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HomeMy WebLinkAbout1225 REDWOOD STREET - REZONE & STRUCTURE PLAN AMENDMENT - 30-02 - REPORTS - MEMO / P & Z BOARDAny P & Z decision may be appealed to City Council. Absent such an appeal, the P & Z is the Final Authority. Therefore, in terms of tonight's public hearing on the re -zoning, the Board, the applicant, and the citizens wishing to address the Board need to be cautioned that review criteria for a rezoning is not the same as the review criteria for an anticipated Wingshadow P.D.P. There will be ample opportunity in upcoming forums. Notes: Site was zoned R-M-P up till March of '97, which allowed Group Homes for up to 15 residents with 1,000 feet of separation. Originally approved for drug and alcohol treatment for 50 patients and 30 to 40 Staff. Site was developed under the L.D.G.S., performance zoning system. Site did not develop under Industrial zoning. There are no overhead doors, loading docks, outside storage, high ceilings for pallet racks, etc. Based on further review, it appears that Industrial zoning was a mistake but the I zone neatly follows the street and block pattern established by Redwood, Conifer, the rear lot lines of the Nokomis Subdivision, Bristlecone, Red Cedar Circle. Even the 1995 adoption of the North College Avenue Corridor Plan did not trigger the re -zoning of the property because R-M-P was considered an appropriate zone district by which to accomplish the transition in land use intensity between North College Avenue and the residential neighborhoods to the east. Ty1i.! PIL0Pdk77, &,f 406vrv• prb toAoAek i f n 8s'rt P t r oz�cpmm ENAED AV =NTn G-G•4 y'hAN AD r• Pc to. T/iE 4. o e,4, reviewed under Article Three. Group Homes are reviewed under 3.8.6. This review includes: C-C-N = "Large Group Care Facility" Maximum Number of Residents (excluding supervisors) - 20 Minimum Lot Size Separation Requirement (700 feet) Article 3.6 (for example) requires a T.I.S. (Number of faculty, staff, students, clients) Neighborhood Meeting will be scheduled as soon as we get the expanded mailing list. The neighborhood meeting will be held at the facility at 1225 Redwood Street and advertised 7 —14 days in advance. Two Step Process for Wingshadow The applicant is Wingshadow, a private non-profit agency serving young people. For Wingshadow to proceed, there is two-step process. 1. The First Step is the consideration to rezone the parcel from I to CCN. This requires a public hearing with the P & Z Board which makes a recommendation to City Council. Final authority rests with Council. 2. The Second Step is consideration of a Project Development Plan P.D.P. which would be processed as a Type II, P & Z review, with neighborhood information meeting. The information meeting will be an opportunity to discuss the Wingshadow operation, such as staff -to -client ratio, hours of operation, intake procedures for the Group Home residents, etc. The P & Z meeting will be advertised and a public hearing but with review criteria found in Articles Three and Four of the L.U.C. 61/o7ZF'-S Project Introduction Location Site shots Group Home Distribution Map — no disproportionate number in the northeast. Process Rezoning requests are reviewed by the criteria in 2.9.4(H)(2) (Article Two, Page 52) of the L.U.C. Must be consistent with the Comp. Plan, which in this case, would be the North College Avenue Corridor Plan, adopted as an element of Comprehensive Plan in 1995 and incorporated into City Plan (see Appendix A, A-43). Complies with LU-2 — Land Use Policy Amendment to the City's'Structure Plan This rezoning requires an Amendment to the Structure Plan from Industrial to Community Commercial. This amendment is supported by Advance Planning. Community Commercial, a downzoning, is considered a better zone district to implement the transition of land uses envisioned by the North College Avenue Corridor Plan. In fact, in hindsight, it appears that Industrial zoning on this property could be considered a mistake made in March of 1997 when the entire city was re -zoned to implement City Plan. Project Development Plan In contrast, a request for a Project Development Plan such as Wingshadow would be reviewed as a Type II (P & Z) review. A Type II review for Wingshadow would include Private School for Secondary Education and Group Home both of which would be p• y� t ✓v : , e r -- , Legend • 1. M D ,2 . i! CIndF• Hiauw , �f'•;?-: ':° �y c�;.• I ed W6-A- l'DinlT J'Gi,oE 0 /'r pE2 f /+ Z- o f" G,Go vP Ha �07Es ;3 —I E4 k L i iJ ,yy,••,> � of � �`� Nm;a eau Altot" CV4",oploe per. Status: The Plan was adopted on March'21, 1995 by City Council resolution as an element of the Comprehensive Plan. Prepared By: City of Fort Collins Planning Staff, along with a Citizens' Advisory Committee Purpose: Generally, to find ways to revitalize the North College area close to Downtown. Specifically, to retrofit basic public improvements to correct problems and improve the image of the area. Explore ways to address or at least improve the situation existing from interstate truck and train traffic in the area. Establish both zoning and development standards that would better fit the area. Key Issues: • A lack of storm drainage systems associated with the Dry Creek floodplain • Lack of public capital improvements, such as streets, walkways, curbs and gutters • Land use and zoning; how zoning fits with existing character; and zoning to achieve desirable future character • Development along the Poudre River, other natural areas, and ditches • Business development and a simplified, streamlined development review process • Interstate truck and train traffic Appendix A North College Avenue February 18, 1997 A-43 Corridor Plan Sales & Leasing Heavy Excavation Equipment Adult Oriented Uses Drive -In Restaurants (only in conv. Shop. Center) Day Shelters (under 10,000 sq. ft.) Type II Industrial Uses: Resource Extraction, Processes & Sales None Junk Yards Airports and Airstrips Dry -Cleaning Plants Transport Terminals Farm Implement & Heavy Equipment Sales Dog Day -Care Print Shops Food Catering Small Food Production Limited Indoor Recreation Type I Industrial Uses: Warehouses Light Industrial Uses Heavy Industrial Uses Research Labs Recycling Facilities Workshop,Custom Small Industry Rec. Veh.,Boat,Truck Storage Warehouse & Distribution Composting Outdoor Storage Type II Residential Uses: Boarding & Rooming Houses Type II Institutional/Civic/Public Uses: Hospitals Cemeteries Jails, Detention, Penal Centers Golf Courses Long -Term Care Facilities Type II Commercial/Retail Uses: Dog Day -Care Print Shops Food Catering Small Food Production Exhibit Halls Light Industrial Uses Research Labs Workshops, Custom Small Industry Group Homes Over 8 Persons Hospitals Public/Private Schools (secondary ed.) Long -Term Care Facilities No use over 25,000 square feet Conv. Stores with Fuel Sales (3/4 mile Animal Boarding separation) Standard & Fast Food (no drive-thru) Unlimited Indoor Recreation Bars and Taverns Day Shelters (under 10,000 sq.ft.) Bed & Breakfast Conv. Retail with Fuel (3/4 mile sep.) Retail & Supply Yard with Outdoor Storage Chile Care Centers Vet Hospitals Convenience Shopping Centers Recreational Uses Vehicle & Boat Sales with Outdoor Storage Sales & Leasing Mobile Homes, Farm Implements, COMPARISON OF PERMITTED USES INDUSTRIAL AND C-C-N Industrial Type I Residential Uses: Mixed -Use Dwellings Type I Institutional/Civic/Public Uses: Public/Private Schools Public Facilities Community Facilities Parks/Rec. Open Lands Transit Facilities Places of Worship Type I Commercial/Retail Uses: Off ices,Finanacial Services, Clinics Plumbing, Heating, Carpenter Shops Artisan,Photo Studio, Galleries Retail with Vehicle Servicing Vehicle Minor Repair Vehicle Major Repair Equipment,Truck,Trailer Rental Parking Lots, Parking Garages Plant Nurseries, Greenhouses Health & Membership Clubs Vet Facilities,Small Animal Clinics Clubs and Lodges Frozen Food Lockers Enclosed Mini -Storage Equipment Rental No Storage Gasoline Stations Unlimited Indoor Recreation C-C-N Single -Family Detached Two -Family Dwellings Single -Family Attached Multi -Family Group Homes up to 8 Persons Boarding & Rooming Houses Mixed -Use Dwellings Places of Worship Public/Private Schools (voc-tech) Community Facilities Public Facilities Parks/Rec. Open Lands Cemeteries Transit Facilities Bed and Breakfasts Standard,Fast Food Restaurants Grocery Stores 5,000 — 25,000 Personal&Business Service Shops Offices, Financial Services, Clinics Clubs & Lodges Bars and Taverns Funeral Homes Artisan, Photo Studios, Galleries Open -Air Farmers Markets Entertainment Facilities, Theatres Conv.Retail Without Fuel Sales Limited Indoor Recreation Vet Facilities, Small Animal Clinics Retail Stores Lodging Child Care Centers 1225 REDWOOD REZONING PROPOSED WINGSHADOW LAND USES REVIEW PROCESS COMPARISON Existing Zone Proposed Zone Industrial C-C-N Large Care Group Home Not Permitted Type II Private School Type I Type II Child Care Type II Type I Admin. Offices Type I Type I Under either zone, the request would be processed as Type II. Under C-C-N, a Group Home for up to 8 clients - Type I. Staff considered allowing Group Homes in the Industrial zone and decided against it for two reasons: 1. Group Homes are residential land uses and need to be in residential settings. 2. Since Industrial zones have fewer neighborhoods, and, therefore, less built-in neighborhood opposition, Staff did not want the Industrial zone to become attractive to Group Homes leading to an over -concentration which would be adverse to the policy of dispersal throughout the City. 2. The Plan states: "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." 3. 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. 4. 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. 5. The property has been fully developed since 1985 with a well -landscaped, one- story structure that has the character of a medical/residential facility. There are no loading docks, overhead doors, outdoor storage yards, large asphalt surfaces or other characteristics associated with industrial development on the property. Recommendation: Staff recommends approval of the request for an Amendment to the City Structure Plan from Industrial to Community Commercial. City of Fort Collins Commu.._,y Planning and Environmental-rvices Current Planning MEMORANDUM TO: Planning and Zoning Board FROM: Ted Shepard, Chief Planner, Current Planning Clark Mapes, City Planner, Advance Planning DATE: September 16, 2002 RE: 1225 Redwood Structure Plan Amendment The purpose of this memo is to supplement the Staff Report to add a section regarding amending the City's Structure Plan. The Structure Plan must be amended from Industrial to Community Commercial first in order to justify the rezoning request. Structure Plan Amendment: Section 2.9.4(1-1)(2)(a) allows a rezoning 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. Staff Finding of Fact: In reviewing the request to amend the Structure Plan, Staff makes the following findings of fact: The North College Avenue Corridor Plan was adopted on March 21, 1995 as an element of the Comprehensive Plan. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020