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Home My WebLink AboutFRONT RANGE REZONING & STRUCTURE PLAN AMEND. - 3-00 - P&Z PACKET - RECOMMENDATION/REPORT (6)Front Range Rezoning and Structure Plan Amendment March 16, 2000 P & Z Meeting Page 7 4. Will the rezoning result in a logical and orderly development pattern? Because surrounding properties are all developed or subdivided, the proposed rezoning would have a significant effect on a logical and orderly 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: 1. The Front Range Rezoning, File #3-00 is not consistent with the City's Comprehensive Plan. 2. The applicant's request for an amendment to the structure plan does not adequately justify changing the structure plan designation from "commercial corridor district" to "community commercial district," and such a change is not supported by the City's Comprehensive Plan. 3. The proposed CC — Community Commercial Zoning District is not appropriate for this property. 4. The proposed rezoning would not result in significantly adverse impacts on the natural environment. 5. Because surrounding properties are all developed or subdivided, the proposed rezoning would have a significant effect on a logical and orderly pattern. RECOMMENDATION: Staff recommends DENIAL of the Amendment to the Structure Plan. Staff recommends DENIAL of the Front Range Rezoning, File #3-00. Front Range Rezoning and Structure Plan Amendment March 16, 2000 P & Z Meeting Page 6 environment, including but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural environment' (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." D. Analysis 1. Is the request consistent with the City's Comprehensive Plan? The property is identified as "Commercial Corridor District" on the Structure Plan Map. The CC — Community Commercial Zoning District is not consistent with this Structure Plan designation. A Structure Plan amendment to change the site's designation to "Community Commercial District" is not supported by the City's Comprehensive Plan. 2. Is the rezoning request compatible with existing and proposed uses surrounding the subject land and -is it the appropriate zoning district for the land? The requested zoning could not necessarily be compatible with all existing adjacent land uses. Based on the purpose stated in the. LUC for the CC Zoning District, development patterns that are based on bicycle and pedestrian facilities to connect the commercial uses to surrounding neighborhoods are encouraged. The subject site is located at the intersection of two arterial streets (South College Avenue & Trilby Road), and the natural terrain and general layout of the surrounding developments preclude the ability to provide logical, safe, and efficient bicycle and pedestrian connections to this site. Therefore, this site is not appropriate in the CC Zoning District. 3. Will the rezoning result in significantly adverse impacts on the natural environment? There is an environmentally sensitive area (an Urban Plains Forest) associated with the subject property. The property is out of the floodplain and not part of any wildlife corridor. Because the site is commercially zoned and is expected to remain so, the impacts would not change significantly as a result of the rezoning. Front Range Rezoning and Structure Plan Amendment March 16, 2000 P & Z Meeting Page 5 The purpose of the C Zoning 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. B. Purpose of the CC — Community Commercial Zoning District The purpose of the CC Zoning District (Section 4.14 of the Land Use Code) is provide a combination of retail, offices, cultural facilities, civic uses and higher density housing. Multi -story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground -floor retail and services. C. Land Use Code Criteria For Rezoning Section 2.8.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-judicial rezonings. This section states: "Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less 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." In addition, Section 2.8.4[H][3] outlines additional considerations for quasi- judicial 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; (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural Front Range Rezoning and Structure Plan Amendment March 16, 2000 P & Z Meeting Page 4 motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts." Staff Finding: The CC — Community Commercial Zoning District encourages development patterns that are based on bicycle and pedestrian facilities to connect the commercial uses to surrounding neighborhoods. The subject site is located at the intersection of two arterial streets (South College Avenue & Trilby Road), and the natural terrain and general layout of the surrounding developments preclude the ability to provide logical, safe, and efficient bicycle and pedestrian . connections to this site. D. In City Plan / Principles and Policies / Community Commercial Districts / Principle CCD-1, on page 185, it states: "Community Commercial Districts will be community -wide destinations and act as hubs for a high -frequency transit system offering retail, offices, services, small civic uses, and higher density housing. The physical environment will promote walking, bicycling, transit and ridesharing, as well as provide a high quality urban life for residents. Vertical mixed -use will be encouraged." Staff Finding: The numerous policies as stated in this principle of the City Plan support the development of mixed -use development that provides more long-term uses in areas that are readily accessible from surrounding areas by alternative modes of transportation (bicycles, pedestrians, transit) because the nature of development would not be single vehicle intensive. The ability to provide multi -modal connectivity between land uses and neighborhoods is what the Principles and Policies encourage and direct. E. Based on the above analysis, staff is finding that a Structure Plan amendment to the Community Commercial District is not appropriate. 4. Rezoning Request The applicant is requesting a rezoning from the C — Commercial District to the CC — Community Commercial District. A. Purpose of the C — Commercial Zoning District Front Range Rezoning and Structure Plan Amendment March 16, 200t7 P & Z Meeting Page 3 "Community Commercial Districts combine moderate density residential, employment, service, retail, cultural, learning and civic uses. The physical environment will be conducive to promoting walking, bicycling, car and van pooling, and public transit use, and thereby reducing reliance on single - occupant vehicles, and providing a high quality of urban life for residents. Community Commercial Districts will be developed on sites with the potential for redevelopment and in new urban growth areas. They will be located on transit routes. Vertical mixed -use will be encouraged." Staff Finding: Although the property is located at the intersection of two arterial streets (South College Avenue & Trilby Road), the natural terrain and general layout of the surrounding developments preclude the ability to provide logical, safe, and efficient bicycle and pedestrian connections to this site. While this is not to be considered during the analysis of this request, the applicant has verbally stated that the property owner/developer's intent is to locate a supermarket on this site. The property was zoned C — Commercial several years ago to implement the City Structure Plan, which precludes supermarkets on this property and encourages them to locate in Neighborhood Commercial Centers (NC zoned properties). B. In City Plan / Community Goals / Land Use Category / "Goal #4" (Existing, underutilized commercial and industrial areas ...) on page 18, it states: "Underutilized or vacant land will fill-in with buildings and uses, and transportation links provided between separate developments." Staff Finding: Although the subject property is currently vacant, the potential for direct, efficient transportation links is compromised by ownership and layout of existing, adjacent developments, which does not allow for interconnection. C. In City Plan / Principles and Policies / Transportation / Policy T-4.1 Bicycle Facilities, on page 96, it states: "The City will encourage bicycling for transportation through an urban growth pattem that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of Front Range Rezoning and Structure Plan Amendment March 16, 2000 P & Z Meeting Page 2 COMMENTS: 1. Background: The site is a vacant parcel of land that is located (essentially) at the northwest corner of the intersection of South College Avenue and Trilby Road. The surrounding zoning and land uses are as follows: N: C; vacant land, S: C, FA; in Larimer County, E: C; in Larimer County, W: R2, FA; in Larimer County, The property was annexed into the City of Fort Collins as part of the Timan First Annexation on June 7, 1988. 2. Petition for Rezoning The applicant, Jim Sell Design, on behalf of Front Range Limited Partnership, filed a rezoning petition with the City on January 14, 2000. The applicant is requesting a rezoning from C — Commercial to CC — Community Commercial. 3. Structure Plan Amendment The requested zoning of CC — Community Commercial, is inconsistent with the City Structure Plan designation for the site (C — Commercial). Before considering the requested CC zoning, a Structure Plan amendment to the Community Commercial District is required. The applicant has submitted a request and justification for the amendment, which is attached. The applicant has cited City Plan Principles and Policies as justification for the requested Structure Plan amendment. Although the applicant has demonstrated how some of the Principles and Policies of City Plan support a change in the Structure Plan to Community Commercial District, there are a number of Community Goals, Principles and Policies that specifically demonstrate how Community Commercial District is not appropriate for their site. The following passages from City Plan do not support an amendment of the structure plan to accommodate Community Commercial District in this proposed location: A. In City Plan / Community Goals / Land Use Category / "Goal #3" (Our community ...) / Community Commercial Districts on page 17, it states: ITEM NO. 6 MEETING DATE3/16/00 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Front Range Rezoning and Structure Plan Amendment, #3-00 APPLICANT: Jim Sell Design c/o Vaughn Furness 153 West Mountain Avenue Fort Collins, CO 80524 OWNERS: Front Range Limited Partnership, MAIA Corp. 4720 North Campbell Avenue, Unit M Tucson, AZ 85718 PROJECT DESCRIPTION: This is a request to rezone approximately 19.9 acres of property located (essentially) at the northwest corner of South College Avenue and Trilby Road. The rezoning request also includes a request for an amendment to the City's Structure Plan. The current zoning is C — Commercial, and the proposed zoning is CC — Community Commercial. The current Structure Plan designation is Commercial Corridor District and the proposed plan designation is Community Commercial District. RECOMMENDATION: DENIAL EXECUTIVE SUMMARY: The Front Range Rezoning, File #3-00, is not consistent with the City's Comprehensive Plan. The applicant's request for an Amendment to the Structure Plan does not adequately justify changing the Structure Plan from "commercial corridor district" to "community commercial district," and such a change is not supported by the City's Comprehensive Plan. The proposed CC — Community Commercial Zoning District is not appropriate for this property. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT