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Home My WebLink AboutBLEVINS SUBDIVISION LOT 9 PUD PRELIMINARY - 42 91A - DECISION - MINUTES/NOTESPLANNING AND ZONING BOARD MEETING MINUTES • February 24, 1992 Gerry Horak, Council Liaison Tom Peterson, Staff Support Liaison The regular meeting of the Planning and Zoning Board was called to order at 6:35 p.m. in the Council Chambers of City Hall West, 300 LaPorte Avenue, Fort Collins, Colorado. Board members present included: Chairman Bernie Strom, Vice Chairman Lloyd Walker, Jan Cottier, Joe Carroll, and Rene Clements -Cooney. Members O'Dell and Klataske were absent. Staff members present included Planning Director Tom Peterson, Deputy City Attorney Paul Eckman, Sherry Albertson -Clark, Kirsten Whetstone, Steve Olt, Mike Herzig, Kerrie Ashbeck, Ted Shepard and Georgiana Taylor. Identification of citizen participants is from verbal statements and not necessarily correct since none signed in. AGENDA REVIEW Tom Peterson reviewed the Consent and Discussion Agenda. The Consent Agenda included: Item 1 - Minutes of the December 16, 1991 and January 27, 1992 Meetings; Item 2 - Clarendon Hills Subdivision, 5th Filing, Ist Replat, Final, 035-86M; Item 3 - (Continued 3/23/92); Item 4 - South Fort Collins Veterinary Center PUD, Final, 046-91A; Item 5 - (Continued 3/23/92); Item 6 - Housing Authority Maintenance Facility PUD, Preliminary and Final, #28-89A; Item 7 - Dunn Elementary School Addition/Remodel - Advisory Review, #3-92; Item 8 - Amendments to Larimer County Zoning Resolution - County Referral, #8-92; Item 9 - Cameron Park • Annexation and Zoning, #52-91A. The Discussion Agenda included: Item 10 - Laurel School Demolition and Reconstruction - Advisory Review, 059-91; Item 11 - Blevins Subdivision, Lot 9 PUD, Preliminary, #42-91A; Item 12 - Paragon Point PUD, Final, #48-91B; Item 13 - (Continued 3/23/92); Item 14 - Brittany Knolls PUD, 2nd Filing, Preliminary #21-83G. Mr. John Messineo pulled Item 6, Housing Authority Maintenance Facility PUD for discussion. Member Carroll moved for approval of Consent Agenda items 1, 2, 4, 7, 8, and 9. Member Cottier seconded the motion. Motion was approved 5-0. Housing Authority Maintenance Facility PUD Preliminary & Final #28-89A Kirsten Whetstone gave the Staff report recommending approval. Member Carroll asked what was on the cast side of the building. Ms. Whetstone replied that it was the Parks and Recreation drive -way and parking lot for the ballfields, then there was the canal and Bryan Street and then on the east side of Bryan street the Housing Authority project, a multi -family project. Behind that east of the multi -family was single family. i Planning & Zoning Board Minutes February 24, 1992 Page 10 to move forward aggressively on this acquisition of the parkland so that there would hopefully be some coordinated planning between to get all these things done. He agreed with the statements that the school should move ahead but wanted to see some of the other elements move ahead in some coordinated fashion together with the building of the school. Member Clements -Cooney seconded the motion. Motion was approved 4-0. BLEVINS SUBDIVISION. LOT 9 PUD - PRELIMINARY. #42-91A Member Carroll rejoined the meeting. Kirsten Whetstone, Project Planner, gave the Staff Report and a slide presentation, recommending approval with conditions. Kint Glover, applicant, stated this duplex consists of two three -bedroom units with 5 parking spots on site with an optional sixth. He was sensitive to the parking issue as it relates to this project and he is basically indifferent as to whether there are five or six. There have been City studies that have been done that indicate that you need two parking spots per unit which would put this at a total of 4 and they have an additional one which makes 5. He could make a strong argument for an additional parking space at the sacrifice of some open area of some grass. He thought he could also make an argument for five spots in view that there had been City studies that have been done that two parking spots per unit was the required amount. He was comfortable with either one. They have excellent additional screening between this property and the property to the north in the form of existing trees. They also have fencing along the north side, east side and south side that would probably be a five foot cedar fence. He felt the use of this property was already predetermined because of the 22 lots in Blevins Subdivision, fifteen of them are non - owner occupied, two are owned but occupied by students that attend CSU, three are owner occupied and the other two properties, an in house business, and the other a Christian Fellowship. He thought the duplex was a more effective use of the property rather than a single family home. Emily Smith, Vice President of Prospect -Shields Neighborhood Association, talked about neighborhood compatibility, parking in this project. They seek a high quality development on the Blevins Court site which is compatible with and has the least impact on the existing fragile neighborhood. Their involvement in the planning process on this project began on June 6, 1991 at the neighborhood meeting. They recommended a duplex with two bedrooms per unit and six parking spaces as being appropriate for this site. They have consistently articulated their position as to where students are the principle occupants of rentals, at least one parking space per unit and one parking space per bedroom are required. Since that time their Association has actively pursued a resolution which would adequately address neighborhood concerns. Their concerns and recommendations have remained consistent. The present application proposes a duplex with three bedrooms in each unit for a total of five parking spaces. The number of parking spaces is not adequate. As residents of a neighborhood that is severely impacted by parking, they know that parking space guidelines used by the Planning Department were not Planning & Zoning Board Minutes February 24, 1992 Page 11 appropriate for student occupied rentals. However, notwithstanding the higher bedroom density being proposed, the Prospect Shields Neighborhood Association would support this preliminary plan conditional on the Developer providing at least six parking spaces on site. They appreciate efforts made by the Planning Department, the developer and the Planning and Zoning Board toward a compatible resolution of this infill project. Robert Swanstrom, property owner stated he felt Mr. Glover had a very attractive and much needed unit for this area. The area is zoned single family, but very few houses are owner occupied. With the College being so close it is a very high density area but zoned single family. The area had become somewhat of a run down area because of students parking on lawns and in most cases, very little or no landscaping. He felt that it was way past time for the area to be closely looked at as possibly a zoning change and combining some of the lots to get more attractive, more useful use of the land. He felt Mr. Glover has taken the right approach and had the right idea and was pursuing the right alternatives for this lot. Member Carroll asked if he lived on the cul-de-sac where this is. Mr. Swanstrom replied no, his property was immediately to the south of this. Member Clements -Cooney thanked the Prospect Shields Neighborhood Association for their work in this project and agreed that five parking spaces was not sufficient for this piece of property given the traffic concerns in the neighborhood, parking concerns in the neighborhood and would like to see the addition of at least one more parking space and also if possible regarding the management of this property, that they try to avoid any parking on the yards that seems to occur in this neighborhood. Member Walker also commended all the parties involved in this project. He felt this was a much better plan that they saw the first time. He liked the additional green space, the fact that it is a duplex with three bedrooms versus a tri-plex. He agreed that six parking spaces should be a minimum on this site. Member Cottier moved for approval of the Blevins Subdivision, Lot 9 PUD, Preliminary with the condition that there be six parking spaces rather than five and the conditions as stated in the staff report. Member Walker seconded the motion. Motion was approved 5-0. PARAGON POINT PUD - FINAL. #48-91B Tom Peterson, Planning Director, informed the audience and the Board that Steve Olt, Project Planner would be doing the Staff Report and Tom Shoemaker from the Natural Resources Department would also participate in the Staff Report. The final that was before them tonight was based on a preliminary the Board reviewed at their December 16 meeting. The Board attached several conditions. The major issue that was going to be heard tonight evolved around one of the conditions, the decision on the 9.62 acre park/open space shown on the preliminary. The condition essentially left that open until this