HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE - ADDITION OF PERMITTED USE - 23-08 - CORRESPONDENCE -Steve Olt - PZRezonelnfo.doc Page 1
The community outlines desires, hopes and preferences... works to make achieve them
happen.
But Ordinances need to be living; change as things come along.
Market Analysis — room for one additional grocery store ... an anchor draw
1993-1995 original NCCP and zoning reflected urbanism ideas, streets as public space...
standards and guidelines introduced ideas later incorporated into todays code
1995, CCN created from former HB and IL
outlined preferences to catch a special opportunity
those preferences tempered by reality over the years, now ok to be C... just part or College
corridor...1996, Conceptual Review on a project that nailed the intent but in lengthy
follow-up exploration, it was not feasible, could not pencil out for developers.
2002 Supermarkets — Council and P&Z added to zone — citing inf. costs imposed by City
for needed off -sites, site only feasible for highly capitalized corporate users — "deep
pockets." Inf. needed, econ. dev. stimulus of major investment, new market draw, major
improvements...
2007 Large Retail Establishments added to zone.
distinction of CCN zoning has been diluted...
What's the downside of allowing "regular" Commercial: cross streets (e.g. Willox) are
the best opp. for people places, ped friendly, neighborhood friendly, vs highway frontage.
Steve Olt - PZSTAFF.doc Page 8
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 8
2. The request is consistent with the City's Comprehensive Plan due to the
request being part of ongoing revitalization and economic development
efforts in and around the subject area.
3. CC-N zoning has been modified to allow a supermarket shopping center in the
subject area, which would fit the purpose of the C-N zone district as well or
better than it would fit the CC-N zone district.
4. The local community support that originally led to CC-N zoning has shifted
over the past thirteen years due to problems with CC-N zoning regarding
costs and constraints of the subject area. The same local community
supports the proposed C-N zoning.
5. The proposed rezoning would not result in adverse impacts on the natural
environment.
6. The proposed rezoning would result in a logical and orderly development
pattern.
ATTACHMENTS:
1 Existing North College Corridor Plan Framework Plan map
2 Proposed North College Corridor Plan Framework Plan map
3 Existing City Structure Plan map
4 Proposed City Structure Plan map
5 Existing Zoning map
6 Proposed Zoning map
7 Comparison of Purpose and Permitted Commercial Uses, CC-N and C-N zones
8 List of Property Owners
I Steve Olt PZSTAFF.doc Page 7
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 7
Is the request consistent with the City's Comprehensive Plan?
Yes, as noted in discussion above, the request is based on a specific situation in
which C-N zoning is consistent with City Plan, particularly in the sense that it is
part of collaboration and civic discussion to help facilitate needed revitalization
and economic development in the subject area.
Have conditions changed in the neighborhood to warrant the rezoning?
No, in terms of physical conditions. However, community desires and
preferences that led to the original CC-N designation have changed over the
years as it has become apparent that costs, constraints, and market realities
make true CC-N development unlikely. (Note, it is not necessary to find changed
conditions to support the rezoning.)
Is the rezoning request compatible with existing and proposed uses surrounding
the subject land and is it the appropriate zoning district for the land?
Yes, in fact it makes the subject area part of a continuous commercial corridor
along North College Avenue frontage.
Will the rezoning have adverse effects on the natural environment?
No. Under either existing or proposed zoning, the same standards for protecting
the natural environment will apply. The two zone districts both allow fairly
intensive development, with no definable differences in intensity or impacts.
Will the rezoning result in a logical and orderly development pattern?
Yes, it simplifies and consolidates zoning along North College Avenue.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Willox/North College Rezoning, File #16-08, staff makes the
following findings of fact and conclusions:
1. This request for C-N land use and zoning designation adequately
demonstrates a need to change the designation, based on the need for uses
commonly associated with a supermarket development within the area
currently designated as CC-N.
Steve Olt - PZSTAFF.doc Page 6
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 6
development or redevelopment does not pay an infrastructure "penalty" to remedy past problems
in existing developed areas."
Policy GM-8.5 Public Investment.
The City will consider opportunities, and the costs and benefits for targeted public investment in
order to encourage redevelopment and infill development in appropriate locations.
4. Criteria for Reviewing Rezoning Requests
In order to recommend approval of this proposal, staff and the Planning and
Zoning Board would have to find that the rezoning 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."
The above criteria are found in subsection 2.9.4[H][2] of the Land Use Code
outlines mandatory requirements for quasi-judicial rezonings. In addition, the
following subsection 2.9.4[H][3] lists additional factors that may be considered
along with the mandatory requirements for this type of quasi-judicial rezoning, as
follows:
"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;
(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 environment'; and
(c) whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern."
S. Background and Staff Evaluation - REZONING REQUEST
Steve Olt - PZSTAFF.doc Page 5'
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 5
Active civic discussion continues to stimulate City projects, private sector redevelopment,
upgrades to existing properties, and new development. Each project helps set the stage for further
investment in real estate development and improvement projects in an evolutionary process.
Where collaboration among multiple owners and City departments is necessary for changes to
occur and be positive, it will be an increasing attribute."
The proposed rezoning is the a step in this direction as well, resulting from
discussion and collaboration regarding prospective private development and City
street improvements in the subject area. In a sense, the shift has already been
occurring -- especially after Supermarkets were added to the CC-N zone with a
shopping center in mind, which made it possible for the subject area develop in a
manner more consistent with the purpose of the C-N zone district.
Some general policies in City Plan with some relevance include:
"PRINCIPLE GM-8: The City will promote compatible infill and
redevelopment in [targeted] areas within the Growth Management Area boundary.
Policy GM-8.1 Targeted Redevelopmentlinfill. Redevelopment and infill
development will be encouraged in targeted locations. The purpose of these areas is to
channel growth where it will be beneficial and can best improve access to jobs, housing
and services with fewer and shorter auto trips. These targeted areas are parts of the city
where general agreement exists that development or redevelopment is beneficial. A
major goal is to increase economic activity in the area to benefit existing residents and
businesses and, where necessary, provide the stimulus to redevelop.
These areas should be defined from City Plan, Subarea Plans, Zoning and locational
criteria such as:
a. Underutilized land
b. Areas already undergoing positive change, which is expected to continue
c. Areas where infrastructure capacity exists
d. Areas where public investment is warranted from a policy perspective
e. Areas with special opportunities, such as where major public or private
investment is already planned
f. Transportation opportunities:
- Along travel corridors
- Along enhanced travel condors"
"Policy GM-8.4 Remedy
Infrastructure Deficiencies. TheCity will consider opportunities to selectively correct
infrastructure deficiencies in targeted areas, such as storm drainage and streets, so that infill
Steve Olt - PZSTAFF.doc IPage 4
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 4
and Willox. Much of the discussion highlighted the fact that supermarket
shopping centers are highly capitalized uses, and such uses appear necessary to
overcome costs and constraints of the subject location, which requires significant
off -site drainage and roadway infrastructure.
However, a Supermarket anchor use is likely to require certain associated uses,
particularly such as a gas station and/or drive -through restaurant, which are still
not permitted under the CC-N designation. Expanding the potential for such
uses would make development more realistically feasible, which would in turn
help achieve numerous goals for infrastructure improvements and economic
revitalization of the corridor.
It has now become apparent to all 13 property owners, staff, and citizens in the
North College area represented by the North Fort Collins Business Association,
that the C-N zone is a more realistic land use designation and a change is
needed. Staff believes it is appropriate to simply "complete the shift" that has
been occurring, and change the designation to C-N, thus designating the area as
a part of the highway corridor itself. This would make zoning consistent with the
rest of the North College/Highway 287 frontage. A supermarket or other
destination -anchor development fits the general purpose of the C-N zone district
better than the CC-N zone.
Consistency with City Plan. City Plan, which includes the North College Corridor
Plan, as a related element, does not directly address the level of specificity in the
proposed shift from CC-N to C-N. Rather, the most relevant statements are
those that support revitalization at a more general level.
Perhaps the most direct statement in the North College Corridor Plan is the
following from the Framework Plan chapter:
"In the C-N and C-C-N areas in particular, the vision and goals reflect a desire
to improve the area with reinvestment and new investment, redevelopment and
new development, both public and private, to address problems and
deficiencies and give the area a more positive character."
The proposed rezoning is a step in this direction. Another relevant statement in
the North College Corridor Plan is the following from the Vision chapter:
"Facets of the Vision: Financing and Administration
Steve Olt - PZSTAFF.doc Page 3
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 3
zone districts.
The 31-acre subject area was zoned CC-N. This replaced previous Highway
Business and Light Industrial zoning. The CC-N designation was intended for
mixed uses of moderate scale and intensity in a pedestrian -oriented
arrangement. It suggests multi -story buildings with moderate footprint sizes
brought together along Willox and new internal local streets forming small
blocks; and also that buildings next to natural features on the property should
frame outdoor spaces for people opening onto those features. The idea was for
a special place with more of a neighborhood character, rather than an extension
of the rest of the commercial strip, or of industrial areas behind the highway
frontage. However, these ideas were stated as guidelines to consider, rather
than regulatory standards.
The new zone did introduce ideas about pedestrian -oriented development that
were later expanded and incorporated into City Plan and the Land Use Code city-
wide. Therefore some of the key regulatory ideas would still be addressed under
the proposed C-N zoning.
When City Plan was adopted in 1997, the new City Structure Plan map simply
incorporated the CC-N designation. Likewise, the recently updated North College
Corridor Plan (2007) simply shows the same designation.
In the years since the original CC-N designation in 1995, owners, potential
developers and users, and the City have all worked with the CC-N zoning in
seeking suitable development on the property. Owners and developers have
attempted to implement the main concepts of the CC-N designation, but have
found that costs and constraints of the site are prohibitive, and the strong
tendency in the market is for uses more in keeping with the C-N designation,
similar to all other properties with highway frontage in the North College corridor
area.
This tendency has been borne out by changes to the CC-N zone district in 2003
and 2007, in which City Council approved the addition of Supermarkets and
Large Retail Establishments respectively, as allowed uses in the CC-N. These
changes moved the CC-N designation in the direction of the C-N, which allows a
wider range of commercial development without size limits.
When City Council added Supermarkets into the CC-N zone district in 2002, it
was specifically to enable such development in the subject area at North College
Steve Olt - PZSTAFF.doc Page 2
Willox/North College Rezoning and Related Items.#16-08
July 17, 2008 P & Z Meeting
Page 2
The subject area is a quadrant of a significant intersection, with North College
Avenue an Arterial Street also serving as US 287 and SH 14; and Willox Lane a
City Minor Arterial.
The area contains about 23 acres of undeveloped land including two wetlands;
the North College Motors used car dealership; Pobre Panchos restaurant; and a
few houses and mobile homes along Grape Street, which is a 20-foot wide
gravel/dirt right-of-way extending east off of North College Avenue for about 500
feet. The 23 acres of undeveloped land represent one of the few opportunities
for College Avenue frontage remaining in the City, and they also have significant
frontage on Willox Lane.
Adjoining existing zoning and land uses are as follows:
N: Larimer County Q Structure Plan "C" Hwy. commercial corridor
S: City C-N (the proposed zone); Hwy. commercial corridor
E: Larimer County C; Structure Plan "LMN" Older res. small acreage
W: City C-N(the DroDosed zone): Hwv. commercial corridor
2. Criteria for Reviewina Pr000sed Plan Amendments
The North College Corridor Plan with its Framework Plan map is considered an
element of City Plan, and the City Structure Plan map is contained in City Plan.
Criteria for evaluating the proposed change to these two maps are contained in
Appendix C of City Plan, as follows:
1) the existing City Plan or any related element is in need of change; and
2) the proposed changes would promote the public welfare and be consistent
with the vision, goals, principles, and policies of City Plan.
Criteria regarding the proposed Zoning Map change are discussed later in this
staff report.
3. Background and Staff Evaluation — Proposed Plan Amendments
The context of the two proposed Plan map amendments involves past zoning. In
1995, 2 new zones were created to implement the original North College Corridor
Plan following a major public planning process. Those two zones are the
Community Commercial -North College District (CC-N) and the Commercial -North
College, District (C-N). The majority of the corridor area was rezoned into the
two zones, which were tailored to the corridor area, replacing eight outdated
Steve Olt - PZSTAFF.doc ' Page 1
PROJECT: Willox/North College Rezoning and Related Items.#16-08
APPLICANT: City of Fort Collins, Advance Planning Department
OWNERS: See attachment
PROJECT DESCRIPTION:
Staff -initiated request for recommendation to City Council to approve a proposed
amendment to a land use designation in the North College Corridor Plan; and
accordingly to the City Structure Plan and Zoning Map.
The subject area is a 31-acre area at the northeast corner of Willox Lane and
North College Avenue. The area contains 13 parcels. The proposed change is
from the Community Commercial -North College District (CC-N) to the Commercial -
North College, District (C-N). ,
RECOMMENDATION
Approval.
EXECUTIVE SUMMARY
After 13 years of working with CC-N zoning on the subject area, staff now
believes it is more realistic and appropriate to complete a shift that has been
occurring toward the direction of C-N designation. The shift would make zoning
consistent with the rest of North College/Highway 287 frontage. The shift would
expand the range of commercial uses, particularly more auto -related uses
oriented to North College Avenue/US 287 itself.
Staff finds that this wider range of commercial uses is needed to make
development feasible in the market; that the uses can be designed and
developed to achieve a range of goals for infrastructure improvements, economic
revitalization, and image/identity; and that development standards are adequate
to achieve these goals.
The proposed change would be incorporated into three land use maps,
maintaining consistency among maps. These are the North College Corridor
Plans Framework Plan map, the City Structure Plan map, and the Zoning Map.
BACKGROUND AND EXPLANATION
1. Subiect Area:
Steve Olt - Re: North College - Willox Page 2
Q: why is staff proposing this?
A: we feel it's appropriate. w/or w/o the current developer.
Q: why doesn't staff do all rezonings then?
A: each one is different. staff (the Director) is allowed to propose rezoning.
Q: what if shopping center fails, and a CCN-type proposal comes in later?
A: could stilll do it. CN is more permissive, would allow it.
CC: David Kasprzak
Steve Olt -.Re: North College - Willox Page 1
t,
From:
Clark Mapes
To:
Steve Olt
Date:
7/31/2008 10:25:48 AM
Subject:
Re: North College - Willox
Here are some more words I gave to Ken when he covered for me at P&Z on the rezoning.
Again, don't know exactly whether this fits, helps, or is understandable for you all, but just real quick
wanted to give you what I've got.
Just a few helpful words here. Everything is on H/Adv Plg/North College Corridor Plan Update/Kings.
Including a Powerpoint with a few slides and the corrected maps. Need any other slides? ... hope you don't
mind giving that just a little more thought.
The City has been exploring aspects of supermarket shopping center development on the site since 12/02
when Council added the use to the zone in response to a request from an owner team.
Q: why not just add uses to the zone if needed?
A: Staff considered this as an alternative approach, and there are pros and cons to both approaches.
Staff recommends rezoning because the uses don't fit purpose of CCN - would simply continue that shift
in the direction of C-N that has been occurring, with the addition of Supermarkets and "big box" retail.
Council and P&Z intended to allow a supermarket anchored shopping center here. If the City still wishes
to permit that, with requisite auto -related pads, then staff believes the CN zone is the most logical fit. It fits
purpose of CN.
It would be a hurdle for a development plan to have to process the addition of uses
The North College community and staff who originally incorporated dreams for CCN into the 95 plan now
agree that it's not realistic and the zoning should be changed.
Also, this would not fit well with the intent of the recent Code change to allow uses to be added to specific
sites. - Was intended more for houses.at arterial corners, special, unique, limited circumstances like that.
(Although the Code does not state that intent...)
Q: What about the C-N adding the whole bunch of auto -related uses beyond what's needed for a shopping
center? Seems inconsistent with overall vision for the corridor.
A: If there is a problem w/undesirable uses permitted in the C-N, then that should be addressed as a
separate issue of the whole C-N zone. To the extent that we would not want to see, say, storage units on
this site, that is now true throughout the C-N zone. So far, the only auto -related use that citizen steering
committees have been willing to regulate, is the dealers. This has been a point of specific discussion. In
fact the recent North College Plan has an action item "Explore Revisions to the C-N Zone" regarding uses.
It only mentions storage units, but if the issues pertained to any other uses, that could be part of a future
project to update the zone district.
Q: Why not just eliminate the CCN?
A: It may stilll be appropriate for the southern area near Old Town North. Even if Lowe's were to proceed,
site planning so far has emphasized a small streetfront area as the desirable way to use "pads" to relate
the commercial uses to Old Town North.
Steve Olt - Re: North College - Willox Page 1
From: Clark Mapes
To: Peter Barnes; Steve Olt
Date: 7/31/2008 10:52:01 AM
Subject: Re: North College - Willox
I've been leaving out the BC -Business Center part of this to simply avoid confusion. That designation was
simply renamed CCN with City Plan. So to avoid taking time to explain the change of NAME which
doesn't afffect anything, I have simply been omitting that and pretending that the CCN was always called
CCN.
>>> Peter Barnes 07/31/08 10:38 AM >>>
On the date prior to the adoption of the LUC and the rezoning to CCN, the property was zoned BC -
Business Center. Prior to that (as recently as 1995), it was zoned HB - Highway Business and IL - Limited
Industrial. It was zoned HB and MM - medium density mobile home in 1976. 1 don't know when the MM
went to IL.
>>> Steve Olt 07/31/2008 9:54 AM >>>
Clark and Peter,
Dave Kasprzak of BHA Design is looking for a history of the zoning on the North College Marketplace
property at the northeast corner of North College Avenue and Willox Lane. I would assume that one of you
might be the appropriate person for him to talk to. Dave is working on their submittal for the "addition of
permitted uses" in the CCN District for that shopping center, which is due very soon so that the item can
go to the P&Z Board on August 21 st.
Appreciate any help you can give.
Steve
CC: David Kasprzak