HomeMy WebLinkAbout221 W. PROSPECT REZONING - 25-04 - CORRESPONDENCE -necessarily logical or consistent given the lack of synergy due to the barriers. This property
is absolutely integral with the surrounding E zone.
5. Removing this small parcel from E land inventory should have a negligible effect on the
supply of Employment District zoning. (26,000 s.f., minus Prospect Road dedication and
setback.)
Staff comment: we agree --this small parcel by itself does not lend itself to significant basic
employment use. It appears that commercial uses may result in a similar amount of similar
employment to what might occur in E zoning.
Overall Conclusion:
staff considered the fact that the Proposed CC zone does not necessarily implement the
Mason Corridor Plan. However it is generally compatible, with the Plan, and is one of the
most compatible zones we have. The main auto -oriented uses permitted in the zone that
stand out in contrast to the Mason Corridor Plan are fuel sales and gas station uses. Since
those uses already comprise the physical development of the site, the CC designation would
not open up much new potential for those uses.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: General
Number: 1 Created: 7/23/2004
[7/23/04j Please be aware that the proposed MTC Trail is planned to be aligned the eastern
edge of this property. Please contact Kathleen Reavis regarding the trail alignment at 224-
6140.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Yours Truly,
Bob Barkeen
City Planner
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STAFF PROJECT REVIEW
City of Fort Collins
EXTREME BUILDERS OF NORTHERN CO. LLC Date: 08/19/2004
RONALDIBSEN
517 13TH ST.
GREELEY, CO 80631
Staff has reviewed your submittal for 221 W. PROSPECT REZONING - TYPE II (LUC), and
we offer the following comments:
ISSUES:
Department: Advance Planning Issue Contact: Clark Mapes
Topic: General
Number: 3 Created: 8/11/2004
[8/11/04] Staff supports the request for CC zoning for reasons 2 and 5 of the application.
Staff finds partial merit in reasons #1, 3, and 4 which should be considered. However they
should not be deciding factors, as explained below.
Reasons from the application:
1. Since platting in 1977 as a subdivision, the parcel has been used as commercial property
housing a gas station and convenience store. In keeping with original zoning and use, it is
reasonably logical to maintain its use as a viable commercial property.
Staff comment: this reasoning would suggest that the City should always stick with existing
zoning regardless of whether it has become outdated. Staff disagrees in general principle.
2. The property is part of an Enhanced Development Area around a stop in the Mason
Corridor Plan. The intent of the Plan is to increase certain kinds of residential and
commercial usage, and CC zoning is fairly consistent with the Plan.
Staff comment: we agree.
3. The parcel's size and location is not conducive to or in keeping with Employment District
zoning. The E zoning will hamper redevelopment consistent with the Mason Corridor Plan.
Staff comment: an identical parcel next door houses an E District use, and fits with E district
zoning. Redevelopment under E zoning could consist of 75% office and 25% supporting
commercial uses on the ground floor with residential above. Such redevelopment would be
consistent with the Mason Corridor Plan. In short, the current E zoning is fine. It is more the
applicant's preference and perception that more commercial uses are favorable.
4. The property was originally zoned commercial, then changed to E with City Plan.
Property across the street and across the RR tracks to the east is Community Commercial
and Commercial, which reflects a consistency with this request.
Staff comment: both the railroad tracks and Prospect Road are significant physical
boundaries. Crossing beyond those boundaries to expand commercial use is not
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