HomeMy WebLinkAboutGATEWAY AT PROSPECT REZONE - REZ160001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (7)EXHIBIT ONE
CATALYST PROJECT AREAS PER CITY PLAN
1. Campus West City's densest concentration of multi -family
2. Downtown Hotel/ Legacy Apts., Uncommon Apts., D.M.A. Plaza
Convention Center
3.
Foothills Mall Area
Foothills Apts.
4.
FortZED
Foothills Multi -Family Apts.
Penny Flats, Old Town Flats, Mason Flats, Flats at
the Oval, Pura Vida Apts, Carriage Apts.
Clocktower Apts.
5.
Harmony/College Area
Settlers Creek Apts., Brickstone Apts.
6.
Highway 392/1-25 Gateway
None
7.
Lincoln Avenue Area
Buffalo Run Apts. Capstone Cottages
8.
Mason Corridor
(See FortZED)
9.
Mountain Vista
Vacant - 43 acres zoned M-M-N
10.
Mulberry/1-25 Area
None
11.
North College Area
Aspen Heights, Crowne on Conifer P.D.R.
12.
Poudre River Corridor Area
Pine Street Lofts, Legacy Apts.
13. Prospect/1-25 Area None
14. South College Corridor Area Prospect Station, Spring Creek Place P.D.P.
Ted Shepard
From: Sullydw <sullydw@aol.com>
Sent: Tuesday, November 08, 2016 11:22 AM
To: Ted Shepard
Subject: Gateway at Prospect
I am always amused when I see a development that will come to our city, and presumably live within our building codes,
yet they always have need of a variance or addition of permitted use; we have already paid our city planners to devise the
qualifications needed to build here, but the newcomers seem to need to push the envelope. You and your staff have a
tough job trying to accommodate the sometimes minimal changes that many ask for. Keep up the good work; we are all
proud of our city. Dwight Sullivan 3425 Kenwood Dr, 970-227-1817
November 9, 2016
Regards: Gateway at Prospect Addition of Permitted Use Request
Dear Planning and Zoning Board Members
Unfortunately due to a family emergency I won't be able to attend the P&Z 11/10
session. These are the comments I would have delivered during the citizen
comment period for the Gateway at Prospect ODP.
Density is a fundamental characteristic of a residential zone, otherwise we would
not have the separation into LMN, MMN, and HMN. Density is part of how we
view a neighborhood; the designation of LMN tells a land owner what to expect in
terms of density and size of multifamily developments. I urge you to retain that
expectation for the LMN portion of the parcel that the Gateway at Prospect ODP
relates to.
If you decide otherwise, you should be specific as to why in this incidence the City
is going to violate the expectations the owners of adjacent property had for land
zoned LMN. You are setting a precedent and in my opinion the precedent should
be specific, not just "it is OK to increase the density in a LMN zone", but "because
of the following reasons the Boards thinks in this case it is OK to increase the
density in this LMN zone". I heard from one member of the development
community that in the Bucking Horse development plan an APU increased the
density in an LMN zone, indicating that made it OK to increase the density in any
LMN zone.
Sincerely,
Paul Patterson and Kathryn Dubiel
2936 Eindborough
Ted Shepard
From: Tim McKenna <tim.mckenna@neihartland.com>
Sent: Wednesday, November 30, 2016 8:43 AM
To: Ted Shepard
Cc: Jim Birdsall; kristin@tbgroup.us; Randon A. Samelson; Jeannie Cox
Subject: Gateway at Prospect - December 15 P&Z Meeting
Ted:
Please consider this to be our request for the Gateway at Prospect matter, currently scheduled for a December
15 hearing before Planning and Zoning, to be continued until the January 12 meeting. We are working very
hard to assemble the necessary submittals for the meeting, but have had scheduling problems with our engineers
and other consultants that make meeting a December 15 deadline impossible.
Regards, Tim
:: nlc :;
K. Tim McKenna, Manager
Nei6rt Land Company, LLC
580 Hidden valley }load
Colorado Springs, CO 809 19
tim.mckenna@neikartland.com
719-64I -6527
Fort Collins/I-25 Interchange Corner, LLC
December 14, 2016
Mr. Ted Shepard
City of Fort Collins
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522
Dear Ted,
This letter is to inform you of our new mailing address. Effective December 22"d we will
be in a new suite number within the same building. Please address all future mailing as
follows:
Fort Collins/1-25 Interchange Corner, LLC
2 N. Cascade Avenue, Suite 590
Colorado Springs, CO 80903
Sincerely,
R. Tim McKenna
2 N. Cascade Avenue, Suite 590 — Colorado Springs, CO 80903 — 719-540-5800
proposed along the eastern side of the multi -family parcel providing additional buffer
between the natural environments and the residential units.
3. whether and the extent to which the proposed amendment would result in a logical and
orderly development pattern.
Medium Density Mixed -Use Neighborhoods are intended to be settings for a diverse mix
of concentrated housing within easy walking or biking distance of transit, commercial
services, employment, and parks or recreational amenities. Neighborhoods may also
contain other moderate -intensity, neighborhood serving uses of a complementary scale
and character. Buildings, streets, bike and walking paths, and open spaces and parks will
be configured to create an inviting and convenient living environment. Medium Density
Mixed -Use Neighborhoods are intended to function together with surrounding Low
Density Mixed -Use Neighborhoods and a centrally located Neighborhood or Community
Commercial District, providing a more gradual transition in development intensity and
use. Medium Density Mixed- Use Neighborhoods will be further unified with surrounding
neighborhoods and districts through a connected pattern of streets and blocks.
This District is intended to function together with surrounding low density neighborhoods
(typically the L-M-N zone district) and a central commercial core (typically an N-C or C-C
zone district). The intent is for the component zone districts to form an integral, town -like
pattern of development, and not merely a series of individual development projects in
separate zone districts.
The Prospect and 1-25 interchange is identified as an enhanced travel corridor per City Plan.
Development within the MMN zone designation would allow for higher intensity, transit -
supportive development. The MMN zone district would encourage the densities and
broader mix of uses necessary to support walking, bicycling, and transit use while
accommodating efficient automobile use. It would serve as a setting for concentrated
housing within easy walking distance of transit and a commercial district.
Page 9
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;
Boxelder Estates, a County subdivision with platted lots, is located to the west of
Gateway at Prospect. This neighborhood consists of semi -rural ranchettes which were
platted in the 1960's. The zoning for the majority of the neighborhood is R — Residential
with a few lots zoned FA -Farming. Streets in this neighborhood are paved and lot sizes
range from 0.41 acres — 5.41 acres. There is an existing strip of land which separates
Boxelder Estates from Gateway at Prospect which is owned by the Boxelder HOA. This
land was purchased approximately 20 years ago, is roughly 110 feet wide and 1,880 feet
long. This land was purchased by the Boxelder HOA, from a former owner of Gateway,
to ensure that street connections could not be made with any future adjacent
development.
There is a significant, existing buffer between the houses in Boxelder Estates that area
located to the west of the proposed MMN parcel. With the exception of one house, all of
the Boxelder Estate houses are currently located 640 feet — 787 feet from the Gateway at
Prospect property boundary. The one house that is closer, is located approximately 35
feet from the Gateway at Prospect property boundary. This property owner has reviewed
the planned development and provided written consent to the proposed development. In
addition to the existing buffer, a transitional landscape buffer is planned which will range
from 9 feet — 88 feet. A North -South collector road is planned adjacent to the transitional
landscape buffer which will have a 76-foot right-of-way. We anticipate some additional
land area on the east side of the collector road, in the form of building setbacks, which
will be determined at the time of PDP/FDP applications. In total, this provides a buffer
that ranges from 110 feet (which includes the nearest house)— 875 feet between
Boxelder Estates houses and the nearest possible building within the multi -family parcel.
The multi -family parcel also serves as a transition between the County subdivision and a
planned high intensity commercial development to the east of both the multi -family parcel
and the Boxelder Creek, and will act as a buffer to the noise associated with 1-25. 1-25 is
located to the east of the commercial zone district with overall intensity in zoning planned,
per City of Fort Collins zoning maps, increasing as you move from Boxelder Estates to
the east.
Medium Density Mixed -Use Neighborhoods are intended to function together with
surrounding Low Density Mixed -Use Neighborhoods and a centrally located
Neighborhood or Community Commercial District, providing a more gradual transition in
development intensity and use. This parcel would serve as a transition between the
platted County subdivision to the west and future commercial development to the east.
Multi -family is currently a permitted use in the existing zone district. A change to MMN
zoning will allow for an increased level of residential intensity providing housing more
diversity within the City. The increased intensity of housing works symbiotically to
support adjacent neighborhood commercial development and promote non -auto oriented
development.
2. whether and the extent to which the proposed amendment would result in significantly
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adverse impacts on the natural environment, including, but not limited to, water, air,
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noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning
I—� s
of the environment;
N°Lff
y
We do
4
not anticipate any significant adverse impacts on the natural environment. The
proposed multi -family development would be arranged in a manner that protects the
adjacent Boxelder Creek. In addition, a regional trail, per the City's Master Trails Plan, is
Page 8
CDOT responded by indicating that the Prospect Intersection was estimated to cost $28
Million, and that CDOT could be willing to include it in the Design Build bid if the City and
private parties would come up with half the cost, $14 Million, split $7,000,000 each from
the PTIF Group and from the City.
Construction of an improved intersection is critically important to the City and CDOT. The
intersection is currently reaching its capacity, and has significant traffic issues. The City
Plan and the Transportation Plan both identify the Prospect Road interchange as the
"Gateway" to the City, and deem it to be a "Catalyst Project ", critical to future of the City.
After many meetings and significant efforts by all parties, The City Council, on November
25, 2016, adopted a resolution to include the Prospect Intersection in "CDOT's North 1-25
Improvement Project" through cooperative public -private funding. FCIC and the rest of
the PTIF Group have agreed to provide up to $7,000,000 for the project. And finally,
CDOT has agreed to include the project in its Design Build bid.
It is anticipated that construction of the North 1-25 Improvement Project, including the
Prospect Interchange, will commence in January, 2018.
Floodplain Weir:
As part of the Boxelder floodplain remediation construction, the City requested that FCIC
convey to the City an exclusive easement of a 2.7-acre site fronting on Prospect Road for
the construction of a "weir" (a ditch) to carry overflow water from Boxelder Creek to the 5
culverts to be built under Prospect Road. At no cost to the City, FCIC conveyed the
easement requested to the City. The weir consumes 2.7 acres of Gateway's property,
eliminates 110 feet of Gateway's frontage along Prospect Road and eliminates 110 feet
from the east side of the Gateway tract on which FCIC had hoped to sell for multifamily
development.
4. CSURF:
Until 2007, when CSURF acquired its 142 acres, the property belonged to the City and
was used as a "sludge farm". After its acquisition by CSURF, it was zoned for
commercial and employment uses, adding significant potential commercial uses to the
area.
5. Additional ROW for Prospect Road widening:
Also at the request of the City, FCIC has conveyed to the City 27.5 feet of Prospect Road
frontage and granted an additional, parallel, 15-foot easement for utilities for a 42.5-foot
setback from the current Prospect Road right-of-way. The conveyance of the 27.5
frontage was for the future widening of Prospect Road. These conveyances were also
made at no cost to the City.
6. New PSD Middle/High School:
On November 8, 2016, voters in the Poudre School District approved a bond issue of
$375 Million, a portion of which will be used to construct a Middle School /High School
and an associated athletic complex on the District's 110-acre site '/ mile east of
Gateway. Construction is scheduled to start in 2017. The middle/high school is expected
to cost $125.5 Million and to open in 2020.
7. Dramatic growth and changes in land use in north Timnath:
There has been significant development on the east side of 1-25. What was previously
farm land has either developed into residential property or has approvals for future
construction of residential development.
c. Additional Considerations for Quasi -Judicial Zonings or 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:
Page 7
occur in a synergistic manner. The timing and pace of activity in these areas will ultimately be
determined by market forces, community interest, and City and private sector investment.
There are multiple areas and projects that can be viewed as Catalyst Project Areas
throughout the City. The planning team initially identified 12 areas, and others may surface as
the plan is implemented overtime:
Prospect/1-25 Gateway
b. warranted by changed conditions within the neighborhood surrounding and including the
subject property.
There has been significant change in character of this property since it was originally zoned.
These changes include:
Boxelder Floodplain:
Over the course of the last 16 years, dramatic development has occurred at all the
intersections of 1-25 from Loveland (Hwy 34 and Crossroads) to Fort Collins (Hwy 392,
Harmony Road and Mulberry) except one —the 1-25 and Prospect intersection. The
primary cause of this isolation is the Boxelder Floodplain.
Boxelder Creek starts north of Ft. Collins and flows down the east side of 1-25 until it
reaches the north end of Gateway, where it crosses under 1-25 onto Gateway. It passes
through Gateway and crosses under Prospect Road at the south end of Gateway. Prior
to remediation work being completed, it passed under 1-25 through 2 culverts (there are 4
culverts under 1-25, but two have been blocked), and under Prospect Road through one
culvert. The small size of the culverts caused the highway and road to act as a dam in a
100 year storm event, causing flooding of the northeast and southwest corners of 1-25
and Prospect, hundreds of acres in Timnath, and the portions of Gateway adjacent to
Prospect. As a consequence, no development could take place on these lands.
During 2016, the Boxelder Stormwater Authority (Ft. Collins, Wellington and Larimer
County) and Timnath contributed $10,851,588 Million dollars to remediate the floodplain
caused by Boxelder Creek. Among other improvements, the two closed culverts under I-
25 were opened, and the City closed Prospect Road for June, July and August in order to
install 7 culverts under Prospect Road. The remediation work removed from the
floodplai-'n all oT the property located in Timnath, all of the northeast and southwest
corners of the 1-25 at Prospect Road intersection, and the portion of Gateway adjacent to
Prospect, making all of that property available for development.
The engineers for the City and the Boxelder Stormwater Authority have submitted the "as
built' data to FEMA and are awaiting the issuance of a Letter Of Map Revision
("LOMAR") to formally remove the floodplain. The LOMAR will allow development to take
place on all the properties formerly in the flood plain.
2. Prospect and 1-25 Interchange improvements:
At a cost of approximately $235 Million, the Colorado Department of Transportation
("CDOT") plans to expand 1-25 to 3 lanes on each side from Mulberry to Loveland.
CDOT proposes to accomplish this through a "Design -Build" process in which COOT
prepares the engineering work up to a 30% level and sends it out to contractors to
complete the engineering work and bid on the construction. The Design -Build bid is
planned to be sent to contractors in January, 2017. The original bid proposal did not
include any intersection construction.
FCIC and the three other owners of the other 1-25 and Prospect Road corners (together,
the "Prospect Interchange Task Force", or "PTIF Group") contacted the City and COOT
this past September, in hopes of persuading COOT to include a new intersection
(including a new 7 lane overpass bridge, on and off ramps and expansion of Prospect in
the vicinity of the interchange) at Prospect Road (the "Prospect Intersection") in the
Design -Bid process. The objective was to accelerate the construction of the intersection
from 2035 or beyond, to 2018.
Page 6
Use Neighborhoods are intended to function together with surrounding Low Density Mixed -
Use Neighborhoods and a centrally located Neighborhood or Community Commercial
District, providing a more gradual transition in development intensity and use. Medium
Density Mixed- Use Neighborhoods will be further unified with surrounding neighborhoods
and districts through a connected pattern of streets and blocks.
b.
Policy LIV 29.2 — Mix of Uses
Include other neighborhood -serving uses in addition to residential uses. Although the actual
mix of uses in each neighborhood will vary, Medium Density Mixed -Use Neighborhoods may
include the following:
Principal uses: Detached single-family homes on small lots (under 6,000 square feet),
duplexes, townhouses, accessory dwelling units, group homes, live -work units, and multi-
family housing.
Supporting uses: Non -retail uses such as places of worship; day care (adult and child); parks
and recreation facilities; schools; small civic facilities; offices and clinics; small businesses
with low traffic and visibility needs such as service shops, studios, workshops bed -and -
breakfasts, and uses of similar intensity; neighborhood serving retail uses, dwelling units
stacked above retail or office space; and live- work units. Home occupations are permitted
provided they do not generate excessive traffic and parking, or have signage that is not
consistent with the residential character of the neighborhood.
c.
Policy LIV 29.3 — Neighborhood or Community Commercial District
Integrate the design of a Medium Density Mixed -Use neighborhood with a Neighborhood
Commercial District or Community Commercial District. Residents should be able to easily
get to the Commercial District without the need to use an arterial street.
d.
Policy LIV 29.4 — Mix of Housing Types
o�
Include a variety of housing types suitable to a Medium Density Mixed -Use Neighborhood's
p�
transitional, higher- activity location. Mix and distribute housing types at the neighborhood
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and block level, rather than creating isolated pockets of a particular housing type. Incorporate
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low- and medium -cost housing with higher -cost housing and non-residential uses.
e.
Policy LIV 29.5 — Transitions
Encourage non-residential uses and larger buildings of attached and multiple -family housing
near the commercial core, with a transition to smaller buildings, such as duplex and detached
houses, closer to surrounding lower density neighborhoods.
10. Enhanced Travel Corridors C_ -r- F. a S SiE - (') S r Cv'c"XLay
E S - a. Policy LIV 43.3 — Support Transit -Supportive Development Patterns
Support the incorporation of higher intensity, transit- supportive development along Enhanced
Travel Corridors through infill and redevelopment. Encourage the densities and broader mix
of uses necessary to support walking, bicycling, and transit use while accommodating
efficient automobile use.
11. Longer Term Action Item
a. Gateway Design Standards (including Prospect Road)
b. Prospect Enhanced Travel Corridor Plan
12. Catalyst Project Areas C • P• R IS'7 a S G prrL WFa y "
a. During the Plan Fort Collins process, project team members, City Council, and the public
identified areas throughout the city that have the potential to "showcase' opportunities to
embrace the Plan Fort Collins vision themes of Innovate, Sustain, and Connect. Through a
combination of public and private actions that complement and build upon one another, these
areas have the potential for lasting, desirable change. Catalyst areas are viewed as places
for ongoing and new public and private sector initiatives that use a multi -disciplinary and triple
bottom line approach, addressing economic, environmental, and social factors in a balanced
manner. While each area requires City and private sector engagement, City Plan focuses on
City actions that can inspire private sector response and create catalytic change.
The intent of this section of City Plan is to identify these areas as those that are positioned for
catalytic change, and to use several case studies as examples to illustrate how change might
Page 5
P �,
7. Housing — Principle LIV 7: A variety of housing types and densities for all income levels shall be
available throughout the Growth Management Area.
a. Policy LIV 7.1 — Encourage Variety in Housing Types and Locations:
Encourage a variety of housing types and densities, including mixed use developments that
are well -served by public transportation and close to employment centers, shopping,
services, and amenities.
b. Policy LIV 7.2 — Develop and Adequate Supply of Housing:
Encourage public and private for -profit and non-profit sectors to take actions to develop and
maintain and adequate supply of single- and multiple -family housing.
8. City Structure Plan Map Principles and Policies
a.
Focus on a Compact Development Pattern
Growth within the city will be focused to promote a compact development pattern, by directing
urban development to well-defined areas within the Growth Management Area (GMA). The
compact form of the city will also contribute to preserving environmentally sensitive areas and
rural lands, efficiently providing public services, and encouraging infill and redevelopment of
existing urban areas.
b.
Provide an Interconnected Transit System
An expanded public transit system is an integral component of the City Structure Plan Map.
The system is designed to provide for high -frequency transit service along major arterials and
Enhanced Travel Corridors (including Prospect Road). Feeder Transit lines_ will provide
connections from all major districts within the city. The City's compact form will help make
comprehensive, convenient, and efficient transit service possible.
c.
Accommodate Multiple Means of Travel
The City's form and structure will facilitate pedestrians, bicycles, and transit, as well as cars
and trucks. New development will be organized and woven into a compact pattern that is
conducive to automobile, pedestrian, bicycle, and public transit travel.
d.
Components of the City Plan Structure Plan Map
Neighborhoods: Neighborhoods will serve as the primary building blocks of the community's
built environment. Neighborhoods will be walkable and connected, and will include a mix of
housing types. Neighborhoods will include destinations within walking distance such as
schools, parks, neighborhood shopping, places of work and civic uses.
e.
Policy LIV 22.1 — Vary Housing Models and Types
Provide variation in house models and types in large developments, along with variations in
lot and block sizes, to avoid monotonous streetscapes, increase housing options, and
eliminate the appearance of standardized subdivision.
f.
Policy LIV 22.2 - Provide Creative Multi -Family Housing Design
Design smaller multi -family buildings to reflect the characteristics and amenities typically
associated with single-family detached houses. These characteristics and amenities include
orientation of the front door to a neighborhood sidewalk and street, individual identity, private
outdoor space, adequate parking and storage, access to sunlight, privacy and security.
g.
Policy LIV 22.3 — Offer Multi -Family Building Variation
Offer variation among individual buildings within multi- building projects, yet stay within a
P
coordinated overall "design theme. Achieve variation among buildings through a combination
—
of different footprints, facade treatment, roof forms, entrance features, and, in specialized
cases, building orientation. Avoid monotonous complexes of identical buildings, although
there may be ways to achieve visual interest among substantially identical buildings with a
high degree of articulation on each building, combined with variation in massing on the site.
b 9. MEDIUM DENSITY MIXED -USE NEIGHBORHOODS (MMN)
a.
Q
Purpose: Medium Density Mixed -Use Neighborhoods are intended to be settings for a F W 4
diverse mix of concentrated housing within easy walking or biking distance of transit,
commercial services, employment, and parks or recreational amenties. Neighborhoods may
also contain other moderate -intensity, neighborhood serving uses oN complementary scale
and character. Buildings, streets, bike and walking paths, and open sl�laces and parks will be
configured to create an inviting and convenient living environment. Medium Density Mixed-
` (t v ri r4, fa 6 p evA
pv. p,E�NP POr.or
p o �0 t-z-0 en ( T F-A ,
Page 4
2. Introduction — Urban design and Historic Preservation
a. Defining gateways that help distinguish Fort Collins from surrounding communities.
3. Introduction — Housing
a. Serving the housing needs of many diverse groups and changing demographics.
b. Providing high -performing housing for all income groups.
3. Community and Neighborhood Livability Vision
a. A compact pattern of development within a well-defined community boundary.
b. Cohesive, distinct, vibrant, safe and attractive neighborhoods
c. Quality and accessible housing options for all household types and income levels.
d. Distinctive and attractive community image, design, and identity.
4. Community and Neighborhood Livability
a. Overview: ...By increasing the overall average density of the city, the community's
neighborhoods will foster efficient land use, support a mix of housing types, increase
efficiency of public utilities, streets, facilities, and services, and accommodate multiple mode
of travel (including vehicle, bus, bike and walking).
b. Supporting land uses are to be brought together in a development pattern designed to create
a pleasant environment for walking and bicycling as well as automobile and transit travel.
c. Activity centers generally correspond to Commercial Districts identified on the City Structure
Plan Map and are intended to be vibrant, walkable, bicycle friendly, transit -supportive places
that contain a mix of housing, employment, retail, culture, arts and dining.
d. Earlier versions of City Plan also envisioned a community with a wide variety of housing
types (including single-family houses, duplexes, townhomes, apartment, and condos/lofts) —
ideas which are carried forward in this chapter of the 2010 City Plan so that people from all
income levels may have choices of affordable and quality housing in diverse neighborhoods
throughout the community.
e. Finally, the earlier versions of City Plan introduced the p&e�the City Structure Plan Map
to guide ongoing growth and evolution of the community. It translates the overall vision for
our built environment into a map with four basic kinds of components that make up the
physical form and development pattern of the city: Neighborhoods, Districts, Edges, and
Corridors. These components are structured around the following key themes:
Focus on a Compact Development Pattern
Provide an interconnected Transit System
Accommodate Multiple Means of Travel
Provide Transit -Oriented Activity Centers
Provide an Interconnected System of Open Lands
Reduce Carbon Emissions
5. Community and Neighborhood Livability and Sustainability
a. The economic, environmental and human aspects of the City's sustainability relate to
community and neighborhood livability in the following ways:
b. Economy: A mix of land uses (housing, retail, employment, etc.) provides opportunities to
grow and diversity the economy throughout the community and for citizens to meet their retail
an services needs in a variety of locations. A mix of housing options throughout the
community also accommodates residents of all income levels in the city near places of work
or other activity centers.
c. Human: Community and neighborhood livability is related to human well-being in that a mix of
land uses and housing and transportation options provide opportunities for citizens to be self-
sufficient and to live, work, and travel within the community.
6. Subarea Plans r ^,
a. Prospect Road Streetscape Plan
Page 3
Request For Rezone
This is a request to rezone approximately 12.4 acres of LMN (Low Density Mixed -Use
Neighborhoods) district and approximately 8.4 acres of E (Employment) district land at Gateway at
Prospect (a total of 20.8 acres) to MMN (Medium Density Mixed -Use Neighborhoods). The purpose
of the rezoning is to allow for an increased level of residential intensity, for an already permitted use
within both of the existing zone districts. The MMN parcel would provide a more gradual transition in
development intensity and use between lower density development to the west and higher intensity
development proposed to the east. The MMN zone district also allows for the opportunity to provide
more diversity in housing product within the City.
There are several other neighborhoods in Fort Collins that have MMN zoning situated in a similar way
to what is proposed at Gateway at Prospect including:
a)
Carpenter and College Ave
b)
Harmony and College Ave
c)
Harmony and Boardwalk
d)
Harmony and Lemay
e)
Timberline and Zephyr
f)
College and Crestridge
g)
Harmony and Shields
h)
Horsetooth and Shields
i)
Drake and Shields
j)
Prospect and Shields
k)
Prospect and Overland
1)
Taft Hill and Elizabeth
m)
Shields and Elizabeth
n)
College and Willox
o)
Vine and Timberline
p)
Mulberry and Greenfield
q)
Timberline and Drake
r)
Timberline and Horsetooth
The MMN at Gateway at Prospect, as proposed, would be the only MMN property in the I-
25/Gateway district, as it is not zoned in any of the other quadrants of the interchange.
1. Text Amendments and Legislative Zonings or Rezonings. Amendments to the text of this Code,
and amendments to the Zoning Map involving the zoning or rezoning of more than six hundred
forty (640) acres of land (legislative rezoning), are matters committed to the legislative discretion
of the City Council, and decisions regarding the same are not controlled by any one (1) factor.
The proposed area for rezoning is less than six hundred forty (640) acres of land.
2. Mandatory Requirements for Quasi-judicial Zonings or Rezonings. Any amendment to the Zoning
Map involving the zoning or rezoning of six hundred forty (640) acres of land or less (a quasi-
judicial rezoning) 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
The rezone to MMN (Medium Density Mixed Use Neighborhood) at Gateway at Prospect meets the
intent of the City's Comprehensive Plan and City Plan which is a component of the Comprehensive
Plan in the following ways:
1. Introduction — Community and Neighborhood Livability , Y• = I
a. Defining how neighborhoods will accommodate future population and lifestyle shifts.
Page 2
„= GROUP
lwxb a &chitwc I piarnhg I AiWaton
December 14, 2016
Gateway at Prospect
Justification of Rezoning Request
Ownership
The owner of Gateway at Prospect ("Gateway”) is Fort Collins/1-25 Interchange Comer, LLC ("FCIC"),
a 14 member group that acquired the Gateway property in 2013 for investment purposes.
The Property
Gateway is the 177-acre property located at the northwest corner of 1-25 and Prospect Road.
Recent History
Gateway was previously owned by a Great Britain based investment group called Western VI
Investments LLC, which called the property "Interstate Land." It was annexed to the City and zoned
in April 1989. It has been rezoned twice since, most recently in April 2000. An Overall Development
Plan ("ODP") was approved in 2004.
Adjacent Properties
In addition to Gateway at the northwest corner, the other properties at the corners of Prospect and I-
25 are:
• Southwest Corner: 142-acre tract owned by Colorado State University Research Foundation
("CSURF"). The property is annexed to the City and zoned for employment and commercial
development. Its proposed use is for a high-tech campus to house spin-offs from CSU and other
R&D uses.
• Northeast Comer: 129.4 acres owned by Rudolph Farms. The property is annexed and zoned
for commercial development. Its proposed uses include retail, industrial, assisted living facilities
and a church.
• Southeast Corner: 17.4 acres owned by Paradigm. The property is annexed and zoned for
commercial development. Proposed uses are the permitted commercial uses, and would include
retail, restaurants, fast food and office/warehouse.
Additional properties surrounding Gateway
• To the South, the Colorado Welcome Center owned by Colorado State University, a CDOT rest
area, a strip owned by the City, and a 12.5-acre tract owned by K and M Company.
• To the West, Boxelder Subdivision and Sunrise Acres Subdivision, both older Larimer County
residential subdivisions.
• To the North, a fully developed Larimer County industrial park.
• In addition to the foregoing, the 110 acre Poudre School District site is just east of the Northeast
Corner, on the north side of Prospect Road, and is planned for a Senior High/Middle School and
associated athletics fields. Construction of the school was approved as part of the recent $375
Million Poudre School District Bond Issue.
Page 1 444 Mourtain Ave. 970.532.5891
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DRAWN BY: SJT SHEET NO:
ENGINEERING
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301 N. Howaa SvwL Suite 100 PHONE: 970.221,4156
Fort Collim, Goiwaix 90571 wwwuwMwnrginemirg.corn ISSUED: 2017-01-05
For example, if and when Parcel J enters the development review process, and then
only after P.D.P. approval, but prior to recording Final Plan, the Engineering Department
will prepare a street vacation ordinance for Council's consideration. Council will only
vacate the existing public right-of-way with the assurance, and contingent upon, that the
Final Plan dedicating a viable alternative is properly recorded and can, therefore, be
relied upon to serve future development.
There is no downside to zoning public right-of-way even if Parcel J of the O.D.P. does
not develop in a timely fashion. What's unique in this case is that the public right-of-way
in question is planned to be vacated and become part of a development parcel.
Based on the revised Rezoning Map, which now consolidates two parcels zoned E,
Employment, into one parcel, the additional land area associated with this right-of-way,
legal descriptions and size of the affected parcels have been adjusted accordingly. -
Initially Submitted:
As Revised With Public Right
-of -Way:
Parcel 1, E,
2.575 ac.
Parcel 1, E,
10.034 ac.
Parcel 2, E,
7.136 ac.
Parcel 2, L-M-N
12.403 ac.
Parcel 3, L-M-N,
12.269 ac.
----------------------------------------
Total:
21,298 ac.
-----------------------------------------
Total:
22,266 ac.
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MEMORANDUM
TO: Planning and Zoning Board
THROUGH: Tom Leeson, C.D.N.S. Director
Cameron Gloss, Planning Manager
FROM: Ted Shepard, Chief Plannerl-r
DATE: January 5, 2017
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970,224,6134 - fax
(cgov com/currentplanning
RE: Gateway at Prospect Rezoning Request — Adjustments to Land
Area Calculations Due to Anticipated Vacation of Existing Boxelder
Drive Public Right -Of -Way
As submitted, this rezoning request includes up -zoning one parcel currently zoned L-M-
N, Low Density Mixed -Use Neighborhood, and down -zoning two parcels currently zoned
E, Employment, to Medium Density Mixed -Use Neighborhood. Combined, these tracts
form Parcel J on the Amended Overall Development Plan.
There is a fourth parcel, however, that was not included in the initial Rezoning Map
submittal. This fourth parcel is the dedicated, but not yet constructed, Boxelder Drive.
This public right-of-way totals .457 acre, and is adjoined on three sides by land owned
by the applicant. As such, it is expected to be vacated with the land area reverting back
to the applicant. A future north -south minor collector street, located approximately 293
feet to the west (as measured from centerline to centerline), would replace Boxelder
Drive and serve all of the area of the O.D.P. that is west of the Southwest Frontage
Road.
The Rezoning Map has been adjusted to now include this existing Boxelder Drive right-
of-way and is the document that accompanies the Rezoning Request. (See exhibit.)
It is timely and efficient to include this right-of-way in the Rezoning Request at this time
rather than wait for the road to be vacated by City Council and then have to process an
additional Rezoning Request in the future. This is because City Council will only
consider vacating public right-of-way at the end of the Final Plan review process.
Agenda Item 2A
4. Multi -family development on the subject 21.98 acres (also designated as Parcel J on the
Amended Gateway at Prospect Overall Development Plan), shall be capped at 276 dwelling
units.
5. Multi -family development on the subject 21.98 acres must be designed such that buildings do
not exceed 40 feet in height. Masonry exterior materials must be provided on the front
elevations up to at least the top of the first floor. Off-street parking must not be located
between buildings and streets (public or private) to the maximum extent feasible.
6. A transitional landscape buffer ranging between 9 and 88 feet must be provided between the
rear (east) property lines of the adjoining County parcels and the western edge of the future
north -south collector road, as well as along the north property line of 3604 E. Prospect Road.
Further, such area shall be densely landscaped, with an emphasis on northern portion, and
overall, must include a mix of Evergreen and Deciduous trees and other plants, undulating
earthen berms, sustainable ground covers and proper irrigation in order to establish an
effective and aesthetically pleasing land use transition.
7. The multi -family buildings that are placed along the future north -south street must be setback
from the property line by no less than 15 feet.
ATTACHMENTS
1. Aerial Map - Big Picture (JPG)
2. Aerial Map - Close -Up (JPG)
3. E. Prospect Corridor Features Map (JPG)
4. E. Prospect Corridor Zoning Map (JPG)
5. Exhibit One - Catalyst Areas (DOCX)
6. City Plan M-M-N Purpose & Policies (PDF)
7. Exhibit Two - Comparison of MMN Zones by Acreage (PDF)
8. Gateway at Prospect Rezone Applicant's Justification (PDF)
9. Rezoning Map (PDF)
10. Gateway at Prospect O.D.P. (PDF)
11. Multi -Family Conceptual Site Plan (PDF)
12. Gateway at Prospect 1 st Neigh. Mtg. Summary (DOCX)
13. Gateway at Prospect 2nd Neigh. Mtg. Summary(DOCX)
14. Gateway at Prospect 2nd Neigh. Mtg. Summary(DOCX)
15. Transportation Impact Study (PDF)
16. Adjustment to Land Area Calculations — Boxelder Drive (PDF)
Item # 2A Page 16
Agenda Item 2A
area which indicates that multi -family housing would contribute to the mix of housing choice but not
dominate the neighborhood.
10. Neighborhood Information Meeting:
Per Section 2.9(B), a neighborhood meeting is not required except that with respect to quasi-judicial
map amendments (rezoning) only, the Director may convene a neighborhood meeting to present and
discuss a proposal of known controversy and/or significant impacts. A neighborhood meeting was held
on December 19, 2016. (Note that two earlier meetings were held in conjunction with the Amended
Overall Development Plan and the Request for an Addition of Permitted Use. The request for an A.P.U.
was withdrawn and replaced by a request for rezoning. All three neighborhood meeting summaries are
attached since the issues related to potential multi -family development are similar whether entitled by an
A.P.U. or rezoning.) One of the results of this public outreach is the recommendation of seven conditions
of approval.
11. Conclusion and Findings of Fact:
In reviewing the request to rezone the two subject parcels from L-M-N and E to M-M-N, a total of 21.98
acres, staff makes the following findings of fact:
A. The request to rezone 12.27 acres from L-M-N, Low Density Mixed -Use, and 9.71 acres of E,
Employment, a total of 21.98 acres, to M-M-N, Medium Density Mixed -Use Neighborhood
complies with the standards and criteria of Section 2.9(H) of the Land Use Code.
B. In order to encourage and facilitate the orderly development of the 21.98 acres, seven conditions
of approval are recommended as allowed by Section 2.9(I).
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board recommend that City Council approve Gateway
at Prospect Rezoning, #REZ160001, based on the Findings of Fact of the Staff Report, subject to the
following conditions:
1. Development on the subject 21.98 acres shall be limited to multi -family dwellings.
2. Multi -family development on the subject 21.98 acres (also designated as Parcel J on the
Amended O.D.P.) must include four distinctly different building designs as defined by the
Section 3.8.30(F)(2) — Design Standards for Multi -Family Dwellings — Variation Among
Buildings.
3. Multi -family development on the 21.98 acres that are the subject of the rezoning, must be
designed with a framework of streets (public or private) and that buildings are oriented to
these streets to the maximum extent feasible. In addition, ground floor units must face such
streets with each unit having an individual entrance. Further, such street -facing units must
include a front porch or stoop that is connected to the sidewalk through a walkway. Where it
is not possible to orient a building to a street, such buildings must comply with the pedestrian
connectivity standards of Section 3.5.2(D) — Relationship of Dwellings to Streets and Parking.
Item # 2A Page 15
Agenda Item 2A
Northeast (Vacant —White Brothers):
• C-G, General Commercial 15 acres
• I, Industrial 117 acres
Total: 469 acres
As can be seen, there is no M-M-N zoning within the four quadrants of the interchange covering a total
of 469 acres. In contrast, a square mile section is 640 acres and defined by section line roads typically
classified as arterial streets. On a city-wide basis, with the exception of natural areas, it is rare to find
such a large area as 469 acres that does not include either M-M-N zoning, or comparable multi -family
housing developed under different zoning or under prior law. Allowing M-M-N on the subject site would
result in creating opportunities to locate housing in close proximity to a variety of potential workplaces.
Further, such M-M-N zoning would be the only such zone within a 1.5 mile radius.
Staff finds that this arrangement of zoning would also result in a logical and orderly development pattern
for east -central Fort Collins.
8. 1-25 Sub -area Plan:
The 1-25 Sub -area Plan was adopted in August of 2003. The Plan states:
"Due to the recent adoption of the Mountain Vista Subarea Plan, Fossil Creek Reservoir Area
Plan, and East Mulberry Corridor Plan, along with the Harmony Corridor Plan (1995), the 1-25
Subarea Plan mainly deals with the area located east of 1-25 from around the Prospect Road
interchange on the south, to County Road 52 on the north, and County Road 5 on the east. "
(Pages v — vi.)
The plan area map indicates that the westerly limit of the study area north of Prospect Road is the
alignment of Boxelder Creek. Since the subject parcels are west of Boxelder Creek, they are outside
boundary of the 1-25 Sub -area Plan.
9. Comparison of the Size of the Proposed M-M-N zone with Existing M-M-N Zone Districts:
For comparison purposes between the size of the proposed rezoning and existing zoning on a city-wide
basis, Staff has selected a sample of 24 M-M-N zoned areas, totaling 488 acres, including the subject
site, that were not fully developed in 1997. (The year of the adoption of the Land Use Code that
established the concept of the M-M-N zone district). The areas were then ranked in order by size.
(Exhibit Two, attached.) Based on this sample:
• Range: The 24 areas range in size from 8.43 acres to 44.46 acres.
• Average: The average size is 18.96 acres.
• Median: The median size is 15.67 acres.
As can be seen, at 21.98 acres, the subject rezoning is within the range of the sample and slightly above
the average and median sizes. Establishing M-M-N zoning on a parcel that is 21.98 acres, therefore, is
not an outlier. Further, relative to the 177 acre O.D.P., the 21.98 acres represents 12.40% of the total
Item # 2A Page 14
Agenda Item 2A
covers and proper irrigation in order to establish an effective and aesthetically pleasing
land use transition.
Condition Number Seven: The multi -family buildings that are placed along the future
north -south street must be setback from the property line by no less than 15 feet.
Staff, therefore, finds that the proposed rezoning of the subject 21.98 acres to M-M-N, as
conditioned, is compatible with existing and proposed uses and is the appropriate zone district for
the land.
6. 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, Aiir,
Noise Stormwater Management, Wildlife, Vegetation, Wetlands and the Natural
Functioning of the Environment.
Under current L-M-N zoning, multi -family is permitted but capped at three specific metrics. In addition,
there are over 30 permitted uses ranging from single-family detached to convenience retails stores with
fuel sales. This wide range is intentional and specifically calibrated to create mixed -use neighborhoods
as envisioned by City Plan.
Under current E, zoning, multi -family housing is also permitted with no caps on the three aforementioned
metrics. In addition, there are over 67 permitted uses ranging from single family detached to light
industrial. This wide range of uses is intended to provide locations for a variety of workplaces.
Secondary uses are allowed to support primary uses and to allow residential in close proximity to
employment.
Up -zoning 12.27 acres of L-M-N and down -zoning 9.71 acres of E, to 21.98 acres of M-M-N would not
create any different impact on natural habitats and features than the impacts associated with the
permitted uses in the underlying zone districts. The wide range of currently permitted uses is roughly
comparable to M-M-N permitted uses, particularly the non-residential commercial uses. The rezoning to
M-M-N would not result in significant adverse impact on the stated criteria.
7. Whether and the Extent to Which the Proposed Amendment Would Result in a Logical and
Orderly Development Pattern.
The current zoning around the four quadrants of the 1-25/Prospect Road interchange is as follows:
Northwest (Vacant - Gateway at Prospect O.D.P.)
• C-G, General Commercial
27 acres
• E, Employment
60 acres
• L-M-N, Low Density Mixed -Use Neighborhood
68 acres
• U-E, Urban Estate
22 acres
Southwest (Vacant — CSURF):
• E, Employment
143 acres
Southeast (Vacant — Paradigm Properties):
• C-G, General Commercial
17 acres
Item # 2A Page 13
Agenda Item 2A
future street that will contribute to overall buffering and separation. Combined, these buffers, distances
and setbacks contribute to buffering and mitigation of any negative impacts.
Per Section 5.1.2 of the Land Use Code, compatibility is defined as:
"Compatibility shall mean the characteristics of different uses or activities or design which allow
them to be located near or adjacent to each other in harmony. Some elements affecting
compatibility include height, scale, mass and bulk of structures. Other characteristics include
pedestrian or vehicular traffic, circulation access, and parking impacts. Other important
characteristics that affect compatibility are landscaping, lighting, noise, odor and architecture.
Compatibility does not mean `the same as." Rather, compatibility refers to the sensitivity of
development proposals in maintaining the character of existing development."
Staff recognizes that a number of existing County subdivisions are now included within the City's Growth
Management Area. For example, four County subdivisions that are now annexed and are in close
proximity to either multi -family or commercial development include:
• Fairway Estates — 301 East Harmony and Brickstone P.D.P.
• Fossil Creek Meadows — Fossil Creek Condominiums
• Harmony Half Acres — Caribou Apartments
• Applewood Estates — Red Tail Ponds
In each of these cases, the extent of separation and buffering varies but as each multi -family project was
reviewed; all aspects of compatibility were evaluated.
The proposal to introduce M-M-N zoning, in relationship to Boxelder Estates and other adjacent
properties, is proportional to that of similar relationships found within the City's Growth Management
Area. Due to the privately -owned buffer, there will be no street connections and thus no traffic impacts.
The multi -family housing can be placed at distances that are equal to or greater than similar land use
relationships found throughout the City. In addition, compatibility can be achieved by requiring the
elements of compatibility to be implemented at the P.D.P. stage. Consistent with City Plan and existing
development patterns, the existence of a County semi -rural, residential subdivision does not preclude
the City from realizing the goals of compact urban form and opportunities for a variety of housing in all
parts of the City.
In order to ensure that any subsequent P.D.P. complies with the applicable compatibility criteria, Staff
recommends the following three conditions of approval:
Condition Number Five: Multi -family development on the subject 21.98 acres must be
designed such that buildings do not exceed 40 feet in height. Masonry exterior materials
must be provided on the front elevations up to at least the top of the first floor. Off-street
parking must not be located between buildings and streets (public or private) to the
maximum extent feasible.
Condition Number Six: A transitional landscape buffer ranging between 9 and 88 feet
must be provided between the rear (east) property lines of the adjoining County parcels
and the western edge of the future north -south collector road, as well as along the north
property line of 3604 E. Prospect Road. Further, such area shall be densely landscaped,
with an emphasis on the northern portion, and overall, must include a mix of Evergreen
and Deciduous trees and other plants, undulating earthen berms, sustainable ground
Item # 2A Page 12
Agenda Item 2A
• A commitment by CDOT to match the aforementioned $14 million dollars to construct the
interchange improvement so that the interchange could be improved at the same time as the
lane widening project and benefit from economies of scale.
Improvements by the Boxelder Basin Regional Stormwater Authority to control flooding along
Boxelder Creek adjacent to the Gateway at Prospect O.D.P. at an estimated cost of $10.5
million dollars.
• Passage of the Poudre School District Bond Issue which funds the construction of a high
school and middle school campus on the 110-acre parcel north of Prospect Road and east of
1-25 at an estimated cost of $125.5 million dollars.
• Adoption of the City of Fort Collins Parks and Recreation Trails Master Plan which calls for a
regional trail along Boxelder Creek and between the two irrigation ditches within the Gateway
at Prospect O.D.P.
• Adoption of the City of Fort Collins Parks and Recreation Master Plan which calls for a future
public neighborhood park within the Gateway at Prospect O.D.P.
• The conveyance of the former (143 acres) City of Fort Collins Sludge Farm, south of
Prospect Road, to Colorado State University Research Foundation, and rezoning the parcel
from P-O-L, Public Open Lands, to E, Employment.
• Ratification of an Intergovernmental Agreement between the City of Fort Collins and the
Town of Timnath on the boundaries of their respective Growth Management Areas. Based
on the Timnath G.M.A., existing agricultural land is expected to develop at an urban level of
residential density.
As can be seen, there are a number of significant changes within the neighborhood surrounding and
including the subject property over the past 12 years. Staff contends that proposed rezoning is
warranted by these changes.
5. 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 177 acres of Gateway at Prospect O.D.P are undeveloped. Regarding the various residential
parcels to the west, the applicant has provided an exhibit that illustrates an on -site transitional buffer
ranging from 9 to 88 feet, located between the rear property lines of the County parcels to the edge of
the future north -south street.
The exhibit also shows the off -site separation between the existing houses to the west to the A.P.U.'s
onsite transitional buffer ranging from 35 to 787 feet. These physical separations are effective in
achieving compatibility.
In addition, while not a buffer, the future north -south public street will include 76 feet of total right-of-way
plus 18 feet of total utility easement (94 feet) which contributes to separation. Finally, there would be
on -site design aspects, such as building setbacks and front yard landscaping on the east side of the
Item # 2A Page 11
Agenda Item 2A
Access from the proposed M-M-N parcels to the areas zoned General Commercial would be via an east -
west local connector street and the existing north -south Southwest Frontage Road, designated as a
collector roadway, both of which include public sidewalks.
Q. "Policy LIV 43.3 — Support Transit -Supportive Development Patterns: Support the incorporation
of higher intensity, transit -supportive development along Enhanced Travel Corridors through infill
and redevelopment. Encourage the densities and broader mix of uses necessary to support
walking, bicycling, and transit use while accommodating efficient automobile use." (Page 95.)
Per the City's Structure Plan Map, East Prospect Road is designated as an Enhanced Travel Corridor.
Locating multi -family housing, zoned M-M-N, at the subject site broadens the mix of uses and fulfills this
policy.
R. Catalyst Project Area: Catalyst areas are viewed as places for ongoing and new public and
private sector initiatives that use a multi -disciplinary and triple bottom line approach, addressing
economic, environmental and social factors in a balanced manner. City Plan focuses on City
actions that can inspire private sector response and create catalytic change. (Page 157.)
The Prospect/1-25 Gateway is identified as one of 14 Catalyst Project Areas. Staff has prepared an
Exhibit (Exhibit One, attached) listing these areas and demonstrating the extent to which they include M-
M-N zoning, or zoning that permits multi -family (at greater than 12.00 dwelling units per gross acre) or
existing multi -family (again, at greater than 12 d.u./a.) The Exhibit shows 11 of the 14 areas meet these
criteria.
The Prospect/1-25 Gateway is one of three Catalyst Areas that is not presently zoned to allow multi-
family at greater than 12 d.u./a. (Portions of the other two areas include land that is not yet annexed
and zoned.)
Staff contends that the greater the mix of land uses and variety housing choices, the greater the
potential for creating a critical mass that would position the area for catalytic change per the vision
outlined in City Plan. In other words, it's hard to imagine areas of the City where catalytic change is
anticipated without having the full complement of housing variety and mixed -uses.
4. Warranted by Changed Conditions Within the Neiqhborhood Surrounding and Including
the Subject Property:
Here's what changed since the last rezoning in 2004:
• A commitment by CDOT to widen 1-25 to three lanes between Mulberry Street and Loveland
at an estimated cost of $235 million dollars to be constructed beginning in 2018.
• A commitment by the owners of land at the four quadrants of 1-25 and Prospect Road to
collectively contribute up to $7 million dollars to widen the 1-25/Prospect Road interchange
estimated to cost a total of $28 million dollars. This interchange improvement is not currently
a part of the lane widening project of 2018. If not included in this lane widening, then the
interchange improvement would be delayed until 2035.
• A feasibility analysis by the City of Fort Collins and the Town of Timnath to collectively
contribute up to $7 million dollars to widen the 1-25/Prospect Road interchange.
Item # 2A Page 10
Agenda Item 2A
proximity to transit, commercial services and employment. In addition, the proposed M-M-N parcel is
within easy walking or biking distance to the future public neighborhood park and the proposed regional
bike trail. Finally, the three zone districts are all part of an Overall Development Plan and will function
together by virtue of a connected pattern of streets and blocks.
O. "Principal LIV 29: Medium Density Mixed -Use Neighborhoods include a mix of medium density
housing types, providing a transition and link between lower density neighborhoods and a
Neighborhood, Community Commercial or Employment district." (Page 80.)
As noted, the subject parcels include 21.98 acres which are located between the lower density existing
County subdivision to the west and the L-M-N parcels within the O.D.P. and the parcels zoned C-G,
General Commercial and E, Employment per the Gateway at Prospect O.D.P.
The proposed M-M-N zone would adjoin County Residential zoning. There are eight abutting properties.
Initially, from strictly a zoning perspective, this juxtaposition may seem abrupt but distances between the
existing houses to the west and the subject site are significant. (The applicant has prepared an
illustrative map showing these separations.) While zoning is but one tool to achieve land use transition
and compatibility, other tools, at a finer grain, are equally effective in accomplishing the same objective.
The land development standards in Article Three of the Land Use Code are specifically intended to
ensure that new development is of high quality, and that impacts are identified and mitigated in order to
achieve compatibility.
The applicant has included, for information purposes, a conceptual site plan indicating a multi -family
project that shows up to 276 dwelling units. Distributed over 21.98 acres, the average residential
density would be 12.56 dwelling units per gross acre. This slightly exceeds the required minimum
density of 12.00 d.u./a for parcels greater than 20 acres in the M-M-N zone.
(For comparison purposes, it is interesting to note that in the L-M-N zone, a single phase is allowed to
be developed multi -family dwelling units up to a maximum of 12.00 d.u./a but only as long as the overall
project does not exceed 9.00 d.u./a., there are no more than 12 units per building and no more than
14,000 square feet per building.)
In order to ensure that future multi -family development at this location, under M-M-N zoning, takes its
place within the transitional hierarchy called for in the City Plan policy, staff recommends the following
condition of approval:
Condition Number Four: Multi -family development on the subject 21.98 acres (also
designated as Parcel J on the Amended Gateway at Prospect Overall Development Plan),
shall be capped at 276 dwelling units.
(Note that this metric is capped by number of dwelling units and not by the ratio of dwelling units per
acre. This is because, based on past experience, by the time of the submittal for the Project
Development Plan, the number of gross acres may decrease or otherwise fluctuate due to land being
conveyed or dedicated for a variety of public improvements, utilities, or common open space/amenities.)
P. "Principal LIV 29-3: Integrate the design of a Medium Density Mixed -Use Neighborhood with a
Neighborhood Commercial or Community Commercial District. Residents should be able to
easily get to the Commercial District without the need to use an arterial street." (Page 80.)
Item # 2A Page 9
Agenda Item 2A
zoned Employment and east of 1-25 there are 132 acres zoned C-G and I. The proposed multi -family
component will include buildings that front on public streets with individual ground floor units featuring
their own entrance and connecting walkways to the maximum extent feasible. The multi -family
dwellings will be within approximately one -quarter of a mile of the future public neighborhood park, a
future commercial center and adjacent to the proposed Boxelder Creek Regional Trail.
Staff finds that the multi -family component, as proposed, would be integrated into the larger
neighborhood in a town -like pattern unlike a prototypical apartment complex with series of inward -facing
buildings served by nothing but common breezeway entrances and perimeter parking lots. M-M-N
zoning would contribute to supporting commercial uses that would serve the larger neighborhood. The
proposed rezoning is found to conform to the basic design characteristics and amenities of the M-M-N
zone. In order to ensure that any subsequent P.D.P. comply with these basic design characteristics,
Staff recommends the following condition of approval:
Condition Number Three: Multi -family development on the 21.98 acres that are the
subject of the rezoning, must be designed with a framework of streets (public or
private) and that buildings are oriented to these streets to the maximum extent
feasible. In addition, ground floor units must face such streets with each unit having
an individual entrance. Further, such street -facing units must include a front porch or
stoop that is connected to the sidewalk through a walkway. Where it is not possible to
orient a building to a street, such buildings must comply with the pedestrian
connectivity standards of Section 3.5.2(D) — Relationship of Dwellings to Streets and
Parking.
N. "Medium Density Mixed -Use Neighborhoods — Purpose:... are intended to be setting for a
diverse mix of concentrated housing within easy walking or biking distance of transit, commercial
services, employment, and parks or recreational amenities. Neighborhoods may also contain
other moderate -intensity, neighborhood serving uses of a complementary scale and character.
Buildings, streets, bike and walking paths, and open spaces and parks will be configured to
create an inviting and convenient living environment. Medium Density Mixed -Use
Neighborhoods are intended to function together with surrounding Low Density Mixed -Use
Neighborhoods and a centrally located Neighborhood or Community Commercial District,
providing a more gradual transition in development intensity and use. Medium Density Mixed -
Use Neighborhoods will be further unified with surrounding neighborhoods and districts through a
connected pattern of streets and blocks. " (Page 80).
The prototypical arrangement of M-M-N zoning on a city-wide basis is that such zones are generally
located between N-C, Neighborhood Commercial or C-C, Community Commercial and L-M-N, Low
Density Mixed -Use Neighborhood. This hierarchy places the commercial properties along the arterial
streets, bounded by M-M-N, which in turn is then bounded by L-M-N.
As proposed, the subject 21.98 acres are bounded by the following:
• North: L-M-N, Low Density Mixed -Use Neighborhood (55.6 acres)
• South: East Prospect Road (500 linear feet of frontage)
• East: C-G, Commercial (27 acres)
• West: County Residential
While the proposed rezoning arrangement does not perfectly comply with the prototypical relationship
among the three zones, all three zones are represented, and concentrated M-M-N housing is in close
Item # 2A Page 8
Agenda Item 2A
Rezoning the subject parcels to M-M-N will enrich the mix of housing types. At the master plan level,
Gateway at Prospect includes a public neighborhood park, regional trail, future shopping and
employment opportunities.
J. "Principle LIV 21: New neighborhoods will be integral parts of the broader community structure,
connected through shared facilities such as streets, schools, parks, transit stops, trails, civic
facilities and a Neighborhood Commercial Center or Community Commercial District." (Page
73.)
As noted, the vision for Gateway at Prospect O.D.P. is to build on the success of other large-scale
master -planned neighborhoods such as Rigden Farm, Oak Ridge, Miramont, The Landings,
Sidehill/Bucking Horse and the like. All of these mixed -use neighborhoods include multi -family housing
at typical M-M-N densities. With 177 acres, the goal is to create a neighborhood with a variety of
housing types, a neighborhood park, a regional trail and a commercial area. Multi -family housing will
contribute to fulfilling these policies in a manner that is customary to the City's established development
pattern.
K. "Principle LIV 22: The design of residential neighborhoods should emphasize creativity, diversity
and individuality, be responsive to its context, and contribute to a comfortable, interesting
community." (Page 74.)
Multi -family housing on 21.98 acres of a 177-acre O.D.P. will add housing diversity and help create a
mixed -use neighborhood.
L. "Policy LIV 22.1: Vary Housing Models and Types. Provide variation in house models and types
in large development, along with variations in lot and block sizes, to avoid monotonous
streetscapes, increase housing options, and eliminate the appearance of a standardized
subdivision." (Page 74.)
Adding M-M-N zoning to the Gateway at Prospect O.D.P. will contribute to the mix of housing types and
options within a large, unified development. Streetscapes will include buildings facing streets with front
doors and connecting walkways to avoid the appearance of a standardized subdivision. Per Section
3.8.30(F)(2) — Design Standards for Multi -Family Dwellings — Variation Among Buildings, projects
containing more than five buildings must provide at least three distinctly different building designs
(excluding clubhouse). In order to ensure compliance with this City Plan policy, and to ensure the
elimination of the appearance of standardized land development, staff recommends the following
condition of approval:
Condition Number Two: Multi -family development on the subject 21.98 acres (also
designated as Parcel J on the Amended O.D.P.) must include four distinctly different
building designs as defined by the Section 3.8.30(F)(2) — Design Standards for Multi -
Family Dwellings — Variation Among Buildings.
M. "Policy LIV 22.2: Provide Creative Multi -Family Housing Design. Design smaller multi -family
buildings to reflect the characteristics and amenities typically associated with single family
detached houses. These characteristics and amenities include orientation of the front door to a
neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking
and storage, access to sunlight, privacy and security. " (Page 74.)
As mentioned, Gateway at Prospect O.D.P. will include public streets, a public neighborhood park, a
regional trail, a commercial center and employment uses. South of Prospect Road there are 143 acres
Item # 2A Page 7
Agenda Item 2A
Rezoning the subject parcels to M-M-N will allow multi -family development within the 177-acre Gateway
at Prospect O.D.P. thus enriching the mix of housing. Currently, there is no M-M-N zoning within a
radius of greater than one mile. (As noted, Bucking Horse Apartments is greater than one mile and this
multi -family project was the subject of an Addition of Permitted Use, not the result of M-M-N zoning.)
The subject parcels are within close proximity to land zoned for employment, industrial shopping and
services.
Amenities include the active outdoor recreation offered by Riverbend Ponds and Running Deer natural
areas and the future regional trail along Boxelder Creek.
G. "City Structure Plan Map Principles and Policies — Focus on a Compact Development Pattern:
Growth within the City will be focused to promote a compact development pattern by directing
urban development to well-defined areas within the Growth Management Area (G.M.A.). The
compact form of the city will also contribute to preserving environmentally sensitive areas and
rural lands, efficiently providing public services, and encouraging infill and redevelopment of
existing urban areas." (Page 66.)
Gateway at Prospect O.D.P. is not sprawl or leapfrog development. The 177 acres are annexed, zoned
and not at the edge of the Growth Management Area. The development pattern is expected to provide
three key objectives:
• Clustering the allowable density in the Urban Estate zone district will result in open space
and provide a land use transition along the western and northern edges;
• Compact development and urban character will be placed on the parcels zoned L-M-N, C-G,
I, and the prospective M-M-N;
• Natural resource protection will be provided along Boxelder Creek.
As noted, surrounding zoning is mixed ranging from Urban Estate to Industrial. 1-25 adjoins the O.D.P.
to the east. Since multi -family housing is expected to be distributed to all portions of the G.M.A., and
contribute to the vision for a compact development pattern, the rezoning fulfills the principles and
policies of the Structure Plan Map.
H. "City Structure Plan Map Principles and Policies — Provide an Interconnected Transit System:
An expanded public transit system is an integral component of the City Structure Plan Map. The
system is designed to provide for high -frequency transit service along major arterials and
Enhanced Travel Corridors. Feeder transit lines will provide connections from all major districts
within the city. The City's compact form will help make comprehensive, convenient, and efficient
transit service possible." (Page 66.)
Prospect Road is designated as an Enhanced Travel Corridor. The density gained by multi -family
housing will help support transit as an alternative mode of travel.
I. "Components of City Structure Plan Map — Neighborhoods: Neighborhoods will serve as the
primary building blocks of the community's built environment. Neighborhoods will be walkable
and connected and will include a mix of housing types. Neighborhoods will include destinations
within walking distance such as schools, parks, neighborhood shopping, and places of work and
civic uses." (Page 68.)
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Agenda Item 2A
compact development pattern and transportation options help reduce carbon emissions, reduce
impacts on climate change, and improved air quality. (Page 47.)
In terms of utilization of public services and land consumption, multi -family housing is efficient and
promotes compact urban growth. In addition, Prospect Road is designated as an Enhanced Travel
Corridor which means it will be served by transit in the future which offers an option in mobility.
C. "Growth Management Principle LIV 1: City development will be contained by well-defined
boundaries that will be managed using various tools including utilization of Growth Management
Area, community coordination, and Intergovernmental Agreements." (Page 49.)
The subject site has been annexed into the City for 28 years. The site does not represent an urban
edge condition, nor is 1-25 considered a hard edge, as the City's eastern boundary extends east to C.R.
5, a distance of greater than one mile. The City's boundary and Growth Management Area have been
established in conjunction with Larimer County and the Town of Timnath through a series of jointly
adopted Agreements. While the site may appear to be disconnected from the urban area, this is due to
the Poudre River floodplain, and two natural areas (Riverbend Ponds and Running Deer). The areas
that are not protected are zoned for urban levels of intensity. (See the City Zoning Map attached.) For
example:
• East of 1-25: C-G (15 acres), 1 (117 acres)
• South of Prospect: E (143 acres)
Development of the subject site, and the larger Gateway at Prospect O.D.P., represents sound growth
management practice within existing City limits, within the G.M.A. and in fulfillment of City Plan.
D. "Principal LIV 4: Development will provide and pay its share of the cost of providing needed
public facilities and services concurrent with development." (Page 50-51.)
The site is capable of being served with water and sanitary sewer by the East Larimer County Water
District and the Boxelder Sanitation District. Electricity and natural gas can be extended to serve the
site. Widening Prospect Road to the arterial standard will be accomplished by multiple established
mechanisms that ensure growth shall pay its own way. This includes improving the development's
direct frontage and any off -site improvements as may be necessary to mitigate the project's impacts and
achieve the City's adopted levels of service. In addition, all building permits will be assessed a wide
range of fees to fund a variety of improvements not the least of which is Street Oversizing Fee, which
funds improvements to arterial streets.
E. "Housing —Principal LIV 7: A variety of housing types and densities for all income levels shall be
available throughout the Growth Management Area." (Page 59.)
Multi -family housing has been identified as a critical component in the City's mix of housing on a city-
wide basis. For decades, the historic split between single family and multi -family housing has held at a
consistent 60% / 40% ratio. City Plan reinforces long-standing policies that multi -family housing must be
widely distributed and not concentrated around the Downtown or the C.S.U. campus. (Land Use
Policies Plan, 1979; City Plan, 1997, 2011.)
F. "Housing — Policy LIV 7.1: Encourage a Variety of Housing Types and Locations. Encourage a
variety of housing types and densities, including mixed -use developments that are well -served by
public transportation and close to employment centers, shopping, services and amenities."
(Page 59.)
Item # 2A Page 5
Agenda Item 2A
• Consistent with the City's Comprehensive Plan; and/or
• Warranted by changed conditions within the neighborhood surrounding and including the
subject property.
Additional considerations for rezoning parcels less than 640 acres (quasi-judicial):
• 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, -
Whether and the extent to which the proposed amendment would result in significantly
adverse impacts on the natural environment.
• Whether and the extent to which the proposed amendment would result in a logical and
orderly development pattern.
3. Consistent with the City's Comprehensive Plan:
The request to up -zone 12.27 acres from L-M-N to M-M-N and down -zone 9.71 acres from E to M-M-N
is supported by the following City Plan Principles and Policies:
A. "Community and Neighborhood Livability and Sustainability — Economy: A mix of housing options
throughout the community also accommodates residents of all income levels in the city near
places of work or other activity centers. " (Page 47.)
The request to rezone the subject parcels to M-M-N would add a housing type, multi -family, to the mix of
housing options in this area of the City at development parameters that exceed L-M-N metrics. The
nearest multi -family development is located 1.2 miles to the southwest in the Bucking Horse
neighborhood. Multi -family housing is envisioned to be in close proximity to major employment areas
and the subject parcels are located near existing and future workplaces in the following manner:
• Existing — Prospect East Business Park (1.05 miles to the west)
• Existing — Seven Lakes Business Park (.9 mile to the west)
• Future C-G, General Commercial (adjoining)
• Future I, Industrial (.5 mile to the east)
• Future E, Employment (adjoining)
Multi -family housing is one of 33 permitted uses in the M-M-N zone district. In order to ensure that
rezoning the subject parcels to M-M-N results in actual development of multi -family housing in fulfillment
with the City Plan policy, and not one of the other permitted non-residential land uses, staff recommends
the following condition of approval:
Condition Number One: Development on the subject 21.98 acres shall be limited to multi-
family dwellings.
B. "Community and Neighborhood Livability and Sustainability —Environment: Emphasis on
redevelopment, infill, historic preservation, and high -efficiency housing and buildings also helps
to divert waste and conserve water, energy and other environmental resources. Lastly, a
Item # 2A Page 4
Agenda Item 2A
The property was included in the City's Growth Management Area and was annexed in 1989 as the
Interstate Lands Annexation containing 192 acres. At that time, the parcel was zoned H-B, Highway
Business (157 acres) and R-P, Planned Residential (35 acres) with both zone districts conditioned that
any application for development be processed as a Planned Unit Development under the Land
Development Guidance System.
Then in 1997, the property was rezoned in the following manner:
• C, Commercial (44.7 acres)
• E, Employment (104 acres)
• L-M-N, Low Density Mixed -Use Neighborhood (15.7 acres);
• U-E, Urban Estate along the western edge as a buffer (21 acres).
This rezoning was part of a city-wide rezoning to implement the City's new comprehensive plan, City
Plan, and the new Land Use Code which created new zone districts and replaced the old districts and
the P.U.D. system.
About 20 years ago, the landowner at the time sold a parcel of land along the western edge of the
O.D.P. to the Cooper Slough Association / Boxelder Estates H.O.A. for a buffer. This rectangular strip
ranges in width between 100 and 125 feet for a length of about 1,880 feet and contains approximately
4.7 acres. This conveyance essentially precludes any street connection between the O.D.P. and
Boxelder Estates.
Then, in 2000, the size of the four zone districts was adjusted as part of a rezoning to reflect changing
market conditions. The effect of the rezoning was primarily to reduce the size of the E zone by 43 acres
and increase the size of the L-M-N zone by 53 acres. This rezoning affected 65 acres.
In 2004, an Overall Development Plan was approved that showed various configurations for the four
zone districts in the following manner:
• U-E, Urban Estate (21 acres);
• L-M-N, Low Density Mixed -Use Neighborhood (68.6 acres);
• E, Employment (60.9 acres);
• C-G, General Commercial (26.9 acres).
Interstate Land First Filing P.U.D. for a Harley Davidson dealership was approved in 1996 and consisted
of a 26,000 square foot building on a four -acre lot located along the S.W. Frontage Road.
In summary, since annexation in 1989, the parcel has been rezoned three times in 28 years.
2. Summary of the Review Criteria for Rezoning of Parcles Less Than 640 Acres:
Any amendment to the Zoning Map involving the zoning or rezoning of 640 acres of land or less (quasi-
judicial versus legislative) shall be recommended for approval by the Planning and Zoning Board or
approved by the City Council only if the proposed amendment is:
Item # 2A Page 3
Agenda Item 2A
restricted by the L-M-N metrics, the applicant has voluntarily requested a down -zoning to M-M-N in order
to create a unified development parcel with singular zoning.
The request to rezone the two subject parcels complies with the standards and criteria of Section 2.9(H).
In addition, and in compliance with Section 2.9(I), staff is recommending seven conditions of approval to
ensure that all aspects of the future multi -family development measures up to the principles and policies
of City Plan.
�n .MM.
in u.
o
Gateway at Prospect 1 inch = 1 000 feet
Overall Development Plan
& Rezoning —I'
1. Background:
The surrounding zoning and land uses are as follows:
N County, R, Residential (Sunrise Acres)
S E, Employment (Colorado Welcome Center and Colorado State University Research Foundation -
owned parcel)
E C-G, General Commercial (Vacant)
E I, Industrial (Vacant)
W County R, Residential and FA, Farming (Boxelder Estates and other County Residential Parcels)
Item # 2A Page 2
Agenda Item 2A
PROJECT NAME
GATEWAY AT PROSPECT REZONING #REZ160001
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to rezone 12.27 acres of land currently zoned L-M-N,
Low Density Mixed -Use Neighborhood and 9.71 acres of land currently
zoned E, Employment, a total of 21.98 acres, to M-M-N, Medium Density
Mixed -Use Neighborhood zone district. The rezoning request is being
submitted in conjunction with an Amended Overall Development for the
vacant land located generally at the northwest quadrant of 1-25 and East
Prospect Road. This area includes 177 acres and was formerly known as
Interstate Lands O.D.P. The site is presently zoned, from east to west, C-
G, General Commercial, E, Employment, L-M-N, Low Density Mixed -Use
Neighborhood, and U-E, Urban Estate.
APPLICANT: Fort Collins/1-25 Interchange Corner, LLC
c/o TB Group
444 W. Mountain Avenue
Berthoud, CO 80513
OWNER: Fort Collins/1-25 Interchange Corner, LLC
c/o Mr. Tim McKenna
2 N. Cascade Avenue, Suite 1490
Colorado Springs, CO 80903
RECOMMENDATION: Approval with seven conditions
EXECUTIVE SUMMARY
The rezoning request is being submitted in conjunction with the Amended Gateway at Prospect Overall
Development. The purpose of the request is to facilitate a future multi -development project on the
subject 21.98 acres (also designated as Parcel J on the Amended Overall Development Plan). While
multi -family is a permitted use in the L-M-N zone district, it is capped at 12 dwelling units per gross acre,
12 units per building and 14,000 square feet per building. The applicant seeks to develop a project that
exceeds these parameters. While multi -family is also permitted use in the E zone district, and not
Item # 2A Page 1