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HomeMy WebLinkAboutTRAILHEAD ANNEXATION & ZONING - 43-02 - CORRESPONDENCE - PLANS (6)• The City gains a project that provides housing for families at the affordable end of the market. • The Trailhead PDP benefits the local economy immediately versus waiting a long time for an employment use that may never materialize. • Greenfields Drive will be extended north from Vine Drive providing additional access for E-zoned properties further north. • The City gains an opportunity to obtain easements for trail extensions. • The City will acquire a regional detention facility at a substantial savings and move forward with resolving Anheuser Busch storm water issues. We are asking the Planning and Zoning Board to recommend approval of the Trailhead Annexation and Zoning, as well as the proposed Amendment to the City's Structure Plan. Sincerely, VF RIPLEY ASSOCIATES 6 utj� � Z.- R( i k, 9 Linda Ripley Principal resolved before the change can be made in the Plan. The other issues include storm drainage and the location of a community park. We do not know how long it may take to resolve these issues. This was the status on February 19, 2004, when the Planning and Zoning Board made a recommendation for denial of the applicant's request for LMN zoning. Changed Circumstances Since our P&Z Hearing in February, the City staff and the applicant have continued to work together to resolve issues so that the Trailhead project can move forward. More than two years has gone by since the applicant first entered into this process with the City. The applicant owns 65.54 acres of land north of the canal. The applicant and the City have investigated using some of the land as a regional storm water facility. It has been determined that constructing a 35.7-acre detention pond on the applicant's property will be beneficial to the City and help resolve storm water issues with AB. An additional benefit is that by constructing the storm water detention facility on this property approximately 27 acres of land owned by AB will no longer be flooded. As a result, land that is designated E-Employment and with good access potential to I-25 becomes available for development. In order to assist the City in getting the issues with AB resolved, the applicant is selling the City the proposed storm water site at one-half the appraised value. In addition, he will grade the detention facility and haul away the excess dirt thereby creating another substantial savings for the City. The applicant can use the dirt on his property to the south resulting in a positive solution for both the City and the applicant. In Summary Conditions have changed in the Mountain Vista Plan area justifying a zoning designation change and since February, further progress has been made in resolving Mountain Vista Plan land use and storm water concerns. The City's criteria for changing a zoning designation are met. The proposed LMN zoning is: 1) compatible with existing and proposed uses in the area and is the appropriate zoning for the land; 2) the proposed zoning would not result in any adverse impacts on the natural environment; and 3) the proposed zoning would result in a logical and orderly development pattern. The applicant has been working with City staff regarding the proposed development of the Trailhead property for approximately three years. We believe it is in the City's best interest to allow the Trailhead PDP to move forward. Significant community benefits can result from the zoning change and development of the Trailhead PDP include the following: However, the new ditch location creates a significant buffer from the tracks making land to the south more appropriate for residential. The applicant has requested that the City consider LMN-zoning for the following reasons: 1 Waterglen to the east of this land is fully developed. Despite the controversy over the projects location in the beginning, it has proven to be a successful project out selling other residential developments 2:1. Proving that the consumer finds this area to be an attractive residential location. 2 The success of Waterglen and the continuing demand for entry level affordable housing is the reason my client wants to begin the development of Trailhead as soon as possible. Habitat for Humanity has built seven houses at Waterglen in the last 2-3 years. They are anxious to continue this positive relationship with the developer and eagerly anticipate development of the Trailhead project. 3 The development of Trailhead will enhance Waterglen as a community, offering more diversity in the neighborhood. It would no longer be an isolated residential area adjacent to the Interstate. It would be a part of a larger residential community that includes trails, greenbelts, a park and a daycare center. 4 The property to the south is designated LMN. 5 The site is located close to employment, and shopping opportunities. The Poudre School District has two proposed school locations in the vicinity. The site is situated high above the neighboring properties, providing a good view of the Front Range. In addition, there is significant open space and mature vegetation on the property, providing ample open space for residents to enjoy. As with Waterglen, on -site well water is available for lawn irrigation and management of open space. 6 With the development of the Trailhead community, Greenfields Drive will extend through this property encouraging further development to the north, which has been a long-term goal of the City. 7 The Trailhead PDP will provide the City with the opportunity to establish a below grade crossing at Vine Drive for the regional bike trail that is planned along the Cooper Slough. 8 The applicant is willing to accept an E zoning designation on approximately 65 acres of land he owns north of the Trailhead annexation, resulting in a net loss of approximately 25 acres of E-zoned land. Staff has agreed that LMN is an appropriate zoning designation but does not want to recommend the change until the Mountain Vista Plan is amended. The current proposed Mountain Vista Plan indicates the property as LMN. The difficulty for City staff is maintaining a balance of E-Zoned land in the City. Their support for zoning Trailhead LMN is hinged on Anheuser Busch (AB) accepting a change to zoning designations on their property. Essentially switching some property currently zoned LMN to an E designation. Our understanding is that AB does not object to the change, however, they have other issues that need to be V rr1 i p 14ayASSOCIATES ING Landscape Architecture Urban Design Planning March 30, 2004 City of Fort Collins Planning and Zoning Board C/O Mr. Cameron Gloss Director of Planning Planning Department 281 North College Avenue Fort Collins, CO 80521 Re: Trailhead Annexation, Zoning & Structure Plan Amendment Dear Planning and Zoning Board: The Planning and Zoning Board originally heard the Trailhead Annexation and Zoning request on February 19, 2004. The Planning and Zoning Board recommended denial for a request to change the designated zoning from E to LMN. The applicant is now requesting a new public hearing on the zoning request because of changed circumstances. The following background information is presented for your review followed by an explanation of what has changed since February. Background The request is for changing the zoning designation of the 90-acre Trailhead property from E-Employment to LMN-Low Density Mixed -Use Neighborhood. Conditions have changed in the area since the E-zoning designation was originally made. 1 It was anticipated that CDOT would build an interchange at East Vine Drive and I-25. In discussing this with CDOT, an interchange at this location is not even on the 20-year horizon. Documentation of the interchange status in a letter from CDOT was given to the staff. 2 It was assumed that Vine Drive would become a truck route. Since being turned down by voters, this is no longer considered a viable option. 3 It was assumed that businesses in the E-zone would have an option to connect to the railroad located to the north of this property. Today an irrigation canal runs parallel with the track effectively removing any railroad spur opportunities. Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201 Fort Collins, CO 80521-2604 Aripley.com