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Home My WebLink AboutSCHRADER PROPERTY REZONING, 320 N. COLLEGE - 7-05 - REPORTS - RECOMMENDATION/REPORTSchrader Property Rezoning April 21, 2005 P & Z Meeting Page 5 the floodplain will be protected and natural habitat, wildlife movement, floodplain and recreational values will be maintained. Redevelopment opportunities will be permitted. B. Any amendment to the Zoning Map shall be recommended for approval only if the proposed amendment is warranted by changed conditions within the neighborhood surrounding and including the subject property. The request is warranted by a change in conditions within the neighborhood and on the subject property. Since the time that this property was zoned into the T District, the neighborhood has undergone a shift in land uses; new buildings have been constructed or are in the planning stages. The former Giddings Machine Shop building on Willow Street has undergone a conversion to a small-scale performance facility occupied by the Bas Bleu Theatre. A site adjacent the theatre has been cleared and is in the design stage for a future housing project. As mentioned, the subject property has changed significantly. The applicant has demolished structures and built a new office building for Schrader Oil Co. as well as an adjacent truck wash facility. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for Amendment to the Zoning Map for the Schrader Property at 320 N. College Avenue, with a designation of RDR, Staff makes the following findings of fact: A. The subject area is designated on the City Structure Plan as "Downtown" and with the "Poudre River Study Area". The request is therefore consistent with the City Structure Plan. B. The proposed amendment is warranted by changed conditions within the neighborhood surrounding and including the subject property. C. The request fulfills a condition of approval made by the Zoning Board of Appeals of a variance request on the subject property that was granted in 2003. RECOMMENDATION: Staff recommends approval of the request to amend the zoning map from T- Transition to RDR for a parcel containing 5 ± acres; File #7-05. Schrader Property Rezoning April 21, 2005 P & Z Meeting Page 4 The purpose for the R-D-R zone is stated as: "The River Downtown Redevelopment District is intended to establish the linkage between Old Town and the River through redevelopment of the Cache La Poudre River (the "River") corridor. This district offers opportunities for more intensive redevelopment of housing, businesses and workplaces to complement Downtown. Improvements should highlight the historic origin of Fort Collins and the unique relationship of the waterway and railways to the urban environment as well as expand cultural opportunities in the Downtown area. Any significant redevelopment should be designed as part of a master plan for the applicable group of contiguous properties. Redevelopment will extend the positive characteristics of Downtown such as the pattern of blocks, pedestrian -oriented streetfronts and lively outdoor spaces." It is the opinion of staff that the zoning is consistent with the following policy of City Plan. Policy PRC-1 River Segments — The Poudre River Corridor has distinct segments containing unique characteristics, opportunities, and constraints as defined below. c. Historic and Cultural Core Segment (College Avenue to Lemay Avenue). This segment of the river includes many of the community's oldest and most significant historic and cultural features, the Old Town Historic District, and the Downtown. Land Uses in the area should be more flexible than in other river segments and emphasize connecting the river to Downtown, providing multi- purpose spaces that celebrate the historic relevance of the river to the community, continue the important and unique relationship between the waterway and surrounding urban environment, and maintain those natural elements of the river as it passes through the Downtown. To the extent feasible, Schrader Property Rezoning April 21, 2005 P & Z Meeting Page 3 Surrounding Zoning and Existing Land Use Existing Land Use Existing Zoning North CSU Engine Lab (housed RDR/POL in former Power Plant)/Northside Aztlan Center East Bas Bleu Theatre, RDR Industrial Uses South Motorcycle Repair Shop, RDR/D Restaurant (housed in former rail station), Feed Store, Retail West Vacant, Poudre River D trail, Restaurant (Taco John's 3. Standards — Section 2.9.4 (H): The request to rezone is considered quasi-judicial since the parcel is less than 640 acres. There are two standards that must be used in evaluating a request for a quasi-judicial rezoning. These standards and an explanation of how the request complies are summarized below: A. Any amendment to the Zoning Map shall be recommended for approval only if the proposed amendment is consistent with the City's Comprehensive Plan. The City Structure Plan, an element of the City's comprehensive plan, is a map that sets forth a basic framework, showing how Fort Collins should grow and evolve over the next 20 years. The map designates the subject property as "Downtown" and included in the `Poudre River Study Area" overlay. Within this "Poudre River Study Area", the applicable zone district for the property is R-D-R, River Downtown Redevelopment. Schrader Property Rezoning April 21, 2005 P & Z Meeting Page 2 COMMENTS: 1. Background In March of 1997, as part of the comprehensive rezoning of the City, all properties were to be zoned based upon new zone district classifications created under City Plan. Staffs recommended zoning for the subject property was RDR. The property owner wanted I, Industrial. The property owner was given an option of accepting staffs recommendation (RDR) or placing the property in the T Zone, pending further discussions with staff and a future rezoning process decision. The owner chose to have the property placed into the T Zone. At that time, the City and County were also engaged in a joint study of the Poudre River and it was thought that the process would result in a more detailed land use analysis and then possible additional zoning changes. The City opted to rely on the Poudre River Corridor chapter of the new City Plan, and the corresponding zoning districts that were adopted. During 2002, the property owner prepared development plans to demolish an office building on the site and an ancillary service area and construct a new office building and truck wash facility. In order to receive approval to construct new structures on this property in the T zone, the owner would have either: 1) received a variance from the Zoning Board of Appeals, or rezoned the property to River Downtown Redevelopment (RDR). The owner selected to seek a variance approval from the ZBA instead of a rezoning. On January 9, 2003, the ZBA granted a variance to permit the proposed construction within the T zone district. This approval was conditioned upon the rezoning of the property into the RDR district within six months of issuance of a temporary Certificate of Occupancy for the new office building. With the construction recently completed, the proposed rezoning action is intended to fulfill the owner's obligation on the ZBA's approval. 2. Existinq Conditions The rezoning area contains a gas station/convenience store, office building, truck wash facility and Burlington Northern/Santa Fe railroad tracks. ITEM NO. 4 MEETING DATE 4/21/05 STAFF (`2111GMn G-IOSS Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Schrader Property Rezoning [Type II Planning and Zoning Board Review] File # 7 -05 APPLICANT: Brad March March, Olive & Pharris, LLC 110 E. Oak Street Fort Collins, CO 80524 OWNER: Wayne K. Schrader and Schrader Oil Company 320 N. College Avenue Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a recommendation to City Council for a request to rezone a parcel owned by Schrader Oil Company and the abutting Burlington Northern Santa Fe right-of- way, presently zoned T (Transition), to River Downtown Redevelopment (RDR). The subject site consists of 5 ± acres located south of Willow Street and east of College Avenue. EXECUTIVE SUMMARY: Staff has reviewed the request and determined that the proposal is in compliance with City Plan and the criteria for approval contained in Section 2.9.4 of the Land Use Code. The proposed RDR zoning would make this parcel and abutting railroad right-of-way consistent with the City Structure Plan designation and the zoning designation of the former Power plant site to the north and properties lying to the south and east. STAFF RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT