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HomeMy WebLinkAboutFRONT RANGE REZONING & STRUCTURE PLAN AMEND. - 3-00 - P&Z PACKET - RECOMMENDATION/REPORTFront Range Rezoning and Structure Plan Amendment November 15, 2001 P & Z Meeting Page 8 Will the rezoning result in a logical and orderly development pattem? Yes. As explained under the Structure Plan amendment, the rezoning will result in a logical and orderly development pattern. FINDINGS OF FACT/CONCLUSIONS After reviewing the Front Range Rezoning and Amendment to the Structure Plan, File #3-00, staff makes the following findings of fact and conclusions as explained above: 1. This request for a Structure Plan amendment adequately demonstrates a need to change the designation, in response to the request. Such a change would be consistent with the City's Comprehensive Plan. 2. This rezoning request is consistent with the City's Comprehensive Plan based on the Structure Plan amendment. 3. The proposed NC — Neighborhood Commercial and MMN — Medium Density Mixed -Use Neighborhood Zoning Districts are appropriate for this property under the proposed arrangement. 4. The proposed rezoning would not result in significantly adverse impacts on the natural environment. 5. The proposed rezoning would result in a logical and orderly pattern. Front Range Rezoning and Structure Plan Amendment November 15, 2001 P & Z Meeting Page 7 streets and blocks. Buildings, streets, bike and walking paths, open spaces and parks will be configured to create an inviting and convenient living environment." • Purpose of the C — Commercial District: The purpose of the C District (Section 4.17 of the Land Use Code) is to be "a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some Commercial District areas may continue to meet the need for auto - related and other auto -oriented uses, it is the City's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians." 5. Staff analysis - rezoning request. Is the request consistent with the City's Comprehensive Plan? Yes, if the Structure Plan Amendment is supported, then the zoning logically follows. Have conditions changed in the neighborhood to warrant the rezoning? This is not a deciding factor in Staffs evaluation. It could be noted that residential development in this whole sector of the city has increased market pressures for a supermarket and neighborhood commercial services. However, the residential development is consistent with the original Structure Plan, making it arguable whether continuing build -out is a "changed condition". 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, as covered by evaluation of the Structure Plan Amendment. 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 "loss" of a large -format retail opportunity as explained above may be seen as a positive effect. Front Range Rezoning and.Structure Plan Amendment November 15, 2001 P & Z Meeting Page 6 (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." Purpose Statements of the Zone Districts. For convenient reference, the purpose statements of the three zone districts in question are listed below. • Purpose of the NC — Neighborhood Commercial District: The purpose of the NC District (Section 4.19 of the Land Use Code) is to be "a mixed -use commercial core area anchored by a supermarket or grocery store and transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods typically including a Medium Density Mixed -Use Neighborhood. In addition to retail and service uses, the District may include neighborhood -oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses. This District is intended to function together with a surrounding Medium Density Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low -density neighborhoods. The intent is for the component zone districts to form an integral, town -like pattern of development with this District as a center and focal point; and not merely a series of individual development projects in separate zone districts." • Purpose of the MMN — Medium Density Mixed -Use Neighborhood District: The purpose of the MMN District (Section 4.5 of the Land Use Code) is 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 0 0 Front Range Rezoning and Structure Plan Amendment November 15, 2001 P & Z Meeting Page 5 canal, wetlands, and condition of access roads. The best evidence of this is the Hugh M. Woods PUD, approved in 1996. It was approved despite pointed debate about its poor adaptability to the sloping site, requiring massive cuts, fills, and retaining walls including one 18 feet high. Eventually, the project was dropped due mainly to millions of dollars in excavation and retaining wall costs, plus some other reasons as well. Therefore, after considering the issue, Staff has found no clear or persuasive opportunity cost. In addition, applicants provided market evaluation information indicating that IF the City were concerned about major Commercial District opportunities, then superior regional hub locations could be found for such uses, which tend to have a larger regional draw. Findings indicate the subject site as better suited for a local "grocery store draw". 4. Rezoning Request The applicant initially filed a rezoning petition with the City on January 14, 2000. The current request is to rezone a 39-acre portion of a larger, 53-acre parcel, from C — Commercial to 17 acres of NC — Neighborhood Commercial and 22 acres of MMN — Medium Density Mixed -Use Neighborhood, leaving about 14 acres in C - Commercial. 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: 0 Front Range Rezoning and Structure Plan Amendment November 15, 2001 P & Z Meeting Page 4 questions about Policy MMN-3.2 on page 158 of City Plan, which states that "residents should be able to easily get to the Center without the need to use an arterial." Direct, integral neighborhood access, as opposed to Arterial access, pervades policy and standards on this key topic. In partial answer to these questions, the Structure Plan already acknowledges that College Avenue will need to be used to some degree for NC access in this area. As a mitigating factor, this site is slated for a north south Collector street connecting Skyway to Trilby, affording significant Collector access for residents of several residential developments. Also, this site is expected to generate significantly less traffic on College than the current Structure Plan designated NC site at C.R. 32, capturing traffic from several major subdivisions that would otherwise use College. Its central location among subdivisions puts more homes within a shorter radius, allowing for shorter trips in general. Medium Density Mixed Use Neighborhood. If the NC is supported, then some MMN designation naturally follows. City Plan clearly calls for MMN to be co - located in conjunction with NC. The only question appears to be whether to change all of the remaining 36 acres of the 53-acre parcel. The applicants feel strongly that MMN should not replace existing Commercial Corridor designation directly adjacent to College. Remaining C designation. After considering the alternatives, Staff believes that the remaining C designation is acceptable on two main grounds. First, because the City has already found this site to be part of the South College Commercial Corridor on the current Structure Plan; and second, because introducing the new neighborhood designations doesn't necessarily render the C incompatible. Policies and standards for C districts adequately address pedestrian scale and the transition to adjacent neighborhood development. Loss of a large parcel of C zoning. Many of the permitted uses in the Commercial designation can also locate in NC and MMN, as well as the remaining C under the proposal. If there is any particular loss of commercial opportunity under this proposal, it is that large retail establishments will not fit under the proposal. Staff believes this is not a significant loss, because the site has been found ill suited to that scale of development, due to the sloping topography, irrigation 0 0 Front Range Rezoning and Structure Plan Amendment November 15, 2001 P & Z Meeting Page 3 2. Context of the Proposed Structure Plan Amendment The City Structure Plan is the primary basis for zoning decisions. An amendment is a prerequisite to this rezoning request. To recommend approval of this proposal, staff and the Planning and Zoning Board have to find that: 1) the existing Structure Plan 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. These are the applicable criteria, contained in Appendix C of City Plan. The Structure Plan currently acknowledges the need for NC -type commercial services in this market area with its NC zoning designation at the NW quadrant of College and County Road 32, one mile to the south (currently undeveloped). That designation resulted from the 1997 City Plan adoption and rezoning honoring the land use designations in LDGS projects then in progress. Prior to that time, the City did not have the same expectations for street connectivity and block standards to create integrated neighborhoods as envisioned under City Plan. As a result of existing development patterns, there are no locations suited to serve this need off College Avenue. Residential areas in this area currently under -served, as confirmed in multiple market studies by real estate and supermarket industry interests. The three primary supermarket operators have declared the subject site the "first choice". All of their market studies, including related traffic analysis, confirm the subject property at Trilby as the appropriate, superior location for NC development -- significantly better than the existing C.R. 32 location. 3. Staff Evaluation - Structure Plan Amendment Neighborhood Commercial Center. Staff concurs with the various market studies. The subject location offers: a) a location central to residential development; b) the opportunity for good collector street access (Skyway Drive) to and from neighborhoods east and west; and c) good non -College Ave. access (Trilby) to and from neighborhoods east and west. The location of the NC Center at the intersection of two arterials (College and Trilby, with Trilby classed as a Minor Arterial west of College) has raised 0 0 Front Range Rezoning and Structure Plan Amendment November 15, 2001 P & Z Meeting Page 2 EXECUTIVE SUMMARY: The essential issue behind this item is designating a supermarket -anchored Neighborhood Commercial Center in the best location to serve this market area. Three main considerations underlie Staff support for this request: 1: the need for an additional supermarket center to serve the area, 2: persuasive analysis indicating this property as the best feasible location, and 3: no major lost opportunity in reducing the C Commercial Corridor designation. Staff believes these considerations adequately support a conclusion that the Structure Plan needs to be changed in response to this request, starting with a new NC designation. Adding the MMN designation then follows logically based on City Plan policy. The remaining questions are then a) whether the C designation should be eliminated entirely, presumably to be replaced by NC and MMN; and b) what the configuration should be. This proposal reflects thorough examination of these questions over the past 2-1/2 years with analysis, site visits, meetings and other discussions among Staff, applicants, and applicants' consultants. BACKGROUND AND EXPLANATION: 1. The Site: The site proposed for rezoning is currently an occupied farmstead, with one home and several outbuildings. The additional parcel included in the Structure Plan amendment is a 4-acre home lot with sheds and outdoor storage, currently in commercial use. It is expected to follow shortly and be incorporated into the overall NC development. The adjoining existing zoning and land uses are as follows: N: Larimer County C, FA; suburban subdivision; hwy. commercial strip S: Larimer County C, FA; large lot sub; 2 lots converted to commercial E: Larimer County C; highway commercial strip W: Larimer County FA; suburban subdivision; supported living facility The property was annexed into the City of Fort Collins as part of the Timan First Annexation on June 7, 1988. STAFF REPORT PROJECT: Front Range Rezoning and Structure Plan Amendment, #3-00 APPLICANT: Front Range Limited Partnership, MAIA Corp. 4720 North Campbell Avenue, Unit M Tucson, AZ 85718 OWNERS: Front Range Limited Partnership, MAIA Corp. 4720 North Campbell Avenue, Unit M Tucson, AZ 85718 PROJECT DESCRIPTION: This is a request to amend 43 acres on the City Structure Plan, and rezone 39 acres, located on the west side of South College Avenue from Trilby Road to Skyway Drive. The Structure Plan amendment is a little larger than the rezoning because it incorporates a 4-acre "outparcel" right at the NW corner of Trilby and College, which is not yet annexed. The 38 acres in the rezoning request are part of a larger, 53-acre parcel. The current City Structure Plan designation is Commercial Corridor District, with zoning the corresponding C — Commercial District. The proposed Structure Plan designations include about 17 acres of Neighborhood Commercial Center (NC) at the College/Trilby corner, and about 22 acres of Medium Density Mixed -Use Residential Neighborhood (MMN) extending north to Skyway. Proposed zoning is the corresponding NC - Neighborhood Commercial District along with MMN - Medium Density Mixed -Use Neighborhood zone district. The configurations of these designations are shown on the attachments. RECOMMENDATION Approval. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 For[ Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT