The URL can be used to link to this page

Home My WebLink About1225 REDWOOD STREET - REZONE & STRUCTURE PLAN AMENDMENT - 30-02 - REPORTS - PROJECT NARRATIVEDivision 4.15, Community Commercial - North College District (c) Commercial/Retail Uses: Division 4.15(B) Convenience retail stores with fuel sales, provided that they are at least three thousand nine hundred sixty (3,960) feet ('/ mile) from any other such use and from any fueling station. 2. Unlimited indoor recreational uses and facilities. 3. Day shelters, provided they do not exceed ten thousand (10,000) square feet and are located within one thousand three hundred twenty (1,320) feet (one -quarter ['/] mile) of a Transfort route. (C) Prohibited Uses. All uses that are not (1) expressly allowed as permitted uses in this Section or (2) determined to be permitted by the Director pursuant to Section 1.3.4 of this Land Use Code shall be prohibited. (D) Land Use Standards. (1) Single-family, two-family and multi -family housing shall have a minimum density of five (5) dwelling units per net acre calculated on a gross residential acreage basis for any development project. Single-family housing shall be limited to a maximum of forty (40) percent of the geographically distinct district area. (2) Maximum building height shall be five (5) stories. (E) Development Standards. All development in the C-C-N Community Commercial District shall also comply with the standards contained in the Standards and Guidelines for the North College Avenue Corridor as adopted by the city, to the extent that such standards and guidelines apply to the property to be developed. (Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §§48-50, 12/15/98; Ord. No. 99, 1999 §24, 6/15/99; Ord. No. 165, 1999 §42, 11/16/99; Ord. No. 183, 2000 §34, 12/19/00; Ord. No. 204, 2001 §§1, 47, 48, 12/18/01; Ord. No. 087, 2002 §§36-38, 6/4/02) Article 4, Page 107 Supp. 12 Division 4.15, Community Commercial - North College District Division 4.15(B) 6. Cemeteries. 7. Transit facilities, without repair or storage. (c) Commercial/Retail Uses: 1. Bed and breakfast establishments. 2. Standard and fast food restaurants (without drive- in or drive -through facilities). 3. Grocery stores (occupying between five thousand [5,000] and twenty-five thousand [25,000] square feet). 4. Personal and business service shops. 5. Offices, financial services and clinics. 6. Clubs and lodges. 7. Bars and taverns. 8. Funeral homes. 9. Artisan and photography studios and galleries. 10. Open-air farmers markets. 11. Entertainment facilities and theaters. 12. Convenience retail stores without fuel sales. 13. Limited indoor recreation establishments. 14. Veterinary facilities and small animal clinics. 15. Retail establishments. 16. Lodging establishments. 17. Child care centers. 18. Dog day-care facilities. Article 4, Page 105 Supp. 12 Division 4.15, Communitv Commercial - North College District Division 4.15 DIVISION 4.15 COMMUNITY COMMERCIAL - NORTH COLLEGE DISTRICT (C-C-N) (A) Purpose. 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 surrounding residential areas. This designation is only for areas identified for its application in the North College Corridor Plan. (B) Permitted Uses. (1) The following uses are permitted in the C-C-N District, subject to basic development review, provided that such uses are located on .lots that are part of an approved site specific development plan: (a) Residential Uses: Accessory buildings. 2. Accessory uses. (b) Any use authorized pursuant to a site specific development plan that was processed and approved either in compliance with the Zoning Code in effect on March 27, 1997, or in compliance with this Land Use Code (other than a final subdivision plat, or minor subdivision plat, approved pursuant to Section 29-643 or 29-644 of prior law, for any nonresidential development or any multi -family dwelling containing more than four [4] dwelling units), provided that such use shall be subject to all of the use and density requirements and conditions of said site specific development plan. (c) Any use which is not hereafter listed as a permitted use in this zone district but which was permitted for a specific parcel of property pursuant to the zone district regulations in effect for such parcel on March 27, 1997; and which physically existed upon such parcel on March 27, 1997; provided, however, that such existing use shall constitute a permitted use only on such parcel of property. Article 4, Page 103 Supp. 11 LU - 5 Business and commercial growth -- including neighborhood and community retail, regional retail if compatible in scale, regional office, and light basic industry, should be encouraged in specific areas of the Corridor. LU - 6 Basic and light industrial uses should locate in Light Industrial and Planned Industrial zoning districts or new districts with standards and guidelines for compatibility with surrounding neighborhoods. Start-up and entrepreneurial industries should be encouraged to locate in these areas. LU - 7 New development or redevelopment should respect the existing small business character along North College. The existing character should be upgraded through streetscape improvements such as sidewalks, curb and gutter, trees and landscaping, and building facade renovations, and appropriate setbacks. LU - 8 The Cache La Poudre River and surrounding area should be integrated into the Corridor with compatible land uses which complement and enhance the river's special qualities. Urban land uses as outlined in the Downtown Plan should be encouraged to locate on the north side of the river as well as the south side. LU-9 Civic uses and public facilities such as a fire station, library branch, post office branch, community center, and similar uses, are encouraged to locate in the Corridor as neighborhood focal points and a source of pride. Well -coordinated public investment in such uses can serve to accomplish multiple goals along with providing the particular service. The North College Plan supports a fire station in particular within the Corridor to improve response times as targeted by the Poudre Fire Authority as well as reinforce land use goals. LU- 10 New zoning districts should be created and presented for adoption to translate the goals and policies of the plan into a new regulatory framework for development. Storm Drainage A preferred solution to the single major unfunded problem -- Dry Creek flood flows -- has been developed. The solution consists of a diversion channel to intercept Dry Creek flows north of the Larimer-Weld Canal (Eaton Ditch) and convey them across the canal, under Willox Lane and the railroad tracks, and then to the Poudre River in an open grass -lined channel. The problem and alternative solutions have been studied for years and will continue to be pursued by the City's Stormwater Utility as a separate work effort. C� 4 POLICY STATEMENTS FOR THE CORRIDOR Land Use The plan should promote continuing development of the types of small business and light industry that currently characterize much of the area. Also, in order for the North College Corridor to offer new opportunities for revitalization and economic growth, and yet retain its unique character, it should include a variety of land uses including commercial, industrial, office, housing and retail. The plan should promote pedestrian activity and a "sense of neighborhood" with compact, walkable, efficient development -- particularly off of College Avenue itself. Also, the area offers an excellent opportunity to mix development and activity with the environment of the river, ditch corridors, and other natural areas. The North College Corridor, as envisioned, is an excellent example of an "Activity Center" consistent with the long-term Congestion Management Plan (CMP) recently prepared by the City. The CMP is developing strategies which will reduce traffic congestion and improve air quality city-wide in the future. Land use planning is an important component of this, and the concept of defining different types of Activity Centers to help guide development is being proposed. As defined in the CMP, the North College Avenue Corridor represents a "Mixed - Use Activity Center" with an "Auto -Oriented Commercial Activity Corridor" component. Mixed Use Activity Centers are areas where a full range of land uses locate, providing excellent opportunities for pedestrian, bicycle, and mass transit use. The key is the combination of different types of land uses, along with urban design elements that reduce dependency on the private automobile and encourage other modes of transportation. J 0 Land Use Policy Statements LU - I 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 the 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. LU - 3 A diversity of housing types should be encouraged to locate in appropriate areas throughout the Corridor. LU - 4 A new park on the west side of the Corridor should be created to better serve existing andplanned neighborhoods; and increased access to existing parks and open spaces should be provided. 3 Y Page Two July 11, 2002 Rezoning Request facility, thus creating the need for rezoning. From our perspective, it would seem more reasonable to rezone this parcel to the C-C-N district since the existing facility is for the most part not what we would characterize as residential in nature, either by appearance or by function. It is not incompatible with the C-C-N zoning since this zone seems to (by design) acknowledge that it is in fact a transitional zone from the downtown area to adjacent residential neighborhoods. C-C-N zoning currently exists to the south of this site, with L-M-N zoning existing to the east and to the north of this parcel. Rezoning to either district would not create spot zoning and would apparently meet both the intent and the written guidelines contained within the City Plan for Fort Collins. In conclusion, we are requesting a rezoning of this parcel so that we may continue to provide services to kids at risk. For ten (10) years we have been providing services for teenagers and young adults in this community. We take a comprehensive approach that includes options for education, daycare, counseling, and now, a safe place for them to stay when there is nowhere else to go. With the acquisition and remodeling of this building, we will be able to provide more services to the community. We ask that you look favorably on our request so that we can continue to provide services to a portion of our local population that is frequently overlooked and underrepresented. Steve Bolton President Wingshadow, Inc Y O A R D O F I R E C T O R S July 11, 2002 WINGSHADOW, INC. ,RRY 3 R A H A M S O N City of Fort Collins Current Planning Dept. - E V E B O L T O N 281 North College Avenue Fort Collins, CO 80524 IF F B U C H H O L Z RE: Request for Rezoning of 1225 Redwood Street 3OE DEAND A To Whom It May Concern: '. A D E ADS We are submitting our request to rezone the property located at 1225 Redwood Street from its current zoning of Industrial (1) to either the Community Commercial — North >RLENE GRANDIN College C-C- g ( N) or Low Density Mixed -Use Neighborhood. District (L-M-N.) We would be using the existing facility at this location for the purposes of providing I T H H E S S the following services: ❖ Classrooms and support areas for Frontier High School MANES ❖ Childcare center servicing not more than 60 children from Infancy through Kindergarten ❖ Offices for Wingshadow, Inc C. O F F I C 1 0 ❖ Day treatment Center ❖ Homeless Shelter (Large Group Home) which is designed to house eighteen boys and girls M HOOGENDYK • ••• Related services, including maintenance and a kitchen/dining room that would serve the students and faculty of Frontier High School, - R O L Y N LARRABEE the children and staff of the Childcare Center, and the residents and staff of the Group Home. =K OLM S TE AD The existing facility is located on approximately six (6) acres and most recently functioned as an assisted living facility. With minor interior remodeling, we can 8 POWELL , provide the necessary rooms for Frontier High School in the southwest wing, the Childcare Center in the northwest wing (which is located closest to the existing 5 O U T H A R D residential development to the north) and the Group Home on the southeast end of the building. Offices and support services will be scattered throughout. J VANMEVEREN It appears that either of the zones requested would allow all of the uses identified above. The existing Industrial zoning for the parcel does not allow a group home 9 0 3 BUCKINGHAM , UNIT C F O R T C O L L I N S C O L O R A D O 8 0 5 2 4 9 7 0. 4 1 9. 3 2 5 3 F A X 9 7 0. 4 1 9. 3 2 5 2