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Home My WebLink AboutWATERDALE ANNEXATION & ZONING - 27-05 - REPORTS - RECOMMENDATION/REPORTWaterdale First Annexation and Zoning, #27-05A July 21, 2005 P & Z Meeting Page 6 RECOMMENDATION: Staff recommends approval of Waterdale Annexation with L-M-N, Low Density Mixed -Use Neighborhood zoning. In addition, Staff recommends placement into the Residential Neighborhood Sign District. Waterdale First Annexation and Zoning, #27-05A July 21, 2005 P & Z Meeting Page 5 south immediately to the west of the subject parcel. This area is not contained within Waterdale and is not a part of the annexation. 4. Compliance with State Law: As mentioned, the annexation has 27.77% of its perimeter boundary contiguous with the existing city boundary which exceeds the required one -sixth as mandated by State law. Further, the parcel is found to have a community of interest with the City and the parcel is expected to urbanize shortly. 5. Findings of Fact/Conclusion: In evaluating the request for the Waterdale Annexation and Zoning, Staff makes the following findings of fact: A. The annexation of this parcel is consistent with the policies and agreements between Larimer County and the City of Fort Collins, as contained in the recently amended INTERGOVERNMENTAL AGREEMENT — GROWTH MANAGEMENT AREA. B. The annexation is consistent with the terms of the Annexation Agreement voluntarily executed by the Managing Member of the American Retirement Properties, L.L.C., on June 29, 2000. This Agreement allows the City of Fort Collins to annex the parcel upon gaining the necessary one -sixth contiguity. C. The parcel meets all criteria included in State law to qualify for annexation by the City of Fort Collins. D. The requested zone district, L-M-N, Low Density Mixed -Use Neighborhood, is in conformance with the 1-25 Sub Area Plan. E. On July 5, 2005, City Council approved a Resolution which accepts the annexation petition and determines that the petition is in compliance with State law. F. Staff recommends inclusion into the Residential Neighborhood Sign District. Waterdale First Annexation and Zoning, #27-05A July 21, 2005 P & Z Meeting Page 4 City Plan Policy LU-4.5 states: "The following areas have been identified as priority for future subarea planning: • 1-25 Corridor • Mountain Vista • East Mulberry • Fossil Creek Reservoir Area" B. L-M-N Zoning The 1-25 Sub Area Plan calls for a mix of neighborhoods and densities. The Plan states: "The Low Density Mixed -Use Neighborhood classification represents, for the most part, existing residential neighborhoods that were developed in unincorporated Larimer County, and located within % mile both north and south of Mulberry Street (Highway 14), including some manufactured housing developments. The Mulberry Street corridor is more urban in character than other areas within the sub area and the proposed densities of five (5) to eight (8) units per acre in the Low Density Mixed -Use Neighborhood classification are in keeping with existing development. Two undeveloped properties, east of 1-25, are included in the low density neighborhood classification; one (35 acres) is located north of East Mulberry Street immediately east of the Cloverleaf Mobile Home Park, and the other (45 acres) is located within % mile south of East Mulberry Street, with its western border adjacent to Boxelder Creek." The entire 38.69 acres are located within 'h mile of East Mulberry Street. The parcel is under development as approved in Larimer County. Waterdale is contiguous to an existing County residential subdivision (Clydesdale Park). The parcel is also contiguous to the vacant 35 acres referred to in the Plan. Therefore, the City of Fort Collins recommends L-M-N zoning in conformance with the 1-25 Sub Area Plan. C. Boxelder Creek The Sub Area Plan identifies the 100-year floodplain of Boxelder Creek as a valuable open land amenity within the corridor. Boxelder Creek runs north-to- Waterdale First Annexation and Zoning, #27-05A July 21, 2005 P & Z Meeting Page 3 Collins the ability to annex the Waterdale project. The property will gain the necessary one -sixth contiguity by the annexation of State Highway 14 — East Frontage Road Annexation. The Managing Member is aware that the City of Fort Collins is proceeding with the annexation under the terms of the Agreement. 3. Zoning: The proposed zoning for the subject annexation is L-M-N, Low Density Mixed - Use Neighborhood. This district is intended to be a setting for a wide range 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 District 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, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. The requested zoning of L-M-N, Low Density Mixed -Use Neighborhood, complies with the 1-25 Sub Area Plan and matches the zoning recommended for the abutting vacant land to the south (State Highway 14 — East Frontage Road Annexation). 3. 1-25 Sub Area Plan: A. City Plan Principles and Policies As mentioned, the parcel is contained within the 1-25 Sub Area Plan. This sub- area plan is a component of the 1-25 Regional Communities Corridor Plan which was adopted by the City Council in November of 2001. The 1-25 Sub Area Plan was adopted on August 19, 2003. City Plan Principle LU-4 states: "More specific subarea planning efforts will follow adoption of these City Plan Principles and Policies which tailor City Plan's city-wide perspective to individual neighborhoods, districts, corridors and edges." Waterdale First Annexation and Zoning, #27-05A July 21, 2005 P & Z Meeting Page 2 COMMENTS: 1. Background: According to the policies and agreements between the City of Fort Collins and Larimer County, contained in the recently amended (November 21, 2000) INTERGOVERNMENTAL AGREEMENTS — GROWTH MANAGEMENT AREA, the City will agree to consider for annexation property in the G.M.A. when such property is eligible for annexation according to State law. The surrounding zoning and land uses are as follows: N: County — C Commercial and FA-1 Farming; Partially developed area with a mix of existing residential, commercial and vacant ground; S: County — FA-1 Farming; Vacant (State Highway 14 — East Frontage Road Annexation — Lot Two Lee Minor Land Division); E.: County — R-1 Residential; Existing residential (Clydesdale Park Subdivision); W: County - C Commercial; Existing mix of commercial, including drive -through restaurant and vacant platted parcels. The parcel gains the necessary one -sixth contiguity along the entire south property line and a portion of the west property line. Of the total perimeter boundary, the parcel has 27.77% contiguity with the city limits. This substantially exceeds the required minimum of 16.66% (one -sixth). The parcel, therefore, complies with the requirements of the INTERGOVERNMENTAL AGREEMENT — GROWTH MANAGEMENT AREA and is eligible for annexation. One of the stated intents of the AGREEMENT is to have urban development occur within the City in order that the provision of urban level services by the County would be minimized. The parcel is not an enclave. On July 5, 2005, City Council approved a Resolution which accepts the annexation petition and that the petition is in compliance with State statutes. Waterdale is a residential manufactured home park that was approved in Larimer County. It consists of 177 dwelling units at full build -out. At the time of approval, the parcel was not eligible for annexation due to lack of the necessary one -sixth contiguity with the City's incorporated boundary. 2. Annexation Agreement: On June 29, 2000, the Managing Member of the American Retirement Properties L.L.C. entered into a voluntary Annexation Agreement granting the City of Fort STAFF REPORT PROJECT: Waterdale First Annexation and Zoning, #27-05A APPLICANT: City of Fort Collins OWNER: American Retirement Properties, L.L.C. c/o Mr. Paul J. Gallenstein, Managing Member 878 Pleasure Drive Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to annex and zone a 38.69 acre parcel. The site is also known as Sunflower Manufactured Home Subdivision and located south of East Mulberry Street approximately one-half mile east of Interstate 25. Contiguity with the existing municipal boundary is gained along the entire south and a portion of the west boundaries which abut the State Highway 14 — East Frontage Road Annexation and the Interchange Lands First Annexation subdivision. The recommended zoning is L-M-N, Low Density Mixed -Use Neighborhood which is in conformance with the 1-25 Sub Area Plan. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a voluntary annexation under the terms of the Annexation Agreement for a property located within the Growth Management Area. The property satisfies the requirement that no less than one -sixth of the perimeter boundary be contiguous to the existing City boundary. The parcel is located within the 1-25 Sub Area Plan which is was adopted in August of 2003. The recommended zoning of L-M-N is in compliance with this sub area plan. The initiating resolution was passed by City Council on July 5, 2005. The item is scheduled for first reading by City Council on August 16, 2005. Staff recommends placement into the Residential Neighborhood Sign District. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT