Loading...
HomeMy WebLinkAboutMULBERRY AND LEMAY CROSSING (FORMERLY LEMAY TOWNE CENTER) - ODP - 36-96 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes March 24, 1997 Page 16 project, as opposed to a split study. Chairperson Bell commented that she would be supporting the project, however, she does have a lot of concerns about this project. She is very concerned about the drainage situation and wants to hear more about solutions. She also wondered if some things could be done on the general layout for this project to look more friendly to people passing by. The motion was approved 5-0. REFERRAL OF THE REQUEST FOR THE DRY CREEK MINOR SUBDIVISION #41-95B This item was appealed to City Council and a verbatium transcript is attached. Membe Gavaldon declared a conflict of interest on this item and will not be participating in the decision.. Planning and Zoning Board Minutes March 24, 1997 Page 15 Member Gavaldon asked Mr. Goldberg asked how long he projects this project to build out. Mr. Goldberg replied that based on where they are now in the marketing plan, they are not able to go to the retailers and say they have a project until they received city approval. This is very prospective in their view at this point. With the merchants they have spoken to, they could do at least 60% of the project in the initial phase. Mr. Goldberg estimates 3 to 4 years to build out. Member Gavaldon asked Mr. Bracke if there were improvements made, and given that this project would take 3 to 4 years to build out, will our system be able to accommodate it. If not, what improvements could be made. Mr. Bracke replied it terms of projects the scale of relocating Lemay and building an overpass, that is not something that could be done easily. That is a major expensive project and would be a capital project that would be voted on by the people. Even if it was voted on in eight years, it would be several years before there would be enough revenue to build the improvements. Member Weitkunat moved for approval of the Mulberry and Lemay Crossings Overall Development Plan. Member Chapman seconded the motion. Member Weitkunat commented that the testimony heard has to do with the inadequacy of many of the things that are occuring in northern Fort Collins. Not only in the street and sidewalk systems, but the railroad and floodplain problems. She felt we should be aware and thought the Board will encounter these same problems in the future Member Weitkunat stated that based on Policies 69 and 72 in the Land Use Policies Plan, she believes that this is an appropriate development. Member Chapman concurred with Member Weitkunat and that this is an Overall Development Plan and was this an appropriate land use for this property. This project does bring up a lot of issues that have yet to be resolved and will be looked at when the PUD comes in. Member Gavaldon also concurred with the land use and will be supporting the project. Member Colton stated that he also will supporting the project. He felt there will be a lot of questions at preliminary and there will have to be answers, especially around the traffic impacts. He wants to see the complete traffic impact at the first phase of the Planning and Zoning Board Minutes March 24, 1997 Page 14 Member Colton asked Mr. Goldberg to give his thoughts on the development being too large for this site. Mr. Goldberg responded that according to the Comprehensive Plan --under the new City Plan that it does designate it as a large tract of land that will support a common definition of a regiional shopping center. It is not a neighborhood shopping center, nor is it a 7-11 store. It is a large piece of land therefore will support a large amount of retailers. Yes, the project he will propose will have approximately 25% of 42 acres in retailing. Not all those retailers will be a "large" retailer. They hope to have some of those, but they also hope to have retailers who are small. Member Colton asked if the square footage of this development compares to the Harmony Market Center. Planner Shepard responded Harmony Market is approximately 325,000 to 350,000 s.f. on 50 acres. This project will be approximately 350,000 to 360,000. Mr. Goldberg added that you can only support so many s.f. of retail based on how many parking spaces it takes to support that retail, how much open space and landscaping are needed. Member Colton stated that at preliminary, he would like a very detailed break-out, similar to what was done on the Harmony Towne Centre of all the improvements necessary, who is paying for what and what will be reimbursed. Mr. Bracke stated they will have that at preliminary. Chairperson Bell asked to see where the road to Mr. Shaw's property will be. Director Blanchard directed the Board on a visual map where Mr. Shaw's property is located. Planner Shepard added that the street connection that will go through will be Magnolia Street. Mr. Bracke explained the street circulation with Magnolia Street. Chairperson Bell asked that Mr. Shaw get some plans and be kept up on what is going on. Planning and Zoning Board Minutes March 24, 1997 Page 13 Planner Shepard stated he did not know if it is an enterprise zone or not. Mr. Goldberg replied that they are in an enterprise zone. It has nothing to do with them picking this site as an appropriate location for the project. As far as he knows, they are not getting any subsidy from anywhere. As for the merchants going into this project, if they can avail themselves to the enterprise zone regulations, then he suspects that then the enterprise zone is appropriate. No one has brought it up. Chairperson Bell asked for another explanation regarding revenue sources and where do they come from for infrastructure improvements. What will the applicant's responsibility be for street improvements? Sheri Wamhoff, Engineering Department replied that any street improvements that are deem required by this development and the developer, would then be required to build. At this time, this project is eligible for street oversizing and would be eligible for reimbursement for those portions of the road other than the local street portions. If they build to arterial width they would be responsible for paying for their half of a 36 foot road and 18 foot width along their side and be eligible for reimbursement for the rest of the money. That money comes from street oversizing fees which is assessed for any development that occurs within the City. That money is paid back, if we have the funds, and if the funds were not available, they would still be responsible for building those improvements. Ms. Wamhoff stated they would be required to improve all the streets along their frontage and any streets within the development. Off -site improvements are based on impacts, and so those impacts will be looked at for example and most of the traffic is going. Chairperson Bell asked for explanation of the public comment made regarding regional impacts. Planner Shepard there will be some side effects. This particular shopping center will be smaller than the Harmony Market Shopping Center. There will be some financial impact on the surrounding grocery stores. There will also be more attraction for people to come in from outlying Larimer County, Weld County, and southern Wyoming. He thinks that East Mulberry will become more attractive for some redevelopment potential. Chairperson Bell asked Mr. Goldberg if the South College Walmart would close. Mr. Goldberg replied that in his discussions with Walmart thus far, it is there intent to keep it open. Planning and Zoning Board Minutes March 24, 1997 Page 12 Member Gavaldon asked about the dependency of approval from the Colorado Department of Transportation (CDOT), for some of the improvements. If they don't get aprroved, what kind of contingencies will be in place to work around them. Mr. Bracke replied that was one of the issues that he has, and one of his greatest concerns is how that will operate. If it operates at a Level of Service F, then it will be congested. If it is congested, then the left -turn movement is either going to be transfered down to Lemay or to Link Lane. He felt it is important to have the recirculation, back from the frontage road, back into the shopping center because that left turn movement, he feels, will be a problem. Member Gavaldon asked if that will be defined and ready to go by preliminary. Mr. Bracke replied yes. Member Colton asked for clarification of public transportation. Mr. Bracke replied that Transfort works off of a Transit Development Program. The Lemay Corridor is a corridor that Transfort hopes to fund in the future as a new route. When that happens is a good question, there is no definitive answer for it. As part of the utility plan process, staff will be asking for a bus stop and a pull-out off of Lemay. At this time it is a future route. Member Colton asked about the traffic anaylsis and it shows the site traffic going to the north on Lemay. What are the alternative routes, assuming we get a lot of development in the northeast --what will be the future routes for people coming from the northeast. Mr. Bracke replied to get to the east, they will be using Lincoln and Vine. Both those roadways are shown as arterials in the Master Street Plan. Timberline will also carry to the north. Member Colton asked about future improvements to Vine Drive eastbound. Mr. Bracke replied that the southside is railroad right-of-way. The arterial width will be coming off of the developable land to the north. There would be no expansion to the south, all the expansion would come from the northside. Chairperson Bell asked about public comments made regarding the enterprise zone. Planning and Zoning Board Minutes March 24, 1997 Page 11 Mr. Bracke replied he was not sure when it would be delivered, but we will have it before we go to preliminary. Member Gavaldon asked Mr. Bracke to highlight what improvements and changes will be made. Mr. Bracke replied that the developer has been asked to re-evaluate, for the long-range future, a different trip distribution with more traffic coming from the north and east. Member Gavaldon asked if there is any data that would show a net decrease of traffic traveling to the south due to this project. Mr. Bracke responded that he did not think we would be reducing any trips, what will be reduced is the trip length. Member Gavaldon asked what the decrease of trip length is. Mr. Bracke replied staff does not have that anaylsis. Member Gavaldon asked if that would be available at preliminary. Mr. Bracke replied that we did not require that in the revised traffic study, but we can try to work something up. If this shopping center would go in tomorrow, we would not see free -flow speeds on College Avenue. But as we build toward the concepts of City Plan, in reducing those trip lengths, then we should see an improvement over time. Member Gavaldon asked Mr. Goldberg what was his plans to accommodate the infrastructure needed for this project. Mr. Goldberg replied that in identifying this site, it was crucial to them to make sure that they were in a logical location, a commercial node. Mulberry and Lemay is that kind of a commercial node. Mulberry is a fairly improved, very important arterial. They will pay their own way, and more issues will be worked out at preliminary. It goes without saying that there will be improvements to Lemay and Lincoln. They are also looking at some internal roadways that will be dedicated to the City. In addition, there has been a lot of conversation about the phrase "multi -model", and it would be nice if the infrastructure was there, and the bus would stop. Connections to the Poudre Trail will be made apart of their project and there will be other things they will do. If all the infrastructure was there, then these would not be issues, but logically this is a commercial node, and yes they will pay their fair share for improvements. Planning and Zoning Board Minutes March 24, 1997 Page 10 did not make the final list. It will be probably eight years down the road before Lemay is relocated approximately 1,000 feet to the east. Member Chapman asked if the intersection improvements would handle the additional traffic. Mr. Bracke replied that staff knows that there will be additional street improvements that will be necessary as part of this project. Member Chapman asked about #68 in the Land Use Policies Plan, with regards to the flood plain and the southern portion of the property being located in the 100-year flood plain. He asked what mitigation steps are required and what is planned. Glenn Schlueter, Stormwater Utility responded that '/ of this site is in the Poudre River Flood Plain. When Lemay was built, it was to act as a levy, but it does not meet the FEMA requirements for a levy. In reality, they have protection from the 100-year, but not within our requirements. Staff is heading into negotiations with the County to decide what to do --if this levy should be built and who will pay for it. Member Chapman asked about item #80 in the Land Use Policies Plan and that higher density residential uses should located within close proximity to Community or Neighborhood Park facilities. Member Chapman asked where the nearest Community or Neighborhood Park be. Mr. Shepard replied the nearest Community Park would be Edora Park, and the nearest Neighborhood Park would be Buckingham Park, just off of Linclon Avenue to the west. Member Chapman asked Mr. Shepard if those parks would meet the criteria for Policy #80. Mr. Shepard replied not exactly. Neighborhood parks have been generally located on a 1 per square mile basis. Out in the northeast, there is a deficiency. The Policy is not met to the highest quality of service we would like, but as things progress in the northeast, we can probably get more parkland. Member Weitkunat asked if this use would fit into the new zoning under City Plan. Mr. Shepard replied the new zoning is Commercial, which a shopping center is a permitted use in the Commercial Zone. Member Gavaldon asked if there was a more recent traffic study. Planning and Zoning Board Minutes March 24, 1997 Page 9 housing is also good idea. She felt the timing was the main issue and hoped the Board could use their creative ideas to come up with a way to address the issues. She stated that improvements to Lemay will not come up for Capital Improvements for another eight years for taxpayer assistance. Ms. Schmitt mentioned that Vine and Lemay is also a problem. She felt that for larger retail, there is better sites and suggested the activity center near Mountain Vista. Fred Shaw, lives directly east of the project, and will be the one it effects the most. He does have some concerns with traffic and congestion, but more importantly, he would like to be kept abreast of how this project develops. He mentioned the road coming out directly to the back of his house, that concerns him, but he felt that with adequate screening there would be things that would be beneficial to him. The project is in his backyard and he would like to be kept informed as to how this project will be developing. He felt that Lincoln and Lemay are inadequate already, but if this is good development, it means a good infrastructure to handle the traffic and the impact it has on people who live there, and he lives there. Joe Solomon, resident, felt that the overall project has a number of positive aspects about it. One that has not been mentioned is it's proximity to the bike trail next to the Poudre River, either for employees of that shopping center or for people that live in the area. He was also concerned with the impacts to the Riverside Shopping Center and the College development area. He also would like to see what the expectations are further along Mulberry for development. PUBLIC INPUT CLOSED Member Chapman asked for clarification on the LUPP, and "that Community/Regional Shopping Centers should locate near transportation facilities that offer the required access to the Center, but will not be allowed to create demands which exceed the capacity of the existing and future transportation network of the City". Eric Bracke, Transportation Services replied that at this point, we believe that the future transportation system as shown in the Master Street Plan can handle all the proposed traffic from this Center as well as the build out of City Plan. Staff has not yet evaluated what those demands will be on the existing system. Staff has asked the developer to re-evaluate portions of the submitted traffic study, and staff will be giving the Board more information and have more detail on the existing system, and what improvements would be required at the preliminary stage. Mr. Bracke spoke on the Lemay bypass. It was a project that made some of the initial lists of the Capital Improvements Projects that are being voted on in April, however, it Planning and Zoning Board Minutes March 24, 1997 Page 8 Jean Laudick, lives north of Fort Collins spoke on growth in Fort Collins. She spoke on the trips she makes to south Fort Collins to shop. She spoke in favor of the development and the convenience of being able to shop in north Fort Collins. Ms. Laudick spoke on traffic and felt that this development might eliminate some of the traffic traveling to the south. She also spoke on the affordable housing proposed with this development and that more people who live and work in the area could find housing they can afford. She urged the Board to approve the project. Johnathan Upson, lives in Old Town spoke in opposition to the project. He felt this project will not generate the sales tax revenue that people are projecting. He felt this project would create unemployment in the downtown area. Mr. Upson felt we should get the money upfront from the developer to widen the roads. He felt the developers should pay their own way. They should not get any unfair advantages at all that the downtown "mom and pop" stores don't get. They should pay for the increased traffic mitigation upfront, and they should not get any tax breaks either. Mr. Upson also feels that Mr. Goldberg should not get any tax break for being in the enterprise zone either. John Coxen, lives in Fort Collins and is a business owner in Fort Collins. As a small business owner, their threat does not come from someone like Wal-Mart, it comes from the cost of doing business, by things that are required. Mr. Coxen felt that the major issue is traffic and congestion. He feel that the traffic issues brought up are very valid points. He felt that the other issue is affordable housing and having a jobs to be able to qualify for a loan to buy a home. This project provides job opportunities for people. Mr. Coxen stated that the traffic issues do fall back into the lap of the City itself in planning for the future. Growth is going to happen and people are going to come here whether we plan for it or not. He thinks it behooves us not to make it the responsibility of somebody that did not cause the problem to pickup the tab for it. The City itself needs to be pro -active and plan for the expansion. He felt this was an opportunity to follow-up on the Albertson's project and start getting some projects in the north. Richard Schneider, resident, spoke in favor of the development. He firmly believes that the north side of Fort Collins is ignored with development. He thinks the City is incomplete and the north side needs this. There are only so many retail dollars available and they are all going to the south side of Fort Collins. He would like to see the retail dollars from the north stay in the north. Mr. Schneider spoke on traffic and felt that it is a smoke screen. He felt there is no reason we should not have this development go forward. Bridgette Schmitt, northeast resident spoke on traffic issues. She believes that retail in the north part of town is a very good idea. She felt that having additional affordable Planning and Zoning Board Minutes March 24, 1997 Page 7 the residents of north Fort Collins have earned this development and deserve it. He does not feel that the City has the right to deny them. Gil Wilson, lives 4 miles northwest of the proposed development. He stated that he remembers when Anheuser-Busch wanted to develop here and all the hoops and hurdles they were put through. He feels that after all the negative comments made about how they would destroy this community, they have been an excellent neighbor, and they contribute good money into the community. Mr. Wilson spoke on the transportation issues driving to south Fort Collins to shop. Mr. Wilson felt that it was unfair that someone wrote into the Coloradoan stating that all this was going to do was provide minimum wage jobs and take businesses away from downtown. He did not agree with either on of those comments. He does not think there is a store in this town that is paying minimum wage. He thinks that by providing jobs for young people, which these stores will, will keep them in school and off the streets and out of trouble. He also spoke on Wal-mart hiring senior citizens to work in their stores, and also the physically disadvantaged. Mr. Wilson felt it was time to put this regional center in here and increasing our tax base. Howard Coopersmith, lives in northeast and has a business within 1 mile of the site. Mr. Coopersmith stated that he drives north Lemay everyday. He has two concerns, traffic, which he feels north Lemay as it exists now is inadequate for the current traffic levels that we have there presently. Mr. Coopersmith stated that it was not just this project, but several projects proposed in the north that will effect north Lemay. Mr. Coopersmith spoke about the delays on Lemay, and the effect the problems have on Andersonville and Alta Vista. Mr. Coopersmith stated that development is inevitable and he would welcome a neighborhood shopping center in that area. He did not think that we need a Super Wal-. Mart, it was not the kind of store we would like to see there. He felt this development will be a regional draw and would not benefit the local people. He felt the impacts really need to be considered. Robin Bashoulee, lives northeast of Fort Collins. Her husband and herself own and operate a business off of College Avenue. Supposedly there are 30,000 cars that pass by her window everyday. She fails to see how College Avenue adequetly supports the traffic flow to the Target's and the bigger stores in south Fort Collins. She thinks if anything, this will be a huge relief to the south and central part of town. Neighbors, friends are all very much in support of this project. She feels the good things that this project will bring, far outweigh the infrastructure problems. She feels that the revenues in the end will help pay for the necessary infrastructure changes. Planning and Zoning Board Minutes March 24, 1997 Page 6 traffic congestion in south Fort Collins. She felt that the new Albertson's store in north Fort Collins is the best thing that has happened in the north. She felt the growth in north Fort Collins needs the shopping as well as people who live in the south. Ms. White spoke on the traffic issues broght up, and that they have ignored the fact that this could possible decrease traffic on the south side. She felt that Fort Collins itself is a regional shopping area bringing in people in from Wyoming and the mountain towns. She did not feel that the proposed development would change that except for maybe giving people more options. She also felt that it would not take away the charm of downtown, but would draw more people to it's uniqueness. She did not feel that one shopping center on the north will make a difference in supporting the other businesses in the area and that this development will be a benefit to all of Fort Collins and northern Larimer County. Dave Joyce, owner of Supermarket Liquors stated that they have been fortunate to be in their location for the past 20 years just east of this development. They anxiously look forward to a retail development and are excited that this prospect might come to do here. Mr. Goldberg is proposing an exciting retail project in this area and they are support of this project. They feel this development will be a great asset to Fort Collins. He resides in the north and can attest to the lack of services in retail and other area that we don't have in our area. He has found most people in the area to be supportive of this project and he thinks they will make an excellent neighbor for Supermarket Liquors. Mr. Joyce stated there are some concerns regarding the access from Mulberry, but they have talked to Mr. Goldberg and they feel confident that they can work out the problems. Mr. Joyce hoped the Board would approve the project. Margaret Phillips, lives in the northeast and stated that she had attended a meeting at the Streets Facility earlier this year and the concensus was that this area was appropriate for development. However, the concensus was also that the existing infrastructure was not that it could support a regional shopping center and a store with a 200,000 s.f. magnitude. She felt the residents that use Lemay as their main access to town will suffer from this development if it goes through and Lemay is not improved. She felt it was the infrastructure that should be looked at when planning a regional shopping center. Clair MacMillen, owner of the Comfort Inn spoke in favor of the project. Mr. MacMillen spoke on growth in the south. He stated that the comments made about subsidizing business --he contends that the north side of Fort Collins, north of Prospect Street has - bank -rolled and subsidized all the growth south of Drake in the 25 years of his recall. He stated that this land is ripe for development and has long been that way. He felt that Planning and Zoning Board Minutes March 24, 1997 Page 5 Ms. Craig went on to say that because this ODP was submitted before the new Land Use Code went into effect, the applicant is not required to meet the new transportation infrastructure guidelines. This leaves the people of Fort Collins paying the bill for any needed improvements beyond this development. The concept was to make shopping more convenient for people in the northeast, with opportunities of multi -model transportation; however, at this time the car will be the only mode of transportation making North Lemay a road to avoid. Ms. Craig asked the Board to please address these transportation problems and get guaranteed solutions before you let a development of this size continue through the process. Phil Teeter, lives north of town. He felt this site was an appropriate site for development and has been for some time. He does have a problem with a development of this size and scale. He felt that this development will have regional effects as far as Fort Collins is concerned. He felt it has become a common policy to subsidize a certain level of development when it is deemed to be desirable for the community. He felt that this was not a necessary development in this community as this size. He felt this developer should not be subsidized by the community and should pay his way. He simply did not think that it was possible to mitigate the traffic problems that will be associated with the project. Mr. Teeter spoke on the increased traffic and felt there was a problem with scale and thought that it would create problems. Mr. Teeter felt it was up to the Board and the Planning Department to be very sure that these things are dealt with in an adequate fashion. Kathleen Killkelly, resident of north Fort Collins spoke in opposition to the project. She and many of her neighbors do not feel that a shopping center or anything of this magnitude that will generate in the neighborhood of 18,000 auto trips per day is appropriate for this location. A regional shopping has regional implications and felt this development should be moved more to the east, closer to 1-25. Ms. Killkelly felt the infrastructure in the area could not support what will be going in there. She asked the Board to look at this development for this site specific location and find if it is appropriate. She stated that she and her neighbors were not overjoyed to have this type of a project coming in to north Fort Collins. She felt this is what we have already seen and suffering the repercussions from --is the type of development that went into south Fort Collins. Cheryl White, resident of north Fort Collins, stated that his shopping center is needed in north Fort Collins. She spoke on driving from north Fort Collins to the south and the Planning and Zoning Board Minutes March 24, 1997 Page 4 on the hours and expense it takes to drive to south Fort Collins to shop. She also spoke on the air pollution created by driving so many miles to shop. She felt this development would accommodate the people that were already here. She felt we have a chance to make this development attractive and has see Mr. Goldberg's developments in Denver and felt he does an outstanding job. She felt this would improve the mess now along Mulberry Street and would also help the downtown area. Louise Stitzel, 521 E. Laurel, spoke on affordable housing. She applauded this development for mixing housing with business and felt it fit into the City Plan. She suggested that the developer make the units affordable for the area median income citizens. Laurie McGregor, lives in north Fort Collins. She stated that this was exciting to have something like this come to the north side of Fort Collins. She also has seen work done by Mr. Goldberg and felt he does a nice job. She felt this would be a great asset to the City of Fort Collins and would fill a niche for north Fort Collins. She spoke on the amount of trips per week she makes to south Fort Collins to shop and this development would be accessible and easy for not only north Fort Collins, but LaPorte, Wellington and Waverly. She referenced the recently opened Albertson's on North College and felt more development in north Fort Collins would help in the multi -model goals of the City. She encouraged the Planning and Zoning Board to approved this project. Sally Craig, resident of Fort Collins stated that this project is that it is the same size as a regional center on the Harmony Corridor that goes from Sam's Warehouse east past Steele's Market. The Harmony regional center already had a transportation infrastructure that would handle the enormous increase in traffic. Harmony is a State Highway that has four lanes, with a median both east and west extending miles beyond the site. The Mulberry Lemay regional center is being built where it's main access is off of Lemay, a two-lane road that is already below the standard needed to support the existing traffic. This is an example of putting development before the transportation infrastructure has been put into place. Ms. Craig stated that the applicant will not be responsible for all the improvements needed to bring Lemay up to the standard necessary to handle the 11,000 more cars a day. Ms. Craig questioned whether the City has the funds or intentions to have Lemay up to the standard needed to accommodate a development of this size by 1998? Will there be four lanes and a median? There will be no public transportation to this site, when will that be implemented? Lack of sidewalks and bike lanes along Lincoln beyond this site make access by other modes of transportation very limited. How will that be solved? Planning and Zoning Board Minutes March 24, 1997 Page 3 Member Gavaldon moved to recommend to City Council the approval of Consent Agenda items 11, 12, and 13. Member Colton seconded the motion. The motion was approved 5-0. Member Colton moved to approved consent items 15,16 and 20, including the variance to item 20. Member Gavaldon seconded the motion. The motion was approved 5-0. Discussion Agenda: Mulberry and Lemay Crossings (formerly Lemay Towne Center) - Overall Development Plan. #36-96. Ted Shepard, City Planner gave the staff report on the proposed project recommending approval. Mark Goldberg, Goldberg Properties gave the applicant presentation. Mr. Goldberg spoke on the location of the project and the areas they hope to serve with this development. He stated that the majority of development has happened on the south side of the community, and would like to serve the market place in the north. Mr. Goldberg stated that Fort Collins has an outreach for affordable housing and they have an affordable housing component in their project. He stated that they will invite them in, but yet will buffer and provide a safe and comfortable haven for the residents. Mr. Goldberg stated he is aware of the traffic issues with the project and does have their traffic engineer there to speak. He stated that generally they find and concur with the staff that this is an appropriate location in the comprehensive plan for the style of development that they do. PUBLIC INPUT Cherylynn Morgan -Morrow, lives 2 miles east in Vista Bonita. She stated that their neighborhood got together and had a meeting and not one person was against this development. She stated that this development was needed 10 years ago. She spoke I, Planning and Zoning Board Minutes March 24, 1997 Page 2 18. #54-87AL Oak/Cottonwood Farm -Amended Overall Development Plan 19. #54-87AM Oak/Cottonwood Farm, Miramont Self Storage Pud - Preliminary 20. #46-88G Park South PUD, Third Replat - Final 21. #40-91B Timberline Enclave Annexation and Zoning (To be heard April 14th) 22. #51-91B K-2 Enclave Annexation and Zoning (To be heard April 14th) 23. #29-96 Four Seasons Condominiums PUD - Preliminary (Continued) 24. #3-94H Willow Springs PUD, 5th Filing, Country Store - Preliminary 25. #3-94G Willow Springs North PUD - Preliminary Member Colton pulled for discussion agenda item #10, Modifications of Conditions of Final Approval. Member Gavaldon moved for approval of consent items 2, 3, 4, 5, 6, 7, and 9. Member Chapman seconded the motion. Member Gavaldon noted the variances on items 3 and 5. Member Chapman seconded. The motion was approved 5-0. Member Gavaldon moved to move items 15, 16 and 20 to the Consent Agenda including approval of a variance on item 20. Member Chapman seconded the motion. Member Colton commented on Registry Ridge stating that the agreements worked out by the neighbors and the developer were a big improvement on this site. Member Colton asked about the completion of the bike trail and would like to see it completed with this project. Eric Bracke, Transportation Services replied he was not sure when that section would be done, but if they are working on it, they will try to keep the road open during the construction period. The motion was approved 5-0. A - PLANNING AND ZONING BOARD MINUTES REGULAR MEETING - MARCH 24, 1997 6:30 P.M. Council Liaison: Gina Janett I Staff Liaison: Bob Blanchard Chairperson: Gwen Bell Phone: (H) 221-3415 Vice -Chair: 3201 Glen Colton Phone: (H) 225-2760 (VV) 679- The meeting was called to order at 6:35 p.m. by Chairperson Bell. Roll Call: Weitkunat, Gavaldon, Chapman, Colton, Bell. Members Byrne and Davidson were absent. Staff Present: Olt, Shepard, Ludwig, Lawrie, Blandford, Wamhoff, Herzig, Stanford, Bracke, Jones, Schlueter, Duvall, Blanchard and Deines. Agenda Review: Director of Current Planning Bob Blanchard reviewed the consent and discussion agendas. Those agendas consisted of: 2. #5-97 3. #6-97 4. #42-89F 5. #40-94D 6. #22-94A 7. #47-95A 8. 9. 10. 11. #9-97 12. #49-87F 13. #5-87B Minutes of the May 24, 1997 Planning and Zoning Board Hearing. (Continued) Sterling House PUD - Preliminary and Final Doerr PUD and Subdivision - Preliminary and Final Harmony School Shops PUD, 1st Filing - Final Lincoln East PUD, Diamond Shamrock Convenience Store - Preliminary Dellenbach Auto Storage PUD - Amended Final Shenandoah PUD, First Filing - Final Resolution PZ97-5 Easement Vacation (Continued) Resolution PZ97-6 Easement Vacation Modifications of Conditions of Final Approval Burlington Northern at Mcclelland Drive - Enclave Annexation & Zoning Link N Greens, 4th, Enclave Annexation and Zoning West Drake Road, 2nd, Enclave Annexation and Zoning Discussion Agenda: 14. #36-96 Mulberry Lemay Crossing - Overall Development Plan 15. #32-95C Amendment to the Registry Ridge Overall Development Plan 16. #32-956 Registry Ridge PUD, Phase I - Final 17. #41-9513 Dry Creek, Phase I - Referral of a Minor Subdivision Plat