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HomeMy WebLinkAboutVINEYARD REZONING - 2-03 - SUBMITTAL DOCUMENTS - ROUND 1 - REZONING RELATED DOCUMENTWESTERN HERITAGE PROPERTY DEVELOPMENT Rezoning Petition — Exhibit "A" Page 4 of 4 January 8, 2003 3. By better mixing uses, the residential community proposal will best support higher density of employment in the surrounding areas. 4. The property is within 2 miles of high shopping centers along Mulberry. 5. The 1-25 access will afford easy access for travel, as well as concentrating traffic near residential and employment areas. 6. The property is supported by nearby utilities and proposed utilities. 7. Urban Estate zoning is the lowest density residential district in the Land Use Code, and will provide for the desired transition from other zoning to Industrial zoning. 8. The open space/no-build tract on the west side of the rezoning request will both afford open space beautification, regional and subarea. planning requirements, as well as possible water channel and detention requirements that will be required for engineering and drainage requirements due to Boxelder Creek flooding. These issues have been reviewed with the Stormwater Utility Department, and an open space as proposed could well suit the many floodplain requirements well. An open space/no-build easement dedication will be drafted at such time as the City requires. 9. Along with the open space/no-build easement, cluster building can also be accommodated on the eastern portion of the Urban Estate zoning. RezoningPetition_ExA WESTERN HERITAGE PROPERTY DEVELOPMENT Rezoning Petition — Exhibit "A" Page 3 of 3 January 8, 2003 6. development of residential lots should be'/4 mile from 1-25, 7. the zoning and properties along 1-25 should show a transitional nature from commercial to residential. Because there is no longer an adoption date for the 1-25 Subarea Plan and the date has been extended from the Spring of 2001 to as much as five years hence as well as being amalgamated into a future City Plan, it is the applicant's desire to submit a rezoning plan that will best include the planning done by 1-25 Corridor Plan and the conceptual ideal that the zoning along 1-25 should include design criteria that includes the appearances, use, floodplain issues and compatibility issues designated by same. Because studies of the new results of the floodplain studies in the area, and because adjoining properties are in a large part residential in nature, the applicant believes it is best served by all to have a combination of industrial open space/no-build areas and residential areas for this parcel. This would both accommodate drainage problems and alleviate the unsightly possibility of such a large industrial tract with nothing but storage bins at the northern gateway to the City. JUSTIFICATION FOR UE (URBAN ESTATE) ZONING Zoning this property as UE instead of I (Industrial) is in better compliance with City and area regional requirements. Along with rezoning the property, an open space, no -build tract is proposed for the area. This will be used to best accommodate open space requirement along the highway corridor as well as possible drainage requirements due to flooding along the 100-year flood area along 1-25. Justifications include: 1. Having too large an I -Industrial tract near the highway will most likely have a detrimental visual impact on the northern gate to the City. An I -Industrial tract of this size, unless it is used for commercial office building, usually ends up bearing tractors and other storage facilities on them with time. The proposed plan is to have a manageably -sized tract bordering 1-25. 2. Abutting developments are being built as residential communities to the west and the south presently. These communities are a visual statement that the transitional zoning away from 1-25 is a good solution to many issues addressed by various regional and subarea studies. RezoningPetilion_ExA WESTERN HERITAGE PROPERTY DEVELOPMENT Rezoning Petition — Exhibit "A" Page 2 of 2 January 8, 2003 Other properties to the south include a city parcel zoned I (Industrial), as well as a county parcel east of that that is owned by Wilber Lebsack and is being developed as a residential community with an approximate density of 2 houses per acre. To the north the property is zoned I (Industrial) and is being used commercially. To the west would be 1-25, and just west of that is a fairly large residential community developed by Richmond Homes with a PUD density. Along with residential and I -Industrial zoning plans for the surrounding properties, other commercial improvements for the area should include widening E. Vine to 4-lane arterial on the west side of 1-25, as well as improving Vine to east side of 1-25 to 2-lane arterial status, and possibly improving the I-25/Vine interchange. The Anheuser Busch processing plant is 2 miles away. BACKGROUND Two recent submittals on the property for conceptual review were reviewed on June 30, 1997 and October 29, 2001. In 1997, the current Planning Department stated that the property was currently in the 1-25 Corridor Study and that the land use requirement from that study will affect the land use for this project. In 2001 another set of comments included new requirements for this parcel in light of an ongoing subarea study, the 1-25 Corridor Study, and the Boxelder Creek and Cooper Slough floodplain studies, also. Some of the findings and land use recommendations applicable to this site would be to: 1. build on the results of the 1-25 corridor Plan; 2. integrate open space into a network of watercourses, 3. support areas around the Anheuser Busch facility with neighborhoods and other commercial facilities, . 4. protect river and stream corridors and their riparian boundaries, 5. storm drainage area and detention ponds should be designed to create permanent habitat area with native vegetation RezoniNPetitiw_ExA WESTERN HERITAGE PROPERTY DEVELOPMENT Rezoning Petition — Exhibit "A" Page 1 of 1 January 8, 2003 OVERVIEW This parcel of land that is being submitted for rezoning from I (Industrial) to UE (Urban estates) has been submitted for conceptual review at least two other times by Western Heritage Property Development, Inc., in recent years. No definite direction was afforded past submittals, in part due to the lack of a time frame for completing and adopting the 1-25 Corridor Plan and the Subarea Plan for this area. A large amount of work has been done by staff and various consultants, as well as having numerous public hearings and City Council work sessions. Summarizing the strategic direction for open space, flood control, employment and shopping corridors, as well as an area for residential use, although it may not be complete, can be more cohesively planned at this time. The current conclusion of these studies should provide enough direction for rezoning this parcel of land to best comply with future directions and city planning. JUSTIFICATION FOR REQUEST PrOperty Description This is a piece of property that adjoins 1-25 feeder road on the NE corner of E. Vine and 1-25. It is approximately 53.92 acres in size, with approximately 424 feet of frontage on E. Vine. An approximate 24.658-acre "I" zone tract lies directly west of the proposed "UE" zone is also owned by the Petitioner, and is in what is called a "no rise zone / 100-year flood boundary of Boxelder Creek" along 1-25. The property is presently serviceable by East Larimer County Water District and Boxelder Sanitation District for water and sewer, and Light and Power for electricity. The east side of the property adjoins Boxelder Creek where a 100-building setback is required. Two personal residences also adjoin the property to the east. To the south, E. Vine should be the future access for this property and this residential community. RezoningPetition_ExA