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Home My WebLink AboutEAST MULBERRY CORRIDOR PLAN REZONE - 11-03 - REPORTS - RECOMMENDATION/REPORTEast Mulberry Corridor Plan Rezoning April 10, 2003 Planning & Zoning Board Hearing Page 6 4. The proposed rezoning will not result in significantly adverse impacts on the natural environment. 5. The proposed rezoning results in a logical and orderly development pattern. RECOMMENDATION: Staff recommends approval of the East Mulberry Corridor Rezoning, file # 11-03. R East Mulberry Corridor Plan Rezoning April 10, 2003 Planning & Zoning Board Hearing Page 5 a change to employment and Low Density Mixed -Use Neighborhood land use designations and was adopted in September, 2002. The Structure Plan Map was amended also in September 2002 to reflect this change. The East Mulberry Corridor Plan is the subarea plan that adds specific details to the general nature of the Structure Plan for the East Mulberry Corridor Area. This subarea plan indicates the E and LMN are the proper zoning for this area. b. Is the rezone request compatible with existing and proposed uses surrounding the subject land and is it the appropriate zone district for the land? The requested zoning is compatible with all existing land uses. The property is surrounded on three sides with land that is already zoned Industrial, Commercial and RL (Low Density Residential). The Employment Zoning will allow for office, light manufacturing, commercial and multi -family residential, so changing this property to E would be compatible. The subarea plan indicates that the mentioned three properties should be E to provide employment opportunities, transition between land uses and attractive mixed -use development to revitalize the area. In addition, the subarea plan indicates the mentioned one property should be LMN to provide an extension of the existing residential neighborhood to the north, therefore the zoning request is compatible with existing surrounding land uses. c. Will the rezoning result in significantly adverse impacts on the natural environment? There are no significant environmentally sensitive areas associated with the subject properties. d. Will the rezoning result in a logical and orderly development pattern? The four properties are located within the existing developed area of the City of Fort Collins, and should it further develop, would be able to utilize the existing logical and orderly development pattern provided by the site's proximity to Lemay Avenue, East Mulberry Street and Lincoln Avenue. FINDINGS OF FACT/CONCLUSIONS After reviewing the East Mulberry Corridor Rezoning, file # 11-03, staff suggests to the Board the following findings of fact and conclusions: 1. The East Mulberry Corridor Rezoning, file # 11-03 is consistent with the City's Comprehensive Plan (City Structure Plan Map) and the East Mulberry Corridor Plan. 2. The proposed rezoning is compatible with existing and proposed uses surrounding the subject land. 3. The proposed zoning district is appropriate for the three properties. East Mulberry Corridor Plan Rezoning April 10, 2003 Planning & Zoning Board Hearing Page 4 The East Mulberry Corridor Plan recommended the change of land use from industrial to Low Density Mixed -Use Neighborhood for one property (Parcel # 87072-00-005) for the following reasons: • The proposed extension of Lemay Avenue, when complete, will isolate this property from the uses east of this alignment. • The LMN zoning will be more compatible with the existing adjacent Andersonville Neighborhood to the north, than the existing Industrial zoning. 6. Land Use Code Criteria For Rezoninq Section 2.8.4[H][2] of the Land Use Code outlines mandatory requirements for quasi- judicial rezonings. This section states: "Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less 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's Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property." In addition, Section 2.8.4[H][3] outlines 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 the natural environment' (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." 7. Analysis a. Is the request consistent with the City's Comprehensive Plan? The four properties have been zoned Industrial since 1997. The City Structure Plan Map, consistent with zoning, showed industrial land use designation since 1997. The East Mulberry Corridor Plan, an element of City Plan, recommended East Mulberry Corridor Plan Rezoning April 10, 2003 Planning & Zoning Board Hearing Page 3 4. Provisions of the E — Employment Zoning District The purpose of the E zone as described in Section 4.22(A) of the LUC states that it is "intended to provide a variety of workplaces including light industrial uses, research and development activities, offices and institutions. The District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, childcare and housing. " 5. Provisions of the LMN Low Density Mixed -Use Neighborhood Zoning District The purpose of the LMN zone as described in Section 4.4(A) of the LUC states that it is "intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood." A subarea planning process was initiated in January 2001 by both the City and County to develop the East Mulberry Corridor Plan, which was jointly adopted in September 2002. Throughout the planning process, several alternative land uses were assessed for this area including maintaining Industrial, changing to residential or employment uses. During the East Mulberry Corridor Plan process in the spring 2002, a representative on one of the properties (Parcel # 87072-00-002) requested a land use designation of (MMN) Medium Density Mixed -Use Neighborhood. The proposed land use change was discussed between staff and the Planning and Zoning Board Work Sessions held on June 14 ad July 12, 2002. In addition, the item was discussed at the August 20, 2002 City Council Study Session. During these discussions, staff did not receive support for MMN land use designation, but did for Employment. The Plan received the most support for employment for the following reasons: • The Plan reflected support for maintaining a sufficient inventory of existing and future industrial land use, including the existing Fort Collins Downtown Airpark. • Adding large areas of residential adjacent to the airport may trigger compatibility and safety issues with the airport and supporting operations. • An opportunity to change some of the industrial uses to employment beyond the airport area would allow for attractive office, commercial and secondary residential uses to provide business expansion and quality mixed -use development. • The employment uses will provide a transition between the existing industrial uses to the east, and future development west of Lemay Avenue. The East Mulberry Corridor Plan, a subarea of City Plan, supported the change of land use from industrial to employment for the three properties. East Mulberry Corridor Plan Rezoning April 10, 2003 Planning & Zoning Board Hearing Page 2 The proposed rezoning to (E) Employment District and (LMN) Low Density Mixed -Use Neighborhood is appropriate for the described four properties and is compatible with existing and proposed uses surrounding them. The proposed rezoning will not result in significantly adverse impacts on the natural environment. The proposed rezoning results in a logical and orderly development pattern. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows N: RL; Existing Andersonville Neighborhood I; Vacant land S: C; Lincoln Avenue, Buffalo Run Apartments, Wal Mart E: I; Duff Drive, existing industrial uses W: I; Lemay Avenue, existing industrial uses, vacant land RL; Existing Andersonville Neighborhood. This is a rezoning initiated by the Director of CPES as authorized under Section 2.9.3 of the Land Use Code to bring the zoning map back into compliance with the adopted East Mulberry Corridor Plan. The four properties were annexed to the city in the early 1990's and zoned IL. A citywide rezoning was implemented after City Plan was adopted in 1997 resulting in these properties being zoned Industrial. The adopted subarea plan (East Mulberry Corridor Plan) recommends the E zone district and LMN zone district, and it should prevail. 2. Petition For Rezoning The applicant, the City of Fort Collins, filed a rezone petition with the city on February 20, 2003. The applicant is requesting a rezone from I — Industrial to E Employment and LMN Low Density Mixed -Use Neighborhood. 3. Provisions of the I — Industrial Zoning District The purpose of the (1) Industrial Zoning District is spelled out in 4.23(A) of the Land Use Code. Article 4.23 states that the district "is intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a side range of commercial and industrial operations." The three properties were zoned Industrial to reflect the character of the uses in and around the existing Fort Collins Downtown Airpark and surrounding manufacturing and warehouse uses. All three properties have been vacant for several years. r, ITEM NO. 6 MEETING DATE 4110103 STAFF Pete Wray Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: East Mulberry Corridor Plan Rezone Type II (LUC) - File # 11-03 APPLICANT: The City of Fort Collins, Colorado A Municipal Corporation P.O. Box 580 Fort Collins, CO 80522-0580 OWNERS: 1. RS and S, LLP (1.71 Acres) 2. James Webster (15.79 Acres) 3. John Niforos (6.47 Acres) 4. Norman Royval (1.19 Acres) Diana Lee PROJECT DESCRIPTION: This is a recommendation to change the zoning designation of 3 parcels totaling approximately 23.9 acres located at the northeast corner of Lincoln/Lemay Avenue, from Industrial (1) to Employment (E). RECOMMENDATION: Staff recommends that the Planning and Zoning Board forward a recommendation of approval to the City Council to amend the Zoning Map in accordance with the diagram titled, "Staffs Recommended Configuration." EXECUTIVE SUMMARY: The East Mulberry Corridor Plan Rezoning, file # 11-03 is consistent with the City's Comprehensive Plan (City Structure Plan) and the East Mulberry Corridor Plan "Framework Plan Map", both adopted by City Council on September 17, 2002. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT