HomeMy WebLinkAboutSTREAMSIDE ANNEXATION & ZONING - 55-02A - DECISION - MINUTES/NOTESPlanning & Zoning Board
May 18, 2006
Page 7
Board Member Meyer made a motion that the Planning & Zoning Board approve the
Peterson Annexation and Zoning #54-026 based on the facts and findings of the staff
report.
Member Schmidt seconded the motion. Motion was approved 7-0.
Board Member Schmidt made a motion that the Planning and Zoning Board approve the
Streamside Annexation and Zoning #55-02 based on the findings and facts of the Staff
report on page three.
Member Fries seconded the motion. Motion approved 7-0.
Project: Hilton Garden Inn at Preston Center at Wildwood Business P
First Filing- Major Amendment
Project Description: This is a request for a major amendment for a 4-stgn�hotel of
approximately 74,322 square feet and 120 rooms.,6n Lot 2 of the
Preston Center first filing. The lot is located between Corbett Drive
and Gifford Court. The height is 58.5 feet to,the top of the ridgeline.
The parcel is 3.55 acres in size. There would be 111 parking spaces
and is zoned as Harmony Corridor. A request for modification has
been submitted to allow more than 25% of secondary uses in the
eston Center, defined as filings ahe and three.
Staff Recommendation: Appr I of the request for a or amendment for the Hilton
Garden IN at Preston Center at Wildwood Business Park, First
Filing- MajoK.4mendment.'
Hearing Testimony, Written Comments and
Staff Member Shepard stated that be
visual analysis. The shadowing is to
carry over the residential properties.,
Evidence
structure is over 40 feet, there is a shadow and
a little over Gifford Court. The shadow does not
He discussed the architectural elevations. There is masonry to the top of the first floor. The
building does not have a pitched roof. There is a corniced treatment, portico chair, and the canopy
in the front has a cupola to add to the variety of the north elevation facin armony Road.
He then began discussing the modification, based on Preston Center being on center, a total of
25 acres. All of the uses of filing 3 are vested. There is one lot that has both primary and
secondary uses listed as a vested use. In order to be conservative, he has taken those into the
25% calculation. They assigned the 1.62 acres as secondary. He noted that if the lot remained as
office space, it would be 26% secondary use, 1 % over the cap. With the Hilton Garden Inn it
would go up to 41 %.
Staff Member Shepard said that they are recommending the approval of the modification based o
the equal to or better than justification. The plan could have been a neighborhood service center,
Planning & Zoning Board
May 18, 2006
Page 6
joint development agreement signed by Larimer County, the City of Fort Collins, and the property
owner for improvements for the Streamside property, Vine Drive, and the bridge. He also noted
that there will be a limited number of building permits issued for homes in the Streamside
development through Larimer County. The remainder will be through the City of Fort Collins.
Member Rollins asked Staff Member Olt how he knows that the development plan is developing as
what is defined as Urban Estate zoning. Cameron Gloss stated that the development plan would
conform to the Urban Estate density limits.
Member Lingle asked Member Olt to clarify the enclaves. Olt said that the two properties fronting
on the east line will not be enclaves by virtue of the right of way of Vine Drive, even though it is
annexed to the city. He stated that it is just the large parcel between Peterson Annexation and
Streamside Annexation.
Member Lingle asked if the contiguity on the Streamside Annexation is dependant upon the
approval of the Peterson Annexation. Olt agreed, saying that Streamside would not be eligible
without the Peterson annex.
Member Meyer asked if the property owner voluntarily agreed to become part of the city, despite
the fact that he was already developing in the county. Olt said that he voluntarily agreed to the
annexation. The annexes were initiated 4-5 years ago, but were never finished. Member Meyer
followed -up by asking if the property owner had said no, would he be able to develop the land
because of the inter -governmental agreements. Olt said no, because they would not have the
annexation agreement signed by the property owner.
Public Participation
Starling Belder lives at 105 Rachel Court in the Charles district of Vista Bonita. She received the
zoning application in the mail and wants to know what is meant by the housing density for an
Urban Estate. She also wanted to know if there were environmental protections built into the
annex for the variety of wildlife in the area.
End of Public Participation
Member Schmidt responded to the questions regarding the housing density for Urban Estate
zoning districts. She said that Urban Estate is primarily single family residential zoning district. The
minimum lots are one half acre, with an overall density of no more than 2 units per acre. There is
the ability to cluster residential development, and the property owner would have to preserve at
least 50% of the property for open space.
Director Gloss mentioned that the density of the proposed Streamside Development complies with
the City's density standards and has helped preserve some of the environmentally sensitive
features of the land. He referred to Environmental Planner Doug Moore. Moore said that, with this
property, they were concerned about the Boxelder ditch, wetlands, and riparian forest in the area.
He stated that the county was very concerned with preserving a buffer from the wetlands. They
have asked in their code, for 100 feet from the edge of the drainage for Boxelder, in addition to the
wetland buffer. He concluded by saying that during the annexation process, they do not get
involved with ecological characterizations or any environmental studies.
Tricia Kroetsch with Northstar Design, the civil engineer on the project, noted that there is one
crossing at Boxelder, from Vine Drive to access a cluster of lots. There is also an access across
the wetlands on the east.
Planning & Zoning Board
May 18, 2006
Page 5
this annexation is UE — Urban Estate, which is consistent with the
Structure Plan designation and is in conformance with the 1-25 Subarea
Plan.
AND
Project: Streamside Annexation and Zoning, #55-02A
Project Description: This is a request to annex and zone 73.67 acres located on the south
side of East Vine Drive between Interstate 25 and County Road 5.
Contiguity is gained along west property lines that abut the Peterson
Annexation being evaluated concurrent to this request. The property is
undeveloped and located in the FA1 — Farming District in Larimer
County. The requested zoning for this annexation is UE — Urban
Estate, which is consistent with the Structure Plan designation and is in
conformance with the 1-25 Sub Area Plan.
Staff Recommendation: Approval of the Annexation, recommends that the property be placed
in the UE — Urban Estate Zoning District and that this property be
included in the Residential Neighborhood Sign District.
Hearing Testimony, Written Comments and Other Evidence
Planner Olt began with the Peterson Annexation and Zoning #54-02B, which is a 27.9 acre parcel
of land located on the south side of East Vine Drive. This area is east of 1-25 and County Road 5.
The requested zoning for this land is Urban Estate, in conformance with the city's structure plan as
well as the 1-25 sub area. The property owner and petitioner is Cedar Points Land and Livestock.
The city is the circulator and applicant. The required contiguity is met along the west property line.
Planner Olt described the Streamside Annexation. The parcel is 73 acres of land on the south side
of East Vine Drive to the railroad tracks between 1-25 and County Road 5. It is requested as a
Urban Estate and to the City of Fort Collins if annexed.
Planner Olt said that the two would create what is defined as three enclaves of property.
Properties that are enclaved are eligible for involuntary annexations to the City after a three year
period of time. Olt stated that he met with the owner of the rectangular enclave and the larger
enclave to discuss the impacts and implications of the annexation. They understand the
circumstances and accept them. He said that he was unable to speak with the owner of the third
enclave. One property owner told Olt that the owner of the third enclave was new. He thought that
they might not even be in the Larimer County assessor's records yet.
Member Schmidt asked if roads needed to be totally surrounded. She asked this because she
thought that, in order for a parcel to be considered an enclave, roads were not counted as totally
surrounding. Olt agreed, saying that in that case, the two northern areas are not really becoming
enclaves because of Vine Drive.
Member Schmidt asked if there was already a county housing plan going on in this area. Olt said
that she was correct. The Streamside Property development project has been underway in
Larimer County and is close to being finalized. Olt said that they cannot finalize the annexation of
this property until that development plan is approved and recorded in Larimer County. It will be a
Planning & Zoning Board
May 18, 2006
Page 4
going to happen to future property values. If the area is developed with dense housing and with
commercial development around the Centex subdivision, it won't flow very well.
Mark Ashford, 1945 Prairie Hill Drive, addressed the Board to express concern about housing
values declining because of commercial development in that area. Ashford was not concerned
with the annexation, but more with zoning. He felt that it would make more sense aesthetically to
build more neighborhoods similar to the Centex subdivision. The roads are already there and felt it
would maintain the property values to continue with housing instead of commercial. Ashford also
expressed that there should be some open space given that the area is housing and churches —all
family oriented. With the Harmony area being developed commercially, Ashford believed there
would be sufficient shopping opportunities on Harmony and Centerra in Loveland. Ashford added
that there were concerns for a commercial area across the street from Bacon Elementary because
of traffic.
End of Public Participation
Member Schmidt asked Shepard for clarification in response to the citizen's comments, does MMN
allow a small amount of commercial? Shepard replied yes, all zones are mixed use. It was a
fundamental tenet of City Plan that all zones are mixed use. There are no exclusive land use
zones with the exception of RF and Urban Estate. The commercial center that is planned for this
area is on the Hansen property that is north of the subject property. There is no indication when
that property will be annexed and there is no development activity on the Hansen property. That is
where the designated neighborhood center will occur as part of the Fossil Reservoir Area Plan.
Timberline Road is a regional road, and the school district was aware of this when they selected
that site for Bacon Elementary. Timberline Road carries traffic from Windsor to downtown Fort
Collins. North of Harmony Road is designated as a six lane major arterial roadway. Traffic is
anticipated to increase on Timberline, and there will be commercial development north of Linden
Park and the Johnston Annexation.
Member Schmidt commented that it is most likely that if there is commercial development to the
north of the parcel of discussion this evening, it will remain residential and create a buffer between
neighborhoods and the commercial that is planned. However, when an actual PDP is filed, that is
when there can be more discussion about commercial development.
Board Member Schmidt motioned that the Planning & Zoning Board approve the Johnston
Annexation and Zoning #9-06 based on the facts and findings on page 5 of the staff report.
Board Member Rollins seconded the motion. The motion passed 7-0.
The Board agreed to review Peterson Annexation and Zoning, #54-02B and Streamside
Annexation and Zoning, #55-02A given their proximity and similar characteristics.
Project: Peterson Annexation and Zoning, #54-02B
Project Description: This is a request to annex and zone 27.89 acres located on the south
side of East Vine Drive between Interstate 25 and County Road 5.
Contiguity with the existing municipal boundary is gained along the
west property boundary, which abuts the Kirshner Annexation
(December, 1993). The property is undeveloped and located in the
FA1 — Farming District in Larimer County. The requested zoning for
Chairperson Lingle called the meeting to order at 6:00 p.m.
Roll Call: Rollins, Fries, Schmidt, Meyer, Stockover, Smith, and Lingle.
Staff Present: Gloss, Mapes, Olt, Shepard, Deines
Citizen participation: None.
Director of Current Planning, Cameron Gloss, reviewed the Consent and Discussion Agendas:
Consent Agenda:
1. Minutes of the February 16, 2006 and April 20, 2006 Planning and Zoning hearings
(continued)
2. Recommendation to City Council regarding the Fort Collins Loveland Municipal Airport
Master Plan Update
3. #54-02B Peterson Annexation and Zoning
4. #55-02A Streamside Annexation and Zoning
5. #9-06 Johnston Annexation and Zoning
6. #11-06 Cargill Rezoning
Discussion Items:
7. #90-85R Hilton Garden Inn at Preston Center at Wildwood Business Park, First Filing —
Major Amendment
8. #36-05A Bella Vira — Project Development Plan
9. Recommendation to City Council for Spring 2006 Biannual Revisions, Clarification and
Additions to the Land Use Code.
Member Schmidt moved for approval of Consent Agenda item #6, with the exception of
Items 2, 3, 4, and 5 which were pulled by Member Schmidt as well as Citizen participation.
Member Stockover seconded the motion. Motion passed 6-0.
Project: Recommendation to City Council regarding the Fort Collins -Loveland
Municipal Airport Master Plan Update
Project Description: This is an update of the Fort Collins -Loveland Municipal Airport
Master Plan which is a policy document that assesses and directs
physical improvements that will likely be necessary to accommodate
future aviation needs at the airport.
Staff Recommendation: Approval