HomeMy WebLinkAboutHANSEN ANNEXATION & ZONING - ANX120007 - REPORTS - FIRST READINGTimberline Road, said point being the POINT OF BEGINNING; thence along said
west right-of-way line, South 00°05'58" West, 150.36 feet; thence, North 86°55'07"
West, 81.60 feet; thence, North 70020'07" West, 286.00 feet; thence, North 39°29'33"
West, 64.42 feet; thence, South 89°5949" West, 314.41 feet; thence, North 18°53'29"
East, 280.05 feet; thence, South 80°5247" East,140.66 feet; thence, North 43°24'32"
East, 68.46 feet; thence, North 45°20'54" West,147.24 feet; thence, North 89°43'20"
East, 534.49 feet to the west right-of-way line of South Timberline Road; thence
along said west right-of-way line, South 00°00'53" East, 398.44 feet to the POINT OF
BEGINNING.
Said parcel of land contains 6.33 acres, more or less.
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 is hereby changed and amended by showing that the above -
described properties are included in the Residential Neighborhood Sign District.
Section 3. That the City Manager 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 15th day of
January, A.D. 2013, and to be presented for final passage on the 5th day of February, A.D. 2013.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading on the 5th day of February, A.D. 2013.
ATTEST:
City Clerk
-3-
Mayor
51011153" East, 67.70 feet; thence, South 33006'53" East, 44.10 feet; thence, South
30°14'53" East, 82.50 feet; thence, South 03°55'53" East, 86.50 feet; thence, South
21048'53" East, 44.90 feet; thence, South 55°53'53" East, 54.20 feet; thence, South
74038153" East, 367.20 feet; thence, South 67046153" East, 227.00 feet; thence, South
54053'53" East,152.80 feet; thence, South 71051153" East,121.50 feet; thence, South
68°22'53" East, 243.40 feet; thence, South 68041153" East, 208.00 feet; thence, South
55018153" East, 82.70 feet; thence, South 52°1 V53" East, 234.62 feet to the west
right-of-way line of South Timberline Road; thence along said west right-of-way line,
South 00000153" East, 219.13 feet to the POINT OF BEGINNING.
Said parcel of land contains 46.40 acres, more or less.
Medium Density Mixed -Use Neighborhood ("M-M-N") Zone District:
A parcel of land located in the East Half of Section 7, Township 6 North, Range 68
West of the 6th Principal Meridian, County of Larimer, State of Colorado, and being
more particularly described as follows:
Considering the East line of the Northeast Quarter of said Section 7 as bearing South
00°00'53" East and with all bearings herein relative thereto:
COMMENCING at the East Quarter Comer of said Section 7; thence, South
89059'49" West, 30.00 feet to a point on the west right-of-way line of South
Timberline Road; thence along said west right-of-way line, North 00000'53" West,
398.44 feet to the POINT OF BEGINNING; thence, South 89°4320" West, 534.49
feet; thence, North 45°20'54" West, 45.84 feet; thence, North 57°5249" West,191.24
feet; thence, North 48006'28" West,109.43 feet; thence, North 63134'52" West,12.88
feet; thence, North 00°00'53" West, 670.19 feet; thence, North 89°59'07" East, 822.00
feet to the west right-of-way line of South Timberline Road; thence along said west
right-of-way line, North 00000'50" West 28.59 feet; thence, North 89°40'37" East,
60.00 feet to the east right-of-way line of South Timberline road; thence along said
east right-of-way line, South 00°00'53" East, 536.20 feet; thence, South 89°43'20"
West, 60.00 feet to the west right-of-way line of South Timberline Road; thence
along said west right-of-way line, South00°00'S3" East, 372.94 feet to the PONT OF
BEGINNING.
Said parcel of land contains 16.69 acres, more or less.
Neighborhood Commercial ("N-C") Zone District:
A parcel of land located in the East Half of Section 7, Township 6 North, Range 68
West of the 6th Principal Meridian, County of Larimer, State of Colorado, and being
more particularly described as follows:
Considering the East line of the Northeast Quarter of said Section 7 as bearing South
00°00'53" East and with all bearings herein relative thereto:
COMMENCING at the East Quarter Comer of said Section 7; thence, South
89°59'49" West, 30.00 feet to a point on the west right-of-way line of South
-2-
ORDINANCE NO. 007, 2013
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 HANSEN 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 2.9 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 City Council has considered the zoning
of the properties which are the subject of this ordinance, and has determined that said properties
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 is hereby changed and amended by including
the property known as the Hansen Annexation to the City of Fort Collins, Colorado, into the
following zone districts:
Low Density Mixed -Use Neighborhood ("L-M-N") Zone District:
A parcel of land located in the East Half of Section 7, Township 6 North, Range 68
West of the 6th Principal Meridian, County of Larimer, State of Colorado, and being
more particularly described as follows:
Considering the East line of the Northeast Quarter of said Section 7 as bearing South
00°00'53" East and with all bearings herein relative thereto:
COMMENCING at the East Quarter Comer of said Section 7; thence, South
89059'49" West, 30.00 feet to a point on the west right-of-way line South Timberline
Road; the thence along said west right-of-way line, North 00°00'53" West,1,278.95
feet to the POINT OF BEGINNING; thence, South 89°59'07" West, 822.00 feet;
thence, South 00°00'53" East, 670.19 feet; thence, North 63°34'52" West,185.84feet;
thence, North 4V45'28" West, 330.86 feet; thence, North 47°12'15" West, 783.31
feet; thence, North 55°07'00" West, 318.91 feet; thence, North 74°09'59" West,
184.15 feet; thence, North 03°02'18" West, 367.61 feet; thence, North 05°59'16"
West, 117.72 feet; thence, North 11032'10" West, 221.70 feet; thence, North
02*51'46" West,122.76 feet; thence, North 09031'29" West, 49.42 feet; thence, North
89011107" East, 307.33 feet; thence, North 88°58'07" East, 235.40 feet; thence, South
73022'53" East, 83.20 feet; thence, South 46025'53" East, 80.40 feet; thence, South
Passed and adopted on final reading on the 5th day of February, A.D. 2013.
