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HomeMy WebLinkAboutPOUDRE DEVELOPMENT REZONE - 1-01 - SUBMITTAL DOCUMENTS - ROUND 1 - REZONING RELATED DOCUMENTDivision 4.16, Community Commercial - Poudre River District Division 4.16(D) 2. Textured unit masonry such as brick, stone and tinted, variously textured concrete masonry units, as well as treated wood siding, shall be used in repeating pattern as integral parts of the building fabric to the maximum extent feasible. Any other exterior materials, if used, shall be used as integral parts of the overall building fabric, in repeating modules, proportioned both horizontally and vertically to relate to human scale, and with enough depth at joints between architectural elements to cast shadows. (4) Site Design. (a) Landscaping/Vegetation Protection. The natural qualities of the River landscape shall be maintained and enhanced using plants and landscape materials native to the River corridor in the design of site and landscape improvements. (Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §§51-54, 12/15/98; Ord. No. 99, 1999 §25, 6/15/99; Ord. No. 165, 1999 §43, 11/16/99) Article 4, Page 114 Supp. 7 Division 4.16, Community Commercial - Poudre River District Division 4.16(D) (b) Character and image. Outdoor spaces. Buildings and extensions of buildings shall be designed to form outdoor spaces such as balconies, arcades, terraces, decks or courtyards, and to integrate development with the landscape to the extent reasonably feasible. 2.. Windows. Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed so as to visually establish and define the building stories and establish human scale and proportion. Glass curtain walls and spandrel -glass strip windows shall not be used as the predominant style of fenestration for buildings in this District. This requirement shall not serve to restrict the use of atrium, lobby or greenhouse - type accent features used as embellishments to the principal building. 3. Rooflines. A minimum pitch of 8:12 shall be used for gable and hip roofs to the maximum extent feasible. Where hipped roofs are used alone, the minimum pitch shall be 6:12. Flat - roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets, the River or connecting walkways, unless they are stepped and terraced back to form a usable roof terrace area(s). A single continuous horizontal roofline shall not be used on one-story buildings except as part of a design style that incorporates corbelled masonry and/or cornices. (c) Color/Materials. Predominant building colors shall be subdued or neutral shades, within a medium or moderately dark range of value, and not white or reflective. Article 4, Page 113 Supp. 7 Division 4.16, Community Commercial - Poudre River District Division 4.16(B) (3) (e) Accessory/Miscellaneous Uses: 1. Wireless telecommunication equipment. 2. Wireless telecommunication facilities. 3. Satellite dish antennas greater than thirty-nine (39) inches in diameter. The following uses are permitted in the C-C-R District, subject to. review by the Planning and Zoning Board: (a) Residential Uses: 1. Boarding and rooming houses. 2. Single-family detached houses located on lots containing no more than six -thousand (6,000) square feet. 3. Fraternity and sorority houses. (b) Institutional/Civic/Public Uses: 1. Public and private schools for elementary, intermediate and high school education. 2. Long-term care facilities. (c) Commercial/Retail Uses: 1. Retail establishments. 2. Funeral homes. 3. Unlimited indoor recreational uses and facilities. Article 4, Page Ill Supp. 4 Division 4.16, Community Commercial - Poudre River District Division 4.16(B) 6. Golf courses. 7. Cemeteries. (c) Commercial/Retail Uses: 1. Bed and breakfast establishments. 2. Standard and fast food restaurants. 3. Grocery stores. 4. Personal and business service shops. 5. Offices, financial services and clinics. 6. Artisan and photography studios and galleries. 7. Health and membership clubs. 8. Entertainment facilities and theaters. 9. Lodging establishments. 10. Clubs and lodges. 11. Limited indoor recreation establishments. 12. Convenience retail stores without fuel sales. 13. Veterinary facilities and small animal clinics. 14. Child care centers. 15. Dog day-care facilities. 16. Print shops. 17. Food catering. (d) Industrial Uses: 1. Workshops and custom small industry uses. Article 4, Page 110 Supp. 7 Division 4.16, Community Commercial - Poudre River District Division 4.16 DIVISION 4.16 COMMUNITY COMMERCIAL - POUDRE RIVER DISTRICT (C-C-R) (A) Purpose. The Community Commercial - Poudre River District (C-C-R) is for downtown fringe areas in the Cache La Poudre River corridor with both public street frontage and River frontage. This District provides locations for redevelopment or development of moderate intensity uses that are supportive of Downtown, subject to floodplain restrictions. Such redevelopment or development shall be compatible with the scenic, cultural, natural and historical context of the River and Downtown. A main purpose of the District is to foster a healthy and compatible relationship between the River, the Downtown and surrounding urban uses. Any significant redevelopment shall be designed as part of a master plan. for the applicable group of contiguous properties. (B) Permitted Uses. (1) The following uses are permitted in the C-C-R District, subject to Building Permit review, provided that such uses are located on lots that are part of an approved site -specific development plan: r (a) Accessory/Miscellaneous Uses: 1. Accessory buildings. 2 Accessory uses. (b) Any use authorized pursuant to a site specific development plan that was processed and approved either in compliance with the Zoning Code in effect on March 27, 1997, or in compliance with this Land Use Code (other than a final subdivision plat, or minor subdivision plat, approved pursuant to Section 29-643 or 29-644 of prior law, for any nonresidential development or any multi -family dwelling containing more than four [41 dwelling units), provided that such use shall be subject to all of the use and density requirements and conditions of said site specific development plan. Article 4, Page 108 Supp. 7 Division 4.9. Transition District Division 4.9(B) (b) After the property has been placed in the T District, the Zoning Board of Appeals may grant a variance in accordance with Division 2.10 and subject to the criteria established for the City Council in subparagraphs (B)(1)(a)1. and 2. of this Division permitting installation or enlargement of a permanent structure containing a use which was existing at the time the property was placed in this District, or containing a use which is ancillary to such existing use. (2) The owner of any property in the T District may at any time petition the city to remove the property from this zone district and place it in another zone district. Any such petition shall be referred to the Planning and Zoning Board to be considered at the next regular meeting of such board which is scheduled at least fifteen (15) days from the date the petition is filed with the City Clerk. Within sixty (60) days from the date the matter is considered by the board, the City Council shall change the zoning for the property in question to another zone district authorized under this Article. (3) Any use which was nonconforming upon a parcel prior to placement into this zone district shall continue to be noncon- forming upon removal of such parcel or property from this zone district unless such parcel is placed into a zone district where such use is listed as a permitted use. (Ord. No. 90, 1998, 5/19/98; Ord. No. 177, 1998 §4, 10/20/98; Ord. No. 228, 1998 §38, 12/15/98) Article 4, Page 61 Supp. 4 Plat Alap INI nI �i I j program planned for development of the area. Plans are to restore and enhance the banks of the river and adjacent lands in the downtown corridor to restore wildlife habitat, improved bike trail and flood plain mitigation. Streetscape improvements are also potentially being considered along Linden, Willow and Lincoln Streets. The property is proposed for CCR zoning. This zoning designation of Community Commercial Poudre River District, seems to have the best fit, based on current city plans and policies, as well as neighborhood development patterns. The purpose of CCR is for downtown fringe areas in the Cache La Poudre River corridor to provide locations for redevelopment or development of moderate intensity uses. This zoning designation has been discussed at length with City Staff in preparing this application. We believe it is quite supportable. The City of Fort Collins is physically constrained and, consequently, the most logical redevelopment is east toward the river. The area surrounding Old Town is also a center for local government, including the City Hall and Larimer County Court House. Consequently, the area within the subject neighborhood is seen by the City of Fort Collins as an opportunity to develop new cultural facilities. One of the major keys to redevelopment of the area is the development of the subject site. The City of Fort Collins would like to develop a 2,500 seat open air amphitheater on the northeast bank of the Poudre River at the subject site, as well as widening the river to restore wetland and wildlife habitat. The area east of Riverside Avenue and west of the Poudre River is currently industrial in character. This area has the greatest potential for redevelopment and is a logical extension of Old Town. Old Town is a mix of historic buildings that have been converted into new retail and office development. Old Town was renovated in the early 1980's and original with Old Town Square, containing 120,000 square feet. Numerous renovations following, including the Loomis Building and the Linden Hotel. The Linden Streetscape further enhances the pedestrian image of Old Town. The New Belgium Brewery is located immediately adjacent to the subject. The owners of the brewery have purchased, or have under option, 50 acres of land on the north side of Buckingham Road, west of North Lemay. Plans are to develop half of the property for brewery expansion. The remainder of the property will be developed with a community building, a possible lodge, or high end farmer's market. A prominent developer, Bill Neal, has been interested in this area of Fort Collins and has plans to develop the Sears Trostel Lumber and Hardwoods property. This project will be a joint venture with developer Kevin Hart from Boulder. The building will have a 12,000 square foot footprint and will contain two floors of office and three floors of residential lots, similar to what is being developed in Boulder or Denver. A parking garage is also being considered which might be jointly developed with the City of Fort Collins. The mixed use project is approximately one year away from development approval and requires approximately $10 million in equity. The first floor of this building may include Wild Oats, an urban scale grocery store. Neal also had an option for the Link-N-Greens Gold Course property; however, the option has expired. Neal is actively attempting to renew the option. Plans are to develop the Link-N-Greens golf course with an Imax Theater, museum and conference center. Plans are to redevelop 9 holes of the course and retain the remaining 9 homes. In addition to the retail entertainment and residential mix, plans for the river front include restoration of the original parade grounds of the 19' century calvary fort as a public square, a farmers market and a Native American cultural and historical center. The City of Fort Collins has a river corridor implementation Radius `rcm Subject Praeerty 1 mile 3 mile Population: 2004 Projecn 7,892 73,861 1999 estimate 7,384 70,074 1990 Census 6,094 60,340 1980 Census 6,045 57,777 Growth: 1990-80 Census 1 -10.980/0 4.4% of Households (HH): 2004 Projection 3,880 29,366 1999 estimate 31625 27,713 1990 Census 2,975 23,492 1980 Census 3,279 20,788 Growth: 1990-80 Census -9.26% 13.01% % Owner Occupied 34.93% 48.39% I 1990 Avg HH Size I 2.02 2.34 1999 Avg HH Income: $33,330 $48,147 Scurce: National Decision Systems As can be seen, the downtown population declined during the 1980's, but has rebounded significantly since 1990. The population increased 2 1 % between 1990 and 1999 within a 1 mile radius. The population is further projected to increase 6.8% and 5.4%, respectively within a 1 and 3 mile radius. A high percentage of housing is renter occupied within the neighborhood, at 65% and 51%, respectively. This is indicative of the -close proximity of the Colorado State University campus and student housing. Neighborhood Trends: Notable Developments, The Poudre River corridor is considered to be a transitional neighborhood. The area is physically disconnected from downtown by Riverside/Jefferson Street. Development has lagged in the area, in large part, because of the high potential for flooding. Both the City of Fort Collins and local developers have shown a recent interest in redeveloping the area along the Poudre River. The Poudre River has up until now not been thought of an amenity to downtown Fort Collins. However, city planners and developers are now beginning to see the potential of the Poudre River, in the same way as the Platte River Valley in Denver has recently become an amenity. Development and redevelopment is seen as an extension of the existing downtown uses. The Poudre' River is located in close proximity to Old Town. The land are along Linden Street between Jefferson Street and the Poudre River will likely be developed first, as Old Town is only two blocks to the west. Written Justification: The parcels in question have been of great interest to the community and to the City of Fort Collins. A number of plans have studied the area in question. Most recently, the Downtown River Corridor Plan. One of the priorities of that plan is to acquire the property for public use, especially for an amphitheater site, open space and trails. The site is the subject of a current FEMA application to provide flood protection to the Buckingham/Lincoln Ave. area. The parcel consists of a total of 21.7 acres, according to a survey prepared by James H. Stewart & Associates and have been owned by many years by Poudre Development, Ltd. Neighborhood Characteristics: The subject property is located at the periphery of the central core of downtown Fort Collins, in a transitional area immediately east of Old Town. The subject is located in the Downtown River Corridor District, immediately east of the CBD. The district is bounded by Riverside Avenue/Jefferson Street to the southwest, North College Avenue to the west, East Vine Drive and Lincoln Avenue to the north, East Mulberry Street to the south, and approximately North Lemay Avenue and 1' Street to the east. The general neighborhood has a rich history and is experiencing significant changes over time. The intersection of Linden and Willow Streets was the original location of the Military Camp Collins Parade Ground. Several mills have been constructed in the area as well as a hotel and railroad depot, which were constructed around the turn of the century. The original Fort Collins in which the city oriented its name is in the subject's general neighborhood. Neighborhood Boundaries: The major arterials and street boundaries for the subject neighborhood are noted in the table below. Major Arterials: North/South: College Ave Riverside Ave. South Lemay Ave. East/West: Mulberry St. East Vine Dr. East Prospect Rd. Lincoln Ave.