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Home My WebLink AboutINTERCHANGE BUSINESS PARK 1ST - ANNEXATION & ZONING - 35-05 - REPORTS - RECOMMENDATION/REPORTInterchange Business Park First Annexation and Zoning, #35-05 September 15, 2005 P & Z Meeting Page 5 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. 6. Findings of Fact/Conclusion: In evaluating the request for the Interchange Lands First 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 Mr. James R. Mokler on July 19, 2001. This Agreement allows the City of Fort Collins to annex the parcel upon gaining the necessary one -sixth contiguity. C. Upon approval of the State Highway 14 — East Frontage Road Annexation, the parcel meets all criteria included in State law to qualify for annexation by the City of Fort Collins. City Council approved the State Highway 14 — East Frontage Road Annexation on first reading on August 16. 2005. D. The requested zone district, C, Commercial, is in conformance with the I- 25 Sub Area Plan. E. Since the area contained within the annexation is primarily Boxelder Creek, Staff recommends that the parcel be included into the Residential Neighborhood Sign District. RECOMMENDATION: Staff recommends approval of Interchange Business Park First Annexation with C, Commercial zoning and that the parcel be placed into the Residential Neighborhood Sign District. Interchange Business Park First Annexation and Zoning, #35-05 September 15, 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. Commercial Zoning The 1-25 Sub Area Plan calls for the placement of commercial land uses within designated commercial corridors. The Plan states: "The Commercial Corridors classification is intended to provide for a wide range of community and regional retail uses, as well as offices, business and personal services. The majority of Commercial Corridor areas, near the 1-25 /Mulberry Street interchange are, for the most part, undeveloped. While this classification is typically the location for highway business and auto -related uses, it also presents opportunities over time to transform existing developed areas into mixed -use (including residential), multi - modal centers, concurring with the overall vision for Fort Collins." The entire area contained within the annexation is located within one-half mile of East Mulberry Street and one -quarter mile of 1-25. The parcel is under development as approved in Larimer County. Therefore, the City of Fort Collins recommends C, Commercial 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 - south on the east side of the subject parcel and is contained within the boundary of the annexation. 5. Compliance with State Law: As mentioned, the annexation has 16.97% of its perimeter boundary contiguous with the existing city boundary which exceeds the required one -sixth as Interchange Business Park First Annexation and Zoning, #35-05 September 15, 2005 P & Z Meeting Page 3 2. Annexation Agreement: On July 19, 2001, Mr. James R. Mokler entered into a voluntary Annexation Agreement granting the City of Fort Collins the ability to annex the Interchange Business Park project. The property will gain the necessary one -sixth contiguity by the annexation of State Highway 14 — East Frontage Road Annexation. Mr. Mokler 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 C, Commercial. This 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. The requested zoning of C, Commercial, complies with the 1-25 Sub Area Plan. 4. 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." Interchange Business Park First Annexation and Zoning, #35-05 September 15, 2005 P & Z Meeting Page 2 COMMENTS: 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 — Lots One and Two, Lee Minor Land Division); E.: County — R-1 Residential; Existing residential (Waterdale Subdivision); W: County - C Commercial; Existing mix of commercial and auto -related uses. The parcel gains the necessary one -sixth contiguity along a portion of the south property line. This contiguity is contingent upon the annexation of the State Highway 14 — East Frontage Road Annexation which was approved by City Council on first reading on August 16, 2005. Of the total perimeter boundary, the parcel has 16.97% contiguity with the city limits. This 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. Interchange Business Park First is the common area open space associated with a mixed -use commercial center that was approved in Larimer County. It consists primarily of a segment of Boxelder Creek. The commercial center consists of 14 platted lots. Some of these lots are developed while others remain vacant. At the time of County approval, the parcel was not eligible for annexation due to lack of the necessary one -sixth contiguity with the City's incorporated boundary. ITEM NO. 8 MEETING DATE 9/15/05 STAFF lod Chepa'-d Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Interchange Business Park First Annexation and Zoning, #35-05 APPLICANT: City of Fort Collins OWNER: Owners That Comprise More than 50% of the Land Owners in the Area and Own More than 50% of the Area Contained Within the Annexation: IBP 14 Corporation, A Colorado Corporation 255 E. Monroe Drive, Suite 4 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to annex and zone a 15.55 acre parcel. The site is located south of East Mulberry Street and east of Interstate 25 and the Southeast Frontage Road. Contiguity with the existing municipal boundary is gained along a portion of the south boundary which abuts the State Highway 14 — East Frontage Road Annexation. The recommended zoning is C, Commercial, 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. This contiguity will be achieved upon annexation of the State Highway 14 — East Frontage Road. The parcel is located within the 1-25 Sub Area Plan which is was adopted in August of 2003. The recommended zoning of C, Commercial, is in compliance with this sub area plan. The initiating resolution will be considered by City Council on September 20, 2005. The item is scheduled for first reading by City Council on November 15, 2005. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT