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HomeMy WebLinkAboutCACHE LA POUDRE RIVER ANNEXATION (ENCLAVE) - ANX160004 - DECISION - MINUTES/NOTESPlanning & Zoning Board September 8, 2016 Page 6 Other Business 2017 Annual Work Plan Vice Chair Hart asked whether the 2017-18 City Plan proposal had been funded; Planning Director Gloss stated that this decision has not yet been made at this time. There were no other objections to or questions about the plan as written. Member Hobbs made a motion that the P&Z Board forward the revised 2017 Annual Work Plan memo dated 8/11116 to the City Council. Member Schneider seconded. Vote: 6:0. The meeting was adjourned at 7:28pm. �Clh�II�L I�� Ck 01 meron Gloss, Pla ing Director Kristin Kirkpatrick, Chair Planning & Zoning Board September 8, 2016 Page 5 projects, identifying the required ratios of primary/secondary uses (this project is 92% primary and 8% secondary). He also confirmed that this project meets or exceeds City standards/guidelines. Planner Frickey provided an analysis, stating how adjacent properties were slated for future development. He pointed out the emphasis on the landscape plan, which provides year-round plants for screening and providing an attractive, compatible street -front, especially given the low level of visual interest. He also discussed the primary/secondary uses available in this area, and Staff agreed with the Applicant's analysis, saying that providing multiple uses within this employment district is not detrimental to the overall character of the area. Public Comment Ken Merritt, 2900 S. College Ave, is here representing Stan Scott, who wrote the letter to the Board in opposition to this project. Mr. Scott stated his primary concern being the interpretation of 25% of secondary use, saying this project occupies more than 25% of the gross area of the development plan. He believes the 25% secondary use regulation should apply to the employment district as a whole, rather than the just the level of the individual development plan, citing the City's LUC 4.27(D)(2) for reference. Mr. Scott feels this restriction is not being properly applied to this project. Cathy Mathis, 444 Mountain Avenue in Berthoud, stated that she was part of the group that originally evaluated the entire E — Employment zone district, and she has been part of several related evaluations as well. Staff Response Planner Frickey responded by reviewing the origin of the E — Employment Zone district, which, at the time this property was originally designated, was primarily for larger developments, making the 75/25 split easier to achieve. However, once these larger zone districts were developed, only "remnant" parcels are now left, leaving some to struggle with adherence to such a strict LUC interpretation that does not lend itself to the highest quality of land development. Planner Frickey went on to say that, for these two parcels, there was originally a list of approved Planned Unit Development (PUD) uses as a whole, including office, retail, and restaurant. However, an amendment process was required because it wasn't developed at that time, so now the LUC has to be re -interpreted. Board Questions Member Hobbs asked about the protocol for changing the secondary use ratio, whether it is a "first come -first served" option to the available pieces of land. Planner Frickey agreed with this description, adding that sometimes the last development in an area may end up with a disproportional amount of improvements to be done. Vice Chair Hart asked whether the code was being applied in different ways or if the LUC was being interpreted differently. Planning Director Gloss stated that all land in the Employment zone is not equal, adding that some may have higher industrial -type uses, or may have a major arterial next to an office building, so secondary uses sometimes require a judgment call on the part of the planner. Uses may not always require a numeric standard but sometimes have a qualitative side as well. Board Deliberation Member Heinz made a motion that the Planning and Zoning Board approve the Timberline Storage Major Amendment 160003 based on the findings of fact on page 9 of the staff report Vice Chair Hart seconded. Vote: 5:0. Planning & Zoning Board September 8, 2016 Page 4 follow-ups. Ms. Mathis reviewed the areas of the property that are "common" areas and those that could potentially be used for "functions", noting that the interior had recently been remodeled. Chair Kirkpatrick asked whether there were other similar projects that had multiple land uses listed. Planner Holland responded that he was not aware of another similar living situation, although there are examples for commercial and retail projects with similar usages. This is a unique situation because of the way the building was previously designed and its history having multiple uses, The Applicant is asking for the opportunity to maximize the usage and changes of occupancy in the future. Board Deliberation Vice Chair Hart stated that he feels this usage is appropriate, so he will support the project. Member Hobbs acknowledged the issue brought up by the citizen, saying that he understands that the CSU Greek system precludes alcohol, which would indicate a higher level of restriction, so he is comfortable with either designation and will support the project. Member Heinz agrees and will also support the project. Member Schneider made a motion that the Planning and Zoning Board approve West Side House Major Amendment FDP160021 with the four modifications of standards and conditions of approval based on the findings of fact on page 13-14 in the staff report. Member Heinz seconded. Vote: 6:0. Project: Timberline Storage MJA Proiect Descrintion: This is a Major Amendment request for a mixed -use commercial development. The project consists of conditioned and unconditioned storage units, a small office and a future building (use yet to be decided). Vehicular access will be provided by an existing private drive in the Spring Creek Center. This project will replat lots six and seven of the Spring Creek Center PUD and vacate various access and drainage easements that were associated with the original PDP. The site is located in the Employment (E) zone district. Member Hansen disclosed a conflict of interest and recused himself at 6:49pm Member Hobbs also disclosed a recent occurrence concerning this project involving contact with a citizen who sent a letter in opposition to this project, he does not feel this contact will affect his judgment in this matter. Recommendation: Approval Staff and Applicant Presentations Planner Frickey gave a brief overview of this project. Brandon Greve, Timberline Storage (applicant), also provided a more -detailed description, including site constraints, compatibility with the area, proposed materials, the landscape plan (including landscape buffers), and proposed parking. He described the neighborhood interaction, and he detailed the dialogue associated with this outreach, adding that there were no concerns from the surrounding neighbors. Regarding an opposition letter sent to the P&Z Board, he stated that the letter was sent by a competitor. He described the history of similar Planning & Zoning Board September 8, 2016 Page 3 Staff and Applicant Presentations Planner Holland gave a brief overview of this project. Cathy Mathis, TB Group (Architects), gave a full presentation of this project. She provided pictures of the project, describing the landscaping and surrounding walls, setbacks, proposed parking and improvements, and development time frame. Planner Holland provided an analysis of the project, highlighting the history of the area and the prior uses and zoning, the definition of "extra -occupancy" and how it differs from "multi -family", and the applicant priorities for improvements and flow based on the changing needs of the area. He discussed the concerns voiced by adjacent property owners and how those were mitigated. He described the proposed plan amendments, occupancy enforcement, and the staff recommendation of the proposed conditions (specifically discussing the three-year deadline to choose a use). He also stated that the four proposed modifications appear to be reasonable, based on the context of the site. Member Hobbs asked about the maximum occupancy allowed under this proposal with respect to the various designations; Planner Holland responded that the extra -occupancy maximum is 22, and it is 25 specifically for a fraternity designation. Public Input Ben King, 1203 Harris Drive, is opposed to this project, stating his concern with this property becoming a fraternity house. He does not feel comfortable with the open-ended nature of this proposal. He is concerned with potential parties and events typically associated with fraternities. Newton Seitzinger, 2019 Brookwood Drive, President of Lutheran Campus Ministries, has a concern with the current two-way traffic and the proposed traffic plan. He does not have any issues with the current property managers and occupants and no objections on how the property will be used. Applicant and Staff Response Ms. Mathis stated that no reconfiguration of the current traffic pattern is planned; it is currently functioning and will perhaps be widened with new striping. Martina Wilkinson, with Traffic Operations, stated that this was not re -reviewed as part of this project application, since it was previously reviewed in 2014. She reviewed the circulation pattern and why the current traffic plan was not modified. Planner Holland confirmed that there is an access easement deeded at this location. Ms. Mathis also stated that the owners will be improving the landscaping with this project. She added that the fraternity will have an on - site manager who will supervise the member activities. Planner Holland also stated that a fraternity is required to be sanctioned and associated with CSU as well as their main chapter. Chair Kirkpatrick asked if the applicant could present the landscaping plan in more detail. Ms. Mathis described the proposed landscaping plan, including grasses, trees, and ground cover. Planner Holland stated the objective of having a good mix of evergreen material in order to achieve a nice presentation. Along the property line, there will be fencing and columnar juniper trees, along with smaller plant material, in order to provide a screen between the neighboring properties and the house. Board Questions Member Hansen asked about eliminating required interior landscaping in order to provide more parking spaces; Planner Holland responded that the parking lot spaces would be based on the defined required square footage. Vice Chair Hart asked about enforcement of landscaping standards and related maintenance; Planner Holland stated that this will be enforced with an initial inspection and occasional Planning & Zoning Board September 8, 2016 Page 2 Planning Director Gloss reviewed the items on the Consent and Discussion agendas for the audience. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from August 11, 2016, P8Z Hearing 2. North College Drive -Through PDP#160004 3. Timberline Storage MJA 4. Cache la Poudre River Annexation Public Input on Consent Agenda: A citizen requested that the Timberline Storage MJA be pulled from the Consent agenda and placed on the Discussion agenda. Chair Kirkpatrick stated that this project will be reviewed at the end of the Discussion agenda. Member Hansen disclosed a conflict of interest on the North College Drive -Through PDP#160004. Member Heinz made a motion that the Planning and Zoning Board approve the Draft Minutes from the August 11, 2016, P&Z Hearing and the Cache la Poudre River Annexation, both on the August 11, 2016, Consent agenda. Member Hobbs seconded the motion. Vote: 6:0. Member Heinz made a motion that the Planning and Zoning Board approve the North College Drive -Through PDP#160004 on the August 11, 2016, Consent agenda. Member Schneider seconded the motion. Vote: 5:0. Discussion Agenda: 5. West Side House Project: West Side House Project Description: This is a request for a combined Major Amendment/Final Plan to convert an existing 3-story building that is currently operating as an Extra Occupancy Rental House (EORH) to a fraternity and sorority use. The site is located on 0.413 acres at 801 South Shields Street and is in the Community Commercial (C-C) Zone District and the TOD Overlay District. The project includes a minor reconfiguration of the existing parking area with a new trash enclosure and perimeter landscaping. Recommendation: Approval Kristin Kirkpatrick, Chair Gerald Hart, Vice Chair Jennifer Carpenter Jeff Hansen Emily Heinz Michael Hobbs Jeffrey Schneider City Council Chambers City Hall West 300 Laporte Avenue Fort Collins, Colorado Cablecast on FCTV Channel 14 & Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (rDD 224-6001) for assistance. Regular Hearing September 8, 2016 Vice Chair Kirkpatrick called the meeting to order at 6:00 p.m. Roll Call: Kirkpatrick, Hansen, Hart, Heinz, Hobbs and Schneider Absent: Carpenter Staff Present: Gloss, Yatabe, Prassas, Frickey, Holland, Shepard, Kleer, Langenberger, Sexton, Wilkinson, and Cosmas Agenda Review Chair Kirkpatrick provided background on the board's role and what the audience could expect as to the order of business. She described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard.