HomeMy WebLinkAboutRIDGEWOOD HILLS REZONE - 4-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSRidgewood Hills Rezoning, #4-01
April 5, 2001 P & Z Meeting
Page 6
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for Amendment to the Zoning Map for Ridgewood Hills PUD
from R-L to L-M-N, Staff makes the following findings of fact:
A. The City Plan rezoning in March of 1997 to R-L incorrectly assumed that the
subject area was in the process of developing out as single-family lots. This was
not the case. As a result, an inadvertent down -zoning of the property occurred.
B. The subject area is designated on City Structure Plan as "Low Density Mixed -
Use Neighborhood". The request is therefore consistent with the City Structure
Plan.
C. If Tract L is developed as single-family detached residential, which is the only
option today, such development will be in direct conflict with the goals and
policies of City Plan. The rezoning must take place for the property to be
developed in conformance with City Plan.
D. The request to rezone satisfies the applicable review criteria of the Section 2.9.4
(H) of the Land Use Code.
In conclusion, Staff agrees that the 1997 City Plan rezoning to R-L overlooked the fact
that the site was in the process of developing as a mixed -use neighborhood. Staff
believes that this was a simple oversight. Had the facts been known at the time, the
parcel would not have been rezoned to R-L.. The request, therefore, represents a
corrective measure.
RECOMMENDATION:
Staff recommends approval of the request to amend the zoning map from R-L to L-M-N
for a portion of Ridgewood Hills P.U.D First Filing, and Ridgewood Hills P.U.D First
Filing First Replat, containing 14.01± acres; File # 4-01.
Q: Where are the traffic and roads people. 16 dwelling units will create a
lot of traffic.
A: Any proposed development will be required to submit a Traffic Study.
C: This site should be kept undeveloped or possibly as a park.
C: Concern about locating a convenience store next to a daycare.
Q: Is there a reason why this site has not sold or has not been developed.
A: Typically commercial properties do not develop until there is enough
residential around to support them.
C: I do not see the growth of our streets being able to accommodate
growth in the area.
C: Why should we be supportive of a rezoning of this property if we do not
want commercial in the area?
Q: Is there truly another option for a zoning district on this property? We
want to stay away from commercial.
A: LMN is the only zone district that would allow all the existing uses and
the previously approved use of the neighborhood center.
Q: How did the duplex homes in the area get built in 1998 if it was a
nonconforming use?
A: The project was vested due to the fact that it was substantially
complete.
Q: Is it the City or Melody Homes that is behind this and wants to correct
the nonconforming uses?
A: Both.
Q: If Melody Homes had not brought this tot the City, would we be here
tonight?
A: No. The proposal would have been brought forward at a later date.
C: I would be supportive of a small-scale professional office complex that is
well landscaped.
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Mr. Brian Grubb. City Planner
Current Planning Department
281 North College Avenue
P.O. Box 580
Fort Collins. CO 80522-0580
Dear Mr. Grubb.
O
The purpose of this letter is to express concerns from Ridgewood Day School Administration,
Staffing and Families. We are incredibly concerned about the proposed rezoning of the
propert ; RIDGEWOOD HILLS REZONE - FILE # 4-0I j on the North side of the child
care facility.
Our concerns stem from the fact that there are more than children 200 children arriving and
departing from this facility daily. If the above mentioned property is rezoned as an "L-M-N
District, Low Density Mixed -Use", it could allow for businesses to be built which directly
conflict with the interests of children attending Ridgewood Day School. With the types of
businesses that may be built on property zoned L-M-N, and the entrance we would share,
traffic would be likely to increase immensely, directly influencing the safety of children
attending Ridgewood Day School.
It is doubtU that a child care facility would have been built in the location that it has, had the
property been zoned L-M-N. It seems odd that Melody Homes would use our child care
facility as a selling point for the subdivision, then propose that the property next to it be
rezoned as commercial property for businesses that conflict with children and their safety.
We understand that if the property remains zoned as "R-L", Melody Homes is unable to sell
this property for commercial purposes, and could pose as a financial burden for them. This is
unfortunate from a financial perspective for Melody Homes; however, children's safety should
not be compromised for the financial benefit of Melody Homes or any other company.
Please take into consideration the validity of our concerns and the safety of our children. Please
Note:
103 copies of the
following letter from
Ridgewood Day School
administration, staff, and
families were submitted.
The letter text was
identical with each
citizen attaching his/her
signature and address
individually.
524 Yuma Court
Fort Collins, CO 80525
March 14, 2001
Fort Collins Planning and Zoning Commission
281 North College Avenue
Post Office Box 580
Fort Collins, CO 80522
Dear Committee Members:
I would like to take this opportunity to voice my strong objection to the proposed Ridgewood Hills
Rezone, File Number 4-01.
In addition to an increase in the noise and lighting_ that would accompany any commercial enterprise that
would be built on this two acre tract, there are serious traffic and safety concerns. As you have seen from
the plan, the entrance to the area proposed for development would be off of Avondale Road. I invite you
to come down to this area on any weekday and see for yourself that there are already too many cars that
park on both sides of the street by this entrance. It is already too crowded there and the additional traffic
would only add to an existing problem that we are dealing with. Most of these vehicles belong to the staff
and parents of the students at the Day Care Facility that shares this entrance. They are constantly walking
their children back and forth during hours of operation. Those of us who live in area know to slow down
whenever we drive through this area and be very vigilant for the kids running around. In addition to this,
the intersection of Trilby and Avondale is a bus stop for our local high schoolers and there is a large group
of them that have to transit this area every_school day._ The transient traffic that would be attracted to the
new commercial establishment would not be aware of the presence of these children and young people
and could present a serious threat to their well-being.
In addition to the above concerns, I worry that the quality of life for those of us who call Ridgewood Hills
our home would be seriously degraded. It is my belief that one of the few viable options for a successful
business in that spot would be a convenience storelgas station. We all know that this would inevitably
bring with it bright neon lights and signage, increased traffic and noise, litter, and a natural congregation
point for young people and teens. We do not need another convenience center when there is already a 7-
11 less than a half mile away on College and another planned for the intersection of Trilby and Shields.
I ask you, as a taxpaper and fellow citizen, to help us preserve some of the beauty, spirit, and sense of
neighborhood that make Fort Collins such a special place to live. When given the opportunity, please vote
against the proposed rezoning of Ridgewood Hills.
Thank you for your consideration and for taking the time to get to know the concerns and wishes of the
people most effected by the decision you will make.
Sincerely;
Brian P. Flynn
February 27, 2001
Current Planning Dept.
Att: Brian Grubb
281 N. College Ave.
P.O. Box 580
Fort Collis, CO 80522-0580
Re: Ridgewood Hills Rezone
File #4-01
Dear Mr. Grubb:
It is my understanding there is pressure to rezone approximately 14
acres in Ridgewood Hills to L-M-N, (Low Density Mixed Use Neighborhood);
thus enabling Melody Homes, owner of the vacant property to develop it
for such things as retail store, business service shop, offices, a clinic
or convenience store.
As a home owner, it is my opinion, to rezone this area would be degrading
to the community. To change a residential area to commercial makesE no
sense to me.
There is no need for such as a convenience store, we already have
access to one on the south-east corner of College and Trilby.
The hustle and bustle of excess traffic would be detrimental to out
community.
When I purchased my home, it was because I was attracted to the view and
serenity it offered me. Never would I have purchased a home in this
particular area had I been aware a part of it would be given to
commercial use. As I see it, the re -sale value of homes in this area
would be greatly diminished.
Please understand my objection to the rezoning of this particular area.
Sincerely,
Helen E._Toth „
506 Yuma Ct.
Fort Collins, CO 80525
DON and EVELYN WELLS
6612 AVONDALE ROAD
UNIT 6D
FORT COLLINS, COLORADO 80525
Hone Phone 970-377-1772
Email EviewcHs@aol.com
February 28, 2001
Mr. Brian Grubb, City Planner
Current Planning Department
281 North College Avenue
PO Box 580
Fort Collins, CO 80522-0580
Dear Mr. Grubb,
The purpose for writing this letter is to express my concerns about the proposed rezoning in Ridgewood Hills -
RIDGEWOOD HILLS REZONE - FILE #4-01.
I attended the two hour long neighborhood information meeting you held on February 20th, 200I and commend
you on the fine presentation. As I am sure you will recall, those attending expressed strong reservations to the
rezoning, primarily because of the many commercial and retail uses permitted under the proposed new zone,
"L-M-N District, Low Density Mixed -Use". I can appreciate Melody Homes' (the requester for this action),
interest in changing the zone district to L-M-N, but, as an abutter who lives less than 100 feet from the two acre
parcel where any new construction could take place, I am STRONGLY opposed to building a gas station or a
convenience store or a liquor store or anything else of that nature, all of which are allowed under L-M-NI It is my
understanding, based on your explanation of the zoning codes, that no other district designation is applicable and
that the site either remains "RL" or is changed to "L-M-N". I also understand that if it remains "RL", Melody
Homes could not use this property to construct a commercial activity. While this is financially unfortunate for
them, the designation "RL" was in place at the time they purchased the property and proper due -diligence on their
part would have made this fact known to them.
After due deliberation, I find that I cannot support this request for zone change because the options in "L-M-N"
allow for construction of buildings which I believe are not in the best interest of property owners in Ridgewood
Hills Village. Accordingly, I wish to be listed as a neighbor who is APPOSED to rezoning the district to "L-M-N"
'ncerely,
" -hr
Don E. Wells
cc: Mr. Scott Mason, Councilman, District 3
PO Box 580
Fort Collins, CO 80522-0580
Heather Kittle, Executive HOA Coordinator
Antares Property Service
1510 South College Ave
Fort Collins, CO 80524
Brian Grubb - Ridgewood Hills Rezone - F l- #4-01. Page 1
From: <Eviewells@aol.com>
To: FC8.CPES(BGrubb)
Date: Mon, Feb 26, 2001 10:25 AM
Subject: Ridgewood Hills Rezone - File #4-01.
Brian,
I will be following this email up with a letter once I receive the minutes
from the February neighborhood information meeting; however, I did want to go
on record in opposing the rezoning from "RL" to "LMN". I understand why this
has been proposed, but the options in "LMN" allow for construction of
buildings which I believe are not in the best interests of the property
owners both in the Ridgewood Hill Village and on Yuma Court.
Please make sure I am informed of future meeting so I may attend a represent
my best interests.
Thank you,
Don E. Wells
6612 Avondale Road, Unit #61D
Ft. Collins, CO 80525
(970)377-1772
Brian Grubb -,Ridgewood Hills Rezone - F #4-01
From: <FSKRBC@aol.com>
To: FC8.CPES(BGrubb)
Date: Mon, Feb 26, 2001 7:51 AM
Subject: Ridgewood Hills Rezone - File #4-01
Brian,
I am opposed to the rezoning of the 14 acres in Ridgewood Hills.
My objection is that I do not know what will be built in the vacant lot after
the area is rezoned. There are too many undesirable outcomes. Having any
kind of commercial development on that property will be detrimental to the
existing houses. The possibility of bright parking lot lights, 24 hour
operation, increased traffic, increased litter, and an undesirable view
are among my objections. Not only will this have a negative effect for the
homeowners, it would also impose a safety hazard for the existing day care
center on Avondale. In summary, there is no commercial enterprise that the
area needs and it would only ugly up the neighborhood and it could even be a
safety hazard.
In addition to rezoning this specific property, I believe that Fort Collins
is not being fair to its citizens by not having a "high density residential
only" zoning category that excludes commercial development. Just because
there are townhomes and duplexes in an area should not be a license for
commercial stores to be built in that same area.
Thank you,
Frank Skerbetz
fskrbc@aol.com
21—eej-o R;Js/o t
THE CORLS
500 Yuma Court
Fort Collins, Colorado 80525-7033
(970) 229-9501
March 1, 2001
TO: Planning and Zoning Commission
RE: Ridgewood Hills Rezone - File #4 - 01
Dear Commissioner,
We live in the 14 acre area which is being considered for rezoning to L-M-N. We
are strongly opposed to the L-M-N zoning because it would permit, among other things,
the building of a convenience store on the vacant property just north of the Day Care
Center. It is the convenience store that we are opposed to.
The City Planning Department held an informational meeting at Werner
Elementary School, February 20, 2001. The image we, and most of the other attendees,
have of a convenience store is a twenty-four hour business with gas uummps alcohol
sales brightlylit parking lot and a high volume of vehicles stopping in for a few minutes
for the drivers to spend a few dollars on tobacco, soft drinks. alcohol and snacks.
We are strongly opposed to the rezoning of our residential area to L-M-N for the
following reasons:
1. A large area (approximately two acres) across Avondale from our home would
be brightly lit all night long
2. Increased nighttime traffic noise
3. Increased neighborhood litter
4. Increased traffic on Avondale, especially at the common entrance to the
convenience store AND the existing Day Care Center thereby creating
increased hazards for the children at the Day Care Center
5. Undesirable view for residents of the townhouses and the patio homes on
Yuma Court
6. We don't need another convenience store only 4/10 miles from the 7-Eleven
convenience store at the comer of Trilby and US 287 and 6/10 miles from the
planned convenience store at the comer of Trilby and Shields
We respectfully request that you deny the proposed rezoning to L-M-N.
Sincerel ,
6,
Richard and Helen Cori
VJ"P 0/00101
Donna K. Reinke
6707 Holyoke Ct.
Fort Collins, CO 80525
March 2, 2001
Current Planning Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
Ref: Ridgewood Hills Rezone-File#4-01
Attn: Brian Grubb,
I am writing as a resident of Ridgewood Hills subdivision. I am strongly opposed to the
proposed rezoning of the 14 acres to L-M-N designation. I understand that the land could
be developed as a business with that designation. It is my understanding that a
convenience store is one of the businesses being considered for that location. I am very
strongly opposed to having a convenience store located within our residential
neighborhood.
It is not needed at this location. We have such a store just 4/10 of a mile away at the
corner of Trilby and College. It is also my understanding that another convenience store
is projected for the corner of Trilby and Shield streets.
The increased traffic is a concern to me both for residents of the neighborhood as well as
the safety of the children using the day care next door. I understand that the day care
could share a common entrance with whatever business goes in there. This increased
traffic would be a significant impact to the neighborhood due to fact that the lot is next to
Avondale Road, the main entrance to the subdivision and access would be from that
street.
The noise, bright lights, litter and clientele associated with such a 24-hour business are
also concerns. I strongly feel that locating a 24-hour convenience store in a residential
neighborhood next to a day care center is unwise. Is there any way this can be zoned so
as not to allow,that type of commercial enterprise in the location?
Sincerely,
. '4
Donna K. Reinke
TZGV D Z/Z * Jo i
842Z .
February 24, 2001
Mr. Brian Grubb
City of Fort Collins Planning Department
281 North College Ave
PO Box 580
Fort Collins CO 80522-0580
RE: Ridgewood Hills Rezone - File #4-01
Dear Mr. Grubb:
This letter is to express my strong objection to the rezoning request for a portion of the
Ridgewood Hills subdivision. I am a resident of the area that would be affected by this
rezone.
My concern is that the rezone would allow for a convenience store to be built on the
designated site, which would be detrimental to the nearby residents.
I would object to the increased traffic, especially since any building on this site would share a
driveway with a day care center, thereby putting children at risk. The traffic on Avondale
Road in front of the day care center is already busy at times as is the intersection of
Avondale and Trilby.
I would also object to the increased noise and lighting as well as undesirable views. How
would you like your bedroom to be adjacent to a 7-11? This would be the situation for
several of the townhomes and patio homes.
I would not object to other commercial uses for this property such as a retail store, office
building, or clinic. Those uses would not have the degree of impact of a convenience store.
However, it appears that a convenience store would be the most likely use for the property
if the rezone is granted.
Please do not allow the developer to do this. Profit for the developer should not come at
the expense of existing residents' enjoyment of their homes and decreased property
values.
I appreciate your consideration in making a decision.
Karen Scott
6618 Yuma Place
Fort Collins CO 80525 `
R"o
February 26, 2001
Current Planning Department
Attn: Brian Grubb
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
Re: RIDGEWOOD HILLS REZONE - FILE 44-01
Dear Mr. Grubb:
I am a resident of 507 Yuma Court, in the Ridgewood Hills subdivision and am writing this letter to let
you know of my protest of the rezoning of the lot north of the Ridgewood Hills Daycare Center. It is my
understanding that the rezoning would allow the lot to be developed into a place of business that could
include and most likely result in the location of a convenience store.
Ridgewood Hills is a family neighborhood with nice quiet streets and at the moment a quiet neighborhood
entrance. The location of a convenience store would not only detract from the street appeal of the
Ridgewood Hills entrance but also pose many safety concerns as well. Several issues may be categorized
below:
1) The entrance is only 4/10ths of a mile from a 7-11 24 hour store and 6/10ths of a mile from
the proposed convenience store at Trilby and Shields.
2) Close proximity to the Ridgewood Hills Daycare Center.
3) Increased lights at night in the backyard of many young families and elderly retirees.
4) Undesirable view for the residents.
5) Increased traffic and noise.
6) Increased litter.
Thank you in advance for your attention to the Ridgewood Hills Rezone -File #4-01. The concerned
residents of Ridgewood Hills sincerely appreciate your attention to the preservation of the Ridgewood
Hills entrance.
S�inccerely,
fY9��Ct'��L%�G'7eZ�'yZcd/l��____
Florence Beardmore
507 Yuma Court
Fort Collins, CO 80525
-f-5G-, .
February 26, 2001
Current Planning Department
Attn: Brian Grubb
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
Re: RIDGEWOOD HILLS REZONE - FILE #4-01
Dear Mr. Grubb:
I am a resident of 513 Yuma Court, in the Ridgewood Hills subdivision and am writing this letter to let
you know of my protest of the rezoning of the lot north of the Ridgewood Hills Daycare Center. It is my
understanding that the rezoning would allow the lot to be developed into a place of business that could
include and most likely result in the location of a convenience store.
Ridgewood Hills is a family neighborhood with nice quiet streets and at the moment a quiet neighborhood
entrance. The location of a convenience store would not only detract from the street appeal of the
Ridgewood Hills entrance but also pose many safety concerns as well. Several issues may be categorized
below:
1) The entrance is only 4/10ths of a mile from a 7-11 24 hour store and 6/10ths of a mile from
the proposed convenience store at Trilby and Shields.
2) Close proximity to the Ridgewood Hills Daycare Center.
3) Increased lights at night in the backyard of many young families and elderly retirees.
4) Undesirable view for the residents.
5) Increased traffic and noise.
6) Increased litter.
Thank you in advance for your attention to the Ridgewood Hills Rezone -File #4-01. The concerned
residents of Ridgewood Hills sincerely appreciate your attention to the preservation of the Ridgewood
Hills entrance.
Si
r
Ric d Nancy Racine
513 Yuma Court
Fort Collins, CO 80525
TO: PLANNING AND ZONING COMMISSION
Re: RIDGEWOOD HILLS REZONE -file #4-01
ATTN: Brian Grubb
Current planning Department
281 North College Ave.
P.O. Box 580
Fort Collins, CO. 80522-0580
Dear Sir:
I seriously object to a convenience store on the vacant property just north of the Day
Care Centre. My reasons being:
1. Avondale and Trilby is a very busy intersection, especially
during rush hours. Also school buses stop there during school
days. I live on Yuma Court and traffic noise would increase
day and night.
2. It would be a`hang oueplace for children, fitter would increase
and possibly a danger to the children in the day care centre.
3. I live only 4/10 miles from a gas station and 7-eleven
convenience store at Trilby and College (US 287) and I would
not like to see an example of the above on my doorstep. Our
neighborhood is very very pleasant now.
Thank you very much for your attention . Sincerely
Rheta Cook
512 Yuma Court
Fort Collins, Co. 80525
Wade K. Smith
Andrea J. Smith
500 Idalia Court
Fort Collins, CO 80525
(970)206-0818
February 28, 2001
Attn: Brian Grubb
Current Planning Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
Re: Ridgewood Hills Rezone - File #4-01
Dear Mr. Grubb:
We are writing to voice our concern over the proposed L-M-N rezoning in the Ridgewood Hills
subdivision. Our understanding is that this rezoning would permit approximately 1 acre of undeveloped
land near the corner of Avondale Road and Trilby Road to be developed by a convenience store / filling
station or liquor store.
We do not feel this is appropriate in a residential area. The lot is not situated well for the high volume of
quick in and out traffic this would create. In addition, the increase in noise, litter and bright lights are of
concern to us.
We are not opposed to some of the other proposed developments, such as an office, clinic, or even a
church. We feel that these would not have such a negative impact on the neighborhood and would be
considerably safer for children at the existing daycare center.
Thank you for allowing us to voice our concerns.
Sincerely
Wade K. Smith
LcCt/ c
Ondrea J. Smith.
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NEIGHBORHOOD INFORMATION MEETING
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Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-C>_750) if you wish to
receive minutes of this meeting.
Did You Receive
Written NotificationAddress?
of this meeting?
Correct
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Yes
No
Yes
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C: We feel that we have to object to the rezoning through whatever means
we have.
C: We could maybe support the rezoning to LMN if we could be assured of
the land uses and prohibit uses such as commercial.
Q: If we oppose, what is our next step?
A: Write letters. Attend the PZ meeting.
Meeting was adjourned at approximately 8:45
A: Mr. Grubb reiterated the planning process and indicated that there
would be 3 more public meetings. The public will be notified and
participation is welcomed.
Q: If we do not agree with what the applicant is proposing what do we have
to do to make our concerns known.
A: Write a letter or attend the upcoming meetings.
Q: Is there a holding pond on this site?
A: No, the detention pond is to the east of the undeveloped site.
Q: Dos this site include the sign and entry feature?
A: The 14 acres includes the sign and entry feature.
Q: How do I get information on what is being planned for the property
further south on Avondale?
A: Come to or call the Current Planning office.
Q: Where are the setbacks for this development set forth?
A: In the Land Use Code, section on LMN.
Q: Will this meeting conceivably give permission for a convenience store?
A: No. The actual development will have to be reviewed and approved in
another process.
Q: Is there another zoning option? It is strange to put commercial and
residential in such a small area.
A: The LMN zoning is the best option based upon the direction given in City
Plan and on the City Structure Plan.
Q: What is the maximum building height?
A: 2-1/2 Stories in the LMN zone district.
Q: What about signage?
A: Signs are subject to the sign code and there are more stringent
standards that signs in residential areas need to meet.
Neighborhood Meeting Minutes
Project:
Meeting Location:
Date:
Staff in Attendance
Applicant/Representatives:
Ridgewood Hills Rezoning
Werner Elementary School
February 20, 2001
Brian Grubb, Steve Olt
Kim Straw of Citiscape Urban Design
The meeting began at 7:05 p.m. Brian Grubb followed the standard agenda
format including introductions, description of the purpose of the meeting,
description of the planning process and then turned over the meeting to Kim
Straw (representative of applicant) to describe the request. After Ms.
Straw completed her presentation the meeting was opened for comments
and questions by the public.
Comments, Questions, Answers
Q: Who is the Developer of this property?
A: Melody Homes
C: In 1997 there may have been some misrepresentation to some
homeowners regarding what the vacant site could be used for and developed
for. When citizens called the city to find out the zoning, the answer given
was RL.
C: With all the planned development in the area, it would seem that the
traffic would be more than the area can bear.
C: This undeveloped site should be kept as a visually pleasing entry to
Ridgewood Hills.
Q: How many DU's could occur on this site?
A: Up to 8 units per acre. A 2-acre site would allow 16 units.
Q: Will I be able to attend future meetings that are public and can we
participate?
Ridgewood Hills Rezone
Statement of Justification
The Land Use Code, Section 2.9.4(H), requires that the City Council be able to find that the proposed
rezone is consistent with City Plan, and/or warranted by changed conditions within the neighborhood
surrounding and including the subject property.
The proposed zone change from the existing RL — Low Density Residential to LMN — Low -Density
Mixed -Use Neighborhood is supported by the City Structure Plan, which designates this site as Low
Density Mixed Use Neighborhood.
The proposed rezone will contribute to a compact urban form (LU-1.1) by providing the opportunity for
the undeveloped site within this area to develop as part of the mixed -use neighborhood, potentially
providing neighborhood services to the surrounding area. With existing zoning, this site would likely be
developed as single family detached homes. The potential for neighborhood services in this area also
contributes to an appropriate mix of land uses that maximize the potential for neighbors to utilize these
services, versus driving longer distances for similar services (T-5.1). This rezone will make it possible to
provide a true "Neighborhood Center" for the Ridgewood Hills neighborhood, and surrounding
neighborhoods (LMN-2.2).
LUC 2.9.4(H) also provides that additional considerations may be taken into account. The first
consideration is whether the proposed rezone is compatible with existing and proposed uses surrounding
the site, and is the appropriate zone for the site. In this case, this is one of the primary reasons this rezone
is requested. The proposed rezone will provide the appropriate zoning for this site, whereas, current
zoning creates a situation where the existing uses are not in conformance with the zoning district.
Roughly half of the Ridgewood Hills development is also zoned LMN, and the Shenandoah development
to the east is zoned MMN.
The second consideration is in regards to the impact to the natural environment. This site is largely
developed, therefore, this rezone should have no significant impact on the natural environment.
The third consideration is whether the proposed rezone results in a logical and orderly development
pattern. The proposed rezone does, in fact, contribute to a logical and orderly development pattern in
that the remaining undeveloped lot may be permitted to develop, in the future, as a part of this mixed -use
neighborhood. With the current RL zoning, this site would likely be forced to develop as one or two
single family detached homes — which would be out of character for this portion of the Ridgewood Hills
development which contains a day care center, townhomes and patio homes.
CITY OF FORT COLLINS
Petitioner:
Melody Homes, Inc. 11031 Sheridan Boulevard
Westminster, CO 80020
Owner:
Melody Homes, Inc. 11031 Sheridan Boulevard
Westminster, CO 80020
To the City Council of the City of Fort Collins, Colorado:
I, 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:
A parcel at the southeast intersection of Trilby Road and Avondale Drive in Fort Collins, containing
14.01 acres, more or less, from the Low Density Residential (RL) zoning district to the Low Densiri
Mixed -Use Neighborhood (LMN) zoning district. See attached Exhibit A for a full Legal Description of
this parcel
Reason for Request: When the Ridgewood Hills PUD was zoned `RL,' in the city-wide rezoning in 1997,
a pocket of legally -existing non -conforming uses was created. We propose a zoning change to provide
the appropriate zoning of `LMN' for this area of development. The existing uses (townhomes, patio
homes, a day care center) in the area are permitted in the proposed district, and the single undeveloped lot
will then have the opportunity to develop as an integral part of this neighborhood in the future.
Please attach list 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. See
attached Exhibit C.
Respectfully submitted,
MELODY HOMES, INC.
By
�__.._ .--- Ti- by J. K 'atz, j 'ce President
Land Develop �
STATE OF COLORADO )
) ss.
COUNTY OF JEFFERSON )
The foregoing instrument was acknowledged before me this �day of
Timothy J. Kratz, V.P. Land Development, Melody Homes, Inc., for the purpose
My commission expires (361 b f�
Notary Public
1t10aneiida►Bow
Note: Filing of a petition to rezone requires a deposit of $977.00 with the City Clerk to defray the cost
of the amendment.
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#4-01 Ridgewood Hills Rezone
Type II (LUC)
01/22/01
1"=600'
Ridgewood Hills Rezoning, #4-01
April 5, 2001 P & Z Meeting
Page 5
to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and
the natural functioning of the environment.
The proposed zoning L-M-N would not have any adverse impact on the natural
functioning of the environment. 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 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 an established neighborhood. In addition,
the rezoning would allow the surrounding residential area 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 Ridgewood
neighborhood.
Ridgewood Hills Rezoning, #4-01
April 5, 2001 P & Z Meeting
Page 4
It is the opinion of staff that the rezoning is consistent with the following policies of City
Plan.
Policy LMN-2.2 Neighborhood Center - A neighborhood should be planned to include
other neighborhood -serving uses and features in addition to residential uses. At a
minimum, each neighborhood will include a Neighborhood Center that serves as a year-
round gathering place accessible to all residents. A Neighborhood Center will be no
larger than 7 acres and will include some of the following: recreation facility, school,
children's and adults' daycare; place of assembly and worship; small civic facility,
neighborhood -servicing market, shops, small professional offices, clinics, or other small
businesses. Any such uses should have limited needs for signage and limited traffic
attraction into or through the neighborhood. The inclusion of rooms or indoor space for
meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or
other outdoor space accessible to all residents.
Policy LMN-2.3 Neighborhood Center Location — A Neighborhood Center should be
encouraged to locate near the center of the neighborhood, but will be permitted to be
located elsewhere such as on an edge.
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.
The proposed zoning (L-M-N) is appropriate for the subject site because it is the least
intense zone district that still allows all the existing development as well as the
previously approved land use of the remaining undeveloped site.
D. Whether and the extent to which the proposed amendment would result in
significantly adverse impacts on the natural environment, including but not limited
Ridgewood Hills Rezoning, #4-01
April 5, 2001 P & Z Meeting
Page 3
Surrounding Zoning and Existing Land Use
Existing Land Use
Existing Zoning
North
Good Samaritan Elderly
Care Facility
MMN and Larimer
County FA
East
"Urban Estate"
Residential
Larimer County FA
South
Single Family
RL
West
Single Family
RL
In the three years since the City Plan rezoning to R-L, the site has developed out as a
mixed -use residential neighborhood, except for Tract L. The proposed LMN zoning
would make all existing uses conforming. With frontage on Trilby Road, and with
neighborhood access from Avondale there exists a potential for non-residential land
uses on Tract L that would not otherwise be permitted under the existing R-L zone
district.
3. Neighborhood Meeting
Approximately 25 citizens attended the neighborhood meeting (see attached minutes).
There were numerous questions about the effects of the rezoning on the existing
developed properties and the undeveloped parcel. The majority of discussion focused
upon potential development of Tract L. The neighbors expressed concerns about
traffic, noise and other impacts associated with the development of Tract L. Most cited
concerns about undesirable uses such as gas stations, liquor stores and more multi-
family development.
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 "Low Density Mixed -Use Neighborhood."
Therefore, the request is in compliance with the City Structure Plan.
Ridgewood Hills Rezoning, #4-01
April 5, 2001 P & Z Meeting
Page 2
COMMENTS:
1. Background
In March of 1997, as part of the comprehensive rezoning of the City, Ridgewood Hills
was rezoned from P.U.D. to R-L, Low Density Residential. The original basis for the R-
L zone was that Ridgewood Hills Filing 1 was already approved, platted for single family
homes, and substantially complete. As such, Ridgewood Hills was incorrectly
considered an established neighborhood and therefore not eligible for the new L-M-N
zone district. Staff overlooked the fact that the subject area within Ridgewood Hills was
in the process of developing as a mixed -use area (see existing conditions below).
Consequently, staff inadvertently zoned the subject area (14.01± acres) as if it was
already developed or to be developed for single family detached dwellings.
The 1997 rezoning made every existing use within the subject area nonconforming,
except the single family detached dwellings. In addition, the rezoning made it
impossible to develop Tract L consistent with the previously approved land use. Tract L
was approved as a "convenience/daycare" site in 1994 as part of the Ridgewood Hills
PUD (see attached plan).
On January 18, 2001 Melody Homes submitted a petition to rezone the subject area
from RL to LMN. Staff had previously identified the subject area as having been
improperly zoned. Melody Homes' desire to move forward created the need to initiate
action. Since Melody Homes cannot apply to rezone property under other ownership,
staff made the decision to sponsor the rezone request as allowed by Section 2.9.3(A) of
the Code.
2. Existing Conditions
The subject area contains a mix of townhomes, duplexes, approximately 7 single family
detached homes, and a childcare center. Melody Homes is the owner of Tract L located
in the southeast corner of the intersection of Avondale Road and Trilby Road. Tract L is
the only undeveloped site in the subject area and consists of approximately 1.8 acres.
ITEM NO. 3
MEETING DATE 4 5 01
STAFF Brian Grubb
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
REQUEST: Ridgewood Hills Rezoning - File #4-01
APPLICANT: The Director of the Community Planning and Environmental
Services Service Area c/o Brian Grubb, City Planner
281 North College Avenue
Fort Collins, CO 80522
OWNER(S): Approximately 60 Property Owners
PROJECT DESCRIPTION:
This a recommendation to City Council for a request to rezone Ridgewood Hills P.U.D
First Filing, and Ridgewood Hills P.U.D First Filing First Replat from R-L (Low Density
Residential) to L-M-N (Low Density Mixed -Use Neighborhood). The subject site
consists of 14.01± acres located south and adjacent to Trilby Road, north of County
Road 32 between College Avenue and Shields Street.
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 LMN zoning would make all existing uses conforming and allow the
development of the last remaining undeveloped parcel, consistent with previously
approved plans.
STAFF RECOMMENDATION: Approval
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT