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HomeMy WebLinkAboutINTERSTATE LAND - ODP - 49-02A - CORRESPONDENCE - CITY COUNCIL1-25 Subarea Plan August 15, 2003 Page 3 of 3 V. Clarify that the 1-25 Subarea Plan is applicable to properties within the study area that have not made application for either an ODP or PDP prior to the effective date of adoption of the Subarea Plan. A. The provisions of the Land Use Code that are in effect when an application is made.should be the provisions that apply to a property. New Code provisions should not be enforced retroactively to properties that have made application for an CDP or PDP prior to adoption of the Subarea Plan. We respectfully request that the 1-25 Subarea Plan be amended to include the above revisions prior to adoption. Thank you for your consideration. Sincerely, Stanley E. Whitaker, Jr. President cc: Ken Waido, Chief Planner, City of Ft. Collins, Advanced Planning Mike Maxwell, Hasler Fonfara & Maxwell Eldon Ward, Cityscape Urban Design, Inc. 1-25 Subarea Plan Page 2 of 3 August 15, 2003 V. The Subarea Plan should not be applicable to properties that have made application for an ODP or PDP prior to the effective date of adoption. The five revisions listed above should be made in fairness to the Interstate Land property for a number of reasons, including those outlined below: I. Measure the ±% mile restricted area from the centerline of the 1-25 right-of-way as originally intended. A. Changing the measurement to be taken from the outside right-of-way of the Frontage Road unfairly penalizes those property owners who have provided the City and CDOT with superior frontage road alignments. B. At Interstate Land this penalty restricts ±58 acres in addition to the ±60 acres affected by the measurement if taken from the centerline of 1-25 as originally proposed; and as we have planned. 11. Within % mile of 1-25, exclude non-residential secondary uses (rather than all secondary uses) in the Employment District (E), and Industrial District (1). A. The stated reason for this restriction is, "...to avoid development of a 'commercial strip' appearance along the highway. Excluding multi -family secondary uses in this area is contrary to that intent, and to Policy 1-25-LU-3.3, which encourages the development of multi -family residential uses, "... in activity centers to take advantage of, and help support, alternative modes of transportation...." B. As the Subarea Plan is currently drafted, multi -family uses are allowed within '14 mile of.1-25 on properties zoned anything but Employment or Industrial. III. Enlarge the designated "Activity Center' at Interstate Land to include sufficient area to achieve the mix of multi -family and non-residential uses intended as per Policy 1-25-LU- 3.3 A. The ±21 acres currently included in the Activity Center are not adequate to achieve the intent of the Subarea Plan. B. Enlarging the Activity Center will allow integration of the proposed Boxelder Creek trail as well as supporting multi -family and employment uses with the Commercial district at the corner. IV. Areas within the Fort Collins portion of the study area that are west of 1-25 and currently zoned LMN should be specifically exempt from the proposed LUC Section 3.9.1 (C) (2). A. The focus of this restriction in the Subarea Plan is clearly on properties east of I- 25, and should not be applied unfairly to our site that has been zoned and master planned according to the LMN provisions of City Plan and the Land Use Code. B. All other affected LMN properties west of 1-25 appear to be developed or vested at this time. C. Interstate Land represents an opportunity to provide a variety of housing types to support the nearby commercial and employment areas, while preserving large areas of open space. Downzoning the property would dilute if not eliminate this opportunity. Western Property Advisors, Inc. t 1859 Pecos Street, SA 300 Phone 303/469-4200 WeshnbVer, (olorodo 80234 Fax 303/469-4300 August 15, 2003 Ray Martinez, Mayor City Council Members City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: 1-25 Subarea Plan Dear Mayor Martinez and Council Members; The owners of the Interstate Land property — located at the northwest corner of the Prospect/1-25 interchange -. have worked with the City of Fort Collins and CDOT for the past 17 years to help assure that this location will represent a high quality entry to the community. We initiated the process that resulted in superior frontage road alignments; and were the original proponents of design standards for the Prospect Corridor and the evolution of the Prospect Road Streetscape Program. Based on City Plan and the Land Use Code, we have developed a master plan for the property in coordination with City Staff. Formal submittal of our plans to the City has been delayed - literally for years - awaiting the completion of drainage and flood studies. An Overall Development Plan (ODP) based on that master plan has recently been submitted to the City. We have been assured repeatedly over the past few years by City Staff that: a Our on -going planning efforts have been consistent with the intent of City Plan and concepts for the 1-25 Corridor; and that o It is not the intent of the 1-25 Subarea Plan to affect the zoning or land use pattern at Interstate Land. However, we now find that some of. the late changes made to the Subarea Plan have severe, negative impacts on our property. Revisions to the Subarea Plan can and should be made that would treat the Interstate Land property more fairly, without diluting the intent of the Plan as we understand it. These revisions include: 10 Measurement of the'/4 mile restricted area should be from the centerline of 1-25; Only non-residential secondary uses should be limited in the Employment and Industrial Districts; The Activity Center at the northwest corner of Prospect and 1-25 should be enlarged; Areas west of 1-25 that are zoned LMN should not be subject to UE `cluster' requirements; and Fort Collins Office - Phone 970/223.3933 - Fax 970/223-4671