HomeMy WebLinkAboutFRONT RANGE SECOND REZONING - 20-06 - REPORTS - RECOMMENDATION/REPORTFront Range Second Rezoning and Structure Plan Amendment
September 21, 2006 P & Z Meeting
Page 6
RECOMMENDATIONS
Staff recommends approval of the Structure Plan Amendment.
Staff recommends approval of the Front Range Second Rezoning #20-06.
ATTACHMENTS
• Vicinity Map
• Existing Structure Plan — Site and Surrounding Context
• Proposed Structure Plan — Site and Surrounding Context
• Existing Zoning — Site and Surrounding Context
• Proposed Zoning — Site and Surrounding Context
Front Range Second Rezoning and Structure Plan Amendment
September 21, 2006 P & Z Meeting
Page 5
This was not a deciding factor in Staffs evaluation. Anecdotal information indicates
that a recently built superstore in north Loveland has severely deflated market
demand for a supermarket -anchored NC district at this location.
Is the rezoning request compatible with existing and proposed uses surrounding the
subject land and is it the appropriate zoning district for the land?
Yes, as covered by evaluation of the Structure Plan Amendment. Essentially, the
original City Structure Plan found Commercial designation appropriate for the South
College corridor; and development standards are in place to achieve urban
compatibility.
Will the rezoning have adverse effects on the natural environment?
No. Under either existing or proposed zoning, the same standards for protecting the
natural environment will apply.
Will the rezoning result in a logical and orderly development pattern?
Yes, as explained under previous discussion noting the site as part of the South
College Commercial Corridor.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Front Range Second Rezoning and Amendment to the Structure
Plan, File #20-06, staff makes the following findings of fact and conclusions as
explained above:
1. This request for a Structure Plan amendment adequately demonstrates a need to
change the designation, in response to the request. Such a change would be
consistent with the City's Comprehensive Plan.
2. This rezoning request is consistent with the City's Comprehensive Plan based on
the Structure Plan amendment.
3. The proposed C - Commercial Zoning District is appropriate for this property as
an extension of the South College Commercial Corridor.
4. The proposed rezoning would not result in significantly adverse impacts on the
natural environment.
5. The proposed rezoning would result in a logical and orderly pattern.
Front Range Second Rezoning and Structure Plan Amendment
September 21, 2006 P & Z Meeting
Page 4
"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 environment, including but not limited
to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and
the natural environment'; and
(c) whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern."
Purpose Statements of the Zone Districts. For convenient reference, the purpose
statement of the C, Commercial (Section 4.17 of the Land Use Code) zone district
states:
The purpose of the C District 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.
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."
5. Staff analvsis - rezonina request.
/s the request consistent with the City's Comprehensive Plan?
Yes, if the Structure Plan Amendment is supported, then the zoning logically follows.
Zoning this site as part of the South College Commercial Corridor is an appropriate
fit with City Plan.
Have conditions changed in the neighborhood to warrant the rezoning?
Front Range Second Rezoning and Structure Plan Amendment
September 21, 2006 P & Z Meeting
Page 3
2. Context of the Proposed Structure Plan Amendment
The City Structure Plan is the primary basis for zoning decisions. An amendment is
a prerequisite to this rezoning request.
To recommend approval of this proposal, staff and the Planning and Zoning Board
have to find that: 1) the existing Structure Plan is in need of change; and 2) the
proposed changes would promote the public welfare and be consistent with the
vision, goals, principles, and policies of City Plan. These are the applicable criteria,
contained in Appendix C of City Plan.
3. Staff Evaluation - Structure Plan Amendment
Staff finds the requested Commercial Corridor designation acceptable primarily on
the grounds that the City has already found this site to be part of the South College
Commercial Corridor on the original 1997 City Structure Plan, consistent with all
aspects of Ciuty Plan; and that is still a valid perspective.
The supermarket -anchored NC district initiative which was the driving force behind
the previous rezoning, is no longer a factor. The need to change the designation to
Commercial Corridor is to expand flexibility in commercial land use while still
allowing most of the uses permitted in the current set of zone districts. Some factors
behind the requested change are the imminent construction of a super center
supermarket a few miles south of the subject property, in Loveland; and the
continuing influence of commercial corridor uses on the east side of College.
4. Rezoning Request
In order to recommend approval of this request, staff and the Planning and Zoning
Board would have to find that the rezoning 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.
The above criteria are found in subsection 2.9.4[H][2] of the Land Use Code, as
mandatory requirements for quasi-judicial rezonings. In addition, the following
subsection 2.9.4[H][3] lists additional factors that may be considered, as follows:
Front Range Second Rezoning and Structure Plan Amendment
September 21, 2006 P & Z Meeting
Page 2
This request would revert the 45-acre subject area to C, Commercial zoning, and
thereby consolidate the whole 58-acre area into C, Commercial zoning. (The
difference of 13 acres is already zoned Commercial.)
Maps of the designations are attached.
RECOMMENDATION
Approval.
EXECUTIVE SUMMARY:
The main considerations in staff support for this request are:
1: The request is to simply revert back to Commercial zoning, which has previously
been found appropriate.
2: When the current NC/MMN zoning configuration was approved in 2000, staff
found it to be appropriate, but also found that the Commercial zoning in place at that
time was appropriate as well. In other words, either land use/zoning scenario could
be appropriate and consistent with City Plan; and either provides a needed land use
designation.
3: Freestanding development has occurred on four acres at the northwest corner of
South College and Trilby, within the NC area, in a manner more consistent with
Commercial zoning than NC zoning.
Staff believes these considerations adequately support a conclusion that the
Structure Plan needs to be changed in response to this request.
BACKGROUND AND EXPLANATION:
1. The Site:
Adjoining existing zoning and land uses are as follows:
N:
Larimer County
C. FA;
suburban subdivision; hwv. commercial strip
S:
Larimer County
C, FA;
large lot subdivision; 2 lots converted to commercial
E:
Larimer County
C;
highway commercial strip
W:
Larimer County
FA;
suburban subdivision: supported living facility
The property was annexed into the City of Fort Collins as part of the Timan First
Annexation on June 7, 1988.
Fort
STAFF REPORT
ITEM NO. 16
MEETINGDATE 9/2I1n6
STAFF stave Olt
PLANNING AND ZONING BOARD
PROJECT: Front Range Second Rezoning and Structure Plan Amendment,
#20-06
APPLICANT: Commercial Building Services, Inc.
c/o Ivar Larsen
7561 South Grant Street, Suite A-4
Littleton, CO 80111
OWNERS: Lithia Real Estate Inc.
360 East Jackson Street
Medford, OR 97501
Front Range Limited Partnership
3573 East Sunrise Drive, Suite 233
Tucson, AZ 85718
COL College and Trilby, LLC
President Hunt Douglas R.E. Services
P.O. Box 320342
Tampa, FL 33679
Southgate Church, Inc.
6541 South College Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a City Structure Plan amendment and rezoning of 45. acres
located along the west side of South College Avenue from Trilby Road to Skyway
Drive. t±,
The 45 acres are part of a larger, 58-acre land area. The current City Structure Plan
and zoning map both designate an integrated pattern of NC, Neighborhood
Commercial, and MMN, Medium Density Neighborhood, and C, Commercial
Corridor, for this land area.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT