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HomeMy WebLinkAboutRIVERSIDE CENTRE (MODIFICATION OF STANDARD) - PDP - 26-98 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes June 17, 1999 Page 4 of 4 and it was important to get the roadway up to the standards of the Master Street Plan. By granting modifications on this section, she did not feel the road would be developed up to the necessary standards. The motion was approved 3-1, with Member Craig voting in the negative. Other Business: None The meeting adjourned at 7:50 p.m. Planning and Zoning BoG,d Minutes June 17, 1999 Page 3 of 4 Don Scaggs, Property Owner of 1450 Riverside, responded that it would be a problem and would change the character of the project. He felt that the 40-foot lane behind the building was needed for proper access. Member Gavaldon asked if the landscaping would be equal to the surrounding developments. Al Hauser felt the landscaping was well in excess of the other developments in the area. Member Craig asked what was the purpose of the right-of-way. Dave Stringer, Engineering Department, stated the project was originally completed as a special improvement district. The standard at the time was 100 feet of right-of-way. In the future, it may become necessary to widen the arterial for bicycles, as they are only sharing the roadway at the current time. The centerline of the street usually follows the center of the right-of-way, but in this case, the lines are skewed. Mr. Stringer felt that no additional right-of-way was needed due to a modified arterial status created in April by the Transportation staff. The modified arterial section consisted of five 12-foot lanes, two 7-foot bike lanes, detached sidewalks and a parkway. Member Craig was concerned that the right -of way would take the street right up to the sidewalk. Dave Stringer felt that would not happen. After granting the modification, if the right-of- way were used, the project would look like the current standard. There would still be a parkway next to the roadway. Member Carpenter asked if all of Riverside would lose the green areas by the street if the right-of-way were used. Dave Stringer responded that the improvements would probably not happen for 15 years. Granting the modification on this project would make this property currently the only one along the section after any right-of-way improvements that would still have any green area next to the sidewalk. Member Carpenter moved to approve the modification as recommended. Member Meyer seconded the motion. Member Gavaldon complimented the team and the staff for all of the hard work. He did agree with Member Craig's concerns, but felt the issues were out of the scope of this project. Member Craig stated she could not support the motion and felt the right-of-way was important. She felt there were many areas left to be redeveloped along that corridor Planning and Zoning Board Minutes June 17, 1999 Page 2 of 4 Riverside Avenue (an arterial street) generally between McHugh Street and Montgomery Street. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: Ron Fuchs, City Planner, gave a presentation about the project describing the modification. He reviewed the site shots and plans available. Member Gavaldon asked Planner Fuchs to review the plans. Planner Fuchs reviewed the plan that would meet the standards without a modification and the plan that included the modification. Al Hauser, with Architecture One representing the applicant, explained the reasoning for submitting only the modification. The applicant had the majority of the planning and engineering work completed. He reviewed the six points of reasoning in his letter that was included in the packet for the Board. He described the plan that did not include the modification. He discussed the comparison with the plan that included the modification and why the modification was better. Public Comment: None Discussion: Member Gavaldon asked about the amount of parking spaces that would be lost and whether that would hurt the project. Al Hauser responded with 26 spaces and he felt the loss was significant. Member Gavaldon asked if the removal of 5 feet of the building would stop the project. Al Hauser stated it might be significant. Member Carpenter asked what the criterion was for review of the modification. Director Blanchard responded that it was in the staff report as "equal to or better than" but a review of "hardship" was also acceptable. Member Gavaldon asked if the loss of parking spaces and 5 feet of the building would be a problem for the project. Council Liaison: Scott Mason Chairperson: Glen Colton Vice Chair: Sally Craig Staff Liaison: Bob Blanchard Phone: (H) 225-2760 Phone: (H) 484-9417 Vice Chairperson Craig called the meeting to order at 6:43 p.m. Roll Call: Gavaldon, Meyer, Carpenter, and Craig. Member Colton was absent. Staff Present: Blanchard, Eckman, Olt, Stringer, Schlueter, Fuchs and Macklin. Agenda Review: Director of Current Planning Bob Blanchard reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the January 21 and February 18, 1999 Planning and Zoning Board Hearings. (continued) 2. Modifications of Conditions of Final Approval 3. #50-91 D The Toy Shed (Lots 1 & 2 of Block 4 of Replat No. 1 of Evergreen Park) - PDP 4. #27-96B Fort Collins Good Samaritan Village — PDP (continued) Discussion Agenda: 5. #26-98 Modification of a Standard — Riverside Centre Item 1 and 4 were continued. Member Gavaldon moved for approval of Consent items 2 and 3. Member Carpenter seconded the motion. The motion was approved 4-0. Project: Modification of a Standard (Riverside Centre), #26-98 Project Description: Request for a modification of Land Use Code Section 4.23 (E) (3) (a) Development Standards, Site Design, Screening in the Industrial District (1). The property (1450 Riverside Avenue) is located south of the Burlington Northern/Santa Fe Railroad and north of