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HomeMy WebLinkAbout1225 REDWOOD STREET - REZONE & STRUCTURE PLAN AMENDMENT - 30-02 - REPORTS - RECOMMENDATION/REPORT1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02 September 5, 2002 P&Z Meeting Page 6 The C-C-N district is the manifestation of this mixed -use transition area envisioned by the two land use policies. The request to rezone the subject parcel into the C-C-N helps fulfill this policy. 5. Findings of Fact: In evaluating the request for Amendment to the Zoning Map for 1225 Redwood Street Rezone from I, Industrial to C-C-N, Community Commercial North College, Staff makes the following findings of fact: A. The City Plan rezoning in March of 1997 rezoned the parcel from R-M-P, Medium Density Planned Residential to I, Industrial. In retrospect, based on the existing character of property, Industrial zoning is inappropriate for this particular parcel. B. The request complies with the City Plan in that the rezoning would result in an extension of the C-C-N zone, an existing zone district across Conifer Street to the south. C. The request to rezone satisfies the applicable review criteria of the Section 2.9.4 (H) of the Land Use Code. D. The request is in compliance with the North College Avenue Corridor Plan by contributing to the mix of land uses designed to transition the intensity between North College Avenue on the west and the residential neighborhood to the east. E. The request would require an amendment to the City Structure Plan. The proposed plan amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. RECOMMENDATION: Staff recommends approval of 1225 Redwood Street Rezoning from I, Industrial to C- C-N, Community Commercial North College, Recommendation to City Council, #30-02. 1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02 September 5, 2002 P&Z Meeting Page 5 • The list of permitted uses for the C-C-N zone district is attached. These uses are generally less intense than those permitted in the Industrial zone. Upon examination of the list of permitted uses, and upon examination of the existing and proposed uses surrounding the site, Staff finds that the land uses offered by the proposed zone district will be compatible with the general area. Therefore, Staff finds this criterion to be satisfied. D. 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 functioning of the environment. The site is fully developed. There would be no adverse impacts to the natural environment should the property re -develop under C-C-N zoning. E. Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The rezoning would acknowledge the de -facto manner in which the property has developed. As stated above, Staff finds that the property exhibits a high -quality, professional, medical -office character. By being located on the eastern edge of the C-C-N, the property contributes to the transition between more intense uses to the west and the neighborhood to the east and north. The allowable uses in the C-C-N complement the residential neighborhood and contributes to the mixed -land use opportunities as envisioned under City Plan. 4. North College Avenue Corridor Plan: Adopted in 1995, the Plan offers the following two land use policy statements: "LU — 1 Expansion areas for the types of office, financial, commercial and residential uses found in the downtown area should be encouraged to develop in a mixed -use district generally located between the Poudre River and Conifer Street, and college Avenue and Redwood Street, including the vicinity of Vine Drive/North College intersection." "LU — 2 Land uses should create a transition from the North College Avenue commercial area to surrounding residential areas with a mix of land uses in a neighborhood pattern offering convenient and pleasant street, sidewalk and bike lane connections." 1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02 September 5, 2002 P&Z Meeting Page 4 surrounding residential areas. This designation is only for areas identified for its application in the North College Corridor Plan." Adding this parcel to the C-C-N would contribute to the function and purpose of the zone district and would help to establish a high -quality transition in land uses between single family detached homes to the east and the North College corridor to the west. Staff finds that the rezoning would be consistent with City Plan by promoting the goal of the C-C-N zone. 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 1997 City Plan rezoning from R-M-P, Medium Density Planned Residential to I, Industrial, was the result of following the simple block and street pattern rather than making a close analysis of the character of the individual property. For example, the property, as developed prior to 1997 demonstrated the following characteristics: • The building and grounds were initially constructed under the P.U.D. system as professional medical residential treatment facility for alcohol and substance abuse. It was never envisioned, planned, approved or constructed as an industrial -type land use. • The building features the design associated with a modern medical office park. It is one-story in height with a pitched roof with attractive exterior materials. • The building is placed within a heavily landscaped area. There is generous use of berms, evergreen trees and street trees which combine to create a pastoral setting conducive to the medical treatment function. • There are no features typically associated with an industrial use such as overhead doors, loading docks, outside storage yard and high ceilings. In light of this established character, Staff finds that the Industrial zoning is misplaced on this particular property. C. 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. 1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02 September 5, 2002 P&Z Meeting Page 3 to a P.D.P. review process. As with any rezoning, there is no specific review of any particular development or re -development proposal at this time. 2. Structure 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 "Industrial." Across Conifer Street the south, the map designates the area as "Community Commercial." Across Redwood Street to the east, the map designates the area as "Low Density Mixed -Use Neighborhood." The site, therefore, is at the intersection of three distinct districts. Staff recommends that as part of the rezoning process, an amendment to City Structure Plan accompany this request. In accordance with Appendix C of the City Plan, Staff makes the following findings: A. The existing City Structure Plan would be in need of an amendment if the rezoning request is approved. B. The proposed plan amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. 3. Request for C-C-N Zoning — Section 2.9.4 (H): The request to rezone is considered quasi-judicial since the parcel is less than 640 acres. There are five standards that may be used in evaluating a request for a quasi- judicial rezoning. These standards, and 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 request for the C-C-N zone district would be an extension of the existing C- C-N zone across the street on the south side of Conifer. The purpose of the C- C-N zone district is as follows: `The Community Commercial - North College District is for fringes of retail/commercial core areas and corridors. This District is intended for moderate intensity uses that are supportive of the commercial core or corridor, and that help to create a transition and a link between the commercial areas and 1225 Redwood Street Rezoning to C-C-N & City Structure Plan Amendment, #30-02 September 5, 2002 P&Z Meeting Page 2 COMMENTS: 1. Background: A. The surrounding zoning and land uses are as follows: N: R-L; Existing Residential (Nokomis P.U.D.) S: C-C-N; Vacant E: L-M-N; Electrical Substation W: I; Vacant A. Project History The parcel is known as New Beginnings Phase One of Redwood Village Commons Master Plan. This Master Plan was approved in September of 1985 and consisted of 10.5 acres with proposed land uses including multi -family, office, warehouse, retail, showroom on the north half and the New Beginnings Alcohol and Drug Abuse Recovery Center on the southern half. The New Beginnings Phase One Final P.U.D. and Plat was also approved in September of 1985. The northern half was approved in May of 1994 as the Nokomis P.U.D. and consisted of 21 single family dwelling units on 4.6 acres. In 1993, the P.U.D. was amended to facilitate the operation of the Jacob Center, a substance abuse treatment program. In 1995, the P.U.D. was amended to facilitate the transition to the Diamond Crest Elderly Board and Care Assisted Living Facility. In 1997, the subject parcel was rezoned from R-M-P, Medium Density Planned Residential, to I, Industrial. B. Current Request The applicant for the rezoning request is Wingshadow, Inc. For the past ten years, Wingshadow has provided services to teenagers and young adults. As proposed, Wingshadow would provide space for Frontier High School, a childcare center, and a group home. Offices and support services would be scattered throughout. All of the proposed uses are permitted in the Industrial zone with the exception of the group home component. A rezoning of the property to C-C-N would allow the group home, subject ITEM NO. 3 MEETING DATE 9 19 02 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 1225 Redwood Street Rezoning to C-C-N and City Structure Plan Amendment, #30-02 APPLICANT: Mr. Steve Bolton. Wingshadow, Inc. 903 Buckingham Street, Unit C Fort Collins, CO 80524 OWNER: USAG Capital Leasing, Inc. 1507 Buttonwood Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: Request to rezone 1225 Redwood Street from I, Industrial, to C-C-N, Community Commercial North College. The parcel is 5.5 acres in size and located on the northwest corner of Conifer Street and Redwood Street. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The parcel is fully developed with a 20,200 square foot, one-story medical treatment facility, parking lot, and generously landscaped grounds. The request represents a voluntary down -zoning that acknowledges the de -facto manner in which the property has developed. The recommended zone district would be a logical extension of the existing C-C-N zone located across the street on the south side of Conifer. The request is in compliance with the North College Avenue Corridor Plan, adopted in 1995. The request satisfies the criteria of Section 2.9.4. A City Structure Plan amendment is recommended would be forwarded to City Council as part of the formal rezoning request. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT