HomeMy WebLinkAboutRIGDEN FARM (CSU) ZONING - 56-98/A - REPORTS - SECOND READING2. On the density requirement in the LMN zoning district, has there
been any consideration of allowing lower or higher density but
scaling impact fees? For instance, if a small parcel in the LMN
district were developed at 3 du/acre, charge the standard impact
fee plus a multiplier (say fee x 513). Conversely, if a small parcel
were developed at 7 dulacre charge the fee x 517.
This concept has not been discussed. As you are aware, impact
fees are currently charged for individual dwelling units. Residential
density is not considered.
3. Has staff contacted anyone from Cargill to let them know something
is happening with this property?
i
Individuals from Cargill were not contacted directly; They were
included on the notification list for both the Planning and Zoning
Board hearing as well as any neighborhood meetings that have
been or will be held. j
i
If there are any additional questions regarding these items, I will be available at
tonight's meeting.
N
Commur, j Planning and Environmental Tices
Current Planning
City of Fort Collins
TO: Mayor and City Council
THROUGH: John Fischbach
City Manager
FROM: Bob Blanchard
Current Planning Director
DATE: January 5, 1998
SUBJECT: Agenda Items #13 and #29 Regarding the Zoning of the Rigden
Farm Properties
This memorandum is in response to questions and concerns from .
Councilmembers Byrne and Smith:
1. Could the site layout and renderings of housing and commercial
uses be shown? What does the 5 du/acre look like? Also, Bill Neal
was quoted in the paper as saying that CityPlan (specifically the
density requirement) runs counter to the market. Apparently Bill is
encountering problems and it would be good to hear them.
The applicant has been notified of this request and will have slides
of their anticipated layout and some. renderings. Also, the.applicant
will notify Bill Neal who will be prepared to speak. It is my..
understanding -that Bill has contacted Greg Byrne to indicated that
at least a portion of the quotes attributed to him were in error.
I would remind the Council that this is a rezone hearing not,a
hearing on the actual development. Past Councils have specifically
asked staff not to discuss a proposed development in conjunction
with rezone hearings. They felt that;their decision.should be based
on how appropriate the requested zoning district is for the property
rather than being influenced by a specific development proposal. In
addition, development proposals may not be finalized at the time of
rezoning resulting in changes that may not.have been seen by
Council. Staff has continued this policy and consistently informs
applicants that specific proposals should not be presented to either
the Planning and Zoning Board or:Council during public hearings.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
DATE: December 15, 1998 17 T- ITEM NUMBER: 39 A-B
PLANNING AND ZONING BOARD RECOMMENDATION
On November 19, 1998, the Planning and Zoning Board held a public hearing and recommended
approval of the requested City Structure Plan map amendment, and recommended approval of the
requested zoning of RC - River Corridor and LMN - Low Density Mixed Use Neighborhood with
the following conditions by a vote of 5-2:
1. This rezoning shall not be effective so long as title to the property is vested
in the State Board of Agriculture and the property continues to be used for
educational, research extension and ielated support services.
2. The area subject to the City Structure Plan map amendment from Urban
Estates to Rural/Open Lands and Stream Corridors and Low Density Mixed
Use Residential as said area is identified in Exhibit "A" of Resolution 98-171
shall be limited to 232 dwelling units.
3. The RC - River Corridor zoning district will extend south along County
Road 9 to the south end of the property line tapering from a width of 100 feet
to 0 feet.
(NOTE: Condition # 1 was placed on the approval at the request of�Colorado State University. The
effect of the condition is to ensure that the zoning of the property is only effective if, in fact, the
property is sold to this developer. If the sale does not occur, the property will remain unzoned as
are all CSU properties.)
STAFF RECOMMENDATION
Staff recommends both the City Structure Plan map amendment and the requested zoning.
DATE: December 15, 1998 6 TEM NUMBER: 39 A-B
b. Will the rezoning result in significantly adverse impacts on the natural environment?
There are no significant environmentally sensitive areas directly associated with the
subject property. However, the eastern portion of the property is adjacent to the
Poudre River floodplain and is included in the Poudre River Special Study Corridor.
The zoning of a portion of the property to RC - River Corridor will limit
development on a portion of the property and provide additional buffer between the
proposed area of residential development and the Poudre River corridor. While air
quality and noise levels would be impacted with urban levels of development, this
area is within the Urban Growth Bbundary'and, as indicated on the Structure Plan
Map, is planned for the levels of,development"associated with the rezoning request
pending approval of a Structure Plan amendment. The City's Natural Resources
Department does have an air quality program which addresses the overall air quality
of the City. Any impacts associated with stormwater management will be addressed
during the review of a specific development proposal.
C. Will the rezoning result in a logical and orderly development pattern?
This property has existing development or development applications in the review
process to the west and south and further to the north across the railroad tracks north
of Spring Creek Faun. Development„of the,subject property represents a logical
progression of development in this area.
Neighborhood Meeting
While a neighborhood meeting is not required for a rezone request, one was held on Thursday,
November 12, 1998. The meeting was for the purpose of explaining the rezoning and development
review and to hear early comments on the draft development plan. At least one additional meeting
will be held prior to the submittal of an Overall Development Plan and Project Development Plan.
FINDINGS OF FACT/CONCLUSIONS
1. The requested Structure Plan amendment is consistent with the Principles and Policies
contained in CityPlan..
2. The Rio -den Farm/Spring Creek Farm Rezone, File #57-98A is consistent v<zth the City's
Comprehensive Plan.
3. The proposed zoning is compatible with existing and proposed uses surrounding the subject
land.
4. The proposed zoning district is the appropriate district for this property.
5. The proposed zoning does not result in significantly adverse impacts on the natural
environment.
6. The proposed rezoning will result in a logical and orderly development pattern.
DATE: December 15, 1998 5 TEM NUMBER: 39 A-B
(b) warranted by changed conditions within the neighborhood surrounding and
including the subject property.
In addition, Section 2.8.4[H][3] outlines additional considerations for quasi-judicial rezonings:
In determining whether to recommend approval of any such proposed amendment,
the Planning and Zoning Board and City Council may consider the following
additional factors:
(a) whether and the extent to which the proposed amendment is compatible with
existing and proposed uses surrounding the,..subject land, and is the
appropriate zone district for the land;
(b) whether and the extent to which the proposed amendment would result in
significantly adverse impacts on the natural environment, including but not
limited to, water, air, noise, stormwater management, wildlife, vegetation,
wetlands and the natural functioning environment;
(c) whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern.
Analysis s.
1. Is the request consistent with the`City's-Comprehensive Plan?
The requested zoning of LMN - Low Density Mixed Use Neighborhood and RC - River
Corridor is consistent with City Plan provided the Structure Plan is amended from Urban
Estate to Low Density Mixed Use Residential and Rural/Open Lands and Stream Corridors
on the eastern boundary.
2. Additional Considerations
a. Is the rezone request -compatible with existing and proposed uses surrounding the
subject land and is it the appropriate zone district for the land?
The requested zoning is compatible with all existing land uses. Residential uses exist
to the south.of the property. Property to the west is subject to an existing rezone
request to NC, MMN and LMN as part of the same proposed development. Property
to the north remains in agricultural production (Spring Creek Farms, Cargill
agricultural research station). Property to the east, across County Road 9, is owned
by Western Mobile and is currently being mined for gravel. While higher intensity
urban development may not be considered totally compatible with agricultural
activities, they frequently coexist during the transition period as agricultural land
within the Urban Growth Area converts to development. In addition, it was
recognized at the time of annexation that this property was planned for residential
development. In fact, the Structure Plan anticipates that the property to the north will
develop with both commercial and residential development as well.
DATE:
4 TEM NUMBER: 39 A-B
locational policies to provide guidance on this amendment request. Development of the subject
property can easily meet these principles and policies through attention to site planning details.
PRINCIPLE RD-3: Urban Estate development may be included in some
Residential Districts for several purposes: 1) to acknowledge the presence of the
many existing County subdivisions as part of the community; 2) to allow for choices
of very low density and large -lot housing in the community; and, 3) to provide, in
some cases, a physical transition between urban development and rural or open
lands.
The property proposed for the amendment is not part of an existing County subdivision. In addition,
the requested Plan designation (Low Density Mixed Use Residential) and its accompanying zoning
district (Low Density Mixed UseNeighborhood), allows for the'development of estate lots provided
the density of those lots are balanced with higher density elsewhere in the project. This property
could be considered appropriate as a transition from more intense development on top of the hill to
the valley floor and Poudre River floodplain. However, perusal of the Structure Plan map indicates
that there are other areas near the floodplain (as well as some within the floodplain) that are planned
for more intense development. In addition, County Road 9, a drainage canal and the Burlington
Northern Railroad tracks are between this property and the river giving further credence to the
appropriateness of higher density development. Lastly, proximity to one of the City's treatment
facilities may reduce the desirability of this,area for_estate. development.
PRINCIPLE PRC-1: In order to assure that the diverse community values of the
q.
Poudre River Corridorm e protected and enhanced, land uses must be carefully
managed through an integrated land use plan.
As noted above, this property is included in the planning area for the Poudre River Special Study
Corridor. Policy PRC-1.2 identifies distinct segments of the river to be considered in the plan. This
property falls within the Conservation Open Lands (Drake Road to Harmony Road) segment. The
policy notes that this river segment possesses abundant, highly significant natural and historic
resources. The emphasis on land uses in this area should be conservation to assure protection of
significant resources. However, as noted before, County Road 9 and the Burlington Northern
Railroad tracks exist between this property and the Poudre River.- Conservation uses on the valley
floor and in the floodplain areado not necessarily preclude development on this property located on
the valley wall.
Land Use Code Criteria For Rezoning
Section 2.8.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-judicial
rezonings. This section states:
Any amendment to the Zoning Map involving the zoning or rezoning of six hundred
forty (640) acres of land or less shall be recommended for approval by the Planning
and Zoning Board or approved by the City Council only if the proposed amendment
is:
(a) consistent with the City's Comprehensive Plan; and/or
DATE:
'TEM NUMBER: 39 A-B
The addition of more lands designated for Rural/Open Lands and Stream Corridors will enhance the
area devoted to the Poudre River corridor by providing additional area for wetlands and other natural
features. This will provide additional buffer between development and the river corridor.
Policy 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.
Amending the Structure Plan map to Rural/Open Lands and Stream Corridors will direct
development away from a low-lying area that is of the edge of the designated Poudre River
floodplain. Zoning districts associated with this Plan, .designationl mit uses to those compatible with
the conservation and protection of land in the PoudreRiver corridor. These uses include stormwater
management, native wildlife habitat and sand`and gravel operations.
PRINCIPLE PRC-1: In order to assure that the diverse community values of the
Poudre River Corridor are protected and enhanced, land uses must be carefully
managed through an integrated land use plan.
As noted above, this property is included in the planning area for the Poudre River Special Study
Corridor. Policy PRC-1.2 identifies distinct segments of the river to be considered in the plan. This
property falls within the Conservation Open Lands ,and Stream Corridors (Drake Road to Harmony
Road) segment. The policy notes that this river segment possesses abundant, highly significant
natural and historic resources. The emphasis on land uses in' -this area should be conservation to
assure protection of significant resources. The'irequest to add:Yadditional area to the Rural/Open
Lands and Stream Corridors plan designation is consistent with this principle.
Policy PRC-2.2: Natural Area Protection Buffers. Natural area protection buffers
will be maintained along both banks of the Poudre River to protect natural areas and
scenic qualities, .. .
The addition of additional land to the Rural/Open Lands and Stream Corridors designation will
increase the buffer in this area between the Poudre River and residential development.
Request For Amendment to Low Density Mixed .Use Residential
The City Structure Plan has 5 key principles that guided its development. Pertinent to the request
for a Structure Plan amendment to Low Density Mixed Use Residential is the principle of a Compact
Development Pattern. The intent of a compact development pattern is to accommodate growth
without fostering urban sprawl. Higher densities will contribute to preserving environmentally
sensitive areas, allow for the efficient provision of public services and encourage infill. The
requested amendment meets the intent of this principle by directing higher density development into
identified areas that will encourage infill at a level that will enhance the provision of public services.
The requested Plan designation of Low Density Mixed Use Residential and its associated zoning
district of LMN - Low Density Mixed Use Neighborhood will still allow the potential of larger estate
lots provided the low density- is offset with higher density within the project.
Principles and policies associated with new low density mixed use neighborhoods (Principles LMN-
1 and LALV-2) deal with density, housing types and site planning considerations. There are no
DATE: December 15, 1998 2 -EM NUMBER• 39 A-B
BACKGROUND:
The surrounding zoning and land uses are as follows:
North (T): Existing arterial street (Drake Road), Existing Spring Creek Farm,
Cargill agricultural research facility
South (RL): Dakota Ridge and Stoneridge Subdivisions
East (I): County Road 9, Unincorporated =Larimer County, Western Mobile
Mining operation', `
West (T): Vacant (proposed zoning to NC, MMN, LMN - File #56-98)
Petition For Structure Plan Amendment and Initial Zoning
The applicant filed a request for a Structure Plan Amendment and rezone petition with the City on
October 9, 1998. The applicant is requesting an initial zoning of LMN - Low Density Mixed Use
Neighborhood and RC - River Corridor (as CSU property, there is no existing zoning).
Structure Plan Map Amendment,, -
The requested amendment is from the Urban Estate plan designation to Low Density Mixed Use
Residential and River Corridor for approximately 100 acres of the property generally described as
the valley wall above the Poudre River floodplain east to County Road 9. This property is included
in the Poudre River Special Study Corridor.
Amendments to the Structure Plan Map are typically processed as part of a rezone request. While
no specific review criteria have been articulated, the basis for any map amendment must be found
in the Principles and Policies of City Plan.
Request for Amendment to Rural/Open Lands and Stream Corridors
The Structure Plan principle: relevant to the request for an;arnendment from Urban Estates to
Rural/Open Lands and Stream Corridors is the Interconnected System of Open Lands. This principle
provides for a comprehensivenetwork of greenways linking- important natural areas, parks,
neighborhoods and community facilities weaving its way along major waterways and drainages. The
requested addition of more land to the Rural/Open Lands and Stream Corridors Plan designation in
this area enhances the Poudre River corridor, especially in an area specifically recommended for
conservation (see Principle PRC-1).
Polici ENV-5.1: The City will seek to integrate wildlife habitat, riparian areas,
wetlands and other important natural features into the developed landscape by
directing development away from sensitive areas and using innovative planning,
design, buffering and management practices......
AGENDA ITEM SUMMARY ITEM UMBER: 39 A-B
DATE: December 15, 1998
FORT COLLINS CITY COUNCIL STAFF-
• Bob Blanchard
SUBJECT:
Items Relating to the Rigden Farm (CSU) Request for an Amendment to the City Structure Plan Map
and Request for Zoning.
RECOMMENDATION:
Staff and the Planning and Zoning Board recommend adoption of the Resolution and the Ordinance
on First Reading with conditions.
EXECUTIVE SUMMARY:
A. Resolution 98-171 Amending the City Structure Plan Map by Changing the Designation of
a Portion of the Rigden Farm Property from "Urban Estates" to "Rural/Open Lands and
Stream Corridors" and "Low Density Mixed Use Residential."
B. First Reading of Ordinance;No. 247. 1998,Amending the Zoning Map of the City of Fort
Collins and Classifying for Zoning Purposes that Certain Property Known as the Rigden
Farm Zoning.
This property was annexed into the City of Fort Collins as part of the Rigden Farm Annexation on
August 8, 1988. The applicant filed a request for a Structure Plan Amendment and rezone petition
with the City on October 9, 1998. The applicant is requesting an initial zoning of LMN - Low
Density Mixed Use Neighborhood and RC - River Corridor (as CSU property, there is no existing
zoning).
APPLICANT: The State Board of Agriculture of the State of Colorado
on behalf of Colorado State University
202 Administration Building
Colorado State University
Fort Collins, CO 80523
OWNER: The State Board of Agriculture of the State of Colorado
on behalf of Colorado State University
202 Administration Building
Colorado State University
Fort Collins. CO 80523
AGENDA ITEM SUMMARY I ITE, NUMBER: 29
DATE: January 5, 1999
FORT COLLINS CITY COUNCIL
STAFF: Bob Blanchard
SUBJECT:
Second Reading of Ordinance No. 247, 1998, Amending the Zoning Map of the City of Fort Collins
and Classifi'ing for Zoning Purposes that Certain Property Known as the Rigden Farm Zoning.
RECOMMENDATION:
Staff and the Planning and Zoning Board recommend adoption of the Ordinance on Second
Reading.
EXECUTIVE SUMMARY:
This property was annexed into the City of Fort Collins as part of the Rigden Farm Annexation on
August 8, 1988. The applicant filed a request for a Structure Plan Amendment and rezone petition
with the City on October 9, 1998. The applicant is requesting an initial zoning of LMN - Low
Density Mixed Use Neighborhood and RC - River Corridor (as CSU property. there is no existing
zoning). Ordinance No. 247, 1998, was adopted 6-1, on December 15, 1998.
APPLICANT: The State Board of Agriculture of the State of Colorado
on behalf of Colorado State University
202 .Administration Building
Colorado State University
Fort Collins. CO 80523
OWNER: The State Board of Agriculture of the State of Colorado
on behalf of Colorado State University
202 Administration Building
Colorado State University
Fort Collins. CO 80523