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Home My WebLink AboutCHRIST CENTER COMMUNITY CHURCH - REZONING - 29-09 - REPORTS - RECOMMENDATION/REPORTChrist Center Community Church, Rezoning, R-L to L-M-N, #29-09 October 15, 2009 P & Z Hearing Page 5 low point. It is highly doubtful that any future development would incur the cost of modifying this pond. In fact, with the new requirements to provide water quality, there is a likelihood that new development would be required to enlarge and upgrade this pond. 8. Findings of Fact/Conclusion: In evaluating the request for Christ Community Church Rezoning, Staff makes the following findings of fact: A. The request is less than 640 acres and, therefore, is considered quasi-judicial. B. The rezoning satisfies the criteria of Section 2.9.4(H) in that the request is consistent with the Structure Plan Map, an element of City Plan. C. The rezoning is warranted by the changing conditions of the subject property due to the fact that the original plans for a variety of facilities on a campus have been scaled back. D. A neighborhood meeting was held on August 24, 2009. The land uses, residential density and character of L-M-N development are generally found to be compatible with the surrounding area. E. The rezoning would not have an adverse impact on any natural habitat or feature and the rezoning would result in a logical and orderly development pattern. F. Any subsequent development proposal will be subject to a review process as prescribed in the L-M-N zone district. RECOMMENDATION: Staff recommends approval of Christ Center Community Church, Rezoning from R-L, to L- M-N, #29-09. Christ Center Community Church, Rezoning, R-L to L-M-N, #29-09 October 15, 2009 P & Z Hearing Page 4 Stated another way, it would be inappropriate to allow an R-L development at the corner of two arterials, across the street from a shopping center and a major employer. If the 23 acres were developed as an R-L project, the following design parameters would be required: Maximum density of 3.0 dwelling units per acre; Minimum of 6,000 square foot lots; Minimum lot width of 60 feet; No duplexes, multi -family, or mixed -use dwellings allowed. Rezoning the parcel to L-M-N would be consistent with a logical and orderly development pattern. 7. Neiohborhood Information Meetin A neighborhood meeting was held on August 24, 2009. A summary of this meeting is attached. Concerns expressed at the meeting included increased traffic, loss of open space, potential density, and status of the existing stormwater detention pond. While all the issues raised were addressed, the neighborhood was reminded that there is no development proposal at this time and that the only issue for consideration is the proper zoning for the property. Any future project would have to go through the Project Development Plan process. With regard to, increased traffic, the site is well -served by being at the corner of two arterial streets. A new right -turn lane for westbound Drake to northbound Lemay will be constructed in 2010 which will relieve congestion at the intersection. Any development proposal that is deemed to have a traffic impact will be required to submit a transportation impact study. With regard to the loss of open space, the church has been generous in providing and maintaining an athletic field on the east side of the property for public use. This area is approximately 11 acres and includes the stormwater detention pond. Development of this site would mean the loss of private open space but public open space is provided at Warren Park and Edora Park. With regard to potential density, the L-M-N allows duplexes, and multi -family dwelling units up to eight units per gross acre. The maximum height for single family and duplexes is 2.5 stories. Multi -family would not be allowed to exceed 12 units per building and the maximum height is three stories. With regard to the status of the existing stormwater detention pond, there are no plans to move, alter or reduce this pond. The pond is located in the southeast corner of the property because that is the natural low point of the site and will continue to be the natural Christ Center Community Church, Rezoning, R-L to L-M-N, #29-09 October 15, 2009 P & Z Hearing Page 3 and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. A neighborhood shall be considered to consist of approximately eighty (80) to one hundred sixty (160) acres." The proposed rezoning is supported by the Structure Plan Map, an element of City Plan. 3. Section 2.9.4(H)(2)(b) — Changed Conditions: The change is that First Christian Church has become the Christ Community Christian Church with a significantly scaled -back mission. There is no longer the desire to develop facilities associated with a large congregation on a campus. Consequently, the land reserved for future expansion is no longer needed as originally conceived. 4. Section 2.9.4(H)(3)(a) — Compatibility: The parcel is at the intersection of two arterial streets. To the west is Scotch Pines Neighborhood Shopping Center. To the northwest is Woodward Governor. To the north is Parkwood Lake. To the east and south are the rear yards of single family detached homes of Lake Sherwood. The 23 acres will act as a transition between the more intense land uses associated with the arterial streets and the residential neighborhood. The proposed zoning, L-M-N, allows land uses that relate to the arterial streets and yet provide an effective transition for the Lake Sherwood neighborhood. 5. Section 2.9.4(H)(3)(b) — Impacts on Natural Environment: The rezoning will not have an adverse impact on the natural environment. There are no natural habitats or features on the site. The existing stormwater detention pond will be preserved. 6. Section 2 9 4(H)(3)(c) — Logical and Orderly Development Pattern: It is entirely consistent with City Plan to have an L-M-N district next to an R-L district. L-M- N zoning allows for a mix of land uses that are complementary to low density neighborhood and yet offer a wider range of housing densities. Christ Center Community Church, Rezoning, R-L to L-M-N, #29-09 October 15, 2009 P & Z Hearing Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows N: R-L; Parkwood Estates S: R-L; Lake Sherwood E: R-L; Lake Sherwood W: N-C; Scotch Pines Village NW: E; Woodward Governor The property was included in the 76-acre Vance First Annexation in 1976. The church was originally approved as the First Christian Church P.U.D. in 1980. An addition was approved in 1984. In March of 1997, the City of Fort Collins implemented the newly adopted Comprehensive Plan called City Plan. This implementation involved re -zoning the entire City into new zone districts with certain exceptions for developed properties that were not anticipated to re -develop. The primary exception was existing neighborhoods which retained their underlying pre -City Plan zone of R-L, Low Density Residential. Examples include Stonehenge, Parkwood Estates, Parkwood East, Lake Sherwood and Nelson Farm — all residential neighborhoods on the east side of Lemay Avenue between Stuart Street on the north, Horsetooth Road on the south and the U.P. railroad tracks on the east. First Christian Church, now Christ Center Community Church, was included in the category of an established neighborhood. At the time of the adoption of City Plan, the vacant portions of the church property were considered to be reserved for expansion of church -related facilities in a campus setting. 2. Section 2 9 4(H)(2)(a) — Consistency with the Comprehensive Plan: The Structure Plan Map indicates the 23-acre parcel to be "Low Density Mixed -Use Neighborhood." According to the Land Use Code: The Low Density Mixed -Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the L-M- N is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, of F Collins iiEMNO Li MEETING DATE d4UA0ER /S..20d9 STAFF sN PAS PLANNING & ZONING BOARD PROJECT: Christ Center Community Church, Rezoning, R-L to L-M-N, #29-09 APPLICANT: Christ Center Community Church c/o BHA Design 1603 Oakridge Drive Fort Collins, CO 80525 OWNER: Christ Center Community Church Board of Trustees 2700 South Lemay Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to rezone 23.5 acres, located at the southeast corner of South Lemay Avenue and Drake Road, from R-L, Low Density Residential, to L-M-N, Low Density Mixed -Use Neighborhood. The site is home of the Christ Center Community Church but was originally developed in the early 1980's by the First Christian Church. The existing church is flanked by vacant land that was originally set aside for future expansion for a variety of church -related functions and activities in a campus setting. Christ Center Community Church has now scaled back these future expansion plans and the vacant land is no longer needed for a campus. EXECUTIVE SUMMARY: The request is less than 640 acres and, therefore, is considered quasi-judicial. The rezoning satisfies the criteria of Section 2.9.4(H) in that the request is consistent with the Structure Plan Map and warranted by the changing conditions of the subject property. A neighborhood meeting was held on August 24, 2009. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750