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HomeMy WebLinkAboutLANDINGS OFFICE PARK P.U.D. - PRELIMINARY - 10-95 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes April 24, 1995 Page 7 Member Fontane accepted the amendment. The motion was read back to stated the conditions of approval were for (1) A condition as stated in the staff report; (2) that a minimum parking ratio of 3.7 per one thousand finished square feet be maintained; (3) and that the square footage be limited to 36,000 square feet. The motion was approved 6-0. The Ponds at Overland Trail - RF Cluster Development Plan Review. #9-94B Member Clements did not participate in the hearing of this item due to a conflict and turned the meeting over to Vice Chairman Cottier. Ted Shepard, City Planner, gave a brief staff presentation on this matter and numerous slides were viewed. Mr. John Spillane, attorney for the applicant made brief comments on behalf of the Applicant regarding Criteria 6 and how this development has complied with that criteria. Mr. Frank Vaught of Vaught -Frye Architects made a presentation on behalf of the Applicant. Mr. Vaught went over the RF, Foothills Residential Designation as stated in the code. Mr. Vaught stated the specific reason they were back before the Board tonight was to address Criterion 6. Mr. Vaught read Criterion 6 from the code, and stated that they would be presenting evidence tonight that they had accomplished that criterion with this project. Mr. Vaught also commented on the following: That there would be a 600-foot setback from all acreage on the east side of the ditch preserved as open space. 2. That the Applicant would be dedicating 195 acres of open space to the city, 122 acres of which was above the lateral. Planning and Zoning Board Minutes April 24, 1995 Page 6 Upon request of the Board, the motion was read back as being for approval with the following conditions: (1) A condition as staff has in its staff report; (2) that a minimum parking ratio of 3.7 per one thousand finished square feet be maintained; (3) that Building No. 3 remain single story, not with a loft; and (4), that the square footage be limited to 36,000 square feet occupied office space, with more space allowed for storage, unless a new traffic study is done. Mr. Prouty suggested that the Board not condition the project that Building No. 3 remain single story due to the elevation and aesthetics of the project changing. Member Cottier replied she suggested that condition on the project because of lack of information on elevations and contours. Mr. Prouty replied that with or without the loft, it would not change the elevations. They are equally low. Member Bell suggested eliminating Building 3. Member Cottier withdrew the condition that Building 3 be only one story if, in fact, both building types are at the same elevation. Ms. Fontane allowed the amendment to eliminate Condition 3. Member Strom questioned if there was any way to enforce the conditions regarding the total square feet. Mr. Olt stated there was no realistic way to enforce the condition regarding total occupied square feet without revisiting the site periodically. Mr. Vosberg suggested disallowing basements in some buildings to make the total amount of square footage add up to 36,000 as in the traffic studies or approve all basements but mandate that additional traffic work be done before final approval. Member Strom moved that the motion be amended to limit the square footage to 36,000 square feet and that if the Applicant wanted to go beyond, that they would have to come back before the Board. Member Cottier accepted the amendment with the caveat that if the Applicant came back at final with additional traffic work that showed that 48,000 square feet wouldn't make any difference in traffic impact, that 48,000 could be acceptable. Planning and Zoning Board Minutes April 24, 1995 Page 5 Mr. Olt added that the parking guidelines for general office space state a range of 3 to 5 parking spaces per thousand square feet. The initial plan submitted was 4.4 spaces per thousand square feet and the plan was now 3.7 spaces per thousand square feet, which would be within the guidelines for general office space. If the use of the offices was, for example, medical or retail, that would change the equation substantially. He stated that staff has no problem with the 3.7 parking spaces per thousand and that conditions could be imposed on the nature of uses with those kinds of parking ratios. Mr. Olt stated that Staff was recommending that the Board do one of two things: (1) Make a motion that would approve the larger number, the 34,000 square feet, without absolute vesting of rights for layout and density and square footage until the city has had a chance to evaluate the nature of uses; or (2) limit uses so that the nature of uses in this complex would fit within the context of type of uses that would fall within the parking ratios represented. Member Cottier asked if there was room to add additional parking anywhere? Mr. Olt replied that there was no room to add parking anywhere. Member Fontane moved to approve the preliminary of the Landings Office Park PUD based on 3.7 parking spaces per thousand and 34,560 square foot total, including the condition by staff. Member Strom asked if this would prohibit basements in all buildings. Member Fontane replied no, she was suggesting they approve it with the full amount of footage that is noted in the handout versus what was in the staff report. Member Strom would be more comfortable if it was more specific. The motion was amended to limit the Applicant to building out only 34,560 square feet in office space. Member Cottier seconded motion, adding two further conditions: (1) that a minimum parking ratio of 3.7 per thousand square feet (finished) be maintained and that the Applicant work with staff to make sure that parking ratio is maintained in some combination; and (2) that Building 3 be restricted to be just a single story, not a loft building, and with a limit of 36,000 square feet unless a new traffic study is completed. It was noted that the traffic study was done based on 36,000 square feet. Planning and Zoning Board Minutes April 24, 1995 Page 4 Mr. John Prouty, applicant, responded that there would be a considerable dirt export from the site in order to make the grades work. There will be a four- to six-foot reduction in elevation in the ground level and no pronounced hill as you enter the project or view the project from Landings, nor will there be one as significant as now is the case as you view or enter the project from JFK Parkway. Member Carnes asked about the Landings Drive entrance and whether it will be sloped or at same grade as Landings Drive. Mr. Prouty stated that there will be a slight transition as you rise, but nowhere near the steep slope that exists now. Member Carnes asked about the paperwork received from the Applicant tonight stating a ratio of 3.7 parking spaces per thousand square feet, which was different from the 4.4 spaces per thousand square feet that staff had previously stated. Mr. Prouty responded that the buildings were being offered in the same square footage and that each unit can include a main floor, loft, and a basement. Mr. Prouty anticipates that the main tenants would be on the main floor and use the basements for storage or possible office space. Mr. Olt explained that the difference between the staffs numbers and the Applicant's numbers was because the square footage had changed. Staffs numbers were based upon 28,600 square feet and Applicant's numbers were based upon 34,500 square feet. Member Bell asked about the project consisting of six buildings versus eight. Mr. Prouty responded that they originally only had control of the middle two lots of site and eventually were able to acquire the two outside lots and incorporate the entire site into the project. Mr. Olt clarified that the project was now a four -acre project with eight buildings, where originally it was a two -acre project with six buildings. CITIZEN PARTICIPATION. There was none. Mr. Prouty stated they are requesting that the Board approve the 1280 square feet on the main floor, 480 square feet in the loft, and a potential of 1280 square feet in the basement, finished or unfinished. Planning and Zoning Board Minutes April24, 1995 Page 3 MINUTES OF MARCH 27, 1995 MEETING: A correction was noted by Member Cottier on Page 21, third paragraph from the bottom, deleting the "not" in the middle line. Member Cottier moved that the Board approve the March 27th Minutes as amended. Member Carnes seconded the motion. The motion was approved 6-0. Landings Office Park PUD - Preliminary, #10-95. Member Carnes had concerns with the intersection at Landings and Boardwalk and any impact this development would have on the traffic congestion at that intersection. Tom Vosberg, Transportation Planner stated that staff was aware of the congestion at that intersection and that the current work plan is expected to complete JFK Parkway from Horsetooth down to Boardwalk this summer or early fall. It was anticipated that the intersection of JFK and Boardwalk would be signalized, decreasing traffic volume and breaking up the flow of traffic. Staff expects to continue to work with the post office on traffic issues related to their facility. The traffic study indicated that level of service policies were met and the intersection was appropriate with the volume of traffic there. Staff will continue to monitor the intersection once JFK Parkway is complete and reevaluate if they don't see the kind of redistribution of traffic they are expecting. However, staff is confident that the present situation meets the appropriate standards. Member Carnes asked for accident statistics for that intersection. Mr. Vosberg stated that he had that information at the office but could not address that tonight. Member Carnes asked about access onto Landings Drive from Boardwalk and JFK. Mr. Vosberg responded that staff believed it was important to have that access in part because both of the other accesses will be limited to right in/right out only and any traffic heading south will have only that one option. Member Carnes also asked about the visual impact of Building No. 3, in particular, to the adjoining residential neighborhoods. Mr. Olt responded that the building would be set back about 30 to 40 feet from flowline to the building. The building would have a finished floor elevation to two to three feet, which is down relatively close to the grade of the street. The buildings are 25 feet in height, which is not exceptionally tall. Planning and Zoning Board Minutes April 24, 1995 Page 2 Discussion Agenda: 12. #9-94 The Ponds at Overland Trail - RF Cluster Development Plan Review. 13. Recommendation to City Council Regarding the Eastside/Westside Design Guidelines. 14. Recommendation to City Council Regarding the Adoption of the Fort Collins/Loveland Corridor Management Plan (Continued). 15. #1-93B Ruby Tuesday at Shopko PUD - Final. 16. #45-94A Bridgefield PUD, Phase I - Final. 17. #8-95 Glenmoor Property Rezoning (Continued). 18. #11-95 Milan PUD - Preliminary and Final. Director Blanchard noted that on Item 13, issues had arisen that warranted a continuance until May for final recommendation and action by the Planning and Zoning Board. He noted that a presentation would still be made and public testimony would be taken. Item No. 3 was pulled by Member Carnes from the consent agenda to the discussion agenda. The March minutes were pulled off of the consent agenda for a brief correction by Member Cottier. Chairman Clements noted that Item No. 9 would require a separate vote due to a conflict on her part. CONSENT AGENDA: Due to the changes noted above, the consent agenda consisted of Item No. 1, approval of the Minutes of the December 12, 1994 meeting, and Item Nos. 2, 5, 6, 7, 8, and 10. Member Strom moved for approval of the consent agenda as stated. Motion seconded by Member Cottier. The Motion was approved 6-0. Member Fontane moved for approval of Item No. 9 on the consent agenda. Motion seconded by Member Strom. The Motion was approved 5-0. DISCUSSION AGENDA: U x u CJ PLANNING AND ZONING BOARD MINUTES Regular Meeting - April 24, 1995 - 6:30 p.m. Council Liaison: Gina Janett Staff Liaison: Bob Blanchard Chairman: Rene Clements Phone: 221-0406 (w) Vice Chairman: Jan Cottier Phone: 221-3953 (h) The meeting was called to order by Chairman Rene Clements at 6:30 p.m. Committee members present included Gary Carnes, Gwen Bell, Jennifer Fontane, Rene Clements, Jan Cottier, and Bernie Strom. Member Walker was absent. Staff Present included Shepard, Ashbeck, Wamhoff, Olt, Eckman, Blanchard, Vosburg, Hamdan, Herzig, and Deines. AGENDA REVIEW: Bob Blanchard, Director of Current Planning, reviewed the various handouts given to the Board and the evening's agenda. Consent: 1. Minutes of the December 12, 1994 and March 27, 1995 Planning and Zoning Board Hearings. 2. #9-95 Sunshine House PUD - Preliminary and Final. 3. #10-95 Landings Office Park PUD - Preliminary. 4. #81-93B Indian hills Village PUD, Phase 2 - Preliminary and Final (Continued). 5. #44-84 Resolution pz95-10 lots 3&4 of Prospect Park PUD - Vacation of a Portion of the PUD. 6. Modifications of Conditions of Final Approval. 7. Resolution PZ95-7 Easement Vacation. 8. Resolution PZ95-8 Easement Vacation. 9. Resolution PZ95-9 Easement Vacation. 10. #13-95 Novovesky Garden Shop - Rezoning. 11. Recommendation to City Council Regarding Consolidation of Trash Companies in New Developments (Withdrawn).