HomeMy WebLinkAboutSPEIGHTS PUD, LOTS 6 & 7 AND W 1/2 OF TRACT A - REZONING - 2-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSReason for Request: (Please attach additional sheets if more space is needed.)
The Speights P.U.D. was processed and approved in 1992 with the
intent of business and/or commercial uses occupying Lots 6 & 7.
These lots were incorrectly zoned as RL and now must be changed
to LMN to allow for the existing and proposed uses to conform to
the appropriate zone.
The City's current structure plan supports this petition.
Please attach listing of names and addresses of all persons owning land (as per
Larimer County Assessor's office on date of request) within 500 feet of any
portion of the area under petition for rezoning.
Respectfully submitted,
David Speights
Speights Investments, LLC.
State of Colorado)
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County of Larimer)
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Note: Filing of a petition to rezone requires a deposit of with the
City Clerk to defray the cost of the amendment.
Please return to the Planning Department - City of Fort Collins.
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CITY OF FORT COLLINS
REZONING PETITION
Petitioner:
Name
Dana W. Lockwood
Lockwood Architects, Inc.
Owner:
Name
Speights Investments, LLC.
601 St. Michaels Dr.
Fort Collins, CO 80525
Address
20 S. Howes, Ste. 101E
rt Collins,CO 80521
Address
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 1_:l)2lacres,
more or less, from RL zoning district to LMN zoning district:
(Legal description)
Lot's 6 &&--'7 and:west-'half of Tract A of Speights P.U.D.
Located in the Northwest quarter of Section 32, Township 7 North, Range
68.West of the oth P.M. City of Fort Collins, County of Larimer,
State of Colorado.
No Text
VICINITY MAP
01/18/01
#2-01 Speight PUD Rezone
Lots 6&7
Type 11 LUC 1"=600'
Speights PUD, Lots 6 & 7 and the West half of Tract A Rezoning, #2-01
March 15, 2001 P & Z Meeting
Page 5
The rezoning would help implement the vision of the walkable, mixed -use
neighborhood. According to City Plan, under "Type of Places," the neighborhood is
described as follows:
"Neighborhoods — As the dominant and most important areas within our city,
neighborhoods will serve as the primary building blocks. Neighborhoods will be
walkable and connected, and will include a mix of housing types. Neighborhoods
will include destinations within walking distance, such as schools, parks,
neighborhood and convenient shopping, and civic uses."
The proposed rezoning helps implement this vision by allowing a broader mix of land
uses to be located within walking distance of established neighborhoods. In addition,
the rezoning of a portion of the Speights PUD would allow the surrounding residential
areas to enjoy a wider range of needs of every day living and the potential for services,
conveniences, and gathering places that can be integrated into streets and sidewalks of
the Fox Meadows and Sunstone neighborhoods.
4. Findings of Fact:
In evaluating the request for Amendment to the Zoning Map for Lots 6 & 7 and the West
Half of Tract A of the Speights PUD from.RL to LMN, Staff makes the following findings
of fact:
A. The City Plan rezoning in March of 1997 to R-L inadvertently assumed that the
seven lot Speights PUD was in the process of developing out as all single family
lots. This was and is not the case.
B. The Speights PUD is designated on City Structure Plan as "Low Density Mixed -
Use Neighborhood."
C. The request to rezone, therefore, complies with the City Structure Plan.
D. The request to rezone satisfies the applicable review criteria of the Section 2.9.4
(H) of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of Lots 6 & 7 and the West Half of Tract A of the Speights
PUD, Amendment to the Zoning Map from RL to LMN, Recommendation to City
Council, #2-01.
Speights PUD, Lots 6 & 7 and the West half of Tract A Rezoning, #2-01
March 15, 2001 P & Z Meeting
Page 4
quasi-judicial rezoning. These standards, 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.
As mentioned, the parcel is designated as "Low Density Mixed -Use Neighborhood" on
the City Structure Plan which matches the requested zone district. Therefore, the
request complies with this criterion.
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.
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. r
The proposed zoning, LMN, is compatible with existing single family homes in the
Sunstone PUD to the east, which is zoned residential. In addition, the adjacent
property, the Sunstone Village PUD, 4t' Filing (which was undeveloped in March of
1997, remains undeveloped, but is under consideration as a mixed -use project
containing single family residential and a neighborhood center) was placed in the LMN
zone. Therefore, Staff finds this criterion to. be satisfied.
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 LMN would not have any adverse impact on the natural
functioning of the environment. Staff, therefore, 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.
Speights PUD, Lots 6 & 7 and the West half of Tract A Rezoning, #2-01
March 15, 2001 P & Z Meeting
Page 3
considered to be an established neighborhood and was, therefore, not considered
eligible for the new LMN zone district.
At the time of the City Plan rezoning process, March of 1997, Staff apparently was not
cognizant that the 2.1 acre Speights PUD was platted as existing and proposed
business service uses and single family lots, and not just as single family lots.
Consequently, Staff inadvertently zoned the seven lot PUD as if it was already
developed or eligible for single family building permits when, in fact, a portion of the
property had development and re -development potential.
C. Current Request
In the four years since the City Plan rezoning to RL, the existing Countryside Animal
Hospital remains a viable commercial use and the five single family lots are developed,
but only Lot 7 (with a previous preliminary approval for business service uses) remains
vacant. With the Fox Meadows and Sunstone neighborhoods developing out as mixed -
use and mixed density residential neighborhoods, the developer now believes the timing
is appropriate to begin exploring development options for the vacant Lot 7. With
frontage on Timberline Road, classified as a standard arterial street, and with potential
neighborhood access to Stoney Creek Drive through future development to the south,
there exists a potential for non-residential land uses that would not otherwise be
permitted under the existing RL zone district.
In conclusion, both Staff and the applicant agree that the 1997 City Plan rezoning to RL
overlooked the fact that Lot 6 contains an existing animal hospital and Lot 7 remains a
vacant lot with potential for development as part of a neighborhood center. Staffs
position is that this was a simple oversight. Had the facts been known at the time, the
property would not have been rezoned to RL. The request, therefore, represents a
corrective measure.
2. Structure 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 "Low Density Mixed -Use Neighborhood."
Therefore, the request is in compliance with the City Structure Plan.
3. Request for LMN Zoning — Section 2.9.4 (H):
The request to rezone is considered a quasi-judicial action since the parcel is less than
640 acres. There are five standards that may be used in evaluating a request for a
Speights PUD, Lots 6 & 7 and the West half of Tract A Rezoning, #2-01
March 15, 2001 P & Z Meeting
Page 2
COMMENTS:
1. Background:
A. The surrounding zoning and land uses are as follows:
N: E; Vacant land (Fox Meadows Business Park)
S: LMN; Vacant land (Sunstone Village, 41h Filing)
E: RL; Existing single family (Speights PUD)
W: E; Existing business, commercial, office uses (Collindale Business Park)
The property was annexed as partof the Harmony Annexation in October, 1977. It was
zoned T — Transitional. The property;coritained one existing farmhouse. It was rezoned
to RLP — Low Density Planned Residential (with a planned unit development condition)
in March, 1982.
In April, 1982, a one lot subdivision (titled Timberline Subdivision, First Filing) was
approved on the property. This subdivision dedicated a 60' right-of-way for Timberline
Road, a 20' - wide drainage easement along the north boundary, and an 8' - wide utility
easement along the west boundary.
In December, 1988, the City acquired the.20' wide drainage easement, plus an
additional 20' along the north boundary, for a regional storm water channel. This
drainage area shows up on the subdivision plat for the future Speights PUD as Tract A.
The City also purchased the 8' wide utility easement, with an additional 2' for a total of
10', along the west property boundary as additional right-of-way for Timberline Road.
The Planning and Zoning Board approved the (seven lot) Speights PUD — Preliminary &
Final on May 18, 1992, for a mixed=use,development on approximately 2.1 acres. The
PUD contained a veterinary clinic/residence in the existing farmhouse (Lot 6), 5 new
single family lots (Lots 1 — 5), and future business service uses on Lot 7. Lots 1 — 6
were granted final approval, Lot 7 was granted preliminary approval only.
B. City Plan Rezoning
In March of 1997, in order to implement City Plan, the seven lot Speights PUD was
rezoned from RLP (with a PUD condition) to RL - Low Density Residential. The original
basis for the RL zone was that the PUD was approved and platted for single family
homes and was substantially complete. As such, the Speights PUD was
ITEM NO. 8
MEETING DATE 3/15/01
` STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD.
STAFF REPORT
PROJECT: Speights PUD, Lots 6 & 7 and the West half of Tract A Rezoning,
#2-01
APPLICANT: Lockwood Architects, Inc.
c/o Dana Lockwood
420 South Howes, Suite 101 B
Fort Collins, CO 80521
OWNER: Speights Investments, LLC
601 St. Michaels Dr.
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
Request to rezone Lots 6 & 7 and the West Half of Tract A of the Speights PUD from RL
- Low Density Residential, to LMN - Low Density Mixed -Use Neighborhood. The request
for rezoning consists of 1.02 acres located on the east side of Timberline Road between
Bighorn Road and Caribou Drive, and west of Stoney Creek Drive. The site is currently
divided into two lots and a tract. Lot 6 is the existing Countryside Animal Hospital, Lot 7
is vacant, and Tract A is a City -owned storm drainage channel.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The parcel was rezoned in March of 1997 as part of the City Plan city-wide rezoning
from RLP with a PUD condition to RL - Low Density Residential. At that time, the
property had been planned and platted as the seven lot Speights PUD and it was
inadvertently assumed that the parcel was platted and developing as all single family
homes. In fact, Lots 1 — 5 were developed as single family homes, Lot 6 contained the
existing Countryside Animal Hospital, and Lot 7 was a vacant lot with a preliminary
approval for future business service uses. The RL zone was primarily intended for
existing neighborhoods, not properties with development or re -development potential.
The request complies with City Structure Plan and complies with the applicable review
criteria by which rezoning requests are evaluated.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT