HomeMy WebLinkAboutRIGDEN FARM/SPRING CREEK FARM - REZONE - 56-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSThere will be a planned transit center located in the core of the neighborhood center,
City Plan Policy T-2.2 _ Transit stops.
a) whether and the extent to which the proposed amendment would result in a logical and
orderly development pattern:
This request to establish zoning will result in development occurring in a logical and
orderly development pattern for this area of Fort Collins.
The development will occur in multiple phasing over approximately a 10 year period
accomplishing the intent of the City of Fort Collins Comprehensive Plan.
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The mix of multi -family residential units surrounding the core neighborhood center will
achieve a compact urban form, City Plan Policy LU-1.1 Compact Urban Form.
b) warranted by changed conditions within the neighborhood surrounding and including
the subject property:
The City of Fort Collins Structure Pan identifies the proposed change in land use
patterns. The proposed development will provide a core neighborhood commercial
center with a surrounding multi -family mixed -use residential neighborhood and a low
density mixed -use neighborhood, City Plan Policy AN-1.1 Relationships to Residential
Districts.
3. Additional Considerations for Quasi -Judicial Rezonings:
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:
The proposed Districts N-C, M-M-N, and L-M-N will be compatible to the existing
and proposed uses surrounding the property. The property is located at the corner of
Timberline and Drake roads, a major and minor arterial intersection.
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, storm water management, wildlife, vegetation, wetlands, and the natural
functioning of the environment:
There are no known significantly adverse impacts on the natural environment.
There will be a planned open space corridor with a series of ponds, wetlands and native
vegetation. This area will be part of the storm water detention system. It will aid in
water quality and minimize impacts from storm water runoff. The wetlands and native
vegetation will increase the wildlife habitat, City Plan Policy ENV-5.1 Protection and
Enhancement.
Plans are to incorporate a bicycle path within the open space corridor, City Plan Policy
T-4.1 Bicycle Facilities. The bicycle path will be designed and built in a way to
minimize impacts with the naturalistic qualities of the open space corridor.
The traditional neighborhood will be planned with alleys and pedestrian links will
promote pedestrian mobility, City Plan Policy T-5.1 Land Use, T-5.2 Connections, T-
5.3 Continuity, AN-1.6 Pedestrian Network and AN-5.2 Alleys and Shared Driveways.
The street crossings will be design in a way to promote a safe pedestrian crossing, g!y
Plan Policy T-6.1. These proposed amenities will provide a safe and enjoyable
pedestrian neighborhood.
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Rigden Farm - Zoning Application Attachment
Spring Creek Farm (Johnson Property)
September 16, 1998
Owners having a legal/equitable interest in the property
Spring Creek Farms, LLC
3432 Carlton Ave.
Fort Collins, CO 80525
Contact: Glen Johnson
Asset Investment Management Group, LLC
1027 West Horsetooth Road, Suite 200
Fort Collins, Colorado 80526
Contact: Fred Croci
Zoning Justification
The proposed request is to establish Zoning for the 80 acre Spring Creek/Johnson Farm
property located southeast of Drake and Timberline Roads. The property is currently zoned
T-Transition. The petition is to re -zone the property. The proposed re -zoning will be
Neighborhood Commercial District N-C and Medium Density Mixed -Use District (M-M-N),
and Low Density Mixed -Use District (L-M-N), see attached legal description and Zoning
Boundary Survey.
The Asset Investment Management Group, LLC has entered into an agreement with the Spring
Creek Farm LLC to purchase the property pending development approval.
City of Fort Collins Land Use Code Requirements
Division 2.8.4.H Text and Map Amendment Review Procedures (Standards)
1. Text Amendments and Legislative Rezonings:
Not applicable, property is less than 640 acres.
2. Mandatory Requirements for Quasi -Judicial Rezonings:
a) consistent with the City's Comprehensive Plan:
The proposed Zoning Districts of N-C, M-M-N, and L-M-N are consistent with the
City of Fort Collins Structure Plan.
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9
Reason for Request: (Please attach additional sheets if more space is needed.)
To rezone property to be in compliance with the City of Fort Collins
Structure -Plan.
Please attach listing of names and addresses of all persons owning land (as per
Larimer County Assessor's office on date of request) within 500 feet of any
portion of the area under petition for rezoning.
Respectfully submitted,
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State of Colorado)
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County of Larimer)
TlW C rgoing instrument was acknowledged before me this day of
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Note: Filing of a petition to rezone requires a deposit of with the
City Clerk to defray the cost of the amendment.
Please return to the Planning Department - City of Fort Collins.
CITY OF FORT COLLINS
REZONING PETITION
Petitioner:
Name
Asset Investment Management Group, LLC
for and on behalf of Spring Creek Farms, LLC
Owner*
Name
Spring Creek Farms, LLC
Glen Johnson
Address
1027 West Horsetooth Road
Suite #200
Fort Collins CO 80526
Address
3432 Carlton Ave.
Fort Collins CO 80525
970.223.1075
To the City Council of the City of Fort Collins, Colorado.
I '(We), the undersigned, do hereby respectfully petition and request that the
City Council amend the zoning ordinance of the City of Fort Collins by
changing the zoning of the hereinafter described parcel, containing 80 acres,
more or less, from T zoning district to NC zoning district:
MMM zoning district.
LMN zoning district.
(Legal description)
Please "see at "Zoning Map of Rigden Farm" ('Spring'Creek Parcel)
No Text
No Text
Rigden Farm/Spring Creek Farm Rezone, #56-98
November 19, 1998 P & Z Meeting
Page 5
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 Farm. Development of the subject
property represents a logical progression of development in this area.
6. Neighborhood Meeting
While a neighborhood meeting is not required for a rezone request, one will be
held on Thursday, November 12, 1998. Staff will report on the content of the
meeting at the November 13 work session. Minutes will be available at the
Board meeting of November 19, 1998 for introduction into the record.
FINDINGS OF FACT/CONCLUSIONS
1. The Rigden Farm/Spring Creek Farm Rezone, File #56-98 is consistent with the
City's Comprehensive Plan.
2. The proposed rezoning is compatible with existing and proposed uses
surrounding the subject land.
3. The proposed zoning districts are the appropriate districts for this property.
4. The proposed rezoning does not result in significantly adverse impacts on the
natural environment.
5. The proposed rezoning will result in a logical and orderly development pattern.
RECOMMENDATION
Staff recommends approval of the Rigden Farm/Spring Creek Farm Rezone, File #56-
98.
Rigden Farm/Spring Creek Farm Rezone, #56-98
November 19, 1998 P & Z Meeting
Page 4
Neighborhood is consistent with City Plan. The Structure Plan Map indicates
that this property is planned for all of these types of uses in the general pattern
identified by the rezone request.
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 west and south of the property. Property to the east is
subject to an existing rezone request to LMN as part of the same
proposed development. Property to the north remains in agricultural
production (Spring Creek Farms, Cargill agricultural research station).
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 commercial and residential
development. In fact, the Structure Plan anticipates that the property to
the north will develop with both commercial and residential development
as well.
b. Will the rezoning result in significantly adverse impacts on the natural
environment?
There are no significant environmentally sensitive areas associated with
the subject property. While air quality and noise levels would be impacted
with urban levels of development, this area is within the Urban Growth
Boundary and, as indicated on the Structure Plan Map, is planned for the
levels of development associated with the rezoning requests. 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.
Rigden Farm/Spring Creek Farm Rezone, #56-98
November 19, 1998 P & Z Meeting
Page 3
4. 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
(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."
5. Analysis
Is the request consistent with the City's Comprehensive Plan?
The requested rezoning to NC — Neighborhood Commercial, MMN — Medium
Density Mixed Use Neighborhood and LMN — Low Density Mixed Use
Rigden Farm/Spring Creek Farm Rezone, #56-98
November 19, 1998 P & Z Meeting
Page 2
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: T: Existing arterial street (Drake Road), Existing Spring Creek Farm, Cargill
agricultural research facility
S: RL: Dakota Ridge and Stoneridge Subdivisions
LMN: Vacant
MMN: Pinecone Apartments
E: Unzoned CSU property (proposed rezoning to LMN — File No. 56-98A)
W: RL: Existing arterial street (Timberline Road), Union Pacific Railroad, Single
Family Residential
The subject property was annexed into the City of Fort Collins as part of the Timberline
Annexation on November 4, 1997.
2. Petition For Rezoning
The applicant, Jim Sell Design, on behalf of Spring Creek Farms, LLC, filed a rezone
petition with the City on October 9, 1998. The applicant is requesting a rezone from T —
Transitional to NC — Neighborhood Commercial, MMN — Medium Density Mixed Use
Neighborhood and LMN — Low Density Mixed Use Neighborhood.
3. Provisions Of The T — Transition Zoning District
The purpose of the T — Transition zoning district (Section 4.9 of the Land Use Code) is
application to properties for which there are no specific and immediate plans for
development. The only permitted uses are those existing at the date the property was
placed into this district.
The owner of any property in the T — Transition district may, at any time, request a
rezoning. Therefore, this property is not subject to the biannual rezone limitations of
the Land Use Code. After a rezoning request is made, the petition must be scheduled
for a hearing by the Planning and Zoning Board anytime after 15 days of the date of the
petition. After the Board hearing, the City Council must act to change the zoning within
60 days.
ITEM NO. 7
MEETING DATE 11/19/98
STAFF Bob Blanchard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: . Rigden Farm/Spring Creek Farm Rezone, #56-98
APPLICANT: Jim Sell Design, Inc.
153 West Mountain Avenue
Fort Collins, CO 80525
OWNER: Spring Creek Farms, LLC
3432 Carlton Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request to rezone approximately 80 acres of property located at the southeast
corner of Timberline Road and Drake Road. The current zoning is T — Transitional.
The requested zoning is NC — Neighborhood Commercial, MMN — Medium Density
Mixed Use Neighborhood and LMN — Low Density Mixed Use Neighborhood.
RECOMMENDATION:
Staff recommends approval of the requested rezoning.
EXECUTIVE SUMMARY:
1. The Rigden Farm/Spring Creek Farm Rezone, File #56-98 is consistent with the
City's Comprehensive Plan.
2. The proposed rezoning is compatible with existing and proposed uses
surrounding the subject land.
3. The proposed zoning districts are appropriate for this property.
4. The proposed rezoning will not result in significantly adverse impacts on the
natural environment.
5. The proposed rezoning results in a logical and orderly development pattern.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT