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Home My WebLink About2021 TIMBERLINE LANE - REZONE - 3-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS-T-ir-iv5&�FUN6 �Xt�,nfL� t15E - �6StD£�r'r(AL � MdP.�lt.� NoM� � Z GAR T7ETAGLIEP EXl.�u,rFr�-j' EYI`�Ir�C't M/��.1� l-1k.1�5c,D�m1C1 N�.� Gt��z.pj I C-tt1-j(F� PnID ✓IDEt-.IDt-i� S-,,+mot -rO "I " EXl2,-tae4 - �£StnIr1�L �Al� �iSES L� - LpMMERGIALL CNG �mrll�iG LJ L' ES t DE+dT LC L- - A: Mr. Padilla stated that it is his intent to put a small office building on the site for his financial services company. 5: Mr. Grubb explained that we should be careful to form an opinion about the rezoning based upon what the current property owner wants to do at this point in time. The property owner's plans may change and anything that is allowed in the zone district may be put on the property in the future. C: Will the road -widening take out the tree? 5: Staff will have to research that issue and get back. C: How are they going to provide parking for a business use? 5: Parking will need to be provided on -site. C: I am really uncomfortable not knowing what is going to happen with the property. C: What is the possibility of another access to the neighborhood? 5: Staff will have to research that issue and get back. C: I don't want to see a secondary access because then people will cut through the neighborhood to get past the intersection. Meeting was adjourned at approximately 8:15 Neighborhood Meeting Minutes Project: Meeting Location: Date: Staff in Attendance: Applicant/Representatives 2021 Timberline Lane Kruse Elementary School February 21, 2001 Brian Grubb Vaughn Furness, VF Ripley 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 Vaughn Furness (representative of applicant) to describe the request. After Mr. Furness completed his presentation the meeting was opened for comments and questions by the public. Comments, Questions, Answers C= Citizen Question/Comment S= Staff Response A= Applicant Response C: I supported City Plan because of the control given to preserve the neighborhood. Now I am concerned about "piecemealing" away the neighborhood C: This rezoning and what is happening in the neighborhood may increase my property value but it doesn't do me any good. I have nowhere else to go. C: Access and traffic are major concerns. It's difficult to get in and out of Timberline Lane as it is today. Eventually it will be a right -in right -out situation only. C: I am uncomfortable because I don't have a real understanding of what the future holds. C: What are the plans for the property? Potential Regional Shopping Center or Community Shopping Center 44, I � .ill I C II i •i C I��IICi;d-I r ' Secondary Uses Without Business Park Potential Neighborhood Service Center F, iiTiil}HJ T �jSI� 115 Existing Regional Shopping Center Harmony Activity Centers •••••• Basic Industrial and Non -Retail Activity Center • Mixed Use Activity Center Special Urban Design Potential Neighborhood Service Center Opportunity - Gateway or Community Shopping Center Development with orientation to natural character J..I11�11-II�III ••.•. u fl • • • • • • • • • • • • • • • • • • • • • • • • N y),,{�fi,nn`(•( Y/' �' • •'• • • •:1 t/� r.,nriii�n% Cll.ALUtr§.`.i.�u '�__/--■_'sSili;i1i •••'• •••••••'r ��•: ••'•'•�•� )IIL4( ICI�_-- '',�(ti Potential Neighborhood Service Center Special Urban Design Opportunity - With emphasis on Historical Heritage of Harmony Road SIJ� Ems• SrrE HARMONY CORRIDOR PLAN Potential Shopping Center Locations Outside of Activity Center Neighborhood Service Center Neighborhood Convenience Center NORTH /\ 1500' 0' 3000' 6000' C 1, I i E I G EN MEADOWS PA RK D � I , KRUSEELEMENTARY lip HC I III I HARMONY RD. I C HC Iz t41 m II �7 DDM7I � r IIIIII I I II HIE � ®"41 VICINITY MAP #3-01 2021 Timberline Lane Rezone Type II (LUC) 01/22/01 1"=600' within a larger group and having similar economic statuses and social interests. 3. The condition of being close together. The New Illustrated Book of Development Definitions: An area of a community with characteristics that distinguish it from other areas and that may include distinct ethnic or economic characteristics, housing types, schools, or boundaries defined by physical barriers, such as major highways and railroads or natural features, such as rivers. Webster's Third New International Dictionary: 1. Neighborly relationship. 2. The quality or state of being neighbors: PROXIMITY 3. A place or region near: VICINITY. 4. a. The people living near one another. b. A section lived in by neighbors and usually having distinguishing characteristics. City of Fort Collins Commu y Planning and Environmental Current Planning MEMORANDUM TO: Planning and Zoning Board FROM: Brian Grubb, City Planner 03—i SUBJECT: 2021 Timberline Lane Rezone, File # 3-01 Definition of "Neighborhood" DATE: March 12, 2001 vices SUMMARY: For the purpose of considering this zoning map amendment, the "neighborhood" can be defined as the area north of Harmony Road, west of Timberline Road, east of the railroad tracks, and north to a line where contiguous parcels no longer have common and distinguishing characteristics. BACKGROUND: At the worksession on Friday March gth, the Board requested clarification regarding the definition of a "Neighborhood" in the context of the following criteria for approval for zoning map amendments: " Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less 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 (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. As you recall, the Land Use Code does not define neighborhood; however, the Code lists 4 other sources for definitions that may be used at the discretion of the Director. Three sources are quoted below. The Planner's Advisory Service Report 421 does not define neighborhood and therefore is not listed. Black's Law Dictionary: The immediate vicinity; the area near or next to a specified place. 2. People living in a particular vicinity, usu. forming a community 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 2021 Timberline Lane Rezoning, #3-01 March 15, 2001 P & Z Meeting Page 5 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 HC zoning would not have any adverse impact on the function of the environment. There are no significant natural areas on the site as it has been used for residential purposes for many years. Drainage into the existing ditch, resulting from re- development would require on -site detention for water quality purposes. Staff finds that this criterion is, or will be satisfied. E. Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. It is difficult to determine at this stage if this request will result in a logical and orderly development pattern. Staff would prefer to see a more comprehensive approach to redevelopment of this area; however, an.incremental and contiguous approach is acceptable. FINDINGS OF FACT/CONCLUSION: In evaluating the request for Amendment to the Zoning Map for 2021 Timberline Lane from LIE to HC, Staff makes the following findings of fact: A. The proposal is in conformance with the City Plan Structure Map and generally in conformance with the goals and policies of City Plan. B. The proposal is in general conformance with the Harmony Corridor Plan Land Use Map and generally in conformance with the goals and policies of the document. C. The request to rezone generally satisfies the applicable review criteria of the Section 2.9.4 (H) of the Land Use Code. RECOMMENDATION: Staff recommends approval of the request to amend the zoning map from UE to HC for a .75 acre lot located at 2021 Timberline Lane; File # 3-01. 2021 Timberline Lane Rezoning, #3-01 March 15, 2001 P & Z Meeting Page 4 Harmony Corridor Plan designates the property as a "Basic Industrial and Non -Retail Activity Center'. Based upon review of the.maps only, staff concludes that the proposed zoning is in conformance with City Plan. Other criteria contained in the text of City Plan include the following: Community Goal: Fort Collins will be a city of cohesive, distinct, diverse, attractive, and safe neighborhoods. This section of City Plan goes on to say that "existing residential neighborhoods will be protected against development that is incompatible with community goals and needs. Infill and redevelopment will build on the unique and positive qualities of the neighborhood in dynamic and creative ways which respect the character of the neighborhood." It is the opinion of staff that these City Plan goals can be met through sensitive design; however, one could also reasonably, conclude that the mere encroachment of employment uses will violate the intent of this goal. 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 subject site is part of an old low -density County subdivision. The area around the site has developed and become urbanized in recent years, although the neighborhood remains largely intact. This change in conditions warrants the consideration of a change in zoning to HC. The following three criteria may be used by the Planning and Zoning Board and City Council to make a decision. 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. This is an area that is in transition. The. proposed HC zoning may not be compatible with the residential uses to the north and,west; however, the site is surrounded on the east and south by other HC properties. HC zoning is appropriate for the site based upon adjacent zoning and development trends in the area. Compatibility issues relative to the existing single family development can be further addressed at the PDP stage. 2021 Timberline Lane Rezoning, #3-01 March 15, 2001 P & Z Meeting Page 3 4. Harmony Corridor Plan Compliance The site is located within the Harmony: Corridor Planning Area. The Harmony Corridor Plan states that "The intent of the land use plan and map is to provide for an orderly, efficient and attractive transition of vacant rural land to urban use: and to: (0 Preserve and protect existing residential neighborhoods from intrusive or disruptive development. The Harmony Corridor Plan map shows the dividing line between existing residential uses and the "Basic Industrial and Non -retail Activity Center' as being Timberline Lane (See Attached Map). This is in contrast to the City Structure Plan that shows the dividing line being approximately the north property line of the lots north and adjacent to Timberline Lane. On its face, it would appear that the proposed rezoning meets the requirements of the Harmony Corridor Plan; however, staff has concerns about the preservation and protection of the existing neighborhood. At this level of review, staff cannot determine if redevelopment of this site will be intrusive on the existing neighborhood. 5. Neighborhood Meeting At the neighborhood meeting (See Attached Minutes), several property owners expressed concern about the rezoning request. Some owners were uneasy about the future of their neighborhood. Others stated that the City is not following through on verbal commitments that were made at the time of annexation in 1989. They supported the annexation because they thought their neighborhood would be retained in its present character. Some neighbors view any encroachment/redevelopment as unacceptable. 6. 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 to evaluate 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. As mentioned, the parcel is designated as "Employment District" on the City Structure Plan. This designation matches the proposed HC zone district. The more specific 2021 Timberline Lane Rezoning, #3-01 March 15, 2001 P & Z Meeting Page 2 COMMENTS: 1. Background Surrounding Zoning and Existing Land Use Existing Land Use Existing Zoning North Single Family Home Urban Estate East "Urban Estate" Residential Harmony Corridor South Harmony Gas Station Harmony Corridor West Single Family Urban Estate 2. Existing Conditions A mobile home and a detached 2-car garage occupy the site. The site is generally flat. There is no curb, gutter or. sidewalk along Timberline Road or Timberline Lane. The property does not have direct access to Timberline Road at this time. Future access will continue to be from Timberline Lane. Improvements to Timberline Lane and Timberline Road will likely be necessary at the time of development. Additional right-of-way for Timberline Road may also be necessary at -the time of platting and/or development. The site is bordered by an irrigation ditch to the south and the "Harmony Road Gas Station". The vacant gas station is a structure with historic value that is currently being considered for relocation. 3. Structure Plan Compliance 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 "Employment District" The proposed rezoning to HC is in compliance with the City Structure Plan (See Attached Map). The Structure Plan shows the dividing line between "Employment" and "Urban Estate" ad being approximately the north property line of the lots north and adjacent to Timberline Lane. Boundaries depicted on the Structure Plan are not "hard" lines. The map itself is considered a "coarse" representation. There is discretion as to the exact divisions between land uses. This discretion is typically exercised at the time of specific land use requests such as the present application. ITEM NO. 18 MEETING DATE 3/15/01 STAFF ff T 01 Brian Grubb Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT REQUEST: 2021 Timberline Lane Rezoning, #3-01 APPLICANT: JD Padilla 3600 South College Avenue, Suite 201 Fort Collins, CO 80525 OWNER(S): Michael Rein 706 Colony Court Fort Collins, Colorado 80526 PROJECT DESCRIPTION: This is a recommendation to City Council on a request to rezone a .75± acre parcel located at 2021 Timberline Lane from UE (Urban Estate) to HC (Harmony Corridor). The parcel is generally located West of and adjacent to Timberline Road, South of and adjacent to Timberline Lane and approximately 150 feet north of Harmony Road. EXECUTIVE SUMMARY: On January 18, 2001 the applicant submitted a petition to rezone the subject area from UE to HC. Staff has reviewed the request and determined that the proposed rezoning is in compliance with the City Structure Plan and the criteria for approval contained in Section 2.9.4 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