HomeMy WebLinkAboutSW CORNER OF EAST PROSPECT ROAD & I-25 REZONING - 4-04A - REPORTS - RECOMMENDATION/REPORTSW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 14
1. The request for amendments to the 1-25 Subarea Plan and the City Plan
Structure Plan map would be consistent with the City Plan's overall vision,
goals, principles, and policies.
2. The rezoning request is consistent with City Plan, the City's Comprehensive
Plan, based on the Structure Plan map amendment and amendments to the I-
25 Subarea Plan.
3. The proposed E, Employment District is appropriate for the parcels.
4. The proposed rezoning would not result in significantly adverse impacts on
the natural environment.
5. The proposed rezoning would result in a logical and orderly pattern of
development.
RECOMMENDATION:
Staff recommends approval of the amendments to the I-25 Subarea Plan and
the City Plan Structure Plan map and the rezoning of 25 acres of C, Commercial
and 118 acres of POL, Public Open Lands to E, Employment.
ATTACHMENTS:
Current Zoning Map_SW Corner of 1-25 & Prospect Avenue
Proposed Zoning Map_SW Corner of 1-25 & Prospect Avenue
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 13
Staff has prepared a response to each of the additional factors, demonstrating
how the optional criteria could also be met:
(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;
The E, Employment District is the appropriate zone for the property. Areas to the
north, northeast, and east are designated for a mix of commercial, industrial, and
employment uses. Also, the regulations contained in the Land Use Code are
intended to have employment districts along the 1-25 corridor 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.
(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;
Staff believes that development in the E, Employment District would have no
significantly adverse impacts on the natural environment. Any development
application will be subject to the City's development standards relative to natural
habitat, energy conservation, stormwater and landscape design.
(c) whether and the extent to which the proposed amendment would result in
a logical and orderly development pattern.
The Prospect Road/1-25 interchange represents an opportunity to create a key
community gateway, combining a balance of economic development and open
space preservation. It is logical that such an important interchange maximize the
ability to have land available for the development of a mix of commercial and
employment types of uses. The City's development standards will require
adequate public utilities and infrastructure to be in place to assure an orderly
development pattern.
FINDINGS OF FACT/CONCLUSIONS:
After reviewing the SW corner of East Prospect Road and 1-25 rezoning and
amendments to the 1-25 Subarea Plan and the City Plan Structure Plan map -
#4-04A, staff makes the following findings of fact and conclusions as explained in
detail above:
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 12
land located in the SW
quadrant of the
Prospect/1-25
interchange adjacent to
the highway.
Analysis Based on Rezoning Review Criteria
How the rezoning request addresses the requirements in the City's Land Use
Code are summarized below:
(a) consistent with the City's Comprehensive Plan;
As indicated earlier, staff decided to review the land uses around the Prospect
Road/1-25 interchange as a result of the rezoning requests from the City, for the
SW quadrant, and the private property owner, for the NE quadrant, 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. Staff is
recommending the plans be amended to allow the commercial and open space
lands in the SW quadrant to be changed to the employment district designation.
Basically, the plan amendments revert the property back to the land uses
planned and zoned prior to the 1-25 Subarea Plan adoption.
(b) warranted by changed conditions within the neighborhood surrounding
and including the subject property.
When identified for open space preservation in the 1-25 Subarea Plan, the
eastern portion of the Resource Recovery Farm (RRF) was not described as an
area of interest to the Natural Resources Department's Natural Areas Program
in the Natural Areas Policy Plan, nor the various community separator plans
adopted by the City. Because the RRF 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. Staff has concluded that the eastern portion
is not needed for open space in order to achieve any of the City's natural area
preservation goals.
In addition to the above, Section 2.9.4[H][3] provides factors that may be
considered along with the mandatory requirements for quasi-judicial rezonings.
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 11
Prospect/1-25
interchange adjacent to
the highway.
Employment zoning in
the NE quadrant.
Page 41
Page 41
Policy deleted because,
as indicated above, the
Policy 1-25-NOL-1.2
PGI*ry 1-25-NO -1.2
City Council has
indicated its general
The City will explore the
The Gity Will eXPI0Fe the
preference for a higher
possibility of converting
level of commercial use
the Resource Recovery
for the eastern portion of
Farm property, located at
FaFFn IGGated
the property.
pmperty, a
Prospect Road and 1-25,
,
for use as open sace.
fGF
use as open-spaGe-.
Page 44
Page 44
Implementation strategy
deleted because, as
8.2 Implementation
8.2 Implementation
indicated above, the
Strategies
Strategies
eastern portion of the
former Resource
Natural Areas and Open
Natural Areas and Open
Recovery Farm has
lands
lands
insufficient natural
resource values to be
Resource Recovery
designated as a Natural
Farm Property — Pursue
Fa�Oper#y PuFsue
Area.
the acquisition of this site
the aGqUi6itiGA Of this Gite-
as City -owned open
as Gity owned GpeR
space.
Below is a summary of the recommended change to the City Plan Structure Plan
map.
Existing Map
Amendment
Justification
for the Change
Existing map (see
The map will be
The map amendments
attached map).
amended to delete 25
will graphically depict the
acres of Commercial
map's consistency to the
Corridor designated land
amendments being made
and 118 acres of Open
in the 1-25 Subarea Plan.
Land, Streams Corridors,
to show about 143 acres
of Employment District
SW Comer E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 10
Natural Area).
Page 26 1 Page 26 1 Page 26
Fort Collins 1-25
Subarea Plan — Land
Use Plan
Existing map.
Page 26
Fort Collins 1-25
Subarea Plan — Zoning
Plan
Existing map.
Fort Collins 1-25
Subarea Plan — Land
Use Plan
The map will be
amended to delete 25
acres of Commercial
Corridor designated land
and 118 acres of
Proposed Open Space
land to show about 143
acres of Employment
District land located in
the SW quadrant of the
Prospect/1-25
interchange adjacent to
the highway.
Also, the Activity Centers
boundary currently
around the Commercial
Corridor designated land
in the SW quadrant will
be eliminated.
Page 26
Fort Collins 1-25
Subarea Plan — Zoning
Plan
The map will be
amended to delete 25
acres of C, Commercial
zoning and 118 acres of
POL, Public Open Lands
zoning to show about 143
acres of E, Employment
zoning in the SW
quadrant of the
Fort Collins 1-25
Subarea Plan — Land
Use Plan
The map amendments
will graphically depict the
wording changes being
made in the /-25 Subarea
Plan.
Page 26
Fort Collins 1-25
Subarea Plan — Zoning
Plan
The map amendments
will graphically depict the
proposed zoning change
to show 143 acres of E,
Employment District.
SW Comer E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 9
Program staff embarked
on a planning process to
help guide the property's
ultimate management
and disposition status.
In August of 2005, the
City Council reviewed a
series of options for the
property and indicated its
general preference for a
higher level of
"commercial" use for the
property.
Based on Council's
perspective, staff has
concluded that rezoning
a substantial portion of
the property (118 acres)
to E, Employment would
be in the best interests of
the City.
Employment zoning
would allow the property
to be used for economic
development purposes.
At the same time,
however, the adopted I-
25 Corridor Plan - as well
as other constraints on
the property, would allow
the property to be
developed in a manner
that preserves an
aesthetically pleasing
viewshed from 1-25 as
well as protects adjoining
areas with high natural
values (namely Box Elder
Creek and Running Deer
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 8
Appendix C of City Plan outlines mandatory requirements for public notice,
review process and evaluation criteria for minor amendments to City Plan,
including Structure Plan map amendments. The Plan text states:
"A plan amendment will be approved if the City Council makes specific
findings that:
The existing City Plan and/or related element thereof is in need of the
proposed amendment; and
The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and
the elements thereof."
To support the requested rezoning, amendments to existing plans will be
necessary. Listed below are the statements, policies, and maps which need to be
amended within the 1-25 Subarea Plan.
Existing
Statements, Policies,
Maps
Amendments
DpIpfinns Additions
Justification
for the Change
Page vi
In 2003, the Natural
Resources Department's
The City's Resource
The western portion of
Natural Areas Program
Recovery Farm is to be
the City's former
purchased the Resource
preserved as open lands.
Resource Recovery Farm
Recovery Farm (RRF) as
is to be preserved as
a scenic and open lands
open lands, however, the
buffer. At the time of
eastern portion should be
purchase, the RRF was
placed into an
not described as an area
Employment District to
of interest to the Natural
allow the property to be
Areas Program in the
developed for economic
Natural Areas Policy
development purposes in
Plan, nor the various
a manner that preserves
community separator
an aesthetically pleasing
plans adopted by the
viewshed from 1-25 as
City. Because the RRF
well as protects adjoining
was not shown in these
areas with high natural
plans, and because it has
resource values.
low natural resource
values, Natural Areas
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 7
In addition, staffs perspective is that the 25 acre parcel zoned C, Commercial,
immediately adjacent to the interchange and owned by the City should be
combined with the 118 acre parcel to create a 143 acre parcel for employment
type uses.
Employment zoning would allow the property to be used for economic
development purposes. At the same time, however, the adopted 1-25 Subarea
Plan - as well as other constraints on the property, would allow the property to be
developed in a manner that preserves an aesthetically pleasing viewshed from I-
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.
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 1-25.
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 40 feet within 600 feet from the
property line adjoining 1-25.
4. Amendments to the Structure Plan map and the I-25 Subarea Plan:
The Structure Plan map, a component of City Plan, the City's Comprehensive
Plan, sets forth a basic pattern of development, showing how Fort Collins should
grow and evolve over the next 20 years. The 1-25 Subarea Plan is an element of
City Plan and provides greater detail and policies for the 1-25 corridor. The maps
in these existing plans currently designate the 25 acre parcel as commercial and
the 118 acre parcel as open space.
To recommend approval of the rezoning proposal, staff and the Planning and
Zoning Board have to find that: 1) the existing Structure Plan is in need of
change; and 2) the proposed changes would promote the public welfare and be
consistent with the vision, goals, principles, and policies of City Plan. The
applicable criteria are contained in Appendix C of City Plan.
Review Criteria for Structure Plan Minor Amendments:
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 6
(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.
APPLICANTS REQUEST AND JUSTIFICATION:
In 2003, the Natural Resources Department's Natural Areas Program completed
purchase of the Resource Recovery Farm (RRF) as a scenic and open lands
buffer. 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.
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 5
• The 1-25 Subarea Plan mainly deals with the area located east of I-
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 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 % mile from 1-25 to avoid a commercial strip
appearance along 1-25.
• Detached single-family residential development is prohibited within
% mile of 1-25.
• Low density, mixed use neighborhoods are to be concentrated
within % mile of Mulberry Street.
• The balance of areas planned for residential development are to be
urban estate developments.
• The City's Resource Recovery Farm is to be preserved as open
space.
• The subarea is planned to eventually 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.
3. Land Use Code:
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:
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 4
2. City Plan and the 1-25 Subarea Plan
In 1997, the City adopted City Plan as City's the new Comprehensive Plan. The
Structure Plan map showed Commercial Corridor land use designations in all
four quadrants immediately adjacent to the Prospect Road/1-25 interchange;
Employment District designations for other areas in the NE, SW, and SE
quadrants; Low Density Mixed -Use Residential designation in the NW quadrant;
and Rural/Open Lands and Stream Corridors designation for other areas in all
four quadrants. The Structure Plan map also identified the need for additional
planning in the 1-25 corridor and designated the area as the 1-25 Special Study
Corridor." In addition, City Plan's chapter on Principles and Policies contained
the following:
PRINCIPLE LU-4: More specific subarea planning efforts will follow the
adoption of these City Plan principles and Policies which tailor City Plan's
citywide perspective to individual neighborhoods, districts, corridors, and
edges.
Policy LU-4.5 Priority Subareas. The following areas have been
identified as priority for future subarea planning:
• 1-25 Corridor
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
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. The Northern Colorado Regional
Communities 1-25 Corridor Plan was adopted by the City in November 2001.
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:
SW Comer E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 3
In summary, the specific plan amendments for this request involve changing 25
acres of commercial and 118 acres of open space designated land to create an
area of 143 acres of employment land in the SW quadrant of the Prospect
interchange.
BACKGROUND:
1. The Site:
The properties proposed for rezoning are currently an undeveloped 25.17-acre
parcel of land currently zoned C, Commercial, and a 118.17-acre parcel of the
former Resource Recovery Farm currently zoned POL, Public Open Lands.
The adjoining existing zoning and land uses are as follows:
N: C, Commercial and E, Employment, mainly undeveloped
E: C, Commercial, and County Commercial and FA1, Farming zoning,
partially developed retail and office uses, and agricultural uses
S: POL, Public Open Lands, and RC, River Corridor, public open space and
the Boxelder Sanitation District's wastewater treatment facility
W: POL, Public Open Lands, the Running Deer Natural Area, Colorado
Welcome Center and 1-25 rest area
The property was annexed into the City of Fort Collins as part of the 325 acre
Sludge Farm Annexation in June of 1988 and zoned RC, River Corridor District.
In 1997, the 25 acre parcel was placed into the C, Commercial District and the
118 acre parcel was placed into the E, Employment District as a result of the City
Plan comprehensive rezoning of the entire city. The sizes of the commercial and
employment areas were based on an Overall Development Plan (ODP) prepared
by the Planning Department for the Utilities Department.
The Utilities Department operated a sludge application process on the property
until transferring that operation to other sites in northern Larimer County. The
Natural Resources Department purchased 144 acres from the Utilities
Department to be preserved as open space, the Running Deer Natural Area, and
in 2003, purchased an additional 151 acres as open space. In May 2004, the
City Council, following the policies and implementation actions contained in the 1-
25 Subarea Plan, rezoned the 151 acre parcel
from E, Employment into the POL, Public Open Lands District. The 118 acres
requested for rezoning is a portion of the 151 acre tract.
SW Corner E. Prospect and 1-25, Rezoning and Structure Plan Amendment
September 20, 2007 P & Z Meeting
Page 2
EXECUTIVE SUMMARY:
Staff is recommending changes to the 1-25 Subarea Plan and the City Plan,
Structure Plan map and the rezoning of 143 acres into the E, Employment
District. 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 this 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 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, all development must either build the improvement or have funding
appropriated that will cover improvement costs.
ITEM NO. 5
MEETING DATE 9/20/07
iiA STAFF Ken Waido
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: SW Corner of East Prospect Road and 1-25 Rezoning and
Amendments to the 1-25 Subarea Plan and the City Plan
Structure Plan Map - #4-04A
APPLICANT: City of Fort Collins
Department of Natural Resources
City Planning & Community Development Department
P.O. Box 580
Fort Collins, CO 80522-0580
OWNERS: City of Fort Collins
c/o Darin A. Atteberry, City Manager
300 LaPorte Avenue, City Hall West
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request to amend the 1-25 Subarea Plan and the City Plan Structure
Plan map, and rezone 143.34 acres located at the southwest corner of East
Prospect Road and Interstate 25.
The current Structure Plan designations for the 143 acre area are Commercial
Corridor District, for a 25 acre parcel, and Open Lands, Parks and Stream
Corridors, for a 118 acre parcel. The current 1-25 Subarea Plan designations are
Commercial Corridor District and Proposed Open Space, with corresponding
zoning district designations of 25.17 acres of C, Commercial and 118.17 acres of
POL, Public Open Lands.
The City proposes a Structure Plan amendment and amendments to the /-25
Subarea Plan to change the area into the Employment District designation with a
corresponding rezoning to the E, Employment District.
RECOMMENDATION: Approval of the amendments to the 1-25 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).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT