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HomeMy WebLinkAboutVINEYARD CHURCH REZONE - 19-08 - REPORTS - RECOMMENDATION/REPORTVineyard Rezoning, #19-08 Sept 18, 2008 P & Z Meeting Page 6 NEIGHBORHOOD INFORMATION MEETING A neighborhood information. meeting is scheduled for Thursday, September 11, 2008. A summary of comments from the neighborhood meeting will be provided to the Board following the meeting. A change in zoning for the entire Vineyard Church property was proposed at three open houses for the South College Corridor Plan on July 30 and 31, 2008. Citizen comments collected at the open houses did not reflect opposition to the change in zoning designation. FINDINGS OF FACT/CONCLUSIONS After reviewing the Vineyard Rezoning, #19-08, staff makes the following findings of fact and conclusions as.explained above: 1. This rezoning request is consistent with the City's Comprehensive Plan based on the Structure Plan designation. 2. The proposed C - Commercial Zoning District is compatible with the existing and surrounding uses and zoning. 3. The proposed rezoning would not result in significantly adverse impacts on the natural environment. 4. The proposed rezoning would result in a logical and orderly pattern of development. RECOMMENDATION Staff recommends approval of the Vineyard Rezoning - #19-08. ATTACHMENTS: Site Vicinity Map Existing Zoning Map Proposed Zoning Map Existing Structure Plan Map Applicant's Rezoning Petition Applicant's Written Statement Applicant's Rezoning Exhibit Vineyard Rezoning, #19-08 Sept 18, 2008 P & Z Meeting Page 5 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. The rezoning request is compatible with the existing and proposed uses surrounding the subject land and is an appropriate zoning district for the land. Uses immediately north of the property include a natural area, an approved residential subdivision and vacant land zoned Community Commercial District. East of South College Avenue is a variety of existing commercial businesses. There are an existing church, auto dealership and various commercial uses south of the subject property. This change in zoning is a logical extension of the zoning from the south and east and provides continuity in zoning along the College Avenue corridor. 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 functioning of the environment. There is no evidence that the rezoning will result in significant adverse impacts to the natural environment on- or off -site. The subject property is an undeveloped site and any future development plan on the property will be subject to and reviewed for compliance with the environmental resource protection standards contained in Division 3.4 of the Land Use Code. C. Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. Yes. As explained under the Structure Plan Designation section, the rezoning will result in a logical and orderly development pattern. The existing zoning on the south and east sides of the property is Commercial and rezoning the portion of the subject property that has frontage along College Avenue is a logical continuation. Preserving the remainder of the Vineyard property as Community Commercial would provide a transition area between the properties on the north and west and the proposed Commercial area along the highway. Vineyard Rezoning, #19-08 Sept 18, 2008 P & Z Meeting Page 4 Analysis Based on Rezoning Review Criteria The request to rezone is considered quasi-judicial (versus legislative) since the parcel is less than 640 acres. There are two standards that may be used in evaluating a request for a quasi-judicial rezoning. These standards, and how the request complies, are summarized below: A. Any amendment to the Zoning Map shall be recommended for approval only if the proposed amendment is consistent with the City's Comprehensive Plan; and/or. As stated above under the Structure Plan Designation, that the proposal is consistent with the Structure Plan Designation of Commercial Corridor District. The Structure Plan is an element of City Plan, the City's Comprehensive Plan. B. Any amendment to the Zoning Map shall be recommended for approval only if the proposed amendment is warranted by changed conditions within the neighborhood surrounding and including the subject property. Conditions have changed in the neighborhood to warrant the rezoning. Phase One of the Southwest Annexation occurred in 2006 and resulted in properties to the east and south of the subject parcel being placed in the Commercial zone district. Those properties that were annexed in Phase One of the Southwest Annexation have the same Structure Plan designation as the property currently being considered for rezoning to Commercial District. While physical conditions have not changed in the surrounding area or on the subject property, the change in City boundaries and the resulting zoning designation when those properties were annexed warrants a change to the subject property for consistency along the South College Avenue frontage. In addition to the above factors, Subsection 2.9.4[H][3] provides factors that may be considered along with the mandatory requirements for quasi-judicial rezonings. Staff has prepared a response to each of the additional factors, demonstrating how the optional criteria could also be met: "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: Vineyard Rezoning, #19-08 Sept 18, 2008 P & Z Meeting Page 3 The intent and purpose of Commercial Corridor District as described in City Plan is as follows: "Commercial Districts include a wide range of community and regional retail uses, as well as offices, business and personal services, and to a lesser extent, residential uses. While these districts are typically the location for highway business and auto -related uses, they also offer opportunities to create new areas and transform existing developed areas, over time, from being exclusively auto -oriented places to being a series of mixed -use, multi -modal centers which relate better to the community as a whole and to surrounding residential neighborhoods." The proposed rezoning is located along a State highway (South College Avenue) and is consistent with the Commercial Corridor District Structure Plan designation. 3. Request to rezone from Community Commercial, CC to Commercial, C: Purpose of the CC and C Zone Districts For convenient reference, the purpose statements of the two zone districts in question are listed below. Purpose of the CC — Community Commercial District: • Community Commercial District provides a combination of retail, offices, services, 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. Purpose of the C — Commercial District: • The Commercial District is intended 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. Vineyard Rezoning, #19-08 Sept 18, 2008 P & Z Meeting Page 2 4. The proposed Commercial District will be surrounded by Community Commercial District zoning on the north and west which buffer the Commercial zoning from the residential and natural area uses in the vicinity. 5. The South College Corridor Plan is recommending the site be rezoned to Commercial District. Citizen comments at Plan open houses did not oppose the change in designation. BACKGROUND: 1. The Site: The entire Vineyard Church property consists of 26.93 acres and is located on the west side of South College Avenue, just north of Crestridge Drive. Vineyard Church is requesting 8.68 acres of the eastern portion of the property to be rezoned to Commercial District. The property proposed for rezoning is currently undeveloped, with Crestridge Drive forming the southern boundary. The adjoining existing zoning and land uses are as follows: N: CC and POL: undeveloped property, approved Waterstone Aparements development and existing Redtail Grove Natural Area. S: CC and C; existing church (Dayspring Christian Church), existing auto dealership (Tynan's Nissan) and various commercial/office uses E: C; various existing commercial uses (South 13 Subdivision) W: CC and UE; undeveloped property, existing railroad, existing single- family residential (Ader Estates) to be annexed in 2010 and zoned Urban Estate The property was annexed into the City of Fort Collins as the Skyview Ltd. Annexation in February 1989. 2. Structure Plan Designation: The Structure Plan, an element of the City's comprehensive plan, is a map that sets forth a basic pattern of development, showing how Fort Collins should grow and evolve over the next 20 years. The map currently designates the property as Commercial Corridor District (see Attached Map). The proposed zoning, Commercial District, is in accordance with the Structure Plan designation. of �tr PROJECT: Vineyard Rezoning - #19-08 APPLICANT: Russell Lee VFR Design, Inc. 401 W. Mountain Ave. Fort Collins, CO 80524 OWNERS: Vineyard Church 1201 Riverside Ave. Fort Collins, CO 80524 PROJECT DESCRIPTION: Planning & Zoning Board STAFF REPORT Item #: 1:�L Meeting Date �Eln „� Staff: SbHlzy Thisis a request to rezone an 8.68 acre parcel located on the west side of College Avenue immediately north of Crestridge Drive. The current zoning district designation is Community Commercial (CC) District. The applicant proposes zoning of Commercial (C) District. A Structure Plan amendment is not necessary for this rezoning request. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Several main considerations underlie Staff support for this rezoning request: 1. The City's Structure Plan includes this parcel in the Commercial Corridor District. The proposed zoning, Commercial District, is consistent with the Structure Plan Designation. 2. The proposed Commercial Zoning District will be surrounded by the Community Commercial Corridor District on three sides (north, west and south). 3. This property is adjacent to the Commercial District on the south and east. A majority of properties with College Avenue frontage between Harmony Road to the north and Trilby Road to the south are zoned Commercial District.