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HomeMy WebLinkAboutEAST RIDGE (RYLAND) ANNEXATION & ZONING - 33-98 - DECISION - MINUTES/NOTESI Planning & Zoning Board Minutes December 6, 2001 Page 8 Member Bernth moved to recommend approval to City Council for the East Ridge Annexation and Zoning with a T, Transition Zone District. Member Torgerson seconded the motion. The motion was approved 6-0. Project: Peak View Estates, Project Development Plan, #26-00 Project Description: Request for 58 dwelling units divided between 48 multi -family and 10 single family detached units. The project is 9.21 acres in size and located on the south side of West Elizabeth Street between two residential neighborhoods. The Pleasant Valley and Lake Canal runs through the southern portion of the property. The project includes three Requests for Modification of Standards. The parcel is zoned LMN, Low Density Mixed Use Neighborhood. Recommendation: Approval of the Modification Requests and Approval of the Project Development Plan. Hearinq Testimony, Written Comments and Other Evidence: Ted Shepard, Chief Planner gave the staff presentation recommending approval of the project and also the modification requests. He referred the Board to the staff report for the modification requests. He passed along that staff has created a separate findings of fact for the modifications per the direction of the City Attorney's Office. Don Leffler, Design Development Consultants represented the applicant and addressed the Board. Mr. Leffler stated that they have had two neighborhood meetings and he felt that they were successful. In addition in working with staff they came across a very concerning issue with reference to the canal. That brought about a lot of constraints and issues that they had to deal with about a wildlife corridor that was recognized in this area. Mr. Leffler pointed out for the Planning & Zoning Board Minutes December 6, 2001 Page 7 formal adoption process. Rather than holding the applicant up from annexing the property right now, we are recommending that the land be zoned T, Transition. Once a decision is made on the Structure Plan and is adopted, then the applicant can proceed with the recommended zoning to fit that newly adopted Structure Plan. Gary Kounkel, 2700 Valley Oak Drive, applicant on the project spoke to the Board. He stated that Planner Barkeen explained the situation well and with the Mulberry study going on, they felt that they were interested in cooperating with that and seeing that outcome before they determine the uses on this property. Citizen Input Mrs. Weiss spoke to the Board again and felt that they were not getting a fair answer by the developers. If they are going to come into the City of Fort Collins they certainly know if they are going to build homes on that property. Until some of these problems are solved on this property, they are endangering their lives and their livelihoods with that road out there. Until they know the use of the property, it should not be brought into the City of Fort Collins. Citizen Input Closed Member Craig asked Mr. Stringer to address some of Mrs. Weiss' concerns and what the city's plans are, also when do we consider an intersection dangerous enough to warrant a traffic signal. Dave Stringer, Engineering Department responded that at the Project Development Plan phase, that is when staff starts looking at the traffic studies to determine what kind of road improvements are going to be needed there. We do know that they will have to do some improvements to Timberline along their frontage, as well as improvements to the interior of the site, which will be built to city standards with curb, gutter and sidewalks. Vine Drive was improved with the Waterglen project to the County standard of a 36 foot wide street standard with two travel lanes and two bike lanes and right now that is sufficient out there to address the vehicles out there right now. Ward Stanford, Transportation Department also replied that the warrants would be looked at for a regular intersection without the tracks. The tracks become an additional item and certainly if there is an accident rate of significance with trains and cars, it would be looked at and mitigation would take place. Is there a dead set number, no there is not. It would go along with the warrant analysis procedure for seeing if an intersection should go from a stop sign to a signal. Planning & Zoning Board Minutes December 6, 2001 Page 6 Hearing Testimony, Written Comments and Other Evidence: A citizen in the audience pulled this item from the Consent Agenda. Chairperson Gavaldon asked the citizen to come to the podium and speak to the Board. Beverly Weiss, 1924 East Vine Drive, spoke to the Board about her concerns. She stated that there has never been a neighborhood meeting on this project. She asked what the use of the property would be and what the plans the developer had. She reported the danger at the corner of Timberline and East Vine Drive at the 4-way stop across the railroad tracks and she felt it is endangering the public. She stated that it has become more dangerous now that Waterglen and Waterfield have been developed and the increased traffic. She also asked the applicant to address if the property would be developed with housing and what would be done with the roads. She asked for a neighborhood meeting for the neighbors in the areas to state their concerns and to work with the developer to get some of the safety issues resolved. Bob Barkeen, City Planner gave the staff presentation and gave the staff recommendation of approval for T, Transition Zoning. He stated that for any use of the property, the owner would have to first rezone the property into an applicable zoning district and go through an Overall Development Plan and a Project Development Plan. That would establish a site plan or uses on the property. When the applicant would submit an application for an ODP or PDP, we would involve the neighborhood in the review of that, as well by staff, other reviewing agencies and also Larimer County. As of now, there is no development proposal associated with this annexation of land at this time. It is just strictly annexing the land from Larimer County into the City of Fort Collins. Member Meyer asked for the T, Transition Zoning District to be explained. Planner Barkeen stated that it was the section of our Zoning Code that the intent is when a property is being annexed and there is not a specified zoning proposed on the property, the option is that you can go into the T, Transition Zone. The reason staff is recommending that zone district, is because Larimer County and the City of Fort Collins is amending the Structure Plan for the area on the east side of Fort Collins. It is called the East Mulberry Corridor Plan. This property is included within that Plan. Right now there are two different land use scenarios within that amended Structure Plan that affect this property. That Plan is still several months away from having a decision made on it and going through the 1 Planning & Zoning Board Minutes December 6, 2001 Page 5 over time, we could be seeing twelve of these in the area, and all of a sudden it becomes very difficult to deny one carrier putting up a 60 foot pole, when 1 or more had already been approved. He thought a dangerous precedent was being set for something that could be, in his opinion, very visible when everything around it is 30 feet at best. He also felt that the space was being used to its full extent and it was difficult to limit the size of the lot as a hardship. The reason the lot has a limited size was because it was being used. He also felt it could be detrimental to the public good if this were approved because we would see more of these in the area. He felt that was detrimental to the public good. Chairperson Gavaldon supported the motion for denial. He did not think that the justification substantiated a physical hardship. Granting of the modification would create a problem with visibility and proliferation. Deputy City Attorney Eckman asked if Member Colton would like to include in the motion the issue of detrimental to the public good that was stated by Member Bernth. Member Colton stated he would like to add that to the motion. The motion was approved 6-0. Project: East Ridge Annexation & Zoning, #33-98 Project Description: Request to annex and zone 159.25 acres of land located east of Timberline Road and south of East Vine Drive. The parcel is currently zoned Industrial in Larimer County. The property is currently used for agriculture and is vacant except for several buildings fronting Timberline Road. The annexation map includes the annexation of Timberline Road and East Vine Drive, adjacent to the East Ridge Parcel. The proposed zoning is T, Transition. Council Liaison: Karen Weitkunat Chairperson: Jerry Gavaldon Vice Chair: Mikal Torgerson Staff Liaison: Cameron Gloss Phone: (H) 484-2034 Phone: (W) 416-7435 Chairperson Gavaldon called the meeting to order at 6:32 p.m. Roll Call: Meyer, Colton, Torgerson, Craig, Bernth and Gavaldon. Member Carpenter was absent. Staff Present: Gloss, Eckman, Shepard, Barkeen, Stringer, Moore, Stanford, Wamhoff, Schlueter, Lamarque, Williams and Alfers. Agenda Review: Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Modification of Standards — 829 S. Shields 2. #33-98 Eastridge Annexation & Zoning Discussion Agenda: 3. #26-00 Peak View Estates — Project Development Plan 4. #15-01 Big Horn Village II — Project Development Plan Member Bernth pulled item one, Modification of Standards for 829 S. Shields. Citizen pulled item two, Eastridge Annexation and Zoning. There was no remaining Consent Agenda. Project: Modification of Standard — 829 South Shields (Qwest Wireless Telecommunication Facility), #44-01 Project Description: Request for a modification to the Land Use Code to reduce the setback for a wireless telecommunication facility from the property lines from 60 feet to 13 feet.