ATTEST:
City Clerk
-3-
Mayor
33006153" East, 44.10 feet; thence, South 30°14'53" East, 82.50 feet; thence, South
03055'53" East, 86.50 feet; thence, South 21048153" East, 44.90 feet; thence, South
55053'53" East, 54.20 feet; thence, South 74°38'53" East, 367.20 feet; thence, South
67046153" East, 227.00 feet; thence, South 54°53'53" East,152.80 feet; thence, South
71051'53" East, 121.50 feet; thence, South 68022153" East, 243.40 feet; thence South
68041'53" East, 208.00 feet; thence, South 55018'53" East, 82.70 feet; thence, South
5rl1'53" East, 234.62 feet to a point on the westerly right-of-way line of South
Timberline Road; thence along said westerly right-of-way line, South 00°00'53" East,
190.54 feet; thence, North 89040'37" East, 60.00 feet to a point on the East right-of-
way line of South Timberline Road; thence along said East line, South 00°00'53"
East, 536.20 feet; thence, South 89043'20" West, 60.00 feet to the West right-of-way
line of South Timberline Road; thence along said West line, South 00000'53'1 East,
771.38 feet to the POINT OF BEGINNING.
Said parcel of land contains 69.417 acres, more or less
is hereby annexed to the City of Fort Collins and made a part of said City, to be known as the Hansen
Annexation, which annexation shall become effective upon completion of the conditions contained
in Section 31-12-113, C.R.S., including, without limitation, all required filings for recording with
the Larimer County Clerk and Recorder.
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.
Section 3. That the City hereby consents, pursuant to Section 37-45-136(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 15th day of
January, A.D. 2013, and to be presented for final passage on the 5th day of February, A.D. 2013.
ATTEST:
City Clerk
-2-
Mayor
ORDINANCE NO. 006, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ANNEXING PROPERTY KNOWN AS THE
HANSEN ANNEXATION
TO THE CITY OF FORT COLLINS, COLORADO
WHEREAS, Resolution 2012-107, finding substantial compliance and initiating annexation
proceedings, has heretofore been adopted by the City Council; and
WHEREAS, the City Council hereby finds and determines 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 parcel of land located in the East Half of Section 7, Township 6 North, Range 68
West of the 6th Principal Meridian, County of Larimer, State of Colorado, and being
more particularly described as follows:
Considering the East line of the Northeast Quarter of said Section 7 as bearing South
00°00'53" East and with all bearings herein relative thereto:
COMMENCING at the East Quarter Comer of said Section 7; thence, South
89059149" West, 30.00 feet to a point on the westerly right-of-way line of South
Timberline Road, said point being the POINT OF BEGINNING; thence along said
westerly right-of-way line, South 00005'58" West, 150.36 feet to a point on the
northeasterly line of Johnston Annexation; thence along said northeasterly line the
following 4 courses and distances: North 86°55'07" West, 81.60 feet; thence, North
70°20'07" West, 286.00 feet; thence, North 39°29'33" West, 64.42 feet; thence, South
89059'49" West, 314.41 feet to the West line of that tract of land described in
Reception No. 20100066406, Larimer County Records; thence along said West line
the following 16 courses and distances: North 18°53'29"East, 280.05 feet; thence,
South 80052'47" East, 140.66 feet; thence, North 43024'32"East, 68.46 feet; thence,
North 45020154" West,193.08 feet; thence, North 57052149" West,191.24 feet; thence,
North 48°06'28" West, 109.43 feet; thence, North 630341521, West, 198.72 feet;
thence, North 4904528" West, 330.86 feet; thence, North 47012'15" West, 783.31
feet; thence, North 55007'00" West, 318.91 feet; thence, North 74°09'59" West,
184.15 feet; thence, North 03°02'18" West, 367.61 feet; thence, North 05059'16"
West, 117.72 feet; thence, North 11°32'10" West, 221.70 feet; thence, North
02151'46" West, 122.76 feet; thence, North 09°31'29" West, 49.42 feet to the
southerly line of Willow Springs Annexation; thence along said southerly line the
following 18 courses and distances: North 89'11'07" East, 307.33 feet; thence, North
88°58'07" East, 235.40 feet; thence, South 73022'53" East, 83.20 feet; thence, South
46°25'53" East, 80.40 feet; thence, South 51111'53" East, 67.70 feet; thence, South
RESOLUTION 2013-001
OF THE COUNCIL OF THE CITY OF FORT COLLINS
SETTING FORTH FINDINGS OF FACT AND DETERMINATIONS
REGARDING THE HANSEN ANNEXATION
WHEREAS, annexation proceedings were heretofore initiated by the City Council for
property to be known as the Hansen Annexation; and
WHEREAS, following notice given as required by law, the City Council has held a hearing
on said annexation.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the City Council hereby finds that the petition for annexation complies
with the Municipal Annexation Act, Section 31-12-101, et seq., Colorado Revised Statutes.
Section 2. That the City 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 City 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 City 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 City Council concludes that the area proposed to be annexed in the
Hansen 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 this 15th
day of January A.D. 2013.
Mayor
ATTEST:
City Clerk
Planning & Zoning Board
December 20, 2012
Page 6
At the PDP (Project Development Plan) stage there will be even more detail. As that information
becomes available, neighbors' feedback will be sought.
Board Questions
Member Schmidt asked if a park is required for an MMN proposal of this size. Lorson said the zone
district states there should be access to a park or a gathering place within a quarter mile.
Member Campania made a motion that the Planning and Zoning Board make a recommendation to
City Council to approve the Hansen Farm Annexation and Zoning, # ANX120007 based on the
findings included on page 4 of the staff report. Member Kirkpatrick seconded the motion.
Chair Smith said at work session he was concerned about the plans for neighborhood centers in this
area. He thanked Ms. Ripley for providing the rationale for the proposed zoning. It seems appropriate
and meets the objectives of City Plan. He will be supporting the annexation and zoning.
Member Campana said at work session he said if he had a magic wand, he'd have Zephyr coming
through the NC Zone but he likes what's being proposed better. He said he'll retract his magic wand.
The motion passed 6:0.
Planning & Zoning Board
December 20, 2012
Page 5
Bret Cummock, 5627 Weeping Way, said they obviously don't have any kind of a proposed layout — all
they have is a zoning map. They have heard rumors that eventually they want to connect onto their
street (Weeping Way). He said they're streets/traffic lights are not designed to handle significant traffic
volumes. They are concerned about the safety of their children and pets. If there are going to be any
connections, they would urge that proposal be rejected. He thinks this development should stand on its
own —making is own connections to Timberline and established streets.
Linda Nelson, 5712 Corona, said she wanted to remind the board that the Mormon temple will be going
in on the east side of the referenced intersection near the fire station. She said there will be traffic
associated with that building.
Patrick Harrison, 5620 Weeping Way, said they'd like to suggest the farm land to the south be used to
get egress (versus Willows Springs to the north).
Chair Smith asked staff to speak to the traffic connection concerns of the neighbors. Lorson said the
current traffic volumes on Timberline at this time are 17,000 vehicles per day. He said this is not a land
development proposal. From what he understands, all of Willow Springs are cul-de-sacs and are not
'stubbed' out to create continued streets. Lorson said Timberline is classified as a four lane arterial on
the Master Street Plan. It will be improved as development comes in. Lorson said when a Project
Development Plan is submitted, a Traffic Impact Study (TIS) will be required. The TIS gives city traffic
engineers what they need to know to determine what improvements will need to be made.
Member Schmidt said (for the benefit of neighbors) that when a development proposal comes in, there
would be an opportunity for neighbors to provide feedback.
Linda Ripley said they are here tonight requesting annexation and initial zoning. At this stage, they do
not have a development plan. She said as they move forward with the proposed development, they will
be developing concepts that will be covered at a neighborhood meeting. They definitely want to allow
the surrounding neighborhoods a chance to weigh in. Ripley said right now access is intended to come
from Timberline Road and possibly extend to the south. She said this site is cut off from the west by the
railroad tracks. Ripley said in the future McWhinney will be working on a small neighborhood center with
a specialty grocery store.
Chair Smith asked about the reference to the Environmental Impact Study. Ripley said the next phase is
an ODP (Overall Development Plan) along with a PDP (Project Development Plan). At that point, an
Environmental Characterization Study will be required.
Chair Smith asked Ripley to comment on a traffic study. She said she knows the developer hires a traffic
engineer to prepare a traffic study. Before he prepares the report, he meets with the City Traffic
Engineer to determine what exactly he wants the consultant to analyze --do they have good traffic counts
or do they need to acquire new ones. The report is reviewed by city staff. They make certain that all
projections are from sources that are appropriate and professional.
Chair Smith asked staff to speak to oversizing fees. Lorson said the traffic study looks at the individual
vehicle trips generated per day. That is then put into the greater street system to see if it meets the city's
level of service criteria. If it fails level of service, additional improvements such as street widening and
turn lanes are required.
Member Campana said he'd like to offer a little more clarity for the neighbors. Tonight the board is
making a recommendation to City Council as to whether or not we should annex this property and what
the zoning should be. An ODP (Overall Development Plan) would be a great time for the neighbors to
provide feedback. Campana said the ODP lays out the uses and where the major access points will be.
Planning & Zoning Board
December 20, 2012
Page 4
Perry said another common theme by the retailers is consumers want to group their trips. The grocery
stores located on Harmony really serve that purpose well --there's a critical mass that allows the
consumer to group their trips together. The retailers really look at traffic at the sites where they want to
locate. The average daily trip counts on Harmony in 2010 were 45,000 cars per day. Compare that to a
2011 Timberline traffic county of 15,000 average daily trips per day. She asked their traffic engineer
where future growth would be. The long range plan for Timberline at their site for 2030 including all the
projected growth is projected to be 23,000 vehicles per day. So even at full growth, it's '/z of what
Harmony is today.
Perry said if you were to draw a circle with a 1-2 miles radius around their site, they're looking for
population density to be able to support that site. She pointed the southeast quadrant is filled with
natural areas. That will never provide the population/density that would support a larger store. They do
think there is a viable neighborhood center that can happen there. They are very committed at some
point in time to try to bring that to life. They think there is potential for that for the scale they are showing
on the plan.
Member Schmidt said she liked the applicant's comments about the uses available in the MMN zone. By
moving the district down and having the road separate it, do you see that as feasible to have the
commercial on one side and the MMN on the other side. Ripley said they could do other uses in MMN
that would be supportive of a neighborhood center but if it's on the other side of a collector street, how
well is that going to work. Their intent would more likely be the 16 acres that sit to the north really would
be dedicated to multi -family. If it had some type of commercial component. it would probably be a coffee
shop —something used directly by the people living there. The center would more likely grow to the south
or west — filling up those areas of MMN. It would not necessarily be constrained by the property line.
Schmidt said that adjacent property is not being annexed and she had the impression that if that was a
different property owner. Ripley said correct.
Chair Smith staff member Wray about the reference to an error related to NC is limited to 7 acres. What
was it supposed to have been? Wray said typically it would be 10-20 acres. Staff is aware of the error
and it will be fixed as soon as they can.
Wray said he thinks there's an opportunity when the property to the south is annexed. They are very
unique properties with ditches and ponds all coming together in that area. As we come forward with
future annexations there will be opportunities to consider the best use of the land.
Public Input
Jillian Harrison. 5260 Weeping Way, said her concerns are access and traffic from the development into
Willow Springs and Harmony Crossing to the north. Her street is a cul-de-sac. She heard from city staff
that when they created a fully formed cul-de-sac, they would not be putting roads through. She was very
surprised to learn from neighbors that may not be the case. She asked that there be another alternative
to going through their cul-de-sac.
Peter Miller, 5521 Weeping Way, said he's heard little or no mention of the extreme traffic on Timberline.
He thinks traffic is exceeding heavy on Timberline. Developers are building a number of apartment
complexes north of this particular project. He said Timberline becomes a two-lane road at Battle Creek.
He'd like to know how many more people are projected to be living there. He wants to know who will be
paying for widening the streets and adding parking lights. He thinks this whole thing needs to be
reworked before you create even more traffic. He requests the board reject the plan as currently
proposed.
Chair noted for the audience that questions will be addressed by staff
Planning & Zoning Board
December 20, 2012
Page 3
Applicant Presentation
Linda Ripley of Ripley Design, Inc. said she's here representing McWhinney. She said Kim Perry is also
here and she'll be addressing the board. She said the Structure Plan (as mentioned by staff member
Pete Wray) is really a broad brush. It's intended to provide a basic framework of land use planning early
on to guide future land use designations when properties are annexed. Often times those designations
are made long before land owners are aware of what they want to do with their property. City Plan gives
us guidance to how to use the Structure Plan — it is a guide for future zoning decisions. It also says
specific zoning boundaries will be determined as part of the development review process for annexation
that accesses detailed site conditions such as property boundaries, streets right-of-way, drainages, etc.
That is what we're doing here with this annexation and zoning. They took a close look at the proposed
zoning on the Structure Plan and what happens as it's overlaid onto the Hansen property. She reviewed
slides that showed that overlay.
She said the Neighborhood Commercial District is intended to be a mixed -use commercial core area
anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to
meet consumer demands for frequently needed goods and services, with an emphasis on serving the
surrounding residential neighborhoods typically including a Medium Density Mixed -Use Neighborhood.
She said in addition to retail and service used, the District may include neighborhood -oriented uses such
as schools, employment, day-care, parks, small civic facilities, as well as residential uses. The District is
intended to function together with a surrounding Medium Density Mixed -Use Neighborhood, which in turn
serves as a transition and a link to larger surrounding low density neighborhoods. The intent is for the
component zone districts to form an integral, town -like pattern of development with this District as a
center and focal point; and not merely a series of individual development projects in separate zone
districts. The scale and design of a Neighborhood Commercial District should reinforce the positive
identity, character, comfort, and convenience of the surrounding Low Density Mixed -Use Neighborhood.
It encourages two- to three-story buildings to establish the District as a focal point of activity and increase
the potential for a vertical mix of uses, such as locating dwellings or offices over shops.
Ripley said you could do about the same sized center whether it was on the north or the south but she
thinks there are advantages to putting it on the south. They think it allows for a multi -family project
(usually the intent of MMN zoning) and it also allows a significant piece of property yet to the north of
MMN. It allows them to go from the single family houses in Willow Springs (north) to a denser single-
family project, then transition to a multi -family project, and then transition to a commercial center. It's a
classic land use transition. They believe it's a better land use pattern.
Ripley said City Plan actually stated the maximum size of a neighborhood center should be 7 acres.
Since then staff member Pete Wray has indicated that's incorrect. She believes that's true as many of
our centers are larger than that. It makes the point that a neighborhood center does not have to be 13-
15 acres to be a bona -fide neighborhood center. She showed a variety of slides with neighborhood
centers including Beavers Market (7,000 square feet) and Vitamin Cottage (15,000 square feet). She
said the center can be large what what's designated in NC as MMN allows a variety of uses. She said
their proposal does a better job of meeting the LUC (Land Use Code) than the Structure Plan initial
layout.
Kim Perry of McWhinney said she's like to share some of the due diligence they've been doing the past
6-9 months. There have been discussions specifically for that site with retailers and potential tenants.
She said they do a lot of retail and commercial development and are in constant contact with retailers
and brokers (Sullivan Hayes) who specialize in retail development. Some of the responses have been
the major players (such as Safeway and King Soopers) are already located in the Harmony Corridor.
They are very concerned about cannibalizing their own stores. They would not build another store within
4 miles of an existing store.
Planning & Zoning Board
December 20, 2012
Page 2
Hearing Testimony, Written Comments and Other Evidence
City Planner Seth Lorson said this is a 100% voluntary annexation for a property owned by HTC, LLC
(McWhinney) and is located within the Growth Management Area. According to policies and agreements
between the City of Fort Collins and Larimer County contained in the Intergovernmental Agreement for
the Fort Collins Growth Management Area (GMA), the City will agree to consider annexation of property
in the GMA when the property is eligible for annexation according to State statutes. This property gains
the required 1/6 contiguity to existing City limits from a common boundary with the Willow Springs
Subdivision (2002) to the north, thus satisfying the requirement that no less than one -sixth of the
perimeter boundary be contiguous to the existing City boundary.
Lorson spoke to some questions raised by the board at their work session on December 14. He said
based on the grocery development that has occurred on Harmony Road (King Soopers, Safeway,
Sprouts, Super Target), the likelihood of another grocery locating at this site appeared to be diminished.
A more logical commercial development at this location would be more in the scale of neighborhood
convenience shopping, which is typically 6-10 acres. The proposed zoning request for this annexation is
for 6.33 acres of Neighborhood Commercial; 16.69 acres of MMN; and 46.4 acres of LMN whereas the
Structure Plan called for 8.4 acres of Neighborhood Commercial; 7,35 acres of MMN; and 53.13 acres of
LMN. The Neighborhood Commercial area is about two acres smaller than what is shown on the
Structure Plan. It is proposed that it be re -configured and located to the south, farther from the Willow
Springs neighborhood. The LMN area will be increased in size.
During the development of the Fossil Creek Reservoir Area Plan, staff received input from the Willow
Springs neighborhood (to the north and adjacent to the Hansen Farm) expressing concern about the
commercial and medium density/mixed-use areas and asking that the LMN area serve as a transition
between these more intense areas to the south. The Hansen Farm has several key
opportunities/constraints on the property, including the Mail Creek Ditch (along north side); existing tree
groves along the north/northwest area of the property; and the existing farm buildings on the site and the
existence of these areas was also taken into consideration in evaluating the zoning proposal and its
conformance with Structure Plan.
Senior Planner Pete Wray provided a policy background for City Plan (1997) and the Fossil Creek
Reservoir Area Plan (1998-1999). He said each request for an evaluation of a zoning proposal relative
to Structure Plan is evaluated on a case -by -case basis by Long Range and Current Planning staff. After
meeting with the applicant, the staff team met to analyze and evaluate the Hansen Farm Annexation and
Zoning request and consider how the proposal related to Structure Plan. The reduced size of the
Neighborhood Commercial area can still provide neighborhood services for the surrounding residential
areas at a scale that is more viable, given the Harmony Road development that has occurred. Staff
believes the proposed zoning for the Hansen Farm Annexation is consistent with the intent of Structure
Plan and is a minor change that would not warrant an amendment to Structure Plan.
Lorson reviewed maps that showed existing grocery and commercial zoning for the area that is border by
South College, East Horsetooth, 1-25, and E. County Road 30. Additionally he noted there are 641
residential units under construction and 805 residential units under review. Staff recommends approval
of the annexation and recommends that the property be placed in the NC — Neighborhood Commercial
(6.33 acres), MMN — Medium Density Mixed -Use Neighborhood (16.69 acres), and LMN — Low Density
Mixed -Use Neighborhood (46.40 acres) zone districts.
Staff is recommending that this property be included in the Residential Neighborhood Sign District. A
map amendment will not be necessary should the Planning and Zoning Board recommend that this
property be place on the Residential Neighborhood Sign District Map.
ATTACHMENT 5
Chair Andy Smith called the meeting to order at 6:02 p.m.
Roll Call: Campana, Carpenter, Kirkpatrick, Schmidt, Smith, and Stockover
Unexcused Absence: Hatfield
Staff Present: Kadrich, Daggett, Lorson, Barnes, Holland, and Sanchez -Sprague
Project: Hansen Farm Annexation and Zoning, #ANX120007
Project Description: The applicant and property owner have submitted a written petition requesting
annexation of 69.42 acres into the City located on the west side of Timberline
Road. approximately 1.5 miles south of Harmony Road. The property, formerly a
farm, is primarily vacant with the exception of the farmhouse (single-family
dwelling) and some out -buildings. It is in the FA1 — Farming Zone District in
Larimer County. The requested zoning for this annexation is NC —
Neighborhood Commercial (6.33 acres), MMN — Medium Density Mixed -Use
Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood
(46.40 acres).
Recommendation: Staff recommends approval of the annexation and recommends that the property
be placed in the NC — Neighborhood Commercial (6.33 acres), MMN — Medium
Density Mixed -Use Neighborhood (16.69 acres), and LMN — Low Density Mixed -
Use Neighborhood (46.4 acres) zone districts.
Staff is also recommending that this property be included in the Residential
Neighborhood Sign District. A map amendment will not be necessary should the
Planning and Zoning Board recommend that this property be place on the
Residential Neighborhood Sign District Map.
Hansen Farm Annexation — Policy Background
December 18, 2012
Page 3
other outdoor gathering spaces, and other supporting uses. Neighborhood Commercial Districts
may include locations for some limited auto -related uses.
Policy LIV 36.2 — Location
Locate Neighborhood Commercial Districts near Low Density and Medium Density Mixed -Use
Neighborhoods. Access for pedestrians and bicyclists should be a priority.
Policy LIV 36.3 — Scale and Design
The scale and design of a Neighborhood Commercial District should reinforce the positive identity,
character, comfort, and convenience of the surrounding Low Density Mixed -Use Neighborhood.
Encourage two- to three-story buildings to establish the District as a focal point of activity and increase
the potential for a vertical mix of uses, such as locating dwellings or offices over shops. Also permit
one-story buildings. Neighborhood Commercial Districts are limited to seven (7) acres in size; however,
existing Districts in established neighborhoods may be as small as a half an acre.
Note: Staff has confirmed the highlighted statement above is incorrect in City Plan.
Hansen Farm Annexation — Policy Background
December 18, 2012
Page 2
neighborhood. In addition to retail and services, the center may include small civic facilities, day care,
and dwellings.
2.3.4. Neighborhood Commercial Center Policies.
FC-LUF-9 Designated space for a neighborhood commercial center approximately 10 acres in size will
be located on the west side of Timberline Road approximately 1 %z miles south of Harmony Road.
FC-LUF-10 A grocery store or supermarket will be encouraged as the anchor for this center, and the
center may also include shops, offices and clinics, services, civic uses, residential (such as lofts or
apartments) and some limited auto -related services.
FC-LUF-11 Buildings will be limited to 2'/z stories in height.
2. City Plan — Land Use Policy for NC
Policy LIV 6.3 — Encourage Introduction of Neighborhood -Related, Non -Residential Development
Encourage the addition of new services, conveniences, and/or gathering places in existing
neighborhoods that lack such facilities, provided they meet performance and architectural standards
respecting the neighborhood's positive characteristics, level of activity, and parking and traffic
conditions.
NEIGHBORHOOD COMMERCIAL DISTRICTS
Purpose: Neighborhood Commercial Districts are intended to serve as a focal point for one or more
neighborhoods and are characterized by small-scale retail and service uses that may include mixed -use
or attached housing opportunities. Neighborhood Commercial Districts are characterized by a compact
scale, pedestrian and bicycle friendly design, and clear linkages to the surrounding neighborhood(s).
Neighborhood Commercial Districts are unique to Low Density Mixed -Use Neighborhoods, although
they may be accessible to adjoining Medium Density Mixed -Use Neighborhoods. Examples of
Neighborhood Commercial Districts include the supermarket centers at Taft Hill Road and Drake Road,
and Timberline Road and Drake Road.
Principle LIV 36: Neighborhood Commercial Districts will provide everyday goods and services
for nearby residents, and will be pedestrian oriented places that serve as focal points for the
surrounding neighborhoods.
Policy LIV 36.1— Mix of Uses
Neighborhood Commercial Districts may include a mix of neighborhood serving uses, as follows:
Principal uses: Grocery store, supermarket, or other type of anchor, such as a drugstore. Anchor
uses will generally be smaller than those found in a General or Community Commercial District,
in keeping with the lower -intensity character of their Low Density Mixed -Use Neighborhood
location.
Supporting uses: Retail, professional office, day care (adult and child), and other neighborhood
services, along with live -work and residential units, civic/institutional uses, pocket parks and
City of
F6rt Collins
Community Development &
Long Range Planning
281 North College Avenue
P.O. Box 580
Fort Collins. CO 80522.0580
970.221.6376
970.224.6111 - fax
Hansen Farm Annexation
Neighborhood Commercial Center Policy Background
Neighborhood Services
1. Fossil Creek Reservoir Area Plan Neighborhood Commercial Center Policy Background
At the time of adoption of the Fossil Creek Reservoir Area Plan (plan) in 1998 the land use framework
map identified a neighborhood commercial center (NC) and medium density mixed -use neighborhoods
(MMN) land use designations on a portion of the Hansen property. The intent of this NC designation
was to locate a smaller commercial center in the plan area, than what is typically considered throughout
the City of about 15-20 acres in size including a grocery anchor.
As part of the public input process during plan development, staff received comments or concerns not
supporting a larger NC footprint due to traffic impacts and intensity of use in the area. The framework
map described an NC area of about 8-10 acres in size. The plan policy encouraged a smaller grocery
anchor, but also identified other neighborhood oriented, non-residential uses.
Typically grocery stores locate on intersections of two larger arterial street intersections and have a
market area of about four square miles. This is why all of the existing grocery anchored shopping
centers have located along Harmony Road including King Soopers, Safeway, Sam's Club, Sprouts,
Target, and Walmart, all serving the greater southeast part of the City (see map).
In review of the proposed NC and adjoining MMN as part of the Hansen Farm Annexation, staff
determined the smaller size NC area (approximately 6 acres) still is consistent with the plan in providing
neighborhood oriented retail, office and other uses, acknowledging the market more than likely will not
support a grocery store at this location as a result of number of stores existing along Harmony Road.
The intersection at this location includes Timberline Road (future 4-lane arterial), and Zephyr Drive
(collector).
As such, staff concluded that the proposed size and location of both the NC and MMN zoning is
consistent with existing policy direction, and did not warrant an amendment to either the Fossil Creek
Reservoir Area Plan or the City Structure Plan maps.
Fossil Creek Reservoir Area Plan — Land Use Policy for NC
2.2.4. Neighborhood Commercial Center. The neighborhood Commercial Center is intended to be a
mixed -use commercial core area anchored by a grocery store or supermarket and a primary transit stop.
The main purpose of this center is to meet consumer demands for frequently needed goods and services,
with an emphasis on serving the surrounding neighborhoods including a medium density mixed -use
Grocery Stores and Residential Development Fort coffins
in Proximity to Hansen Farm Annexation
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Legend Under Construction Under Review
OAnnexation Site ® Provincetowne - 442 units Kechter Farm - 406 units
M2 Mile Radius _ McClelland - 138 units - One Boardwalk Place - 24 units
City Limits - Observatory Village - 61 units - Kechter Crossing - 75 units
GMA Existing Grocery Crowne - 300 units
Grocery Stores and Commercial Zoning `���ollins
in Proximity to Hansen Farm Annexation GIs
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= 2 Mile Radius M City Limits ZONE - Employment (E)
— Railroad - General Commercial (CG) - Harmony Corridor (HC)
6cisting Grocery - Limited Commercial (CL) - Neighborhood Commercial (NC)
ATTACHMENT 4
n City of
ort Collins
Current
Planning
MEMORANDUM
To: Planning and Zoning Board
Thru: Laurie Ka 'ch, Director of Community Development and Neighborhood
Services //�� �
Sherry Albertson-Clark,Tim Planning Managerrf -----
From: Seth Lorson, City Plann-�//��Pete Wray, Senior Plan
At the December 14 work session, Planning and Zoning Board requested further
information regarding the proposal to reduce the size of the Neighborhood
Commercial District (NC) from 8.4 acres as shown in the Structure Plan to 6.33
acres as requested by the applicant in the Hansen Farm Annexation and Zoning. It
was discussed that the reduction in size may preclude the possibility of a grocery
store in this location. The information requested by the board are maps showing
existing grocery stores in southeast Fort Collins (Harmony Road corridor south and
east of College Avenue) and current residential development activity, and policy
background for the Neighborhood Commercial District in this area. Additionally, the
applicant is prepared to discuss the market study they conducted that led to the
proposal of a smaller NC District.
Some additional information regarding existing neighborhood centers with grocery
stores:
Drake Crossings (Drake and Taft Hill): 13.86 acres; 54,574 S.F. Safeway
Cedarwood Plaza (Elizabeth and Taft Hill): 8.62 acres; 64,448 S.F. King Soopers
Scotch Pines (Drake and Lemay): 10.47 acre; 49,087 S.F. Sprouts
Attachments:
1 — Map: Grocery Stores and Commercial Zoning in Southeast Fort Collins
2 — Map: Grocery Stores and Residential Development in Southeast Fort Collins
3 — Neighborhood Commercial Center Policy Background
LEI
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ATTACHMENT
Vicinity Map cKY0f
Hansen Farm Annexation and Zoning CoWns
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January 15, 2013 -3- ITEM 14
2. The area meets the eligibility requirements included in State law to qualify for a voluntary annexation to the
City of Fort Collins.
3. On November 20, 2012, Council adopted Resolution 2012-107 that accepted the annexation petition and
determined that the petition was in compliance with State law. The Resolution also initiated the annexation
process for the property by establishing the date, time and place when a public hearing would be held
regarding the readings of the Ordinances annexing and zoning the area.
4. The requested zoning, NC — Neighborhood Commercial (6.33 acres), MMN — Medium Density Mixed -Use
Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood (46.40 acres), is in
conformance with the policies of the City's Comprehensive Plan.
5. The annexation and zoning request is in conformance with the City of Fort Collins Land Use Code.
Staff is recommending thatthis property be included in the Residential Neighborhood Sign District. A map amendment
will not be necessary should the Planning and Zoning Board recommend thatthis property be place on the Residential
Neighborhood Sign District Map.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinances on First Reading.
BOARD / COMMISSION RECOMMENDATION
The Planning and Zoning Board conducted a public hearing regarding the annexation and zoning request on
December 20, 2012 and voted 6-0 to recommend approval of the annexation. The Board voted 6-0 to recommend
that the property be zoned NC — Neighborhood Commercial (6.33 acres), MMN — Medium Density Mixed -Use
Neighborhood (16.69 acres), and LMN — Low Density Mixed -Use Neighborhood (46.40 acres).
PUBLIC OUTREACH
A neighborhood meeting was not held for this project because it is not a development proposal, and the project
complies with State law and the City of Fort Collins Land Use Code regarding annexations.
ATTACHMENTS
1. Vicinity Map
2. Zoning Map - Existing Zoning and Proposed Zoning
3. Structure Plan Map
4. Planning and Zoning Board memo, December 20, 2012
5. Planning and Zoning Board minutes, December 20, 2012
January 15, 2013 -2- ITEM 14
staff team met several times to analyze and evaluate the Hansen Farm Annexation and Zoning request and consider
how the proposal related to the Structure Plan.
The Structure Plan calls for 8.4 acres of Neighborhood Commercial on this property and it was originally intended to
be the site of a neighborhood service center with a smaller grocery anchor (i.e., Sprouts Market). A typical
neighborhood service center with a traditional sized grocery store (i.e., King Soopers) is 10 — 15 acres. During the
development of the Fossil Creek Reservoir Area Plan, staff received input from the Willow Springs neighborhood (to
the north and adjacent to the Hansen Farm) expressing concern aboutthe commercial and medium density/mixed-use
areas and asking thatthe LMN area serve as a transition between these more intense areas to the south. The Hansen
Farm has several key opportunities/constraints on the property, including the Mail Creek Ditch (along north side);
existing tree groves along the north/northwest area of the property; and the existing farm buildings on the site and the
existence of these areas was also taken into consideration in evaluating the zoning proposal and its conformance with
the Structure Plan.
Based on the grocery development that has occurred on Harmony Road (King Soopers, Safeway, Sprouts, Super
Target), the likelihood of another grocery locating at this site appeared to be diminished. A more logical commercial
development at this location would be more in the scale of neighborhood convenience shopping, which is typically 6-10
acres. The proposed zoning request for this annexation is for 6.33 acres of Neighborhood Commercial; 16.69 acres
of MMN; and 46.4 acres of LMN. The Neighborhood Commercial area is about two acres smaller than what is shown
on the Structure Plan. This area is proposed on the Hansen Farm to be re -configured and located to the south, farther
from the Willow Springs neighborhood and the LMN area increased in size.
The reduced size of the Neighborhood Commercial area can still provide neighborhood services for the surrounding
residential areas at a scale that is more viable, given the Harmony Road development that has occurred. Staff
believes the proposed zoning for the Hansen Farm Annexation is consistent with the intent of the Structure Plan and
is a minor change that would not warrant an amendment to the Structure Plan.
The Planning and Zoning Board had extensive discussion regarding the alteration of the proposed zoning from what
is indicated in the Structure Plan. Additional information was provided for the discussion at the public hearing (see
Attachment 4). The Planning and Zoning Board agreed that the proposed alterations from the Structure Plan were
not significant enough to warrant an amendment to Structure Plan.
Zone Districts
The following three zone districts are intended to function together in a town -like pattern of development with a
commercial core and land use transitions to low -density residential development, providing transit and services within
walking distance of a variety of residential housing types.
• Neighborhood Commercial (NC) — The purpose of this district is to meet consumer demands for frequently
needed goods and services, with an emphasis on serving the surrounding residential neighborhoods.
Permitted uses include grocery stores, restaurants, retail, gas stations, convenience stores etc.
• Medium Density Mixed -Use Neighborhood (MMN) — The purpose of this district is to provide concentrated
housing within easy walking distance of transit and a commercial district and to provide a transition between
commercial and lower density residential development. Permitted uses include, but are not limited to, multi-
family dwellings, mixed -use dwellings, and townhomes requiring a mix of housing types and a minimum
density of 7 dwelling units per acre.
• Low Density Mixed -Use Neighborhood (LMN) — The purpose of this district is to provide a predominance of
low density housing combined with supporting land uses and a variety of housing choices. Permitted uses
include, but are not limited to, single-family dwellings, townhomes, and multi -family dwellings requiring a mix
of housing types and a minimum density of three units per acre.
Findings
1. The annexation of this area is consistent with the policies and agreements between Lahmer County and the
City of Fort Collins contained in the Intergovernmental Agreement for the Fort Collins Growth Management
Area.
DATE: January 15, 2013
STAFF: Seth Lorson - M
Items Relating to the Hansen Farm Annexation and Zoning.
A. Resolution 2013-001 Setting Forth Findings of Fact and Determinations Regarding the Hansen Annexation.
Hearing and First Reading of Ordinance No. 006, 2013, Annexing Property Known as the Hansen Annexation.
C. Hearing and First Reading of Ordinance No. 007, 2013, Amending the Zoning Map of the City of Fort Collins
and Classifying for Zoning Purposes the Property Included In the Hansen Annexation to the City of Fort
Collins, Colorado .
EXECUTIVE SUMMARY
The applicant and property owner, HTC, LLC (McWhinney), has submitted a written petition requesting annexation
of 69.42 acres into the City, located on the west side of Timberline Road, approximately 1.5 miles south of Harmony
Road. The property, formerly a farm, is primarily vacant with the exception of a farmhouse (single-family dwelling).
It is in the FA1 — Farming Zone District in Larimer County. The requested zoning for this annexation is NC —
Neighborhood Commercial (6.33 acres), MMN — Medium Density Mixed -Use Neighborhood (16.69 acres), and LMN
— Low Density Mixed -Use Neighborhood (46.40 acres). The surrounding properties are currentlyzoned FA1 - Farming
in Larimer County to the south, east and west; beyond which, to the west, is the Union Pacific Railroad and the
Southridge Golf Course and, to the south, is LMN — Low Density Mixed -Use Residential and MMN — Medium Density
Mixed -Use Neighborhood; RL — Low Density Residential and LMN — Low Density Mixed -Use Residential to the north
in the City.
This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to
annexations, the City of Fort Collins Comprehensive Plan, the City of Fort Collins and Larimer County
Intergovernmental Agreements, and the City of Fort Collins Land Use Code.
BACKGROUND 1 DISCUSSION
This is a 100% voluntary annexation for a property owned by HTC, LLC (McW hinney) and is located within the Growth
Management Area (GMA). According to policies and agreements between the City of Fort Collins and Larimer County
contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area, the City will agree to
consider annexation of property in the GMA when the property is eligible for annexation according to State statutes.
This property gains the required 1/6 contiguity to existing city limits from a common boundarywith the Willow Springs
Subdivision (2002) to the north, thus satisfying the requirement that no less than one -sixth of the perimeter boundary
be contiguous to the existing City boundary.
The surrounding zoning and land uses are as follows:
N: LMN & RL in the City of Fort Collins; Single-family Residential
E: LMN in the City of Fort Collins; Single-family Attached & Bacon Elementary School
FA1 — Farming in Larimer County; Single-family Residential
S: MMN & LMN in the City of Fort Collins; Single-family Residential
W: POL & RL in the City of Fort Collins; Single-family Residential & Southridge Golf Course
FA1 — Farming in Larimer County; Single-family Residential
The proposed area and acreage for the Neighborhood Commercial (NC) zone has been slightly altered from what
exists on the City Structure Plan. Each request for an evaluation of a zoning proposal relative to Structure Plan is
evaluated on a case -by -case basis by Long Range and Current Planning staff. After meeting with the applicant, the