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HomeMy WebLinkAboutPOUDRE DEVELOPMENT REZONE - 1-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3)No Text Poudre Development Rezoning, #1-01 April 5, 2001 P & Z Meeting Page 6 RECOMMENDATION: Staff recommends approval of Poudre Development Rezone, Amendment to the Zoning Map from T, Transition to C-C-R, Community Commercial — Poudre River District Recommendation to City Council, #1-01. Poudre Development Rezoning, #1-01 April 5, 2001 P & Z Meeting Page 5 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 Downtown and Buckingham neighborhoods. Finally, development of this site would be considered infill as opposed to new development on the fringe of the urban area. 4. Findings of Fact: In evaluating the request for Amendment to the Zoning Map for Poudre Development Rezone from T, Transition to C-C-R, Community Commercial — Poudre River District, Staff makes the following findings of fact: A. The City Plan rezoning in March of 1997 rezoned the parcel from R-C, River Corridor to T, Transition. The one-year grace period to rezone out of the T zone district with no application fee has since expired. B. The parcel is designated on the City Structure Plan as "Downtown" and within the "Poudre Study Area" overlay. C. The request to rezone, therefore, complies with the City Structure Plan. The request also complies with the Downtown Plan, 1989, which was the genesis for the City Structure Plan designation. D. The request to rezone satisfies the applicable review criteria of the Section 2.9.4 (H) of the Land Use Code. Poudre Development Rezoning, #1-01 April 5, 2001 P & Z Meeting Page 4 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 compliance with the City Structure Plan, not by a change of conditions within the neighborhood. 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. The list of permitted uses for the C-C-R zone district is attached. These uses are primarily designed to support and complement Downtown and yet not compete with Downtown. The 1989 Downtown Plan designates the subject parcel as "Poudre River," with the following land use opportunities: Retail Employment Housing Government Center • Special River Area Upon examination of the list of permitted uses, and upon examination of the existing and proposed uses surrounding the site, Staff finds that the land uses offered by the proposed zone district will be compatible with the general area. 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 property is vacant. It is impossible to predict future impacts absent a development proposal. Any development under the proposed zoning of C-C-R would be held to the environmental protection standards in Article Three and the development standards of Article Four. In addition, all applicable stormwater and floodplain regulations would govern in the review of any development proposal. Staff, therefore, finds this criterion to be satisfied. Poudre Development Rezoning, #1-01 April 5, 2001 P & Z Meeting Page 3 Board. Within 60 days from the date the matter is considered by the board, the City Council shall change the zoning for property in question to another zone district. 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 "Downtown" and included in the "Poudre River Study Area" overlay. The Downtown designation provides for several zones and sub -districts including the C-C-R, Community Commercial River, and R-D-R, River Downtown Redevelopment zone districts. Therefore, the request is in compliance with the City Structure Plan. 3. Request for C-C-R Zoning — Section 2.9.4 (H): The request to rezone is considered quasi-judicial since the parcel is less than 640 acres. There are five standards that may be used in evaluating a request for a quasi- judicial rezoning. These standards, and 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 "Downtown" and within the "Poudre River Study Area." on the City Structure Plan. The purpose statement for the C-C-R zone states: "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. The 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." Therefore, by being in compliance with City Structure Plan, and by complying with the purpose of the C-C-R zone district, the rezoning request complies with this criterion. Poudre Development Rezoning, #1-01 April 5, 2001 P & Z Meeting Page 2 COMMENTS: Background: A. The surrounding zoning and land uses are as follows N: E, Employment; Existing Natural Area (Gustav Swanson) N: E, Employment; Existing Industrial Park (Rand -Scott Corporation) N: I, Industrial; Existing Brewery (New Belgium Brewery) S: POL, Public Open Land; Existing Neighborhood Park (Buckingham) E: R-L, Low Density Residential; Existing Residential (Buckingham Neighborhood) W: R-D-R, River Downtown Redevelopment; Existing Concrete Batch Plant The site is adjacent to the Poudre River and was annexed in the early part of the 20th century as "Buckingham Place." In the 1960's, the site was zoned IG, General Industrial, which was the City's most permissive zone district at the time. In October of 1996, the parcel was included in a larger rezoning which downzoned the downtown IG properties to R-C, River Corridor in order to implement the Poudre River Trust Land Use Policy Plan (1986) and the Downtown Plan (1989). B. City Plan Rezoning In March of 1997, in order to implement City Plan, new zoning districts were established and much of the City was rezoned. There were several parcels, however, where the exact nature of the future anticipated land uses were difficult to predict. These parcels were placed into the T, Transition zone district and allowed one year to be placed into a district without having to pay an application fee. These parcels became known as the "hot spots." The subject parcel is a former "hot spot" and the one year exemption has since expired. C. Current Request In the four years since the City Plan rezoning to T, the city has undertaken the Downtown River Corridor Implementation Program. This comprehensive project examined strategies to implement objectives and visions of the various approved plans for the area bounded by Legacy Park on the northwest and Mulberry Street on the southeast. 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 outside the biannual review process. Any such petition is referred to the Planning and Zoning ITEM NO. 4 . MEETING DATE 4/5/01 STAFF Ted ShPrard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Poudre Development Rezoning, #1-01 APPLICANT: Poudre Development Ltd. C/o Stanford Real Estate 3555 Stanford Road OWNER: Poudre Development Ltd. C/o J. Thomas Chandler 418 Linden Street Fort Collins, CO 80524Same PROJECT DESCRIPTION: Request to rezone the Poudre Development parcel from T, Transition, to C-C-R, Community Commercial River. The parcel is 21.7 acres in size and located on the east side of the Poudre River bounded by Linden Street, Buckingham Street and First Street. Buckingham Park forms the southeast border of the site. The parcel was zoned T upon the adoption of City Plan in March of 1997. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The parcel was rezoned in March of 1997 as part of the City Plan city-wide rezoning from R-C, River Corridor to T, Transition. The one-year grace period to rezone out of the T zone district as a "hot spot' with no application fee has since expired. The parcel is designated on the City Structure Plan as "Downtown" and within the "Poudre Study Area" overlay. The request to rezone, therefore, complies with City Structure Plan. The request also complies with the Downtown Plan, 1989, which was the genesis for the City Structure Plan designation. The request to rezone satisfies the applicable review criteria of the Section 2.9.4 (H) of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT