HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 10/19/1999 - HEARING AND FIRST READING OF ORDINANCE NO. 160, 19 AGENDA ITEM SUMMARY ITEM NUMBER: 33
DATE: October 19, 1999
• FORT COLLINS CITY COUNCIL STAFF: Ken Waido
SUBJECT:
Hearing and First Reading of Ordinance No. 160, 1999,Amending the Zoning Map of the City of
Fort Collins by Changing the Zoning Classification for Certain Properties Located Within the West
Central Neighborhoods Plan and Known as the West Central Neighborhoods Plan Second Subarea
Rezoning.
RECOMMENDATION:
Staff recommends adoption of the Ordinance on First Reading. The Planning and Zoning Board
voted 4-3 to recommend approval of the requested rezonings.
EXECUTIVE SUMMARY:
The West Central Neighborhoods Plan was adopted by the City Council on March 16, 1999, as
a subarea(neighborhood)plan for an"L"shaped area of approximately three square miles located
. west, southwest, and south of the Colorado State University Main Campus. On June 1, 1999,the
Council adopted on Second Reading Ordinance No.90, 1999,which rezoned most of the properties
proposed for rezoning within the Plan's boundaries as recommended in the West Central
Neighborhoods Plan. The property located at 1132 West Prospect Road and the properties located
north of West Prospect Road,adjacent to Whitcomb Street and Blevins Court,were deleted from the
initial rezoning effort and temporarily retained in their existing R-L, Low Density Residential,
District to allow staff additional time to work with the property-owners to discuss and evaluate their
rezoning issues.
The property located at 1132 West Prospect Road is proposed to be rezoned into the L-M-N,Low
Density Mixed-Use Neighborhood,District. This owner is no longer in opposition to the proposed
rezoning.
The properties located north of West Prospect Road,adjacent to Whitcomb Street and Blevins Court,
are proposed to be rezoned into the H-M-N,High Density Mixed-Use Neighborhood,District. Some
property owners in this area are in opposition to the rezoning,contending that the minimum density
of the H-M-N Zone at 20 dwelling units per acre is too high.
BACKGROUND:
The West Central Neighborhoods Plan was adopted by the City Council on March 16, 1999, as
a subarea(neighborhood) plan for an "L" shaped area of approximately three square miles located
west, southwest, and south of the Colorado State University Main Campus. The planning area's
boundaries extend from Mulberry Street on the north to Drake Road on the south, and from the
Burlington Northern/Sante Fe Railroad tracks on the east to Taft Hill Road on the west.
DATE: October 19, 1999 2 ITEM NUMBER: 33
The West Central Neighborhoods Plan had its beginnings in 1995,when a group of citizens began
working with City staff on the development of the "Prospect/Shields Neighborhood Plan." The
scope of the project expanded to the West Central Neighborhoods Plan and include the coverage
of approximately three square miles. The issues areas covered in the Plan include: (1)Land Use and
Zoning, (2) Public and Private Sector Services, (3) Parks and Open Lands, (4) Neighborhood
Appearance and Design, (5)Housing, (6) Transportation, and(7) Sense of Community.
Rezonin¢s:
Presented below is a summary discussion of the major issue areas of the West Central
Neighborhoods Plan as they relate to the proposed rezonings.
From a land use perspective the West Central Neighborhoods Plan divides the neighborhoods into
"Conservation, Development, and Redevelopment Areas." Conservation areas are areas where
current land uses are considered the most appropriate uses of land. Development areas are available
undeveloped/vacant lands suitable for new development. Redevelopment areas are areas where
current land uses are not considered to be the most appropriate for the future and should convert to
more efficient uses. These areas are shown on the attached Map 2.
Both areas proposed for rezoning are in designated 'Redevelopment Areas" and are specifically
addressed on pages 2 and 3 of Chapter 3 of the West Central Neighborhoods Plan (copies
attached).
The "Land Use and Housing Densities Plan" (shown on the attached Map 3) of the West Central
Neighborhoods Plan divides the neighborhoods into nine land use types including residential,
commercial,employment,and mixed-use classifications. The residential areas range from an"Urban
Estate Area" where the residential density is limited to 2 dwelling units per acre, to "Medium
Density Mixed-Use Neighborhoods"where the minimum density is 12 dwelling units per acre, and
on to a "Campus District" where high rise structures, up to 5 stories would be encouraged. Non-
residential areas range from small neighborhood centers, to "Neighborhood Related Commercial
Areas,"and the"Campus West/Community Commercial Area"and on to an"Employment District."
The property located at 1132 West Prospect Road is in the"Low Density Mixed-Use Neighborhood"
designated area and is addressed on pages 4 and 5 of Chapter 3 of the West Central Neighborhoods
Plan (copies attached). In summary, the Plan suggests that this property, along with the adjacent
properties located to the west, offer opportunities for intensification of residential densities.
The properties located north of West Prospect Road,adjacent to Whitcomb Street and Blevins Court,
are in the "Campus District" designated area and are addressed on page 7 of Chapter 3 of the West
Central Neighborhoods Plan (copy attached). In summary, the Plan suggests these properties,
along with the other properties located north of West Prospect Road and east of South Shields Street,
should provide locations for residential, commercial,business, and service establishments closely
related to Colorado State University. Residential uses should be high density uses, such as larger
apartment complexes, dormitories, fraternities, sororities, etc.
DATE: October 19, 1999 3 ITEM NUMBER: 33
The West Central Neighborhoods Plan contains a detailed"Zoning District Plan" (Map 4)which
• is designed to implement the"Land Use and Housing Densities Plan"(Map 3)and provides the basis
for the requested rezonings.
The property located at 1132 West Prospect Road is proposed to be rezoned from its existing R-L,
Low Density Residential,District into the L-M-N,Low Density Mixed-Use Neighborhood,District.
The properties located north of West Prospect Road,adjacent to Whitcomb Street and Blevins Court,
are proposed to be rezoned from R-L into the H-M-N, High Density Mixed-Use Neighborhood,
District. The R-L Zone is a single-family residential district with a minimum lot size of 6,000 square
feet. The H-M-N Zone is a multi-family residential district requiring density to be 20 units per acre
or higher and allowing building to be a height of five stories.
Changes to the Zoning Map for the properties proposed to be rezoned will be achieved by the
Council's adoption of this Ordinance.
The owner of the property located at 1132 West Prospect Road is no longer in opposition to the
proposed rezoning. This property is proposed to be rezoned into the L-M-N,Low Density Mixed-
Use Neighborhood, District.
Some property-owners in the area north of West Prospect Road adjacent to Whitcomb Street and
Blevins Court are opposed to the rezoning,contending that the minimum required density of the H-
M-N Zone at 20 dwelling units per acre is too high.
As a point of reference, a minimum density of 20 units per acre would require at least a 3-plex on
a typical 6,000 square foot lot. At one time during the review of zoning alternatives for this area the
use of the M-M-N,Medium Density Mixed Use Neighborhood Zone was considered. The M-M-N
Zone has a twelve unit per acre minimum density and a maximum building height of three stories.
The use of the M-M-N Zone was rejected as not being consistent with the vision of the West Central
Neighborhoods Plan which calls for higher density and taller buildings. If Council agrees that the
minimum density of 20 dwelling units per acre is too high for the H-M-N Zone,Council should give
direction to staff to amend the H-M-N Zone and establish a new minimum density figure.
STAFF RECOMMENDATION:
Staff recommends approval of the requested rezonings.
PLANNING AND ZONING BOARD RECOMMENDATION:
The Planning and Zoning Board,at its meeting of March 4, 1999,voted 4-3 to recommend approval
of the requested rezonings. The three negative votes were based on the desire of three Board
members to retain the Hill property, located on South Shields Street, in the C-C, Community
Commercial,District.The rezoning issues regarding the Hill property were resolved and approved
by Council in the previous West Central Neighborhoods Plan rezoning action. A copy of the
Board's minutes is attached.
ORDINANCE NO. 160, 1999
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE ZONING MAP OF THE
CITY OF FORT COLLINS BY CHANGING THE ZONING
CLASSIFICATION FOR CERTAIN PROPERTIES LOCATED WITHIN
THE WEST CENTRAL NEIGHBORHOODS PLAN AND KNOWN AS THE
WEST CENTRAL NEIGHBORHOODS PLAN SECOND SUBAREA REZONING
WHEREAS,Division 1.3 of the Land Use Code of the City of Fort Collins establishes the
Zoning Map and Zone Districts of the City; and
WHEREAS, Division 2.8 of the Land Use Code of the City of Fort Collins establishes
procedures and criteria for reviewing the rezoning of land; and
WHEREAS, on March 16, 1999,the Council of the City of Fort Collins,by Resolution 99-
33, adopted the West Central Neighborhoods Plan as an element of the Comprehensive Plan of the
City and as a subarea plan for the West Central Neighborhoods; and
WHEREAS,in order to implement the West Central Neighborhoods Plan,and in accordance
with the foregoing, the Council considered the rezoning of the property within the West Central
Neighborhoods Plan and,by Ordinance No. 90, 1999,rezoned much of the property located within
• the boundaries of said subarea plan; and
WHEREAS, at the time of consideration of Ordinance No. 90, 1999,the Council removed
several properties from said rezoning and directed staff to conduct further discussions and
evaluations of the rezoning issues of said properties; and
WHEREAS, said discussions and evaluations having been concluded, the Council has
considered the rezoning of those remaining properties located within the subarea plan which are the
subject of this Ordinance, and has determined that said properties should be rezoned as hereafter
provided.
NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code of the
City of Fort Collins be,and the same hereby is,amended by changing the zoning classification from
"R-L",Low Density Residential Zone District,to"L-M-N",Low Density Mixed-Use Neighborhood
Zone District, for the following described property in the City known as the West Central
Neighborhoods Plan Second Subarea Rezoning:
Lot 6, Maxfield Subdivision in the City of Fort Collins, Colorado.
• Section 2. That the Zoning Map adopted by Division 1.3 of the Land Use Code of the
City of Fort Collins be,and the same hereby is,amended by changing the zoning classification from
"R-L",Low Density Residential Zone District,to"H-M-N",High Density Mixed-Use Neighborhood
Zone District,to conform to the map attached hereto and incorporated herein as Exhibit "A", and
on file in the Office of the City Clerk, known as the West Central Neighborhoods Plan Second
Subarea Rezoning.
Section 3. The City Engineer is hereby authorized and directed to amend said Zoning
Map in accordance with this Ordinance.
Introduced, considered favorably on first reading, and ordered published this 19th day of
October, A.D. 1999, and to be presented for final passage on the 2nd of November,A.D. 1999.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 2nd day of November, A.D. 1999.
Mayor
ATTEST:
City Clerk
Whitcomb Stivd
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West Central Neighborhoods Plan
Area and the single-family neighborhoods located to the south and west.
Two undeveloped parcels currently exist on the south side of Prospect Road west
of Shields Street. The parcel furthest to the west has been platted (Bridgefield
PUD) and is developing with low intensity multi-family residential uses. The
parcel adjacent to the existing drug store at the southeast corner of the
Prospect/Shields intersection should be reserved for additional neighborhood
related commercial development.
The small parcel of vacant land east of Shields Street between Prospect Road and
Lake Street should be utilized for high density housing.
Perhaps the most significant (based on past history of neighborhood resident
concerns) piece of undeveloped land in the West Central Neighborhoods is located
east of Shields Street just south of the Landmark Apartments. This parcel should
be reserved for additional neighborhood related commercial development.
Redevelopment Areas - Areas for which predominant current uses are not considered to
be the most appropriate for the future and which have potential for selective conversion to
• more efficient uses. This category does not presume that all existing uses of individual
properties are inappropriate for future uses but that the area's predominant uses fail to
make the best use of the land. As a caution, such areas would be highly sensitive to over
development and great care will be required in converting existing uses to avoid
dislocation within the area and incompatibility with surrounding areas. Redevelopment
areas include areas currently devoted to single-family and multi-family residential uses,
institutional uses, and lands devoted to commercial and service uses.
The area located southeast of the Mulberry/Taft Hill intersection currently contains
single-family residential uses on relatively large parcels. The area has not been
officially subdivided. This area offers opportunities for the intensification of
residential densities and the provision of additional neighborhood related
commercial uses.
The Campus West Community Commercial Area is a prime candidate for
redevelopment, as has been identified in City Plan with the call for its own special
subarea plan. This area should redevelop as a more pedestrian friendly
environment containing uses designed to meet the student consumer market as
well as consumer demands from the neighborhoods and the community as a whole.
The areas along the west side of Shields Street, including the area south of
Chapter 3 c Policies and Plans
Page 2
West Central Neighborhoods Plan
Campus West to Prospect Road and the area north of Campus West to Mulberry
Street, are candidates for redevelopment in a manner that allows conversion from
residential to multi-family residential and lower intensity commercial uses (offices,
clinics, etc.)with a strong encouragement to utilize existing structures to maintain
the residential"feel" of the areas. These areas would buffer the single-family
residential neighborhoods to the west from Shields Street.
The area northwest of the Prospect/Shields intersection is similar to the area
located southeast of the Mulberry/Taft Hill intersection in that it currently contains
single-family residential uses on relatively large parcels. This area has been
officially subdivided as the Maxfield Subdivision and offers opportunities for
intensification of residential densities and the provision of additional neighborhood
related commercial uses.
And finally, the area east of Shields Street and extending to Whitcomb Street
between Prospect Road and the CSU Main Campus should redevelop with high
density multi-family residential uses to provide student housing in close proximity
to Colorado State University. In order to achieve this goal, redevelopment of this
area would require demolition of some existing structures to be replaced with
higher intensity structures up to five stories in height. This area should be viewed
as an area which will eventually be incorporated into Colorado State University's
main Campus, as its inclusion is depicted as part of the Campus District in City
Plan's City Structure Plan map. While care needs to be taken so that taller
structures up to five stories in height have adequate setbacks from Shields Street
and Prospect Road, modifications to compatibility requirements in the City's Land
Use Code with existing uses should be granted so that the area can intensify as
envisioned in this Plan.
B. Land Use and Housing Densities Plan
Policy B 1
A variety of land use classifications are planned within the West Central Neighborhoods. These
areas refine the designated conservation, development, and redevelopment areas of Policy Al
above, for specific land uses and housing densities and are shown on Map 3 and described below.
Estate Lot Single-Family Residential Areas (up to 2 units per acre) - Areas where the
exclusive use is detached single-family residential structures on larger lots.
There is only one area designated as an estate lot single-family area within
Chapter 3 G Policies and Plans
Page 3
West Central Neighborhoods Plan
the West Central Neighborhoods and that is the existing larger lot
subdivision(Sonoran View Estates)located at the southeast comer of the
Prospect/Taft Hill intersection. The existing UE, Urban Estate, Zoning
District applied during the City Plan community-wide rezoning effort in
March 1997, should be retained for this area.
Low-Density Single-Family Residential Areas (up to 5 units per acre) - Areas where
the predominant residential use is detached single-family residential homes, but also
include supporting uses such as schools, churches, parks, etc.
Existing single-family subdivisions including, but not limited to, the following are
included in the designated low-density single family residential areas and should
retain their current R-L, Low Density Residential, Zone:
North of Elizabeth and West of City Park Avenue: Miller Brothers,
Poudre Valley, Rosco Johnson, Slade Acres, Lakeside Terrace, Brown, and
Cook Subdivisions.
South of Elizabeth and North of Prospect: Miller Brothers, Fairview,
• and Western Heights Subdivisions.
South of Prospect and East of Shields: Sheely, Spring Valley, and Hill
Pond Subdivisions and the Windtrail on Spring Creek PUD.
South of Prospect and North of Drake: Lexington Green, Village West,
Aspen Knolls, Foothills Green, and Foothills Village Subdivisions.
Low Density Mixed Use Residential Areas (between 5 and 8 units per acre) - Areas
where the predominant residential use is detached single-family residential homes but, in
the future, could also include some lower intensity multi-family units (not more than 6
units per building) to provide for a mix of housing types. These areas can also have
supporting uses such as schools, churches, parks, etc., along with neighborhood- serving
commercial and service uses.
The designated redevelopment areas southeast of the Mulberry/Taft Hill
intersection and northwest of the Prospect/Shields intersection should be
encouraged over time to change from their current uses into mixed-use areas. The
existing L-M-N, Low-Density Mixed-Use Neighborhood, Zoning District applied
during the City Plan community-wide rezoning effort in March 1997, for the area
southeast of the Mulberry/Taft Hill intersection should be retained. And, the area
• Chapter 3 O Policies and Plans
Page 4
I
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West Central Neighborhoods Plan
northwest of the Prospect/Shields intersection should be rezoned from its current
R-L, Low Density Residential, Zone into the L-M-N Zone.
The L-M-N Zone should also be applied to the parcels of land located north of the
single-family homes in the Western Heights Subdivision along Westward Drive and
the Campus West Community Commercial Area to act as a buffer area between
these differing land use areas.
Lower Intensity Multi-Family Residential Areas (6 - 12 units per acre) - Areas where
the predominant residential use is lower density/intensity multi-family units (not more than
6 units per building), condominiums, townhomes, etc., along with supporting uses such as
schools, churches, parks, etc.
Several already developed areas and one relatively large developing area should
fall into this category. The existing developed areas within this designation should
include the Woodbox Condos on Elizabeth Street and the duplexes along
Constitution and South Bryant Avenues, the Village Park Court PUD on Stuart
Street, the Underhill, Summervill, Bridges, and Bridgefield PUDs along Prospect
Road, and the Hill Pond, Sundering Townhomes and Windtrall Townhomes PUD
• east of Shields Street. These areas should retain their current M-M-N, Medium-
Density Mixed-Use Neighborhood, Zone as it is the zone which best fits these
developed areas.
Medium Density Mixed Use Residential Areas (12 or more units per acre) - Areas
currently devoted to, or in the future developed/redeveloped into, higher density and
intensity multi-family residential uses including apartment complexes, condominiums,
townhomes, fraternity and sorority houses, and other types of group quarters, and mixed-
use dwellings(residential units located with non-residential uses, e.g., units on the upper
floors of non-residential uses) along with supporting uses such as schools, churches,
parks, etc.
The existing developments include the Sleepy Willows area east of Taft Hill Road,
Fort Ram Village north of Elizabeth Street, the Matador Apartments west of City
Park Avenue, the Heatheridge, New Colony, and Northwood Apartments, and
Prospect Il PUD located southeast of the Prospect/Shields intersection, and the
Preserve Apartments PUD north of Drake Road. These areas should either retain
their current M-M-N Zoning applied during the City Plan community-wide
rezoning effort in March 1997, or, as in the case of Fort Ram Village, be rezoned
from its current C-C, Community Commercial, Zone to the M-M-N Zone.
Chapter 3 O Policies and Plans
Page 5
West Central Neighborhoods Plan
whole including restaurants, clothing stores, music stores, entertainment and nightlife
businesses, etc.
The Campus West Community Commercial Area is the only area within this
designation and the existing C-C, Community Commercial, Zoning District applied
during the City Plan community-wide rezoning effort in March 1997, should be
retained.
Campus District - This is a portion of the much larger activity center, the Main Campus
of Colorado State University, designated as"Campus District" in City Plan. The Main
Campus is the largest activity center in the city, consisting of an employment center with
8,000 jobs and an educational institution for over 22,000 students. The portion of this
activity center within the West Central Neighborhoods Plan boundaries would provide
locations for residential and commercial, business, and service establishments closely
related to the university. Residential uses should be higher density uses, such as large
apartment complexes, dormitories, fraternities, sororities, etc. Greater height in structures
(up to 5 stories) should be allowed in this area provided adequate setback are maintained
from Prospect Road and Shields Street.
A new zoning district should be developed and applied to this area to allow for the
redevelopment of the area into the high intensity of uses envisioned in this Plan.
Employment Center- This area would provide locations for light industrial, research and
development activities, offices, etc., and support uses such as hotels, restaurants,
convenience shopping, child care and housing.
The Centre for Advanced Technology is the other major employment area located
within the West Central Neighborhoods Plan boundaries. The Centre for Advanced
Technology is anticipated to be a major employment center in Fort Collins. This
mixed-use area currently contains the Colorado State University Vet Hospital,
research firms, offices, financial services, group quarter residential (congregate
care and nursing home) uses, and commercial uses. This area should retain its
existing E, Employment, Zoning District applied during the City Plan community-
wide rezoning effort in March 1997.
Policy B2
The residents of the West Central Neighborhoods through proper planning and strategic
utilization of the City's Land Use Code, specifically the listing of permitted uses within zoning
districts and the placement of zoning district boundaries, have a legitimate interest in assisting the
Chapter 3 o Policies and Plans
Page 7
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Mayor and City Council Members
Page 4
March 10, 1999
d `-h_e-_— _ G..i.,,.. ,.,,,:..,. v
VL Member Weitkunat proposed an amendment that would pull the Hill property from
the NCB Zone and place it back as it originally was in the CC Zoning District on the
Structure Plan Map. Member Gavaldon seconded the motion.
Chairperson Colton stated that he would not support the amendment, he does not want
commercialf up against the existing neighborhoods. He felt there was plenty of value in the uses
that have been"allowed under the LMN for the property owner to get financial returns out of it.
He felt the neighborhood should be buffered
The motion failed 4-3 with _Members Davidson, Craig, Carpenter and Colton voting in the
negative.
Rezonings:
Member Gavaldon moved to recommend to City Council approval of the requested
rezonings. Items 1. 2, 3, 4, 6, 7, 8, 9 with the intent to exclude the Young Property and
leave it at the current zoning. Member Meyer seconded the motion.
Member Weitkunat would not support the motion because it includes item 5, the ?nll property
which she does not support.
Member Gavaldon supported the motion except for 4'5, which he believes should stay in the
Community Commercial Dismict. Even though he made the motion he would not be supporting it
based on �'5, the 10 property.
The motion failed 4-3 with Members Meyer, Weitkunat and Gavaidon voting in the
negative.