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COUNCIL - AGENDA ITEM - 01/06/2015 - ITEMS RELATING TO THE CAPSTONE COTTAGES PLAN AMEND
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 Agenda Item 11 Item # 11 Page 2 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. Agenda Item 11 Item # 11 Page 3 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 Agenda Item 11 Item # 11 Page 4 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: Agenda Item 11 Item # 11 Page 5 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 Agenda Item 11 Item # 11 Page 6 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 Agenda Item 11 Item # 11 Page 7 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, Agenda Item 11 Item # 11 Page 8 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) Site Project Development Boundary Proposed Plan Amendment & Rezoning Areas Capstone Cottages E Lincoln Ave E Vine Dr 9th St N Lemay Ave Webster Ave Duff Dr N Link Ln Buckingham St E Magnolia St E Olive Ct Romero St San Cristo St Lopez Ct ATTACHMENT 1 Planning and Zoning Board Hearing Minutes December 11, 2014 6:00 p.m. Council Liaison: Mayor Weitkunat Staff Liaison: Laurie Kadrich Chair: Jennifer Carpenter Phone: (H) 231-1407 Chair Carpenter called the meeting to order at 6:00 p.m. Roll Call: Kirkpatrick, Hansen, Hart, and Schneider Absent: Carpenter, Hobbs Staff Present: Kadrich, Eckman, Burnett, Wilkinson, Wray, Mounce, and Cosmas Agenda Review Chair Carpenter provided background on the board’s role and what the audience could expect as to the order of business. She described the following processes: While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Director Kadrich reviewed the items on both the Consent and Discussion agendas and also explained the consent/discussion procedure to the audience. Public Input on Items Not on the Agenda: None. Consent Agenda: 1. Minutes from November 13, 2014, P&Z Hearing ATTACHMENT 2 Planning & Zoning Board December 11, 2014 Page 2 Public Input: None. Member Hart made a motion that the Planning and Zoning Board approve the December 11, 2014, Consent agenda as presented, which includes the minutes from the November 13, 2014, Planning and Zoning Board hearing. Member Heinz seconded. Vote: 6:0. Discussion Agenda: 2. Capstone Cottages Plan Amendment and Rezone, REZ #140002 Project: Capstone Cottages Plan Amendment and Rezone, REZ #140002 Project Description: This is a request that the East Mulberry Corridor Plan and City Structure Plan Maps be amended 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. The Applicant’s proposal also involves a request to rezone 12.7 acres of land from the Industrial District (I) to the Medium Density Mixed Use Neighborhood District (M-M-N) and 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 single-family residential project; the Project Development Plan for the proposed single-family project is submitted concurrently. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence Staff and Applicant Presentations Member Hansen recused himself at 6:04pm due to a conflict of interest with this project. Senior Planner Wray made a brief presentation of this project, including each of the items requiring a separate vote: Part I: a request for a plan amendment to change the land use designation of 12.7 acres from Industrial to Medium Density Mixed-Use Neighborhood for the East Mulberry Corridor Plan; Part II: this same change for the City Structure Plan Map; and Part III: a request to rezone approximately 12.7 acres from Industrial to Medium Density Mixed-Use Neighborhood and to rezone 7/100 of an acre from Medium Density Mixed-Use Neighborhood to Industrial. He also informed the Board that the Project Development Plan (PDP) has been submitted concurrently with this project and is currently under review. A summary of the discussion from a neighborhood Planning & Zoning Board December 11, 2014 Page 3 meeting from the previous evening (12/10/14) has also been included in tonight’s packet, which was the third meeting for both of these projects. Linda Ripley, with Ripley Design, Inc., is representing Capstone Collegiate Communities, the Applicant for the rezoning. She continued with a more in-depth presentation, including a PowerPoint presentation. She detailed the nearby amenities and detailed the reasons behind the rezoning, including the plan to revitalize the area. She stated that this rezoning fits well into the City’s Master Street Plan. She discussed the advantages of these changes and how the site is appropriate for industrial development, including the criteria for project approval: consistency with comprehensive plan and is warranted by change conditions (airport no longer in operation, Woodward Governor’s new campus, bank development, and pedestrian and bike improvements). She stated that the applicant was only recently able to assemble these adjacent parcels. They are also pursuing a project development plan, but this plan will not be included in tonight’s discussion. Deputy City Attorney Eckman clarified the objectives for tonight: he suggested that several motions be made, specifically focusing on changing any City plans first. Public Input John Lee, 500 9th Street, stated this is plan has a direct impact on his neighborhood. He doesn’t feel that he can expand his own business, based on the proposed plan. Because this project is student housing, the number of cars, along with the trains, will become very difficult to navigate. He doesn’t feel that the current infrastructure will support these changes. Lisa Lee, 500 9th Street, is opposed to this project because the location can’t support more cars. She says that the area is already unsafe, and adding 800 more cars would be unsafe and unsupportable. Justin Wagner, 601 10th Street, stated that he feels that the infrastructure should be built first. He cited the number of car wrecks and train issues as examples of the congestion. He believes that students won’t want to live this far to the east of CSU, and he thinks having student shuttles may not help this situation and they will continue driving their own cars. Jerry Gavaldon, 1252 Solstice Lane, has family who grew up in this area. He made some general comments regarding the appropriate zoning for this area, given the issues brought up by citizens and the constraints dictated by the Land Use Code. Staff/Applicant Response to Citizen Concerns Ms. Ripley stated that she did not have a rebuttal to the citizen comments. Senior Planner Wray noted that the citizen concerns were mostly related to traffic and street plan. Martina Wilkinson, Traffic Operations, stated that, in terms of the rezoning proposed, residents would experience an approximate increase in daily trips of about 20%. Board Questions and Staff Response Member Hart asked if the traffic generation is based upon standard numbers of trips for these zoning types. Matt Delich, Traffic Engineer for Delich Associates, stated that the light industrial land use standard was used (a City of Fort Collins city source). Vice Chair Kirkpatrick asked about the plans to build-out that area and what infrastructure improvements are planned. Ms. Wilkinson stated that they Planning & Zoning Board December 11, 2014 Page 4 want to improve the Lincoln Corridor, to connect the international boulevard, and ensuring connectivity to Lemay to the north to reduce congestion. The City will be putting in a pedestrian signal to assist citizens in crossing Lemay, which will be included in project development plan. Vice Chair Kirkpatrick asked about paying for infrastructure improvements. Senior Planner Wray responded that the City plans for future development by ensuring adequate public infrastructure is in place concurrent with new development, and funding will come from private development of their fair share and capital project funds. Director Kadrich added that there may be existing conditions that were present and needed infrastructure changes or upgrades prior to any new development coming in. Developers would pay their proportionate share of those costs, but they would not be required to pay for existing conditions. Member Schneider asked if there is any possibility that the airport would ever be revitalized. Senior Planner Wray responded that the property has gone into foreclosure and is now is owned by a bank and has been rezoned to Employment; however, the airport itself is no longer in existence. Member Hart asked if traffic is already at capacity. Ms. Wilkinson stated that Traffic Operations is watching traffic levels at this intersection and are requiring the Applicant to analyze to meet the required level of service standards. It is currently running at Level E, which is near to capacity, especially with the inclusion of a train or crash. Senior Planner Wray also stated that the Right of Way for the southern realignment has been dedicated. Mr. Delich also added that, during peak hours at the intersection of Vine and Lemay, the difference between the current and future zoning is less than 5 vehicles per hour. Senior Planner Wray added that there are a little less than 900 available acres for vacant Industrial use around the City and approximately 250 redevelopment industrial acres within the East Mulberry Corridor area. While we are losing approximately 12 acres of industrial land, there is sufficient inventory of industrial land to accommodate future needs. Board Deliberation Member Hart stated that he is convinced that this development will not increase the impact of traffic and may actually improve the existing traffic conditions. He stated that the next stage of development will address the traffic issues, and he feels that the students will utilize the free transport system. Member Schneider asked whether 9th street/Lemay going to dead-end at the railroad tracks. Senior Planner Wray stated that, in reference to the Master Street Plan, there are some opportunities coming up that will answer that question. There was some discussion as to the future placement of Lemay and Vine. Member Heinz stated that she doesn’t see an issue with adding the additional 12 acres to this zoning. Member Schneider asked whether there had been any communication with Woodward regarding this project. Senior Planner Wray responded that he has not heard any specific comments from them on this topic. Member Schneider stated that he has reservations of the zoning impacts of traffic on the neighborhood but will support it. Vice Chair Kirkpatrick will also support the rezoning with respect to the Master Street Plan and connectivity. She encouraged citizens to continue their involvement with the project development plan. Overall, she believes this rezoning is in compliance with the Comprehensive Plan. Member Hart hopes that any plan takes into consideration the impact on infrastructure. Eckman counselled on how the motions should be made in order to ensure clear intent. Member Hart made a motion that, based upon the findings of facts and conclusions in the Staff Report on pages 8 and 9 A-C, the Planning and Zoning Board recommend to the City Council Planning & Zoning Board December 11, 2014 Page 5 approval of the amendment to the City Structure 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. Member Heinz seconded the motion. Vote: 4:0. Member Hart made a motion that, based upon the findings of facts and conclusions in the Staff Report on page 8 and 9 A-C, the Planning and Zoning Board recommend to the City Council approval of the amendment to 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. Member Heinz seconded the motion. Vote: 4:0. Member Hart made a motion that, based upon the findings of facts and conclusions in the Staff Report on pages 8 and 9 D-I, the Planning and Zoning Board recommend to the City Council approval of the amendment to the Zoning Map to change the land use classification of approximately 12.7 acres of land northeast of the Lincoln Avenue/Lemay Avenue intersection from Industrial to Medium Density Mixed-Use Neighborhood and also include a change to the land use classification of approximately 0.07 acres of land from Medium Density Mixed-Use Neighborhood to Industrial and in accordance with the City’s Comprehensive Plan and the Capstone Cottages Rezoning REZ #140002. Member Heinz seconded the motion. Vote: 4:0. Other Business None noted. The meeting was adjourned at 7:10pm. Laurie Kadrich, CDNS Director Jennifer Carpenter, Chair ATTACHMENT 3 land planning landscape architecture urban design entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com December 1, 2014 Capstone Cottages Requests for Structure Plan Map Amendment and Rezoning The Applicant, Capstone Collegiate Communities, requests that the City Structure Plan Map be amended to change the designation of approximately 12.7 acres of land northwest of the Lincoln Avenue/Lemay Avenue intersection from Industrial to Medium Density Mixed Use Neighborhood. The proposed amendment is limited to a single element of City Plan and therefore constitutes a Minor Amendment. The request is based on the Applicant’s proposal to develop a multi-family residential project; the PDP for the proposed multi-family project is submitted concurrently. The Applicant’s proposal also involves a request to rezone 12.7 acres of land from the Industrial District (I) to the Medium Density Mixed Use Neighborhood District (M-M-N) and 0.070 acres of land from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (I), both to be processed concurrently with the City Structure Plan Map amendment. Reason for Requests 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 student-oriented housing development, transitional land use and neighborhood compatibility. Background In 2003 the City staff proposed to re-zone three parcels at the northeast corner of Lincoln and Lemay from I to the Employment District (E) to bring the City’s Structure Plan map and Zoning Map into conformance with the East Mulberry Corridor Plan that was adopted in 2002. The East Mulberry Corridor Plan designated the area for Employment uses in order to create a transition between the existing I- zoned land north and east of the parcels and new development to the west. The owner of approximately 15.79 acres included in the staff’s request and at the northeast corner thereof requested that its property be zoned M-M-N rather than Employment (E). City staff indicated that both the M-M-N and the E zones would create an appropriate land use transition, but that E had been chosen over M-M-N because of the area’s proximity to the airport. Ultimately the Planning and Zoning Board agreed with the property owner and voted 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 thereafter approved the rezoning to M-M-N. The airport has since discontinued operations. ATTACHMENT 4 Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 2 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com The City Structure Plan and the East Mulberry Corridor Plan were subsequently amended to designate the property northeast of the intersection of Lincoln and Lemay Avenues as Medium Density Mixed Use and Medium Density Residential, respectively. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 3 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com Request for: Minor Amendment of the City’s Structure Plan Map The process and criteria that is used by City Council to evaluate a Structure Plan Map Amendment is as follows: Amendment requests based on proposed development projects that involve re-zonings may also be processed concurrently with re-zoning applications. Amendments initiated by City Council, City staff, boards and commissions, and annexations and initial zoning, may be processed at any time. Requests shall be submitted to the City’s Advance 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. A plan amendment will be approved if the City Council makes specific findings that: x The existing City Plan and/or any related element thereof is in need of the proposed amendment, In 2002 when the Structure Plan was amended to allow the property on the corner to be zoned MMN, it was recognized that the area around the Lincoln/Lemay Intersection was undergoing change and becoming more urbanized. The Mulberry and Lemay Crossings shopping center was in operation and a new multi-family development (Buffalo Run Apartments) was developed adjacent to it on the north side. The Structure Plan Amendment and associated re-zoning was done to create a land use transition between existing industrial development and new urban development anticipated to the west. The revitalization of the area has continued with Woodward moving its campus to the 101-acre Links-n- Greens site south west of the intersection, new businesses locating along Lincoln Avenue and the proposed Lincoln Avenue streetscape improvements. The logic of creating a transitional land use remains the same as it was in 2002; however, the reality is that the existing M-M-N site of less than 14 net acres is too small to accommodate the development of a student-oriented housing project that successfully achieves the objectives of City Plan. The Applicant’s PDP application for Capstone Cottages, submitted concurrently, proposes cottage-style student-oriented housing. This means small-scale, single-family and attached single-family units that are rented to 3-5 unrelated people. In addition to the cottages, the project will also feature three-story, 4- bedroom townhome units located to the interior of the site. The project will be marketed to students but may also include tenants who are not attending college. The housing project will provide needed rental units for the growing student population in Fort Collins within a managed setting with recreational opportunities on-site. The low-profile design of the project allows it to easily blend with nearby single family housing and is a good design fit for the neighborhood. The Structure Plan Map needs to be amended in order to re-designate approximately 12.7 acres of land located adjacent to the existing M-M-N parcel. The resulting larger M-M-N site will be able to accommodate the proposed student housing project and create an appropriate mid-block land use transition between industrial development and single-family neighborhoods. A larger site is necessary in order to create a project that is sensitive to neighborhood compatibility by providing small scale buildings, lower building heights, on-site management, on-site recreation, open space, water quality treatment and detention areas. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 4 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com x 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. 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 student housing, transitional land use and neighborhood compatibility. (See Planning Objectives - Attachment A). 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 moving its 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 Links-n-Greens site. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 5 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com Capstone Cottages Request for Re-zoning In conjunction with the Applicant’s request for an Amendment to the City’s Structure Plan Map, the applicant is also requesting a rezoning of 12.7 acres from Industrial-I to Medium Density Mixed-Use Neighborhood District (M-M-N) and rezoning of 0.070 acres of future road right-of-way from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (I). Criteria The City’s Land Use Code outlines the process and the criteria that the decision-makers shall use in approving or denying re-zoning requests. Criteria are listed below in italic with a narrative following. (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 The proposed rezoning of 12.7 acres will create a larger M-M-N zoned site (22.9 net acres) that will be able to accommodate the development of a student housing project that is financially feasible, and consistent with City Plan policies regarding medium density residential development, transitional land use and neighborhood compatibility. The proposed cottage-style student-oriented housing project, for example, is consistent with and supported by many City Plan Principles and Policies (see Planning Objectives - Attachment A). The rezoning of the small piece of road right-of-way to I, consistent with the zoning of the adjacent property, is consistent with City policies regarding logical and orderly development and its practices regarding the zoning of rights-of-way. (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. 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 support the proposed change from I to M-M-N. x 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. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 6 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com x 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. x 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 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. x A portion of the original 18.32-acre M-M-N site (2 acres) has already been developed as the Bank of Colorado. x The net acreage currently available in the M-M-N zone for development of a medium density residential project has been reduced to less than 14 acres by the future street alignments and adjacent development. x 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. x 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. x The Applicant has only recently been able to assemble adjacent properties in order to create an adequate size parcel for a student housing project that would be supported by City Plan and the City’s Land Use Code. x 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. (3) Additional Considerations for Quasi-Judicial Zonings or 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: (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; The proposed rezoning from I to M-M-N will enlarge the existing M-M-N zoned site so that it can be successfully developed and provide a transitional land use between existing industrial development and single-family neighborhoods located to the northwest. At the same time, it provides a transition from the Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 7 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com community commercial development to the south and the neighborhoods to the northwest. City Plan’s Principle LIV 29 regarding M-M-N neighborhoods establishes that the zone district should be used as a transition and link between lower density neighborhoods and commercial or employment districts. In this case the M-M-N zoning does both. The proposed rezoning will further allow for a mix of housing types in the neighborhood and also allows for a transition of residential density from the higher density Buffalo Run Apartments to a project with smaller buildings, single-family and two-family dwellings, closer to lower density neighborhoods located to the northwest. Compatibility with the lower density neighborhoods to the northwest is achieved by the placement of smaller-scale, single-family like units on the perimeter of the property and by using architectural styles and design features that mimic single family neighborhoods. The proposed rezoning of the road right-of-way from M-M-N to I will result in its zoning being the same as the zoning of the adjacent parcels and is therefore appropriate. (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 the natural functioning of the environment; The proposed rezoning from I to M-M-N would not have adverse impacts on the natural environment. The sites proposed to be rezoned have a few, small isolated pockets of wetlands and no significant wildlife habitats. Per the City’s Land Use Code any natural areas on the site determined to be valuable would need to be preserved or mitigated regardless of whether the property is zoned M-M-N or I. Likewise the rezoning will not result in significant adverse impacts on any other components of the natural environment including the air, noise, and/or stormwater management; any potential impacts will be addressed in accordance with the Land Use Code which applies to both zoning districts. In addition, approval of the rezoning and development of the project as proposed would include the planting of over 800 new trees and other plant material on the now vacant site that would provide habitat for insects and song birds as well as other urban adaptive species making the site more ecologically diverse than it is today. Finally, storm water management would meet the City’s Low Impact Development (LID) standards and improve the quality of storm water run-off. The rezoning of the road right-of-way from M-M-N to I will not result in any adverse impacts to the natural environment. (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The rezoning from I to M-M-N would allow the development of a medium density residential project at an appropriate location. City policies promote the development of medium density residential communities where the residents will have easy access to employment opportunities, shopping and recreational opportunities. The site that is proposed to be re-zoned from I to M-M-N is located near employment opportunities. Woodward is developing their office/manufacturing campus at the southwest corner of the intersection of Lincoln and Lemay Avenues. The Mulberry and Lemay Crossings commercial center located less than a quarter of a mile to the south provides needed goods and services as well as employment opportunities. The site is located approximately one half mile from Buckingham Park and less than a mile from the Poudre River bike trail, which provides access to other parks and natural areas. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 8 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com M-M-N zoning at this key site provides an orderly land use transition both from the east and from the south. The M-M-N zoning creates a buffer between existing industrial uses and the single family neighborhoods located to the north (San Cristo/Andersonville and Alta Vista). The proposed re-zoning will allow the land use transition from industrial to residential to be made at a mid-block location (east of International Boulevard) which is supported by City Policy LIV 38.3 –Land Use Transitions. A logical and orderly transition would also be created from south to north. The Wal-Mart commercial center is adjacent to a relatively high density multi-family project, Buffalo Run Apartments at 16.78 dwelling units per acre. The area proposed to be rezoned is located between Buffalo Run and single family neighborhoods to the north (San Cristo/Andersonville and Alta Vista). The proposed project associated with the re-zoning request, Capstone Cottages, at 7.5 dwelling units to the acre, would provide a transition in residential density from Buffalo Run to single family areas located to the north. The rezoning of the future road right-of-way from M-M-N to I is logical and consistent with City practices to have consistency with the zoning of the adjacent parcels. 1 City Council Hearing January 6, 2015 Capstone Cottages – Plan Amendment/Rezoning ATTACHMENT 5 2 Project Description: • Request for Plan Amendment to change land use designation of 12.7 acres from Industrial to Medium Density Mixed-Use Neighborhoods (M-M-N) - East Mulberry Corridor Plan Map - City Structure Plan Map • Request to Rezone 12.7 acres from Industrial to M-M-N • Request to Rezone 0.070 acres from M-M-N to Industrial Capstone Cottages – Plan Amendment/Rezoning 3 Capstone Cottages – Plan Amendment/Rezoning Capstone Cottages Site Lemay Ave 4 Capstone Cottages – Plan Amendment/Rezoning Context Map 5 City Plan Minor Amendment Criteria: § 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. Capstone Cottages – Plan Amendment/Rezoning 6 The existing City Plan and/or any related element thereof is in need of the proposed amendment. • Plan Amendments are needed in order to re-designate land from Industrial to M-M-N located adjacent to 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 M-M-N development. • The larger site will provide expanded transitional land use and buffers, neighborhood compatibility, and coordination of public street alignments under single ownership. 7 Vacant M-M-N Land 8 Vacant Medium Density Mixed-Use Neighborhoods M-M-N Parcels Parcel Size (acres) # of Parcels Size (all parcels) 0 – 10 18 62.92 10 – 20 7 104.23 20+ 4 134.15 Total: 29 301.3 Existing Student Housing Project Sizes: The Grove – 27.48 acres Aspen Heights – 31.01 acres 9 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. City Plan – Medium Density Mixed Use Neighborhoods (M-M-N) Purpose: • M-M-N are intended to function together with centrally located commercial center, …providing gradual transition in development intensity and use to the surrounding lower density neighborhoods. • M-M-N will be unified with surrounding neighborhoods through a connected pattern of street and blocks. 10 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. • The location and proposed increase in size of the M-M-N designation is adjacent to 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, commercial, employment and industrial uses. • The proposed amendment will enable better coordination of planned alignment and connections of public streets in the area. 11 Capstone Cottages – Plan Amendment/Rezoning East Mulberry Corridor Plan – Existing Map 12 Capstone Cottages – Plan Amendment/Rezoning East Mulberry Corridor Plan – Proposed Map 13 Capstone Cottages – Plan Amendment/Rezoning City Structure Plan – Existing Map 14 Capstone Cottages – Plan Amendment/Rezoning City Structure Plan - Proposed Map 15 Land Use Inventory Map 865 Acres – Vacant Industrial Land Inventory (shown in light pink) 16 Land Use Code Division 2.9 – Amendment to the Zoning Map: Division 2.9 (H) (2) – Mandatory Requirements for Quasi- judicial Zonings or Rezonings: (a) consistent with the City's Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. Capstone Cottages – Plan Amendment/Rezoning 17 Division 2.9 (H) (2) (a) - Consistent with City Plan; The Rezoning will be consistent with the City Structure Plan and the East Mulberry Corridor Plan Maps if approved for the following changes: • The existing 15.8-acre parcel and proposed amendment for the 12.7-acre parcel to be M-M-N • The existing .07-acre parcel to be Industrial Capstone Cottages – Plan Amendment/Rezoning 18 Division 2.9 (H) (2) (b) – Changed Conditions: • Woodward Technology Campus under construction • Mulberry/Lemay Crossing center functions similar to a Neighborhood Commercial Center • Expanded M-M-N designation supporting a Commercial Center can only occur north of Mulberry/Lemay Crossing • Coordination of the Master Street Plan may lead to a shift of arterial street alignment and intersection location • Consolidation of existing Industrial parcels will allow for better coordination of new street connections Capstone Cottages – Plan Amendment/Rezoning 19 Division 2.9.4 (H)(3) (a) – Compatibility: • Site located at intersection of two arterial streets • Adjacent to existing Mulberry/Lemay Crossing Center • Surrounded by vacant and existing Industrial lands • Close proximity to the existing Andersonville/San Cristo and Via Lopez neighborhood • Combined 28.5-acres of M-M-N land acts as land use transition Capstone Cottages – Plan Amendment/Rezoning 20 Division 2.9.4 (H)(3) (b) – Impacts on Natural Environment: • Rezoning will not have an adverse impact on the natural environment • A few small pockets of wetlands exist • No significant wildlife habitat • If any natural areas are determined to be valuable – need to be preserved or mitigated per Land Use Code Section 3.4.1. Capstone Cottages – Plan Amendment/Rezoning 21 Division 2.9.4 (H)(3) (c) – Logical and Orderly Development Pattern: • Consistent with City Plan for M-M-N next to Low Density Neighborhood, Commercial Center, and Industrial • M-M-N allows for a mix of land uses that are complementary to surrounding uses and support transit • Expanded M-M-N allows for greater ability to establish transition between higher intensity uses and lower intensity uses • Expanded M-M-N provides more opportunity to coordinate future public streets Capstone Cottages – Plan Amendment/Rezoning 22 Capstone Cottages – Plan Amendment/Rezoning Zoning – Existing Map 23 Capstone Cottages – Plan Amendment/Rezoning Zoning – Proposed Map 24 City Council Hearing January 6, 2015 Capstone Cottages – Plan Amendment/Rezoning - 1 - RESOLUTION 2015-004 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE CITY’S STRUCTURE PLAN MAP WHEREAS, the City has received an application to rezone certain property located northeast of the Lincoln Avenue/Lemay Avenue intersection; and WHEREAS, the applicant for the Capstone Cottages Rezoning has requested an amendment to the City’s Structure Plan Map so as to enable the rezoning of certain property located northeast of the Lincoln Avenue/Lemay Avenue intersection from the Industrial (“I”) Zone District to the Medium Density Mixed-Use Neighborhood (“M-M-N”) Zone District and to rezone certain property from the Medium Density Mixed-Use Neighborhood (“M-M-N”) Zone District to the Industrial (“I”) Zone District; and WHEREAS, the City Council has received a favorable recommendation of the Planning and Zoning Board with regard the proposed amendment to the City’s Structure Plan Map upon the basis that the existing map is in need of the proposed amendment and 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; and WHEREAS, the City Council has determined that the proposed amendment of the City’s Structure Plan Map is in the best interests of the citizens of the City. 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 City’s existing Structure Plan Map is in need of the amendment requested by the applicant for the Capstone Cottages 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. - 2 - Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 6th day of January, A.D. 2015. _________________________________ Mayor ATTEST: _____________________________ City Clerk Weld County Larimer County TLeakrrey Cobb Lake RTeimsenravtohir Fossil ReseCrvroeierk Trilby H o r s e t o o t h R e s e r v o i r Cache La Poudre River Shields Taft Hill College Overland Trail Mulberry Prospect Drake Horsetooth Timberline Harmony Vine ¦¨§25 Lemay ¤£ 287 ¤£287 Willox Mountain Vista Ziegler Douglas CR 52 Carpenter Country Club SH 392 LindLeankmeeier Pond Long Reservoir Windsor SH 1 CR 56 SH 14 CR 5 CR 38E ¦¨§25 CR 54G CR 58 CR 30 CR 3 WCR 1 CR 23 Cache La Poudre River Loveland Windsor Timnath HMoorsuenttoaointh Park SLtoartye Park Foothills CSU Campus GMA Expansion Area La Porte Wellington - 1 - RESOLUTION 2015-005 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE EAST MULBERRY CORRIDOR PLAN MAP WHEREAS, the City has received an application to rezone certain property located northeast of the Lincoln Avenue/Lemay Avenue intersection; and WHEREAS, the applicant for the Capstone Cottages Rezoning has requested an amendment to the East Mulberry Corridor Plan Map so as to enable the rezoning of certain property located northeast of the Lincoln Avenue/Lemay Avenue intersection from the Industrial (“I”) Zone District to the Medium Density Mixed-Use Neighborhood (“M-M-N”) Zone District and to rezone certain property from the Medium Density Mixed-Use Neighborhood (“M-M-N”) Zone District to the Industrial (“I”) Zone District; and WHEREAS, the City Council has received a favorable recommendation of the Planning and Zoning Board with regard the proposed amendment to the East Mulberry Corridor Plan Map upon the basis that the existing map is in need of the proposed amendment and 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; and WHEREAS, the City Council has determined that the proposed amendment of the East Mulberry Corridor Plan Map is in the best interests of the citizens of the City. 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 East Mulberry Corridor Plan Map is in need of the amendment requested by the applicant for the Capstone Cottages 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 East Mulberry Corridor Plan Map is hereby amended so as to appear as shown on Exhibit “A” attached hereto and incorporated herein by this reference. - 2 - Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 6th day of January, A.D. 2015. _________________________________ Mayor ATTEST: _____________________________ City Clerk AI (il ( gj ( gj ú ú ú ú ú ú ú ú S Ti m berline R d 9th St E M o untain Ave E Mul b erry St E Vine Dr E County Road 48 E Lincoln Ave N Timberline Rd E Prospect R d S Sum m it View Dr Rive r side A v e S Lemay Ave N L emay A ve !"`$ ÕZYXW Grade Separated Intersection Bridge Type úBike úStreet Study Area Boundary Commercial Use (See Floodplain Reg's.) Major Street Names Product Corridor (City Regulated) Proposed (ilPark Neighborhood Park ( gj Mini Park Freeway 6-Lane Arterial 4-Lane Arterial - 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: - 2 - 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 2-Lane Arterial 2-Lane Collector AI Park & Ride Channels Existing Trail Proposed Trails Railroads Land Use Commercial Neighborhood Commercial Industrial Low Density Residential Medium Density Residential Urban Estate Natural Buffer Office / Employment Park/Cemetery 0 500 1,000 1,500 2,000 Feet Scale 1:18,000 © East Mulberry Corridor Plan FRAMEWORK Amended: Adopted: January July 16, 6, 2003 PLAN 2015 EXHIBIT A Bellvue Fort Loveland Collins - Separator Fort Wellington Collins - Separator StCadSiUum Carpenter CSU FRCC City Structure Plan Boundaries Fort Collins GMA Potential GMA Expansion Other City GMA Planning Area Adjacent Planning Areas City Limits Districts Downtown District Community Commercial District General Commercial District Neighborhood Commercial District Campus District Employment District Industrial District Neighborhoods Urban Estate Low Density Mixed-Use Medium Density Mixed-Use Edges Community Separator Foothills Rural Lands Corridors Open Lands, Parks and Water Corridors Poudre River Corridor Enhanced Travel Corridor (Transit) 0 0.5 1 1.5 2 Miles © CITY GEOGRAPHIC OF FORT COLLINS INFORMATION SYSTEM MAP PRODUCTS These and were map not products designed and or all intended underlying for general data are use developed by members for use of the by the public. City The of Fort City Collins makes for no its representation internal purposes or only, warranty dimensions, as to contours, its accuracy, property timeliness, boundaries, or completeness, or placement and of location in particular, of any its map accuracy features in labeling thereon. or THE displaying CITY OF FORT COLLINS PARTICULAR MAKES PURPOSE, NO WARRANTY EXPRESSED OF MERCHANTABILITY OR IMPLIED, WITH OR RESPECT WARRANTY TO THESE FOR FITNESS MAP PRODUCTS OF USE FOR OR THE UNDERLYING FAULTS, and assumes DATA. Any all responsibility users of these of map the use products, thereof, map and applications, further covenants or data, and accepts agrees them to hold AS the IS, City WITH harmless ALL from made and this against information all damage, available. loss, Independent or liability arising verification from any of all use data of contained this map product, herein should in consideration be obtained of by the any City's users having of these liability, products, whether or direct, underlying indirect, data. or consequential, The City disclaims, which and arises shall or may not be arise held from liable these for any map and products all damage, or the loss, use thereof or by any person or entity. Adopted: February 18, 1997 Amended: January 6, 2015 EXHIBIT A