HomeMy WebLinkAbout2106 SOUTH TAFT HILL ROAD REZONING - REZ140003 - SUBMITTAL DOCUMENTS - ROUND 1 - REZONING RELATED DOCUMENTPrinciple LIV 20: Subarea and corridor planning efforts will be developed and updated as needed,
tailoring City Plan's citywide perspective to a more focused area of the community, such as individual
neighborhoods, districts, corridors, and edges.
Policy LIV 20.2 — Initiate and Monitor Subarea Plans
This project is located within the West Central Neighborhoods Plan, which is currently being updated.
Principle LIV 21: New neighborhoods will be integral parts of the broader community structure,
connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a
Neighborhood Commercial Center or Community Commercial District.
Policy LIV 21.4 — Provide Access to Transit
There are two Transfort transit stops located within'/4-mile of the property. This affords easy access for
pedestrians and bicyclists.
Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and
individuality, be responsive to its context, and contribute to a comfortable, interesting community.
Policy LIV 22.2 — Provide Creative Multi -Family Housing Design
Policy LIV 22.5 — Create Visually Interesting Streetscapes
Policy LIV 22.8 — Reduce the Visual Prominence of Garages and Driveways
The project is designed to reflect the characteristics of the existing established residential neighborhood.
The buildings have entrances orienting to the street and sidewalks, private outdoor space, and individual
identities. The garages are rear -loaded and visibility from the public streets will be minimized.
The design of the homes will reflect the characteristics and amenities typically associated with single
family homes. These include orienting the front door to a sidewalk and street, individual identity, and
private outdoor space. The buildings will be custom -designed so they are visually interesting and the visual
impacts of garage doors will be mitigated by recessing them or tucking them into side yards.
Principle LIV 28: Low Density Mixed Use Neighborhoods will provide opportunities for a mix of low
density housing types in a setting that is conducive to walking and in close proximity to a range of
neighborhood serving uses.
Policy LIV 28.1— Density
The density of this Low Density Mixed -Use Neighborhood will have a minimum density of three dwelling
units per acre and a maximum density of nine dwelling units per acre.
Transportation:
Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages
and abilities.
Policy T 10.1— Transit Stops
There are two Transfort transit stops located within '/4-mile of the property. This affords easy access for
pedestrians and bicyclists.
2106 Taft Hill Road Rezoning Page 4
Although not specifically identified on the Targeted Infill and Redevelopment map in City Plan, this site is
in fact an infill development. The rezoning permits an underutilized parcel to be developed by building an
attractive, desirable product in an infill site that the community can be proud of
Environmental Health:
Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the
community's urban watersheds and streams as a key component minimizing flood risk, reducing urban
runoff pollution, and improving the ecological health of urban streams.
Policy ENV 19.1— Employ a Watershed Approach to Stormwater Management Design
Policy ENV 19.2 — Pursue Low Impact Development Pursue and implement Low Impact Development
(LID).
This project will employ a Best Management Practices approach to address stormwater quality. Water
quality control will be achieved with the appropriate use of buffer areas, grass swales and detention.
Community and Neighborhood Livability:
Policy LIV 5.3 — Identify Additional Redevelopment and Infill Areas as Appropriate
This principle discusses the utilization of subarea plans to help develop the appropriate land uses and
design standards to protect the character of existing neighborhoods. This project is located within the West
Central Neighborhoods Plan, which is currently being updated.
Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established
character of the neighborhood. In areas where the desired character of the neighborhood is not established,
or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced
standard of quality.
Policy LIV 6.1— Types of Infill and Redevelopment in Residential Areas
Policy LIV 6.2 — Seek Compatibility with Neighborhoods
These policies encourage infill and redevelopment in residential areas to occur on vacant lots and other
undeveloped parcels surrounded by existing residential development. In addition, the policies encourage
design that complements the surrounding existing development. The proposed residential development at
2106 Taft will contain a variety or housing types, building shapes, setbacks, yards, and architectural
patterns.
Principle LIV 7: A variety of housing types and densities for all income levels shall be available
throughout the Growth Management Area.
Policy LIV 7.1—Encourage Variety in Housing Types and Locations
Policy LIV 7.4 — Maximize Land for Residential Development
The project will construct a single family attached and detached product, which provides a variety of
housing types and densities in a neighborhood that is well -served by public transportation and close to
shopping, services, and amenities. In addition, the proposed development provides an opportunity for
redevelopment of an existing underutilized site and the design of the buildings will be compatible with the
surrounding neighborhood. The architectural design will be sensitive in shape, form and patterns of
building materials.
2106 Taft Hill Road Rezoning Page 3
The applicable City Plan Principles and Policies area listed after this section. Also, the site is
designated as Low Density Mixed -Use Neighborhood on the City's Structure Plan Map.
(b) warranted by changed conditions within the neighborhood surrounding and including the
subject property
When the zoning designation of R-L was originally defined by the City in 1997, it was intended
for the predominantly single-family residential areas which were already existing at the time of
the adoption of the Land Use Code. This zone limits housing to detached, single-family homes
on large lots.
Rezoning to L-M-N is a forward -thinking way to create a neighborhood within a neighborhood,
increasing housing options, while preserving the character of the existing neighborhood.
(3) Additional Considerations for Quasi -Judicial Zonings or Rezonings.
(a) 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;
The change to L-M-N zoning is compatible with the existing uses surrounding the subject land
and is the appropriate zone district for the property. The change to L-M-N zoning district will
allow for the development of a unique neighborhood project, offering compatibility with the
surrounding uses, and creating a transition from the higher intensity use of Taft Hill Road to
the residential land uses.
(b) 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 property to be rezoned is not adjacent to any natural areas. The proposed zoning
designation would not pose any adverse impacts on the natural environment beyond the
existing zoning designation.
(c) whether and the extent to which the proposed amendment would result in a logical and orderly
development pattern.
The re -designation of this parcel from R-L to L-M-N would continue the pattern of
residentially -zoned land and provide continuity within the neighborhood and open up
beneficial opportunities for the development of an underutilized site.
The following City Plan Principles and Policies apply to this proposed rezoning:
Economic Health:
Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as
defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies.
Policy EH 4.1—Prioritize Targeted Redevelopment Areas
Policy EH 4.2 — Reduce Barriers to hifill Development and Redevelopment
2106 Taft Hill Road Rezoning Page 2
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2106 South Taft Hill Road Rezonin
Justification Narrative
Property Description:
The property is located at 2106 South Taft Hill Road and contains 2.35 acres. The site is bounded by Taft
Hill Road to the west and the Village West single family subdivision abutting the remainder of the site.
The proposed land use for the property is a subdivision for up to 20 single family detached and attached
lots.
Proposed Zoning:
The property is currently zoned R-L, Low Density Residential District. The land owner is proposing to
rezone the property to L-M-N, Low Density Mixed -Use Neighborhood District.
The purpose of the Low Density Mixed -Use Neighborhood as stated in the Land Use Code is that it is
intended to "to be a setting for a predominance of low density housing combined with complementary and
supporting land uses that serve a neighborhood and are developed and operated in harmony with the
residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of
needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to
gathering places, services and conveniences, and that are fully integrated into the larger community by the
pattern of streets, blocks, and other linkages."
Based on its location, existing surrounding uses, proximity to a neighborhood shopping center, school,
churches and parks, this property meets the purpose of the L-M-N zoning district.
Reason for the Request:
The property in question is unique within the overall R-L zoned neighborhood. It is one of the few
remaining undeveloped infill parcels in the immediate area. The site is bordered on the west by Taft Hill
Road, an arterial street. To the north, south and east the property is bounded by an existing single-family
neighborhood.
The parcel of land is small enough that it does not make sense to develop under standard R-L district
standards. Rather, it requires a niche builder and unique cottage -style neighborhood living. This is a
smaller home on a smaller maintenance -free lot. This pattern of housing fosters a strong sense of
community, while preserving privacy. Rezoning to L-M-N allows more flexibility on product type,
density, and lot size.
Further, the applicant would agree to a Conditional Rezoning, which would allow the parcel to be up -
zoned, but would exclude certain L-M-N uses that would be non -compatible with the existing
neighborhood.
Rezoning Justification per Section 2.9.4(H) of the City of Fort Collins Land Use Code:
(2) Mandatory Requirements for Quasi-judicial Zonings or Rezonings. Any amendment to the Zoning
Map involving the zoning or rezoning of six hundred forty (640) acres of land or less (a quasi-judicial
rezoning) shall be recommended for approval by the Planning and Zoning Board or approved by the City
Council only if the proposed amendment is:
(a) Consistent with the City's Comprehensive Plan and/or:
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