HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 10/01/2002 - ITEMS RELATING TO AMENDING THE ZONING MAP OF THE l
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AGENDA ITEM SUMMARY ITEM NUMBER: 24 A-B
FORT COLLINS CITY COUNCIL DATE: October 1, 2002
FROM:
Ted Shepard
SUBJECT :
Items Relating to Changing the Zoning Classification for that Certain Property Known as the
1225 Redwood Street Rezoning.
RECOMMENDATION:
Staff recommends adoption of the Resolution and of the Ordinance on First Reading. On
September 19, 2002, the Planning and Zoning Board voted 4-2 to recommend amending both the
Structure Plan and amending the zoning map by rezoning the subject parcel to C-C-N,
f Community Commercial —North College.
EXECUTIVE SUMMARY:
A. Resolution 2002-095 Amending the City's Structure Plan Map.
B. Hearing and First Reading of Ordinance No. 147, 2002, Amending the Zoning Map of
. the City of Fort Collins by Changing the Zoning Classification for that Certain Property
Known as the 1225 Redwood Street Rezoning.
The parcel is 5.5 acres in size and located on the northwest corner of Conifer Street and
Redwood Street. The property contains a 20,000 square foot structure that was originally
approved as a P.U.D. for New Beginnings Treatment Center. The P.U.D. was subsequently
! amended to allow the conversion to Diamond Crest Assisted Living Center. The parcel was
rezoned in March of 1997 as part of the City Plan city-wide rezoning from R-M-P, Medium
Density Planned Residential, to I, Industrial.
The C-C-N zone was created to implement the North College Avenue Corridor Plan. Staff
recommends C-C-N as the best way to implement the transition of land uses as envisioned by the
North College Avenue Corridor Plan. The C-C-N zone is located across the street on the south
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side of Conifer.
The North College Avenue Corridor Plan was adopted on March 21, 1995 as an element of the
Comprehensive Plan. The Plan states:
"LU — 2 Land uses should create a transition from the North College Avenue
commercial area to surrounding residential areas with a mix of land uses in a
neighborhood pattern offering convenient and pleasant street, sidewalk and bike
lane connections."
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DATE: cto er 1, 2002 - ITEM NUMBER: 24 A-B
The C-C-N district is the manifestation of this mixed-use transition area envisioned by the LU-2
land use policy. The request to rezone the subject parcel into the C-C-N helps fulfill this policy.
The property has been fully developed since 1985 with a one-story structure that has the
character of a medical/residential facility. The proposed Structure Plan amendment and rezoning
will promote the public welfare and will be consistent with the vision, goals, principles and
policies of City Plan and the elements thereof.
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RESOLUTION 2002-095
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE CITY'S STRUCTURE PLAN MAP
WHEREAS, the City has received an application to rezone certain property located on the
northwest corner of Conifer Street and Redwood Street, which property is presently zoned in the
"I" Industrial Zone District, which rezoning request is known as the "1225 Redwood Street
Rezoning"; and
WHEREAS,the Council finds that the proposed 1225 Redwood Street Rezoning complies
with the Principles and Policies of the City's Comprehensive Plan, as well as the Key Principles
of the City's Structure Plan, but does not comply with the present land use designation shown on
the City's Structure Plan Map for that location; and
WHEREAS,the Council has determined that the proposed 1225 Redwood Street Rezoning
is in the best interests of the citizens of the City and comports with the City's Comprehensive Plan
except for the City's Structure Plan Map; and
WHEREAS,the Council has further determined that the City's Structure Plan Map should
be amended as shown on Exhibit "A" attached hereto.
. NOW, THEREFORE BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the City Council finds that the existing City Plan Structure Plan Map
is in need of the amendment requested by the applicant for the 1225 Redwood Street Rezoning.
Section 2. That the City Council finds that the proposed amendment will promote the
public welfare and will be consistent with the visions, goals, principals and policies of City Plan
and the elements thereof.
Section 3. That the City Plan Structure Plan Map is hereby amended so as to appear as
shown on Exhibit "A" attached hereto and incorporated herein by this reference.
Passed and adopted at a regular meeting of the City Council held this 1st day of October,
A. D. 2002.
Mayor
ATTEST:
iCity Clerk
ORDINANCE NO. 147, 2002
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 1225 REDWOOD STREET REZONING
WHEREAS, Division 1.3 of the Fort Collins Land Use Code (the "Land Use Code")
establishes the Zoning Map and Zone Districts of the City; and
WHEREAS, Division 2.9 of the Land Use Code establishes procedures and criteria for
reviewing the rezoning of land; and
WHEREAS, in accordance with the foregoing, the Council has considered the rezoning of
the property which is the subject of this ordinance,and has determined that the said property should
be rezoned as hereafter provided; and
WHEREAS,the Council has further determined that the proposed rezoning is consistent with
the City's Comprehensive Plan and/or is warranted by changed conditions within the neighborhood
surrounding and including the subject property; and
WHEREAS, to the extent applicable, the Council has also analyzed the proposed rezoning
against the considerations as established 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 as follows:
Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code, and the
same hereby is, amended by changing the zoning classification from"I",Industrial Zone District,to
"LMN, Low Density Mixed-Use Neighborhood Zone District, for the following described property
in the City known as the 1224 Redwood Street Rezoning:
Parcel 1:
A tract of land situate in the Northwest 1/4 of Section 1,Township 7 North,Range 69
West of the 6'Principal Meridian, City of Fort Collins,County of Larimer, State of
Colorado, which begins at a point on the East line of Block 5 of the Replat (No. 1)
of Evergreen Park which bears North 00 degrees 00 minutes 00 seconds West 165.57
feet from the Southeast corner of Lot 13 of said Block 5 and run thence North 00
degrees 00 minutes 00 seconds West 363.65 feet along the said East line to the
Southwest comer of Nokomis Subdivision; thence South 89 degrees 54 minutes 20
seconds East 713.69 feet along the South line of Nokomis Subdivision to the
Southeast corner of Nokomis Subdivision; thence South 00 degrees 00 minutes 23
. seconds East 37.50 feet along the West line of Redwood Street to the Northeast
corner of Lot 1, New Beginnings Phase 1 of Redwood Village Commons; thence
North 89 degrees 54 minutes 20 seconds West 540.98 feet along the North line of
said Lot 1 to the Northwest corner of said Lot 1;thence South 00 degrees 05 minutes
40 seconds West 326.65 feet along the West line of said Lot l to the Southwest
corner of said Lot l; thence North 89 degrees 44 minutes 22 seconds West 172.19
feet to the point of beginning, County of Larimer, State of Colorado.
Parcel 2:
Lot 1, Plat of New Beginnings Phase I of Redwood Village Commons, County of
Larimer, State of Colorado.
Section 2. That the Sign District Map adopted pursuant to Section 3.8.7(E)of the Land
Use Code be, and the same hereby is, changed and amended by showing that the above-described
property is included in the Residential Neighborhood Sign District.
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 1 st day of
October, A.D. 2002, and to be presented for final passage on the 15th day of October, A.D. 2002.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 15th day of October, A.D. 2002.
Mayor
ATTEST:
City Clerk
ITEM NO. 3
. /"*4\ MEETING DATE 9/19/02
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 1225 Redwood Street Rezoning to C-C-N and City Structure Plan
Amendment, #30-02
APPLICANT: Mr. Steve Bolton.
Wingshadow, Inc.
903 Buckingham Street, Unit C
Fort Collins, CO 80524
OWNER: USAG Capital Leasing, Inc.
1507 Buttonwood Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request to rezone 1225 Redwood Street from I, Industrial, to C-C-N, Community
Commercial North College. The parcel is 5.5 acres in size and located on the northwest
corner of Conifer Street and Redwood Street.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The parcel is fully developed with a 20,200 square foot, one-story medical treatment
facility, parking lot, and generously landscaped grounds. The request represents a
voluntary down-zoning that acknowledges the de-facto manner in which the property
has developed. The recommended zone district would be a logical extension of the
existing C-C-N zone located across the street on the south side of Conifer. The request
is in compliance with the North College Avenue Corridor Plan, adopted in 1995. The
request satisfies the criteria of Section 2.9.4. A City Structure Plan amendment is
recommended would be forwarded to City Council as part of the formal rezoning
request.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N.College Ave. P.O.Box 580 Fort Collins,CO 80522-0580 (970)221-6750
PLANNING DEPARTMENT
1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02
September 5, 2002 P&Z Meeting
Page 2
COMMENTS:
1. Background:
A. The surrounding zoning and land uses are as follows:
N: R-L; Existing Residential (Nokomis P.U.D.)
S: C-C-N; Vacant
E: L-M-N; Electrical Substation
W: I; Vacant
A. Project History
The parcel is known as New Beginnings Phase One of Redwood Village Commons
Master Plan. This Master Plan was approved in September of 1985 and consisted of
10.5 acres with proposed land uses including multi-family, office, warehouse, retail,
showroom on the north half and the New Beginnings Alcohol and Drug Abuse Recovery
Center on the southern half.
The New Beginnings Phase One Final P.U.D. and Plat was also approved in September
of 1985. The northern half was approved in May of 1994 as the Nokomis P.U.D. and
consisted of 21 single family dwelling units on 4.6 acres.
In 1993, the P.U.D. was amended to facilitate the operation of the Jacob Center, a
substance abuse treatment program.
In 1995, the P.U.D. was amended to facilitate the transition to the Diamond Crest
Elderly Board and Care Assisted Living Facility.
In 1997, the subject parcel was rezoned from R-M-P, Medium Density Planned
Residential, to I, Industrial.
B. Current Request
The applicant for the rezoning request is Wingshadow, Inc. For the past ten years,
Wingshadow has provided services to teenagers and young adults. As proposed,
Wingshadow would provide space for Frontier High School, a childcare center, and a
group home. Offices and support services would be scattered throughout. All of the
proposed uses are permitted in the Industrial zone with the exception of the group home
component. A rezoning of the property to C-C-N would allow the group home, subject
1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02
September 5, 2002 P&Z Meeting
Page 3
to a P.D.P. review process. As with any rezoning, there is no specific review of any
particular development or re-development proposal at this time.
2. Structure Plan:
The City Structure Plan, an element of the City's comprehensive plan, is a map that sets
forth a basic framework, showing how Fort Collins should grow and evolve over the next
20 years. The map designates the parcel as "Industrial." Across Conifer Street the
south, the map designates the area as "Community Commercial." Across Redwood
Street to the east, the map designates the area as "Low Density Mixed-Use
Neighborhood." The site, therefore, is at the intersection of three distinct districts.
Staff recommends that as part of the rezoning process, an amendment to City Structure
Plan accompany this request. In accordance with Appendix C of the City Plan, Staff
makes the following findings:
A. The existing City Structure Plan would be in need of an amendment if the
rezoning request is approved.
B. The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and
the elements thereof.
3. Request for C-C-N Zoning — Section 2.9.4 (H):
The request to rezone is considered quasi-judicial since the parcel is less than 640
acres. There are five standards that may be used in evaluating a request for a quasi-
judicial rezoning. These standards, and how the request complies, are summarized
below:
A. Any amendment to the Zoning Map shall be recommended for approval only if
the proposed amendment is consistent with the City's Comprehensive Plan.
The request for the C-C-N zone district would be an extension of the existing C-
C-N zone across the street on the south side of Conifer. The purpose of the C-
C-N zone district is as follows:
"The Community Commercial- North College District is for fringes of
retail/commercial core areas and corridors. This District is intended for moderate
intensity uses that are supportive of the commercial core or corridor, and that
help to create a transition and a link between the commercial areas and
1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02
September 5, 2002 P&Z Meeting
Page 4
surrounding residential areas. This designation is only for areas identified for its
application in the North College Corridor Plan."
Adding this parcel to the C-C-N would contribute to the function and purpose of
the zone district and would help to establish a high-quality transition in land uses
between single family detached homes to the east and the North College corridor
to the west. Staff finds that the rezoning would be consistent with City Plan by
promoting the goal of the C-C-N zone.
B. Any amendment to the Zoning Map shall be recommended for approval only if
the proposed amendment is warranted by changed conditions within the
neighborhood surrounding and including the subject property.
The 1997 City Plan rezoning from R-M-P, Medium Density Planned Residential to I,
Industrial, was the result of following the simple block and street pattern rather than
making a close analysis of the character of the individual property. For example, the
property, as developed prior to 1997 demonstrated the following characteristics:
• The building and grounds were initially constructed under the P.U.D.
system as professional medical residential treatment facility for alcohol
and substance abuse. It was never envisioned, planned, approved or
constructed as an industrial-type land use.
• The building features the design associated with a modern medical office
park. It is one-story in height with a pitched roof with attractive exterior
materials.
• The building is placed within a heavily landscaped area. There is
generous use of berms, evergreen trees and street trees which combine
to create a pastoral setting conducive to the medical treatment function.
• There are no features typically associated with an industrial use such as
overhead doors, loading docks, outside storage yard and high ceilings.
In light of this established character, Staff finds that the Industrial zoning is misplaced
on this particular property.
C. 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.
1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02
September 5, 2002 P&Z Meeting
Page 5
• The list of permitted uses for the C-C-N zone district is attached. These
uses are generally less intense than those permitted in the Industrial zone.
Upon examination of the list of permitted uses, and upon examination of the
existing and proposed uses surrounding the site, Staff finds that the land uses
offered by the proposed zone district will be compatible with the general area.
Therefore, Staff finds this criterion to be satisfied.
D. Whether and the extent to which the proposed amendment would result in
significantly adverse impacts on the natural environment, including but not limited
to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and
the natural functioning of the environment.
The site is fully developed. There would be no adverse impacts to the natural
environment should the property re-develop under C-C-N zoning.
E. Whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern.
The rezoning would acknowledge the de-facto manner in which the property has
developed. As stated above, Staff finds that the property exhibits a high-quality,
professional, medical-office character. By being located on the eastern edge of
the C-C-N, the property contributes to the transition between more intense uses
to the west and the neighborhood to the east and north. The allowable uses in
the C-C-N complement the residential neighborhood and contributes to the
mixed-land use opportunities as envisioned under City Plan.
4. North College Avenue Corridor Plan:
Adopted in 1995, the Plan offers the following two land use policy statements:
"LU — 1 Expansion areas for the types of office, financial, commercial and
residential uses found in the downtown area should be encouraged to develop in
a mixed-use district generally located between the Poudre River and Conifer
Street, and college Avenue and Redwood Street, including the vicinity of Vine
Drive/North College intersection."
"LU — 2 Land uses should create a transition from the North College Avenue
commercial area to surrounding residential areas with a mix of land uses in a
neighborhood pattern offering convenient and pleasant street, sidewalk and bike
lane connections."
1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02
September 5, 2002 P&Z Meeting
Page 6
The C-C-N district is the manifestation of this mixed-use transition area envisioned by
the two land use policies. The request to rezone the subject parcel into the C-C-N helps
fulfill this policy.
5. Findings of Fact:
In evaluating the request for Amendment to the Zoning Map for 1225 Redwood Street
Rezone from I, Industrial to C-C-N, Community Commercial North College, Staff makes
the following findings of fact:
A. The City Plan rezoning in March of 1997 rezoned the parcel from R-M-P, Medium
Density Planned Residential to I, Industrial. In retrospect, based on the existing
character of property, Industrial zoning is inappropriate for this particular parcel.
B. The request complies with the City Plan in that the rezoning would result in an
extension of the C-C-N zone, an existing zone district across Conifer Street to
the south.
C. The request to rezone satisfies the applicable review criteria of the Section 2.9.4
(H) of the Land Use Code.
D. The request is in compliance with the North College Avenue Corridor Plan by
contributing to the mix of land uses designed to transition the intensity between
North College Avenue on the west and the residential neighborhood to the east.
E. The request would require an amendment to the City Structure Plan. The
proposed plan amendment will promote the public welfare and will be consistent
with the vision, goals, principles and policies of City Plan and the elements
thereof.
RECOMMENDATION:
Staff recommends approval of 1225 Redwood Street Rezoning from 1, Industrial to C-
C-N, Community Commercial North College, Recommendation to City Council, #30-02.
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WINGSHADOW, INC .
O A R D O F
I R E C T O R S July 11, 2002
-z Rr
E"A M A M S G N City of Fort Collins
Current Planning Dept.
E V E B O L T O N 281 North College Avenue
Fort Collins, CO 80524
.I FF BUCHHOLZ
RE: Request for Rezoning of 1225 Redwood Street
JOE DEANDA
To Whom It May Concern:
AD EADS
We are submitting our request to rezone the property located at 1225 Redwood Street
from its current zoning of Industrial (1)to either the Community Commercial—North
R L E N E G R A N D N College District(C-C-N) or Low Density Mixed-Use Neighborhood District(L-M-N.)
We would be using the existing facility at this location for the purposes of providing
H E S S the following services:
❖ Classrooms and support areas for Frontier High School
MANES ❖ Childcare center servicing not more than 60 children from Infancy
through Kindergarten
❖ Offices for Wingshadow,Inc
.O F F I C I 0 ❖ Day treatment Center
❖ Homeless Shelter(Large Group Home)which is designed to house
eighteen boys and girls
M N O O G E N D r K ••• Related services, including maintenance and a kitchen/dining room
that would serve the students and faculty of Frontier High School,
-R O L r N t A R R A B E E the children and staff of the Childcare Center, and the residents and
staff of the Group Home.
:K 0 .M ST E AD
The existing facility is located on approximately six (6)acres and most recently
B POWELL functioned as an assisted living facility. With minor interior remodeling, we can
provide the necessary rooms for Frontier High School in the southwest wing,the
Childcare Center in the northwest wing(which is located closest to the existing
' S G D T"A"D residential development to the north)and the Group Home on the southeast end of the
building. Offices and support services will be scattered throughout.
J VA NMEV ER EN
It appears that either of the zones requested would allow all of the uses identified
above. The existing Industrial zoning for the parcel does not allow a group home
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9 0 3 BUCKINGHAM UNIT C FORT COLLINS , COLORADO 8 0 5 2 4
9 7 0 4 1 9 . 3 2 5 2 9 7 0 . 4 1 9 . 3 2 5 3 F A X
Page Two
July 11, 2002
Rezoning Request
facility,thus creating the need for rezoning. From our perspective, it would seem
more reasonable to rezone this parcel to the C-C-N district since the existing facility is
for the most part not what we would characterize as residential in nature, either by
appearance or by function. It is not incompatible with the C-C-N zoning since this
zone seems to (by design) acknowledge that it is in fact a transitional zone from the
downtown area to adjacent residential neighborhoods. C-C-N zoning currently exists
to the south of this site,with L-M-N zoning existing to the east and to the north of this
parcel. Rezoning to either district would not create spot zoning and would apparently
meet both the intent and the written guidelines contained within the City Plan for Fort
Collins.
In conclusion, we are requesting a rezoning of this parcel so that we may continue to
provide services to kids at risk. For ten(10) years we have been providing services for
teenagers and young adults in this community. We take a comprehensive approach
that includes options for education, daycare, counseling, and now,a safe place for
them to stay when there is nowhere else to go. With the acquisition and remodeling of
this building,we will be able to provide more services to the community. We ask that
you look favorably on our request so that we can continue to provide services to a
portion of our local population that is frequently overlooked and underrepresented.
Sincerely,
v
Steve Bolton
President
Wingshadow,Inc
POLICY STATEMEWS FOR THE CORRIDOR
Land Use
The plan should promote continuing development of the types of small business
and light industry that currently characterize much of the area. Also,in order for
the North College Corridor to offer new opportunities for revitalization and
economic growth, and yet retain its unique character, it should include a variety
of land uses including commercial,industrial,office,housing and retail. The plan
should promote pedestrian activity and a"sense of neighborhood"with compact,
walkable, efficient development -- particularly off of College Avenue itself.
Also, the area offers an excellent opportunity to mix development and activity
with the environment of the river, ditch corridors, and other natural areas.
The North College Corridor, as envisioned, is an excellent example of an
"Activity Center" consistent with the long-term Congestion Management Plan
(CMP) recently prepared by the City. The CMP is developing strategies which
will reduce traffic congestion and improve air quality city-wide in the future.
Land use planning is an important component of this,and the concept of defining
different types of Activity Centers to help guide development is being proposed.
As defined in the CMP,the North College Avenue Corridor represents a"Mixed-
Use Activity Center" with an "Auto-Oriented Commercial Activity Corridor"
component.Mixed Use Activity Centers are areas where a full range of land uses
locate,providing excellent opportunities for pedestrian,bicycle,and mass transit
use. The key is the combination of different types of land uses,along with urban
design elements that reduce dependency on the private automobile and
encourage other modes of transportation.
• Land Use Policy Statements
LU - 1 Expansion areas for the types of office, financial, commercial
and residential uses found in the downtown area should be
encouraged to develop in a mixed-use district generally located
1 between the Poudre River and Conifer Street, and College
Avenue and Redwood Street, including the vicinity of the Vine
Drive/North College intersection.
LU - 2 Land uses should create a transition from the North College
Avenue commercial area to surrounding residential areas with
a mix ofland uses in aneighborhood pattern offering convenient
and pleasant street, sidewalk, and bike lane connections.
LU - 3 A diversity of housing types should be encouraged to locate in
appropriate areas throughout the Corridor.
LU - 4 A new park on the west side of the Corridor should be created
to betterserve existing and planned neighborhoods;and increased
access to existing parks and open spaces should be provided.
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LU - 5 Business and commercial growth -- including neighborhood
and community retail, regional retail if compatible in scale,
regional office, and light basic industry, should be encouraged
in specific areas of the Corridor.
LU - 6 Basic and light industrial uses should locate in Light
Industrial and Planned Industrial zoning districts or new districts
with standards and guidelines for compatibility with surrounding
neighborhoods. Start-up and entrepreneurial industries should
be encouraged to locate in these areas.
LU - 7 New development or redevelopment should respect the existing
small business character along North College. The existing
character should be upgraded through streetscape improvements
such as sidewalks,curb and gutter, trees and landscaping, and
building facade renovations, and appropriate setbacks.
LU - 8 The Cache La Poudre River and surrounding area should be
integrated into the Corridor with compatible land uses which
complement and enhance the river's special qualities. Urban
land uses as outlined in the Downtown Plan should be encouraged
to locate on the north side of the river as well as the south side.
LU-9 Civic uses and public facilities such as a fire station, library
branch, post office branch, community center, and similar
uses,are encouraged to locate in the Corridor as neighborhood
focal points and a source of pride. Well-coordinated public
investment in such uses can serve to accomplish multiple goals
along with providing the particular service. The North College
Plan supports a fire station in particular within the Corridor to
improve response times as targeted by the Poudre Fire Authority
as well as reinforce land use goals.
LU- 10 New zoning districts shouldbe created and presented for adoption
to translate the goals and policies of the plan into a new
regulatory framework for development.
Storm Drainage
A preferred solution to the single tnajor unfunded problem -- Dry Creek flood
flows -- has been developed. The solution consists of a diversion channel to
intercept Dry Creek flows north of the Larimer-Weld Canal (Eaton Ditch) and
convey them across the canal,under Willox Lane and the railroad tracks,and then
to the Poudre River in an open grass-lined channel. The problem and alternative
solutions have been studied for years and will continue to be pursued by the City'
Stormwater Utility as a separate work effort.
4
Division 4.15, Community Commercial-North CoUege District Division 4.15
DIVISION 4.15 COMMUNITY COMMERCIAL -NORTH COLLEGE DISTRICT(C-C-N)
(A) Purpose. The Community Commercial - North College District is for
fringes of retail/commercial core areas and corridors. This District is
intended for moderate intensity uses that are supportive of the
commercial core or corridor,and that help to create a transition and a link
between the commercial areas and surrounding residential areas. This
designation is only for areas identified for its application in the North
College Corridor Plan.
(B) Permitted Uses.
(1) The following uses are permitted in the C-C-N District,subject to
basic development review,provided that such uses are located on
.lots that are part of an approved site specific development plan:
(a) Residential Uses:
1. Accessory buildings.
2. Accessory uses.
(b) Any use authorized pursuant to a site specific
development plan that was processed and approved either
in compliance with the Zoning Code in effect on March
27, 1997, or in compliance with this Land Use Code
(other than a final subdivision plat, or minor subdivision
plat, approved pursuant to Section 29-643 or 29-644 of
prior law, for any nonresidential development or any
multi-family dwelling containing more than four (41
dwelling units),provided that such use shall be subject to
all of the use and density requirements and conditions of
said site specific development plan.
(c) Any use which is not hereafter listed as a permitted use in
this zone district but which was permitted for a specific
parcel of property pursuant to the zone district regulations
in effect for such parcel on March 27, 1997; and which
physically existed upon such parcel on March 27, 1997;
provided, however,that such existing use shall constitute
a permitted use only on such parcel of property.
Article 4,Page 103
supp. 11
Division 4.15, Community Commercial-North College District Division 4.15(B)
6. Cemeteries.
7. Transit facilities, without repair or storage.
(c) Commercial/Retail Uses:
1. Bed and breakfast establishments.
2. Standard and fast food restaurants(without drive-
in or drive-through facilities).
3. Grocery stores(occupying between five thousand
(5,0001 and twenty-five thousand[25,000] square
feet).
4. Personal and business service shops.
5. Offices, financial services and clinics.
6. Clubs and lodges.
7. Bars and taverns.
8. Funeral homes.
9. Artisan and photography studios and galleries.
10. Open-air farmers markets.
11. Entertainment facilities and theaters.
12. Convenience retail stores without fuel sales.
13. Limited indoor recreation establishments.
14. Veterinary facilities and small animal clinics.
15. Retail establishments.
16. Lodging establishments.
17. Child care centers.
18. Dog day-care facilities.
Supp. 12 Article 4,Page 105
Division 4.15. Community Commercial-North College District Division 4.15(B)
(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 (3/, mile) from any other such
use and from any fueling station.
2. Unlimited indoor recreational uses and facilities.
3. Day shelters, provided they do not exceed ten
thousand (10,000) square feet and are located
within one thousand three hundred twenty(1,320)
feet(one-quarter['/,] mile)of a Transfort route.
(C) Prohibited Uses All uses that are not(1)expressly allowed as permitted
uses in this Section or (2) determined to be permitted by the Director
pursuant to Section 1.3.4 of this Land Use Code shall be prohibited.
(D) Land Use Standards.
(1) Single-family,two-family and multi-family housing shall have a
minimum density of five(5)dwelling units per net acre calculated
on a gross residential acreage basis for any development project.
Single-family housing shall be limited to a maximum of forty
(40) percent of the geographically distinct district area.
(2) Maximum building height shall be five (5) stories.
(E) Development Standards All development in the C-C-N Community
Commercial District shall also comply with the standards contained in the
Standards and Guidelines for the North College Avenue Corridor as
adopted by the city,to the extent that such standards and guidelines apply
to the property to be developed.
(Ord. No. 90, 1998, 5/19/98; Ord.No. 228, 1998 §§48-50, 12/15/98; Ord. No. 99, 1999 §24,
6/15/99; Ord. No. 165, 1999 §42, 11/16/99; Ord. No. 183, 2000 §34, 12/19/00; Ord. No. 204,
2001 §§1, 47, 48, 12/18/01; Ord.No. 087, 2002 §§36-38, 6/4/02)
Supp. 12 Article 4,Page 107
1225 REDWOOD REZONING
PROPOSED WINGSHADOW LAND USES
REVIEW PROCESS COMPARISON
Existing Zone Proposed Zone
Industrial C-C-N
Large Care Group Home Not Permitted Type 11
Private School Type I Type II
Child Care Type II Type I
Admin. Offices Type I Type I
• Under either zone, the request would be processed as Type 11.
• Under C-C-N, a Group Home for up to 8 clients - Type 1.
• Staff considered allowing Group Homes in the Industrial zone
and decided against it for two reasons:
1 . Group Homes are residential land uses and need to be in
residential settings.
2. Since Industrial zones have fewer neighborhoods, and,
therefore, less built-in neighborhood opposition, Staff did
not want the Industrial zone to become attractive to Group
Homes leading to an over-concentration which would be
adverse to the policy of dispersal throughout the City.
. COMPARISON OF PERMITTED USES
INDUSTRIAL AND C-C-N
Industrial C-C-N
Type I Residential Uses:
Mixed-Use Dwellings Single-Family Detached
Two-Family Dwellings
Single-Family Attached
Multi-Family
Group Homes up to 8 Persons
Boarding & Rooming Houses
Mixed-Use Dwellings
Type I Institutional/Civic/Public Uses:
Public/Private Schools Places of Worship
Public Facilities Public/Private Schools (voc-tech)
Community Facilities Community Facilities
. Parks/Rec. Open Lands Public Facilities
Transit Facilities Parks/Rec. Open Lands
Places of Worship Cemeteries
Transit Facilities
Type I Commercial/Retail Uses:
Off ices,Finanacial Services,Clinics Bed and Breakfasts
Plumbing,Heating,Carpenter Shops Standard,Fast Food Restaurants
Artisan,Photo Studio,Galleries Grocery Stores 5,000 —25,000
Retail with Vehicle Servicing Personal&Business Service Shops
Vehicle Minor Repair Offices, Financial Services, Clinics
Vehicle Major Repair Clubs & Lodges
Equipment,Truck,Trailer Rental Bars and Taverns
Parking Lots, Parking Garages Funeral Homes
Plant Nurseries, Greenhouses Artisan, Photo Studios, Galleries
Health & Membership Clubs Open-Air Farmers Markets
Vet Facilities,Small Animal Clinics Entertainment Facilities, Theatres
Clubs and Lodges Conv.Retail Without Fuel Sales
Frozen Food Lockers Limited Indoor Recreation
Enclosed Mini-Storage Vet Facilities, Small Animal Clinics
Equipment Rental No Storage Retail Stores
• Gasoline Stations Lodging
Unlimited Indoor Recreation Child Care Centers
Dog Day-Care Dog Day-Care
Print Shops Print Shops
Food Catering Food Catering
Small Food Production Small Food Production
Limited Indoor Recreation Exhibit Halls
Type I Industrial Uses:
Warehouses Light Industrial Uses
Light Industrial Uses Research Labs
Heavy Industrial Uses Workshops,Custom Small Industry
Research Labs
Recycling Facilities
Workshop,Custom Small Industry
Rec. Veh.,Boat,Truck Storage
Warehouse & Distribution
Composting
Outdoor Storage
Type II Residential Uses:
Boarding & Rooming Houses Group Homes Over 8 Persons
Type II Institutional/Civic/Public Uses:
Hospitals Hospitals
Cemeteries Public/Private Schools (secondary ed.)
Jails,Detention,Penal Centers Long-Term Care Facilities
Golf Courses
Long-Term Care Facilities
Type 11 Commercial/Retail Uses:
No use over 25,000 square feet Conv. Stores with Fuel Sales (3/4 mile
Animal Boarding separation)
Standard & Fast Food (no drive-thru) Unlimited Indoor Recreation
Bars and Taverns Day Shelters (under 10,000 sq.ft.)
Bed & Breakfast
Conv. Retail with Fuel (3/4 mile sep.)
Retail & Supply Yard with Outdoor Storage
Chile Care Centers
Vet Hospitals
Convenience Shopping Centers
Recreational Uses
Vehicle & Boat Sales with Outdoor Storage
Sales & Leasing Mobile Homes, Farm Implements,
• Sales & Leasing Heavy Excavation Equipment
Adult Oriented Uses
Drive-In Restaurants (only in conv. Shop. Center)
Day Shelters (under 10,000 sq. ft.)
Type II Industrial Uses:
Resource Extraction, Processes & Sales None
Junk Yards
Airports and Airstrips
Dry-Cleaning Plants
Transport Terminals
Farm Implement & Heavy Equipment Sales