HomeMy WebLinkAboutHARMONY MARKET PUD, 6TH FILING, RED ROBIN - PRELIMINARY & FINAL - 54-87T - DECISION - MINUTES/NOTES0
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PLANNING i ZONING BOARD
MEETING MINUTES
May 23, 1994
Gerry Horak, council Liaison
Ron Phillips, Staff Support Liaison
The May 23, 1994, meeting of the Planning and Zoning Board was
called to order at 6:30 p.m. in the Council Chambers of City Hall
West, 300 Laporte Avenue, Fort Collins, Colorado. Board members
present included Chair Rene Clements, Vice -Chair Jan Cottier,
Members Jennifer Fontane, James Klataske, and Bernie Strom.
Members Lloyd Walker and Sharon Winfree were absent.
Staff members present included Interim Planning Director Ron
Phillips, Deputy City Attorney Paul Eckman, Jim Clark, Mike
Herzig, Tom Shoemaker,�teve Olt, Ted Shepard, Tom Vosburg,
Kirsten Whetstone, and Carolyn Worden.
AGENDA REVIEW
Consent Agenda:
Item 1. Minutes of the March 28, 1994 Planning and Zoning Board
Meeting.
Item
2.
The Detail Center PUD - Preliminary and Final #22-94
Item
3.
Silver Oaks Paired Housing PUD - Final #14-88M
Item
4.
Harmony Market PUD, 6th Filing, Red Robin PUD -
Preliminary & Final, #54-87T
Item
5.
Harmony Market PUD, 2nd Filing, Builders Square
Expansion - Preliminary & Final #54-87S
Item
6
Greenbriar Village PUD, 3rd Filing - Preliminary &
Final #19-H;
Item
7.
Ethan Allen at Arbor Plaza PUD - Amended Preliminary &
Final, #137-80H
Item
S.
Miramont PUD, Phase 3 - Final #54-P
Item
9.
Cottages at Miramont PUD - Preliminary, #54-Q
(continued)
Item
10.
Oakridge Block One PUD, Second Filing - Harmony Medical
Center - Preliminary and Final
Item
11.
Stoneridge PUD, 4th Filing - Preliminary, #21-92H
Item
12.
Nokomis Subdivision - Final, #8-94A
Item
13.
Timberline Plaza, Lots 3-5, Value Plastics - Final,
#26-94
Item
14.
Fairbrooke, Tract A PUD - Preliminary, #65-82AA
(.continued)
Item
15.
424 West Oak PUD, #40-92B
Item
16.
Courtyards at Miramont PUD, First Filing - Final,
#54-870
Item
17.
Modifications of Conditions of Final Approval
Item
18.
Resolution PZ94-5 Utility Easement Vacation
Item
19.
Resolution PZ94-6 Utility and Drainage Easement
Vacation
Item
20.
Harmony Farm Annexation & Zoning, #21-94
Item
21.
Wild West Annexation and Zoning, #29-94,A
Planning and Zoning Board Minutes
May 23, 1994 P & Z Minutes
Page 2
Item 22. Changes to the City Code Provisions Regarding Arterial
Street Dedication.
Discussion Agenda:
Item 23. Amendment to the Harmony Corridor Plan and Land
Development Guidance System, #29-90A
Item 24. Amendment to the Land Development Guidance System and
Subdivision Regulations in Regard to the Development
Review Process Schedule, #30-94
Item 25. Stockbridge PUD - Preliminary, #27-94
Item 26. Mountain Ridge Farm Amended Overall Development Plan,
#55-87A
Items 27. Mountain Ridge Farm PUD - Preliminary, #18-92B
Items 28-32 continued.
CONSENT AGENDA
Items 1. 2. 3. 5. S. 12, 15, 17 through 22.
Member Strom moved that Items 1, 2, 3, 5, 8, 12, 15, 17 through
22 be approved.
Member Cottier seconded the motion.
Motion passed 5-0.
Chair Clements asked if Item 6 was to be voted on only for the
Preliminary and that Final would be voted on at the June 6, 1994
meeting.
Mr. Phillips, Interim Director, said that was correct.
Chair Clements asked for a motion.
Member Alataske moved the acceptance of Item 6. Greenbriar
Village PUD, 3rd Filing - preliminary, 019-93H.
Member Strom seconded the motion.
Motion passed 5-0.
Items 10, 11 and 16.
Chair Clements called for a vote on Items 10, 11 and 16, which
she had a conflict of interest and abstained from voting.
Planning and Zoning Board Minutes
May 23, 1994 P & Z Minutes
Page 4
violating any clean air standards. She asked the applicant to
address the questions.
Mr. Steve Steinbach, architect with the Neenan Company stated he
was not aware of any current or required air -quality standards or
permits required by the State. There is a water storm release
permit that is required by the State. This project was
acceptable to the State. In the new facility there will be a
"clean room" application, so that the air circulation and air
changes will be 20 changes per hour, filtered out. The facility
is a very low -temperature range production in isolated rooms and
was not aware of any emissions.
Member Strom clarified his questions to address fumes and odors,
understanding air -quality standards would be met.
Mr. Steinbach showed the location of the new building to the
existing one.
Member Strom stated that satisfied his concern.
Chair Clements opened citizen participation; being none, closed
citizen participation.
Member Strom moved approval of Item 13 - Timberline Plaza, Lots
3-5, Value Plastics - Preliminary and Final #26-94.
Member Klataske seconded the motion.
Notion passed 5-0.
Item 4 - Harmony Market PUD - 6th Filing, Red Robin - Preliminary
i Final, #54-87T.
Planner Ted Shepard gave a brief report addressing Item 4 -
Harmony Market PUD, 6th Filing, Red Robin - Preliminary and
Final, the issue relates to all development criteria relating to
architecture, which includes a standard restaurant and red tubing
around the lower parapet wall. Staff believes it does not meet
criteria and needed discussion before the Board.
Mr. Craig Caen from C S Architects, developer of the project,
discussed the issue of the neon and its location on the building.
He indicated the owner of the restaurant has 11 other restaurants
with this same identifying feature. It is an accent trim and is
subtle. He was unable to find anything in the guidelines for the
City of Fort Collins that would prohibit using the neon. He
further illustrated his plan in greater detail for the Board.
Planning and Zoning Board Minutes
May 23, 1994 P & Z Minutes
Page 5
The intensity of the red was questioned, and the developer
indicated it was a deep burgundy.
CITIZEN INPIIT.
Scott Mason - 861 Sandy Cove Ln. - He resides in the Harmony
Corridor and was involved with the planning five years ago. He
believed the neon was not compatible with the Harmony Market area
and it would set a precedent for future developments, as well as
the high parapets causing visual distraction to the development.
He believed that the design of the building should conform to the
overall ODP in this area. There are other restaurants that have
compromised corporate design to preserve the integrity of the
surrounding environment. He agreed with staff's recommendation.
Harold Swope - property owner in Fairway Estates, west of the
proposed site. There is no objection to having a sit-down
restaurant, but do not wish to have neon lighting. He was
concerned about the red color proposed.
CITIZEN INPIIT CLOSED.
Planner Shepard assured the Board all measures have been taken to
control lighting hazards by specific design and direction.
Member Strom asked about some of the architectural features of
the building.
Planner Shepard explained the pad sites are intended to reduce
mass, height and bulk of the larger anchor tenants.
Member Strom was still concerned about the red color that would
be used and that the specific sample has not been seen nor is
this color being used elsewhere in the area.
There was discussion about making a condition to the motion if it
is approved on preliminary.
Chair Clements made comment of her support to eliminate the red
neon on the building.
Member Strom moved to approve Item 4 Harmony Market PUD -
Preliminary, #54-87, with conditions given in the staff report
and with an additional condition:
Staff review the red coloring, which the Board understands
to be a more muted burgundy red at final.
Member Klataske seconded the motion.
Planning and Zoning Board Minutes
May 23, 1994 P & Z Minutes
Page 6
Member Fontane questioned the condition on preliminary.
Member Strom supported the condition to avoid unnecessary review
at final when the plans are more permanent.
Motion passed 5-0.
Mr. Phillips stated that if the color issue could be resolved,
then this item could come back at the continued meeting June 6,
1994.
Member Strom moved that this Was acceptable.
Member Rlataske seconded the motion.
Motion passed 5-0.
DISCUSSION AGENDA.
Item 23 - Amendment to the Harmony Corridor Plan and Land
Development Guidance System. #29-90A.
Planner Joe Frank gave the staff presentation and read the staff
report of the Harmony Corridor Plan with recommendations.
CITIZEN PARTICIPATION
Scott Mason - 861 Sandy Cove Lane - He is a resident for 5 1/2
years and active in the Harmony Corridor Plan. He requested of
the Planning and Zoning Board to approve the changes to the
Harmony Corridor and Land Development Guidance System for the
following reasons:
(1) He read from the Land Use Policy Plan including Policy #70.
The Harmony Corridor Plan states that it "encourage and support
mixed land use development in the Harmony Corridor while
preserving and enhancing livability of existing residential
neighborhoods." Large commercial development located on
collector streets does not promote the livability and viability
of the existing residential neighborhood and does resemble the
strip commercial development of the South College Corridor. Land
Use Policy 5 provides that the location of high intensity land
uses to be located in compact shopping centers and major street
intersections. Major street intersections includes the arterial
streets such as College Avenue, Lemay, Timberline Road, and
County Line Road #9. Wheaton Drive, McMurray Avenue and
Boardwalk are collector streets and are not considered major
streets.