HomeMy WebLinkAboutWYKOFF-LARIMER ANNEXATION & ZONING - SEGMENT 1 - 57-98 - REPORTS - FIRST READINGPlanning and Zoning Board Minutes
February 4, 1999
Page 6
Project: Recommendation to City Council Regarding the Larimer
County Regional Road and Park Capital Expansion Fees.
Project Description: Larimer County has asked that the City of Fort Collins adopt
a parallel set of fees for development which occurs within
the City. Two fees would be added to the City's current
fees. They would include a Regional Road Capital _
Expansion Fee and a Regional Park Fee in Lieu of Land
Dedication.
Marc Engemoen, Public Works Director for Larimer County gave the presentation for
this item.
Public Input
None.
Board Questions and Comments:
Member Gavaldon asked about needing more road improvements on County Road 17
when there was just work done on it recently.
Mr. Engemoen replied that several years ago there was a project to put bike lanes on
that road. That project was funded by the North Front Range Metropolitan Planning
Organization. Those were funds specifically earmarked for bicycle improvements that
added the 8 foot bike shoulders to that particular roadway. The improvements that
would be necessary in the future, for a road that is already carrying approximately
10,000 or 11,000 vehicles per day, would be adding two more vehicle lanes as well as
continuing to have the 8 foot bicycle lanes.
Member Gavaldon asked about County Roads 32, 38 and 402 going east. He
questioned the roads being only 5 to 7 miles long before you are in Weld County and
was Weld County going to partner in keeping the roads consistent with our upgrades to
4 lanes.
Mr. Engemoen replied that the 2015 traffic models indicate that those roads will be
carrying 15,000 cars per day. The capacity of a two-lane road is significantly less than
that. If we really want to have a level of service that is safe, we will have to widen those
roads to 4 lanes. He hoped that in the next "x° number of years, we will be able to work'
closely with Weld County to encourage them to look at how they can creatively find a
Planning and Zoning Board Minutes
February 4, 1999
Page 5
Member Craig commented that she supports the motion. Everyone knows she is for
the "green"- In reading everything that staff has provided, they are trying very hard to
give this piece of property monetary value, but keeping the green and the transition as
was wanted by everyone who put the Structure Map together.
Chairperson Colton also would support the motion for denial of the change to the
Structure Plan. He believed that this was a real important part of the city Structure Plan
to recognize some areas with larger urban estates as well as open space.
The motion was approved 4-0.
Member Gavaldon moved to recommend approval of the RF, Residential Foothills
zoning for Wykoff - Larimer First, #57-98. Member Weitkunat seconded the
motion.
Member Weitkunat felt that RF was the appropriate zoning based on its location and
proximity to the foothills and its access to rural open lands and stream corridors in that
area. She felt it was extremely appropriate for where it is located and it does meets the
intent and purposes of the city structure map. She felt that clustering can occur and
accomplish the purposes. She felt that in the long run Mr. Larimer would end up with
the units that he needs.
The motion was approved 4-0.
Member Gavaldon moved to recommend approval of the Wykoff - Larimer
Annexation, #57-98A. Member Weitkunat seconded the motion.
The motion was approved 4-0.
Member Gavaldon moved to recommend denial of the requested Structure Plan
Map amendment for the Wykoff - Larimer Annexation, #57798A.
The motion was approved 4-0.
Member Gavaldon moved to recommend approval of the RF, Residential Foothills
zoning for the Wykoff - Larimer Annexation, #57-98A.
The motion was approved 4-0.
Planning and Zoning Board Minutes
February 4, 1999
Page 4
Mr. Larimer responded that until a development proposal is filed, the actual net as
opposed to gross acreage of this parcel cannot be physically determined. By his
interpretation of the current Land Use Code for the natural area buffer zone,
approximately 10 to 11 acres of this property would be in the buffer zone, leaving only a
net acreage of 10 acres. If the cluster option is looked at, you have to have 50% of
your land open anyway, so the net residential development acreage is already reduced
to 10 acres. In addition, the staff report recommended that they don't build on the north
side of Spring Creek because they want it for public open lands, which would limit him
further to just 6 acres, or 6 net acres at 1 unit per net acre, that would be 6 units
clustered on 6 acres on a 20 acre parcel. That does not make residential development
feasible.
Mr. Larimer felt that if the city wants annexation, they should be competitive with what
the County would allow on the property — in allowing at least the density that the FA-1
would allow, which was 2 units per acre or 40 units on that parcel overall. The new City
Plan does not allow for that under the RF or the UE, so the only alternative he has is to
apply for the LMN residential district.
Director Blanchard clarified that we do not know if the property on the north would be
purchased so it should not enter into the discussion tonight. Secondly, if the property is
developed as an RF Cluster Plan, then the applicant would be required to dedicate the
property.
Director Blanchard stated that he an Mr. Larimer disagree in how the code is interpreted
for this situation.
Member Weitkunat asked if Director Blanchard felt the two parcels to the east were
compatible with this property.
Director Blanchard replied he did.
Member Gavaldon agreed with staffs recommendation.
Member Gavaldon moved to recommend approval of Wykoff - Larimer, First
Annexation, #57-98. Member Craig seconded the motion. The motion was
approved 4-0.
Member Gavaldon moved to recommend denial of the requested amendment to
the Structure Plan Map for the Wykoff - Larimer Annexation, #57-98. Member
Craig seconded the motion.
Planning and Zoning Board Minutes
February 4, 1999
Page 3
the RF zoning district, and that makes it totally unfeasible. With current impact fees and
the water/sewer cost to extend the mains and get the infrastructure done, it is
unfeasible to consider residential development on this parcel.
Mr. Larimer entered into the record a picture of the property. The picture indicated that
Olander Elementary School was just north of the property. Mr. Larimer stated that the
property was within % mile of Olander Elementary and that the property provided
contiguity and connectivity to the school from this property and other properties in the
area. This was a parcel that was close to a major recreational area, Horsetooth
Reservoir, and he felt the area was defined as a neighborhood center and argued that
only 6 lucky families would get to live here. Mr. Larimer noted the density of the
surrounding neighborhoods being higher and stated that there should be 40 units
clustered on this property.
Mr. Larimer closed by saying that the annexation would help the city, but it has to be
made feasible for the other parties involved. He asked the Board to consider his
request to zone the property LMN.
Public Input
None.
Member Craig asked about utilities and what was available out there.
Mr. Larimer replied there was water in 38E and sewer at Highlands West. The city has
the sewer in Highlands West and Fort Collins Loveland Water District down 38E.
Chairperson Colton asked about Mr. Larimers claim that only 5 units could be built on
this property.
Director Blanchard replied that he did not agree. He stated that if the entire parcel is
zoned Residential Foothills, there are two options. You can develop the entire parcel at
1 home per 2.29 acres, 100,000 s.f., which would give you about 6 units. The other
option, is to develop as a residential cluster plan at a density of 1 home per net acre.
For discussion purposes, a 3 acre buffer on each side of Spring Creek is subtracted
and would leave a net acreage at 1 home per acre, so the property would net around
17 homes.
Director Blanchard cautioned the Board that until a decision on the natural areas that
are mapped is made, we really can't talk in terms of actual numbers and be confident
about it.
Planning and Zoning Board Minutes
February 4, 1999
Page 2
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.. --
Second: Request for voluntary annexation of 14.47 acres of
land located north of County Road 38E, west of Taft Hill
Road. The site is currently zoned FA-1 Farming in Larimer ._
County. The requested zoning requires an amendment of
the City Structure Plan from Rural Open Lands and River
Corridor and Urban Estates to Low Density Mixed Use
Residential.
Staff Recommendation: Recommend approval of the annexation. Recommend
denial of the -Structure Plan amendment; and, Recommend
approval of the RF, Foothills Residential zoning.
Hearing TestimonyWritten Comments and Other Evidence
Bob Blanchard, Director of Current Planning gave the staff presentation and
recommendation on both items. Director Blanchard showed slides of the property and
surrounding areas; and, stated that the applicant has requested a Structure Plan
amendment and subsequent zoning of LMN, Low Density Mixed Use Neighborhood.
Brett Larimer, 1600 West Horsetooth Road and co -applicant of the request gave the
applicant's presentation. Mr. Larimer stated that he agrees that the property does meet
the contiguity requirements, but did not agree with the staffs recommendation for
zoning of the property. Mr. Larimer indicated that he is requesting a zoning of LMN,
Low Density Mixed Use Neighborhood. He felt that if it is left with a staff
recommendation of RF., Foothills Residential, would only give the property a density of
5 lots sprawled on about 20 acres, given the boundaries and restrictions of the natural
areas. He stated that about 50% of the 20 acres is a developable parcel, which fits
more into the clustering context than the sprawl context for this particular parcel.
Mr. Larimer stated that they were not going to be unavailable to discuss with Natural
Areas about selling the northern section of Spring Creek, since they have offered them
an incentive to do so for a natural separation for the public open lands there. He stated
that they are not opposed to that, but at this time there is no incentive to do that. Staff
has limited them and gave them the ultimatum of saying that if they choose not to sell
the property north of Spring Creek, then the property will be zoned RF. RF will never
get enough density, only 6 homes will be offered if the land is to be developed under
Council Liaison: Scott Mason Staff Liaison: Bob Blanchard
Chairperson: Glen Colton Phone: (H) 225-2760 (W) 679-3201
Vice Chair. Sally Craig 'Phone:, (H) 484-9417
The meeting was called to order at 6:30 p.m. by Chairperson Colton.
Roll Call: Weitkunat, Gavaldon, Craig, Colton. Members Davidson, Meyer and
Carpenter were absent
Staff Present: Blanchard, Eckman, Deines, Wamhoff, McCallum, Schlueter,
Shepard and Olt.
Agenda Review: Director of Current Planning Blanchard reviewed the Consent and
Discussion Agenda's:
1 Minutes of the November 19, 1998 Planning and Zoning Board
Hearing.
2. Resolution PZ99-3 Easement Vacation
3. #46-98 Howell Building - Project Development Plan.
4. #57-98 Wykoff - Larimer'FirstAnnexation '& Zoning.
5. #57-98A Wykoff - Larimer Second Annexation & Zoning.
6. Recommendation to City Council Regarding the Larimer
County Regional Road and Park Capital Expansion Fees.
7. #66-93G Windtrail Park P.U.D., Amended Preliminary and Final.
Director Blanchard pulled.items 4 and 5 for discussion.
Item 7 was moved to the Consent Agenda.
Member Gavaldon moved to approve Consent items 1, 2, 3, and 7. Member
Weitkunat seconded the motion. The motion was approved 4-0.-
Project: Wykoff - Larimer Annexation and Zoning First, #57-98
Wykoff - Larimer Annexation and Zoning Second, #57-98A
Project Description: First: Request for the voluntary annexation of 6.69 acres of
land located north of County Road 38E, west.of Taft Hill
t
Land Use • This project is consistent with the City Flan's core values, vision,
and goals by promoting compact urban form while protecting open spaces.
Transportation • This project is consistent wItl: City Plan's goal to red;.<ce the
dependency of the automobile by providing close an,i easy access to
recreational areas, open spaces, and schools.
Community Appearance and Design • This project is consistent with the City
Plan'= goal of providing Compatibilit with surrounding develcpment.
Economic Sustainability and Development- This project i _s consistent with the
City Plan's goal of pur:niing a balanced and sustainabi� economic deveiopmeu
�•rOi: i 3 iii.
Environment -This project is consistent with the City Piar_'s goal of reducing
pollution by providing close access to recreation, anti supporting a higher
density in mixed use neighborhoods.
Natural Areas and Open Lands - T` - project is consistent with the City :'la:,' .
goal of protecting natural areas 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 infrastructure to secure future access tJ additional annexation.
New Neighborhoods - This project is consistent with the City Plan's goal
Policy LMN-1.3 regarding the relationship and transition at Edges of the City.
CONCLUSION: Basically, there are three choices that may be foilowed with
respect to the annexation of this property:
1)
Approve
annexation with
L-M-N zoning, and amend Stru::ture Plan map.
2)
Approve
annexation with
U-E zoning, and Modify the Standards regarding
densit
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 Cit-.,, Plan, a�,d are a foundation for the next twenty years. Growth will
occur in those 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.
3
1) Two units per Net Acre (1/2 acre lot minimum)= Total of about 9 lots
sprawled cut ou twe:ity acres ;equivalent to .45 dwelling units per acre).
2) Clustering incentive (50% �jf property set aside for open space) = Total of
two units per net acre cr 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 tha parcel open and
unimproved.
It is apparent that neither ci 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 rendc., 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 rr.q,dre a Modification of Standards with regard
to density limits. TILLo modification of standards will have to be initiated at
the time of voiuntary anr_exation to guarantee economical feasibility.
PRINCIPLES AND POLICIES ;applicable to this issue): Given the complexity of
this issue, and the time restraints confronting board members, ail 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 L13-1, Policy Lt;-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, Folicy EN -1.1, 1.21
Principle NOL-1, Policy NOL-1.1, 1.2, 1.4, 1.7
F i : ip12 GM-2
Principle GM-5, Folicy GM-5-1
Principle AN-1, Policy AN-1.1
Principle AN-2, Policy AN-2.1
Principle AN-3, Policy ALN-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 shuuld 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 wit' the quest for annexation, and the City will be left without
benefit. It is therefore in the communities best interest to explore reasonable
alter:,:atives 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)
= 1.7 (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 wi'_l 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
Vicinity Map
Wykoff-Larimer Segment 1
Annexation & Zoning
'tructure Plan Map
1" = 600'
N
EROL - Rural/Open Lands
OUE - Urban Estate
OLDN - Low -Density Mixed -Use Residental
1;5/99
VICINITY MAP
#57-98 Wykoff-Larimer - Segment 1
Annexation & Zoning and Structure
Plan Amendment
11/30/98
1"=1000'
No Text
Section 2. That the Sign District Map adopted pursuant to Section 3.8.7(E) of the Land
Use Code of the City of Fort Collins be, and the same hereby is, changed and amended by showing
that the above -described property is included in the Residential Neighborhood Sign District.
Section 3. That the City Engineer is hereby authorized and directed to amend said Zoning
Map in accordance with this Ordinance.
Introduced, considered favorably on first reading, and ordered published this 20th day of
April, A.D. 1999, and to be presented for final passage on the 4th day of May, A.D. 1999.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 4th day of May, A.D. 1999.
Mayor
ATTEST:
City Clerk
ORDINANCE NO. 68, 1999
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE ZONING MAP OF THE CITY OF FORT COLLINS
AND CLASSIFYING FOR ZONING PURPOSES THE PROPERTY INCLUDED
IN THE WYKOFF-LARIMER FIRST ANNEXATION TO THE
CITY OF FORT COLLINS, COLORADO
WHEREAS, Division 1.3 of the Land Use Code of the City of Fort Collins establishes the
Zoning Map and Zone Districts of the City; and
WHEREAS, Division 2.8 of the Land Use Code of the City of Fort Collins establishes
procedures and criteria for reviewing the zoning of land; and
WHEREAS, in accordance with the foregoing, the Council has considered the zoning of the
property which is the subject of this ordinance, and has determined that the said property should be
zoned as hereafter provided.
NOW THEREFORE BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Zoning Map of the City of Fort Collins adopted pursuant to Section
1.3.2 of the Land Use Code of the City of Fort Collins be, and the same hereby is, changed and
amended by including the property known as the Wykoff-Larimer First Annexation to the City of
Fort Collins, Colorado, in the Residential Foothills (RF) Zone District, which property is more
particularly described as situate in the County of Larimer, State of Colorado, to wit:
A TRACT OF LAND SITUATE IN THE WEST %2 OF SECTION 33, TOWNSHIP
7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER,
STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
CONSIDERING THE WEST LINE OF THE NORTHWEST'/4 OF SAID SECTION
33 AS BEARING N 00000'00" E AND WITH ALL BEARINGS CONTAINED
HEREIN RELATIVE THERETO: BEGINNING AT THE NORTHWEST 1/16
CORNER OF SAID SECTION 33; THENCE ALONG THE EAST LINE OF THE
SOUTHWEST `/4 OF THE NORTHWEST '/4 OF SAID SECTION 33, S 00014-35"
W 400.00 FEET; THENCE N 89°43'41" W 728.45 FEET; THENCE N 00°00'00"
E 400.00 FEET TO THE NORTH LINE OF THE SOUTHWEST `/4 OF THE
NORTHWEST `/4 OF SAID SECTION' 3; THENCE ALONG SAID NORTH LINE
N 89043'41" E 728.45 FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
SUBJECT TO ALL RIGHT OF WAY, EASEMENTS, OR RESTRICTIONS AS
NOW IN USE OR ON RECORD.
SAID TRACT OF LAND CONTAINS 6.69 ACRES, MORE OR LESS, GROSS.
Section'). That the City hereby consents, pursuant to Section' 7-45-136(3.6), C.R.S., to the
inclusion of said property into the Municipal Subdistrict, Northern Colorado Water Conservancy
District.
Introduced, considered favorably on first reading, and ordered published this 20th day of
April, A.D. 1999, and to be presented for final passage on the 4th day of May, A.D. 1999.
Mayor
FROM lIN
City Clerk
Passed and adopted on final reading this 4th day of May, A.D. 1999.
ATTEST:
City Clerk
2
Mayor
ORDINANCE NO. 67, 1999
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ANNEXING PROPERTY KNOWN AS THE
WYKOFF-LARIMER FIRST ANNEXATION
TO THE CITY OF FORT COLLINS, COLORADO
WHEREAS, Resolution 99-24, finding substantial compliance and initiating annexation
proceedings, has heretofore been adopted by the Council of the City of Fort Collins; and
WHEREAS. the Council does hereby find and determine that it is in the best interests of the
City to annex said area to the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the following described property, to wit:
A TRACT OF LAND SITUATE IN THE WEST'h OF SECTION 33, TOWNSHIP
7 NORTH, RANGE 69 WEST OF THE 6T" P.M., COUNTY OF LARIMER,
STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
CONSIDERING THE WEST LINE OF THE NORTHWEST'/4 OF SAID SECTION
33 AS BEARING N 00000'00" E AND WITH ALL BEARINGS CONTAINED
HEREIN RELATIVE THERETO: BEGINNING AT THE NORTHWEST 1/16
CORNER OF SAID SECTION 33; THENCE ALONG THE EAST LINE OF THE
SOUTHWEST'/4 OF THE NORTHWEST %4 OF SAID SECTION 33, S 00014'35"
W 400.00 FEET; THENCE N 89°43'41" W 728.45 FEET; THENCE N 00°00'00"
E 400.00 FEET TO THE NORTH LINE OF THE SOUTHWEST '/4 OF THE
NORTHWEST'/4 OF SAID SECTION 33; THENCE ALONG SAID NORTH LINE
N 89043'41" E 728.45 FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
SUBJECT TO ALL RIGHT OF WAY, EASEMENTS, OR RESTRICTIONS AS
NOW IN USE OR ON RECORD.
SAID TRACT OF LAND CONTAINS 6.69 ACRES, MORE OR LESS, GROSS.
be, and hereby is, annexed to the City of Fort Collins and made a part of said City, to be known as
the Wykoff-Larimer First Annexation.
Section 2. That, in annexing said property to the City, the City does not assume any
obligation respecting the construction of water mains, sewer lines, gas mains, electric service lines,
streets or any other services or utilities in connection with the property hereby annexed except as
may be provided by the ordinances of the City.
RESOLUTION 99-50
OF THE COUNCIL OF THE CITY OF FORT COLLINS
SETTING FORTH FINDINGS OF FACT AND DETERMINATIONS
REGARDING THE WYKOFF-LARIMER FIRST ANNEXATION
WHEREAS, annexation proceedings were heretofore initiated by the Council of the City of
Fort Collins for property to be known as the Wykoff-Larimer First Annexation; and
WHEREAS, following Notice given as required by law, the Council has held a hearing on
said annexation.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS:
Section 1. That the Council hereby finds that the petition for annexation complies with
the Municipal Annexation Act.
Section 2. That the Council hereby finds that there is at least one -sixth (1/6) contiguity
between the City and the property proposed to be annexed; that a community of interest exists
between the property proposed to be annexed and the City; that said property is urban or will be
urbanized in the near future; and that said property is integrated with or is capable of being integrated
with the City.
Section 3. That the Council further determines that the applicable parts of said Act have
been met, that an election is not required under said Act and that there are no other terms and
conditions to be imposed upon said annexation.
Section 4. That the Council further finds that notice was duly given and a hearing was
held regarding the annexation in accordance with said Act.
Section 5. That the Council concludes that the area proposed to be annexed in the
Wykoff-Larimer First Annexation is eligible for annexation to the City and should be so annexed.
Passed and adopted at a regular meeting of the Council of the City of Fort Collins held this
20th day of April, A.D. 1999.
Mayor
ATTEST:
City Clerk
DATE: April 20, 1999 4 ITEM NUMBER: 36 A-C
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 within the actual
development 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.
PLANNING AND ZONING BOARD RECOMMENDATION:
On February 4, 1999, the Planning and Zoning Board, by a vote of 4-0, recommended that the
Council approve the request for annexation, deny the request for a City Structure Plan amendment
and approve the zoning of RF - Residential Foothills.
J
DATE: April20, 1999 3
ITEM NUMBER:
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 1Llixed--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.
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.
Zonine:
The property is currently zoned FA 1 — 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. Staffiis' recommending the RF zoning district.
The purpose of the RF zoning district T's for 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
ITEM NUMBER:
BACKGROUND:
The Wykoff-Larimer First Annexation is a voluntary annexation consisting of 6.69 acres. The
property is located north of County Road 38 E, approximately .75 miles west of Taft Hill Road. The
site is currently zoned FA1 - Farming in Larim/�r
�47
A combined Annexation Impact Report for this annexation as well as the adjacent annexation to the
S south was 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 1/6
contiguity with the existing City limits. The Wykoff-Larimer First Annexation 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 1/6' 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 Second Annexation
W: FA1 - Farming (County)
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.
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 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.
Neither the Planning and Zoning Board nor staff supports 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:
i
AGENDA ITEM SUMMARY ITEM NUMBER: 36 A-C
DATE: April 20, 1999
FORT COLLINS CITY COUNCIL STAFF:
Bob Blanchard
SUBJECT:
Items Relating to the Wykoff-Larimer First Annexation and Zoning.
RECOMMENDATION:
Staff and the Planning and Zoning Board recommend adoption of the Resolution and the Ordinances
on First Reading. '
Ci&At uL/
EXECUTIVE SUMMARY:
A. Resolution 99-50 Setting Forth Findings of Fact determinations Regarding the Wykoff-
Larimer First Annexation. 41ro t uA re. t
B. First Reading of Ordinance No. 67,1999, Annexing Property Known as the Wykoff-Larimer
First Annexation to the City of Fort Collins.
C. First Reading of Ordinance No. 68, 1999, Amending the Zoning Map of the City of Fort
Collins and Classifying for Zoning Purposes the Property Included in the Wykoff-Larimer
First Annexation.
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. Neither staff nor the Planning and Zoning Board support the Structure Plan
Amendment. The recommended zoning is RF - Residential Foothills.
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