimer stated that they were not going to be unavailable to discuss with Natural
Areas about selling the northern section of Spring Creek, since they have offered them
an incentive to do so for a natural separation for the public open lands there. He stated
that they are not opposed to that, but at this time there is no incentive to do that. Staff
has limited them and gave them the ultimatum of saying that if they choose not to sell
the property north of Spring Creek, then the property will be zoned RF. RF will never
get enough density, only 6 homes will be offered if the land is to be developed under
PLANNING AND ZONING BOARD MINUTES
FEBRUARY 4, 1999
6:30 P.M.
Council Liaison: Scott Mason
Chairperson: Glen Colton
Vice Chair: Sally Craig
Staff Liaison: Bob Blanchard
Phone: (H) 225-2760 (M 679-3201
Phone: (H) 484-9417
The meeting was called to order at 6:30 p.m. by Chairperson Colton.
Roll Call: Weitkunat, Gavaldon, Craig, Colton. Members Davidson, Meyer and
Carpenter were absent.
Staff Present: Blanchard, Eckman, Deines, Wamhoff, McCallum, Schlueter,
Shepard and Olt.
Agenda Review: Director of Current Planning Blanchard reviewed the Consent and
Discussion Agenda's:
1. Minutes of the November 19, 1998 Planning and Zoning Board
Hearing.
2. Resolution PZ99-3 Easement Vacation
3. #46-98 Howell Building - Project Development Plan.
4. #57-98 Wykoff - Larimer First Annexation & Zoning.
5. #57-98A Wykoff - Larimer Second Annexation & Zoning.
6. Recommendation to City Council Regarding the Larimer
County Regional Road and Park Capital Expansion Fees.
7. #66-93G Windtrail Park P.U.D., Amended Preliminary and Final.
Director Blanchard pulled items 4 and 5 for discussion.
Item 7 was moved to the Consent Agenda.
Member Gavaldon moved to approve Consent items 1, 2, 3, and 7. Member
Weitkunat seconded the motion. The motion was approved 4-0.
Project: Wykoff - Larimer Annexation and Zoning First, #57-98
Wykoff - Larimer Annexation and Zoning Second, #57-98A
Project Description: First: Request for the voluntary annexation of 6.69 acres of
land located north of County Road 38E, west of Taft Hill