HomeMy WebLinkAboutWYKOFF-LARIMER ANNEXATION & ZONING - SEGMENT 1 - 57-98 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE4
Land Use ■ Thi;!� project is consistent with the City Plan's core values, vision,
and goals by promoting compact urban form while protecting open spaces.
Transportation • Thi:, project is consistent with City Plan's goal to reduce the
dependency of the automobile by providing close and easy access to
recreational areas, open space::, and schools.
Community Appearance and Design ■ This project is consistent with the City
Plan'- goal of providing Compatibilii:y with surrounding development.
Economic Sustainability and Development- This project is consistent with the
City Plioi's goal c' pursuiig a balanced and sustainable economic development.
program.
Environment -This project is consistent with the City Plan's goal of reducing
pollution by providing close access to recreation, and supporting a higher
density in ir;ixed use neighborhoods.
Natural Areas and Open Lands - This project is consistent with the City Plan's
goal of protecting natural area: and open Lands given approximately 50 % of
the site will be left natural.
Growth Management - This project is consistent with the City Plan's goal of
phasing of iofrastructure to secure future access to additional annexation.
New Neighborhoods - This roject is consistent with the City Plan's goal of
Policy LMN-1.3 regarding the relationsl-iip and transition at Edges of the. City.
CONCLUSION: Basically, there are three choices that may be followed with
respect to the annexation of this property:
1)
Approve
annexation with
L-M-N zoning, and amend Structure Plan map.
2)
Approve
annexation with
U-E zoning, and Modify the Standards regarding
density
to allow 5 units
per Net acre of entire parcel.
3)
Approve
annexation; with
R-F zoning rendering development infeasible, in
which case the annexation petition may be withdrawn by the applicant.
The City Comprehensive Plan is a new concept for all, and there are a lot of
considerations to be made when making changes. The core values of
sustainability, fairness, fulfillment, and choices establish the connecting themes
for City Plan, and are a foundation for the next twenty years. Growth will
occur in these twenty years, and the decisions we make today will help define
that growth. Remember, the Community Vision is to make change work. To
make change work for this project, it will require one of the first two choices
stated above.
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1) Two units per Net Acre (1/2 acre lot minimum)= Total of about 9 lots
sprawled. out on twenty acres (equivalent to .45 dwelling units per acre).
2) Clustering incentive (50% of property set aside for open space) = Total of
two units per net acre or 20 units clustered on 10 acres. Given the staffs
recommendation of only permitting residential development on the South six
acres, the cluster of 20 units on six acres will produce the equivalent of
3.33 dwelling units per acre, but also renders 70% of the parcel open and
unimproved.
It is apparent that neither of the above alternatives satisfies the principles of
the compact urban growth model, nor do they permit an economically feasible
avenue with regard to development opportunity. Those facts direct us to
explore other options. One option is to zone this parcel L-M-N (low density
mixed use). This will permit enough density to rend,.rr residential improvement
feasible, while reuiforcing the City's Principles and Policies. This option will
require .-- amendment to the Structure Plan map. Another option is to zone
this parcel U-E (Urban Estate). This option will be consistent with the
Structure Plan map, but will. require a Modification of Standards with regard
to density limits. This, modification of standards will have to be initiated at
the time of voluntary annexation to guarantee economical feasibility.
PRINCIPLES AND POLICIES (applicable to this issue): Given the complexity of
this issue, and the time restraints confronting board members, all applicable
principles and policies reinforcing our position will be listed below, however,
only a few will be highlighted at this time. The applicant will provide staff or
board members with interpretation of the others upon request.
Principle LU-1, Policy LU-1.1
Principle LU-3, Policy LU-3.2
Principle LU-4, Policy LU-4.1, 4.5
Principle T-1
Principle T-4 Policy T--4.2
Principle T-5 Policy T-5.1, 5.2
Principle T-9 Policy T-9.1
Principle ECON-1, Policy ECON-1.1, 1.2, 1.4
Principle HSG-1, Policy HSG-1.1, 1.2, 1.4
Principle HSG-2, Policy HSG-2.2, 2.3, 2.5, 2.7
Principle ENV-1, Policy ENV-1.1, 1.21
Principle NOL-1, Policy NOL-1.1, 1.2, 1.4, 1.7
F_i_:.ciple GM-2
Principle GM-5, Policy GM-5.1
Principle AN-1, Policy AN-1.1
Principle AN-2, Policy AN-2.1
Principle AN-3, Policy ;,N-3.1
Principle LMN-1 Policy LMN-1.3
Principle RD-2, Policy RD-2.1, 2.2
Principle RD-5, Policy RD-5.1, 5.4
►p
is not to question, or in any way challenge the City's objectives, the goal is
to reach a mutually beneficial relationship which reinforces the core values of
our community's Comprehensive Plan. To accomplish this task, the
opportunity should be made available to improve a close -in property, which
will benefit the community immensely. As it stands, if the property segments
are zoned either R-F, and/or U-E upon annexation, it will render residential
development practically infeasible. As such; there will be no reason to
continue with the quest for annexation, and the City will be left without
benefit. It is therefore in the communities best interest to explore reasonable
alter -natives to alleviate the obstacles preventing improvement. Approval of an
amendment to the Structure Plan map, or a Modification of Standards, is the
only viable choice.
DENSITY CALCULATIONS (in the R-F and U-E zone districts)
Following are the density calculations for the R-F and t7-E zone districts, and
how they apply to this overall parcel.
Parcel = 20 acres (Gross)
= 11 acres (Net)
Residential Foothills (R-F)
Given the natural areas buffer zones, R-F will permit the following two
options:
1) 1 lot per 2.29 acres = Total of about 5 lots sprawled out on 20 acres
(equivalent to .25 dwelling units per acre)
2) Clustering incentive = overall density not to exceed 1 unit per Net
acre, or 10 total units in this case.
(equivalent to .50 dwelling units per acre)
Staff has requested that the residential portion of this parcel be limited to
the south six acres. This would theoretically reduce cluster dwelling density
to a total of 6 units clustered on six acres. Overall density would then be
equivalent to .30 dwelling units per acre given the total acreage.
Division 4.2.(E)(2)(b) of the City Land Use Code stipulates that 3-5 units per
Net acre are required in a clustered development within the R-F zone district.
Therefore, a desirable development alternative conducive to our community
vision and goals is eliminated. If this parcel is zoned R-F, the only
alternative would be option 1 above. Obviously, the limited density will
render any residential improvement infeasible in this circumstance.
Urban Estate (U-E)
Given the properties natural areas buffer zones, U-E will permit the following
options:
1600 W. Horseloofh Road (970) 226-1499 Ft. Collins, CO 80526
January 21, 1999
APPLICATION FOR ANNEXATION AND AMENDMENT OF STRUCTURE PLAN (or
MODIFICATION OF STANDARDS)
PROJECT: Wykoff-Larimer Annexation and Zoning, SEGMENT 1 and 2
APPLICANT: Bret Larimer, Ltd.
1600 W. Horsetooth Road
Fort Collins, CO 80526
OWNERS: Rex W. and Amender F. Wykoff
2916 W. County Road 38E
Fort Collins, CO 80526
PROJECT DESCRIPTION:
Application is for the voluntary annexation of two segments of a parcel of
land, totaling approximately 20.67 acres, into the City Limits. The sites are
located West of Taft Hill Road and North of County Road 38E. The sites are
currently zoned FAl/agricultural dry land.
Segment one involves a request for the annexation of approximately 6.69 acres
+- into the City Limits. This segment satisfies the parameters for annexation,
specifically, it is at least 1/6 contiguous to the City Limits. If approved, then
segment two is a request for annexation of approximately 14.47 acres +-
(including R.O.W.) into the City Limits. This segment also then satisfies the
parameters outlined for annexation. It is requested that these segments be
annexed in their respective series simultaneously. L-M-N (low -density mixed
use) zoning is requested at time of annexation, requiring an amendment to the
structure plan map.
APPLICANT SUMMARY:
There are two issues relevant to this application:
1) Annexation
2) Initial zoning upon annexation.
ANNEXATION: Given this land is located within the Urban Growth Area, it
is, basically, a prerequisite that annexation occur prior to application for
improvement.
INITIAL ZONING UPON ANNEXATION: Presently, the Structure Plan map
suggests P-O-L (Pubic Open Lands) zoning for the northern portion of
the combined segments, and U-E (Urban Estate) zoning for the southern
portion of the combined segments. Whereas, the intent of the applicant