Loading...
HomeMy WebLinkAboutHARMONY & SHIELDS REVISED REZONING - 1-06A - REPORTS - PLANNING OBJECTIVES• The availability of Supermarkets and Grocery stores to anchor this neighborhood center has changed. • The grocery market has changed and requires sites to be more accessible and visual to build new exciting stores. • Based on these changes, the proposed zoning shift is required to successfully anchor this neighborhood center. Based on trade areas and existing store locations, Safeway is the only potential supermarket for this location and they will not locate there unless located at the corner. Without a strong supermarket anchor, this neighborhood center will not attract as quality tenants or be as viable a gathering place for this area of Fort Collins. "(3) Additional Considerations for Quasi -Judicial Rezoning. "(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;" Appropriate Planning • The requested rezoning is more compatible with existing zoning and uses than the existing zoning locations. The shift will promote neighborhood stability by moving commercial development away from neighboring single-family homes. • The requested zoning is the most appropriate zone to transition between adjacent residential properties and proposed uses to enhance and maintain the neighborhood. `(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, StomiNvater management, wildlife, vegetation, wetlands and the natural functioning of the environment:" Minimal Impacts • The property is a sustainable inflll site surrounded by existing development. • Shifting the existing zoning will not adversely impact the natural environment • Arterial streets are the most appropriate buffer to front commercial uses. "(c) Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." Smart Growth • Locating Neighborhood Conunercial zoning at corner locations is logical and typical in Fort Collins. • The proposed shift in zoning is a more orderly development pattern by locating Residential against existing residential back yards and locating commercial along busy arterial roads. We look £onward to presenting our application and supporting the smart growth of Fort Collins. Sincerely_ V � Chad Kipfer Community Development Manager Markel Homes The zoning shift will enhance the character and sense of place by appropriately moving Commercial zoning from the backyards of low -density residential homes and moving it to the corner of 2 major arterial roads. Transportation • A memorandum from Delich Associates is provided to highlight general traffic concerns and the proposed zoning shift. • The zoning shift will implement land use patterns that will support effective transit; an efficient roadway system and provide for alternative transportation modes on trails and pedestrian street design. • With the planned improvements to Harmonv Road, commercial will be more centrally located and easier to access for this area of Fort Collins. Community Appearance and Design • The proposed shift in zoning will create the best location for a Neighborhood Gathering Place for the greater neighborhood. • The requested rezoning will place commercial in the best visual and accessible location and provide for a more appropriate transition of land uses and densities to adjacent property. Economic Sustainability and Development • The zoning shift is needed to foster commercial development and encourage investment on this Property. • A successful neighborhood commercial development is more economically sustainable at the corner and will attract better commercial anchors, tenants and reduce vacancies. Housing The zoning shift will promote neighborhood stability by moving commercial development away from neighboring single-family homes. The shift in zoning is needed to appropriately transition between adjacent properties and proposed uses to enhance and maintain the neighborhood. Environment • The requested zoning is located appropriately for a commercial neighborhood center. • Commercial uses are more efficient]v accessed at the corner of two arterials as opposed to the middle of the property. Open Lands • Open lands along the western edge of the property will be maintained along the existing ditch corridor, as a trail and buffer. • This trail corridor will promote alternative modes of transportation for walkers and bicyclists. • This comtection will allow interconnectivity between existing neighborhoods and the proposed commercial center. Growth Management • The property is a sustainable infill site that will increase economic activity in the area to benefit existing residents and businesses. • City utilities and services currently exist within and adjacent to the property. (B) "Warranted by changed conditions within the neighborhood surrounding and including the subject property" The Purpose of Neighborhood Commercial Districts • "The Neighborhood Commercial District is intended to be a mixed -use commercial core area anchored by a supermarket or grocery store..." — Division 4.19 • The availability of properties to locate a Supermarket in this area of Fort Collins has changed. 7 July 2006 Cameron Gloss Planning Director City of Fort Collins 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522-0580 RE: Harmony and Shields Rezoning Application "Reason for Request" and Request for minor amendment to Structure Plan Dear Cameron Please find enclosed the required information to process our application. We request a shift to the existing NC and NIMN zones of this property and request a corresponding amendment to the City of Fort Collin's Structure Plan. The zoning shift and amendment would move the Neighborhood Commercial Center designation to the northwest comer of Harmony and Shields. The Medium Density Mixed -Use designation will transition away from the commercial comer to be contieuous with existing residential homes and the other Medium Density Mixed -Use area on the Structure Plan. It is our intention to develop the property in conjunction with a commercial developer. We are currently negotiating with Regency Centers and Safeway to develop the neighborhood center. A letter is provided from Safeway to express their interest in a comer location. We feel strongly that this request is in the best interest of Fort Collins, the existing neighborhood and the success of the new neighborhood center that will be located on the property. The existing Structure Plan is in need of the proposed amendment to reflect the proposed zoning for the following reasons. The Following Mandatory Requirements (Reason for Request) for Quasi-judicial Rezoning applications are listed as (.A) and (B) with their representative responses listed below. (A) "Consistent with the Citvs Comprehensive Plan; The proposed amendment will promote and maintain the existing public welfare and will be consistent with the vision, goals, principles and policies of City Plan as outlined below: Land Use • Neighborhood Centers are typically located at the comer of two arterial roads on the structure plan. • The zoning shift will provide a more compact urban design that will be conducive to efficient access for the larger southwest area of town.