HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 10/16/2007 - ITEMS RELATING TO THE PROSPECT ROAD/I-25 INTERCHAN ITEM NUMBER: 23
AGENDA ITEM SUMMARY DATE: October 16, 2007
FORT COLLINS CITY COUNCIL STAFF: Ken Waido
SUBJECT
Items Relating to the Prospect Road/I-25 Interchange Rezonings.
RECOMMENDATION
Staff recommends adoption of the Ordinances on First Reading and the Resolution.
The Planning and Zoning Board voted 7-0 to recommend approval of the plan amendments and the
requested rezonings.
EXECUTIVE SUMMARY
A. Resolution 2007-097 Amending the City Plan Structure Plan Map Pertaining to the
Southwest Comer of Prospect Road and I-25.
B. Resolution 2007-098 Amending the City Structure Plan Map Pertaining to the Northeast
Corner of Prospect Road and I-25.
C. Resolution 2007-099 Amending the I-25 Subarea Plan.
D. First Reading of Ordinance No. 126, 2007, Amending the Zoning Map of the City of Fort
Collins by Changing the Zoning Classifications for That Certain Property Known as the
Southwest Corner of East Prospect Road and I-25 Rezoning.
E. First Reading of Ordinance No. 127, 2007, Amending the Zoning Map of the City of Fort
Collins by Changing the Zoning Classifications for that Certain Property Known as the
Northeast Comer of East Prospect Road and I-25 Rezoning.
This is a request to amend the 1-25 Subarea Plan and the City Plan Structure Plan map,and rezone
143 acres located at the southwest comer of East Prospect Road and Interstate 25 and rezone 105
acres located at the northeast corner of East Prospect Road and Interstate 25.
The current Structure Plan designations for the 143 acres in the southwest are Commercial Corridor
District, for a 25 acre parcel, and Open Lands, Parks and Stream Corridors, for a 118 acre parcel.
The current 1-25 Subarea Plan designations are Commercial Corridor District and Proposed Open
Space,with corresponding zoning district designations of 25 acres of C,Commercial and 118 acres
of POL, Public Open Lands. The City proposes a Structure Plan amendment and amendments to
the 1-25 Subarea Plan to change the area into the Employment District designation with a
corresponding rezoning to the E, Employment District.
October 16, 2007 -2- Item No. 23
The current Structure Plan designation for 86 of the 105 acres in the northeast is the Industrial
District and the current 1-25 Subarea Plan designation for the area is also Industrial District. The
current Structure Plan designation for 19 of the 105 acres is the Urban Estate District and the current
1-25 Subarea Plan designation for the area is also Urban Estate. The applicant proposes a Structure
Plan amendment and amendments to the 1-25 Subarea Plan to change the area into additional
Commercial Corridor and Employment District designations with corresponding rezonings to the
C, Commercial District and the E, Employment District.
APPLICANT FOR REZONING OF THE SOUTHWEST CORNER:
City of Fort Collins
Department of Natural Resources
City Planning and Community Development Department
P.O. Box 580
Fort Collins, CO 80522-0580
OWNER OF PROPERTY INCLUDED IN THE SOUTHWEST CORNER REZONING:
City of Fort Collins
c/o Darin A. Atteberry, City Manager
300 LaPorte Avenue, City Hall West
Fort Collins, CO 80521
APPLICANT FOR REZONING OF THE NORTHEAST CORNER:
Land Acquisition and Management, LLC
7200 South Alton Way Suite B 150
Centennial, CO 80012
OWNER OF PROPERTY INCLUDED IN THE NORTHEAST CORNER REZONING:
Same
BACKGROUND
Staff is recommending changes to the 1-25 Subarea Plan and the City Plan, Structure Plan map and
the rezoning of 143 acres into the E,Employment District in the southwest and in the northeast,the
rezoning of 86 acres into 66 acres of C, Commercial District and 20 acres of E, Employment
District;and the rezoning of 19 acres from UE,Urban Estate District to the E,Employment District.
The northeast comer rezonings would result in at total of 96 acres of C,Commercial zoned area(66
rezoned acres added to 30 acres of existing C zoning) and 39 acres of E,Employment zoning. The
E,Employment zoned areas would provide a buffer between the 96 acres of Commercial zoning and
residential areas to the north and east.
October 16, 2007 -3- Item No. 23
The review of land uses and zoning around the Prospect Road/I-25 interchange is based on:
1. City Council direction to staff indicating the Council's general preference for a higher level
of"commercial"use for portions of the former Resource Recovery Farm property located
in the southwest quadrant of the Prospect Road/1-25 interchange. Staff has concluded that
rezoning 25 acres of the property, from C, Commercial and 118 acres from POL, Public
Open Lands to E,Employment(for a total of 143 acres of E,Employment)would encourage
new businesses and expansion of local businesses while preserving the area as an attractive
community gateway, and would be in the best interests of the City.
2. Simultaneously, the City received a rezoning request from the owners of property in the
northeast quadrant of the Prospect Road/I-25 interchange requesting a change in zoning of
86 acres of I, Industrial and 19 acres of UE, Urban Estate.
Staff decided to review the land uses around the Prospect Road/1-25 interchange as a result of the
rezoning requests from the City and the private property owners to determine what would be the best
land use pattern for the area around the interchange for the City as a whole, independent of the
specific rezoning requests. The amendments to the plans are related to the rezoning requests but are
independent actions. If the amendments to the plans are approved,the rezoning requests are simply
implementation actions to the plan amendments.
The fundamental policy issue to be addressed in the rezoning request for the southwest corner is:
should City Plan be amended and zonings changed to cover an area currently preserved as open
space to an area that will permit the development of employment land uses in the SW quadrant of
the Prospect Road/1-25 interchange?
The fundamental policy issue to be addressed in the rezoning request for the northeast corner is:
should City Plan be amended and zoning changed to allow for the development of a
regional/community scale shopping center in the northeast quadrant of the Prospect Road/I-25
interchange? A regional/community shopping center in the northeast quadrant will help contribute
tax revenues necessary to fund Prospect Road/I-25 interchange improvements and related
infrastructure. Given the cost to improve infrastructure,development from all four quadrants around
the interchange will need to contribute funding to improve the interchange.
The rezoning requests need to be viewed independently from the City's Adequate Public Facilities
(APF) requirements: All development plans for parcels impacting the Prospect Road/1-25
interchange must include a Transportation Impact Analysis(TIA). The TIA will determine whether
traffic generated by the development will result in reduced level of service(LOS)at the interchange
and the physical improvements that will need to be constructed to mitigate the impacts. In order to
begin construction, developments must either build the needed improvements, or have funding
appropriated that will cover improvement costs.
In summary,the specific plan amendments for the southwest request involves changing 25 acres of
commercial and 118 acres of open space designated land to create 143 acres of employment land
in the southwest quadrant of the interchange. The specific plan amendments for the northeast
quadrant of the interchange involve changing 86 acres of industrial to 66 acres of commercial and
20 acres of employment and changing 19 acres of urban estate to employment.
October 16, 2007 -4- Item No. 23
THE SOUTHWEST SITE
The properties proposed for rezoning are currently an undeveloped 25 acre parcel of land zoned C,
Commercial,and a 118 acre parcel of the former Resource Recovery Farm zoned POL,Public Open
Lands.
The adjoining existing zoning and land uses are as follows:
N: C, Commercial and E, Employment,mainly undeveloped
E: C, Commercial, and County Commercial and FAl, Farming zoning, partially developed
retail and office uses, and agricultural uses
S: POL, Public Open Lands, and RC, River Corridor, public open space and the Boxelder
Sanitation District's wastewater treatment facility
W: POL, Public Open Lands, the Running Deer Natural Area, Colorado Welcome Center and
I-25 rest area
The property was annexed into the City of Fort Collins as part of the 325 acre Sludge Farm
Annexation in June of 1988 and zoned RC,River Corridor District. In 1997,the 25 acre parcel was
placed into the C,Commercial District and the 118 acre parcel was placed into the E,Employment
District as a result of the City Plan comprehensive rezoning of the entire city. The sizes of the
commercial and employment areas were based on an Overall Development Plan(ODP) for the area
prepared by the Planning Department for the Utilities Department.
The Utilities Department operated a sludge application process on the propertyuntil transferring that
operation to other sites in northern Latimer County. The Natural Resources Department purchased
144 acres from the Utilities Department to be preserved as open space(the Running Deer Natural
Area), and in 2003, purchased an additional 151 acres as open space. In May 2004, the City
Council, following the policies and implementation actions contained in the I-25 Subarea Plan,
rezoned the 151 acre parcel from E, Employment into the POL, Public Open Lands District. The
118 acres requested for rezoning is a portion of the 151 acre tract.
THE NORTHEAST SITE
The adjoining existing zoning and land uses are as follows:
N: C, Commercial and LMN, Low Density Mixed Use Neighborhood, undeveloped
E: County FA-1, Farming, Kitchell Estates, large lot residential subdivision, and UE, Urban
Estate, undeveloped 100 acre parcel owned by the Poudre School District
S: C, Commercial, and County Commercial,partially developed retail and office uses
W: C, Commercial and E, Employment, mainly undeveloped
The property was annexed into the City of Fort Collins as part of the 235 acre Galatia Annexation
in 1990 and zoned HB, Highway Business, IP,Planned Industrial, and RLP,Low Density Planned
Residential Districts. All of the zoning districts had a Planned Unit Development (PUD) zoning
condition attached which required development proposals to be reviewed against the criteria of the
Land Development Guidance System (LDGS)which was the City's PUD ordinance at the time.
October 16, 2007 -5- Item No. 23
In 1997, the Galatia Annexation were rezoned as part of the City Plan comprehensive community
rezoning. The 30 acres of HB
g
nin HighwayBusiness was rezoned C, Commercial; the 86 acres of IP,
Planned Industrial was rezoned I, Industrial; and the 119 acres of RLP, Low Density Planned
Residential was rezoned UE, Urban Estate. The HB, IP, and RLP Districts were eliminated from
the Land Use Code in 1997. No parcels were rezoned as a result of adoption of the 1-25 Subarea
Plan in 2003.
Approximately 100 acres of the 119 acres zoned UE are currently owned by the Poudre School
District. The property is undeveloped, but will likely be used for athletic fields and school bus
storage.
CITY PLAN AND THE I-25 SUBAREA PLAN
In 1997 the City p h'adopted City Plan as the City's the new Comprehensive Plan. The Structure Plan
map showed Commercial Corridor land use designations in all four quadrants immediately adjacent
to the Prospect Road/I-25 interchange; Employment District designations for other areas in the
northeast, southwest,and southeast quadrants;Low Density Mixed-Use Residential designation in
the northwest quadrant; and Rural/Open Lands and Stream Corridors designation for other areas in
all four quadrants. The Structure Plan map also identified the need for additional planning in the
1-25 corridor and designated the area as the"I-25 Special Study Corridor." In addition, City Plan's
chapter on Principles and Policies contained the following:
PRINCIPLE LU-4: More specific subareaplanning efforts will follow the adoption
of these City Plan Principles and Policies which tailor City Plan's citywide
perspective to individual neighborhoods, districts, corridors, and edges.
Policy LU4.5 Priority Subareas. The following areas have been identified as
priority for future subarea planning:
• I-25 Corridor
Concurrent with the development of the 1-25 Subarea Plan,was a multi jurisdictional cooperative
planning effort to develop the Northern Colorado Regional Communities 1-25 Corridor Plan. The
planning boundaries of the two efforts overlapped. The regional plan studied the I-25 corridor from
County Road 52 on the north to an area south of the Town of Berthoud, while the subarea plan
studied the area from County Road 52 to County Road 32 (Carpenter Road). The most significant
difference between the two plans is that the subarea plan dealt with land uses in more detail than the
regional plan. The regional plan was based on existing land use plans of the participating
jurisdictions. The regional plan focused on developing a set of design standards, a transportation
element,and open lands/natural areas policies. The Northern Colorado Regional Communities 1-25
Corridor Plan was adopted by the City in November 2001.
In 2003, the City adopted the 1-25 Subarea Plan as an element of City Plan. The key points,
conclusions, and policies of the 1-25 Subarea Plan are summarized as follows:
October 16, 2007 -6- Item No. 23
1. The I-25 Subarea Plan mainly deals with the area located east of I-25 from around
the Prospect Road interchange on the south to County Road 52 on the north, and
County Road 5 on the east.
2. No change in the City's GMA boundary was proposed.
3. Two activity centers were identified, one at the Mulberry Street interchange and the
other at the Prospect Road interchange. The NE quadrant of the Mulberry
interchange was planned for the potential location of a regional/community shopping
center. The NE quadrant of the Prospect interchange was designated as a mix use
activity center with commercial, industrial, and residential uses.
4. Employment and industrial districts adjacent to I-25 are to be designed in a manner
as to maintain a perception of openness through the corridor.
5. Secondary uses (retail and highway-oriented commercial uses) typically permitted
in employment/industrial districts will be required to be set back at least 1/4 mile
from I-25 to avoid a commercial strip appearance along I-25.
6. Detached single-family residential development is prohibited within 1/4 mile ofI-25.
7. Low density, mixed use neighborhoods are to be concentrated within 1/2 mile of
Mulberry Street.
8. The balance of areas planned for residential development are to be urban estate
developments.
9. The City's Resource Recovery Farm is to be preserved as open space.
10. The subarea is planned to eventually be served with multi-modal transportation
options. A supplemental street system will facilitate movement within the subarea,
thus, diminishing the need to utilize I-25 for short trips.
11. Most undeveloped land within the subarea is expected to annex prior to
development.
LAND USE CODE
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 Requirements for Quasi-Judicial Rezonings. 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 the City Comprehensive Plan; and/or
(b) warranted by changed conditions within the neighborhood
surrounding and including 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:
October 16, 2007 -7- Item No. 23
(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 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 natural functioning of the environment;
(c) whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern.
SOUTHWEST CORNER APPLICANTS REQUEST AND JUSTIFICATION:
In 2003, the Natural Resources Department Natural Areas Program completed purchase of the
Resource Recovery Farm (RRF) as a scenic and open lands buffer. At the time of purchase, the
eastern portion of the RRF was not described as an area of interest to the Natural Areas Program in
the Natural Areas Policy Plan, nor the various community separator plans adopted by the City.
Because the eastern portion was not shown in these plans, and because it has low natural resource
values, Natural Areas Program staff embarked on a planning process to help guide the property's
ultimate management and disposition status.
In August 2005,the Natural Resources staff shared a series of options for the RRF property with the
Council and requested policy direction. The Council indicated its general preference for a higher
level of"commercial"use for the property. Based on Council's perspective,the Natural Resources
Department staff concluded that rezoning a substantial portion of the property (118 acres) from
POL,Public Open Lands to E, Employment would be in the best interests of the City.
In addition, staffs perspective is that the 25 acre parcel zoned C, Commercial, immediately
adjacent to the interchange and owned by the City should be combined with the 118 acre parcel to
create a 143 acre parcel for employment type uses.
Employment zoning would allow the property to be used for economic development purposes. At
the same time, however, the adopted I-25 Subarea Plan - as well as other constraints on the
property, would allow the property to be developed in a manner that preserves an aesthetically
pleasing viewshed from I-25 as well as protects adjoining areas with high natural values (namely
Boxelder Creek and the Running Deer Natural Area). The rezoning request excludes Boxelder
Creek, it will remain zoned POL.
Regulations contained in the Land Use Code applicable to the I-25 corridor, and more generally
throughout the community, intended to have employment/industrial districts designed a
ty in
manner to maintain openness through the use of setback requirements,maximum building frontage
allowances,restricting building heights,and proper management offloodplains. Minimum building
setback requirements are 205 feet from the centerline of I-25. Maximum building frontage
allowance is 50% at the 80 foot minimum setback from the property line, which can be expanded
to 60%at an increased setback of 120 feet.Building heights are restricted to 40 feet within 600 feet
from the property line adjoining I-25.
October 16, 2007 -6- Item No. 23
NORTHEAST CORNER APPLICANTS REQUEST AND JUSTIFICATION
The following has been submitted by the applicant as a justification for the rezoning requests:
• The Prospect / I-25 interchange was constructed in 1966. Since its construction, traffic
volumes have increased significantly and the interchange structure has deteriorated.
• A recent North I-25 Environmental Impact Statement(EIS)team analysis of the interchange
indicates that portions of the interchange are CURRENTLY experiencing a failing Level of
Service (LOS) quality F (failure).
• Furthermore, the EIS team projects increases of roughly 4 times the current traffic volume
for the interchange in the next 20 years.
• North I-25 EIS projections call for a 200 foot widening of interstate right-of-way(ROW)to
accommodate an additional lane of traffic in each direction and improvements to the on/off
ramps and safety lanes. As a result, any reconstruction of the Prospect interchange must
accommodate a wider footprint. The current interchange ROW will not accommodate this
widening.
• Cost estimates/projections for the interchange and Prospect Road improvements are
substantial:
o The projection for the interchange itself is $25,000,000.00 (excluding ROW
acquisition costs).
Boxelder Creek crossing of Prospect Road west of interchange is $3,000,000.
o Prospect Road east of the interchange to County Road 5 is$1,700,000 to$2,300,000
(excluding design, entitlements, utilities, structures, relocation of Timnath inlet
canal, and CR5/Prospect intersection).
Prospect Road west of interchange to Summit View is $1,000,000 to 1,300,000
(similar exclusions).
o The total, thus,ranges from $30,700,000 to $31,600,000, at a minimum.
• Colorado Department of Transportation (CDOT), the Federal Highway Administration
(FHwA) and the City have little funds to aid in the construction of this interchange and
related street improvements.
• A new interchange is needed to meet the Adequate Public Facilities(APF)requirement for
the new CSU R&D center in the southwest quadrant as well as for the property owner's
anticipated project or other developments on the interchange comers. A new interchange
will serve as a"Gateway to CSU", as envisioned by the University. If the City wishes to
have this interchange constructed anytime in the near future,it will likely need to be funded
by a public/private financing vehicle.
• The 1-25 Subarea Plan and the current Overall Development Plan (ODP) on the property
were developed prior to the current interchange cost projections and proposed land use
changes on the City-owned property becoming available. Clearly such magnitude of
interchange constructions costs and such land use changes could not have been anticipated.
• Gene Andrist, a financial planner involved with the financing of many interchanges and
other major projects throughout the state,has developed a number of funding scenarios for
public/private financing of the interchange. Increased levels of retail space at the
interchange corners appears to be the key to provide increased revenue sources to the City
to pay for interchange and related improvements.
October 16, 2007 -9- Item No. 23
• A recent Economic Planning Systems (EPS) study commissioned by the City to evaluate
future retail capacity in the vicinity of Fort Collins,determined that over the next few years
an increase of approximately 1.5 million feet of retail space is anticipated. The City is in a
very competitive market with the Towns of Timnath,Windsor and Wellington for this retail
space. If the City wishes to capture any of this increased retail space (and its related sales
tax)the City needs to move quickly and aggressively.
The property owners (the Whites) have been very involved is a series of planning related
studies/projects for the interchange,the surrounding area,and along the I-25 corridor. Listed below
is a summary of their involvement:
BOXELDER CREEK REGIONAL STORMWATER ALLIANCE
• Served from the inception of the Boxelder Alliance until present as the representative for a
group of private property owners.
• Was one of 5 groups (Landowners, City, Wellington, Larimer County, Colorado Water
Conservation Board)who EQUALLY funded the stormwater masterplan.
• Served as 1 of 5 voting members on the Technical Advisory Committee (TAC) which
provided overall direction to the Alliance's efforts. The TAC:
o Prepared the Scope of Work for the engineering consultant,
o Selected the engineering consultant,
o Provided ongoing direction to/coordination with the selected consultant
o Reviewed/commented on work products,
o Held monthly public meetings to discuss progress,
o Participated in weekly/biweekly meetings to complete tasks for the Alliance,
o Reviewed/commented on final Regional Master Plan,
o Participated in Alliance presentations to Alliance members and town councils.
• Served as 1 of 5 voting members on the Financial Advisory Committee (FAC).
o FAC was formed to ensure financial feasibility to the engineering options.
o Independently funded legal consultant to the FAC.
o The FAC:
■ Completed funding analyses of the Master Plan alternatives,
■ Researched project financing options,
■ Completed damages &consequences assessments,
■ Developed Funding/Implementation Strategy for final Master Plan,
■ Coordinated with TAC in developing a recommended alternative.
• Prepared list of property owners in vicinity of I-25/Prospect(400 names)for public notices.
• Advised local property owners group of Alliance financing issues.
• Coordinated with Alliance members including: Larimer County, Town of Wellington, the
City, Town of Timnath, Town of Windsor, North Poudre Irrigation Company, Boxelder
Sanitation Distirict, New Cache la Poudre Irrigation Company, Colorado Water
Conservation Board, Colorado Department of Transportation and others.
NORTH 1-25 EIS
• Attended North I-25 EIS Technical Advisory Committee meetings (usually was the only
member of the public in attendance).
October 16, 2007 -10- Item No. 23
• Participated in all local (Group 7)meetings.
• Organized group of landowners in the neighborhood of I-25/Prospect and advised them of
interchange issues.
• Met regularly with City Transportation staff as well as CDOT and Felsburg Holt Ullevig.,
consultants on the North I-25 EIS project.
• With City Transportation staff and other property owners,influenced the proposed alignment
and details of the Prospect/I-25 interchange to the advantage of City.
• Facilitated meetings between North I-25 EIS and Boxelder Creek Stormwater Alliance to
resolve mutual issues.
• Researched and resolved historic preservation issue with North 1-25 EIS team.
PROSPECT ROAD IMPROVEMENTS
• Organized group of local property owners concerning issues pertaining to future Prospect
Road improvements.
• Coordinated regularly with City Transportation and Engineering staff.
• Facilitated series of public/private meetings with the City, Timnath Engineer, and local
property owners to address future improvements to Prospect before they became problems.
These issues included:
o Boxelder Creek crossing of Prospect west of 1-25,
o Greeley Water Extension&Transmission Project(GWET) crossing of Prospect,
o Boxelder Sanitation District sewer crossing of Prospect at McLaughlin Lane,
o Relocation of Timnath Inlet canal to allow future widening of Prospect,
o Prospect/County Road 5 intersection issues,
o Boxelder Creek stormwater overflow canal crossing of Prospect(the Grand Canal).
o With Town of Timnath,Don Bachman,Cache la Poudre Irrigation Company,Poudre
Valley School District and a local developer, developed cross section profile of
future Prospect ROW which is in use today.
GREELEY WATER EXTENSION AND TRANSMISSION PROJECT (GWET)
Greeley's GWET project is a 60-inch diameter waterline delivering water from their pre-treatment
plant northwest of Fort Collins to Greeley. hi its nominal configuration,the bottom of the pipeline
is to be placed on top of approximately 2 feet of gravel and covered with at least 60 inches of soil
making the total depth of their pipeline excavation and backfill approximately 12 feet. The sheer
size of this project makes it important to anticipate related issues in advance of the project's
construction. The 2007 segment of this project included a crossing of Prospect Road at McLaughlin
Lane, a crossing of I-25 at a location north of Prospect and completion to a point in the vicinity of
the Fort Collins Airpark. The I-25 crossing is particularly complicated since three irrigation
company canal crossings, the Boxelder Creek crossing, a Boxelder Sanitation District sewer line
crossing as well as various other utility crossings are located in close proximity to one another.
• The Whites facilitated several public/private meetings with representatives from Greeley,
Timnath,Boxelder Alliance,City Transportation/Engineering and Stormwater Departments,
the Poudre Valley School District,Boxelder Sanitation District,CDOT,a group of affected
landowners, and others to discuss details of the project.
• Arranged to have GWET representatives attend several Boxelder Alliance TAC meetings
to coordinate the particularly tight and complex I-25 crossing as well as other mutual issues.
October 16, 2007 -11- Item No. 23
• Facilitated meetings with the Timnath Engineer and Timnath GMA developers to discuss
project alignment to minimize impacts to properties in vicinity of Timnath.
• Worked closely with Poudre Valley School District personnel regarding crossing of the
GWET project across the District's and White's properties.
• The 2007 segment of the GWET pipeline is nearing completion.
AMENDMENTS TO THE STRUCTURE PLAN MAP AND THE I-25 SUBAREA PLAN:
The Structure Plan map, a component of City Plan, the City's Comprehensive Plan, sets forth a
basic pattern of development, showing how Fort Collins should grow and evolve over the next 20
years. The I-25 Subarea Plan is an element of City Plan and provides greater detail and policies for
the I-25 corridor. For the southwest comer,the maps in these existing plans currently designate the
25 acre parcel as commercial and the 118 acre parcel as open space. For the northeast corner, the
maps in these existing plans currently designate 30 acres as commercial, 86 acres as industrial,and
19 acres as urban estate (not including the 100 acres owned by the Poudre School District) in the
northeast quadrant of the Prospect Road/I-25 interchange. To recommend approval of the City Plan
and 1-25 Subarea Plan amendments,the City Council has to find that: (1)the existing Structure Plan
is in need of change; and (2) the proposed changes would promote the public welfare and be
consistent with the vision, goals, principles, and policies of City Plan. The applicable criteria are
contained in Appendix C of City Plan.
Review Criteria for Structure Plan Minor Amendments: Appendix C of City Plan outlines
mandatory requirements for public notice, review process and evaluation criteria for minor
amendments to City Plan, including Structure Plan map amendments. The Plan text states:
"A plan amendment will be approved if the City Council makes specific findings
that: The existing City Plan and/or related element thereof is in need of the proposed
amendment;and 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."
To support the requested rezoning, amendments to existing plans will be necessary. Attachment 1
contains the statements,policies,and maps which need to be amended within the I-25 Subarea Plan.
Attachment 2 is a summary of the recommended changes to the City Plan Structure Plan map.
ANALYSIS BASED ON REZONING REVIEW CRITERIA
How the rezoning requests address the requirements in the City's Land Use Code are summarized
below:
(a) consistent with the City's Comprehensive Plan;
Staff decided to review the land uses around the Prospect Road/1-25 interchange as a result of the
rezoning requests from the City,for the southwest quadrant,and the private property owner, for the
northeast quadrant, to determine what would be the best land use pattern for the area around the
interchange for the City as a whole,independent of the specific rezoning requests. The amendments
to the plans are related to the rezoning requests but are independent actions. If the amendments to
October 16, 2007 -12- Item No. 23
the plans are approved, the rezoning requests are simply implementation actions to the plan
amendments. Staff is recommending the plans be amended to allow the commercial and open space
lands in the southwest quadrant to be changed to the employment district designation. Basically,
the plan amendments revert the property back to the land uses planned and zoned prior to the I-25
Subarea Plan adoption.
Staff is recommending the plans be amended to allow additional commercial and employment land
uses to develop in the northeast quadrant of the Prospect Road/I-25 interchange. It is becoming
more apparent that 1-25 is not a logical urban edge to the community. The importance of the 1-25
corridor to the economic development of Northern Colorado can be viewed all along the corridor.
The towns of Timnath, Windsor, and Wellington are changing the character of areas east of 1-25
from the rural,low density residential areas envisioned in both the initial City Plan of 1997,and the
2004 update, to urban types of uses. in staff s opinion, the City's plans need to be changed to
address the new regional context of what is happening beyond the City's Growth Management Area
(GMA)boundary.
In City Plan, one of the stated community goals is:
Fort Collins will maintain its role as a regional economic center.
The downtown, the Foothills Mall, and South College Avenue are typically the areas cited as the
most important retail shopping locations to help achieve this goal. Staff believes that interstate
interchanges need to be elevated to share a similar importance.
Principle ECON-2 states:
Economic Sustainability: The City will strive to develop an economy which will be
self-sustaining within the limits of its GMA.
Policy ECON-2.2 states:
Fort Collins will be a leader in developing an economy which continues to"develop"
within its GMA.
The southwest and northeast quadrants of the Prospect Road/1-25 interchange are within the City's
GMA boundary. The plan amendments and rezonings will help strengthen the interchange for an
expanded role in the City's economic development strategies.
Policy GM-4.2 states:
Capital Improvement Policy. The City will continue to operate under the following
Capital Improvement Policies:
e. The City will use a variety of different fimding sources to fund
capital projects with an emphasis on the"Pay-as-you-go"philosophy.
One of the northeast applicant's stated justifications for the plan amendments and rezoning is to
provide a land use basis for the ability to generate sufficient tax revenues from the development of
October 16, 2007 -13- Item No. 23
parcels around the Prospect Road/1-25 interchanges to cover the costs of necessary infrastructure
improvements, including the major expense of reconstructing the Prospect Road/I-25 interchange.
This would be consistent with the pay-as-you-go philosophy.
(b) warranted by changed conditions within the neighborhood surrounding and including
the subject property.
When identified for open space preservation in the 1-25 Subarea Plan, the eastern portion of the
Resource Recovery Farm (RRF)was not described as an area of interest to the Natural Resources
Department's Natural Areas Program in the Natural Areas Policy Plan,nor the various community
separator plans adopted by the City. Because the RRF was not shown in these plans, and because
it has low natural resource values,Natural Areas Program staff embarked on a planning process to
help guide the property's ultimate management and disposition status. Staff has concluded that the
eastern portion is not needed for open space in order to achieve any of the City's natural area
preservation goals.
There are several changed conditions that help justify the plan amendments and rezoning request.
When the 1-25 Subarea Plan was adopted in 2003,it was assumed that the necessary improvements
to the Prospect Road/I-25 interchange would be funded by the Colorado Department of
Transportation(CDOT) and/or the Federal Highway Administration(FHWA) since it was part of
the federal/state highway system. It was not anticipated that the responsibility for improving the
interchange would fall on local governments and/or adjacent property owners using public/private
partnerships. The plan amendments and rezoning request will help address this changed condition
whereby local revenues will need to be created in order to finance interchange improvements.
The competition for retail sales tax dollars is also significantly different now in 2007 than it was in
2003. hi order for the City to remain competitive in the Northern Colorado market, undeveloped
retail commercial sites in desirable locations need to be provided. The City is lacking in areas to
attract regional/community scale retail establishments. Interstate interchanges are the type of
desirable sites for such regional serving retail uses.
Land use plans by other jurisdictions,particularly the Town of Timnath,are changing the character
of areas east of I-25 from the rural,low density residential,areas shown on the City's plans,to more
intense urban uses. In June 2007, the Timnath Town Board approved an amendment to Timnath's
Land Use Plan which extended Timnath's Growth Management Area (GMA) boundary north of
Timnath to County Road 52 (the northern boundary of the A-B brewery). The Timnath Land Use
Plan also intensified the residential densities and land uses in the area to include commercial and
employment uses. This is a significant change of conditions that affects areas within the Fort
Collins GMA boundary. I-25 is no longer a line from which land uses begin to decrease in intensity
from employment and commercial uses adjacent to the highway,to urban residential,to urban estate
residential,to rural uses. The land uses in areas east of I-25 are beginning to mirror the urban types
of land uses west of I-25. Even the 100 acres of UE zoned property owned by the Poudre School
District slated for use as athletic fields and school bus storage are not low intensity, rural types of
land uses.
In addition to the above,Section 2.9.4[H][3]provides factors that maybe considered along with the
mandatory requirements for quasi-judicial rezonings. Staff has prepared a response to each of the
additional factors, demonstrating how the optional criteria could also be met:
October 16, 2007 -14- Item No. 23
(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 districtfor the land;
The E, Employment District is the appropriate zone for the southwest corner. Areas to the north,
northeast, and east are designated for a mix of commercial,industrial, and employment uses. Also,
the regulations contained in the Land Use Code are intended to have employment districts along the
I-25 corridor designed in a manner to maintain openness through the use of: setback requirements,
maximum building frontage allowances, restricting building heights, and proper management of
floodplains.
The C, Commercial District and the E, Employment District are the appropriate zones for the
northeast corner. The E, Employment District will provide for a land use transition from the C,
Commercial District areas to the surrounding residential properties to the north and east. The E,
Employment District is more restrictive than the previous I, hndustrial District for the property to
the north.Areas to the south and west are designated for a mix of commercial and employment uses.
And again, the regulations contained in the Land Use Code are intended to have employment
districts along the 1-25 corridor designed in a manner to maintain openness through the use of
setback requirements, maximum building frontage allowances, restricting building heights, and
proper management of floodplains.
(b) 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 natural functioning of the
environment;
Staff believes that development in the E, Employment District at the southwest corner would have
no significant adverse impacts on the natural environment. Any development application will be
subject to the City's development standards relative to natural habitat, energy conservation,
stormwater and landscape design.
Staffs perspective is that development in the C, Commercial District and the E, Employment
District at the northeast comer would have no significant adverse impacts on the natural
environment. Again,development applications will be subject to the City's development standards
relative to natural habitat,energy conservation,stormwater and landscape design. Part of the reason
for enlarging the C, Commercial zoning in the NE quadrant was to devote land to the proper
management of the Boxelder Creek floodplain.
(c) whether and the extent to which the proposed amendment would result in a logical and
orderlydevelopment pattern.
P
The Prospect Road/I-25 interchange represents an opportunity to create a key community gateway,
combining a balance of economic development and open space preservation. It is logical that such
an important interchange maximize the ability to have land available for the development of a mix
of commercial and employment types of uses. The City's development standards will require
adequate public utilities and infrastructure to be in place to assure an orderly development pattern.
October 16, 2007 -15- Item No. 23
FINDINGS OF FACT/CONCLUSIONS
After reviewing the East Prospect Road and I-25 rezonings and amendments to the I-25 Subarea
Plan and the City Plan Structure Plan map, staff makes the following findings of fact and
conclusions as explained in detail above:
1. The request for amendments to the I-25 Subarea Plan and the City Plan Structure Plan map
would be consistent with the City Plan's overall vision, goals,principles, and policies.
2. The rezoning requests are consistent with City Plan,the City's Comprehensive Plan,based
on the Structure Plan map amendment and amendments to the I-25 Subarea Plan.
3. The proposed E,Employment District is appropriate for the parcels at the southwest comer
of Prospect Road and I-25.
4. The proposed C, Commercial District and E, Employment District are appropriate for the
northeast corner and will help provide tax revenues necessary to cover local funding
required to improve the Prospect Road/I-25 interchange as well as other infrastructure
improvements.
5. The proposed rezonings will not result in significantly adverse impacts on the natural
environment.
6. The proposed rezonings will result in a logical and orderly pattern of development.
STAFF RECOMMENDATION
Staff recommends approval of the amendments to the I-25 Subarea Plan and the City Plan Structure
Plan map and the rezoning of 25 acres of C,Commercial and 118 acres of POL,Public Open Lands
to to 143 acres of E,Employment at the SW corner and for the NE corner,the rezoning of 86 acres
of I,Industrial to 66 acres of C,Commercial and 20 acres of E,Employment and the rezoning of 19
acres from UE, Urban Estate to E, Employment. to create a 39 acre E zoned buffer between the C,
Commercial zoned area(a total of 96 acres) and residential areas to the north and east.
PLANNING AND ZONING BOARD RECOMMENDATION
The Planning and Zoning Board, at its regular monthly meeting on September 20, 2007, voted 7-0
to recommend approval of the plan amendments and the requested rezonings.
ATTACHMENTS
1. Recommended Changes to the I-25 Subarea Plan.
2. Recommended Changes to the City Plan Structure Plan map.
3. Draft minutes from the September 20, 2007 Planning and Zoning Board meeting.
4. Southwest Corner Rezoning map.
5. Northeast Corner Rezoning map.
ATTACHMENT 1
RECOMMENDED AMENDMENTS TO THE I-25 SUBAREA PLAN
Existing Amendments Justification
Statements, Policies, Maps Beletions Additions for the Change
Page vi The undeveloped land in the
NE quadrant of the I-25 and
Executive Summary: Mulberry Street interchange
initially planned for the
Two activity centers are Two activity centers are potential location of a
identified for the subarea, one identified far in the subarea regional/community shopping
at the I-25/Mulberry Street for the potential location of center is approximately 50
interchange and the other at regional/community acres in size. Adding 66 acres
the 1-25/Prospect Road shopping centers, one at the of commercial zoned land to
interchange. The northeast 1-25/Mulberry Street the existing 30 acres at the NE
quadrant of the 1-25/Mulberry interchange and the other at quadrant of the Prospect Road
Street interchange is also the 1-25/Prospect Road and I-25 interchange would
planned for the potential interchange. Tite not theas make a 96 acre parcel large
location of a '4t1a&WTt afthef- enough for a regional or
regional/community shopping 25+ttriberrq Street community shopping center.
center. ilftichwlgC ia afso, p1mme However, all 96 acres are not
totally developable due to 20
acres of site constraints,
s}mppirig center. including the Boxelder Creek
floodplain. Therefore, the
total developable size of the
commercial area would be 76
acres, or about the size of the
Foothills Mall property.
The need for additional
undeveloped commercial land
in the City is critical for the
community to provide
alternative locations for retail
development in Northern
Colorado. Interstate
interchanges are a logical
location for regionally serving
retail development.
ATTACHMENT 1
Existing Amendments Justification
Statements, Policies, Maps Deietion5 Additions for the Change
Page vi In 2003, the Natural Resources
Department's Natural Areas
The City's Resource Recovery The western portion of the Program purchased the
Farm is to be preserved as City's former Resource Resource Recovery Farm
open lands. Recovery Farm is to be (RRF) as a scenic and open
preserved as open lands, lands buffer. At the time of
however, the eastern purchase, the RRF was not
portion should be placed described as an area of interest
into an Employment District to the Natural Areas Program
to allow the property to be in the Natural Areas Policy
developed for economic Plan, nor the various
development purposes in a community separator plans
manner that preserves an adopted by the City. Because
aesthetically pleasing the RRF was not shown in
viewshed from I-25 as well these plans, and because it has
as protects adjoining areas low natural resource values,
with high natural resource Natural Areas Program staff
values. embarked on a planning
process to help guide the
property's ultimate
management and disposition
status.
In August of 2005, the City
Council reviewed a series of
options for the property and
indicated its general
preference for a higher level of
"commercial"use for the
property.
Based on Council's
perspective, staff has
concluded that rezoning a
substantial portion of the
property(118 acres) to E,
Employment would be in the
best interests of the City.
Employment zoning would
allow the pro erty to be used
-2-
ATTACHMENT 1
Existing Amendments Justification
Statements, Policies, Maps Deletions Additions for the Change
for economic development
purposes. At the same time,
however, the adopted I-25
Subarea Plan - as well as
other constraints on the
property, would allow the
property to be developed in a
manner that preserves an
aesthetically pleasing
viewshed from I-25 as well as
protects adjoining areas with
high natural values (namely
Box Elder Creek and Running
Deer Natural Area).
Page 21 With the rezoning of 25 acres
of commercial zoning to
5.2 Land Use Plan employment zoning in the SW
Objectives quadrant of the Prospect
Road/1-25 interchange and the
Designation of Activity Designation of Activity relative lack of commercial
Centers. This plan designates Centers. This plan zoning in the community as a
activity centers along I-25 at designates activity centers whole, it is important to
the Prospect Road and along I-25 at the Prospect maintain a significant amount
Mulberry Street interchanges. Road and Mulberry Street of commercial zoning at the
These centers are intended to interchanges. These centers Prospect/1-25 interchange.
evolve into concentrated areas are intended to evolve into Basically, transferring 25 acres
of mixed-use development concentrated areas of of Commercial zoning from
with high visibility, increased mixed-use development the SW quadrant to the 30
levels of activity, and more with high visibility, acres of Commercial zoning in
integrated appearances. In increased levels of activity, the NE quadrant is a start.
addition, the northeast and more integrated However, due to development
quadrant of the I-25/Mulbeny appearances.—m additimr constraints in the NE quadrant,
interchange is planned as a the no,dimst cluadimit v such as land needed to
potential location fora accommodate the Boxelder
regional/community shopping intetchatig, is planned as ft floodway, etc., which requires
center. and also the potential about 20 acres, additional land
locations fora is necessary to be designated
regional/community for commercial development
shopping centers. above the simple addition of
25 acres from the SW
quadrant. A total of 96 acres
-3-
ATTACHMENT 1
Existing Amendments Justification
Statements, Policies, Maps Btfetions Additions for the Change
of commercial zoning is
requested and should be
sufficiently large enough for a
regional/community shopping
center.
Page 26 The map will be amended to The map amendments will
delete 25 acres of graphically depict the wording
Fort Collins I-25 Subarea Commercial Corridor changes being made in the I-
Plan—Land Use Plan designated land and 118 25 Subarea Plan.
acres of Proposed Open
Existing map. Space land to show about
143 acres of Employment
District land located in the
SW quadrant of the
Prospect/I-25 interchange
adjacent to the highway.
Also, the Activity Centers
boundary currently around
the Commercial Corridor
designated land in the SW
quadrant will be eliminated.
The map will also be
amended to delete 86 acres
of Industrial designated land
and 19 acres of Urban
Estate land in the NE
quadrant and to show about
66 acres of additional
Commercial land and 20
acres of Employment land
in the NE quadrant of the
Prospect/I-25 interchange.
Also, the Activity Centers
boundary around the
Commercial Corridor
designated land in the NE
quadrant will be expanded
to cover all 96 acres of
-4-
ATTACHMENT 1
Existing Amendments Justification
Statements, Policies, Maps Deletions Additions for the Change
commercial designated
land.
Page 26 The map will be amended to The map amendments will
delete 25 acres of C, graphically depict the
Fort Collins I-25 Subarea Commercial zoning and 118 proposed zoning change to
Plan—Zoning Plan acres of POL, Public Open show 143 acres of E,
Lands zoning to show about Employment District in the
Existing map. 143 acres of E, Employment SW.
zoning in the SW quadrant
of the ProspecUI-25 The map amendments will
interchange adjacent to the also graphically depict the
highway. proposed zoning changes to
show 96 total acres of the C,
The map will be amended to Commercial District and 39
delete 86 acres of I, acres of the E, Employment
Industrial zoning and 19 District in the NE.
acres of Urban Estate
zoning to show about 66
additional acres of C,
Commercial zoning and 20
acres of E, Employment
zoning the NE quadrant of
the Prospect/I-25
interchange adjacent to the
highway.
Page 41 Policy deleted because, as
indicated above, the City
Policy I-25-NOL-1.2 Council has indicated its
general preference for a higher
The City will explore the level of commercial use for the
possibility of converting the possibility of convetting die eastern portion of the property.
Resource Recovery Farm
property, located at Prospect
Road and I-25, for use as open
space. open space.
-5-
ATTACHMENT I
Existing Amendments Justification
Statements, Policies, Maps Btlettons Additions for the Change
Page 44 Implementation strategy
lands deleted because, as indicated
8.2 Implementation above, the eastern portion of
Strategies the former Resource Recovery
Property—PUrme Hie Farm has insufficient natural
Natural Areas and Open acquisition of this site as resource values to be
lands designated as a Natural Area.
Resource Recovery Farm
Property—Pursue the
acquisition of this site as City-
owned open s ace.
6
ATTACHMENT
RECOMMENDED CHANGES TO THE CITY PLAN STRUCTURE PLAN MAP
Justification
Existing Map Amendment for the Change
Existing map (see attached The map will be amended to The map amendments will
map). delete 25 acres of graphically depict the map's
Commercial Corridor consistency to the amendments
designated land and 118 being made in the I-25
acres of Open Land, Subarea Plan.
Streams Corridors, to show
about 143 acres of
Employment District land
located in the SW quadrant
of the Prospect/I-25
interchange adjacent to the
highway.
The map will also be
amended to delete 86 acres
of Industrial District land
and 19 acres of Urban
Estate land to show about
96 acres of Commercial
Corridor land and 39 acres
of Employment District
land located in the NE
quadrant of the Prospect/I-
25 interchange adjacent to
the highway.
ATTACHMENT
• • • :•. ++
-• • / 2007
• /1
Council Liaison: Diggs Brown Staff Liaison: Cameron Gloss
Chairperson: Dave Lingle Phone: (W) 223-1820
Vice Chair: Brigitte Schmidt Phone: (W)491-2579
Chairperson Lingle called the meeting to order at 6:01 p.m.
Roll Call: Campana, Lingle, Rollins, Schmidt, Smith, Stockover, Wetzler
Staff Present: Gloss, Eckman, Shepard, Stanford, Waido, Stokes, and Sanchez-Sprague
Agenda Review. Director Gloss reviewed the Consent and Discussion Agendas. Of special note--
Item #4, Poudre Valley Hospital Parking Structure and Medical Office Building Project Development
Plan, #14-07 is continued from the August meeting. Also, staff recommends Item # 7, East Skyway
Rezoning and Structure Plan Amendment, #19-07 be continued until the October 18, 2007 meeting.
Citizen participation:
None
Chair Lingle ask members of the audience or the Board if they wanted to pull any items off the
consent agenda. A member of the audience asked that Old Oak Estates Annexation and Zoning,
#25-07 be removed from the Consent Agenda.
Consent Agenda:
1. Minutes from the August 16, 2007 Planning and Zoning Board Hearing
2. Collinwood North Major Amendment, # 24-07 Zoning, # 21-07
Discussion Items:
3. Old Oak Estates Annexation and Zoning, #25-07
4. Poudre Valley Hospital Parking Structure and Medical Office Building Project Development
Plan, #14-07
5. Southwest Corner of East Prospect Road and 1-25 Rezoning and Plan Amendments
6. Northeast Corner of East Prospect Road and 1-25 Rezoning and Plan Amendments
Member Schmidt moved for the approval of the Consent Agenda, which includes Minutes from
the August 16, 2007 Planning and Zoning Board Hearing and Collinwood North Major
Amendment, # 24-07 Zoning, # 21-07. Member Campana seconded the motion.
Motion was approved 7-0.
Planning & Zoning Board DRAFT
September 20, 2007
Page 4
Meeting to continue past 11 p.m.
Member Wetzler made a motion to continue the meeting until all time-sensitive agenda items
were completed. Member Schmidt seconded the motion.
Motion was approved 7-0.
The following two projects were considered together
Project: Southwest Corner of East Prospect and 1-25 Rezoning and Plan
Amendments, #4-04A
Project Description: SW--This is a request to amend the 1-25 Subarea Plan and the City Plan
Structure Plan map, and rezone property located at the southwest corner of
East Prospect Road and Interstate 25. The plan amendments and the rezoning
will change commercial and open space lands to an employment district
designation.
Recommendation: Approval of the amendments to the 1-25 Subarea Plan and the City Plan
Structure Plan map and the rezoning of 25.17 acres of Commercial (C) and
118.17 acres of Public Open Lands (POL)to Employment (E).
Project: Northeast Corner of East Prospect Road and 1-25 Rezoning and Plan
Amendments, # 16-07
Project Description: This is a request to amend the 1-25 Subarea Plan and the City Plan Structure
Plan map, and rezone property located at the northeast corner of East Prospect
Road and Interstate 25. The plan amendments and the rezoning will change
industrial and urban estate space lands to commercial and employment district
designations.
Recommendation: Approval of the amendments to the 1-25 Subarea Plan and the City Plan
Structure Plan map and the rezoning of 86 acres of 1, Industrial to 66 acres of
C, Commercial and 20 E, Employment and approval of rezoning 19 acres from
UE, Urban Estate to E, Employment to create a 39 acre E zoned buffer
between the C, Commercial zoned area (a total of 96 acres) and residential
areas to the north and east.
Planning & Zoning Board DRAFT
September 20, 2007
Page 5
Hearino Testimony Written Comments and Other Evidence
Chief Planner Ken Waido reported staff is recommending changes to the /-25 Subarea Plan and the
City Plan, Structure Plan map and the rezoning of 143.34 acres located in the southwest corner of
East Prospect Road & Interstate 25 into the E, Employment District.
In the northeast corner, staff is recommending approval of the amendments to the 1-25 Subarea Plan
and the City Plan Structure Plan map and the rezoning of 86 acres of I, Industrial to 66 acres of C,
Commercial and 20 E, Employment and approval of rezoning 19 acres from UE, Urban Estate to E,
Employment to create a 39 acre E zoned buffer between the C, Commercial zoned area (a total of 96
acres) and residential areas to the north and east.
The review of land uses and zoning around the Prospect Road/1-25 interchanged is based on:
1. City Council direction indicating the Council's general preference for a higher level of
"commercial" use for portions of the former Resource Recovery Farm property located in the
SW quadrant of the Prospect Road/1-25 interchange. Staff has concluded that rezoning a
substantial portion of the property, 25 acres from C, Commercial and 118 acres from POL,
Public Open Lands to E, Employment (for a total of 143 acres of E, Employment) would
encourage new businesses and expansion of local businesses while preserving the area as an
attractive community gateway and would be in the best interests of the City.
2. Simultaneously, the City received a rezoning request from the owners of property in the NE
quadrant of the Prospect Road/1-25 interchange requesting a change in zoning of 86 acres of
I, Industrial.
Staff decided to review the land uses around the interchange as a result of the rezoning requests from
the City and the private property owner to determine what would be the best land use pattern for the
area around the interchange for the City as a whole, independent of the specific rezoning requests.
The amendments to the plans are related to the rezoning requests but are independent actions. If the
amendments to the plans are approved, the rezoning requests are simply implementation actions to
the plan amendments.
The fundamental policy issue to be addressed in the southwest rezoning request is should City plans
be amended and zonings changed to covert an area currently preserved as open space to an area
that will permit the development of employment land uses in the SW quadrant of the Prospect Road/1-
25 interchange?
The fundamental policy issue to be addressed in this northeast rezoning request is should City plans
be amended and zoning changed to allow for the development of a regional/community scale
shopping center in the NE quadrant of the Prospect Road/1-25 interchange? A regional/community
shopping center in the NE quadrant will help contribute tax revenues necessary to fund Prospect
Road/1-25 interchange improvements and related infrastructure. Given the high infrastructure cost to
development from all four quadrants around the interchange, this property will need to contribute
funding to improve the interchange.
The rezoning needs to be viewed independently from the City's Adequate Public Facilities (APF)
requirements: All development plans for parcels impacting the Prospect interchange must include a
Transportation Impact Analysis (TIA). The TIA will determine whether traffic generated by the
development will result in reduced level of service (LOS) at the interchange and the physical
improvements that will need to be constructed to mitigate the impacts. In order to begin construction,
Planning & Zoning B
September 20, 20077oard DRAFT
Page 6
all development must either build the improvement or have funding appropriated that will cover
improvement costs.
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 Requirements for Quasi-Judicial Rezonings. 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 the City Comprehensive Plan; and/or
(b) warranted by changed conditions within the neighborhood surrounding and including
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:
nt is
with
(a) whether and and proposed h sestsur surrounding the subject land, and isent to which the proposed theappropriate e one district
g
for the land;
(b) 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 natural functioning
of the environment;
(c) whether and the extent to which the proposed amendment would result in a logical and
orderly development pattern.
Interstate 25 Subarea Plan
5 Subarea Plan, was a multi-jurisdictional cooperative
Concurrent with the development of the 1-2
Colorado Regional Communities 1-25 Corridor Plan. The
planning effort to develop the Northern
planning boundaries of the two efforts overlapped. The regional plan studied the 1-25 corridor from
County Road 52 on the north to an area south of the Town of Berthod, while the subarea plan studied
the area from County Road 52 to County Road 32 (Carpenter Road). The most significant difference
between the two plans is that the subarea plan (adopted in November 2001) dealt with land uses in
more detail than the regional plan. The regional plan was based on existing land use plans of the
participating jurisdictions. The regional plan focused on developing a set of design standards, a
transportation element, and open lands/natural areas policies.
In 2003, the City adopted the 1-25 Subarea Plan as an element of City Plan. The key points,
conclusions, and policies of the 1-25 Subarea Plan are summarized as follows:
The 1-25 Subarea Plan mainly deals with the area located east of 1-25 from around the
Prospect Road interchange on the south to County Road 52 on the north, and County
Road 5 on the east.
No change in the City's GMA boundary was proposed.
Two activity centers were identified: one at the Mulberry Street in
and the
other at the Prospect Road interchange. The NE quadrant of the Mulberry interchange
Planning & Zoning Board DRAFT
September 20, 2007
Page 7
was planned for the potential location of a regional/community shopping center. The
NE quadrant of the Prospect interchange was designated as a mix use activity center
with commercial, industrial, and residential uses.
• Employment and industrial districts adjacent to 1-25 are to be designed in a manner as
to maintain a perception of openness through the corridor.
• Secondary uses (retail and highway-oriented commercial uses) typically permitted in
employment/industrial districts will be required to be set back at least ''/< mile from 1-25
to avoid a commercial strip appearance along 1-25.
• Detached single-family residential development is prohibited within '/< mile of 1-25.
• Low density, mixed-use neighborhoods are to be concentrated within ''/2 mile of
Mulberry Street.
• The balance of areas planned for residential development were to be urban estate
developments.
• The City's Resource Recovery Farm is to be preserved as open space.
• The subarea eventually would be served with multi-modal transportation options. A
supplemental street system will facilitate movement within the subarea, thus,
diminishing the need to utilize I-25 for short trips.
Most undeveloped land within the subarea is expected to annex prior to development.
Regulations contained in the Land Use Code both applicable to the 1-25 corridor and more generally
throughout the community are intended to have employment/industrial districts designed in a manner
to maintain openness through the use of: setback requirements, maximum building frontage
allowances, restricting building heights, and proper management of floodplains. Minimum building
setback requirements are 205 feet from the centerline of 1-25. Maximum building frontage allowance
is 50% at the 80 foot minimum setback from the property line, which can be expanded to 60% at an
increased setback of 120 feet. Building heights are restricted to 40 feet within 600 feet from the
property line adjoining 1-25.
The Prospect interchange represents a key community gateway, combining a balance of economic
development and open space preservation. It is logical the interchange maximize the ability for the
development of a mix of commercial and employment uses. Changes in the surrounding
neighborhood warrant consideration. Land use plans by other jurisdictions are changing the character
of areas east of 1-25 from the rural, low-density residential, areas to more intense urban uses.
Interchanges are desirable sites for regional serving retail uses. Competition for sales tax dollars is
different in 2007.
The City's development standards will require adequate public utilities and infrastructure to be in place
to assure an orderly development pattern. Prospect interchange will not be funded by CDOT or
FHWA. Local revenue sources must be found for interchange improvements.
Staff is recommending changes to the 1-25 Subarea Plan and the City Plan, Structure Plan map and
the following rezoning:
• 143.34 acres located in the southwest corner of East Prospect Road & Interstate 25 into the
E, Employment District.
• In the northeast of 86 acres of I, Industrial to 66 acres of C, Commercial and 20 E,
Employment and approval of rezoning 19 acres from UE, Urban Estate to E, Employment to
create a 39 acre E zoned buffer between the C, Commercial zoned area (a total of 96 acres)
and residential areas to the north and east.
Chair Lingle asked Natural Resources Director John Stokes to outline the natural resource value of
that land. Member Schmidt also asked if there would be enough buffering of the Boxelder Creek.
Planning & Zoning Board DRAFT
September 20, 2007
Page 8
Stokes provided the following background information. The Natural Resources Department's Natural
Areas Program completed purchase of the Resource Recovery Farm (RRF) as a scenic and open
lands buffer in 2003. At the time of purchase, the eastern portion of the RRF was not described as an
area of interest to the Natural Areas Program in the Natural Areas Policy Plan, nor the various
community separator plans adopted by the City. Because the eastern portion was not shown in these
plans, and because it has low natural resource values, Natural Areas Program staff embarked on a
planning process to help guide the property's ultimate management and disposition status.
In August of 2005, the Natural Resources staff shared a series of options for the RRF property with
the City Council and requested policy direction. The City Council indicated its general preference for
a higher level of"commercial" use for the property. Based on Council's perspective, the Natural
Resources Department staff concludes that rezoning a substantial portion of the property (118 acres)
from POL, Public Open Lands to E, Employment would be in the best interests of the City They are
retaining a buffer around Boxelder Creek.
The rezoning would allow the property to be used for economic development purposes. At the same
time, it would allow the property to be developed in a manner that preserves aesthetically pleasing
views from 1-25 as well as protects adjoining areas with high natural values (namely Box Elder Creek
and the Running Deer Natural Area). The rezoning excludes Boxelder Creek, it will remain zoned
POL.
Wendi Birchler of Norris Design, representing the property owners (Rick & Dave White) reported they
have been very involved is a series of planning related studies/projects for the interchange, the
surrounding area, and along the 1-25 corridor.
Listed below is a summary of their involvement:
Boxelder Creek Regional Storm water Alliance. They've served from the inception of the
Boxelder Alliance until present as the representative for a group of private property owners
including landowners, the City, Town of Wellington, Larimer County, and the Colorado Water
Conservation Board, who equally funded the storm water master plan.
The Whites attended North 1-25 Environmental Impact Study Technical Advisory Committee
meetings. They've organized group of landowners in the neighborhood of 1-25/Prospect and
advised them of interchange issues. They met regularly with City Transportation staff as well
as CDOT and consultants on the North 1-25 EIS project. With City Transportation staff and
other property owners, they've influenced the proposed alignment and details of the
Prospect/1-25 interchange to the advantage of the City. They facilitated meetings between
North 1-25 EIS and Boxelder Creek Storm water Alliance to resolve mutual issues. They
researched and resolved historic preservation issues with the North 1-25 EIS team.
Prospect Road Improvements. The Smiths organized a group of local property owners
concerned about issues pertaining to future Prospect Road improvements. They coordinated
regularly with City Transportation and Engineering staff. They facilitated series of
public/private meetings with the City, Town of Timnath Engineer, and local property owners to
address future improvements to Prospect before they became problems. These issues
included : Boxelder Creek crossing of Prospect west of 1-25, Greeley Water Extension &
Transmission Project (GWET) crossing of Prospect, Boxelder Sanitation District sewer
crossing of Prospect at McLaughlin Lane, Relocation of the Timnath Inlet canal to allow future
widening of Prospect, Prospect/ County Road 5 intersection issues, Boxelder Creek
stormwater overflow canal crossing of Prospect (the Grand Canal). With the Town of Timnath,
Planning & Zoning Board DRAFT
September 20, 2007
Page 9
former City Engineer Don Bachman, Cache la Poudre Irrigation Company, Poudre Valley
School District and a local developer, they developed a cross section profile of future Prospect
ROW which is in use today.
Greeley Water Extension &Transmission Project (GWET)
GWET is a 60" diameter waterline delivering water from their pre-treatment plant NW of Fort
Collins to Greeley. In its nominal configuration, the bottom of the pipeline is to be placed on
top of approximately 2 feet of gravel and covered with at least 60" of soil making the total
depth of their pipeline excavation and backfill approximately 12 feet. The 2007 segment of this
project included a crossing of Prospect Road at McLaughlin Lane, a crossing of 1-25 at a
location north of Prospect and completion to a point in the vicinity of the Fort Collins Airpark.
The 1-25 crossing is particularly complicated since three irrigation company canal crossings,
the Boxelder Creek crossing, a Boxelder Sanitation District sewer line crossing as well as
various other utility crossings are located in close proximity to one another.
The White's facilitated several public/private meetings with representatives from Greeley,
Timnath, Boxelder Alliance, City Transportation/Engineering and Stormwater Departments, the
Poudre Valley School District, Boxelder Sanitation District, CDOT, a group of affected
landowners, and others to discuss details of the project. They worked closely with Poudre
Valley School District personnel regarding crossing of the GWET project across the District's
and White's properties.
Public Input
None
Member Schmidt noted on the SW side employment zoning is proposed rather than commercial
because of the buffering needed for the Boxelder Ditch. On the other side of the interchange it
appears there would be more commercial. Staffmember Waido replied yes, with the loss of
commercial on the west side, they looked to the east for increased commercial zoning. That came
after working with stakeholders who agreed that commercial with employment buffering would be
preferred.
Member Schmidt asked it this would not continue to be an activity center? Waido responded we
would also amend our activity center boundary to coincide with the outside periphery of the
commercial zone. There would need to be a commercial mass to produce the revenue needed to
improve the infrastructure (including funding for the interchange.)
Member Schmidt said she is in support of the changes, the main reason being the changes driven by
the Town of Timnath. With the increase in the intensity of use, it would be an appropriate thing to
provide services in the interchange area—connect the whole region with good land use patterns.
Southwest Corner of East Prospect Road and 1-25
Member Schmidt made a motion to approve changes to the 1-25 Subarea Plan based on the
matrix found on pages 8-12 of the staff report. Member Campana seconded the motion.
Motion was approved 7-0.
Member Schmidt made a motion to approve changes to the Structure Plan Map on the
southwest corner of East Prospect and 1-25. Member Campana seconded the motion.
Motion was approved 7-0.
Planning & Zoning Board DRAFT
September 20, 2007
Page 10
Member Schmidt made a motion to approve rezoning of 25.17 acres of Commercial (C) and
118.17 acres of Public Open Lands (POL) to Employment (E) on the southwest corner of East
Prospect and 1-25, # 04-04A. Member Smith seconded the motion.
Motion was approved 7-0.
Member Schmidt asked if staff was comfortable with the reduction of I-Industrial land inventory.
Staffmember Waido responded yes.
Northeast Corner of East Prospect Road and 1-25
Member Schmidt made a motion to approve changes to the 1-25 Subarea Plan based on the
matrix found on pages 13-16 of the staff report. Member Smith seconded the motion.
Motion was approved 7-0.
Member Schmidt made a motion to approve changes to the Structure Plan Map on the
northeast corner of East Prospect and 1-25. Member Rollins seconded the motion.
Motion was approved 7-0.
Member Schmidt wanted to thank the applicant for taking the time to meet with the neighbors to
consider their concerns and for working with affected interests on the water issues and creek
mitigation.
Member Schmidt made a motion to approve rezoning of the northeast corner of East Prospect
and 1-25 as listed on page 19 of the staff report. Member Wetzler seconded the motion.
Motion was approved 7-0.
Other Business:
None.
Meeting adjourned at 12:00 a.m.
Cameron Gloss, Director David Lingle, Chair
• • •
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RESOLUTION 2007-097
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE CITY'S STRUCTURE PLAN MAP
PERTAINING TO THE SOUTHWEST CORNER OF PROSPECT ROAD AND I-25
WHEREAS, the City has received an application to rezone certain property located at the
southwest corner of East Prospect Road and Interstate Highway 25; and
WHEREAS, under the rezoning application, known as the "Southwest Comer of East
Prospect and I-25 Rezoning,"such property would be rezoned as follows:Parcel A would be rezoned
from the Public Open Lands ("POL" ) Zone District to the Employment ("E") Zone District and
Parcel B would be rezoned from the Commercial("C")Zone District to the Employment("E")Zone
District; and
WHEREAS, the Council finds that,while the proposed Southwest Corner of East Prospect
and I-25 Rezoning does not comply with the present land use designation shown on the City's
Structure Plan Map for that location, it complies with the Principles and Policies of the City's
Comprehensive Plan, as well as the Key Principles of the City's Structure Plan; and
WHEREAS, accordingly, the Council has determined that the proposed Southwest Comer
of East Prospect and I-25 Rezoning is in the best interests of the citizens of the City; and
WHEREAS the Council has further determined that the City's Structure Plan Ma should
Y P
be amended as shown on Exhibit "A" attached hereto, so that the proposed rezoning will comport
with the City's Comprehensive Plan in its entirety, including the City's Structure Plan Map.
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 Southwest Corner of East Prospect and
I-25 Rezoning.
Section 2. That the City Council finds that the proposed amendment will promote the
public welfare and will be consistent with the vision,goals,principles 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 16th day of October,
A. D. 2007.
Mayor
ATTEST:
City Clerk
CITY OF FORT COLLINS STRUCTURE PLAN `•�
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RESOLUTION 2007-098
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE CITY'S STRUCTURE PLAN MAP
PERTAINING TO THE NORTHEAST CORNER OF PROSPECT ROAD AND I-25
WHEREAS, the City has received an application to rezone certain property located at the
northeast corner of East Prospect Road and Interstate Highway 25; and
WHEREAS, under the rezoning application, known as the "Northeast Corner of East
Prospect and I-25 Rezoning,"such property would be rezoned as follows:Parcel A would be rezoned
from the Industrial ("I") Zone District to the Commercial ("C") Zone District; Parcel B would be
rezoned from the Urban Estate ("UE") Zone District to the Employment ("B") Zone District; and
Parcel C would be rezoned from the Industrial ("I") Zone District to the Employment ("E") Zone
District; and
WHEREAS, the Council finds that, while the proposed Northeast Comer of East Prospect
and I-25 Rezoning does not comply with the present land use designation shown on the City's
Structure Plan Map for that location, it complies with the Principles and Policies of the City's
Comprehensive Plan, as well as the Key Principles of the City's Structure Plan; and
WHEREAS,accordingly,the Council has determined that the proposed Northeast Corner of
East Prospect and I-25 Rezoning is in the best interests of the citizens of the City; and
WHEREAS, the Council has further determined that the City's Structure Plan Map should
be amended as shown on Exhibit "A" attached hereto, so that the proposed rezoning will comport
with the City's Comprehensive Plan in its entirety, including the City's Structure Plan Map.
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 Northeast Corner of East Prospect and
1-25 Rezoning.
Section 2. That the City Council finds that the proposed amendment will promote the
public welfare and will be consistent with the vision, goals,principles 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 16th day of October,
A. D. 2007.
Mayor
ATTEST:
City Clerk
CITY OF FORT COLLINS STRUCTURE PLAN `•�
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RESOLUTION 2007-099
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE 1-25 SUBAREA PLAN
WHEREAS, the City has received an application to rezone certain property located at the
southwest corner of East Prospect Road and Interstate Highway 25; and
WHEREAS, the City has received an application to rezone certain property located at the
northeast corner of East Prospect Road and Interstate Highway 25; and
WHEREAS,the aforesaid rezoning applications,which are known as the"Southwest Comer
of East Prospect and 1-25"rezoning and the"Northeast Corner of East Prospect and I-25"rezoning
would result in zoning changes to the lands located therein which necessitate not only the
amendment of the City's Structure Plan Map but also the amendment of the I-25 Subarea Plan; and
WHEREAS,pursuant to resolutions heretofore adopted amending the City's Structure Plan
Map,the proposed rezonings would now comply with the land uses as set out on the City's Structure
Plan Map; and
WHEREAS, the Council has also determined that the proposed rezonings are in the best
interests of the citizens of the City and that the I-25 Subarea Plan should be amended to correspond
with the changes heretofore made by the City Council amending the City's Structure Plan Map so
that, with respect to the southwest quadrant of the intersection of Prospect Road and I-25, the
Employment District designation is supported and that with respect to the northeast quadrant of
Prospect Road and 1-25, the Commercial and Employment Districts are supported.
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 I-25 Subarea Plan is in need of the
amendment requested by the applicant for the Southwest Corner of East Prospect and I-25 rezoning.
Section 2. That the City Council finds that the I-25 Subarea Plan is in need of the
amendment requested by the applicant for the Northeast Corner of East Prospect and 1-25 rezoning.
Section 3. That the City Council finds that the proposed amendments to the I-25 Subarea
Plan will promote the public welfare and will be consistent with the vision, goals, principles and
policies of City Plan and the elements thereof.
Section 4. That the I-25 Subarea Plan is hereby amended as shown on Exhibit"A"
attached hereto and incorporated herein by this reference.
Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 16th
day of October, A.D. 2007.
Mayor
ATTEST:
City Clerk
EXHIBIT "A"
Existing Amendments
Statements, Policies, Maps B tletiomAdditions
Page vi
Executive Summary:
Two activity centers are identified for the Two activity centers are identified for in the
subarea, one at the I-25/Mulberry Street subarea for the potential location of
interchange and the other at the I-25/Prospect regional/community shopping centers, one at
Road interchange. The northeast quadrant of the 1-25/Mulberry Street interchange and the
the I-25/Mulberry Street interchange is also other at the I-25/Prospect Road interchange.
planned for the potential location of a
regional/community shopping center. Sheet intmehartge is also planned fo, tit
potential location Of a MgionaliconniltillitY'
Page vi
The City's Resource Recovery Farm is to be The western portion of the City's former
preserved as open lands. Resource Recovery Farm is to be preserved as
open lands, however, the eastern portion
should be placed into an Employment District
to allow the property to be developed for
economic development purposes in a manner
that preserves an aesthetically pleasing
viewshed from I-25 as well as protects
adjoining areas with high natural resource
values.
Page 21
5.2 Land Use Plan Objectives
Designation of Activity Centers. This plan
designates activity centers along I-25 at the Designation of Activity Centers. This plan
Prospect Road and Mulberry Street designates activity centers along I-25 at the
interchanges. These centers are intended to Prospect Road and Mulberry Street
evolve into concentrated areas of mixed-use interchanges. These centers are intended to
development with high visibility, increased evolve into concentrated areas of mixed-use
levels of activity, and more integrated development with high visibility, increased
appearances. In addition, the northeast levels of activity, and more integrated
quadrant of the I-25/Mulbeny interchange is appearances. fit addi tion, "-- 1101_ theas
planned as a potential location for a
regional/community shopping center. plmmed-aser and also the potential locations
fom regional/community regional/community shopping centers.
Existing Amendments
Statements, Policies, Maps Deletions Additions
Page 26
Fort Collins I-25 Subarea Plan—Land Use
Plan
Existing map. The map will be amended to delete 25 acres of
Commercial Corridor designated land and 118
acres of Proposed Open Space land to show
about 143 acres of Employment District land
located in the SW quadrant of the Prospect/I-
25 interchange adjacent to the highway.
Also, the Activity Centers boundary currently
around the Commercial Corridor designated
land in the SW quadrant will be eliminated.
The map will also be amended to delete 86
acres of Industrial designated land and 19 acres
of Urban Estate land in the NE quadrant and to
show about 66 acres of additional Commercial
land and 20 acres of Employment land in the
NE quadrant of the Prospect/I-25 interchange.
Also, the Activity Centers boundary around the
Commercial Corridor designated land in the
NE quadrant will be expanded to cover all 96
acres of commercial designated land.
Page 26
Fort Collins I-25 Subarea Plan—Zoning
Plan
Existing map. The map will be amended to delete 25 acres of
C, Commercial zoning and 118 acres of POL,
Public Open Lands zoning to show about 143
acres of E, Employment zoning in the SW
quadrant of the Prospect/1-25 interchange
adjacent to the highway.
The map will be amended to delete 86 acres of
I, Industrial zoning and 19 acres of Urban
Estate zoning to show about 66 additional
acres of C Commercial zoning and 20 acres of
2
Existing Amendments
Statements, Policies, Maps Deletions Additions
E, Employment zoning the NE quadrant of the
Prospect/I-25 interchange adjacent to the
highway.
Page 41
Policy I-25-NOL-1.2 Policy f-25-NOL-1.2-
The City will explore the possibility of
converting the Resource Recovery Farm
property, located at Prospect Road and 1-25,
for use as open s ace.
Page 44
8.2 Implementation Strategies
Natural Areas and Open lands
Resource Recovery Farm Property—
Pursue the acquisition of this site as City- Ptuna
-
owned open space. tit, acquisition of this sit, aseffity-owned oper.
spacc-
-3-
ORDINANCE NO. 126, 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 SOUTHWEST CORNER OF EAST PROSPECT ROAD AND I-25 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 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 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 as follows:
Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code is hereby
amended by changing the zoning classification of Parcel A from"POL", Public Open Lands Zone
District, to "E", Employment Zone District, and Parcel B from"C", Commercial Zone District,to
"E", Employment Zone District for the following described property in the City known as the
Southwest Comer of East Prospect Road and I-25 Rezoning:
Parcel "A"
A tract of land located in Sections 21 and 22, Township 7 North,Range 68 West of
the Sixth Principal Meridian,City of Fort Collins, Larimer County,Colorado,being
more particularly described as follows;
Considering the north line of the Northeast quarter of Section 21 as bearing North 88
degrees 21 minutes 25 seconds West between a Brass Cap monument, L.S. 14823,
at the northeast corner of the said Section 21 and a Aluminum Cap monument, L.S.
14823, at the north quarter comer of Section 21,based upon G.P.S. observation and
the City of Fort Collins coordinate base, and with all bearing contained herein
relative thereto;
Commencing at the Northeast Corner of the said Section 21; THENCE along the
north line of the said northeast quarter,North 88 degrees 21 minutes 25 seconds West
for a distance of 1241.97 feet; THENCE South 01 degrees 38 minutes 35 seconds
West for a distance of 30.00 feet to the northeast corner of the Easement and
Controlled Access Agreement described in Resolution 88-66 and recorded June 13,
1988 at Reception No. 88026808 records of the Clerk and Recorder of the said
Larimer County, and to the TRUE POINT OF BEGINNING OF THIS
DESCRIPTION;THENCE along the easterly and northerly line of the said Easement
and Controlled Access Agreement,the following seven(7)courses and distances,(1)
South 44 degrees 22 minutes 29 seconds West for a distance of 136.14 feet;(2)along
a non-tangent curve to the left having a radius of 532.96 feet, a central angle of 14
degrees 20 minutes 52 seconds and an arc length of 133.46 feet,being subtended by
a chord of South 15 degrees 13 minutes 34 seconds East for a distance of 133.11 feet;
(3) South 22 degrees 24 minutes 00 seconds East for a distance of 110.41 feet; (4)
along a curve to the right having a radius of 612.96 feet,a central angle of 40 degrees
05 minutes 20 seconds and an arc length of 428.88 feet,being subtended by a chord
of South 02 degrees 21 minutes 20 seconds East for a distance of 420.18 feet; (5)
South 17 degrees 41 minutes 20 seconds West for a distance of 404.31 feet;(6)South
36 degrees 10 minutes 43 seconds East for a distance of 117.93 feet; (7) North 89
degrees 57 minutes 13 seconds East for a distance of 1059.64 feet to the easterly line
of that certain tract of land described in a Warranty Deed recorded October 2, 1979
in Book 1992 at Page 0280 records of the said Clerk and Recorder;THENCE along
the said easterly line the following seven (7) courses and distances, (1) South 06
degrees 05 minutes 24 seconds East for a distance of 345.66 feet; (2) South 00
degrees 11 minutes 08 seconds West for a distance of 53.90 feet; (3) along a non-
tangent curve to the left having a radius of 11583.00 feet, a central angle of 06
degrees 33 minutes 06 seconds and an arc length of 1324.49 feet, being subtended
by a chord of South 03 degrees 07 minutes 19 seconds East for a distance of 1323.77
feet; (4) non-tangent from the previous curve, South 06 degrees 05 minutes 36
seconds West for a distance of 417.50 feet; (5) along a non-tangent curve to the left
having a radius of 11680.00 feet,a central angle of 03 degrees 00 minutes 01 seconds
and an arc length of 611.62 feet,being subtended by a chord of South 09 degrees 52
minutes 54 seconds East for a distance of 611.55 feet; (6) South 25 degrees 25
minutes 54 seconds East for a distance of 425.50 feet; (7) South 12 degrees 38
minutes 54 seconds East for a distance of 968.97 feet to the south line of the tract
described in the said Book 1992 at Page 0280; THENCE along the said south line,
North 89 degrees 59 minutes 50 seconds West for a distance of 344.37 feet to the
southeast corner of the said Section 21; THENCE along the south line of the
southeast quarter of the said Section 21, North 88 degrees 44 minutes 39 seconds
West for a distance of 713.83 feet; THENCE leaving the said south line, North 29
degrees 50 minutes 26 seconds West for a distance of 653.27 feet; THENCE along
a curve to the right having a radius of 424.29 feet, a central angle of 27 degrees 35
minutes 32 seconds and an arc length of 204.33 feet,being subtended by a chord of
North 16 degrees 02 minutes 40 seconds West for a distance of 202.36 feet;
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THENCE North 02 degrees 14 minutes 54 seconds West for a distance of 432.64
feet; THENCE North 00 degrees 39 minutes 47 seconds West for a distance of
512.69 feet;THENCE North 22 degrees 05 minutes 40 seconds West for a distance
of 121.69 feet; THENCE North 02 degrees 47 minutes 24 seconds West for a
distance of 129.58 feet;THENCE along a curve to the left having a radius of 157.27
feet, a central angle of 42 degrees 50 minutes 08 seconds and an arc length of 117.58
feet, being subtended by a chord of North 24 degrees 12 minutes 28 seconds West
for a distance of 114.86 feet; THENCE North 45 degrees 37 minutes 32 seconds
West for a distance of 71.28 feet;THENCE along a curve to the right having a radius
of 330.34 feet, a central angle of 30 degrees 41 minutes 12 seconds and an arc length
of 176.93 feet, being subtended by a chord of North 30 degrees 16 minutes 56
seconds West for a distance of 174.82 feet;THENCE North 14 degrees 56 minutes
20 seconds West for a distance of 100.27 feet; THENCE along a curve to the left
having a radius of 289.75 feet, a central angle of 20 degrees 34 minutes 23 seconds
and an are length of 104.04 feet,being subtended by a chord of North 25 degrees 13
minutes 31 seconds West for a distance of 103.48 feet; THENCE North 35 degrees
30 minutes 43 seconds West for a distance of 144.89 feet; THENCE along a curve
to the right having a radius of 364.63 feet, a central angle of 37 degrees 10 minutes
11 seconds and an arc length of 236.55 feet,being subtended by a chord of North 16
degrees 55 minutes 37 seconds West for a distance of 232.42 feet; THENCE North
01 degrees 39 minutes 28 seconds East for a distance of 921.36 feet;THENCE along
a curve to the right having a radius of 707.08 feet, a central angle of 17 degrees 07
minutes 56 seconds and an are length of 211.43 feet,being subtended by a chord of
North 10 degrees 13 minutes 26 seconds East for a distance of 210.64 feet to the
south line of Parcel No. 2 State of Colorado Project No. MC C 060-031 described at
Reception No.20050068449 records ofthe said Clerk and Recorder;THENCE along
the said south line, non-tangent from the previous curve, North 89 degrees 57
minutes 11 seconds East for a distance of 6.45 feet to the southerly extension of the
westerly line of the said Easement and Controlled Access Agreement described in
Resolution 88-66, the southerly extension is also the easterly line of the said Parcel
No.2;THENCE along the said southerly extension and along the westerly line of the
Easement and Controlled Access Agreement described in Resolution 88-66 the
following five(5)courses and distances,(1)North 17 degrees 41 minutes 20 seconds
East for a distance of 673.89 feet; (2) along a curve to the left having a radius of
532.96 feet, a central angle of 40 degrees 05 minutes 20 seconds and an arc length
of 372.90 feet, being subtended by a chord of North 02 degrees 21 minutes 20
seconds West for a distance of 365.34 feet; (3) North 22 degrees 24 minutes 00
seconds West for a distance of 110.41 feet; (4) along a curve to the right having a
radius of 612.96 feet, a central angle of 15 degrees 37 minutes 22 seconds and an arc
length of 167.14 feet,being subtended by a chord of North 14 degrees 35 minutes 19
seconds West for a distance of 166.62 feet;(5)non-tangent from the previous curve,
North 45 degrees 11 minutes 27 seconds West for a distance of 146.18 feet to the
north line of the said Easement and Controlled Access Agreement described in
Resolution 88-66;THENCE along the said north line, South 88 degrees 21 minutes
25 seconds East for a distance of 280.00 feet to the point of beginning.
3
The above described tract contains 117.545 Acres more less.
Parcel `B"
A tract of land located in Section 21,Township 7 North,Range 68 West of the Sixth
Principal Meridian, City of Fort Collins, Latimer County, Colorado, being more
particularly described as follows;
Considering the north line of the Northeast quarter of Section 21 as bearing North 88
degrees 21 minutes 25 seconds West between a Brass Cap monument, L.S. 14823,
at the northeast corner of the said Section 21 and a Aluminum Cap monument, L.S.
14823, at the north quarter comer of Section 21,based upon G.P.S. observation and
the City of Fort Collins coordinate base, and with all bearing contained herein
relative thereto;
Commencing at the Northeast Corner of the said Section 21; THENCE along the
north line of the said northeast quarter,North 88 degrees 21 minutes 25 seconds West
for a distance of 1241.97 feet; THENCE South 01 degrees 38 minutes 35 seconds
West for a distance of 30.00 feet to the northeast corner of the Easement and
Controlled Access Agreement described in Resolution 88-66 and recorded June 13,
1988 at Reception No. 88026808 records of the Clerk and Recorder of the said
•Latimer County;
THENCE along the easterly line of the said Easement and Controlled Access
Agreement described in Resolution 88-66, South 44 degrees 22 minutes 29 seconds
West for a distance of 37.44 feet to the south line of that certain tract of land
described in a Quit Claim Deed recorded June 5, 2006 at Reception No.
20060041498 records of the said Clerk and Recorder, Parcel 10, and to the TRUE
POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE along the south line of the said tract described at Reception No.
20060041498,South 88 degrees 21 minutes 25 seconds East for a distance of 340.24
feet (recorded as 339.85 feet) to the northerly line of that certain tract of land as
described in a Warranty Deed recorded October 2, 1979 in Book 1992 at Page 0280
records of the said Clerk and Recorder;
THENCE along the said northerly line and along the easterly line of the said tract
described in Book 1992 at Page 0280 the following five (5) courses and distances,
(1) South 61 degrees 41 minutes 15 seconds East for a distance of 41.53 feet; (2)
North 89 degrees 36 minutes 16 seconds East for a distance of 327.82 feet;(3)South
36 degrees 48 minutes 56 seconds East for a distance of 80.95 feet; (4) South 17
degrees 44 minutes 53 seconds East for a distance of 789.49 feet; (5) South 06
degrees 05 minutes 24 seconds East for a distance of 358.54 feet to the northerly line
of the said Easement and Controlled Access Agreement described in Resolution 88-
66; THENCE along the said northerly line and along the easterly line of the said
-4-
Easement and Controlled Access Agreement described in Resolution 88-66 the
following seven (7) courses and distances, (1) South 89 degrees 57 minutes 13
seconds West for a distance of 1059.64 feet; (2) North 36 degrees 10 minutes 43
seconds West for a distance of 117.93 feet; (3) North 17 degrees 41 minutes 20
seconds East for a distance of 404.31 feet; (4) along a curve to the left having a
radius of 612.96 feet,a central angle of 40 degrees 05 minutes 20 seconds and an arc
length of 42 8.8 8 feet,being subtended by a chord of North 02 degrees 21 minutes 20
seconds West for a distance of 420.18 feet; (5) North 22 degrees 24 minutes 00
seconds West for a distance of 110.41 feet; (6) along a curve to the right having a
radius of 532.96 feet,a central angle of 14 degrees 20 minutes 52 seconds and an arc
length of 133.46 feet,being subtended by a chord of North 15 degrees 13 minutes 34
seconds West for a distance of 133.11 feet; (7)non-tangent from the previous curve,
North 44 degrees 22 minutes 29 seconds East for a distance of 98.70 feet to the point
of beginning.
The above described tract contains 24.932 acres more less.
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 ed and amended by g showin that the above-described
property is not included in the Residential Neighborhood Sign District.
Section 3. 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 16th day of
October, A.D. 2007, and to be presented for final passage on the 6th day of November, A.D. 2007.
Mayor
ATTEST:
City Clerk
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Passed and adopted on final reading on the 6th day of November, A.D. 2007.
Mayor
ATTEST:
City Clerk
r
-6-
ORDINANCE NO. 127, 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 NORTHEAST CORNER OF EAST PROSPECT ROAD AND I-25 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 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 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 as follows:
Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code is hereby
« „ ,. „
amended b changingthe zo nin classification of A from I Indistraal Zone District to C
Y g , ,
Commercial Zone District, Parcel B from"UE",Urban Estates Zone District, to "E", Employment
Zone District, and Parcel C from the "I", Industrial Zone District to the "E" Employment Zone
District for the following described property in the City known as the Northeast Corner of East
Prospect Road and I-25 Rezoning:
Parcel "A"
A PARCEL OF LAND LOCATED IN THE SOUTHWEST QUARTER OF
SECTION 15, TOWNSHIP 7 SOUTH, RANGE 68 WEST, 6TH P.M., COUNTY
OF LARIMER, STATE OF COLORADO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS;
ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE
FOLLOWING:THE SOUTH LINE OF THE SOUTHEAST QUARTER(SEI/4)OF
SECTION 15 ASSUMING TO BEAR NORTH 89056'23"WEST WITH ALL
OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO. THE
SOUTHEAST CORNER OF SECTION 15 IS A FOUND REBAR WITH A 2.5"
ALUMINUM CAP STAMPED"LS5028". THE SOUTH QUARTER CORNER IS
A FOUND REBAR WITH A 2.5" ALUMINUM CAP STAMPED "LS 28295".
THE FOLLOWING DESCRIPTION CONTAINS AREAS THAT ARE OWNED
BY GROUPS OTHER THAN LAAM., SPECIFICALLY THE PROSPECT ROW
AND THE INLET CANAL ROW.
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 15;
THENCE ALONG THE SOUTHERLY LINE OF SAID SECTION 15 NORTH
89056'38" WEST 635.26 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID SOUTHERLY LINE NORTH 89056'38"
WEST, 466.90 FEET;
THENCE LEAVING SAID SOUTHERLY LINE NORTH 07-00'10"EAST, 191.80
FEET;
THENCE NORTH 03030'59" EAST, 120.05 FEET;
THENCE NORTH 13012'43" EAST, 84.97 FEET;
THENCE NORTH 04034'18" EAST, 117.51 FEET;
THENCE NORTH 30023'25" EAST, 95.23 FEET;
THENCE NORTH 03035'32" WEST, 112.92 FEET;
THENCE NORTH 39054'34" WEST, 66.61 FEET;
THENCE NORTH 76016'30" WEST, 150.63 FEET;
THENCE NORTH 84056'30" WEST, 552.56 FEET;
THENCE NORTH 67049'30" WEST, 101.38 FEET;
THENCE NORTH 54049'03" WEST, 895.34 FEET;
THENCE NORTH 14023'52" WEST, 78.64 FEET;
THENCE NORTH 00014'26" EAST, 1151.18 FEET;
THENCE NORTH 09023'57"WEST,59.72 FEET TO THE NORTHERLY LINE OF
THE SOUTHWEST QUARTER OF SAID SECTION 15;
THENCE ALONG SAID NORTHERLY LINE SOUTH 89-35-57" EAST, 858.54
FEET;
THENCE SOUTH 00003'22" WEST, 800.00 FEET;
THENCE SOUTH 89035'57" EAST, 1100.00 FEET;
THENCE SOUTH 00003'22" WEST, 1867.60 FEET TO THE POINT OF
BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS 2840637 SQ. FT. (65.212
ACRES) MORE OR LESS.
Parcel `B"
A PARCEL OF LAND LOCATED IN THE SOUTHWEST QUARTER OF
SECTION 15, TOWNSHIP 7 SOUTH, RANGE 68 WEST, 6TH P.M., COUNTY
OF LARIMER, STATE OF COLOR-ADO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS;
ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE
FOLLOWING:THE SOUTH LINE OF THE SOUTHEAST QUARTER(SE1/4)OF
SECTION 15 ASSUMING TO BEAR NORTH 89056'23" WEST WITH ALL
OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO. THE
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SOUTHEAST CORNER OF SECTION 15 IS A FOUND REBAR WITH A 2.5"
ALUMINUM CAP STAMPED"LS5028". THE SOUTH QUARTER CORNER IS
A FOUND REBAR WITH A 2.5" ALUMINUM CAP STAMPED "LS 28295".
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 15;
THENCE ALONG THE SOUTHERLY LINE OF SAID SECTION 15 NORTH
89056'38" WEST 635.26 FEET;
THENCE NORTH 00003'22" EAST, 1334.24 FEET TO THE POINT OF
BEGINNING;
THENCE NORTH 00003'22" EAST, 1333.36 FEET;
THENCE SOUTH 89035'57" EAST, 639.66 FEET;
THENCE SOUTH 00008'25" WEST, 1331.29 FEET;
THENCE NORTH 89047'03" WEST, 637.70 FEET TO THE POINT OF
BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS 850922 SQ. FT. (19.534
ACRES) MORE OR LESS.
Parcel "C"
A PARCEL OF LAND LOCATED IN THE SOUTHWEST QUARTER OF
SECTION 15, TOWNSHIP 7 SOUTH, RANGE 68 WEST, 6TH P.M., COUNTY
OF LARIMER, STATE OF COLORADO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS;
ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE
FOLLOWING:THE SOUTH LINE OF THE SOUTHEAST QUARTER(SEl/4)OF
SECTION 15 ASSUMING TO BEAR NORTH 89056'23" WEST WITH ALL
OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO. THE
SOUTHEAST CORNER OF SECTION 15 IS A FOUND REBAR WITH A 2.5"
ALUMINUM CAP STAMPED "LS5028". THE SOUTH QUARTER CORNER IS
A FOUND REBAR WITH A 2.5" ALUMINUM CAP STAMPED "LS 28295".
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 15;
THENCE ALONG THE SOUTHERLY LINE OF SAID SECTION 15 NORTH
89056'38" WEST 635.26 FEET;
THENCE NORTH 00003'22" EAST, 1867.60 FEET TO THE POINT OF
BEGINNING;
THENCE NORTH 89035'57" WEST, 1100.00 FEET;
THENCE NORTH 00003'22" EAST, 800.00 FEET;
THENCE SOUTH 89035-57" EAST, 1100.00 FEET;
THENCE SOUTH 00003'22" WEST, 800.00 FEET TO THE POINT OF
BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS 879984 SQ. FT. (20.202
ACRES) MORE OR LESS.
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 not included in the Residential Neighborhood Sign District.
-3-
Section 3. 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 16th day of
October, A.D. 2007, and to be presented for final passage on the 6th day of November,A.D. 2007.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading on the 6th day of November, A.D. 2007.
Mayor
ATTEST:
City Clerk
4