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HomeMy WebLinkAboutREIN ANNEXATION & ZONING - 21-07 - REPORTS - PLANNING OBJECTIVESPROJECT SUMMARY The owner is committed to working to achieve the goals and policies of the City Structure Plan. Some of these goals and policies are commitments to the future of the project and the owner is making these commitments with the presentation of this annexation. He will make formal commitments to these issues at the time that they are relevant to the particular phase of the design process that focuses on these issues. Our intentions are to have a high quality development that is functional, economically feasible and visually pleasing to the public. This first step in the planning process leaves a lot of these questions for the future, as they should be. The annexation is this first step. It is a commitment that the owner wishes to take at this time. He understands that it is a commitment to excellence that he is taking and wants to make for this property. POLICY GM-2.1 — ANNEXATION POLICIES The City should look favorably upon the annexation of this property for it meets all of the factors that are outlined for annexation. These factors are as such: STATUTORY REQUIREMENTS — The property meets all of the requirements that are currently enforced under State of Colorado laws. LOCATION WITHIN THE COMMUNITY GROWTH MANAGEMENT AREA This property is within the current Community Growth Management Area. PHASING OF PUBLIC SERVICES AND FACILITIES Transportation patterns for the property are established. Vine Drive provides safe and covenant access from the site to the arterial streets system for the City. Shields Street, being the closest Arterial provides access to all parts of the City. Vine Drive will be improved along the frontage of the property as development occurs improving the public services in the area of transportation and drainage. The other public services such as water, sewer and electricity are already present and the systems will be better utilized with the development of this property. The phasing of all these public improvement upgrades will proceed as the project progresses and as outlined by needs assessment that will be provided for the project in a transportation study. INFRASTRUCTURE STANDARDS The project will be provided with the standard infrastructure of water, sanitary, storm drainage, electricity, natural gas, telephone, and cable services. The infrastructure is currently developed to the site and providing these services to properties adjacent. The services will be utilized at higher efficiency levels when this property develops. The facilities for storm drainage are substandard at this time and with this development this property will be brought up to current standards. The infrastructure system will be augmented as needed to bring the property systems into conformance to City Standards as part of the project development. POLICY GM-6.1 — FEES AND DEVELOPMENT REQUIREMENTS The property will be paying its fair share of development cost through development related fee. These fees will be paid by the project at the time of Planning Department review through the filing fees for the project. More importantly the project will be accessed fees for street over sizing, water and sewer plant fees, electrical fees, building permit fees, and sales tax as part of the development process. In addition the project will provide the infrastructure of streets, sidewalks, bicycle paths, water lines, sanitary lines, and open spaces that are programmed to be completed in accordance to the Development Agreement. ENVIRONMENT POLICY ENV- 1.1 — AIR QUALITY OBJECTIVES The property is so located that at time of development it will be closer to the center core of the City and the population than most other new developments that the City is currently considering. This location will allow for the reduction of vehicle -miles traveled to and from the site over other sites that offer the same commercial opportunities. Because the property is closer to residential areas and other essential services the reduction of travel time will reduce the amount of emissions on a local area as well as on a regional basis due to the shorter travel distance to the site. The site will also enable users to utilize modes of travel that are not fossil fuel oriented. POLICY ENV-4.7 - RENWABLE ENERGY IN NEW DEVELOPMENT The layout of the site will take in consideration the orientation of structures to allow for the solar access for as many of the habitable structures as possible. Passive and active solar design will be considered for all buildings. Energy sustainability will be considered as a design criterion for the habitable structures on the site. POLICY ENV-7.2 — RISK MANAGEMENT No modification to existing floodplains or modification to structures over and through drainage courses is required to accommodate this project. NATURAL AREAS AND OPEN LANDS POLICY NOL-1.2 URBAN DEVELOPMENT This property has been identified by the City in several studies such as the Northwest Neighborhood Plan prime commercial development land that has a need within its circle of influence. The property location in proximity to the existing City Utility Center makes this land prime for complimentary commercial development since the commercial node is already established. This land is not identified on any of the various Natural Resource maps as a sensitive area. The use of this land for development will help reduce the pressure to develop other areas that are farther away from the existing developed core of the City. GROWTH MANAGEMENT POLICY GM-1.2 — MANAGEMENT AREA BOUNDARY The property is contiguous to the existing limits of the City making the property eligible for annexation. The property is also within the boundaries of the Urban Growth Area. This property has been within these boundaries since the initial growth area map was developed. From a long-term growth management plan the City has recognized that this land should be developed as commercial property and that it should be developed within the City. POLICY T-1.3 — STREET DESIGN CRITERIA The streets within and adjoining the annexation will be designed to City Standards that will minimize conflict between transportation means. POLICY T-5.2 — CONNECTIONS The project will promote pedestrian circulation by clearly defined pedestrian paths that lead to the buildings. All building entries will be formally defined and will be served by the pedestrian pathway system. POLICY Y-6.1 — STREET CROSSINGS The street crossings will be enhanced to show a predominance of the pedestrian over the automobile. These enhancements will be obvious to both motorist and pedestrians. POLICY T-7.1 — PEDESTRIAN FACILITIES Pedestrian facilities and features will be included along the pedestrian path system that are located to take advantage of views and provide staging areas for public transportation. Buildings will incorporate design elements that appeal to the pedestrian scale. Amenities such as patios, out -door dining, and courtyards that enhance the quality of life for people working at the site as well as those who visit the site will be provided. COMMUNITY APPEARANCE AND DESIGN POLICY CAD-1.4 — STREET TREE DESIGN The streetscape along the property will follow a formalized pattern to reinforce the patterns of the site -specific design of buildings, streets, and pedestrian ways. POLICY CAD-3.2 — COMPATIBLITY The project will consist of commercial buildings that will reflect the local character architecturally. The massing, colors, and detailing will contribute to the distinctive quality of the neighborhood. ECONOMIC POLICY ECON-1.2 — ECONIMIC DEVELOPMENT The project meets the goals set by the City by increasing private investment in the community, by providing primary employment opportunities and by creating a positive environment for businesses to locate. POLICY ECON-1.3 — INFRASTRUCTURE The property allows for easy access to arterial streets through the existing and established transportation grid system. The property fills into the existing grid and does not cause the grid to be expanded. PRINCIPLES AND POLICIES COMMUNITY -WIDE LAND USE POLICY LU-2.1 - CITY-WIDE STRUCTURE Regional plans for this area, being the Structure Plan and the Northwest Neighborhood Plan call for this property to be developed to its commercial potential within the CL Zoning structure. The property owners intend to develop the land in accordance to these standards, which will insure that the goals of a compact development occur. The property being adjacent to an existing major commercial /employment center for the City will be logically developed to compliment the driving force in this neighborhood. All means of transportation will be addressed by the project design so the project will link into the transportation networks existing and planned for the district. POLICY LU-2.2 — URBAN DESIGN The design and guidelines for this property will be to fit into the development fabric that has been generated by the City in its commercial and employment facilities in the neighborhood. This work starting at the Wood Street facility and now expanding west along Vine Drive set the character and design features that will be used in this development. This inclusion of design elements and features will allow this new property to plug into the developing and existing fabric of the area. POLICY LU-3.1 — GENERAL AREA DESIGNATIONS The Structure Plan for the City has identified this property as being within the boundaries of the existing Urban Growth Area. The Structure Plan further defines this area as being proper for Limited Commercial land uses. This character and nature will allow the property to relate to the Community on a neighborhood service level. It is the intention of the Owner to develop the property consistent with these overall goals. TRANSPORTATION POLICY T-1.1 — LAND USE PATTERNS The property will be developed in accordance to the current standards for, efforts to support mass transportation. Parking patterns will be in accord to current standards and will be subordinate to the buildings on the property and subordinate to the building placement. POLICY T-1.2 — MULTI -MODAL SREETS The design of this property will incorporate means of circulation that will make travel equally covenant for people no matter which means of transportation they choose. PLANNING OBJECTIVES for the REIN ANNEXATION This Document is prepared to evaluate how the property being considered for Annexation to the City of Fort Collins conforms to the Principles and Policies that the City has established for the Community. These Principles and Policies will be used to judge the property with respect to the property's role on a community wide as well as on a neighborhood basis. PROJECT LOCATION The property is located east of Shields Street on the north side of West Vine Drive. The property is regular in form with approximately 189 linear feet of frontage on Vine Drive. It extends north to the Fort Collins Irrigation Ditch and is approximately 300 feet deep. The property is about 1.2 acres in size. A signalized intersection has been added to the Vine and Shields intersection within the last eighteen months. This has been added to control and stage traffic in the area and indicates an increase in the background level of traffic in the area. It also indicates that the area is becoming increasingly urbanized. Properties adjacent to the west and the south are currently within the City of Fort Collins and are developed. The property to the west is in a transitional state and more intense urban development is appropriate due to Zoning. To the east of the property the City has developed a major employment center primarily housing the Utility Department offices and maintenance facilities. This center has continued to grow and expand over the years with the City acquiring property west of Wood Street and constructing vehicle maintenance and repair facilities on these properties. Directly and adjacent to the west of the property are commercial operations that have land uses consistent with the CL Limited Commercial Zoning District, which this property is applying for as well. This property that is asking for annexation was previously used as a home /occupation site in the County which is consistent with the application for the CL Zoning.