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Home My WebLink AboutINTERCHANGE BUSINESS PARK 2ND - ANNEXATION & ZONING - 35-05A - REPORTS - RECOMMENDATION/REPORTInterchange Business Park Second Annexation and Zoning, #35-05A September 15, 2005 P & Z Meeting Page 5 5. Compliance with State Law: As mentioned, the annexation has 29.44% 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. 6. Findings of Fact/Conclusion: In evaluating the request for the Interchange Business Park Second 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 Interchange Business Park First Annexation, the parcel meets all criteria included in State law to qualify for annexation by the City of Fort Collins. ! D. The requested zone district, C, Commercial, is in conformance with the I- 25 Sub Area Plan. E. Since the parcel is commercially oriented and located at the junction of Interstate 25 and State Highway 14, Staff recommends that the parcel not be included into the Residential Neighborhood Sign District. RECOMMENDATION: Staff recommends approval of Interchange Business Park Second Annexation with C, Commercial zoning and that the parcel not be included in the Residential Neighborhood Sign District. Interchange Business Park Second Annexation and Zoning, #35-05A September 15, 2005 P & Z Meeting Page 4 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." 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 14 platted lots within the annexation are located within one -quarter mile of East Mulberry Street and 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. Interchange Business Park Second Annexation and Zoning, #35-05A September 15, 2005 P & Z Meeting Page 3 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 Second is a platted, mixed -use commercial center that was approved in Larimer County. It consists of 14 platted lots. It is partially developed. 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. 2. Annexation Aoreement: 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 Interchange Lands First 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 Interchange Business Park Second Annexation and Zoning, #35-05A September 15, 2005 P & Z Meeting Page 2 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 Interchange Business Park First Annexation. 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. 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; Partially developed but mostly vacant ground; S: County — C, Commercial; Interchange Business Park Common Area (Boxelder Creek) E.: County — C, Commercial; Interchange Business Park Common Area (Boxelder Creek) W: County - C.Commercial; Existing mix of commercial and auto -related uses. The parcel gains the necessary one -sixth contiguity along the entire south and a portion of the southeast property lines. This contiguity is contingent upon the annexation of the Interchange Lands First Annexation. Of the total perimeter boundary, the parcel has 29.44% 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. ITEM NO. 9 MEETING DATE 9/1 5/05 STAFF Tart Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Interchange Business Park Second Annexation and Zoning, #35-05A 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: 1. Archland Property 1, LLC, A Delaware Limited Liability Company 2. The Edge Sports Properties, LLC, A Colorado Limited Liability Company 3. SM Holdings, LLC, A Colorado Limited Liability Company 4. Paradigm Properties, LLC, A California Limited Liability Company 5. Den Rose Ventures, LLC 6. Stephanie A. Mokler 7. IBP 14 Corporation, A Colorado Corporation 8. Western Technical Associates, LLC A Colorado Limited Liability Company 9. Threesome Investments, LLC, A Colorado Limited Liability Company 10. VT Limited Properties, LLC, A Colorado Limited Liability Company 11) First Class Direct, Inc. PROJECT DESCRIPTION: This is a request to annex and zone a 34.08 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 the entire south and a portion of the southeast property lines which abut the Interchange Business Park First Annexation. The recommended zoning is C, Commercial, which is in conformance with the 1-25 Sub Area Plan. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT