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HomeMy WebLinkAboutNORTHEAST CORNER OF EAST PROSPECT ROAD & I-25 - REZONING - 16-07 - DECISION - MINUTES/NOTESPlanning & Zoning Board September 20, 2007 Page 10 Member Schmidt made a motion to approve rezoning of 25.17 acres of Commercial (C) and 118.17 acres of Public Open Lands (POL) to Employment (E) on the southwest corner of East Prospect and 1-25, # 04-04A. Member Smith seconded the motion. Motion was approved 7-0. Member Schmidt asked if staff was comfortable with the reduction of I -Industrial land inventory. Staff member Waido responded yes. Northeast Corner of East Prospect Road and 1-25 Member Schmidt made a motion to approve changes to the 1-25 Subarea Plan based on the matrix found on pages 13-16 of the staff report. Member Smith seconded the motion. Motion was approved 7-0. Member Schmidt made a motion to approve changes to the Structure Plan Map on the northeast corner of East Prospect and 1-25. Member Rollins seconded the motion. Motion was approved 7-0. Member Schmidt wanted to thank the applicant for taking the time to meet with the neighbors to consider their concerns and for working with affected interests on the water issues and creek mitigation. Member Schmidt made a motion to approve rezoning of the northeast corner of East Prospect and 1-25 as listed on page 19 of the staff report. Member Wetzler seconded the motion. Motion was approved 7-0. Other Business: None. Meeting adjourned at 12:00 a.m. Cameron Gloss, Director David Lingle, Chair Planning & Zoning Board September 20, 2007 Page 9 former City Engineer Don Bachman, Cache la Poudre Irrigation Company, Poudre Valley School District and a local developer, they developed a cross section profile of future Prospect ROW which is in use today. • Greeley Water Extension & Transmission Project (GWET) GWET is a 60" diameter waterline delivering water from their pre-treatment plant NW of Fort Collins to Greeley. In its nominal configuration, the bottom of the pipeline is to be placed on top of approximately 2 feet of gravel and covered with at least 60" of soil making the total depth of their pipeline excavation and backfill approximately 12 feet. The 2007 segment of this project included a crossing of Prospect Road at McLaughlin Lane, a crossing of 1-25 at a location north of Prospect and completion to a point in the vicinity of the Fort Collins Airpark. The 1-25 crossing is particularly complicated since three irrigation company canal crossings, the Boxelder Creek crossing, a Boxelder Sanitation District sewer line crossing as well as various other utility crossings are located in close proximity to one another. The White's facilitated several public/private meetings with representatives from Greeley, Timnath, Boxelder Alliance, City Transportation/Engineering and Stormwater Departments, the Poudre Valley School District, Boxelder Sanitation District, CDOT, a group of affected landowners, and others to discuss details of the project. They worked closely with Poudre Valley School District personnel regarding crossing of the GWET project across the District's and White's properties. Public Input None Member Schmidt noted on the SW side employment zoning is proposed rather than commercial because of the buffering needed for the Boxelder Ditch. On the other side of the interchange it appears there would be more commercial. Staffinember Waido replied yes, with the loss of commercial on the west side, they looked to the east for increased commercial zoning. That came after working with stakeholders who agreed that commercial with employment buffering would be preferred. Member Schmidt asked it this would not continue to be an activity center? Waido responded we would also amend our activity center boundary to coincide with the outside periphery of the commercial zone. There would need to be a commercial mass to produce the revenue needed to improve the infrastructure (including funding for the interchange.) Member Schmidt said she is in support of the changes, the main reason being the changes driven by the Town of Timnath. With the increase in the intensity of use, it would be an appropriate thing to provide services in the interchange area —connect the whole region with good land use patterns. Southwest Corner of East Prospect Road and 1-25 Member Schmidt made a motion to approve changes to the 1-25 Subarea Plan based on the matrix found on pages 8-12 of the staff report. Member Campana seconded the motion. Motion was approved 7-0. Member Schmidt made a motion to approve changes to the Structure Plan Map on the southwest corner of East Prospect and 1-25. Member Campana seconded the motion. Motion was approved 7-0. Planning & Zoning Board September 20, 2007 Page 8 Stokes provided the following background information. The Natural Resources Department's Natural Areas Program completed purchase of the Resource Recovery Farm (RRF) as a scenic and open lands buffer in 2003. At the time of purchase, the eastern portion of the RRF was not described as an area of interest to the Natural Areas Program in the Natural Areas Policy Plan, nor the various community separator plans adopted by the City. Because the eastern portion was not shown in these plans, and because it has low natural resource values, Natural Areas Program staff embarked on a planning process to help guide the property's ultimate management and disposition status. In August of 2005, the Natural Resources staff shared a series of options for the RRF property with the City Council and requested policy direction. The City Council indicated its general preference for a higher level of "commercial" use for the property. Based on Council's perspective, the Natural Resources Department staff concludes that rezoning a substantial portion of the property (118 acres) from POL, Public Open Lands to E, Employment would be in the best interests of the City They are retaining a buffer around Boxelder Creek. The rezoning would allow the property to be used for economic development purposes. At the same time, it would allow the property to be developed in a manner that preserves aesthetically pleasing views from 1-25 as well as protects adjoining areas with high natural values (namely Box Elder Creek and the Running Deer Natural Area). The rezoning excludes Boxelder Creek, it will remain zoned POL. Wendi Birchler of Norris Design, representing the property owners (Rick & Dave White) reported they have been very involved is a series of planning related studies/projects for the interchange, the surrounding area, and along the 1-25 corridor. II�I� IIIIIIIIIIIIII ° n Listed below is a summary of their involvement ������li �il�l�llll' II��h�IiI�I�IIIpII Illor"' • Boxelder Creek Regional Storm water Alliance. They've served from the inception of the Boxelder Alliance until present as the representative for a group of private property owners including landowners, the City, Town of Wellington, Larimer County, and the Colorado Water Conservation Board, who equally funded the storm water master plan. • The Whites attended North 1-25 Environmental Impact Study Technical Advisory Committee meetings. They've organized group of landowners in the neighborhood of 1-25/Prospect and advised them of interchange issues. They met regularly with City Transportation staff as well as CDOT and consultants on the North 1-25 EIS project. With City Transportation staff and other property owners, they've influenced the proposed alignment and details of the Prospect/1-25 interchange to the advantage of the City. They facilitated meetings between North 1-25 EIS and Boxelder Creek Storm water Alliance to resolve mutual issues. They researched and resolved historic preservation issues with the North 1-25 EIS team. • Prospect Road Improvements. The Smiths organized a group of local property owners concerned about issues pertaining to future Prospect Road improvements. They coordinated regularly with City Transportation and Engineering staff. They facilitated series of public/private meetings with the City, Town of Timnath Engineer, and local property owners to address future improvements to Prospect before they became problems. These issues included : Boxelder Creek crossing of Prospect west of 1-25, Greeley Water Extension & Transmission Project (GWET) crossing of Prospect, Boxelder Sanitation District sewer crossing of Prospect at McLaughlin Lane, Relocation of the Timnath Inlet canal to allow future widening of Prospect, Prospect / County Road 5 intersection issues, Boxelder Creek stormwater overflow canal crossing of Prospect (the Grand Canal). With the Town of Timnath, Planning & Zoning Board September 20, 2007 Page 7 was planned for the potential location of a regional/community shopping center. The NE quadrant of the Prospect interchange was designated as a mix use activity center with commercial, industrial, and residential uses. • Employment and industrial districts adjacent to 1-25 are to be designed in a manner as to maintain a perception of openness through the corridor. • Secondary uses (retail and highway -oriented commercial uses) typically permitted in employment/industrial districts will be required to be set back at least'/4 mile from 1-25 to avoid a commercial strip appearance along 1-25. • Detached single-family residential development is prohibited within 1/4 mile of 1-25. • Low density, mixed -use neighborhoods are to be concentrated within'/2 mile of Mulberry Street. • The balance of areas planned for residential development were to be urban estate developments. • The City's Resource Recovery Farm is to be preserved as open space. • The subarea eventually would be served with multi -modal transportation options. A supplemental street system will facilitate movement within the subarea, thus, diminishing the need to utilize 1-25 for short trips. • Most undeveloped land within the subarea is expected to annex prior to development. Regulations contained in the Land Use Code both applicable to the 1-25 corridor and more generally throughout the community are intended to have employment/industrial districts designed in a manner to maintain openness through the use of: setback requirements, maximum building frontage allowances, restricting building heights, and proper management of floodplains. Minimum building setback requirements are 205 feet from the centerline,of I-25. Maximum building frontage allowance is 50% at the 80 foot minimum setback from the property line, which can be expanded to 60% at an increased setback of 120 feet. Building heights are restricted to 44 feet within 600 feet from the property line adjoining 1-25. The Prospect interchange represents a key community gateway, combining a balance of economic development and open space preservation. It is logical the interchange maximize the ability for the development of a mix of commercial and employment uses. Changes in the surrounding neighborhood warrant consideration. Land use plans by other jurisdictions are changing the character of areas east of 1-25 from the rural, low -density residential, areas to more intense urban uses. Interchanges are desirable sites for regional serving retail uses. Competition for sales tax dollars is different in 2007. The City's development standards will require adequate public utilities and infrastructure to be in place to assure an orderly development pattern. Prospect interchange will not be funded by CDOT or FHWA. Local revenue sources must be found for interchange improvements. Staff is recommending changes to the 1-25 Subarea Plan and the City Plan, Structure Plan map and the following rezoning: • 143.34 acres located in the southwest corner of East Prospect Road & Interstate 25 into the E, Employment District. • In the northeast of 86 acres of I, Industrial to 66 acres of C, Commercial and 20 E, Employment and approval of rezoning 19 acres from UE, Urban Estate to E, Employment to create a 39 acre E zoned buffer between the C, Commercial zoned area (a total of 96 acres) and residential areas to the north and east. Chair Lingle asked Natural Resources Director John Stokes to outline the natural resource value of that land. Member Schmidt also asked if there would be enough buffering of the Boxelder Creek. Planning & Zoning Board September 20, 2007 Page 6 all development must either build the improvement or have funding appropriated that will cover improvement costs. The regulations covering rezonings in the City of Fort Collins are contained in Division 2.9 of the Land Use Code. Section 2.9.4 (H) (2) indicates the following: Mandatory Requirements for Quasi -Judicial Rezonings. Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less (a quasi- judicial rezoning) shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the City Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. Section 2.9.4 (H) (3) of the Land Use Code indicates the following: Additional Considerations for Quasi -Judicial Rezonings. In determining whether to recommend approval of any such proposed amendment, the Planning and Zoning Board and City Council may consider the following additional factors: (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; (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, stormwater management, wildlife, vegetation, wetlands and natural functioning of the environment; (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. Interstate 25 Subarea Plan Concurrent with the development of the 1-25 Subarea Plan, was a multi -jurisdictional cooperative planning effort to develop the Northern Colorado Regional Communities 1-25 Corridor Plan. The planning boundaries of the two efforts overlapped. The regional plan studied the 1-25 corridor from County Road 52 on the north to an area south of the Town of Berthod, while the subarea plan studied the area from County Road 52 to County Road 32 (Carpenter Road). The most significant difference between the two plans is that the subarea plan (adopted in November 2001) dealt with land uses in more detail than the regional plan. The regional plan was based on existing land use plans of the participating jurisdictions. The regional plan focused on developing a set of design standards, a transportation element, and open lands/natural areas policies. In 2003, the City adopted the 1-25 Subarea Plan as an element of City Plan. The key points, conclusions, and policies of the 1-25 Subarea Plan are summarized as follows: • The 1-25 Subarea Plan mainly deals with the area located east of 1-25 from around the Prospect Road interchange on the south to County Road 52 on the north, and County Road 5 on the east. • No change in the City's GMA boundary was proposed. • Two activity centers were identified: one at the Mulberry Street interchange and the other at the Prospect Road interchange. The NE quadrant of the Mulberry interchange Planning & Zoning Board September 20, 2007 Page 5 Hearing Testimony, Written Comments and Other Evidence Chief Planner Ken Waido reported staff is recommending changes to the I-25 Subarea Plan and the City Plan, Structure Plan map and the rezoning of 143.34 acres located in the southwest corner of East Prospect Road & Interstate 25 into the E, Employment District. In the northeast corner, staff is recommending approval of the amendments to the 1-25 Subarea Plan and the City Plan Structure Plan map and the rezoning of 86 acres of I, Industrial to 66 acres of C, Commercial and 20 E, Employment and approval of rezoning 19 acres from UE, Urban Estate to E, Employment to create a 39 acre E zoned buffer between the C, Commercial zoned area (a total of 96 acres) and residential areas to the north and east. The review of land uses and zoning around the Prospect Road/1-25 interchanged is based on: 1. City Council direction indicating the Council's general preference for a higher level of "commercial" use for portions of the former Resource Recovery Farm property located in the SW quadrant of the Prospect Road/1-25 interchange. Staff has concluded that rezoning a substantial portion of the property, 25 acres from C, Commercial and 118 acres from POL, Public Open Lands to E, Employment (for a total of 143 acres of E, Employment) would encourage new businesses and expansion of local businesses while preserving the area as an attractive community gateway and would be in the best interests of the City. 2. Simultaneously, the City received a rezoning request from the owners of property in the NE quadrant of the Prospect Road/1-25 interchange requesting a change in zoning of 86 acres of I. Industrial. Staff decided to review the land uses around the interchange as a result of the rezoning requests from the City and the private property owner to determine what would be the best land use pattern for the area around the interchange for the City as a whole, independent of the specific rezoning requests. The amendments to the plans are related to the rezoning requests but are independent actions. If the amendments to the plans are approved, the rezoning requests are simply implementation actions to the plan amendments. The fundamental policy issue to be addressed in the southwest rezoning request is should City plans be amended and zonings changed to covert an area currently preserved as open space to an area that will permit the development of employment land uses in the SW quadrant of the Prospect Road/1- 25 interchange? The fundamental policy issue to be addressed in this northeast rezoning request is should City plans be amended and zoning changed to allow for the development of a regional/community scale shopping center in the NE quadrant of the Prospect Road/1-25 interchange? A regional/community shopping center in the NE quadrant will help contribute tax revenues necessary to fund Prospect Road/1-25 interchange improvements and related infrastructure. Given the high infrastructure cost to development from all four quadrants around the interchange, this property will need to contribute funding to improve the interchange. The rezoning needs to be viewed independently from the City's Adequate Public Facilities (APF) requirements: All development plans for parcels impacting the Prospect interchange must include a Transportation Impact Analysis (TIA). The TIA will determine whether traffic generated by the development will result in reduced level of service (LOS) at the interchange and the physical improvements that will need to be constructed to mitigate the impacts. In order to begin construction, Planning & Zoning Board September 20, 2007 Page 4 Meeting to continue past 11 p.m. Member Wetzler made a motion to continue the meeting until all time -sensitive agenda items were completed. Member Schmidt seconded the motion. Motion was approved 7-0. The following two projects were considered together Project: Southwest Corner of East Prospect and 1-25 Rezoning and Plan Amendments, # 4-04A Project Description: SW --This is a request to amend the 1-25 Subarea Plan and the City Plan Structure Plan map, and rezone property located at the southwest corner of East Prospect Road and Interstate 25. The plan amendments and the rezoning will change commercial and open space lands to an employment district designation. Recommendation: Approval of the amendments to the I-25 Subarea Plan and the City Plan Structure Plan map and the rezoning of 25.17 acres of Commercial (C) and 118.17 acres of Public Open Lands (POL) to Employment (E). Project: Northeast Corner of East Prospect Road and 1-25 Rezoning and Plan Amendments, # 16-07 Project Description: This is a request to amend the 1-25 Subarea Plan and the City Plan Structure Plan map, and rezone property located at the northeast corner of East Prospect Road and Interstate 25. The plan amendments and the rezoning will change industrial and urban estate space lands to commercial and employment district designations. Recommendation: Approval of the amendments to the 1-25 Subarea Plan and the City Plan Structure Plan map and the rezoning of 86 acres of I, Industrial to 66 acres of C, Commercial and 20 E, Employment and approval of rezoning 19 acres from UE, Urban Estate to E, Employment to create a 39 acre E zoned buffer between the C, Commercial zoned area (a total of 96 acres) and residential areas to the north and east. Chairperson Lingle called the meeting to order at 6:01 p.m. Roll Call: Campana, Lingle, Rollins, Schmidt, Smith, Stockover, Wetzler Staff Present: Gloss, Eckman, Shepard, Stanford, Waido, Stokes, and Sanchez -Sprague Agenda Review. Director Gloss reviewed the Consent and Discussion Agendas. Of special note -- Item # 4, Poudre Valley Hospital Parking Structure and Medical Office Building Project Development Plan, #14-07 is continued from the August meeting. Also, staff recommends Item # 7, East Skyway Rezoning and Structure Plan Amendment, #19-07 be continued until the October 18, 2007 meeting. Citizen participation: None Chair Lingle ask members of the audience or the Board if they wanted to pull any items off the consent agenda. A member of the audience asked that Old Oak Estates Annexation and Zoning, #25-07 be removed from the Consent Agenda. ���!��I!Illlllil',w Consent Agenda: 1. Minutes from the August 16, 2007 Planning and Zoning Board Hearing 2. Collinwood North Major Amendment, # 24-07 Zoning, # 21-07 Discussion Items: 3. Old Oak Estates Annexation and Zoning, #25-07 4. Poudre Valley Hospital Parking Structure and Medical Office Building Project Development Plan, #14-07 5. Southwest Corner of East Prospect Road and 1-25 Rezoning and Plan Amendments 6. Northeast Corner of East Prospect Road and 1-25 Rezoning and Plan Amendments Member Schmidt moved for the approval of the Consent Agenda, which includes Minutes from the August 16, 2007 Planning and Zoning Board Hearing and Collinwood North Major Amendment, # 24-07 Zoning, # 21-07. Member Campana seconded the motion. Motion was approved 7-0.