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Home My WebLink AboutHANSEN ANNEXATION & ZONING - ANX120007 - REPORTS - RECOMMENDATION/REPORTHansen Farm Annexation and Zoning, #ANX120007 Planning and Zoning Hearing December 20, 2012 Medium Density Mixed -Use Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood (46.40 acres), is in conformance with the policies of the City's Comprehensive Plan. STAFF RECOMMENDATION: Staff recommends approval of the annexation and requested zoning of NC — Neighborhood Commercial (6.33 acres), MMN —Medium Density Mixed -Use Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood (46.40 acres). Staff is recommending that this property be included in the Residential Neighborhood Sign District. A map amendment will not be necessary should the Planning and Zoning Board recommend that this property be place on the Residential Neighborhood Sign District Map. ATTACHMENTS: 1. Vicinity Map 2. Structure Plan Map 3. Existing Zoning Map 4. Proposed Zoning Map 5. Annexation Petition 5 Hansen Farm Annexation and Zoning, #ANX120007 Planning and Zoning Hearing December 20, 2012 district; and to provide a transition between commercial and lower density residential development. Permitted uses include, but are not limited to, multi -family dwellings, mixed - use dwellings, and townhomes requiring a mix of housing types and a minimum density of 7 dwelling units per acre. Low Density Mixed -Use Neighborhood (LMN) — The purpose of this district is to provide a predominance of low density housing combined with supporting land uses and a variety of housing choices. Permitted uses include, but are not limited to, single-family dwellings, townhomes, and multi -family dwellings requiring a mix of housing types and a minimum density of 3 dwelling units per acre. PUBLIC OUTREACH: A neighborhood meeting was not held for this project because it is not a development proposal, and the project complies with State law and the City of Fort Collins Land Use Code regarding annexations. Future Development In a pre -submittal meeting, the applicant shared plans with staff to develop the Hansen Farm property according to the proposed zoning: commercial land uses in the NC District, multi -family in the MMN District, and single-family and townhomes in the LMN District. Additionally, the applicant intends to incorporate the historic Hansen farmhouse into the development. FINDINGS: 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area. 2. The area meets the eligibility requirements included in State law to qualify for a voluntary annexation to the City of Fort Collins. 3. On November 20, 2012, the City Council approved a resolution that accepted the annexation petition and determined that the petition was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place when a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. 4. The requested zoning, NC — Neighborhood Commercial (6.33 acres), MMN — 4 Hansen Farm Annexation and Zoning, #ANX120007 Planning and Zoning Hearing December 20, 2012 Structure Plan calls for 8.4 acres of Neighborhood Commercial on this property and it was originally intended to be the site of a neighborhood service center with a smaller grocery anchor (i.e. Sprouts Market). Atypical neighborhood service center with a traditional sized grocery store (i.e. King Soopers) is 10 —15 acres. During the development of the Fossil Creek Reservoir Area Plan, staff received input from the Willow Springs neighborhood (to the north and adjacent to the Hansen Farm) expressing concern aboutthe commercial and medium density/mixed-use areas and asking that the LMN area serve as a transition between these more intense areas to the south. The Hansen Farm has several key opportunities/constraints on the property, including the Mail Creek Ditch (along north side); existing tree groves along the north/northwest area of the property; and the existing farm buildings on the site and the existence of these areas was also taken into consideration in evaluating the zoning proposal and its conformance with Structure Plan. Based on the grocery. development that has occurred on Harmony Road (King Soopers, Safeway, Sprouts, Super Target), the likelihood of another grocery locating at this site appeared to be diminished. Amore logical commercial development at this location would be more in the scale of neighborhood convenience shopping, which is typically 6-10 acres. The proposed zoning request for this annexation is for 6.33 acres of Neighborhood Commercial; 16.69 acres of MMN; and 46.4 acres of LMN. The Neighborhood Commercial area is about two acres smaller than what is shown on the Structure Plan. This area is proposed on the Hansen Farm to be re -configured and located to the south, farther from the Willow Springs neighborhood and the LMN area increased in size. The reduced size of the Neighborhood Commercial area can still provide neighborhood services for the surrounding residential areas at a scale that is more viable, given the Harmony Road development that has occurred. Staff believes the proposed zoning for the Hansen Farm Annexation is consistent with the intent of Structure Plan and is a minor change that would not warrant an amendment to Structure Plan. Zone Districts The following three zone districts are intended to function together in a town -like pattern of development with a commercial core and land use transitions to low -density residential development; providing transit and services within walking distance of a variety of residential housing types. Neighborhood Commercial (NC) — The purpose of this district is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods. Permitted uses include grocery stores, restaurants, retail, gas stations, convenience stores etc... Medium Density Mixed -Use Neighborhood (MMN) — The purpose of this district is to provide concentrated housing within easy walking distance of transit and a commercial 3 Hansen Farm Annexation and Zoning, #ANX120007 Planning and Zoning Hearing December 20, 2012 is located within the Growth Management Area. According to policies and agreements between the City of Fort Collins and Larimer County contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area (GMA), the City will agree to consider annexation of property in the GMA when the property is eligible for annexation according to State statutes. This property gains the required 1 /6 contiguity to existing City limits from a common boundary with the Willow Springs Subdivision (2002) to the north, thus satisfying the requirement that no less than one -sixth of the perimeter boundary be contiguous to the existing City boundary. BACKGROUND: The surrounding zoning and land uses are as follows: N: LMN & RL in the City of Fort Collins; E: LMN in the City of Fort Collins; FA1 — Farming in Larimer County; S: MMN & LMN in the City of Fort Collins; W: POL & RL in the City of Fort Collins; FA1 — Farming in Larimer County; Single-family Residential Single-family Attached & Bacon Elementary School Single-family Residential Single-family Residential Single-family Residential & Southridge Golf Course Single-family Residential The annexation initiating resolution was passed by City Council on Nov. 20 and is scheduled for first and second reading on Jan. 15 and Feb. 5 respectively. ANALYSIS: This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to annexations, the City of Fort Collins Comprehensive Plan, the Larimer County and City of Fort Collins Intergovernmental Agreement, and the City of Fort Collins Land Use Code (Sec. 2.12). The proposed area and acreage for the Neighborhood Commercial (NC) zone has been slightly altered from what exists on the City Structure Plan. (See Maps: Structure Plan and Proposed Zoning.) Each request for an evaluation of a zoning proposal relative to Structure Plan is evaluated on a case -by -case basis by Long Range and Current Planning staff. After meeting with the applicant, the staff team met several times to analyze and evaluate the Hansen Farm Annexation and Zoning request and consider how the proposal related to Structure Plan. 2 City of I I EM NO Fort Collins MEETING DATE of STAFF La2son) PLANNING & ZONING BOARD PROJECT: Hansen Farm Annexation and Zoning - #ANX120007 APPLICANT: Linda Ripley Ripley Design, Inc. 401 W. Mountain Ave. #100 Fort Collins, CO 80521 OWNER: HCT, LLC. 2725 Rocky Mountain Ave. #200 Loveland, CO 80538 PROJECT DESCRIPTION: The applicant and property owner have submitted a written petition requesting annexation of 69.42 acres into the City located on the west side of Timberline Road, approximately 1.5 miles south of Harmony Road. The property, formerly a farm, is primarily vacant with the exception of the farmhouse (single-family dwelling) and some out -buildings. It is in the FA1 — Farming Zone District in Larimer County. The requested zoning for this annexation is NC — Neighborhood Commercial (6.33 acres), MMN — Medium Density Mixed -Use Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood (46.40 acres). RECOMMENDATION: Staff recommends approval of the annexation and recommends that the property be placed in the NC —,Neighborhood Commercial (6.33 acres), MMN — Medium Density Mixed -Use Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood (46.40 acres) zone districts. Staff is recommending that this property be included in the Residential Neighborhood Sign District. A map amendment will not be necessary should the Planning and Zoning Board recommend that this property be place on the Residential Neighborhood Sign District Map. EXECUTIVE SUMMARY: This is a 100% voluntary annexation for a property owned by HTC, LLC (McWhinney) and Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750