HomeMy WebLinkAboutPETERSON ANNEXATION & ZONING, STRUCTURE PLAN AMENDMENT - 54-02 - REPORTS - RECOMMENDATION/REPORTPeterson Annexation and Zoning, and Structure Plan Amendment, File # 54-02
January 16, 2003 P & Z Meeting
Page 5
5. The Structure Plan amendment will be consistent with the vision, goals, principles and policies
of City Plan because the principle and policy statements within City Plan specify that the 1-25
subarea planning efforts will tailor City Plan's city-wide perspective to individual neighborhoods,
districts, corridors and edges.
6. Provided the Structure Plan amendment is approved, the requested Urban Estate (UE) zoning
is in conformance with the policies of City Plan and is consistent with the Structure Plan.
RECOMMENDATION:
1. Staff recommends that the Planning and Zoning Board forward a recommendation to the City
Council to approve the Structure Plan Amendment for the site of the proposed Peterson
Annexation from "Rural Open Lands / Stream Corridors" to a designation of "Urban Estate."
2. Staff recommends that the Planning and Zoning Board forward a recommendation to the City
Council to approve the Peterson Annexation.
3. Staff recommends that the Planning and Zoning Board forward a recommendation to the City
Council to approve a zoning designation of Urban Estate (UE) for the property within the
Peterson Annexation.
Peterson Annexation and Zoning, and Structure Plan Amendment, File # 54-02
January 16, 2003 P & Z Meeting
Page 4
B. Staff Analysis of Structure Plan Amendment:
(1) Staff finds that the Structure Plan is in need of Change because the final draft of
the 1-25 Sub Area Plan identifies that the property's designation should be
changed from it's current designation of "Rural Open Lands / Stream Corridors"
to a designation of "Urban Estate."
(2) Staff finds that the proposed Structure Plan amendment will promote the public
welfare by specifying a land use configuration at the edge of the community that
will provide for a transition between the higher intensity industrial uses located
adjacent to the 1-25 highway and the larger lot rural residential development in
the County located east of County Road 5.
Staff finds that the Structure Plan amendment will be consistent with the vision,
goals, principles and policies of City Plan because the principle and policy
statements within City Plan specify that the 1-25 subarea planning efforts will
tailor City Plan's city-wide perspective to individual neighborhoods, districts,
corridors and edges.
5. City Council Hearings:
City Council hearings on this proposed annexation and zoning will be held on the following dates:
Initiating Resolution
First Reading
Second Reading
February 4, 2003
March 18, 2003
April 1, 2003
FINDINGS OF FACT/CONCLUSION:
1. The annexation of this area is consistent with the policies and agreements between Larimer
County and the City of Fort Collins as contained in the Intergovernmental Agreement for the
Fort Collins Growth Management Area.
2. The area meets all criteria included in Colorado Revised Statutes to qualify for a voluntary
annexation to the City of Fort Collins.
3. The Structure Plan is in need of Change because the final draft of the 1-25 Sub Area Plan
identifies that the property's designation should be changed from it's current designation of
"Rural Open Lands / Stream Corridors" to a designation of "Urban Estate."
4. The proposed Structure Plan amendment will promote the public welfare by specifying a land
use configuration at the edge of the community that will provide for a transition between the
higher intensity industrial uses located adjacent to the 1-25 highway and the larger lot rural
residential development in the County located east of County Road 5.
Peterson Annexation and Zoning, and Structure Plan Amendment, File # 54-02
January 16, 2003 P & Z Meeting
Page 3
Area Plan are classified as Urban Estate areas, that will have a maximum allowable
density of two (2) dwelling units per acre. These areas provide for a transition
between the higher intensity commercial and industrial uses located adjacent to the
1-25 highway and a larger lot residential development (2'/z acre lots discussed
above) east of County Road 5."
Both Peterson and Streamside Annexations satisfy the language of the U-E land
use classification quoted above. Industrial zoned property abuts the West Side of
the Peterson Annexation and rural and larger lot residential development exists east
of the Streamside Annexation. Additionally, the Draft Land Use Plan for the 1-25
Sub Area Plan identifies the property as Urban Estate. Therefore, the applicant has
applied for U-E zoning in conformance with the Final Draft of the 1-25 Sub Area
Plan.
D. Status of the 1-25 Sub Area Plan.
The 1-25 Sub Area Plan has not been adopted at this time. The Planning and
Zoning Board and City Council schedule the Plan for consideration in the Spring of
2003. The Structure Plan identified the need to do additional planning for the 1-25
corridor by designating the area as the 1-25 Special Study Corridor.
4. Structure Plan Amendment:
As mentioned, the Final Draft of the 1-25 Sub Area Plan, which calls for U-E zoning, has not
yet been considered by the Planning and Zoning Board nor adopted by the City Council.
Since the Structure Plan Map indicates "Rural Open Lands/Stream Corridor and
Employment," a Structure Plan amendment is part of this request. The Structure Plan Map
also designates 1-25 as a "Special Study Corridor" indicating that the 1997 version of the
Structure Plan did not provide sufficient guidance for land use decision -making and that
future land use considerations were anticipated.
A. Request
Section 2.9.4(H)(2)(a) allows a zoning request to be justified if the proposed request
is consistent with the City's Comprehensive Plan. (The Structure Plan is a
component of the Comprehensive Plan.)
According to Council Resolution 2000-140, a Comprehensive Plan Amendment may
be approved if the City Council makes specific findings that:
• The existing City Plan and/or any related element thereof is in need
of the proposed amendment; and
• The proposed major plan amendment will promote the public welfare
and will be consistent with the vision, goals, principles and policies of
City and the elements thereof.
Peterson Annexation and Zoning, and Structure Plan Amendment, File # 54-02
January 16, 2003 P & Z Meeting
Page 2
for annexation according to Colorado Revised Statutes (CRS). This property is eligible for
annexation according to CRS, requiring 116 contiguity to the existing city limits. Peterson
Annexation and Zoning complies with this standard since the property has 1866.19 feet of its total
boundary of approximately 10,643.30 feet contiguous to the existing City limits. This meets the
minimum 1773.88 feet required to achieve 1/6 contiguity. This contiguity occurs through a
common boundary with the Kirschner Annexation (December 1993).
2. Zoning and Analysis:
The property is currently zoned FA1 - Farming in Larimer County. The requested zoning for this
annexation is the Urban Estate District (LIE). An assignment of UE zoning is consistent with the
approved County subdivision (Peterson MLD) for the property. The site is a large vacant property
located between Industrial zoned property within the City Limits, and the Streamside Planned Land
Division, which is a County development application, of Urban Estate type density, currently under
review, located directly east of the site. Although the developer is not currently pursuing
development of this property, annexation of this property will allow any future development of the
site to be reviewed under the City's jurisdiction.
3. 1-25 Sub Area Plan:
A. Regional 1-25 Plan.
The parcel is contained within the 1-25 Sub Area Plan. This sub -area plan is a
component of the 1-25 Regional Communities Corridor Plan, which was adopted by the
City Council in November of 2001.
B. City Plan's reference to the 1-25 Sub Area Plan.
City Plan Principle LU-4 states: "More specific Subaru planning efforts will follow
adoption of these City Plan Principles and Policies which tailor City Plan's city-wide
perspective to individual neighborhoods, districts, corridors and edges."
City Plan Policy LU-4.5 states: "The following areas have been identified as priority
for future Subaru planning:
• 1-25 Corridor
• Mountain Vista
• East Mulberry
• Fossil Creek Reservoir Area"
C. U-E Zoning within the 1-25 Sub Area.
The Final Draft of the 1-25 Sub Area Plan calls for a mix of neighborhoods and
densities. The Final Draft states: "The Urban Estate classification is intended to
allow for choices of very low density and large -lot housing in the community, and to
provide a physical transition between urban development and rural/open lands.
Most of the undeveloped areas designated for residential development in the Sub
ITEM NO. 5
MEETING DATE 1/16/03
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Peterson Annexation and Zoning, and Structure Plan Amendment
File # 54-02
APPLICANT: Michael Chalona, Land Images
OWNERS: Cedar Point Land and Livestock L.L.C.
Duane Lebsack, Principal and Manager
PROJECT DESCRIPTION: This is a request to annex and assign initial zoning of approximately
27.89 acres, located a half mile east of 1-25 and south of Vine Drive. This requested zone district is
Urban Estate. A Structure Plan amendment is also requested to change the designation of the
property from Rural Open Lands / Stream Corridor to Urban Estate.
RECOMMENDATION: Staff recommends approval of the Structure Plan amendment, approval of
annexation and recommends that the property be placed in the Urban Estate (UE) zone district.
EXECUTIVE SUMMARY:
1. The annexation of this area is consistent with the policies and agreements between Larimer
County and the City of Fort Collins as contained in the Intergovernmental Agreement for the
Fort Collins Growth Management Area.
2. The area meets all criteria included in Colorado Revised Statutes to qualify for a voluntary
annexation to the City of Fort Collins.
3. Staff recommends specific findings that the Council may adopt that would allow the
requested Structure Plan amendment to be consistent with Council Resolution 2000-140,
which permits amendments to the Structure Plan.
4. The requested Urban Estate (UE) zone district is in conformance with the policies of City
Plan and is consistent with the proposed amendment to the Structure Plan.
COMMENTS:
1. Background:
The property is located within the Fort Collins Growth Management Area (GMA). According to
policies and agreements between the City of Fort Collins and Larimer County, contained in the
INTERGOVERNMENTAL AGREEMENT FOR THE FORT COLLINS GROWTH MANAGEMENT
AREA, the City will consider annexation of property within the GMA when the property is eligible
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