HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 04/17/2007 - ITEMS RELATING TO ADOPTION OF THE NORTH COLLEGE CO ITEM NUMBER: 10
AGENDA ITEM SUMMARY DATE: April 17, 2007
FORT COLLINS CITY COUNCIL STAFF: Ken Waido
Clark Mapes
SUBJECT
Items Relating to Adoption of the North College Corridor Plan.
RECOMMENDATION
Staff recommends adoption of the Ordinances on Second Reading.
EXECUTIVE SUMMARY
A. Second Reading of Ordinance No. 049,2007,Amending the Zoning Map of the City of Fort
Collins by Changing the Zoning Classification for that Certain Property Known as the
Conifer Street Rezoning.
B. Second Reading of Ordinance No.050,2007,Amending Division 4.19 of the Land Use Code
by Adding Large Retail Establishments to the List of Permitted Uses.
The updated North College Corridor Plan(NCCP)was adopted by Resolution 2007-032 on March
20, 2007. Ordinance No. 049, 2007, unanimously adopted on First Reading on March 20, 2007,
rezones nine parcels of land containing approximately 4.1 acres located along the north side of
Conifer Street and just west of Redwood Street to conform with the updated NCCP.
The Plan recommends a specific change to Permitted Uses in the Community Commercial-North
College zone district(C-C-N zone). The change would add Large Retail Establishments to the C-C-
N zone. Ordinance No. 050, 2007,unanimously adopted on March 20, 2007 adopts this change to
the Land Use Code.
ATTACHMENTS
1. Copy of First Reading Agenda Item Summary- March 20, 2007.
ATTACHMENT
ITEM NUMBER: 27 A-E
AGENDA ITEM SUMMARY DATE: March 20, 2007
FORT COLLINS C O I FF: Ken Waido
Clark Mapes
SUBJECT
Items Relating to Adoption of the North College Corridor Plan.
RECOMMENDATION
Staff recommends adoption of the Resolutions and the Ordinance on First Reading.
The Planning and Zoning Board voted 6-0 to recommend adoption of the North College Corridor
Plan and the proposed amendments to City Plan.
The Transportation Board and tural urce is d oted unanimously to recommend
adoption of the North College orridor an.
EXECUTIVE SUMMARY
A. Resolution 2007-032 Adopting the Updated North College Corridor Plan as an Element of
the Comprehensive Plan of the City.
B. Resolution 2007-033 Amending Figure GM-8 of the City Plan Principles and Policies to
Comport with the North College Corridor Plan.
C. Resolution 2007-034 Amending the City's Structure Plan Map to Comport with the North
College Corridor Plan.
D. Hearing and First Readjrroriynding the Zoning Map of the
City of Fort Collins bygthat Certain Property Known
as the Conifer Street R
E. First Reading of Ordinance No. 050, 2007,Amending Division 4.19 of the Land Use Code
by Adding Large Retail Establishments to the List of Permitted Uses.
The proposed update to the North College Corridor Plan(NCCP)has been developed by City staff
with extensive public input over the past year. The main elements of the Plan are an updated vision,
goals, policies, Framework Plan map, and recommended actions with possible funding sources.
March 20, 2007 -2. Item No. 27 A-E
Several related items are being proposed in conjunction with the proposed updated Plan:
• Based on the NCCP, a minor amendment to the City Structure Plan is needed to change the
land use designation alUtIal
R
et, t of North College Avenue and
west ofRedwood Streeit mercial. Accordingly,tofurtherimplement this minorni is proposed.
• The NCCP recommends an amendment of City Plan's Targeted Redevelopment and Infill
map to add more area near North College and Downtown. The area is located east of
Redwood Street, south of Conifer Street, north of East Vine Drive, and extending slightly
further east of the proposed realignment of Lemay Avenue.
• The Plan recommends a specific change to Permitted Uses in the Community Commercial-
North College zone district(C-C-N zone)which is being proposed in conjunction with the
Plan adoption hearing. The change would add Large Retail Establishments to the C-C-N
zone.
BACKGROUND
In 1995, the Cityof Fort Coll(sadopt the rt C 1
e rridor Plan as an
g element of the
City's Comprehensive Plan. tion f e Plan i uded the creation of new zoning
districts now known as the C- omm y ercial- rth College District and the C-N,
Commercial-North College District.
In 1997,the City Council adopted City Plan as the City's new Comprehensive Plan,with an update
in 2004. The 2004City Plan update called for the update of the North College Corridor Plan to deal
with a list of issues and changes that had accumulated over the years.
The primary objective of the NCCP is to tailor City Plan principles to the specific circumstances of
the corridor. If adopted, the updated Plan will remain an element of City Plan.
The updated Plan is divided into chapters covering the following topics:
Chapter 1 —Introduction
Chapter 2—Issues
Chapter 3 —Vision
Chapter 4—Goals
Chapter 5—Frameworc 0 P Y
Chapter 6—Implementation Actions &Financing, Some Details
Presented below is a brief summary of each chapter.
Chapter 1 - Introduction
The Introduction sets the context for the 2007 update to the 1995 version of the North College
March 20, 2007 -3- Item No. 27 A-E
Corridor Plan, describing the Plan area, the Plan's relationship with City Plan, and the
transportation role of North College Avenue, and brief historical background of the corridor.
Chapter 2 - Issues
The second chapter lays the fo ation the u at Plan by scribing the major issues that have
emerged over the years that hav o tln at a a sed in the Plan. These key issue
areas are:
• Identity and Community Design
North College Avenue Itself
• Retrofitting Streets Into the Corridor
Existing Development
• Land Use and Business Mix
River and Connections to Downtown
• Transportation
• Drainage&Utilities
• Financing
All of the above issues interrelate d overl and all have contributed to the state of the corridor
today.
Chapter 3 -Vision
PY
In general, the vision includes the following for the"urban evolution"of the corridor:
• more efficient use of land
higher values
• more complete public infrastructure, and
• more economic activity;
while keeping the strong sense of civic ownership that led to this Plan.
The Vision addresses the issues listed in the previous Issues chapter, with sketches and photos.
This update,thus,is geared to giving the area an overall positive identity and renewed sense of place,
taking advantage of the corridC
i th d the Downtown, establishing
new street patterns, and deala sting e w e ng changes to a more desirable
business mix, dealing with inr hort m gs and d 'nage issues, and finding financial
resources for needed capital ien
.
Chapter 4 - Goals
The Goals are intended to organize,guide,and stimulate efforts to implement the vision and address
issues. Goals are categorized to correspond to the facets of the Vision. Also, the Plan states:
"There is one overarching goal which does not fit any one category:`Improve Public,
March 20, 2007 -4- Item No. 27 A-E
Consumer, and Investor Perception of"North College."
Goals in all categories significantly contribute to this goal in particular,as it involves
a number ofinterrelatede s: d v mentprojects,property
upgrades, street impro ents, auti ti ort intenance, an image and
identity program, uti 'es to ppo of the ove, and financing and
administration of all the e. "
The Goals are as follows:
LIST OF GOALS
The Highway Itself--North College Avenue/SH 14/US 287
Improve the safety, image and identity of North College Avenue.
• Find Context Sensitive Solutions(CSS)with the CDOT for street design, as needed
to reflect unique circumstances and the City's vision and goals.
More Complete Street Network
• Evolve a orC�J
1 pa try, rives, and alleyways forming
interconnected velop a ice public access and utilities,behind
highway fronta
• Adapt the pattern and details of new streets to fit circumstances and facilitate
development projects consistent with the vision and goals.
Connections to Downtown Across the Poudre River Corridor
• Capitalize on the river corridor as an attractive, more active connection with
downtown, eliminating perceptions of an edge and a separation.
Community Appearance and Design
• Establish a distinct image and identity along the highway with streetscape
improvement.
• Build up a distinct image and city character in evolving places along the corridor
Highlight except' at c
• Promote the p tive at utes a of rth College corridor area with a
unique image ident rogr
Land Uses and Activity
Strengthen market underpinnings and economic activity.
• Support and complement the Downtown core.
0 Maximize multiple story buildings.
March 20, 2007 -5- Item No. 27 A-E
Financing and Administration
• Solve drainage system needs where required to allow street and development
projects.
• Leverage and sCnawry
ki
r i e wi frastructure projects.
• Leverage Cityit d tional fi cing derived from land value, as
needed to maktru a feasi .
• Foster a positive investment climate for projects that contribute to the vision and
goals.
• Assemble key properties where needed to allow development projects and urban
upgrading to proceed.
Community Support/Dealing with Change
Continue the broad public support which prompted this Plan and much of the
progress in the corridor since 1992, will continue.
• Increase collaboration and mutual understanding among multiple owners and City
Departments.
Public support, civic discussions, and citizen initiative will continue to lead to
financing solutions othe ropert a cements to implement goals.
Chapter 5 - Framework Pla
Chapter 5 presents the revised Fram w�orkPlan map. The map illustrates the general,preferred land
use and transportation framework for development and redevelopment projects in the North College
corridor, consistent with the vision and goals.
Its land use pattern is a guide for zoning regulations; and its recommended street network will be
required or encouraged as part of(re)development projects.
The Framework Plan map includes one minor change to a current land use designation, along the
north side of Conifer Street, east of North College Avenue and west of Redwood Street. The map
shows a change from Industrial to Community Commercial designation.
The Framework Plan also shows a"New Vine Drive Influence Area"extending east from the North
College Corridor, along the proposed realignment of Vine Drive, to the proposed realignment of
Lemay Avenue. These propoCA
Op
r portation implications which
directly affect the North Colle
Chapter 6 - Implementation me ils
The final chapter, Implementation Actions & Financing, is to provide a basis for crucial
conversations on the next generation ofprojects and efforts to accomplish the vision,goals,policies,
and Framework Plan of the updated North College Corridor Plan . In order for the Plan to be
implemented,it requires abroad acceptance and collaboration among multiple property and business
owners, City departments, and other agencies. The chapter lists the implementation actions, and
identifies why the action is necessary, who should be responsible for the action, when the action
March 20, 2007 -6- Item No. 27 A-E
needs to be undertaken, and how the action could be financed.
Public Process
The public process for the upd to the th C le C ri an consisted oftwo major general
open houses and monthlyup tes at eting he North ort Collins Business Association
(NFCBA), including two meetin vote ed dis ion of the Plan. The open houses
were conducted on May 31,2006, and November 1,2006. The monthly meetings with the NFCBA
were conducted throughout 2006 and into 2007.
A series of eight property-owner focus group meetings were held in July and August of 2006,along
with a few additional individual meetings, visits, and phone calls. The primary purpose of these
meetings was to inform owners of the plan, discuss a vision and goals, and explore needs for new
streets, utilities, and redevelopment involving groups of properties.
In addition,the plan's progress was reviewed by the Transportation Board and the Natural Resources
Advisory Board.
RELATED ITEM: PROPOSED CHANGES TO CITYPLAN
Proposed changes to City Pla e a h get h i t to Plan map, and a change to the
Targeted Redevelopment Area ap.
Structure Plan Change
The vision for North College emphasizes cross streets leading to and from North College Avenue
to foster active, attractive, pedestrian-friendly places. Properties along the north side of Conifer
Street offer a very good opportunity to achieve this in conjunction with development along the south
side of Conifer,which is already zoned C-C-N.The Industrial zone allows a number of land uses that
would be incompatible with the vision due to low visual quality, low levels of human activity, and
low levels of improvement (e.g.,junk yards, outdoor storage, warehouses.)
Targeted Infill and Redevelopment Areas Map
During development of the update to the NCCP, the influences of the proposed realignment of Vine
Drive were integrated into the Plan as a major factor. The Plan update process highlighted the
magnitude of changes introduc e e t New Vine Drive" through the
middle of the largest area of evelop land d jac the corridor. The effects of the
realigned arterial street are fu er in fled t o major ter lines proposed to parallel the
roadway, and a major channel o i to c to ater fl
Influences of these facilities are tied to the entire stretch from North College Avenue to Lemay
Avenue. Influences include extraordinary costs and significant impacts on land use and
transportation. Specifically,some of the influences of the realigned Vine depend on how and when
it intersects with Lemay Avenue, and on the required replacement of the existing Vine/Lemay
intersection with a completely new intersection based on realignment of both streets into open land
to accommodate a full size arterial intersection.
March 20, 2007 -7- Item No. 27 A-E
Conifer Street and the stretch of North College Avenue from Conifer south are currently designated
as an Enhanced Travel Corridor at the time of this Plan. However,the proposed realignment of Vine
Drive has launched conversations about whether that designation may shift from Conifer Street to
the New Vine Drive, with imph f o 1 or.
Another consideration in exp ing th orth o ge Rede lopment and Infill Area" eastward
along realigned Vine Drive cam m done i 05 as an input to the NCCP. That
analysis highlighted a very important need to increase residential development in the trade area.
While the introduction of "New Vine" has raised questions about a greater potential for non-
residential uses,the proposed area to be added is still envisioned as a good opportunity for residential
development directly tied to the North College corridor by the new roadway.
For all these reasons and more,inclusion of the area on the Infill and Redevelopment Map is integral
and essential to the North College corridor. Inclusion on the map generally means there is an
increased policy basis for the City to help fund extra-ordinary infrastructure needs due to deficiencies
in existing infrastructure, and to provide special features or assistance needed to accommodate the
impacts of major changes which are envisioned.
RELATED ITEM: PROPOSED CONIFER STREET REZONING
This is a proposal to rezone ni parc is )1ano ai g pr imately 4.1 acres located along
the north side of Conifer Stree d just es d St . The requested zoning change is
from the Industrial District (1) e oC mercial orth College, District(C-C-N).
The three property owners who are affected, support the change.
Land Use Code Requirements for Rezonings
The regulations covering rezonings in the City of Fort Collins are contained in Division 2.9 of the
Land Use Code. Section 2.9.4 (H) (2) indicates the following:
Mandatory RequirementsforQuasi-JudicialRezonings. Any amendment to the Zoning Map
involving the zoning or rezoning of six hundred forty(640) acres of land or less (a quasi-
judicial rezoning) shall be recommended for approval by the Planning and Zoning Board or
approved by the City Council only if the proposed amendment is:
(a) consistent with f1plyrhood
(b) warrantedbyc gedcosurroundingandincluding
the subject property.
Section 2.9.4 (H) (3) of the Land Use Code indicates the following:
Additional Considerations for Quasi-Judicial Rezonings. In determining whether to
recommend approval of any such proposed amendment,the Planning and Zoning Board and
City Council may consider the following additional factors:
March 20, 2007 -8- Item No. 27 A-E
(a) whether and the extent to which the proposed amendment is compatible with existing
and proposed uses surrounding the subject land, and is the appropriate zone district
for the land;
(b) whether and t eq
tow th pro d amendment would result in
significantly ad rse is on a tural en onrnent includin but not limited
g,to, water, air, no rm r genie ildlife, vegetation, wetlands and
natural functioning of the environment;
(c) whether and the extent to which the proposed amendment would result in a logical
and orderly development pattern.
Justification for the proposed rezoning
The proposed rezoning is being made in conjunction with the update to the North College Corridor
Plan to help implement its vision and goals,along with the related change to the City Structure Plan.
The justification matches the justification for the Structure Plan change. As noted previously, the
vision for North College emphasizes cross streets leading to and from North College Avenue to
foster active,attractive,pedestrian-friendly places. Properties along the north side of Conifer Street
offer a very good opportunity to ac 'e a thi ' conjunction with development along the south side
of Conifer, which is already z d C- - . Th s I e ows a number of land uses that
would be incompatible with th vision to to quali , low levels of human activity, and
low levels of improvement (e. . o o storage arehouses.)
Therefore,the justification for this rezoning lies within the North College Corridor Plan,specifically
its Framework Plan map, which shows the subject area to be appropriate for inclusion in the
Community Commercial District on the City's Structure Plan Map.
Consistency with City Plan, The City's Comprehensive Plan
As indicated above,any request to rezone less than 640 acres is considered a quasi-judicial rezoning
and the first"criterion"for approving the request is consistencywith the City's Comprehensive Plan.
The main consideration in this regard is the City Structure Plan map, which sets the basic land use
framework showing how Fort Collins should grow and evolve. Since the Structure Plan map is
proposed for amendment as part of the update to the North College Corridor Plan, the proposed
rezoning is a consistent part of the same package.
Findings of Fact
In evaluating the request for rez g;'sta a folio findings of fact:
A. In 1997,the City adopted City Plan as City's the new Comprehensive Plan. And in 2004 an
update to City Plan was adopted by the City Council. The 2004 City Plan update did call
for the update of the North College Avenue Corridor Plan to deal with a list of issues that
had accumulated since the initial adoption of the Plan.
March 20, 2007 -9- Item No. 27 A-E
B. The update of the North College Avenue Corridor Plan is also proposed as an element of the
City's Comprehensive Plan and the Framework Plan map in the Plan shows the subject area
changing from the"Industrial"classification to the"Community Commercial-North College"
classification.
C. The requested rezonin consi t t wi ity's Co rehensive Plan,and thus meets the
requirement of Division the an e Cod ction 2.9.4 (H) (2), by directly
implementing the North College Corridor Plan.
RELATED ITEM: PROPOSED CHANGE TO C-C-N ZONE
This is a proposed revision to Division 4.19, the Community Commercial—North College Zone
District(C-C-N)of the Land Use Code. The revision would add"Large Retail Establishments"to
the list of permitted uses in the C-C-N Zone District, Section 4.22(B)of the Land Use Code, subject
to review by the Planning and Zoning Board.
In 2000,the City Council added Supermarkets to the zone district, finding that large-footprint uses
can be appropriate in the zone if they provide responsive design and needed infrastructure. The
reasoning was that large uses bring a special ability to deal with costly infrastructure needs in the
corridor, and size impacts can be a atel ddressed in tydaesiprocess and the public process
of development review.
The proposed realignment of D ' tr ce anot following the C-C-N zoning,
by introducing a large scale traffic facility through the center of the largest contiguous area of C-C-N
zoning.
Then, market analysis done in 2005 as an input into the updated NCCP, indicated that a large
"destination retail" establishment(s) would be a crucial boost in helping rejuvenate the economic
vitality of the North College corridor. A "big box" retail establishment could fill the need for a
destination retail use to draw customers into the corridor.
Changed conditions and new information combined with public discussion in the Plan process have
led to the proposed g ro osed change to allow the use.
ATTACHMENTS
1. Existing City StructurClan Coni area.2. Proposed City Structua er reetaze
3. Existing Zoning Map, Conifer Street area.
4. Proposed Zoning Map, Conifer Street area.
ORDINANCE NO. 049, 2007
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 THAT CERTAIN PROPERTY KNOWN
AS THE CONIFER STREET REZONING
WHEREAS, Division 1.3 of the Fort Collins Land Use Code (the "LUC") establishes the
Zoning Map and Zone Districts of the City; and
WHEREAS, Division 2.9 of the LUC establishes procedures and criteria for reviewing the
rezoning of land; and
WHEREAS, on March 20, 2007, the City Council approved, through the adoption of
Resolution 2007-032, an updated North College Corridor Plan, which updated Plan includes a
Framework Plan map; and
WHEREAS,the Framework Plan map identifies nine parcels of land located along the north
side of Conifer Street and just west of Redwood Street as being suitable for designation as
"Community Commercial"on the City's Structure Plan Map,which designation would allow for the
inclusion of active, attractive, pedestrian-friendly places at the time that such properties are
developed; and
WHEREAS, this same date, the City Council has adopted Resolution 2007-034 amending
the City's Structure Plan Map to reflect this change; and
WHEREAS, in accordance with the foregoing amendment to the Structure Plan,the Council
has considered the rezoning of the property which is the subject of this ordinance, and has
determined that said property should be rezoned as hereafter provided; and
WHEREAS, to the extent applicable, the Council has also analyzed the proposed rezoning
against the considerations set forth in Section 2.9.4(H)(3) of the Land Use Code.
NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS:
Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code is hereby
amended by changing the zoning classification from "I", Industrial Zone District, to "CCN",
Community Commercial - North College Zone District, for the following described property in the
City known as the Conifer Street Rezoning:
LOT 2, A MINOR SUB OF CONIFER INDUSTRIAL PARK
LOT 3, A MINOR SUB OF CONIFER INDUSTRIAL PARK
LOT 13, BLK 5, REPLAT EVERGREEN PARK
Plus the following parcel:
Portion of the West half of Section 1,Township 7 North,Range 69 West of the Sixth
Principal Meridian, Described as follows; Beginning at the Southeast corner of Lot
13 Block 5 of the Replat of Evergreen Park, City of Fort Collins; Thence North
165.57 feet; Thence South 89 degrees 44 minutes 22 seconds East 574.64 feet;
Thence South 66 degrees 15 minutes 38 seconds West 308.11 feet; Thence along a
curve to the left having a central angle of 23 degrees 44 minutes 22 seconds a radius
of 500.00 feet and an arc length of 190.59 feet;Thence West 107.41 feet to the True
Point of Beginning.
Section 2. The City Manager 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 20th day of
March, A.D. 2007, and to be presented for final passag4the day of April, A.D. 2007.
ATTEST:
City Clerk
Passed and adopted on final reading on the 17th day of April, A.D. 2007.
Mayor
ATTEST:
City Clerk
ORDINANCE NO. 050, 2007
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING DIVISION 4.19 OF THE LAND USE CODE
BY ADDING LARGE RETAIL ESTABLISHMENTS TO THE LIST
OF PERMITTED USES
WHEREAS, Division 4.19 of the Land Use Code("LUC")contains regulations applicable to
properties in the City that are placed in the Community Commercial - North College ("C-C-N")
District; and
WHEREAS, the updated North College Corridor Plan (the "Plan'), as approved by the City
Council through the adoption of Resolution 2007-032 on March 20, 2007, recommends that certain
additional properties in the North College area be placed in the C-C-N District; and
WHEREAS, a market analysis conducted in conjunction with the update of the Plan has
indicated that the inclusion of large"destination retail" establishments as permitted uses in the C-C-N
district would be instrumental in rejuvenating the economic vitality o f the North College Corridor;and
WHEREAS, the Planning and Zoning Board reviewed this proposed amendment to Division
4.19 of the LUC on March 15, 2007 and recommended that such amendment be adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that Division 4.19(13)(3)(c) of the Fort Collins Land Use Code is hereby amended as
follows:
(c) Commercial/Retail Uses:
1. Convenience retail stores with fuel sales,provided that they are
at least three thousand nine hundred sixty (3,960) feet (three
quarters [1/4] of a mile) from any other such use and from any
fueling station_
2. Unlimited indoor recreational uses and facilities.
3. Day shelters,provided theydo not exceed ten thousand(10,000)
square feet and are located within one thousand three hundred
twenty(1,320) feet(one-quarter['/4] mile)of a Transfort route.
4. Supermarkets.
5. Large retail establishments.
Introduced, considered favorably on first reading, and ordered published this 20th day of
March, A.D. 2007, and to be presented for final passage on the 17t day of April, A.D. 2007.
r
May
ATTEST:
City Clerk
Passed and adopted on final reading on the 17th day of April, A.D. 2007.
Mayor
ATTEST:
City Clerk