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Home My WebLink AboutConstituent Letter - Read Before Packet - 10/6/2020 - Information From City Clerks Office Re: Item 9 - Fischer Rezoning - Applicant PowerpointFISCHER REZONE October 6, 2020 To: Mayor & City Council From: City Clerk's Office Re: Information in the event that #9 is pulled off Consent Agenda "PUBLIC HEARING AND FIRST READING OF ORDINANCE NO. 122, 2020 AMENDING THE ZONING MAP OF THE CITY OF FORT COLLINS BY CHANGING THE ZONING CLASSIFICATION OF THAT CERTAIN PROPERTY KNOWN AS THE FISCHER REZONING" /sek SITE LOCATION 2 separate lots 1185 and 1201 Westward Dr. 0.66 acres West of Shields Street, on Westward Drive Currently zoned RL ERIK’S VISION Fort Collins local family for generations Vision to protect his neighborhood while leaving a legacy for his family Wants to promote Fort Collins values of Livability, Community and Sustainability WHY REZONE? Potential residential development Create development potential for under-utilized lots along Shields Allows for a potential project to provide more parking Many NCB Design Standards, makes compliance easier NCB ZONE DISTRICT 4.9(D) Land Use Standards Allowable Floor Area Allowable Floor Area on Rear Half of Lots 3 story height limit 60’ setback from Shields Street 4.9(E) Development Standards Building Design Height, eve height, step-backs, main entries, etc. Bulk and Massing Carriage Houses and Habitable Accessory Buildings Landscape/Hardscape Material Site Design, Parking and Access CASE STUDY – CARRIAGE HOUSE Multifamily project in NCB Zone 5 Buildings 54 Dwelling Units Bedrooms Parking required if rented by the bedroom Parking required if rented by the unit Parking provided 1 bed 26 20 20 2 bed 32 24 32 3 bed 36 27 45 Total 94 71 .75 spaces / bed 97 1.03 spaces / bed 58 .62 spaces / bed CASE STUDY – FORT COLLINS MULTIFAMILY Year Built Beds Parking Spaces Parking Ratio per Bed Union on Elizabeth*2020 402 308 76% Union on Plum*2017 229 173 75% The Standard*2020 776 571 73% The District*2014 674 461 68% Stadium Apartments*2018 389 255 65% Max Flats 2012 100 64 64% Carriage House*2015 94 58 62% State on Campus 2013 665 373 56% Uncommon 2017 248 128 52% Pura Vida Place 2012 100 49 49% Aggie Village North*2016 1000 250 25% *denotes a project within the WCAP REZONING REQUIREMENTS Fort Collins Land Use Code Section 2.9.4(H) Recommendation to City Council Mandatory Requirements Consistent with the City’s Comprehensive Plan; and/or Warranted by changed conditions within the neighborhood surrounding and including the subject property. Additional Considerations 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 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 Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern MANDATORY REQUIREMENT CONSISTENT WITH THE COMPREHENSIVE PLAN City Plan 2019 Policy LIV 2.1 –Revitalization of underutilized properties Policy LIV 2.3 –Transit Oriented Development Policy LIV 3.4 –Design Standards and Guidelines Policy LIV 4.2 –Compatibility of Adjacent Development Policy LIV 5.1 –Housing Options Policy LIV 5.3 –Land for residential Development West Central Area Plan (WCAP) Sub-area plan balancing growth/change with protecting existing character and quality of life Emphasizes community involvement in development REVITALIZATION OF UNDERUTILIZED PROPERTIES –CITY PLAN LIV 2.1 –“Support the use of creative strategies to revitalize vacant, blighted or otherwise underutilized structures and buildings, including but not limited to: Voluntary consolidation and assemblage of properties to coordinate redevelopment of blocks or segments of corridors where individual property configurations would otherwise limit redevelopment potential” Rezone allows consolidation of properties in NCB to coordinate redevelopment Existing NCB property redevelopment potential is very limited Multiple points of access limited Adequate buffering to existing single family is limited VARIOUS VACANT OR UNDERUTILIZED PARCELS –WCAP “These parcels are … under market pressure to redevelop … in a manner greater than would otherwise be allowed by current … RL ... zone districts.” “Collaboration with surrounding neighbors is expected to result in land uses that are appropriate with a design that is sensitive to the surrounding context.” WCAP anticipated constraints redeveloping with RL zones Allowed for creative solutions Project was well received at neighborhood meeting Future parking requirements was only concern Condition of approval reflects commitment to the neighbors MANDATORY REQUIREMENT: CHANGED CONDITIONS Since 2013, 8 new multifamily developments have occurred in the West Central Area Significant growth in retail and dining along Elizabeth Street. WCAP predicted and planned for change in the area Increased development Increased growth from CSU (staff and student) Conversion from single-family to multifamily to maintain affordability Social and economical trends pushing demand for rental over ownership “Millennials” delaying home ownership The Recession resulted in less demand to own WEST CENTRAL AREA PLAN -REDEVELOPMENT Significant New Development / Redevelopment Some New Development / Redevelopment Neighborhood Enhancements Areas of Stability ADDITIONAL CONSIDERATIONS LOGICAL AND ORDERLY DEVELOPMENT Current zoning map delineated in 1997 NCB designated for all properties fronting Shields Street Intent to concentrate density along the arterial street Amendment further encourages density along the arterial street Amendment would use the right-of-way on Woodward as zone district boundary rather than rear property lines LOGICAL AND ORDERLY PATTERN Existing Proposed ADDITIONAL CONSIDERATIONS COMPATIBLE WITH EXISTING AND PROPOSED USES 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 Both properties are located directly adjacent to the NCB Zone District boundary Zone district is already present along Shields Street No “new” uses proposed Condition of Approval shows a commitment to neighborhood compatibility Parking was only neighborhood concern Without rezone, existing NCB parcels could develop as-is with less parking ADDITIONAL CONSIDERATIONS SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS 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 Rezone would have no significant adverse impacts on natural environment Infill development No existing natural or ecologically significant features within 500 feet of properties Future development proposals would be held to current development standards for stormwater, vegetation, etc. FISCHER REZONE