HomeMy WebLinkAboutWYKOFF-LARIMER ANNEXATION & ZONING - SEGMENT 1 - 57-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDivision 4.2, Residential Foothills District
Division 4.2(E)
(Ord. No. 90, 1998, 5/19/98)
(e) The design of the cluster development shall be appropriate
for the site, as demonstrated by meeting the following
criteria:
1. preservation of significant natural resources,
natural areas and features, native vegetation, open
lands or agricultural property through mainte-
nance of large, contiguous blocks of land and
other techniques.
2. provision of additional amenities such as parks,
trails, common areas or access to public
recreational areas and open space.
3. minimizing the visual intrusion by dwellings and
other structures and blocking of vistas to the foot-
hills and prominent mountain vistas by avoiding
building in the center of a meadow or open area.
4. protection of adjacent residential development
through landscaping, screening, fencing, buffering
or similar measures.
5. the layout of lots on the cluster development is
designed to conform to terrain and is located so
that grading and filling are kept to a minimum.
Natural features such as drainage swales, rock
outcroppings and slopes shall be preserved.
6. taking into account the unique micro -climate of
the foothills so that building envelopes are
selected and individual structures are built for
protection from high winds and to function with
maximum conservation of energy.
7. if farm animals are intended to be allowed within
the area, indicating those portions of the area to be
developed that will be reserved for the keeping of
farm animals and the mitigation efforts used to
buffer these areas from surrounding uses.
Article 4, Page 13
Supp. 2
Division 4.2, Residential Foothills District
Division 4.2(E)
(2) Site Design for Residential Cluster Development. Property in the )
Foothills Residential District may be developed in clusters,
subject to approval by the Planning and Zoning Board. In a
cluster development, lot sizes may be reduced in order to cluster
the dwellings together on a portion of the property, with the
remainder of the property permanently preserved as public or
private open space. The following standards shall apply to cluster
developments in this District:
(a) Only the uses specifically permitted in subsection (B)
above shall be allowed.
(b) Minimum lot sizes may be waived by the Planning and
Zoning Board, provided that the overall density of the
cluster development is not greater than one (1) unit per
net cre, and the units are clustered together in the portion
the property designated on the plan for residential use
at a density of three (3) to five (5) units per net acre.
(c) A cluster development shall set aside at least fifty (50)
percent of the total land area of the proposed development
as private or public open space that is permanently
preserved as open space through dedication of ownership,
if acceptable to the city, or placement of an appropriate
easement granted to the . city or other nonprofit
organization acceptable to the city, with such restrictive
provisions and future interests as may be necessary to
ensure the continuation of the open space use intended.
As a condition of approval, the city may also require the
property owners to maintain the dedicated open space to
city standards through a maintenance agreement.
(d) Building envelopes shall be identified on the cluster
development, and the minimum area of lot, minimum
width of lot, minimum front yard, minimum rear yard,
minimum side yard and maximum building height shall
conform to the requirements established in the R-L
Residential Low Density District.
Article 4, Page 12
Supp. 2
Division 4.2, Residential FoothillsDistrict Division 4.2(D)
(D) Land Use Standards.
(1) Density/Intensity of Development.
(a) Minimum lot area shall not be less than one hundred J
thous TS:4-,,_
0 0,000) square feet (2.29 acres).
e-r
(2) Dimensional Standards.
(a) Minimum lot width shall be two hundred (200) feet.
(b) Minimum depth of the front yard shall be sixty (60) feet.
(c) Minimum depth of the rear yard shall be fifty (50) feet.
(d) Minimum side yard width shall be fifty (50) feet.
(e) Maximum building height shall be three (3) stories.
(3) Location. No elevation of any building built on a lot in the R-F
District shall extend above five thousand two hundred fifty
(5,250) feet above mean sea level.
(E) Development Standards.
(1) Street Connectivity and Design. The following standards shall
apply to all development in the Foothills Residential District:
(a) To the maximum extent feasible, streets shall be designed
to minimize the amount of site disturbance caused by
roadway and associated grading required for their
construction.
(b) Development in this District shall be exempt from the
standards contained in Section 3.6.3, Street Pattern and
Connectivity Standards.
Article 4, Page 11
Supp. 2
Division 4.2, Residential Foothills District
Division 4.2(B)
i
(2) The following uses are permitted in the R-F District, subject to 1
administrative review:
(a) Institutional/Civic/Public Uses:
1. Parks, recreation and other open lands, except
neighborhood parks as defined by the Parks and
Recreation Policy Plan.
(b) Accessory/Miscellaneous Uses:
1. Farm animals.
(3) The following uses are permitted in the R-F District, subject to
review by the Planning and Zoning Board:
(a) Residential Uses:
1. Single-family detached dwellings.
2. Residential cluster developments.
3. Group homes.
(b) Institutional/Civic/Public Uses:
1. Public and private schools for elementary,
intermediate and high school education.
2. Places of worship or assembly.
3. Public facilities.
(c) Accessory/Miscellaneous Uses:
1. Wireless telecommunications equipment.
(C) Prohibited Uses. All uses that are not (1) expressly allowed as permitted
uses in this section or (2) determined to be permitted by the Director
pursuant to Section 1.3.4 of this Land Use Code shall be prohibited.
Article 4, Page 10
Supp. 2
Division 4.2, Residential Foothills District
Division 4.2
B
DIVISION 4.2 RESIDENTIAL FOOTHILLS DISTRICT (R-F)
(A) Purpose. The Residential Foothills District designation is for low density
residential areas located near the foothills.
(B) Permitted Uses.
(1) The following uses are permitted in the R-F District, subject to
building permit review, provided that such uses are located on
lots that are part of an approved site specific development plan:
(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 [4]
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.
(c) Any use which is not hereafter listed as a permitted use in
this zone district but which was permitted for a specific
parcel of property pursuant to the zone district regulations
in effect for such parcel on March 27, 1997; and which
physically existed upon such parcel on March 27, 1997;
provided, however, that such existing use shall constitute
a permitted use only on such parcel of property.
(d) Institutional/Civic/Public Uses:
1. Neighborhood parks as defined by the Parks and
Recreation Policy Plan.
Article 4, Page 9
Supp. 2
Division 4.1, Urban Estate District Division 4.1(E)
2. provision of additional amenities such as parks, 1
trails, common areas or access to public J
recreational areas and open space.
3. minimizing the visual intrusion of dwellings and
other structures and the blocking of vistas to the
foothills and prominent mountain vistas by
avoiding building in the center of a meadow or
open area.
4. protection of adjacent residential development
through landscaping, screening, fencing, buffering
or similar measures.
5. designing the layout of lots on the cluster
development so as to conform to terrain, and
locating such lots so that grading and filling are
kept to a minimum, and natural features such as
drainage swales, rock outcroppings and slopes are
retained.
6. if farm animals are intended to be allowed within
the area, indicating those portions of the area to be
developed that will be reserved for the keeping of
farm animals and the mitigation efforts used to
buffer these areas from surrounding uses.
(Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §36, 12/15/98)
Article 4, Page 8
Supp. 4
Division 4.1. Urban Estate District
Division 4.1(E)
(a) Only uses permitted in subsection (B) shall be allowed.
(b) Cluster development shall set aside at least fifty (50)
percent of the total land area of the proposed development
as private or public open space that is permanently pre-
served as open space through dedication of ownership, if
acceptable to the city, or placement of an appropriate
easement granted to the city or other nonprofit organiza-
tion acceptable to the city, with such restrictive provisions
and future interests as may be necessary to ensure the
continuation of the open space use intended. As a condi-
tion of approval, the city may also require the property
owners to maintain the dedicated open space to city
standards through a maintenance agreement.
(c) Minimum lot sizes may be waived by the Planning and
Zoning Board, provided that the overall average density
of the proposed development does not exceed two (2)
dwelling units per net acre and the density of the cluster
development does not exceed five.(5) dwelling units per
net acre.
(d) Building envelopes shall be identified on the cluster
development, and the minimum area of lot, minimum
width front yard, minimum rear yard, minimum side yard
and maximum building height shall conform to the
requirements established in the R-L, Low Density
Residential District.
(e) The design of the cluster development shall be appropriate
for the site, as demonstrated by compliance with. all of the
following criteria:
preservation of significant natural resources,
natural areas and features, native vegetation, open
lands or agricultural property through mainte-
nance of large, contiguous blocks of land and
other techniques; .
Article 4, Page 7
Supp. 4
Division 4.1, Urban Estate District Division 4.1(D)
(b) Lot sizes shall be one-half ('/z) acre or larger for dwellings 1
that are not clustered in accordance with the standards set
forth in this Division.
(2) Dimensional Standards.
(a) Minimum lot width shall be one hundred (100) feet.
(b) Minimum depth of the front yard shall be thirty (30) feet.
(c) Minimum depth of the rear yard shall be. twenty-five (25)
feet.
(d) Minimum side yard width shall be twenty (20) feet.
(e) Maximum building height shall be three (3) stories.
(E) Development Standards.
(1) Street Connectivity and Design. The following standards shall
apply to all development in the Urban Estate District:
(a) To the maximum extent feasible, streets shall be designed
to minimize the amount of site disturbance caused by
roadway and associated grading required for their
construction.
(b) Development in this District shall be exempt from the
standards contained in Section 3.6.3, Street Pattern and
Connectivity Standards.
(2) Site Design for Residential Cluster Development. Sites in the
Urban Estate District may be developed in clusters according to
the cluster development standards established below, subject to
approval .by the Planning and Zoning Board. In a cluster develop-
ment, lot sizes may be reduced in order to cluster the dwellings
together on a portion of the property, with the remainder of the
property permanently preserved as public or private open space.
The following standards shall apply to cluster development in this
District:
Article 4, Page 6
Supp. 4
Division 4. 1, Urban Estate District
Division 4.1(B)
(b) Institutional/Civic/Public Uses:
1. Public and private schools for elementary,
intermediate and high school education.
2. Places of worship or assembly.
3. Golf courses.
(c) Commercial/Retail Uses:
1. Child care centers.
2. Bed and breakfast establishments with no more
than six (6) beds.
3.. Plant nurseries and greenhouses.
4. Animal boarding (limited to farm/large animals).
(d) Industrial Uses:
1. Resource extraction, processes and sales.
2. Composting facilities.
(e) Accessory/Miscellaneous Uses:
1. Accessory buildings containing more than two
thousand five hundred (2,500) square feet or floor
area.
(C) Prohibited Uses. All uses that are not (1) expressly allowed as permitted
uses in this Section or (2) determined to be permitted by the Director
pursuant to Section.1.3.4 of this Land Use Code, shall be prohibited.
(D) Land Use Standards.
(1) Density/Intensity. All development shall meet the following
requirements:
(a) Overall average density shall not exceed two (2) dwelling
units per net acre.
Article 4, Page 5
Supp. 4
Division 4.1, Urban Estate District
Division 4.1(B)
(d) Institutional/Civic/Pubtic Uses: i
1. Neighborhood parks as defined by the Parks and
Recreation Policy Plan.
(2) The following uses are permitted in the U-E District, subject to
administrative review:
(a) Residential Uses:
1. Single-family detached dwellings.
2. Two-family dwellings.
3. Single-family attached dwellings.
4. Group homes for up to eight (8) developmentally
disabled or elderly persons.
(b) Institutional/Civic/Public Uses:
1. Public facilities.
2. Parks, recreation and other open lands, except
neighborhood parks as defined by the Parks and
Recreation Policy Plan.
3. Cemeteries.
(c) Accessory/Miscellaneous Uses:
1. Farm animals.
(3) The following uses are permitted in the U-E District, subject to
Planning and Zoning Board review:.
(a) Residential Uses:
1. Residential cluster developments..
Article 4, Page 4
Supp. 2
Division 4. 1, Urban Estate District Division 4.1
DIVISION 4.1 URBAN ESTATE DISTRICT (U-E)
(A) Purpose. The Urban Estate District is intended to be a setting for a
predominance of low -density and large -lot housing. The main purposes
of this district are to acknowledge the presence of the many existing
subdivisions which have developed in these uses that function as parts of
the community and to provide additional locations for similar
development, typically in transitional locations between more intense
urban development and rural or open lands.
(B) Permitted Uses.
(1) The following uses are permitted in the U-E District, subject to
building permit review, provided that such uses are located on
lots that are part of an approved site -specific development plan:
(a) Accessory/Miscellaneous Uses:
1. Accessory buildings containing two thousand five
hundred (2,500) square feet or less of floor area.
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 [4]
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.
(c) Any use which is not hereafter listed as a permitted use in
this zone district but which was permitted for a specific
parcel of property pursuant to the zone district regulations
in effect for such parcel on March 27, 1997; and which
physically existed upon such parcel on March 27, 1997;
provided, however, that such existing use shall constitute
a permitted use only on such parcel of property.
Article 4, Page 3
Supp. 2
No Text
No Text
Zoning District Densities
Density requirement
Overall cluster
density
Clustered piece
UE
2 du/net ac
2 du/ net ac
Not more than 5
du/acre
RF
1 lot / 2.29 acres
1 du/net ac
3 to 5 du/ acre
LMN
5 du/ net acre
NA
NA
Wycoff — Larimer Property Areage
20 acres — gross acreage
11'acres — estimated net acreage
Possible unit counts under different scenerios
UE
Regular UE development- 22 units
Clustered UE development- 22units
Code changed UE cluster- 40 units*
RF
Regular RF development- 8 units
Clustered RF development- 11 units
Code changed RF cluster- 20 units*
LMN
Regular LMN development- 55 units
* if the proposed LUC change goes through for cluster calculations. The code currently
requires that cluster unit counts be based on net density but the proposed code change
would change it to be based on gross density.
r
s .r
4
40,..
4
Land Use • This project is consistent with the City Plan's core values, vision,
and goals by promoting compact urban form while protecting open spaces.
Transportation a This project is consistent witi; City Plan's goal to reduce the
dependency of the automobile Icy providing close and easy access to
recreational areas, open spaces, and schools.
Community Appearance and Design • This project is consistent with the City
Plan's goal of providing CompatibiliL,y with surrouildlL.g development.
Economic Sustainability and Development- This project is consistent with the
City Plan's goal of pur::;ui.ng a balanced and sustainable- economic:: development.
program.
Environment -This project is consistent with the C ` y Plan's goal of reducing
pollution by providing close access to recreation, and supporting a higher
density ixi mixed use neighborhoods.
Natural Areas and Open Lands - Th.�- project is consistent with the City Plan's
goal of protecting natural areas and operi 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 iuf astructure to c e_ ore f utui e c-iccess to additional annexation.
New Neighborhoods - This project is consistent with the City Plan's goal of
Policy LMN-1.3 regarding the relationship 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
(iensit,•
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 Flan, arid are a foundation for the next twenty years. Growth will
occur in those twenty years, and the decisions we make today w"A 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.
3
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 rende- residential improvement
feasible, while reinforcing the City's Principles and Policies. This option will
require an 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. ThiLs 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 thi-, 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
r_i:iciple
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
AN-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
2
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
alternatives 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 U-E zone districts, and
how they apply to this overall parcel.
Parcel = 20 acres (Gross)
= 1. 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. Horsetooth 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 FA1/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
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VICINITY MAP
11/30/98
#57-98 Wykoff-Larimer - Segment 1
Annexation & Zoning and Structure
Plan Amendment 1"=1000'
A'
Wykoff - Larimer Annexation and Zoning, First, File #57-98
February 4, 1999 P & Z Meeting
Page 5
4. City Council Hearings
City Council hearings on this proposed annexation, Structure Plan amendment
and zoning will be held on the following dates:
Initiating Resolution March 2, 1999
First Reading April 20, 1999
Second Reading May 4, 1999
FINDINGS OF FACT/CONCLUSIONS:
1. The annexation of this area is consistent with the policies and agreements
between Larimer County and the City of Fort Collins, as contained in the
Intergovernmental Agreement for the Fort Collins Urban Growth Area.
2. The area meets all criteria included in State law to qualify for annexation by
the City of Fort Collins.
3. The requested Structure Plan Amendment is not justified by City Plan
Principles and Policies.
4. The requested zoning of LMN — Low Density Mixed Use Neighborhood is not
consistent with the City Structure Plan.
5. The proposed zoning of RF — Residential Foothills meets the intent of and
implements the City Structure Plan.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board forward a
recommendation to the City Council to approve the Wykoff — Larimer Annexation
and Zoning # 57-98 with a zoning of RF — Residential Foothills.
Wykoff - Larimer Annexation and Zoning, First, File #57-98
February 4, 1999 P & Z Meeting
Page 4
The subject property is located near the edge of the City and Urban
Growth Area. While there is a convenience commercial development at
the corner of County Road 38E and Taft Hill Road, the property is located
approximately two road miles from the nearest designated or developed
Neighborhood Commercial area. This distance does not fit the description
of Low Density Mixed Use Residential areas being in close proximity to
commercial developments.
3. Zoning:
The property is currently zoned FA1 — Farming in Larimer County. The
requested zoning is LMN — Low Density Mixed Use Neighborhood. However,
this zoning is not consistent with the City Structure Plan which designates the
property Rural Open Lands and Stream (see attached Structure Plan map).
There are two zoning districts which could implement the Structure Plan
designation: UE — Urban Estate and RF — Residential Foothills, especially when
this annexation is considered together with the proposed annexation to the
south. Staff is recommending the RF zoning district.
The purpose of the RF zoning district is for low density residential areas located
near the foothills. In addition to the location of the property near the foothills, the
presence of Spring Creek bisecting the property subject to the combined
annexations and the designation of the northern portion as Rural Open Lands
and Stream Corridors lends itself to a district that allows the clustering of
residential units while maintaining an overall low density. The minimum lot area
in the RF zoning district is 100,000 square feet (2.29 acres).
However, the Planning and Zoning Board can approve a development plan
where lot sizes are reduced in order to cluster development on a portion of the
property with the remainder permanently preserved as public or private open
space provided the overall density for the entire property is not greater than one
unit per net acre. There are specific development standards in the Land Use
Code for reviewing RF cluster plans. While the cluster plan would allow a higher
density than anticipated by the Urban Estate Structure Plan designation, the
potential for clustering development and maintaining the area north of Spring
Creek in permanent open space clearly implements the intent of the Structure
Plan.
Wykoff - Larimer Annexation and Zoning, First, File #57-98
February 4, 1999 P & Z Meeting
Page 3
The subject property, as well as the proposed annexation to the south (which is
designated Rural Open Lands and Stream Corridors and Urban Estates) is near
the western edge of the Urban Growth Area. The applicant has submitted
justification for the Plan amendment (attached) citing City Plan Principles and
Policies which focus on the concept of creating a compact development pattern
within the City and the benefit derived from that type of development.
Specifically, the applicant has referred to Principles and Policies pertaining to
minimizing auto dependency, reducing vehicle miles traveled, providing for a
variety of housing types and densities, preservation of natural areas, new
neighborhoods and Low Density Mixed Residential next to open lands.
Staff does not support the request for a Structure Plan amendment based on
many of the same Principles and Policies supporting the retention of the Rural
Open lands and Stream Corridors designation on the subject property (as well as
the Rural Open Lands and Stream Corridors and Urban Estates to the south).
These include:
HSG 1.1: The City will encourage a variety of housing types and
densities......
This Policy recognizes that there should be a variety of lot sizes, housing
types and residential densities. The provision of low density housing,
which would implement the Rural Open Lands and Stream Corridors and
Urban Estates Plan designations at the edge of the City meets this
requirement.
NOL 1.2: The City will conserve and integrate natural areas into the
developed landscape by directing development away from sensitive areas
and using innovative planning, design and management practices....
Retention of the existing Structure Plan designations and the
implementation of appropriate zone districts (Residential Foothills and
Urban Estates) provide the best opportunity for the conservation of the
natural areas associated with the combined annexations including the
area adjacent to and north of Spring Creek.
AN 1.1 ...In a Residential District, Low Density Mixed -Use
Neighborhoods will be located around a Medium Density Mixed -Use
Neighborhood which has a Neighborhood Commercial Center or
Community Commercial District as its Core. This provides nearby access
to most things a resident or household needs on an everyday basis.
Wykoff - Larimer Annexation and Zoning, First, File #57-98
February 4, 1999 P & Z Meeting
Page 2
COMMENTS:
1. Background
The Wykoff — Larimer Annexation and Zoning is a voluntary annexation
consisting of 6.69 acres. The property is located north of County Road 38 E,
approximately % miles west of Taft Hill Road. The site is currently zoned FA1 —
Farming in Larimer County.
A combined Annexation Impact Report for this annexation as well as the
adjacent annexation to the south will be forwarded to the Board of County
Commissioners on March 2, 1999.
This is a voluntary annexation, located within the Urban Growth Area (UGA) of
the City of Fort Collins. The City may annex property located within the UGA
provided that the property has 1/6th contiguity with the existing City limits. The
Wykoff — Larimer Annexation and Zoning complies with this requirement. The
property has 728 feet of its total boundary of approximately 2,256 feet
contiguous to existing City limits. This exceeds the minimum 383 feet required to
achieve 1/6th contiguity.
Contiguity to existing City limits is gained from the common boundary to the
north which was annexed to the City in July, 1987 as the Overland Hills
Annexation.
The surrounding zoning and land uses are as follows:
N: POL — City owned open space
E: FA1 — Farming (County)
S: FA1 — Farming (County), Proposed Wykoff-Larimer Annexation, 57-
98A
W: FA1 — Farming (County)
2. Structure Plan Amendment
The requested zoning of LMN — Low Density Mixed Use Neighborhood, is
inconsistent with the City Structure Plan designation for this site (Rural Open
Lands and Stream Corridors). Before considering the requested LMN zoning, a
Structure Plan amendment to Low Density Mixed Use Residential is required.
The applicant has submitted application for the amendment which is attached.
ITEM NO. 4
tea" -- ll�. MEETING DATE 2/4199
s__ �`� STAFF Bob Blanchard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Wykoff — Larimer Annexation and Zoning, First, File #57-98
APPLICANT: Bret Larimer
1600 West Horsetooth Road
Fort Collins, CO 80526
OWNERS: Rex W. and Amender F. Wykoff
2916 W. County Road 38E
Fort Collins, CO 80526
PROJECT DESCRIPTION: This is a request for the voluntary annexation of
6.69 acres located north of County Road 38E, west of Taft Hill Road. The site is
currently zoned FA1 — Farming in Larimer County. The requested zoning is
LMN — Low Density Mixed Use Neighborhood which requires an amendment to
the City Structure Plan.
RECOMMENDATION: Staff recommends the following:
Recommend approval of the annexation;
Recommend denial of the Structure Plan amendment; and,
Recommend approval of RF — Residential Foothills zoning.
EXECUTIVE SUMMARY: This is a request for the voluntary annexation of 6.69
acres of land located north of County Road 38E, west of Taft Hill Road. The site
is currently zoned FA1 — Farming in Larimer County. The requested zoning is
LMN — Low Density Mixed Use Neighborhood. This zoning requires an
amendment of the City Structure Plan from Rural Open Lands and River Corridor
to Low Density Mixed Use Residential. Staff is not supporting the Structure Plan
Amendment. The recommended zoning is RF — Residential Foothills.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT