HomeMy WebLinkAboutOAK/COTTONWOOD FARM PUD - AMENDED MASTER PLAN - 54-87A - DECISION - MINUTES/NOTES •
PLANNING AND ZONING BOARD MEETING
MINUTES
April 24, 1989
The meeting began at approximately 6:33 p.m. in Council Chambers. Members
present included, Laurie O'Dell, Frank Groznik, Sandy Kern, Jim Klataskc.
Lloyd Walker, Jan Shepard, and Rex Burns. Staff was represented by Tom
Peterson, Ted Shepard, Sherry Albertson-Clark, Paul _ Eckman, and Kayla
Ballard.
Mr. Peterson reviewed the Consent Agenda which consisted of: (1) Minutes of
the March 27 and April 3 meetings; (2) #78-80D, Replat of Tract "A" Golden
Meadows, 5th Filing - Preliminary and Final Subdivision; (3) #146-79L Burger
King at Raintree PUD - Final; (4) #13-82AQ, Oak Ridge Village PUD, 8th
Filing -Final; (5) #53-84G Warren Farms 3rd Filing - Final Subdivision was
continued to May 22 meeting; (6) #46-85A, Resolution PZ89-2 - Vacation of a
Portion of a Utility Easement on Lot 1, of the Plat of Opera House Block
Building, PUD.
The Discussion Agenda consisted of Items (7) #54-87A, Oak-Cottonwood Farm
PUD - Amended Master Plan; (8) #54-87B, Harmony Market PUD - Preliminary;
(9) #54-87C. Harmony Market PUD, Filing I - Final (PACE).
Staff asked that Item #2 be pulled for disci.on.
Member Groznik moved to approve Items 1,3,4, and 6. Member Kern seconded
the motion. Motion passed 7 - 0.
REPLAT OF TRACT A GOLDEN MEADOWS - #78-80D
Ted Shepard. project planner, gave a brief summary of the project. He stated
that although staff recommended approval, staff wished to have stated for the
record the land :: ,e to the south of the property.
Member Kern stated that a neighborhood shopping center located to the south
was in the master plan and the Board needed to be sensitive to residential
areas.
K. Bill Tiley stated he was a partner in the ownership of the land since 1977.
He stated they had downzoned the multi-family to single family. They would
notify perspective customers of the proposed center.
Member Walker asked if multifamily would be more appropriate.
Mr. Tiley stated that there will be adequate landscaped buffers provided.
Member Kern moved to approve the replat with a condition that a sign be
erected which noted the land uses of the property to the south. Member
Klataske seconded the motion. The motion passed 6-1. Member Walker voted
no.
The Board adjourned to review the letters received that day in regard to the
PACE application.
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The Board resumed the meeting after a fifteen minute recess.
OAK-COTTONWOOD FARM PUD - AMENDED MASTER PLAN - #54-87A
HARMONY MARKET PUD - PRELIMINARY - #54-87B
HARMONY MARKET PUD - FIRST FILING (PACE), FINAL - #54-87C
Ted Shepard gave a brief summary of the projects.
Tony Fiest, the developer, gave a presentation. He described the area around
the site and its current land uses. He reviewed the site plan and the changes
suggested by staff which have been implemented. He outlined the traffic
flows within the site, parking areas which are to be landscaped and increased,
noting that PACE had 650 stalls while similar shopping centers had less. He
pointed out the removal of the pads indicated on the original master plan and
stated that they would be reviewed as leased. He added that the pads are
restricted except PACE.
In the area of landscaping and buffering, he noted that the 60 trees would be
increased in size, with the service area being screened. He stated the lighting
would be reduced, pursuant to suggestions by the neighborhood, to 15 feet.
This would require more lighting poles. He gave a summary of the PACE
Company and its financial impact on the community.
Next, he graphically showed the present traffic patterns and those anticipated
by the buildout of the site. He noted the extension of Boardwalk and Oakridge
Drives, as well as the signal at Boardwalk and Harmony. He stated that since
Harmony was a state highway, it would be capable of handling the increased
traffic volumes.
He gave a brief overview of the existing air quality and based on air quality
surveys, stated that PACE would contribute about a 4% increase. He stated that
the number would be higher if the site suggested near I-25 was used. He
stated that based on noise studies, there would be no noticeable increase in
noise. He gave a brief description of the detention area and spoke about
neighborhood compatibility.
Chairperson O'Dell asked if the statistics included any development or if they
were based on PACE being built.
Mr. Armando Ballofet, an air quality consultant, stated the projection for 1990
included no development, while the number for 2010 included some
development of a less intensive nature.
Member Walker asked if the 332,550 square feet included the pad sites.
Mr. Fiest stated that 40,000 square feet was attributed to the pad sites. He
said that the pad sites were limited to available parking.
Mr. Shepard gave the staff recommendation which was approval. He stated that
all three proposals met or exceeded the point chart.
Member Walker stated that Parcel "G" was zoned R-L and asked if a PUD
could come through the process.
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Mr. Shepard replied it was not a matter of zoning, as the master plan
designated the uses in that area.
Member Walker asked if the use changed and was required to come through
the PUD process, how Palmer Drive would be handled.
Mr. Shepard stated that on the master plan, a portion of Palmer Drive would
be vacated, leaving no access between fairway Estates and the G.T. property
(Parcel "G").
Member Groznik asked if there was a discussion between the county and city
in regard to the street vacation.
Mr. Shepard stated that the county would process a vacation between Lots 65
and 66 of the 3rd filing. The city would be included in the county's review
process as a referral agency. The City did not have an objection to the
proposal.
The Chairperson instructed the Board that the economic gains attributed to the
project would not be information reviewed by the Board for either approval or
denial.
Public Input
Gordon Kruse, Member of the Fairway Estates H.O.A., stated that an informal
vote at a neighborhood meeting showed that a vote to defeat the motion for
support of the project passed. This was due to concerns of incompatibility,
increased traffic, air and noise pollution.
Carol Stertz, resident, stated that the regional nature was too incompatible and
believed the site to be a bad location and suggested a more outlying parcel.
Winslow Caughey, resident, asked for a one month delay, as he believed there
needed to be a second opinion on the Air Quality Study. He thought that the
particulates in the air, not just CO, should be studied. He believed that the
City should be responsible for that study and that the City needed to balance
growth with air quality.
Chuck Panella, resident, supported the project. He stated that Harmony Road
was not residential and that he had faith in the planning process. He believed
that the project was in the best interest of the City as it would keep retail
dollars in the City and would offer more retail selection.
Ken Bolen, resident, believed the project to be a good planned one and
supported the project.
Michael Stertz, resident, suggested that the project be moved to Prospect/I-25
area on G.T. Lands' Interstate Master Plan area. He urged the Board to vote
no on the project.
Zach Kaplan, resident, was not opposed to the project, but objected to the
City's enthusiasm with enuorsing the site, especially after the second PACE site
was denied. He had concerns about the acceptance of the Noise Analysis. He
no . .i that PACE trucks would run at all hours. He asked how the City was
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addressing the Clean Air Act and what are Fairway Estates' assurances on
Parcels G and H. He believed that the Air Quality Study was too hasty.
Edith Kruse, resident, asked that the project not be rushed. She had concerns
in regard to the noise, especially the semi-trucks.
David Luttrop, resident, stated that zoning should protect, not promote growth.
He noted that the buffering at this site should be similar to the buffering at
the Denver PACE sites, which had miles of buffer, instead of the feet of
buffer at this site.
Mike Holtz, Oakridgc Village, stated that an informal survey taken showed that
all but 2 surveyed were mildly or violently opposed to the site. He believed
that the changes were too cosmetic for such a massive project. He would
prefer a neighborhood community shopping center, as so much regional draw
would be negative. He believed the planning process did not notify the
neighborhood on time, that the process was too compressed and that the more
time was needed to address concerns. He stated that the runoff would go into
Oakridge and cause mosquito and health problems and wished it to be
relocated.
Craig Coogan, Landings/Sandy Cove, believed that the PACE project was not
included in the L.D.G.S. and that the 1987 master plan created a "compatible
expectation" and that the burden of proof was to prove that compatibility. He
stated that the project was too large.
Harold Swope, Fairway Estates, took issue of the master plan amendment in
1987 and thought it was zoning. He stated that City deceived the residents by
saying a Neighborhood Shopping Center not a Regional Shopping Center of
100,000 square feet was proposed. He did not believe the massive scale of this
project was incompatible, as it would also serve Nebraska and draw traffic
into the neighborhoods. He stated that the Air and Pollution studies were
invalid. He believed the City needed to collect data, not the applicant.
Scott Mason, resident, believed amending the master plan to be suspicious and
noted that the project would draw customers from three states.
Wesley Nelson, resident, asked that a deed restriction be a condition of
approval.
Jayne Hennen, resident, believed the City to be progressive, and supported the
project. She believed the public input process had worked, that Mr. Fiest was
accessible and sincere to the residents. She stated that the closing of vehicular
access via Palmer Drive was positive and would encourage less traffic.
Mike Winchell, Oakridge resident, favored growth but questioned the use of
that project at that site. He noted that children's access would be limited to
Werner Elementary via Harmony Road. He believed that property values would
decline and that the 10% of unfiltered run-off would be dangerous. A
groundwater study should be required. He would prefer that the site be
relocated east of Timberline to protect the local residents.
Jim Avery, resident, asked that if PACE was a Regional/Community Shopping
Center, what would Cub Foods and the other tenants be termed. He did not
believed that the Phase One landscaping was adequate for a stand alone type
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building. He opposed the amended master plan/warehouse concept as it was
not compatible.
Matt Delich, Traffic Engineer, stated that a 420,000 square foot retail store
would generate 21,000 trips per day and that a 332,550 square foot retail store
would generate 16,000 trips per day. He noted that the number of trucks
would be proportional based on truck ratios for both uses.
Ralph Waldo, a Golden Meadows resident, stated that quality growth was the
path to the future and that good citizen participation would enhance property
values. He believed that the project was well designed, as well as convenient,
and an appropriate use for that site.
Peter O'Neill, a Landings resident, had concerns regarding traffic on Boardwalk
and felt it could be kept a collector by improving the Harmony/College
intersection and progressive signalization. He believed that Whaler's Way would
be a short cut and wished a left turn lane for northbound Lemay Avenue into
Whaler's Way be constructed. He noted the necessity for quality architectural
guidelines, noting there was no "theme" shown on the P.U.D. He would like to
see more detail to ensure a quality site.
Ward Luthi, Citizen Planners, complimented the applicant and their
presentation. He stated that PACE by itself was not the issue. He believed
the project should be delayed. He stated that at the first neighborhood
meeting, it was said that the master plan would not need to be amended. At
the second meeting it was stated that the master plan would be amended and
at the third, the City did not attend. He thought the Land Use Policies Plan
was too vague, allowing piecemeal development to occur. He stated that the
credibility of the process was in question.
Larry Gordy, resident, President of the Golden Meadows H.O.A., and speaking
as its representative, believed that Mr. Fiest had made himself available and
that the process had yielded a quality development. He stated that the Golden
Meadows HOA supported the project.
Bill McCaffery, resident, noted that this site would eventually develop and he
supported the project, as he believed it to be of good quality.
Jean Tinnermeier, resident, stated that the increased traffic would cause air
pollution, which would in turn affect health and quality of life.
Kevin Simmons, resident, supported Mr. Fiest. He believed that the project was
good and was surprised at the upgrades and reduction of scale done by the
applicant. He believed the project to be an asset to Fort Collins.
Mrs. Jean Sanderson, resident, asked that the Board not get caught up in
details and believed that the project would cause harm. She voiced concerns
about creation of a "discount alley."
Larry Batterton, resident, believed that too much development had ruined
College Avenue and that this project was too close to College Avenue, and
would cause further problems. He preferred that the project be located on
Highway 14, so customers would spill over into the downtown area. He
believed that the traffic increase would be a problem.
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Patrice Janiga, resident, believed the project was inappropriate and that by not
having the pad sites was deceptive.
Dick Rule, resident, stated that he lived on Lemay Avenue across the street
from the project. He has resided there for 8 years and has seen all the new
development. He supported the process and project.
Mary Bolen, resident, supported the project.
Member Groznik asked what could and could not be built on the present
master plan.
Mr. Shepard stated Parcel 1B was designated as Business Service Area on the
currently approved master plan.
Member Groznik asked if a 100,000 square foot retail use could be built there.
Mr. Shepard stated that before the first neighborhood meeting, it could be done
as a stand-alone building, but now, however, there was a preliminary PUD for
a 50 acre development, which indicated a community regional shopping center
and required a master plan amendment.
Member Groznik asked about the air quality study's validity, whether it
received the time necessary for a valid study, and whether a third party would
do a better job gathering the data.
Mr. Armando Balloffet said the study was done in three weeks. He said they
did not base the noise projections on measurements. He stated the
measurements were done to verify the computer model, one which was used by
the Federal Highway Administration to forecast noise levels near major
arterials. He believed the results may be a little high due to the lack of
shielding of noise by structures, as the model was based on open areas. He
stated the air pollution study was based on traffic on Harmony Road and
surrounding streets in a 1/4 mile radius.
He stated the study was done by measuring the current and projected emission
rates. These rates were gathered by the Colorado Department of Health and
discussed with the City's Natural Resources Dept. before running the modeling.
He stated that the carbon monoxide concentration was the only standard which
Fort Collins could not meet. He agreed that there were other gases and
particulates in the air, but the carbon monoxide was the only standard which
needed the meet the Clean Air Act.
Member Groznik asked if lessening the number of trips was a way to lower
these levels.
Mr. Balloffet replied yes.
Member Kern asked about the effect of the building in regards to shielding
noise off of Harmony Road.
Mr. Balloffet believed the buildings would shield the noise to the south of the
development. He stated that any structure would reduce noise levels by 5
decibels.
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Member Kern asked how will noise reduction would be addressed at the rear
loading area.
Mr. Balloffet stated that the 12' shield wall would significantly reduce vehicles
and trash compactor noise levels.
Member Kern asked if a diffuser or absorbers have any effect in the truck
loading area.
Mr. Balloffet stated that there had been a lot of work in wall design and slats
but traffic noise was not specific, so it was difficult to use anything except
thick walls.
Member Groznik asked if the number of truck trips was taken into account
when doing the studies.
Mr. Balloffet replied yes.
Member Burns asked if there was any effective way to gauge the ability of
the site to handle stops and starts of vehicles.
Matt Delich answered that the best measure was the level of service standards.
He stated that all the intersections in the area would operate at an acceptable
level of service standard.
Member Burns asked if use of these levels of service standards would lessen
emissions.
Mr. Delich replied yes. He further stated that when the vehicles move more
efficiently, they emit less emissions.
Member Walker asked why staff believed that this was an appropriate way to
treat this project by having the amended master plan, preliminary and final all
in one meeting.
Mr. Shepard stated the planning process allows for a preliminary and final to
be reviewed at one time. This was an appropriate request. He stated the
developers were asked to submit all plan and impact studies in a timely
manner and that all revision deadlines be met. The developer submitted
complete materials and met all deadlines.
Member Walker asked how each specific tenant building would be reviewed.
Mr. Shepard stated each would require conceptual review, a neighborhood
meeting, submittal and Planning and Zoning Board review. He said that all
plans would be based on the site's theme and compatibility.
Member Walker asked that the deed restriction on 1-G and the note on the
master plan be clarified.
Eldon Ward stated they placed more refined notes on the master plan. He
stated the deed restriction would be outside the City's process.
Member Shepard asked if the notes applied to 1-H as well as 1-G.
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Mr. Ward stated yes. He said 1-G would be treated as though zoned RL and
1-H would be treated as though zoned RLM. He said they also gave up the
right to come back later and amend the master plan but reserve the right to
seek things such as a day care center and residential scale office buildings on
1-H.
Member Shepard asked if 1-G would include the elimination of Palmer Drive
as a vehicular access point.
Mr. Ward stated that on the master plan, there was an understanding that it
would not. He noted that Oak/Cottonwood Farm Inc., had no ability to vacate
Palmer Drive as it was in Fairway Estates.
Member Shepard asked if the design guidelines applied to the remaining
preliminary or for the pads.
Mr. Shepard replied pads.
Member Kern asked what the anticipated size of this market and what percent
of business would come from Fort Collins.
Patrick Schmidt, PACE, Inc., stated the area anticipated would be a 30 mile
radius and did not include Nebraska. He believed that 75% to 80% would be
local customers.
Member Groznik asked if he had figures regarding the number of Ft. Collins
residents would currently had a membership.
Mr. Schmidt believed that there would be several hundred thousand dollars
worth of business.
Mr. Fiest added that the figure would be $5 million annually from Fort
Collins. This figure has been calculated by market studies and is referred to as
retail "leakage."
Member Kern asked if the applicant would object to a condition whereby a
loading truck would be required to turn off it's engine, if longer than five
minutes.
Mr. Fiest stated there would be no objection.
Member Klataske asked if shutting off and starting an engine would cause
more pollution.
Mr. Fiest did not know but assumed that by running for a period of time
would cause more emissions.
Member Groznik noted that there was a sign at Toddy's stating that the area
was a quiet zone and to turn off truck engines.
Member Kern asked how the applicants could restrict traffic on Boardwalk
Drive and asked if 4' berms would eliminate the impact of head lights.
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Mr. Shepard stated that signalization and traffic progression would emphasize
Harmony Rd., rather that Boardwalk Dr. He stated that the berm height could
be a condition.
Chairperson O'Dell asked about the configuration of the Harmony/Boardwalk
intersection.
Mr. Delich stated that northbound Boardwalk would have a left turn lane, a
thru lane and a right turn lane. He said southbound Boardwalk would have a
left turn lane and a thru/right turn combined. He anticipated that Boardwalk
would remain a 2 lane street with the potential for a center turn lane.
Member Kern was concerned about the phased landscaping, if not fully
developed. He asked what guarantees the applicants could give.
Mr. Shepard stated that the final PUD was evaluated as if it were a stand
alone with Phase 2 taking 2-3 years to develop. He noted the numerous street
trees and berms along the perimeter of the site.
Member Groznik asked if there was a neighborhood park and bike path
planned and now the circulation would happen.
Mr. Shepard stated that no neighborhood park was planned south of Harmony
yet but one was master planned in the Oak Cottonwood Master Plan.
Mr. Ward stated a planned bike path .!long the railroad ROW was incorporated
into the Oakridge Master Plan and connections have been provided in this
master plan.
Member Groznik moved to approve the Oak Cottonwood Amended Master Plan.
Member Shepard seconded the motion. The motion passed 7-0.
Member Kern moved to approve the Harmony Market Preliminary PUD with
the following conditions:
1. Berms be approximately 4' along Harmony Road to shield traffic light.
2. Signs for truck loading zones stating that engines are to be turned off.
3. Continuity in design for all development in the project.
Member Groznik seconded the motion. The motion passed 7-0.
Member Kern moved to approve Harmony Market Filing One - PACE with the
three conditions approved in the preliminary motion. Member Groznik
seconded the motion. The motion passed 7-0.
Other Business:
Tom Peterson noted that the continued meeting would be held in the Lincoln
Center Mini-Theatre, on Wednesday April 26th at 6:30 p.m.
The meeting adjourned at 11:30 p.m.
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