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HomeMy WebLinkAbout450 N. COLLEGE REZONING - 34-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSR r EXISTING 81. r � EXISTING POWER PLANT BUILDING EXHIBIT B CITY OF FORT COLLINS POWER PLANT BUILDING PLOT PLAN 430 NORTH COLLEGE AVENUE FORT COLLINS, COLORADO CONTOUR INTERVAL = 21 SCALE: 1 ° = 125 ' APPROX. _ Bike Trail R.O.W. F Areas to be maintained by City FORT CO' ' INS (hvo.) OLD POWER PLANT SITE Exhibit A SOO (" PA Ge"& 6 9 2 �4 4 01 T ON LINE 0 0 o � o N78 43 03 6650' —0 _, 6.9059 ACRES o DENOTES*5 REBAR W/PLASTIC CAP 41082E m N2 0 O c 0 9 0 o I / m SCALE: 1"--IOU SO„ W F04.4 7AG0S s' (off o p,� 01 Legal Description 456 2148E Old Power Plant Site 4 919IX0%' A tract of land located in the NW 1/4' Section 12, Township 7 North, Range 69 West, of the 6th P.M., City of Fort Collins Larimer County, State of Colorado, more particular and described as follows: ' Considering the west line of NW 1/4, Section 12 as bearing MEASURED 5 '§�" S 0° 06' 56" E.with all bearings contained herein relative R R D `4 0 thereto. The above survey was performed Beginning at the NW corner, Section 12, Township 7 North, under my direction and is a true Range 69 W, monumented by a brass cap, thence along the west and accurate description of line of the said NW 1/4, S 00 06' 56" E 1051.36 feet; thence the ;ronumented boundary to the N 56° 21' 48" E 47.91 feet to The True Point of Beginninq; f my knowled e4,'l" thence N 56° 21' 48" E 784.21 feet, thence N 34° 50' 06" E \ 6 E: F ` �131.41 feet, thence N 710 49' 50" i4 360.47 feet, thence N �10 45' 13" 14 92.40 feet, thence N 78° 43' 03" t4 66.50 feet, Ma ace E. Rupp", & L , ence N 740 28' 03" V1 176.19 feet, thence N 660 50' 01" W Colorado n108.00 feet, thence N 510 29' 58" W 40.00 feet, thence S 00 �8` O., 56" E 781.72 feet to The True Point of Beqinninc. Said 1\4 o ''tact containing 6.9059 acres more or less. OR. II 12HILTINAIL 1N GUTTER(FNQ) Reason for Request: Rezoning the property from Public Open Lands to River Downtown Redevelopment District would be consistent with the City's Comprehensive Plan. The current use of the property does not meet the purpose of the POL designation. The educational research facility operated by Colorado State University, which is located in the Old Power Plant was an existing use prior to the City's Land Use Code and is therefore considered an existing limited permitted use. Rezoning the property to RDR would allow Colorado State University the opportunity to consider expanding their operations as a permitted use. The zoning designation of POL limits the use of the property to parks, open lands, cemeteries, composting facilities, agricultural activities, golf courses, wireless communication equipment and facilities, and public facilities. If Colorado State University should vacate the property, present zoning restrictions would severely limit the City's ability to find a new tenant. As there is no projected use of this building in the City's facilities planning, the property could very likely remain unused if such a situation occurred. With the RDR designation, the property could be more readily modified to accommodate other compatible uses. The Downtown River Corridor Implementation Program discusses the themes for the Old Power Plant Site as 1) Retain existing, public use; 2) Recreational opportunities; 3) Natural area buffer to river; 4) Enhanced wildlife corridor; 5) Site restoration/revitalization; 6) Potential new minor public uses behind main Power Plant building; and 7) Conscientious stewardship. The proposed rezoning would better enable the City to meet these themes. Finally, land zoned Downtown District, River Downtown Redevelopment District, and Community Commercial — Poudre River District, surround the site. The rezoning of 450 North College would provide a more consistent application of the Downtown River Corridor Vision. State of Colorado) ) ss. Respectfully submitted, Qa County of Larimer) The forgoing instrument was acknowledged before me this day of&�keAD, 2001. for the purpose therein set forth. My commission expire #/, ZA City of Fort Collins Rezoning Petition Petitioner: Heather Brooks for the City Manager's Office Name: City of Fort Collins Address: 300 LaPorte Avenue Owner: City of Fort Collins To the City Council of the City of Fort Collins, Colorado. I (We), the undersigned, do hereby respectfully petition and request that the City Council amend the zoning ordinance of the City of Fort Collins by changing the zoning of the hereinafter described parcel, containing 6.91 acres, more or less, from Public Open Lands (POL) zoning district to the River Downtown Redevelopment District (RDR) zoning district: See attached Metes and Bounds legal description. No Text 450 N. College Rezoning, #34-01 September 17, 2001 P & Z Meeting Page 7 In conclusion, Staffs perspective is that the 1997 City Plan rezoning to POL overlooked the fact that the site was being used for industrial/institutional purposes and that the POL zoning district severely limits future use of the site. This appears to have been a simple oversight. Had the facts been known at the time, the parcel would not have been rezoned to POL. The request, therefore, represents a corrective measure. RECOMMENDATION: Staff recommends approval of the request to amend the zoning map from POL to RDR for 450 N. College Avenue, containing 6.91 ± acres; File #34-01. 450 N. College Rezoning, #34-01 September 17, 2001 P & Z Meeting Page 6 The proposed zoning (RDR) is appropriate for the subject site because it is the lowest intensity zoning district that still allows existing uses as well as the potential for other complimentary civic or institutional uses. 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 proposed zoning RDR would not have any adverse impact on the natural functioning of the environment. The RDR district requires establishment of a buffer zone to preserve or improve the river landscape as an integral transition between on -site development and the river. Other impacts to water, air, noise and other environmental factors would be evaluated based upon the City's Stormwater regulations, engineering standards and all applicable sections of Article 3. Staff finds this criterion to be satisfied. E. Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The rezoning would recognize the existing uses on the property and provide for an extension of existing RDR zoning, fronting on the east side of College Avenue, to the north. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for Amendment to the Zoning Map for 450 N. College from POL to RDR, Staff makes the following findings of fact: A. The.City Plan rezoning in March of 1997 to POL incorrectly assumed that the subject property was not developed. for industrial and institutional uses. This was not the case. As a result, an inadvertent down -zoning of the property occurred. B. The subject area is consistent with applicable City Plan policies. C. The request to rezone satisfies the applicable review criteria of the Section 2.9.4 (H) of the Land Use Code. 450 N. College Rezoning, #34-01 September 17, 2001 P & Z Meeting Page 5 Principle PRC-9: — The City will permit a variety of land uses within the Poudre River Corridor that are consistent with the protection of ecological, floodplain, historic, scenic, recreational and other public values. Appropriate land uses may include public conservation and recreational sites, mixed -use commercial areas, rural/agricultural estate, urban estate, residential, employment, industrial, educational, and utilities. Policy PRC-9.1— Development Standards and Design Guidelines. Appropriate development standards and design guidelines will be applied to land uses in the Poudre River Corridor. The City Structure Plan will reflect such uses on its maps and within appropriate zoning districts and development regulations. Table 1: Theme Areas Dowtown River Corridor Implementation Program Themes identified for the Old Power Plant Site: ❑ Retain existing, public use ❑ Recreational opportunities 0 Natural area buffer to river ❑ Enhanced wildlife corridor ❑ Site restoration/revitalization, ❑ Potential new minor public uses behind main Power Plant building ❑ Conscientious stewardship Policy 2 (R) of the Downtown Plan Permit destination retail uses, light manufacturing uses, research and scientific laboratories, and similar uses within the Poudre River Corridor District that are compatible with the scenic, natural, recreational and historical values of the river. 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 request is based on an oversight that occurred in March of 1997 during the City Plan rezoning process, not based on any change in conditions. Therefore, this criterion is not applicable. There are 3 standards that may be used by the Planning and Zoning Board and City Council to make a decision. Those standards are as follows: 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. 450 N. College Rezoning, #34-01 September 17, 2001 P & Z Meeting Page 4 3. Neighborhood Meeting A neighborhood meeting has been scheduled for the evening of September 12 at the Northside Aztlan Community Center. Neighborhood meeting minutes and a summary of the discussion will be provided to the Planning & Zoning Board at the worksession and public hearing. Notice of the neighborhood meeting has been sent to all property owners within 1,000 feet of the subject property. 4. Standards — Section 2.9.4 (H The request to rezone is considered quasi-judicial since the parcel is less than 640 acres. There are two standards that must be used in evaluating a request for a quasi- judicial rezoning. These standards and an explanation of 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 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 "Poudre River Corridor" and also contained within the "Poudre River Study Corridor". Three other plans are referenced as City Plan elements or related documents that pertain to this property: the Downtown Plan; Downtown River Corridor Land Use Policy Plan; and, the Downtown River Corridor Implementation Program. Staff has determined that the rezoning is consistent with the following principles and policies of City Plan and its related documents. Policy PRC-1.2 River Segments — Historic and Cultural Core Segment (College Avenue to Lemay Avenue) — This segment of the river includes many of the community's oldest and most significant historic and cultural features, the Old Town Historic District, and the Downtown. Land uses in the area should be more flexible than in the other river segments and emphasize connecting the river to Downtown, providing multi -purpose spaces that celebrate the historic relevance to the river to the community, continue the important and unique relationship between the waterway and surrounding urban environment, and maintain those natural elements of the river as it passes through the Downtown. To the extent feasible, the floodplain will be protected and the natural habitat and floodplain values will be maintained. Redevelopment opportunities will be permitted. 450 N. College Rezoning, #34-01 September 17, 2001 P & Z Meeting Page 3 Surrounding Zoning and Existing Land Use Existing Land Use Existing Zoning North Poudre River trail, POUCCR Feed store East Poudre River, Northside POL Aztlan Center playfields South Railroad tracks, auto RDR repair, Northside Aztlan Center and retail/office West Auto repair, Colorado CCR vehicle emission center (closed) The Power plant generated electricity for the Fort Collins area until the early 1970's. Except for an operating electric substation on the north side of the building, the facility stood vacant from the time of its closure until the mid-1980's when the Power Plant Visual Arts Center began leasing the building from the Poudre River Trust. The arts center operated for approximately one year. In the four years since the City Plan rezoning to POL, the site has continued to be operated under a lease agreement with Colorado State University as an.engine testing center. The Art Deco Power Plant and Fountain were designated as Local Landmarks by Ordinance No. 121, 1987 under all three possible areas of significance: architectural, historical, and geographical. In 1999, this ordinance was amended to include the designation of the grotto and its associated features. The grotto was designated for its historical and architectural importance to our community. In 1984, the Colorado Historical Society determined that the entire Power Plant site was eligible for listing on the National Register of Historic Places. This determination of eligibility for the site was confirmed again in 1994, through an intensive -level historic survey and documentation of the property. Today, staff concurs with the evaluation of eligibility for the Power Plant buildings and site, and also notes that the property additionally qualifies for designation on the Colorado Register of Historic Properties. 450 N. College Rezoning, #34-01 September 17, 2001 P & Z Meeting Page 2 or other characteristics which warrant inclusion under this separate designation rather than inclusion in an adjoining neighborhood or other District designation." Consequently, staff inadvertently zoned the subject area as if it was a park or open land despite the buildings and industrial/institutional uses existing on the site. The Public Open Lands designation limits the use of the property to parks, open lands, cemeteries, composting facilities, agricultural activities, golf courses, wireless communication equipment and facilities, and public facilities such as stormwater, water, sewer, gas and electric and similar public utilities. The 1997 rezoning made the existing facility an "existing limited permitted use." Existing limited permitted uses are those that were permitted under the previous zoning designation, but are not listed as such under the new zoning district designation of the Land Use Code. Proposals for the enlargement or expansion of a building or lot associated with a limited permitted use of less than 25% of the existing gross building square footage may be reviewed through the building permit process provided that a series of performance criteria are met. Further, additions of greater than 25% automatically trigger the building and parcel to be brought up to all general development standards contained in Article 3 and the applicable district standards in Article 4, to the extent reasonably feasible. At the July 24, 2001 City Council study session staff received direction to pursue rezoning of the property to potentially accommodate a homeless day use facility. At this direction, the City Manager's Office has submitted a petition to rezone the subject area from POL to RDR. 2. Existing Conditions The subject property contains an historic Art Moderne-style brick power plant building, Art Deco terra cotta and masonry,. fountain, a grotto, and a maintenance yard composed of a cluster of accessory structures at the rear of lot. The site is heavily landscaped, with the building set within a large lawn area fronting College Avenue, and the site lined on the west, south and north sides with trees. With its attractive grounds and architecture, this site plays a key role in fulfilling the City's efforts to improve the north gateway into the downtown area. STAFF REPORT REQUEST: 450 N. College Avenue Rezoning - File #34-01 APPLICANT: The City of Fort Collins c/o Heather Brooks, City Manager's Office 300 LaPorte Avenue Fort Collins, CO 80522 OWNER: The City of Fort Collins PROJECT DESCRIPTION: This a recommendation to City Council for a request to rezone the former Light and Power Plant at 450 N. College Avenue from Public Open Lands (POL) to River Downtown Redevelopment District (RDR). The subject site consists of 6.91 t acres located east of College Avenue and south of the Poudre River. EXECUTIVE SUMMARY: Staff has reviewed the request and determined that the proposal is in compliance with City Plan and the criteria for approval contained in Section 2.9.4 of the Land Use Code. The proposed RDR zoning would make the existing CSU Engines and Energy Conversion Laboratory a conforming use, and also enable the City to consider locating a wider range of public uses on the property. STAFF RECOMMENDATION: Approval COMMENTS: 1. Background In March of 1997, as part of the comprehensive rezoning of the City, the former Light and Power plant property was rezoned from General Industrial (I-G) to POL. The original basis for this decision is unclear. When the 1997 rezoning occurred, staff overlooked the fact that the POL zoning district was intended under the Land Use Code "for large publicly owned parks and open lands which have a community -wide emphasis COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT