HomeMy WebLinkAboutCSU SOUTH DORMITORY REZONING - 50-02 - REPORTS - RECOMMENDATION/REPORTCSU South Dormitory Rezoning
December 19, 2002 P & Z Meeting
Page 4
B. Any amendment to the Zoning Map shall be recommended for approval
only if the proposed amendment is warranted by changed conditions
within the neighborhood surrounding and including the subject property.
The request is based on an oversight that occurred in March of 1997 during the
City Plan rezoning process, not based on any change in conditions. Therefore,
this criterion is not applicable.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for Amendment to the Zoning Map for the CSU South
Dormitory from CSU, not zoned, to HMN Staff makes the following findings of
fact:
A. The City Plan rezoning in March of 1997 to CSU, not zoned, incorrectly
assumed that the subject area was located within the College Addition
First Annexation Area. This was not the case. As a result, an inadvertent
zoning of the property occurred.
B. The subject area is designated on the City Structure Plan as "Campus
District'. The request is therefore consistent with the City Structure Plan.
C. The request to rezone satisfies the applicable review criteria of the Section
2.9.4 (H) of the Land Use Code.
In conclusion, Staff agrees that the 1997 City Plan zoning designation of CSU,
not zoned, overlooked the fact that the site was located outside the First College
Addition Annexation Area. Staffs perspective is that this was a simple oversight.
Had the facts been known at the time, the parcel would not have been
designated "CSU". The request, therefore, represents a corrective measure.
RECOMMENDATION:
Staff recommends approval of the request to amend the zoning map from CSU,
not zoned, to HMN for a parcel containing 2.4± acres; File # 50-02.
CSU South Dormitory Rezoning
December 19, 2002 P & Z Meeting
Page 3
3. Standards — Section 2.9.4 (H):
The request to rezone is considered quasi-judicial since the parcel is less than
640 acres. There are two standards that must be used in evaluating a request
for a quasi-judicial rezoning. These standards and an explanation of how the
request complies are summarized below:
A. Any amendment to the Zoning Map shall be recommended for approval
only if the proposed amendment is consistent with the City's
Comprehensive Plan.
The City Structure Plan, an element of the City's comprehensive plan, is a map
that sets forth a basic framework, showing how Fort Collins should grow and
evolve over the next 20 years. The map designates the parcel as "Campus
District." Principles and Polices relating specifically to Campus Districts and
Housing indicate that the property should be designated HMN. Therefore, the
request is in compliance with the City Structure Plan.
It is the opinion of staff that the rezoning is consistent with the following policies
of City Plan.
Policy CAMD-1.1 Colorado State University (CSU) Main Campus and South
Campus Master Plans — The City will support the implementation of the CSU
Main Campus Master Plan (1996), and development and implementation of a
Master Plan for the South Campus. These plans identify the appropriate mix of
land uses, including educational and research uses, residential, recreational and
supporting commercial uses, urban design characteristics, and emphasis on
multi -modal transportation. These plans detail locations for future infill
opportunities and transition from an auto -focus to a multi -modal transportation
focus.
Policy CAMD-1.4 Supporting Uses and Housing — All Campus Districts
should, where feasible, include student -oriented retail, services and
entertainment, and housing designed to function as part of the district.
Housing Policy F1 from the West Central Neighborhoods Plan (a City Plan
Element) — Housing densities should conform to the land use classifications and
housing densities plan presented in Section 8 (Policy 81) of this chapter and
shown on Map 3.
NOTE: Map 3 designates the parcel "Campus District". All other parcels shown
with this Campus District designation have been zoned HMN.
CSU South Dormitory Rezoning
December 19, 2002 P & Z Meeting
Page 2
COMMENTS:
1. Background
In March of 1997, as part of the comprehensive rezoning of the City, those areas
owned by Colorado State University and exempt from the City's regulations
received a designation of "CSU" on the Zoning Map and were not officially
"zoned". The original basis for the "CSU" designations was that these areas
were contained within three distinct College Addition Annexation Areas, one of
which was the CSU main campus and immediately surrounding area. The
subject property, present home of the CSU "Ropes Course", was incorrectly
considered part of the College Addition First Annexation that occurred in 1956.
Staff overlooked the fact that the subject parcel lies outside the annexation area
(see attached College Addition First Annexation Map). Consequently, staff
inadvertently designated the subject parcel "CSU".
Colorado State University plans to submit a development application to construct
a freshman dormitory on this site, along with a contiguous parcel to the west
presently zoned HMN. Since staff had previously identified the subject area as
having been improperly designated, and CSU's desire to move forward with
future construction created the need to initiate action. Staff made the decision to
sponsor the rezone request as allowed by Section 2.9.3(A) of the Code.
2. Existing Conditions
The subject property contains The Ropes Course, an outdoor training facility
owned and operated by CSU.
Surrounding Zoning and Existing Land Use
Existing Land Use
Existing Zoning
North
CSU dormitories
CSU, not zoned
East
CSU owned properties,
including parking areas,
vacant land
CSU, not zoned
South
Apartments
HMN
West
Multi- and Single Family
HMN
ITEM NO. 4
MEETING DATE 12/19/02
STAFF Cameron Gloss
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: CSU South Dormitory Rezoning,
[Type II Planning and Zoning Board Review]
File #50-02
APPLICANT: City of Fort Collins
Community Planning and Environmental Services
281 North College Avenue
Fort Collins, CO 80522
OWNER: Colorado State University
Facilities Management
251 Edison Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a recommendation to City Council for a request to zone a parcel owned
by Colorado State University, designated "CSU" and not presently zoned, to
HMN (High Density Mixed -Use Neighborhood). The subject site consists of 2.4
t acres located south of and adjacent to Pitkin Street, 1/8 mile east of S. Shields
Street.
EXECUTIVE SUMMARY:
Staff has reviewed the request and determined that the proposal is in compliance
with City Plan and the criteria for approval contained in Section 2.9.4 of the Land
Use Code. The proposed HMN zoning would make this parcel consistent with the
zoning designation of contiguous parcels to the south and west. The entire
parcel lies outside the College Addition First Annexation Area specifically
described in Appendix A, Code of the City of Fort Collins.
STAFF RECOMMENDATION: Approval
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT