HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 01/20/2015 - SECOND READING OF ORDINANCE NO. 007, 2015, AMENDINAgenda Item 11
Item # 11 Page 1
AGENDA ITEM SUMMARY January 20, 2015
City Council
STAFF
Pete Wray, Senior City Planner
SUBJECT
Second Reading of Ordinance No. 007, 2015, Amending the Zoning Map of the City by Changing the Zoning
Classification for that Certain Property Known as the Capstone Cottages Rezoning.
EXECUTIVE SUMMARY
This Ordinance, adopted on First Reading on January 6, 2015, by a vote of 4-3 (Nays: Cunniff, Overbeck,
Poppaw) rezones approximately 12.7 acres of land northeast of the Lincoln Avenue/Lemay Avenue
intersection from the Industrial district (I) to the Medium Density Mixed Use Neighborhood district (M-M-N) and
rezones the abutting 0.070 acres of land from the M-M-N to the Industrial District.
The requests are based on the Applicant’s proposal to develop a student oriented single-family residential
project; the Project Development Plan for the proposed project is in the process of being reviewed by staff as
part of a separate application.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinance on Second Reading.
BACKGROUND / DISCUSSION
During the Council discussion at First Reading, Councilmembers had comments relating to appropriate
location and buffering of Medium Density Mixed-Use Neighborhoods (M-M-N) land use adjacent to Industrial,
and to loss of Industrial designated lands from the City’s Industrial inventory with the proposed rezoning. Staff
offers the following response and information for these comments.
1. Appropriateness of the location for M-M-N given the adjacent Industrial
The existing 15-acre M-M-N property at the northeast corner of Lemay and Lincoln is consistent with City Plan
policy adjacent to a commercial center, transit and industrial uses. This M-M-N designation provides higher
density housing within walking distance to supporting services, shopping, work, recreation and transit. The
proposed expansion of 12.7 acres of M-M-N can be viewed as being consistent with City Plan for all the same
reasons.
2. Residential Buffering
The Land Use Code recognizes that residential uses may be proposed adjacent to existing industrial land
uses. There are requirements with a specific purpose to separate new residential land uses from existing
industrial uses and minimize impacts. These landscape buffering standards would be applied as part of the
development plan review process.
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Staff finds that the proposed expansion of approximately 12 acres of M-M-N adjacent to existing industrial
development as part of the Plan Amendment and Rezoning application allows for sufficient landscape buffering
between uses.
3. Impact on Industrial Land Inventory
Staff has assessed how this proposed plan amendment and re-zoning would affect the inventory of vacant
buildable Industrial lands within the Growth Management Area. A recent update of vacant and industrial
designated redevelopment industrial land inventories identify:
- Vacant Industrial Land – 865 acres
- Industrial Redevelopment Areas– 254 Acres
- Total Vacant & Redevelopment Industrial Areas – 1,119 acres
As part of the last City Plan update the following findings were reported:
Projected industrial employment will remain stable through 2040 and could decrease slightly
thereafter.
Fort Collins contains 12.8 million square feet of existing industrial space on 2,949 acres of land at an
average industrial land use floor are ratio of .08. Industrial floor area ratios (FAR) in mature suburban
markets typically average a 0.15 FAR.
“We find that if the FAR for Fort Collins in 2060 were to be more in line with mature suburban areas,
such as FARs of 0.15 for industrial and 0.25 for retail and office/institutional, Fort Collins may not need
to expand its current supply of nonresidential land by much.”
“During the period 2010 to 2060, nearly all of Fort Collins’ nonresidential built stock will be replaced.”
and “In a growing area, redevelopment usually results in much higher land-intensity than that which it
replaced.”
“Fort Collins has sufficient land to meet its nonresidential and much of its residential land use needs
over the next half century.”
Staff has found that the proposed net loss of approximately 13 acres of Industrial land is insignificant when
viewed relative to the overall inventory of potential future Industrial land use. In addition, the proposed loss of
approximately 13 acres on the Capstone site of industrial land can be viewed as being off-set by the recent
addition of the use “Campus Employment” for the Woodward Technology Campus project under construction
to the west. A large part of the Woodward operations will include light industrial manufacturing activity. Finally,
another consideration in this particular case is that the industrial land proposed for rezoning consists of
awkward-shaped parcels that have proven unusually difficult to plan, for both owners and the City. The
proposed consolidation of parcels into single ownership resolves the challenges for coordination of transition of
land use, buffers and alignment for future streets in the area.
ATTACHMENTS
1. First Reading Agenda Item, Summary, January 6, 2015 (w/o attachments) (PDF)
2. Ordinance No. 007, 2015 (PDF)
Agenda Item 11
Item # 11 Page 1
AGENDA ITEM SUMMARY January 6, 2015
City Council
STAFF
Pete Wray, Senior City Planner
SUBJECT
Items Relating to the Capstone Cottages Plan Amendment to the City Structure Plan and East Mulberry
Corridor Plan Maps, and Rezoning.
EXECUTIVE SUMMARY
A. Resolution 2015-004 Amending the City’s Structure Plan Map.
B. Resolution 2015-005 Amending the East Mulberry Corridor Plan Map.
C. First Reading of Ordinance No. 007, 2015, Amending the Zoning Map of the City by Changing the Zoning
Classification for that Certain Property Known as the Capstone Cottages Rezoning.
The purpose of this item is to amend the City Structure Plan Map and the East Mulberry Corridor Plan Map, to
change the land use designation of approximately 12.7 acres of land northeast of the Lincoln Avenue/Lemay
Avenue intersection from Industrial to Medium Density Mixed-Use Neighborhood, rezone the property from the
Industrial district (I) to the Medium Density Mixed Use Neighborhood district (M-M-N) and rezone the abutting
0.070 acres of land from the M-M-N to the Industrial District.
The requests are based on the Applicant’s proposal to develop a student oriented single-family residential
project; the Project Development Plan for the proposed project is in the process of being reviewed by staff as
part of a separate application.
On December 11, 2014, the Planning and Zoning Board voted (4-0) to support a recommendation to City
Council to approve the proposed Capstone Cottages plan amendment and rezoning.
STAFF RECOMMENDATION
Staff recommends adoption of the Resolutions and Ordinance on First Reading.
BACKGROUND / DISCUSSION
1. Background
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Use
North Industrial (I) Vacant industrial land
Low Density Residential (R-L) Ex. Neighborhood Andersonville/San
Cristo/Via Lopez
South General Commercial (C) Mulberry/Lemay Crossing, Multi-Family
(Buffalo Run Apts.)
East Industrial (I) Existing industrial businesses
ATTACHMENT 1
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West Industrial (I) Existing industrial businesses
Zoning History (in reverse chronological order)
2003
The City initiated a re-zone for three parcels consisting of approximately 24 acres at the northeast corner of
Lincoln and Lemay from Industrial (I) to the Employment District (E) to bring the City Structure Plan map and
Zoning map into conformance with the East Mulberry Corridor Plan that was adopted in 2002. The owner of
approximately 15.79 acres included in the staff’s request, and at the northeast corner thereof, requested that
its property be rezoned M-M-N rather than Employment (E). The Planning and Zoning Board supported the
request to rezone the property at the corner from I to M-M-N, commenting that the site was appropriate for M-
M-N because of its accessibility and proximity to the Wal-Mart development, which effectively acts as a
neighborhood center. The City Council approved the rezoning to M-M-N.
March 1997
The City implemented the newly adopted Comprehensive Plan called City Plan. This implementation involved
re-zoning the entire City into new zone districts with certain exceptions for developed properties that were not
anticipated to re-develop. The primary exception was existing neighborhoods which retained their underlying
pre-City Plan zone of R-L, Low Density Residential.
1994
The larger parcel consisting of 17.1 acres was annexed and zoned Industrial as part of the East Lincoln Third
Annexation.
1986
The two smaller parcels (East) were annexed and zoned Industrial as part of the Fort Collins Business Center
First Annexation.
2. Plan Amendments - City Plan and Related Elements
City Plan Minor Amendment Process
City Plan and adopted subarea plans are the policy documents that shall be used to guide
decision-making in Fort Collins and its Growth Management Area. Revisions to City Plan and
elements thereof shall be conducted according to two distinct procedures: Comprehensive
Updates and Minor Amendments. Comprehensive updates to City Plan will take place every
five (5) years, ideally in a concurrent process with the Transportation Master Plan like the Plan
Fort Collins effort.
A separate process shall be used to make Minor Amendments to City Plan and other adopted
elements. Minor Amendments may include revisions to one or a few sections of the plan as a
result of adoption of subarea plans or a specific issue, policy, or directive from City Council.
Minor amendments may include changes to the City Structure Plan Map as well as corrections
to text or map errors. Amendment requests based on proposed development projects that
involve re-zonings may also be processed concurrently with re-zoning applications. Requests
shall be submitted to the City’s Planning Department at least 60 days prior to the hearing date
for the Planning and Zoning Board. The 60-day submittal requirement is necessary in order to
permit adequate public notice to be given and to allow adequate time to complete the
background work for considering a plan amendment.
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A plan amendment will be approved if the City Council makes specific findings that:
The existing City Plan and/or any related element thereof is in need of the proposed
amendment, and
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.
As part of the justification by the Applicant:
“The Applicant would like to develop a student-oriented housing development northeast of the
intersection of Lincoln and Lemay Avenues. Approximately 18.32 acres of land at the corner is
currently zoned M-M-N. The developable size of the original 18.32-acre site intended for multi-
family development has been significantly reduced because of changed conditions.”
“Additional M-M-N zoned land is necessary to create a site zoned M-M-N that is large enough
to accommodate a project that is both financially feasible and one that is consistent with City
policies related to multi-family development, transitional land use and neighborhood
compatibility.”
Staff has assessed the proposed plan amendments and supports the change relating to the first City Plan
criterion, that there is a need for the amendments. The Plan Amendments are needed in order to re-designate
approximately 12.7 acres of land from Industrial to Medium Density Mixed-Use Neighborhood (M-M-N)
abutting the existing M-M-N parcel. Additional M-M-N designated land through consolidation of parcels is
necessary to create a site that is large enough to accommodate a project that is consistent with City policies
related to multi-family development. The larger site will provide expanded transitional land use and buffers,
neighborhood compatibility, and coordination of public street alignments.
The existing Industrial parcels proposed to be changed are awkward in shape as a result of the original metes
and bounds property boundary configuration while in Larimer County. The Master Street Plan shows three
public streets bisecting these existing Industrial parcels, including extensions of International Boulevard, Duff
Street and Webster Street. A larger consolidated property will enable the improved alignment and connections
of public streets in the area, under single ownership.
As part of the justification by the Applicant:
“The proposed Structure Plan Map amendment will allow a rezoning to the M-M-N zone and
development of the applicant’s proposed multi-family project that is consistent with and
supported by City Plan Principles and Policies. The net acreage of the existing M-M-N site is
less than 14 acres, while approximately 20-25 acres is required to develop a project that is
consistent with City Policies related to multi-family development, transitional land use and
neighborhood compatibility. Allowing an increase in the size of the existing M-M-N property
northeast of the intersection of Lincoln and Lemay Avenues will provide a needed land use
transition between existing industrial development and existing single-family neighborhoods to
the northwest.”
“The 12.7 acres proposed to be rezoned is intersected by International Boulevard, Duff Street
and Webster Street resulting in four small separate and odd shaped parcels that would be
difficult to develop. Any potential loss of employment opportunities associated with the existing
industrial zoned land is more than off-set by Woodward developing a new campus to the
property located southwest of the Lincoln and Lemay intersection. It is anticipated that
Woodward will build 600,000 square feet of office and manufacturing space in four phases
retaining and/or creating between 1400 and 1700 primary jobs on the 101-acre former Links-n-
Greens site.”
Staff has assessed the proposed plan amendments and concludes that the change continues to promote the
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public welfare and is consistent with the vision, principles and policies of City Plan and elements thereof. The
location and proposed increase in size of the M-M-N designation is adjacent the existing Mulberry/Lemay
Crossing Shopping Center which includes a supermarket, transit facilities, employment and the Poudre River.
An expanded M-M-N designation will provide increased opportunity to establish a transition and link between
lower density neighborhoods and commercial, employment and industrial Districts. As mentioned above, the
proposed amendment will enable better coordination of planned alignment and connections of public streets in
the area.
Staff has also assessed how this proposed plan amendment and re-zoning will affect the available inventory of
vacant buildable Industrial lands within the Growth Management Area. A recent update of vacant and
redevelopment industrial land inventories identify:
Vacant Industrial Land - 865 acres
Industrial Redevelopment Areas (Airpark) - 254 Acres
Total Vacant & Redevelopment Industrial Areas - 1,119 acres
As part of the last City Plan update and 2010 Nelson Study, the following findings were reported:
Projected industrial employment will remain stable through 2040 and could decrease slightly
thereafter.
Fort Collins contains 12.8 million square feet of existing industrial space on 2,949 acres of land at an
average industrial land use floor are ratio of .08. Industrial floor area ratios (FAR) in mature suburban
markets typically average a 0.15 FAR.
“We find that if the FAR for Fort Collins in 2060 were to be more in line with mature suburban areas,
such as FARs of 0.15 for industrial and 0.25 for retail and office/institutional, Fort Collins may not need
to expand its current supply of nonresidential land by much.”
“During the period 2010 to 2060, nearly all of Fort Collins’ nonresidential built stock will be replaced.” &
“In a growing area, redevelopment usually results in much higher land-intensity than that which it
replaced.”
“Fort Collins has sufficient land to meet its nonresidential and much of its residential land use needs
over the next half century.”
The proposed net loss of approximately 12.7 acres of Industrial land is insignificant when viewed relative to the
overall inventory of potential future Industrial land use. In addition, the proposed loss of approximately 13 acres
on the Capstone site of industrial land is off-set by the recent addition of the use “Campus Employment” for the
Woodward Technology Campus project under construction to the west. A large part of the Woodward
operations will include light industrial manufacturing activity.
3. Land Use Code Division 2.9 - Amendment to the Zoning Map
Section 2.9.4 (H) (2) - Mandatory Requirements for Quasi-judicial Zonings or 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's Comprehensive Plan; and/or
(b) Warranted by changed conditions within the neighborhood surrounding and including the
subject property.
Section 2.9.4(H)(2)(a) - Consistency with the Comprehensive Plan:
The City Structure Plan Map indicates the approximate 15.8-acre existing parcel and proposed amendment for
the approximate 12.7-acre parcel to be “Medium Density Mixed-Use Neighborhood.” According to the Land
Use Code:
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The Medium Density Mixed-Use Neighborhood District is intended to be a setting for
concentrated housing within easy walking distance of transit and a commercial district.
Secondarily, a neighborhood may also contain other moderate-intensity complementary and
supporting land uses that serve the neighborhood. These neighborhoods will form a transition
and a link between surrounding neighborhoods and the commercial core with a unifying
pattern of streets and blocks. Buildings, streets, bike and walking paths, open spaces and
parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density neighborhoods
(typically the L-M-N zone district) and a central commercial core (typically an N-C or C-C zone
district). The intent is for the component zone districts to form an integral, town-like pattern of
development, and not merely a series of individual development projects in separate zone
districts.
The City Structure Plan Map also indicates the approximate .07-acre parcel to be “Industrial.” According to the
Land Use Code:
The Industrial District is intended to provide a location for a variety of work processes and
work places such as manufacturing, warehousing and distributing, indoor and outdoor storage,
and a wide range of commercial and industrial operations. The Industrial District also
accommodates complementary and supporting uses such as convenience shopping, child
care centers and housing. While these Districts will be linked to the City's transportation
system for multiple modes of travel, some may emphasize efficient commercial trucking and
rail traffic as needed. Industrial and manufacturing processes used in this District may, by
necessity, be characteristically incompatible with residential uses.
The proposed rezoning is supported by and consistent with the City Structure Plan Map and the East Mulberry
Corridor Plan Map, both elements of City Plan.
Section 2.9.4(H)(2)(b) - Changed Conditions:
As part of the Applicant’s justification the following findings were identified:
In addition to being consistent with the City’s Comprehensive Plan, the proposed re-zoning is
also warranted by changed conditions within the neighborhood surrounding and including the
subject property. The following changes have occurred in the surrounding neighborhood that
supports the proposed change from I to M-M-N:
The airport is no longer in operation. Concerns raised by City staff in the 2003
consideration of a rezoning to M-M-N included concerns about locating residential areas
too close to the airport. With the closure of the airport, this concern is no longer an issue.
Woodward is building a new campus on the 101-acre Links-n-Greens site at the southwest
corner of the Lincoln and Lemay intersection. The City specifically added light industrial
and heavy industrial uses to the zoning for the site to accommodate Woodward’s new
office/manufacturing campus that is anticipated to retain and/or create between 1400 and
1700 primary jobs. The loss of 12.7 acres of I-zoned property is more than offset by the
increase in industrial uses and jobs realized by the Woodward project.
The Master Street Plan alignment of streets in the area will require several acres of the
subject property to be dedicated as right-of-way, leaving only very small and odd shaped
parcels of I-zoned land which would be very difficult to develop as industrial uses
generating employment. Street alignments proposed on the Master Street Plan reduce the
amount of existing M-M-N property. Lemay Avenue is proposed to swing to the east to go
around the east side of the San Cristo/Andersonville neighborhood when the future
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Vine/Lemay overpass is constructed. Lincoln Avenue as shown on the Master Street Plan
swings to the north connecting to the future International Boulevard. The design of the
Lincoln Avenue/International Boulevard intersection has not been determined; however, if
the ultimate design includes a swing to the north (as indicated in the MSP) or a round-
about, either solution would further reduce the M-M-N site. On the north side of the
property, the future Duff Drive aligning with Buckingham Street to the west will also affect
the M-M-N site, cutting off a corner of the M-M-N site and adding a tract of land south of
Duff Drive that is zoned I.
A portion of the original 18.32-acre M-M-N site (2 acres) has already been developed as
the Bank of Colorado.
The net acreage currently available in the M-M-N zone for development of a multi-family
project has been reduced to less than 14 acres by the future street alignments and
adjacent development.
Proposed pedestrian/streetscape improvements along Lincoln Avenue between the
Lincoln Avenue/Lemay Avenue intersection and Riverside Avenue support a residential
project at this location by providing convenient and safe access to Downtown utilizing
alternative modes of travel.
The Mulberry and Lemay Crossings shopping center to the south provides a variety of
goods and services including groceries. The commercial center functions like a
neighborhood center, making medium density residential a land use transition that is well
supported by City policies.
The Applicant has only recently been able to assemble adjacent properties in order to
create an adequate size parcel for multi-family development of the type that would be
supported by City Plan and the City’s Land Use Code.
The assemblage of the various parcels and integration of the MSP streets will now allow
for a mid-block land use change per City Plan Policy LIV 38.3.
The 0.070 acres of land to be rezoned from the Medium Density Mixed Use Neighborhood
District (M-M-N) to the Industrial District (I) is the result of the alignment of Duff Drive
(shown on the MSP) that cuts off a triangle of land that would be more appropriately zoned
I-Industrial to be consistent with I-Industrial zoned parcels adjacent to the street right-of-
way.
In review of the proposed rezoning, staff acknowledges conditions have changed in the area surrounding this
property and on-site. The Woodward Technology Campus is under construction to the west, adding a
significant employment base for the community. The demand for new housing in this area is high. Colorado
State University continues plans to expand student enrollment, resulting in a need for new student housing, on
and off campus. Consolidation of parcels under single ownership will provide additional opportunity to better
coordinate an expanded M-M-N development with adjacent land uses, consistent with City Plan. The Master
Street Plan identifies a curved Minor Arterial Street alignment connecting International Boulevard to East
Lincoln Avenue. An alternative intersection design is being considered which may include a roundabout
configuration. An opportunity also exists to better coordinate alignment and connections of other public streets
in the area.
Section 2.9.4(H)(3)(a) - Compatibility:
The parcel is at the intersection of two arterial streets including Lemay Avenue and Lincoln Avenue. To the
west is the existing Bank of Colorado and Industrial uses including Fort Collins Brewery. To the north are
vacant Industrial lands and the existing Andersonville/San Cristo and Via Lopez neighborhood. To the east
are existing Industrial businesses, and to the south are the Buffalo Run Apartments and Mulberry/Lemay
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Crossing Commercial Center. The combined 28.5 acres of M-M-N continues to be compatible with adjacent
uses. The proposed zoning also allows for an effective transition between the more intense land uses
associated with the arterial streets and the existing low density residential neighborhood to the north.
Section 2.9.4(H)(3)(b) - Impacts on Natural Environment:
The rezoning will not have an adverse impact on the natural environment. The sites proposed to be rezoned
have a few, small isolated pockets of wetlands and no significant wildlife habitats. Any new development that
includes natural areas determined to be valuable would need to be preserved or mitigated regardless of
whether of the property is zoned M-M-N or Industrial per Section 3.4.1.
Section 2.9.4(H)(3)(c) - Logical and Orderly Development Pattern:
It is entirely consistent with City Plan to have an M-M-N District next to an R-L District, General Commercial
District and Industrial District. M-M-N zoning allows for a mix of land uses that are complementary to
surrounding uses and supports transit. The rezoning to a slightly larger M-M-N area allows for improved
coordination of planned public streets and ability to establish a transition between higher intensity uses and
lower intensity uses.
Rezoning the parcels to from Industrial to M-M-N, including M-M-N to Industrial provides a logical and orderly
development pattern.
4. Neighborhood Information Meeting
Three neighborhood meetings were held on February 25, July 24, and December 10, 2014. A majority of
comments received by staff focused on traffic impacts. Comments relating to the proposed land use and
zoning amendments are summarized below (See Attachment 3).
Comment: If this is student housing, I think it is a slap in the face for those looking for affordable
housing in the community. I think that is what should go in there.
Question (Citizen): Have you considered other sites in town?
Response (Applicant): What we like about the site, in order to create a neighborhood and sense of
place we need an appropriate scale, requiring a larger tract of land, but also because it has the access
onto Lincoln Avenue, it has good traffic flow and proximity to Downtown.
Question (Citizen): We have Woodward Governor, and where will people that want to support
Woodward build because there’s no Industrial land left because it is rezoned?
Response (City): The applicants have their justification for why they think it makes sense. We have
our staff report that is going to the Planning & Zoning Board tomorrow night with staff’s justification and
rationale for the rezone. The P&Z will forward a recommendation to Council, who makes the ultimate
decision. Staff has looked at the overall inventory of Industrial land in the Growth Management Area,
that in losing 12 acres of Industrial land, we still have land for industrial development for the long-term.
Comment (Citizen): I share concerns with other folks about compatibility, especially with the potential
gentrifying of the neighborhoods. We’re talking about dropping in a very upscale development several
miles away from campus, surrounded by low to moderate income historic neighborhoods.
Response (City-Social Sustainability): I heard that you would like to see affordable housing. As a
City, we don’t build affordable housing, we partner with others to build it. We rely on our partners to
locate in appropriate places. City Plan asks for affordable housing to be spread throughout the entire
City. Our partners would have to have a complete a market study that shows this is where it is required
in the community. We also have land bank properties that had development impediments at one point
that were not valuable to the market and we hold on to them to develop them for affordable housing at
a future date. We wouldn’t be able to come to this lot without ownership or control to say we need
affordable housing. There are definitely issues throughout the community, including gentrification.
Social Sustainability and the City have recently hired consultants to look at housing affordability
policies and we’re looking at ways we can incentivize the right products in our community.
Comment (Citizen): I don’t know how much support the City has backing this development, but from
what I have painfully heard with the Lincoln Corridor Plan, the City was hell-bent on getting that built,
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so it didn’t matter what people from the neighborhood said. My concerns are: it’s only for students; we
need affordable housing for the working class people and I continue to have to fight on that note, and
we need affordable housing for people that are working minimum wage jobs. If you look across the
street to the apartment complex, it doesn’t fit. The cottages are lovely, it’s a beautiful development that
is solely geared for students, but I feel like it doesn’t fit with the neighborhood and will continue to
gentrify the neighborhood. Those are serious concerns I have.
Comment (Citizen): The cost of land has gone up. I see around campus private buyers having to
compete with the University for properties. CSU has bought so much property and they are already
marching south, and eventually they will march east, so these folks have to go where they need to be.
I agree this is an inappropriate area for this type of project. We know the impact of The Summit with
Capstone on College. It’s a royal mess. They’re now trying to recover with the parking garage. There
is a better job here planning than the other one. We’re not being NIMBY here; there are genuine,
legitimate concerns for the project in this area.
Comment (Citizen): I also had concerns about compatibility. With a birds-eye view, you could see the
perspective this affluent neighborhood is to the low-income neighborhood it surrounds.
Question (Citizen): How does student housing affect property values for nearby neighborhoods?
Response (Applicant): I do not know the effect of property values. I would encourage you to ask real
estate professionals. My own experience is that something brad new and new development in an area
can raise property values.
FINANCIAL / ECONOMIC IMPACTS
Staff finds no direct financial or economic impacts resulting from the requested plan amendment and rezoning.
The plan amendment and rezoning would further implement the East Mulberry Corridor Plan and City Plan,
which both reflect community consideration of economic issues as part of balanced comprehensive planning.
ENVIRONMENTAL IMPACTS
The physical environment will not be directly impacted by the requested plan amendment and rezoning. The
Rezoning will enable ensuing submittal of development applications, and development plans are required to
comply with Land Use Code standards for development, including Environmental and Natural Area Protection
standards to address potential environmental impacts.
PUBLIC OUTREACH
While a neighborhood meeting is not required for this plan amendment and rezoning per Land Use Code
Section 2.9.4 (B), the Director determined a neighborhood meeting is warranted. Three neighborhood
meetings have been held to date for this item and Project Development Plan. While most of the comments
received by staff focused on traffic impacts, comments relating to land use and zoning are highlighted above.
A summary of each neighborhood meeting is included (Attachment 3).
ATTACHMENTS
1. Vicinity Map (PDF)
2. Planning and Zoning Board minutes, December 11, 2014 (draft) (PDF)
3. Neighborhood meeting summary, February 25, 2014 (PDF)
4. Justifications - Rezoning and Plan Amendments (PDF)
5. Powerpoint presentation (PDF)
- 1 -
ORDINANCE NO. 007, 2015
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 CAPSTONE COTTAGES 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 City Council has considered the
rezoning of the property that is the subject of this ordinance, and has determined that said
property should be rezoned as hereafter provided; and
WHEREAS, by Resolution 2015-004 and Resolution 2015-005, the City Council has
heretofore made corresponding amendments to the City’s Structure Plan Map and the East
Mulberry Corridor Plan Map; and
WHEREAS, the City 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 City Council has also analyzed the proposed
rezoning against the considerations as established in Section 2.9.4(H)(3) of the Land Use Code.
NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS:
Section 1. That the Zoning Map adopted by Division 1.3 of the Land Use Code is
hereby amended by changing the zoning classification from Industrial (“I”) Zone District, to
Medium Density Mixed-Use Neighborhood (“M-M-N”) Zone District and Medium Density
Mixed-Use Neighborhood (“M-M-N”) Zone District to Industrial (“I”) Zone District, for the
following described properties in the City known as the Capstone Cottages Rezoning:
Property to be Rezoned to the Medium Density Mixed-Use Neighborhood Zone District:
TRACTS OF LAND BEING A PORTION OF THE WEST HALF OF SECTION 7,
TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., CITY OF FORT COLLINS,
COUNTY OF LARIMER, STATE OF COLORADO BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
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CONSIDERING THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, T7N,
R68W AS BEARING NORTH 00° 33' 51" EAST AND WITH ALL BEARINGS CONTAINED
HEREIN RELATIVE THERETO:
PARCEL 1:
COMMENCING AT THE WEST QUARTER CORNER OF SECTION 7; THENCE ALONG
THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, NORTH 00° 33' 51”
EAST, 993.60 FEET; THENCE, SOUTH 89° 26' 09” EAST, 30.00 FEET TO THE EAST
RIGHT-OF-WAY LINE OF LEMAY AVENUE; THENCE, SOUTH 89° 26' 09” EAST, 206.89
FEET TO THE POINT OF BEGINNING; THENCE NORTH 37° 27' 48” EAST, 230.87 FEET;
THENCE, SOUTH 60° 52' 44” EAST, 386.22 FEET; THENCE, NORTH 89° 26' 09” WEST,
477.85 FEET TO THE POINT OF BEGINNING, CONTAINING 44,112 SQUARE FEET OR
1.013 ACRES MORE OR LESS.
PARCEL 2:
COMMENCING AT THE WEST QUARTER CORNER OF SECTION 7; THENCE ALONG
THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, NORTH 00° 33' 51”
EAST, 993.60 FEET; THENCE SOUTH 89° 26' 09” EAST, 820.98 FEET; THENCE, SOUTH
00° 33' 51” WEST, 57.82 FEET TO THE POINT OF BEGINNING; THENCE, SOUTH 60° 52'
44” EAST, 589.12 FEET; THENCE, SOUTH 32° 39' 26” WEST, 30.06 FEET; THENCE,
SOUTH 60° 52' 44” EAST, 100.57 FEET; THENCE, SOUTH 29° 07' 16” WEST, 300.00 FEET;
THENCE, SOUTH 60° 52' 44” EAST, 206.10 FEET; THENCE, SOUTH 29° 07' 16” WEST,
560.00 FEET TO THE CENTERLINE OF LINCOLN AVENUE, THENCE ALONG SAID
CENTERLINE THE FOLLOWING 2 COURSES AND DISTANCES: NORTH 60° 52' 44”
WEST, 299.35 FEET; THENCE ALONG A CURVE CONCAVE TO THE SOUTHWEST
HAVING A CENTRAL ANGLE OF 05° 20' 02” WITH A RADIUS OF 1156.00 FEET, AN
ARC LENGTH OF 107.62 FEET AND THE CHORD OF WHICH BEARS NORTH 63° 32' 35”
WEST, 107.58 FEET; THENCE DEPARTING SAID CENTERLINE, NORTH 00° 33' 51”
EAST, 1018.98 FEET TO THE POINT OF BEGINNING.
SAID PARCEL CONTAINS 509,229 SQUARE FEET OR 11.690 ACRES MORE OR LESS.
Property to be Rezoned to the Industrial Zone District:
A TRACT OF LAND BEING A PORTION OF THE WEST HALF OF SECTION 7,
TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., CITY OF FORT COLLINS,
COUNTY OF LARIMER, STATE OF COLORADO BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
CONSIDERING THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, T7N,
R68W AS BEARING NORTH 00° 33' 51" EAST AND WITH ALL BEARINGS CONTAINED
HEREIN RELATIVE THERETO:
PARCEL 3:
COMMENCING AT THE WEST QUARTER CORNER OF SECTION 7; THENCE ALONG
THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, NORTH 00° 33' 51”
EAST, 993.60 FEET; THENCE SOUTH 89° 26' 09” EAST, 820.98 FEET TO THE POINT OF
- 3 -
BEGINNING; THENCE, SOUTH 00° 33' 51” WEST, 57.82 FEET; THENCE, NORTH 60° 52'
44” WEST, 120.95 FEET; THENCE, SOUTH 89° 26' 09” EAST, 106.23 FEET TO THE POINT
OF BEGINNING.
SAID PARCEL CONTAINS 3,071 SQUARE FEET OR 0.070 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 to be rezoned into the Industrial Zone District is not included in the
Residential Neighborhood Sign District and the property to be rezoned into the Medium Density
Mixed-Use Neighborhood Zone District is 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 6th day of
January, A.D. 2015, and to be presented for final passage on the 20th day of January, A.D. 2015.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 20th day of January, A.D. 2015.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk