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Home My WebLink AboutWYKOFF-LARIMER ANNEXATION & ZONING - SEGMENT 2 - 57-98A - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE4 Land Use a This project is consistent with the City Plan's core values, vision, and goals by promoting compact urban form while protecting open spaces. Transportation • This 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 spaces, and schools. Community Appearance and Design • This project is consistent with the City Plan'= gaai of providing Compatibilit with surrounding development. Economic Sustainability and Development- This project is consistent with the City Pia n'S goal of pur ,uuig a balanced and sustainable economic development. program. Environment -This project is consistent wiL-h the City Plan's goal of reducing pollution by providing close access to recreation, and supporting a higher density in mired use neighborhoods. Natural Areas and Open Lands - Th—project. is consistent with the City Plan's goal of protecting natural areas and open lands given approximately 50 % or the site will be left natural. Growth Management - This project is consistent with the City Plan's goal of phasing of iufrastructure to ser.ure future access to additional annexation. New Neighborhoods - This Y;:oJJect 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: i) 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3) Approve annexation with R-F zoning rendering development infeasible, in which case the annexation petition may be withdrawn by the applicant.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 Flan, and 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 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 render 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 regidre 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 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 Pri iciple 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 P_inciple 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 rs 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) = li 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 desixalAr- 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