HomeMy WebLinkAboutMemo - Read Before Packet - 2/7/2023 - 03 - Memorandum From Ryan Mounce Re: Agenda Item 14 Questions – February 7, 2023 Council Meeting – The Landing At Lemay Structure Plan Map Amendment And Rezoning
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
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Planning, Development & Transportation
MEMORANDUM
DATE: February 6, 2023
TO: Mayor Arndt and City Councilmembers
THRU: Kelly DiMartino, City Manager
Tyler Marr, Deputy City Manager
Caryn Champine, Director of Planning, Development & Transportation
Paul Sizemore, Community Development & Neighborhood Services Director
Rebecca Everette, Planning Manager
FROM: Ryan Mounce, City Planner
RE: Agenda Item #14 Questions – February 7, 2023, Council Meeting
The purpose of this memo is to provide information to City Council regarding questions pertaining
to Agenda Item #14, The Landing at Lemay Structure Plan Map Amendment and Rezoning.
Is the use of the Residential Metro District Points Evaluation premature at this stage?
What is the estimated cost being added to the MDU proposal in regard to this point
system?
Staff proposes utilizing the Metro District Points Evaluation System as a framework for a
condition of approval for the proposed rezoning in order to broaden its City Plan policy support,
which is one of the considerations in evaluating a rezoning request. While the petitioners do not
anticipate creating a residential metro district, staff is proposing to use the system because it
was previously developed as a means for future development to demonstrate alignment towards
City Plan and Our Climate Future policies, particularly those related to energy efficiency, water
conservation, and neighborhood livability.
Staff does not have a specific cost estimate for achieving the necessary points of the evaluation
system as part of the condition of approval. During the development of the overall residential
metro district evaluation system, many of the categories were modeled to be cost-neutral or
provide savings over the life of the development. Depending on how the points are achieved,
upfront construction costs tend to be higher, which are offset by lower water and energy costs
due to efficiency measures. The petitioners have voluntarily agreed to the condition of approval
as part of their rezoning justification and narrative.
When the city constructs new infrastructure (example: overpass at Vine/Lemay) does
staff consider the impacts on surrounding zoning?
Large infrastructure projects or changes in infrastructure master plans can be an impetus for
potential zoning or land use guidance changes. In most circumstances this evaluation occurs
during a subarea or corridor planning process which typically sets the stage for large
infrastructure projects or changes to master plans.
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April 28, 2020 Council Work Session Summary Page 2
Manufactured Housing Zoning & Residents’ Rights Update
A recent nearby example includes the Lincoln Corridor and Downtown Plans which were
updated in the 2010s and led to both new improvements along Lincoln Avenue and a rezoning
along the street’s northern frontage. The forthcoming updates to the East Mulberry Plan include
an opportunity for a review of remaining land use guidance around the new Vine/Lemay
overpass and other large projects in the corridor, recognizing that the overpass has changed
some of the development conditions in that area.
Reading through the materials, I see that we have a surplus of industrial zoned land as
well as a surplus of land used for employment demand. What are the economic and
building ramifications of this surplus? Is it economically feasible to adjust this zoning
toward more residential zoning?
The last City Plan update explored the remaining inventory of employment/industrial lands in the
Growth Management Area and found a likely excess for future employment and industrial
needs. The excess is driven both by surplus land and changing industrial and employment
development trends. Recommendations from this analysis indicated there is an opportunity to
consider rezoning noncompetitive industrial/employment land for other land uses, potentially
including residential zoning.
Rezoning some employment/industrial land aligns with several policies in City Plan and the
Housing Strategic Plan to explore opportunities for additional housing capacity. These types of
rezonings could occur during evaluations from a property owner rezoning request or during
subarea plan updates. In addition, Phase 2 of the Land Use Code Update will include a review of
commercial and employment zoning districts to ensure that the location, land use mix, and
development standards in those districts better align to current trends and future community
needs. That evaluation may result in a greater allowance for residential development in
employment and industrial zones.
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