HomeMy WebLinkAbout2106 SOUTH TAFT HILL ROAD REZONING - REZ140003 - SUBMITTAL DOCUMENTS - ROUND 1 - REZONING RELATED DOCUMENT (3)Section 3.2.2 provides for linking new development to existing pedestrian and bicycle
(and transit) facilities. All modes are required to be addressed in the Transportation
Impact Study. The connection to the Spring Creek Trail via Elk Meadow would be an
off -site improvement. As such, staff must find that there is a rational nexus between the
impact of the proposed development and the extent of the off -site improvement. It may
be possible that the magnitude of developing six acres in a residential fashion may not
be a sufficient nexus by which to require an off -site trail connection. Having said that,
however, staff would be willing to facilitate among all parties, both public and private, in
crafting a reasonable approach to obtain such a trail connection. Since the rational
nexus test cannot be determined until such time as a development is proposed, staff
recommends that an off -site trail improvement not be a part of a Conditional Rezoning.
Conclusion:
Staff envisions a discussion about using the Conditional Rezoning process for the Fort
Collins Baptist Church parcel as taking place among the ownership, neighborhood
groups and Planning Services. By definition, this discussion would pre -date a submittal
of a development application by a contract purchaser or a purchaser who owns the
parcel in fee.
While the ideas promulgated by the Rolland Moore West Neighborhood are thoughtful
and represent solid planning principles, many of the recommendations would be best
addressed downstream of a Conditional Rezoning process. In addition, many of the
concepts for site planning, landscaping and architecture would be difficult to address
without first knowing the housing types, density and general layout of a pending Project
Development Plan.
For these reasons, staff recommends that the components of a Conditional Rezoning
are most effective if focused on the allowable land uses and development standards
that are presently governed by Article Four — L-M-N zone district rather than site specific
variables that are addressed by the General Development Standards of Article Three.
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entrances to the public sidewalks in a welcoming manner that promotes a town -like
pattern. Buildings located within the site's interior, however, may be placed in a creative
manner that best suits a variety of objectives such as walkway spines, perimeter buffer
yards, stormwater detention, garage access and the like. Section 3.5 sets broad
parameters while recognizing the individual site may have unique attributes that call for
a customized site plan. Staff recommends that building orientation and placement be
governed by existing standards in Article Three instead of being made a particular item
within a Conditional Rezoning.
9. Article Three — Interior Circulation, Courtyards, Open Space:
Section 3.2 addresses site planning, landscaping and circulation for all modes. These
standards are intended to add a measure of quality so that new development is
attractive, functional, safe, and connected both internally and externally. How these
components are arranged is dependent on the housing type and arrangement of
buildings, driveways, parking lots, garages, landscaping, etc. Since the precise
arrangement of these elements would be difficult to predict, staff recommends that the
overall site planning be deferred to a Project Development Plan and that the existing
standards in Article Three be the governing regulations.
10. Ground Source Heat Pump:
Residential building construction is governed by the City's Building Codes not the Land
Use Code. These codes include local amendments that address energy conservation
measures as well as unique local conditions such as snow and wind loading. The
source of heat and cooling is a choice left up to an applicant. Pricing of Fort Collins
Utilities electricity is such that it is strongly discouraged as a heat source. The Fort
Collins Utilities offers the Integrated Design Assistance Program to assist an applicant
in choosing design solutions that promote efficiency. The selection of heat and cooling
sources or mechanical devices is not governed by the Land Use Code and should not
be made a factor of a Conditional Rezoning.
11.Article Three - Landscaping and Water Conservation:
Section 3.5 includes specific references to the use of landscape buffer yards to promote
compatibility between dissimilar uses. Further, water conservation, xeriscaping and use
of modern, efficient irrigation systems are all encouraged. Street trees are required as
well as screening of areas of low visual interest (trash enclosure, electrical transformers,
HVAC equipment, utility meters and the like). Staff would prefer to rely on the
evaluation of a site specific Project Development Plan in order to best evaluate these
issues.
12.Article Three -Connections to the Spring Creek Trail:
in the L-M-N zone remain as the governing standard and that a Conditional Rezoning
not adjust this allowance in a prescriptive manner.
It is important to note that compatibility standards in Article Three would allow for a
lower height to be imposed along a property line that adjoins the existing neighborhood
and yet still allow for the maximum along the two arterials.
There are no other pertinent Article Four L-M-N development standards that would be
applicable to the list of proposed uses. All remaining development standards are found
in Article Three.
6. Article Three — Access:
Access to the parcel is governed by Section 3.6. Generally, when a parcel is located at
the corner of two streets, the driveways are best located as far away from the
intersection as possible to avoid unnecessary congestion. Since this intersection
features two arterials with separate left and right turn auxiliary lanes, including raised
medians, the City's Traffic Operations Engineer has the authority to limit driveways to
right -in and right -out turns only. Rather than pre -determining such locations and
restrictions, however, any application would be required to perform a Transportation
Impact Study that calculates the trip generation based on the land use and density and
then analyzes the introduction of these new trips onto the roadways. Signal timing is
not under the authority of the Land Use Code and left to the discretion of the Traffic
Operations Engineer. Staff prefers to allow this approach during the consideration of a
site specific Project Development Plan versus adding a stipulation as part of a
Conditional Rezoning.
7. Article Three — Architecture:
Section 3.5 addresses the extent to which a Project Development Plan achieves
architectural compatibility with the existing neighborhood. This standard encourages an
applicant to consider the context of the surrounding area and design buildings that are
sensitive to this established character. While staff acknowledges that the Craftsman
influence of the new Fire Station is important, there may be other styles that are equally
attractive without sacrificing compatibility. Further, there may be a combination or
hybrid of styles that are found to be attractive. Staff recommends that the discussion
around architectural compatibility rely on the existing standards in Section 3.5 rather
than creating a specific requirement in a Conditional Rezoning.
8. Article Three — Building Placement:
Section 3.5 also includes references to the placement of buildings as well as setbacks
depending on the housing type. For example, buildings along the two streets are
required to provide a relationship to the streets so that their backs are not turned away
from the public. Such placement also has the advantage of connecting the building
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3. Article Four - Prohibition of Uses and Addition of Permitted use:
All uses that are not expressly allowed by the Conditional Rezoning, or determined to
be permitted by the Director or the Planning and Zoning Board pursuant to Section 1.3.4
shall be prohibited. Section 1.3.4 refers to the Addition of Permitted Use process which
acts as a zoning system relief valve in the event that a future land use not currently
contemplated or permitted by the Conditional Rezoning and may be considered as
appropriate for the parcel. The exact nature of the relationship between the Conditional
Rezoning and the Addition of Permitted Use needs further discussion and could involve
consideration of two options:
Option One — prohibit the Addition of Permitted Use process; or
Option Two — allow the Addition of Permitted Use because of the safeguards
offered by both the review process and criteria by that would govern.
4. Article Four - Density:
The L-M-N zone (Article Four) includes a development standard that for parcels that are
less than 20 acres, the minimum required density must be at least 3.00 dwelling units
per net acre. At the other end of the spectrum, the maximum allowable density must
not exceed 9.00 dwelling units per gross acre.
For a potential Conditional Rezoning, staff suggests that there is no issue in achieving
the minimum required density. The maximum allowable density, however, may need
consideration. On a community -wide basis, the L-M-N density maximum of 9.00
dwelling units per acre is intended to achieve a variety of housing types on a broad
scale that ranges over several neighborhoods. At the upper end of the density range,
9.00 d.u./a allows for either a dense arrangement of single family attached dwellings
(townhomes on individual lots) or multi -family dwellings at the relatively low end of the
scale for the product type.
Staff suggests that for the subject parcel, given its relatively small size and the context
and proximity to the existing neighborhood, the maximum allowable density be lowered
to 7.5 dwelling units per gross acre. (This is slightly higher than the 6.00 dwelling units
per gross acre as suggested by the Rolland Moore West Neighborhood.) A gross
density of 7.5 d.u./a would comfortably allow for a single family attached project and as
well as a small-scale multi -family project or any combination thereof.
5. Article Four — Height:
Article Four, L-M-N zone district, caps the maximum allowable height for residential
structures containing eight or less dwelling units at 2.5 stories. This maximum allows
for reasonable approach to designing buildings for a variety of housing types that are
attractive and yet versatile and able to accommodate an interesting mix of roof forms.
This flexibility helps avoid repetition. Staff would recommend that this existing standard
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The following L-M-N permitted uses would be permitted subject to Planning and Zoning
Board review:
• Mixed -use dwellings
• Bed and breakfast establishments with six or fewer beds
• Adult day/respite care centers
• Neighborhood centers consisting of at least two of the following uses: mixed -
use dwelling units; retail stores; convenience retail stores; personal and
business service shops; small animal veterinary facilities; offices, financial
services and clinics; community facilities; neighborhood support/ recreation
facilities; schools; child care centers; limited indoor recreation establishments;
open-air farmers markets; and places of worship or assembly.
It is noteworthy that the L-M-N zone permitted use list includes Type One Neighborhood
Center (less intense uses) and the Type Two Neighborhood Center (more intense
uses). Staff recommends that the Type One Neighborhood Center, as listed above, be
considered as a permitted use yet be subject to Planning and Zoning Board review as
part of the Conditional Rezoning.
The following L-M-N permitted uses could be considered for exclusion by the
Conditional Rezoning:
• Extra occupancy rental houses with four or more tenants
• Public and private schools for college, university, vocational and technical
education
• Cemeteries
• Community facilities
• Mobile home parks
• Group homes containing more than 8 developmentally disabled or elderly
persons
• Multi -family dwellings containing more than 8 units per building, or more than
50 dwelling units, or more than 75 bedrooms.
• Golf courses
• Long-term care facilities
• Places of worship or assembly with a building footprint which exceeds 25,000
square feet
• Neighborhood centers consisting of one (1) or more of the following uses:
standard and fast food restaurants (without drive-in or drive -through facilities);
artisan and photography studios and galleries; or convenience retail stores
with fuel sales that are at least three-quarters (%) mile from any other such
use and from any gasoline station; provided that such use or uses are
combined with at least one other use allowed in the neighborhood center as
defined above.
• Offices, financial services, clinics and artisan and photography studios and
galleries which are not part of a neighborhood center.
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existing single family detached homes, also zoned R-L. A Conditional Rezoning would
seek to up -zone the parcel to L-M-N, Low Density Mixed -Use Neighborhood, but then
exclude uses that would otherwise be permitted but are considered to be potentially
incompatible with the existing neighborhood.
Staff sees the Conditional Rezoning process as primarily an exercise in selecting the
appropriate uses permitted in the L-M-N. This is the fundamental aspect of Article Four.
A land use analysis, with collaborative engagement with the land owner and
neighborhood, is the key element in a proposed Conditional Rezoning.
While various design attributes of land development and building construction are also
important, these details are better addressed as an Article Three exercise that reviews
and evaluates all aspects of a detailed and specific Project Development Plan.
2. Article Four - Land Use:
The subject six acres are influenced by the aforementioned arterial streets and single
family homes. The two arterials would normally pull the potential future land uses
towards light commercial or mixed -use. The existing neighborhood, however, would
pull the future land uses toward residential. Recognizing this dichotomy, Staff
recommends the following permitted uses in the L-M-N as being appropriate for
Conditional Rezoning for this particular site:
The following permitted uses would be subject to administrative review:
Accessory buildings
• Accessory uses
• Urban agriculture
• Neighborhood parks (as defined by Parks and Recreation Policy Plan)
• Shelters for victims of domestic violence for up to 15 residents
• Single family detached dwellings
• Two-family dwellings
• Single family attached dwellings (townhomes each on its own lot)
• Multi -family dwellings, limited to a maximum of 8 units per building, and
containing 50 dwelling units or less and 75 bedrooms or less
• Group homes for up to 8 developmentally disabled or elderly persons
• Places of Worship with a maximum building footprint of 25,000 square feet
• Minor public facilities
• Parks, recreation and other open lands except neighborhood parks as defined
by the Parks and Recreation Policy Plan
• Neighborhood support/recreational facilities
October 31, 2014
Future Potential Development of Fort Collins Bible Church
And Conditional Rezonina from R-L to L-M-N
West Central Area Plan — Land Use
One of the ideas that has been generated by outreach efforts associated with the West
Central Area Plan is the concept of invoking Section 2.2.9.4(1) of the Land Use Code —
Rezoning: Condition of Approval. Generally, this idea allows the rezoning of a parcel
to be conditioned. The City Council, upon recommendation of the Planning and
Zoning Board, has the power, upon rezoning of any property, to impose
reasonable conditions relating to use for the purpose of preserving and
promoting the public health, safety and welfare of the inhabitants of the city and
the public generally, and to encourage and facilitate the orderly development of
the city. Conditional re z o n i n g shall not be utilized to authorize uses not
allowed in the underlying zone district.
As part of the discussions about land use in the West Central Area, members of the
Rolland Moore West Neighborhood have offered ideas regarding a specific potential
application of a Conditional Rezoning for the Fort Collins Bible Church property at the
northeast corner of South Taft Hill Road and West Drake Road (2550 South Taft Hill
Road). Staff appreciates the effort of the neighborhood group to begin a dialogue on
the future redevelopment of Fort Collins Bible Church. At the specific request of Lloyd
Walker, member of the neighborhood group, staff offers the following response.
1. Land Use Code - Relationship Between Article Four — Zone Districts and
Article Three — General Development Standards:
Article Four divides the city into 26 zone districts. Each district contains a list of
permitted uses. Most, but not all, zones also contain specific development standards
that pertain only to the individual zone.
Article Three contains the General Development Standards that are applied on a city-
wide basis across all zones. (Where there is a conflict between standards, usually
Article Four prevails because these standards are considered more geographically
specific.)
The discussion about implementing Conditional Zoning introduces the concept of up -
zoning a parcel of land but, at the same time, conditioning this up -zoning so as to allow
only those permitted uses that are most suitable for the parcel given the context of the
surrounding area.
The Fort Collins Bible Church is zoned R-L, Low Density Residential and contains
approximately six acres bordered on two sides by arterial streets and two sides by