HomeMy WebLinkAboutSPRING CREEK FARMS REZONING ..... CONTINUED P & Z BOARD HEARING - 24-00C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSpring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 8
2. The proposed Structure Plan amendment and rezone is not supported by the City's
Comprehensive Plan policies and will not promote the public welfare.
3. There are no changed conditions within the neighborhood surrounding and including
the subject property that warrant the rezone.
4. The proposed rezoning is not compatible with the existing and proposed uses
surrounding the subject land, and is not the appropriate zone district for the land.
5. The proposed rezoning will not result in significantly adverse impacts on the natural
environment.
6. The proposed rezoning does not result in a logical and orderly development pattern.
RECOMMENDATION:
Staff recommends denial of the Spring Creek Farms Rezone and Structure Plan
Amendment, File #24-OOC.
ATTACHMENTS:
Zoning exhibit 8'/s° x 11" plan set
Site Vicinity Map
Applicant's written statement addressing compliance with City Plan policies
Market Analysis Summary
Demographic Profile
Trade Area Map
Neighborhood Information meeting summary
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 7
d. Will the rezoning result in significantly adverse impacts on the natural environment?
There is no evidence that the rezoning will result in significant adverse impacts to the
natural environment.
e. Will the rezoning result in a logical and orderly development pattern?
The rezoning is inconsistent with the development pattern envisioned under the City's
Structure Plan. This City Structure Plan configuration for Neighborhood Centers is a
different approach to commercial area design than the past. Structure Plan limitations
have been a response to proliferation of commercial developments along arterial streets,
like along College Avenue. The limits focus commercial services in a way that best
address the aesthetic and urban form implications, as well as traffic impacts, brought
about by strip development oriented to arterial streets.
NEIGHBORHOOD INFORMATION MEETING
Although quasi-judicial rezone applications are exempt from the neighborhood meeting
requirements, a neighborhood meeting was held to discuss the rezoning and structure
plan amendment on March 2, 2006. A summary of this meeting is attached. In general,
area residents provided a mixed response to the applicant's request. Some residents
expressed support for providing retail and restaurant uses closer to their neighborhood,
allowing convenient access to services without negotiating the Drake and Timberline
intersection. Others questioned the need for additional retail uses along the Timberline
frontage and expressed a fear that the minor rezoning request would "open the door" for
future commercial rezonings within the area. In the opinion of some residents, the
rezoning might increase the intensity of traffic and decrease the level of safety. During
the course of the meeting, there was considerable discussion about the anticipated
increase in traffic volumes along Timberline Road in the future, particularly in light of the
upcoming road widening project, and a fear that associated safety and congestion
issues will be exacerbated as the area becomes more developed.
FINDINGS OF FACT/CONCLUSIONS
In evaluating the request to amend the Spring Creek Farms Structure Plan minor
amendment and rezone, Staff makes the following findings of fact:
The Structure Plan amendment is not warranted since the existing mix of retail and
service uses found within the Rigden Farm Neighborhood Commercial Center
located directly across Timberline Road provides sufficient goods and services
necessary to sustain nearby neighborhoods. Further, the Rigden Farm
Neighborhood center has been effectively integrated with an overall street pattern,
design and scale that is compatible with the surrounding neighborhoods and not
segregated from them, and has been designed in a manner that fosters transit
service for the Center and surrounding neighborhoods.
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 6
In addition, Section 2.9.4[H][3] outlines additional considerations for quasi-judicial
rezonings:
"In determining whether to recommend approval of any such proposed
amendment, the Planning and Zoning Board and City Council may consider the
following additional factors:
(a) whether and the extent to which the proposed amendment is
compatible with existing and proposed uses surrounding the subject
land, and is the appropriate zone district for the land;
(b) whether and the extent to which the proposed amendment would
result in significantly adverse impacts on the natural environment,
including but not limited to, water, air, noise, stormwater management,
wildlife, vegetation, wetlands and the natural environment'
(c) whether and the extent to which the proposed amendment would
result in a logical and orderly development pattern."
4. Rezoning Request
a. Is the request consistent with the City's Comprehensive Plan?; and/or
As stated above under the Structure Plan amendment analysis, staff has concluded that
the proposal is inconsistent with the principles and policies of City Plan.
b. Are there changed conditions within the neighborhood surrounding and including the
subject property that warrant the rezone?
No. Changes to the immediate area since 2001, when the property was zoned MMN,
indicate that the essential services associated with the NC zone district are provided to
surrounding neighborhoods. The recently constructed Shops at Rigden Farm, located
diagonally across the intersection from the property, fulfills the basic consumer demands
needed to serve multiple neighborhoods located within a reasonable distance. Tenants
of this Center include a King Soopers supermarket with a pharmacy, a freestanding
bank, gas station, and several existing and future inline retailers providing a range of
goods and services. Further, the Timberline Center was approved in December 2005
that provides additional services within the Timberline Road corridor.
c. Is the rezone request compatible with existing and proposed uses surrounding the
subject land and is it the appropriate zone district for the land?
As mentioned, the proposed NC zone district is not an appropriate zone district given the
property's proximity to the NC district in place cater corner from the site and the other
opportunities for non-residential opportunities already afforded within the MMN zone
district.
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 5
Plan. An ETC provides high frequency /high efficiency travel opportunities, including
transit services that link activity centers within the City. The Rigden Farm Neighborhood
Center provides special design opportunities, including a future bus stop and a site plan
with enhanced pedestrian access to and from the future bus stop located along
Timberline Road.
Since there is no adopted Subarea or Corridor Plan for the Timberline road frontage,
staff relies on the Structure Plan and zone district designations to provide guidance. The
direction of these two documents points to a concentration of retail rather than along
street frontages, i.e.- the area is not zoned C, Commercial because the community is
trying to avoid replication of another "College Avenue".
3. Provisions of the Proposed NC Zone District
Under Section 4.19 of the Land Use Code, 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 the NC 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. In addition to retail and service uses, the District may include
neighborhood -oriented uses such as schools, employment, daycare, 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 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.
Land Use Code Criteria For Rezoning
Section 2.9.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-
judicial rezonings. This section states:
"Any amendment to the Zoning Map involving the zoning or rezoning of six
hundred forty (640) acres of land or less shall be recommended for approval by
the Planning and Zoning Board or approved by the City Council only if the
proposed amendment is:
(a) consistent with the City's Comprehensive Plan; and/or
(b) Warranted by changed conditions within the neighborhood
surrounding and including the subject property."
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 4
Staff contends that a change in the Structure Plan is not warranted given the existence
of the Shops at Rigden Farm. This new commercial center, located diagonally across the
intersection from the property, fulfills the basic consumer demands needed to serve
multiple neighborhoods located within a one mile radius. Tenants include a King
Soopers supermarket with a pharmacy, a freestanding bank, gas station, restaurants,
and several existing and future inline retailers providing a range of goods and services.
In fact, the applicant's submitted Market Conditions Map (labeled Exhibit E) quite clearly
substantiates the City staff's position. The map shows how Neighborhood Commercial
Centers have been strategically placed to capture the market within a short vehicle
commute and that can also readily allow for alternative travel methods, while limiting
their location so as to enhance the economic strength of NC districts so that they are
able to provide high quality amenities, and site and architectural design, as envisioned
under City Plan.
The submitted market analysis is flawed with respect to use of a 1.5 mile trade area
radius versus a 1 mile trade area radius, and the lack of attention given to other potential
non-residential uses within the immediate area. If a one mile trade radius is utilized for
Neighborhood Commercial centers within this quadrant of the community, area residents
are clearly served by existing and planned neighborhood scale commercial centers.
Those residing closer to Lemay Avenue, for example, are conveniently located near the
Scotch Pines Shopping Center, which is anchored by the Sunflower Market and provides
several other essential services. Similarly, the approved (but not constructed) Harmony
School Shops at the northeast corner of Timberline and Harmony will provide a full
range of services to neighborhoods south of Horsetooth Road. The study failed to
incorporate planned retail, restaurant and service uses provided within the recently
approved Timberline Center, located'/4 mile north of the subject property, and within the
approved Sidehill neighborhood center planned across the street and approximately''/2
mile to the north.
If the applicant desires to provide truly secondary and supportive commercial uses within
the MMN zone district, the existing zoning provides additional opportunities. First, the
Code allows up to 15% of the MMN zoned property for "secondary uses", including
Personal and Business Service Shops. Such uses are defined as "shops engaged in
providing services generally involving the care of the person or such person's apparel or
rendering services to business establishments such as laundry or dry cleaning retail
outlets, portrait/photographic studios, beauty or barber shops, employment service, or
mailing or copy shops". Second, the Land Use Code was amended this past year to
make provision for small-scale restaurants, deli's, coffee shops, and similar uses to be
incorporated into mixed -use buildings within the MMN zone under specific size and
operational limits.
The segment of Timberline Road between Harmony Road to Conifer (extended) has
also been designated as an Enhanced Travel Corridor (ETC) within the Comprehensive
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 3
the site located at the northwest corner of Drake and Timberline Roads as
"Neighborhood Commercial Center".
Review Criteria for Structure Plan Minor Amendments
Appendix C of City Plan outlines mandatory requirements for public notice, review
process and evaluation criteria for minor amendments to City Plan, including Structure
Plan map amendments. The Plan text states:
"A plan amendment will be approved if the City Council makes specific findings
that:
The existing City Plan and/or related element thereof is in need of the proposed
amendment; and
The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and the
elements thereof."
Relevant Principles and Policies of City Plan
PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet
consumer demands from surrounding Residential Districts for everyday goods and
services, and will be pedestrian -oriented places as a focal point for the surrounding
neighborhoods.
Policy MMN-3.1 Land Uses/Grocery Store Anchor. A grocery store, supermarket, or
other type of anchor (e.g., drugstore) should be the primary functional offering of these
Centers. A mix of retail, professional office, and other services oriented to serve
surrounding neighborhoods are the secondary offerings. The Neighborhood Commercial
Center will provide locations for some limited auto -related uses.
Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial Center
should be integrated in the surrounding Medium Density Mixed -Use Neighborhood,
contributing to the neighborhood's positive identity and image. Residents should be able
to easily get to the Center without the need to use an arterial street.
The Applicant has submitted a market analysis, demographic profile and current retail
inventory (documents attached) contending that the existing NC zoning at Rigden Farm
does not satisfy commercial demand within a 1.5 mile radius trade area. The market
analysis concludes that a need exists for an additional 182,000 square feet of
commercial space. In part, the Applicant attributes this to the transfer of three (3) acres
of the Rigden Farm development zoned NC as a senior housing development that will
not be developed for commercial uses, and that no other additional land within the trade
area is available to satisfy commercial demand.
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
March 16, 2006 P & Z Hearing
Page 2
S:
RL;
Meadows East Neighborhood (single family housing),
SE:
NC;
The Shops at Rigden Farm Neighborhood Commercial Center
MMN;
Rigden Farm multifamily housing
LMN;
Rigden Farm multifamily and single family housing, Timberline Church
E:
MMN:
Multi -family and single family (Sidehill), Cargil seed research facility, 2
historic farmsteads
W:
RL;
Existing Parkwood East neighborhood, UP/SP Railroad
tracks, city trail running adjacent to the railroad tracks
NW:
MMN;
Parkwood East Apartments,
POL;
Edora Pool and Ice Center, Edora Park, Spring Creek Trail.
The property was annexed in November 1997 as a portion of the "Timberline
Annexation."
The property was later zoned in 2001, as part of the larger 55-acre Johnson Farm
Rezone at the northwest corner of Timberline Road and Drake Road. This larger
property was rezoned from T-Transition to a combination of MMN (30 acres), LMN (18.6
acres) and E-Employment (7.2 acres).
The present 5-acre Spring Creek rezone request represents a portion of the Johnson
Farm property included within the 2001 rezoning.
In the 2001 rezoning, a market analysis of the site based on (then) current and future
land use inventory and absorption rates was submitted as one of a number of
considerations. The market analysis concluded that "this location is at a competitive
disadvantage for retail or employment uses because it has no direct connection to 1-25"
and that "nearby retail development in Rigden Farm will provide an attractive
convenience to prospective residents within walking distance of this site".
During the review of the 2001 rezone request, when the subject property received MMN
zoning, the staff and Planning and Zoning Board concluded that:
• the location of MMN is appropriate given the close proximity to the Neighborhood
Commercial Center in Rigden Farm with the MMN neighborhood supporting the
commercial uses and vice versa;
• the site is well suited for MMN uses because it is on a designated future high
frequency transit route; and
• the location is well suited for MMN uses because of the close proximity to
employment centers along Prospect, further south on Timberline, and along
Harmony Road.
2. Structure Plan Amendment
The City Structure Plan map designates the property as "Medium Density Mixed Use
Neighborhood". The applicant's request is to designate an L-shaped five acre portion of
ITEM NO. 9
MEETING DATE3/16/06
STAFF fame= (Incc
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Spring Creek Farms Rezoning and Structure Plan Amendment,
#24-OOC
APPLICANT: Jim Sell Design, Inc.
c/o Dave Shoup
153 W. Mountain Avenue
Fort Collins, CO 80524
OWNERS: SC Group Investments, LLC
6300 South Syracuse Way, Suite 293
Englewood, Co 80111
PROJECT DESCRIPTION:
This is a request to rezone approximately 5.05 acres of property located on the
northwest corner of Timberline Road and Drake Road from M-M-N, Medium Density
Mixed Use Neighborhood to NC, Neighborhood Commercial. The Structure Plan
designation for the property is Medium Density Mixed Use Neighborhood. The applicant
is proposing to amend the Structure Plan to correspond to the requested rezoning.
RECOMMENDATION: Denial
EXECUTIVE SUMMARY:
This is a Planning & Zoning Board recommendation to City Council on an amendment to
the City Plan Structure Plan map and concurrent request for a corresponding rezoning.
Staff finds the amendment to the Structure Plan to be inconsistent with the vision, goals,
principles and policies of City Plan. The rezoning fails to satisfy the criteria of Section
2.9.4 of the Land Use Code.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: MMN; Vacant
E; Planned City of Fort Collins Police Administration Building
I; Existing industrial uses, recently approved industrial and retail uses
(Timberline Center)
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT
Carneron Gloss Sp rin Creek Rezone _ Page 1.1
From:
"DAVES" <daves@jimselldesign.com>
To:
<cgloss@fcgov.com>
Date:
03/16/2006 2:21:23 PM
Subject:
Spring Creek Rezone
Cameron,
We are officially requesting that the Spring Creek Rezoning agenda item be
continued from the March 16, 2006 P&Z meeting to the April 20, 2006 P&Z
meeting. Thank you for your consideration and action on this matter.
Dave Shoup
Dave Shoup
Senior Project Manager
email: daves@jimselldesign.com
Jim Sell Design, Inc.
153 W. Mountain Avenue
Fort Collins, CO 80524
cell: 970412-2302
office: 970-484-1921
Fax: 970484-2443
CC: 'Bill Bergman" <blbergs@comcast.net>, "Peter Cudlip" <pmc@albdev.com>, "Jim Sell"
<jimsQimselldesign.com>, "DAVE S' <daves@jimselldesign,com>
Comn 4ty Planning and Environment Services
Office of the Director
City of Fort Collins
April 13, 2006
TO: Planning and Zoning Board
FROM: Greg Byrne, CPES Direct
b��/,�
SUBJECT: Spring Creek Farms Plat 1
The applicants for this rezoning have brought to my attention an inconsistency in various
staff statements, in different contexts and circumstances, when discussing this property.
decided that.it was important to clarify these for the Board.
The Land Use Code contains criteria for rezoning, including whether the proposal is:
Warranted by changed conditions within the neighborhood surrounding and
including the subject property.
The staff report finds that there are no changes in the immediate area since 2001. (page
6) However, in a meeting last September, the applicants were questioning what the likely
staff response would be to a potential rezoning of the subject property for a big box retail
use. In that meeting, I acknowledged changed conditions in the area brought about by the
decision to site the new Police Services building on a portion of the Spring Creek Farms
property. When the property was planned and zoned, we were unaware that the Police
building would be placed there. In that meeting, I noted that persuasive arguments could
be made both for and against the question of changed conditions, given the size of the
Police Building replacing what was to have been residential.
The applicants have also argued.that the widening of Timberline Road constitutes
changed conditions on the property. While acknowledging the changed physical
condition of the road as construction proceeds, it's also important to note that the Master
Street Plan has called for Timberline to be a major arterial (six lanes) since adoption of
the plan.
Finally, the applicants have argued that a reduction in the size of the Neighborhood
Center in Rigden Farms, by virtue of a few acres being devoted to congregate care land
use, contributes to changed conditions.
I offer these comments to the Board in the spirit of correcting an unfortunate appearance
of a lack of balance or inconsistency in staff comments over a period of months when
discussing the subject property. The Board should give whatever weight to them you
decide; they do not persuade the staff to alter our recommendation to you.
200 W. Mountain Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580
(970) 221-6601 • FAX (970) 224-6177
Q: What uses are desired by the applicant that are not allowed within the
MMN zone?
A: A full range of retail; restaurants greater than 1,100 square feet.
C: A Drake Road access point to the site which aligns with Sagebrush
Drive will create a safety issue for motorists.
C: Some neighbors perceive that traffic safety problems will increase if
commercial development occurs as planned under the rezoning.
C: The Parkwood/Parkwood East neighborhoods don't have access to a
commercial center without crossing an arterial street.
3
Q
= Question
A
= Answer
C
= Comment
Q: Who owns the property requested for rezoning?
A: The Cumberland Companies. The applicant has an option to purchase
the property from the Cumberland Companies and has been given the
right to apply for the rezoning.
Q: How will site lighting be designed?
A: No lighting plans have been designed yet. Detailed lighting plans are
submitted and evaluated at the time that the development plans are
reviewed. Lighting is subject to stringent standards found in the
City's Land Use Code that require shielding of light fixtures, and
other means to reduce glare and light spillover to surrounding areas.
Q: What type of tenants could the neighborhood expect to be within the
Center?
A: Financial institutions, restaurants, personal services. a deli, and a
range of general retail.
Q: How will the site be accessed from adjacent streets?
A: The City's Traffic Operations Department has stated that they will
limit access directly to the site from Timberline to a right-in/right-out
movement. 3/4 and potentially, full -movement access will be provided
from Drake Road.
Q: When will construction being on the NC -zoned site?
A: Later this year.
C: Once the "door is open", adding NC uses, it could set a precedent for
other commercial uses along Timberline Road.
Spring Creek Farms Rezoning Neighborhood Meeting
DATE:
TIME:
MEETING LOCATION:
CITY STAFF PRESENT:
March 2, 2006
7:00- 8:10 pm
Timberline Church, Room 202
Cameron Gloss, Current Planning Director
QUESTIONS, CONCERNS, COMMENTS, RESPONSES
10 Neighborhood residents and interested parties attended the advertised
neighborhood meeting. The meeting was structured both in an open house
format and as a facilitated discussion. The meeting began roughly at 7:00
pm and concluded at approximately 8:10 pm. .
The meeting began with an open house where parties could view several
graphics depicting the rezoning application, lists comparing permitted uses
within the NC and MMN zone districts, as well as conceptual site plans,
architectural elevations and renderings depicting potential future
development scenarios on the property.
Following introductory remarks and the introduction of individuals
representing City staff and the applicant, Cameron Gloss provided an
overview of the requested rezoning and a summary of the public review
process. The applicant presented a series of displays associated with the
rezone application and potential conceptual development plans, entertaining
questions from attendees. It was acknowledged by the applicant and City
staff that the conceptual development plans would not be entered into the
public record for consideration by the City's Planning and Zoning Board or
the City Council.
Neighborhood residents generated the following questions, comments and
concerns. Responses were provided by staff and the applicant at the meeting.
AF�
-17
EXHIBIT E
EXHIBIT D
Center Name
Park Central
Tenants
Moongate Asian Grill
Tastebuds
Sunsation Tanning
Park Central Liquors
Pet Express
Tailor
Venus Nails
Burke Dry Cleaners
TCBY
Citi Financial
Hand Chiropractic
Edward Jones
Allstate Insurance
7-11
Great Clips
Total
Center Name
Rigden Farms
Tenants
King Soopers
cleaner
nail salon
liquor
Genoa Coffee & Wine
CostCutters
Subway
1 stBank
Vacant
Total
Location
SEC Prospect Rd & Lemay Ave
Estimated square feet
3,500
1,100
1,100
2,400
1,000
1,000
1,000
1,200
1,300
1,200
1,200
1,200
1,200
2,400
1,300
Location
SEC Timberline Rd & Drake Rd
Estimated square feet
66,283
1,200
1,200
1,600
1,512
1,230
1,858
5,468
10,000
Center Name Location
Scotch Pines Village SWC Drake Rd & Lemay Ave
Tenants
Starbuck's
Ladies Workout Expre
Aspen Wellness CentE
Salon de Chelle
dry cleaner
Sunflower Market
State Farm
martial arts
Estimated square feet
1,500
1,000
1,000
1,000
1,000
30,000
1,000
1,000
22,100
12I11111:101
DEMOGRAPHIC PROFILE EXPANDED
1990 - 2000 Census, 2005 Estimates & 2010 Projections
Calculated using Proport/ona/ Block Groups
Lat/Lon: 40.552582/-105.039232 January 2006
RF5
Timberline Rd & Drake Rd
Ft Collins
11 mi radius
1.50 mi radius11
mi radius
3.50 mi radius
Units In Structure
1 Detached Unit (2000)
2,068
68.9%
4,603
61.8%
12,607
54.3%
16,376
53.3%
1 Attached Unit (2000)
269
8.9%
590
7.9%
1,634
7.0%
2,092
6.8%
2 to 4 Units (2000)
117
3.9%
667
9.0%
2,416
10.4%
3,093
10.1%
5 to 9 Units (2000)
131
4.4%
396
5.3%
1,293
5.6%
2,037
6.6%
10 to 19 Units (2000)
261
8.7%
649
8.7%
2,183
9.4%
3,057
10.0%
20 to 49 Units (2000)
87
2.9%
257
3.4%
1,078
4.6%
1,438
4.7%
50 or more Units (2000)
66
2.2%
230
3.1%
1,14-4
4.9%
1,598
5.2%
Mobile Home or Trailer (2000)
2
0.1%
48
0.6%
867
3.7%
1,000
3.3%
Other Structure (2000)
2
0.1%
4
0.0%
14
0.1%
16
0.1%
Homes Built By Year
Homes Built 1999 to 2000
90
3.0%
146
2.0%
973
4.2%
1,292
4.2%
Homes Built 1995 to 1998
386
12.9%
718
9.6%
2,230
9.6%
3,458
11.3%
Homes Built 1990 to 1994
245
8.2%
582
7.8%
2,260
9.7%
3,209
10.5%
Homes Built 1980 to 1989
1,169
38.9%
2,270
30.5%
5,316
22.9%
7,076
23.0%
Homes Built 1970 to 1979
1,006
33.5%
2,822
37.9%
6,831
29.4%
8,122
26.5%
Homes Built 1960 to 1969
91
3.0%
644
8.7%
2,649
11.4%
3,342
10.9%
Homes Built 1950 to 1959
9
0.3%
181
2.4%
1,109
4.8%
1,475
4.8%
Homes Built Before 1949
7
0.2%
80
1.1%
1,869
8.0%
2,733
8.9%
Home Values
Home Values $1,000,000 or More (2000)
0
1
0.0%
8
0.1%
11
0.1%
Home Values $500,000 to $999,999 (2000)
34
1.8%
47
1.2%
140
1.3%
211
1.5%
Home Values $400,000 to $499,999 (2000)
27
1.5%
46
1.1%
132
1.3%
189
1A%
Home Values $300,000 to $399,999 (2000)
131
7.1%
183
4.5%
467
4.4%
694
5.1%
Home Values $200,000 to $299,999 (2000)
594
32.4%
1,137
28.1%
2,513
23.8%
3,194
23.4%
Home Values $150,000 to $199,999 (2000)
634
34.7%
1,590
39.3%
4,010
37.9%
5,127
37.5%
Home Values $100,000 to $149,999 (2000)
376
20.6%
907
22.5%
2,831
26.8%
3,680
26.9%
Home Values $70,000 to $99,999 (2000)
27
1.5%
109
2.7%
337
32%
402
2.9%
Home Values $50,000 to $69,999 (2000)
0
6
0.2%
97
0.9%
115
0.8%
Home Values $25,000 to $49,999 (2000)
0
3
0.1%
10
0.1%
16
0.1%
Home Values $0 to $24,999 (2000)
7
0.4%
12
0.3%
34
0.3%
37
0.3%
Owner Occupied Median Home Value (2000)
$190,655
$182,476
$177,620
$180,134
Renter Occupied Median Rent (2000)
$805
$724
$681
$676
Transportation To Work
Drive to Work Alone (2000)
3,256
78.0%
7,967
78.0%
23,306
75.4%
30,988
75.3%
Drive to Work in Carpool (2000)
330
7.9%
920
9.0%
2,899
9.4%
3,816
9.3%
Travel to Work - Public Transportation (2000:
25
0.6%
80
0.8%
343
1.1%
505
1.2%
Drive to Work on Motorcycle (2000)
25
0.6%
46
0.4%
69
0.2%
77
0.2%
Walk or Bicycle to Work (2000)
172
4.1%
437
4.3%
2,556
8.3%
3,598
8.7%
Other Means (2000)
14
0.3%
39
0.4%
97
0.3%
129
0.3%
Work at Home (2000)
354
8.5%
720
7.1%
1,632
5.3%
2,014
4.9%
Travel Time
Travel to Work in 14 Minutes or Less (2000)
1,931
50.5%
4,819
50.8%
14,331
49.0%
18,884
48.3%
Travel to Work in 14 to 29 Minutes (2000)
1,307
34.2%
3,282
34.6%
10,459
35.7%
14,428
36.9%
Travel to Work in 30 to 59 Minutes (2000)
390
10.2%
939
9.9%
3,069
10.5%
3,972
10.2%
Travel to Work in 60 Minutes or More (2000)
194
5.1%
449
4.7%
1,411
4.8%
1,828
4.7%
Average Travel Time to Work (2000)
16.3
mins
16.2
mins
16.6
mins
16.6
mins
02006, Sites USA, Chandler, Arizona, 480-491-1112 - 5 of 5 - Demographic source: Applied Geographic Solutiaw / T1GER Geogmphy 07/05
DEMOGRAPHIC PROFILE EXPANDED
1990 - 2000 Census, 2005 Estimates & 2010 Projections
Calculated using Proportional Block Groups
r o rr.
Timberline Rd & Drake Rd 1.00 mi radius 1.50 mi radius 3.00 mi radius 3.50 mi radius
Ft rri irm
Labor Force
Est. Labor: Population Age 16+ (2005)
5,821
14.857
49,029
66,571
Est. Civilian Employed (2005)
4,114
70.7%
10,389
69.9%
32,333
65.9°k
43,780
65.8%
Est. Civilian Unemployed (2005)
200
3.4%
569
3.8%
2,421
4.9%
3,409
5.1%
Est. in Armed Forces (2005)
0
6
0.0%
59
0.1%
80
0.1%
`o
Est. not in Labor Force (2005)
1,508
25.9%
3,892
26.2°/a
14,217
29.0%
19,302
29.0%
2`
A
Occupation
Occupation: Population Age 16+(2000)
4,177
10,202
30,849
41,057
v
Mgmt, Business, & Financial Operations (20C
778
18.6%
1,668
16.4%
4,374
14.2%
5,843
14.2%
s
Professional and Related (2000)
1,379
33.0%
3,099
30.4%
8,875
28.8%
11,716
28.5%
g
Service (2000)
383
9.2%
1.173
11.5%
4,430
14.4%
6,147
15.0%
Sales and Office (2000)
1,033
24.7%
2,532
24.8%
7,519
24.4%
10,053
24.5%
Farming, Fishing, and Forestry (2000)
5
0.1%
12
0.1%
99
0.3%
157
0.4%
a
Construct, Extraction, & Maintenance (2000)
207
4.9%
639
6.3°%
2,357
7.6%
3,006
7.3%
Production, Transp. & Material Moving (2000
392
9.4%
1,079
10.6%
3,195
10.4%
4,136
10.1%
Percent White Collar Workers (2000)
76.4%
71.5%
67.3%
67.3%
Percent Blue Collar Workers (2000)
23.6%
28.5%
327%
32.7%
m
E
Consumer Expenditure (in $,000,000s)
`o
Total Household Expenditure (2005)
$204
$481
$1,438
$1,914
t
Total Non -Retail Expenditures (2005)
$116
57.0%
$274
56.9%
$815
56.7%
$1,085
56.7010
m
Total Retail Expenditures (2005)
$88
43.0%
$207
43.1% 1
$623
43.3%
$829
4a3%
Apparel (2005)
$9
4.4%
$21
4.4% 2
$63
4.4%
$84
4.4%
Contributions (2005)
$8
3.9%
$18
3.8%
$54
3.8%
$72
3.8%
p
Education (2005)
$5
2.3%
$11
2.2% 2
$31
2.2%
$42
2.2%
m
Entertainment (2005)
$11
5.5%$26
5.5%
$79
5.5%
$105
5.5%
m
Food And Beverages (2005)
$30
14.6%
$71
14.7%
$214
14.9%
$285
14.9%
9
Furnishings And Equipment (2005)
$9
4.2%
$20
4.2%
$59
4.1%
$78
4.1%
e
Gifts (2005)
$6
2.9%
$14
2.8%
$40
2.8%
$53
28%
Health Care (2005)
$12
5.9%
$29
6.00A
$88
6.1%
$117
6.1%
Household Operations (2005)
$7
3.6%
$17
3.5°%
$49
3.4%
$66
3.4%
Miscellaneous Expenses (2005)
$3
1.5%
$7
1.5%
$22
1.656
$30
1.6%
Personal Care (2005)
$3
1.4%
$7
1.4%
$20
1.4%
$27
1.4%
Personal Insurance (2005)
$2
1.1%
$5
1.1%
$16
1.1%
$21
1.1%
a
Reading (2005)
$1
0.3%
$2
0.3%
$5
0.3%
$6
0.3%
Shelter (2005)
$41
20.1%
$96
20.1%
$288
20.0e%
$383
20.0%
°
E
Tobacco (2005)
$1
0.7%
$3
0.7%
$10
0.7%
$14
0.7%
Transportation (2005)
$42
20.6%
$99
20.7% 2
$296
20.6%
$394
20.6%
a
Utilities (2005)
$14
6.9%
$34
7.0%
$103
7.2%
$138
7.2%
Educational Attainment
a
Adult Population (25 Years or Older) (2005)
4,975
12,468
38,203
50,496
Elementary (0 to 8) (2005)
23
0.5%
136
1.1%
713
1A%
862
1.7%
Some High School (9 to 11) (2005)
112
2.2%
413
3.3%
1,702
4S%
2,159
4.3%
S
High School Graduate (12) (2005)
682
13.7%
2,107
16.9%
6,774
17.7%
8,578
17.0%
Some College (13 to 16) (2005)
938
18.9%
2,396
19.2%
7,779
20.4%
10,336
20.5%
;
Associate Degree Only (2005)
336
6.7%
796
6.4%
2,390
6.3%
3,154
6.2%
F
Bachelor Degree Only (2005)
1,603
32.2%
3,655
30.9%
11,077
29.06/6
15,020
29.7%
Graduate Degree (2005)
1,282
25.8%
2,765
22.2%
7,769
20.3%
10,388
20.6%
02006. Sites USA, Chandler, Arizona, 480-491-1112 - 4 of 5 - Demographic Scarce: Applied Geographic Solutions / TIGER Geography 07105
DEMOGRAPHIC PROFILE EXPANDED
1990 - 2000 Census, 2005 Estimates 8 2010 Projections
Calculated using Proportional Block Groups
LatiLon: 40.5525821-105.039232 January 2006
RF5
Timberline Rd & Drake Rd
Ft Collins
11 mi radius/
mi radius
3.00 mi radiust
mi radius
Household Income Distribution
HH Income $200,000 or More (2005)
167
5.3%
339
4.2%
943
3.6%
1,218
3.5%
HH Income $150,000 to $199,999 (2005)
159
5.1%
286
3.6%
674
2.6%
887
2.5%
HH Income $100,000 to $149,999 (2005)
535
17.1%
1,166
14.6%
2,902
11.2%
3,916
11.2%
HH Income $75,000 to $99,999 (2005)
549
17.5%
1,274
15.9%
3,318
12.8%
4,503
12.8%
HH Income $50,000 to $74,999 (2005)
711
22.7%
1.728
21.6%
5,046
19.4%
6,669
19.0%
HH Income $35,000 to $49,999 (2005)
422
13.5%
1,237
15.4%
4,126
15.9%
5,375
15.3%
HH Income $25,000 to $34,999 (2005)
183
5.90/6
686
8.6%
2,702
10.4%
3,623
10.3%
HH Income $15,000 to $24,999 (2005)
238
7.6%
643
8.0%
3,032
11.7%
4,099
11.7%
HH Income $0 to $14,999 (2005)
156
5.3%
647
8.1%
3,225
12.4%
4.782
13.6%
HH Income $35,000+(2005)
2,542
81.2%
6,030
75.3%
17,009
65.5%
22,568
64.3%
HH Income $75,000+(2005)
1,409
45.0%
3,065
38.3%
7,837
30.2%
10,525
30.0%
Housing
Total Housing Units (2005)
3,148
6,052
26,245
35,503
Housing Units, Occupied (2005)
3,129
99.4%
8,006
99.4%
25,968
98.9%
35,072
98.8%
Housing Units, Owner -Occupied (2005)
Z275
72.7%
5,303
662%
15,097
58.1%
19,840
56.6%
Housing Units, Renter -Occupied (2005)
853
27.3%
2,704
33.8%
10,871
41.9%
15,232
43.4%
Housing Units, Vacant (2005)
19
0.6%
45
0.6%
277
1.1%
431
1.2%
Median Years in Residence (2005)
4.0
yrs
3.3
yrs
2.8
yrs
2.7
yrs
Marital Status
Never Married (2005)
1,582
26.7%
4,544
30.0%
18,426
36.8%
26,440
38.9%
Now Married (2005)
3,439
. 57.9%
8,003
52.9%
22,105
44.2%
29,340
43.2%
Separated (2005)
139
2.3%
474
3.1%
2,108
4.2%
2,791
4.1%
Widowed (2005)
552
9.3%
1,506
10.0%
4,988
10.0%
6,436
9.5%
Divorced (2005)
224
3.8%
598
4.0%
2,416
4.8%
2,984
4.4%
Household Type
Population Family (2005)
6,186
84.0%
15,071
80.4%
42,014
69.9%
55,204
67.9%
Population Non-Famlly (2005)
1,124
15.3%
3,390
18.1%
14,205
23.6%
20,388
25.1%
Population Group Qtrs (2005)
55
0.7%
288
1.5%
3,860
6.4%
5,748
7.1%
Family Households (2005)
2,198
70.2%
5,327
66.5%
15,121
58.2%
19,899
56.7%
Married Couple With Children (2005)
955
27.8%
2.244
28.0%
5,870
26.6%
7,737
26.4%
Average Family Household Size (2005)
2.82
2.83
2.78
2.77
Non -Family Households (2005)
931
29.8%
2,679
33.5%
10,847
41.8%
15,172
43.3%
Household Size
1 Person Household (2005)
648
20.7%
1,843
23.0%
7,495
28.9%
10,167
29.0%
2 Person Households (2005)
1,179
37.7%
2,904
36.3%
9,183
35.4%
12,493
35.6%
3 Person Households (2005)
525
16.8%
1,331
16.6%
3,929
15.1%
5,302
15.1%
4 Person Households (2005)
488
15.6%
1,188
14.8%
3,341
12.9%
4,451
12.7%
5 Person Households (2005)
227
7.2%
556
6.9%
1,473
5.7%
1,957
5.6%
6+ Person Households (2005)
62
2.0%
185
2.3%
547
2.1%
702
2.0%
Household Vehicles
Total Vehicles Available (2005)
6,457
16,371
51,750
71,180
Household: 0 Vehicles Available (2005)
40
1.3%
227
2.8%
1,243
4.8%
1,664
4.7%
Household: 1 Vehicles Available (2005)
808
25.8%
2,166
27.0%
8,242
31.7%
11,313
32.3%
Household: 2+ Vehicles Available (2005)
2,281
72.9%
5,614
70.1%
16,482
63.5%
22,095
63.0%
Average Vehicles Per Household (2005)
2.1
2.0
2.0
2.0
02006, Sites USA, Chandler, Adana, 480-491-1112 - 3 of 5 - Demographic source: Applied Geographic sauuons /TIGER Geography 07106
DEMOGRAPHIC PROFILE EXPANDED
1990 - 2000 Census, 2005 Estimates & 2010 Projections
Calculated using Proportional Block Groups
Lat/Lon: 40.5525821-105.039232
January 2006
RF5
Timberline Re & Drake Rd
Ft Collins
11 mi radius
1.50 mi radius11
mi radiusI
mi radius
Race & Ethnicity
White (2005)
6,815
92.5%
17,112
91.3%
53,903
89.7%
72,822
89.5%
Black or African American (2005)
48
0.6%
169
0.9%
636
1.1%
877
1,1%
American Indian & Alaska Native (2005)
23
0.3%
90
0.5%
359
0.6%
477
0.6%
}
Asian (2005)
226
3.1%
463
2.5%
1,549
2.6%
2,183
2.7%
0
Hawiian & Pacific Islander (2005)
10
0.1%
23
0.1%
82
0.1%
109
0.1%
Cc
Other Race (2005)
144
1.9%
506
2.7%
2,161
3.5%
2,905
3.6%
Two or More Races (2005)
100
1.4%
387
2.1%
1,390
2.3%
1,966
2.4%
m
Not Hispanic or Latino Population (2005)
6,911
93.8%
17,311
92.3%
54,313
90.4%
73,565
90.4%
m
Hispanic or Latino Population (2005)
454
6.2%
1,439
7.7%
5,767
9.6%
7,774
9.69/6
Not of Hispanic Origin Population (1990)
5,833
96.2%
14,584
95.1%
44,266
94.1%
57,171
94.0%
Hispanic Origin Population (1990)
228
3.8%
756
4.9%
2,775
5.9%
3,656
6.0%
s
Not Hispanic or Latino Population (2000)
7,125
94.6%
17,206
93.2%
52,304
91.6%
69,399
91.6%
'o
Hispanic or Latino Population (2000)
409
5.4%
1,264
5.8%
4,826
8.4%
6,386
8.4%
Not Hispanic or Latino Population (2010)
6,784
93.2%
17,559
91.7%
56,300
89.5%
77,413
89.5%
m
Hispanic or Latino Population (2010)
494
6.8%
1,599
8.3%
6,611
10.5%
9,041
10.5%
.2
Hist. Hispanic Ann Growth (1990 to 2005)
227
6.6%
683
6.0%
2,991
7.2°/6
4,119
7.5%
g
Proj. Hispanic Ann Growth (2005 to 2010)
40
1.7%
160
2.2%
845
2.9%
1,266
3.3%
E
a
Age Distribution
m
Age 0 to 4 yrs (2005)
427
5.8%
1,129
6.0%
3,314
5.5%
4,467
5.5%
Age 5 to 9 yrs (2005)
468
6.4%
1,184
6.3%
3,235
5.4%
4,322
5.3%
Age 10 to 14 yrs (2005)
534
7.3%
1,312
7.0%
3,489
5.8%
4,559
5.6%
d
Age 15 to 19 yrs (2005)
510
6.9%
1,255
6.7%
5,299
8.8%
7,576
9.3%
2
Age 20 to 24 yrs (2005)
450
6.1%
1,402
7.5%
6,540
10.9%
9,920
12.20/a
o
Age 25 to 29 yrs (2005)
640
8.7%
1,740
9.3%
6,573
10.9%
9,081
11.2°h
a
Age 30 to 34 yrs (2005)
577
7.8%
1,515
8.1%
4,985
8.3%
6,805
8.4%
9
Age 35 to 39 yrs (2005)
468
6.4%
1,267
6.8%
3,763
6.3%
4,997
6.1%
g
Age 40 to 44 yrs (2005)
598
8.1%
1,442
7.7°/a
3,923
6.5%
5,188
6.4%
Age 45 to 49 yrs (2005)
740
10.1%
1,641
8.8%
4,330
7.2%
5,655
7.0%
Age 50 to 54 yrs (2005)
638
8.7%
1,424
7.6%
3,911
6.5%
5,011
6.2%
E
Age 55 to 59 yrs (2005)
-- 434
5:9%- ---
987--5:3%-_.,
- -2-.B02
---4.7%
3,660-4-.5%
> -
Age 60 to 64 yrs (2005)
261
3.5%
649
3.5%
1,933
3.2%
2,486
3.1%
4.3%
Age 65 to 74 yrs (2005)
324
4.4%
894
4.8%
2,730
4.5%
3,536
Age 75 to 84 yrs (2005)
236
3.2%
643
3.4%
2,138
3.6%
2,743
3.4%
Age 85 yrs plus (2005)
59
0.8%
265
1.4%
1,115
1.9%
1,334
1.6%
a
Median Age (2005)
36.1
yrs
34.8
yrs
32.9 yrs
32.1
yrs
o
A
Gender Age Distribution
9
Female Population (2005)
3,637
49.4%
9,351
49.9%
30,010
49.9%
40,491
49.8%
Age 0 to 19 yrs (2005)
905
24.9%
2,349
25.1%
7,553
25.2%
10,357
25.6%
Age 20 to 64 yrs (2005)
2,387
65.6%
5,968
63.8%
18,819
62.7%
25,540
63.1 %
Age 65 yrs plus (2005)
345
9.5%
1,034
11.1%
3,637
12.1%
4,594
11.3%
8
Female Median Age (2005)
37.3
yrs
36.4
yrs
35.0
yrs
33.9
yrs
Male Population (2005)
3,728
50.6%
9,399
50.1%
30,070
50.1%
40,849
50.2%
o
Age 0 to 19 yrs (2005)
1,034
27.7%
2,531
26.9%
7,783
25.9%
10,567
25.9%
Age 20 to 64 yrs (2005)
2,420
64.9%
6,099
64.9%
19,941
56.3%
27,263
56.7%
v
Age 65 yrs plus (2005)
274
7.3%
769
8.2%
2,346
7.8%
3,019
7.4%
Male Median Age (2005)
34.7
yrs
33.4
yrs
31.4 yrs
30.9 yrs
02006, Sites USA, Chandler, Arzona, 480-491-1112 - 2 of 5 - Demographic Source: Applied Geographic Solutions I TIGER Geography 07)05
EXHIBIT C
DEMOGRAPHIC PROFILE EXPANDED
1990 - 2000 Census, 2005 Estimates B 2010 Projections
Calculated using Proportional Block Groups
Lat/Lon: 40.552582/-105.039232 January 2006
RF5
Timberline' • & Drake Rd
Ft Collins
1.00 mi radius
1.50 mi radius
3.00 mi radius
3.50 mi radius
Population
Estimated Population (2005)
7,365
18,750
60,080
81,339
Census Population (1990)
6,061
15,340
47,041
60,827
Census Population (2000)
7,534
18,471
57,130
75,785
Projected Population (2010)
7,278
19,159
62,911
86,454
Forecasted Population (2015)
7,134
19,535
66,103
92,358
Historical Annual Growth (1990 to 2000)
1,473
2.4%
3,131 2.0%
10,089
21%
14,958
2.5%
Historical Annual Growth (2000 to 2005)
-168
-0.4%
279 0.3%
2,950
1.0%
5,555
1.5%
Projected Annual Growth (2005 to 2010)
-87
-0.2%
409 0.4%
2,831
0.9%
5,115
1.3%
Est Population Density (2005)
2,410.85
psm
2,701.34 psm
2,161.46
psm
2,142.43
psm
Trade Area Size
3.06
sq mi
6.94 sq mi
27.80
sq mi
37.97
sq mi
Households
Estimated Households (2005)
3,129
8,006
25,968
35,072
Census Households (1990)
2,245
5,923
18,114
23,269
Census Households (2000)
2,908
7,209
22,384
29,540
Projected Households (2010)
3,300
8,682
29,055
39,923
Forecasted Households (2015)
3,515
9,492
32,740
45,665
Households with Children (2005)
1,194
38.2%
2,944 36.8%
8,042
31.0%
10,616
30.3%
Average Household Size (2005)
2.34
2.31
2.16
2.16
Average Household Income
Est. Average Household Income (2005)
$89,296
$80,540
$71,899
$70,575
Proj. Average Household Income (2010)
$97,060
$88,742
$77,685
$76,205
Average Family Income (2005)
$100,857
$96,243
$92,465
$92,459
Median Household Income
Est. Median Household income (2005)
$69,545
$62,481
$52,907
$52,109
Proj. Median Household Income (2010)
$78,597
$70,889
$59,337
$58,398
Median Family Income (2005)
$76,323
$72,792
$67,646
$68,073
Per Capita Income - -
Est. Per Capita Income (2005)
$37,989
$34,797
$31,990
$31,355
Proj. Per Capita Income (2010)
$44,072
$40,673
$36,888
$36,197
Per Capita Income Est. 5 year change
$6,084
16.0%
$5,877 16.9%
$4,898
15.3%
$4,842
15.4%
Other Income
Est. Median Disposable Income (2005)
$56,564
$51,263
$44,057
$43,429
Est. Median Disposable Income (2010)
$62,702
$57,267
$48,760
$48,029
Disposable income Est. 5 year change
$6,138
10.9%
$6,005 11.7%
$4,703
10.7%
54,600
10.6%
Est. Median Household Net Worth (2005)
$47,878
$43,740
$38,015
$37,084
Daytime Demos
Total Number of Businesses (2005)
183
788
4,438
6,009
Total Number of Employees (2005)
1,475
8,931 3
53,670
68,599
Company Headqtrs: Businesses (2005)
1
0.3%
2 0.3%
12
0.3%
15
0.3%
Company Headgtrs: Employees (2005)
243
16.5%
1,051 11.8%
2,797
5.2%
3,237
4.7%
Unemployment Rate (2005)
3.40%
3.80%
4.90%
5.10%
Employee Population per Business
8.0 to 1
11.3 to 1
12.1 to 1
11.4
to 1
Residential Population per Business
40.2 to 1
23.8 to 1
13.5 to 1
13.5 to 1
02006, Sites USA, Chandler, Arizona, 480-491-1112 - 1 of 5 - Demographic Source. Applied Geographic solutions / TIGER Geography 07105
EXHIBIT B
m
SPRING CREEK
MARKET ANALYSIS
1.5 MILE RADIUS
CONSUMER EXPENDITURES (1) $207,000,000
EXPEDTURES SATISFIED OUTSIDE TRADE AREA
(APPAREL, EDUCATION,TRANSPORTATION) (2)-$131,000,000
EXPENTURES BY EMPLOYEES (3) $20,362,680
TOTAL EXPENDITURES IN TRADE AREA $96,362,680
REQUIRD RETAIL SQUARE FOOTAGE AT $250/SQ. FT.(4) 385,450
RETAIL SQUARE FOOTAGE IN MARKET 203,651
NEEDED RETAIL 181,780
PROPOSED RETAIL 38,000
Footnotes;
(1) Please see page 4 of the Demographic Profile Attached
(2) We have deducted these categories as they are satified outside the trade area
(3) Please see page 1 of Demographic Profile. This assumes that each employee spends 20% of dsipos<
the trade area of the workplace. Assumption based on studies by International Council of Shopping
(4) Average sales per square foot nationally.
DAVIDIHICKS BROKERAGE, INC. MD E. ORCHARD ROAD, SUITE 150, GREENWOOD VILLAGE, COLORADO 80111 PHONES 303-694-6032 FAX: 303.793.0994
The planned and existing neighborhoods west of Timberline will be much
better served if there are NC uses also on the west side of Timberline.
PRINCIPLE MMN-2: The layout and design of a Medium Density
Mixed -Use Neighborhood will form a transition and a link between
surrounding neighborhoods and the Neighborhood Commercial
Center, Community Commercial District, Employment District, or
Industrial District
Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an
average of about one -quarter (114) of a mile from the edge of the adjacent
Neighborhood Commercial Center, Community Commercial District, Employment
District, or an Industrial District, subject to adjustment for site -specific or pre-existing
circumstances such as a major street, major drainageway, or existing development
The current MMN zoning on the west side of Timberline extends north
nearly a half -mile from Drake. This would be brought more in line with this
Policy if the subject property were rezoned to NC.
PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet
consumer demands from surrounding Residential Districts for everyday goods and
services, and will be a pedestrian oriented place that serves as a focal point for the
surrounding neighborhoods.
Policy MMN-3.2 Surrounding Neighborhoods The Neighborhood Commercial
Center should be integrated into the surrounding Medium Density Mixed --Use
Neighborhood, contributing to the neighborhood's positive identity and image.
Residents should be able to easily get to the Center without the need to use an arterial
street
The existing RL neighborhood and the currently MMN district to the west,
have no access to the existing Rigden Center without crossing Timberline.
program that strives to meet or exceed the performance of similar programs in
comparable cities.
Expanding the NC zone across Timberline will provide convenient access
for the existing RL neighborhoods to the west and easy in -out
access for south bound traffic on Timberline and west bound
traffic on Drake. The net effect will be a reduction in vehicle miles traveled.
Principles and Policies:
Neighborhoods
All New Neighborhoods (AN)
New Low Density Mixed -Use Neighborhoods (LMN)
New Medium Density Mixed --Use Neighborhoods (MMN)
Existing Neighborhoods (EXN)
A neighborhood is more than just a housing development by itself. It's about 100 to
160 acres in size — large enough to support services and amenities which meet some of
the needs of daily life, but small enough to be defined by pedestrian comfort and
interest This general size range is based on a five-minute walking distance (about a
quarter -mile) from the edge to the center and a ten-minute walk (about a half -mile)
edge to edge.
The existing RL neighborhood, to the west, represents about 800 acres of
housing with no access to existing or planned centers between the
Prospect/Lemay Center and the Harmony Corridor without crossing a
major north -south arterial street.
New Medium Density
Mixed -Use Neighborhoods
A new Medium Density Mixed -Use Neighborhood is a place for denser, attached, small
lot, and multiple family housing built around a Neighborhood Commercial Center,
Community Commercial District, Employment District, or an Industrial District
Secondarily, these neighborhoods may also contain other moderate intensity uses
which can help to form a transition and a link between surrounding Low Density
Mixed -Use Neighborhoods and the commercial area.
Policy MMN-1.3 Non Residential Use& Secondary uses can fit this transitional,
higher -activity location including the following:
a. Parks and recreation
b. Places of worship and assembly
a Civic uses
d Day care (adult and child)
e. Offices and clinics
f. Small businesses with low traffic and visibility needs such as service shops,
studios, workshops, bed -and -breakfasts, and uses of similar intensity
g. Neighborhood -serving retail uses
b. Bicycle access should be improved to major activity centers, schools and
neighborhoods, and barriers removed in these areas to improve circulation. Facility
development, safety and convenience should be established throughout these
destinations. Level of service standards for bicyclists should be higher within these
areas.
Expanding the NC zone across Timberline will allow more goods and services to
be available to bicyclists from the west without crossing a major arterial
street.
PRINCIPLE T-S: The City will acknowledge pedestrian travel as a
practical transportation mode and elevate it in importance to be in
balance with all other modes. Direct pedestrian connections will be
provided from places of residence to transit, schools, activity centers,
work and public facilities.
Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that
will maximize the potential for pedestrian mobility throughout the community.
Policy T-5.2 Connections. Pedestrian connections will be clearly visible and
accessible, incorporating markings, signage, lighting and paving materials. Other
important pedestrian considerations include.
a. Building entries as viewed from the street should be clearly marked
Buildings should be sited in ways to make their entries or intended uses clear
to and convenient for pedestrians.
b. The location and pattern of streets, buildings and open spaces must facilitate
direct pedestrian access. Commercial buildings should provide direct access
from street corners to improve access to bus stop facilities Shopping areas
should provide for pedestrian and bicycle connections to adjoining neighborhoods.
c. Creating barriers which separate commercial developments from residential
areas and transit should be avoided Lot patterns should be provide safe and
direct pedestrian connections from residential areas to schools, parks, transit,
employment centers, and other neighborhood uses.
d Direct sidewalk access should be provided between cul-de-sacs and nearby
transit facilide&
Expanding the NC zone across Timberline will allow more goods and
services to be available to pedestrians from the west without crossing a
major arterial street.
PRINCIPLE T-9: Private automobiles will continue to be an important
means of transportation.
Transportation Principles and Policies
102 May 4, 2004
Policy T-9.1 Vehicle Miles Traveled (VMT). The City will continually strive to reduce
the growth rate in vehicle miles traveled (VMT) by implementing a VMT reduction
EXHIBIT A
PRINCIPLE MMN-2: The layout and design of a Medium Density
Mixed -Use Neighborhood will form a transition and a link between
surrounding neighborhoods and the Neighborhood Commercial
Center, Community Commercial District, Employment District, or
Industrial District.
Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an
average of about one -quarter (1/4) of a mile from the edge of the adjacent
Neighborhood Commercial Center, Community Commercial District, Employment
District, or an Industrial District, subject to adjustment for site -specific or pre-existing
circumstances such as a major street, major drainageway, or existing development.
The proposed amendment would slightly expand the physical size of
the existing NC zone and bring the MMN zone closer to a 1/4-mile
depth on the northerly boundary. This would result in a more logical
and orderly development pattern.
The following will demonstrate consistency with City Plan Principals
and Policies:
PRINCIPLE T-3: City transportation programs will promote the
reduction of vehicle miles traveled through strategies that reduce trip
generation and length and increase automobile occupancy.
The existing RL neighborhood to the west represents about 800 acres of
housing with no access to existing or planned centers between the
Prospect/Lemay Center and the Harmony Corridor without crossing a
major north -south arterial street.
Expanding the NC zone across Timberline will provide convenient access
for the existing RL neighborhoods to the west and easy in -out
access for south bound traffic on Timberline and west bound
traffic on Drake. The net effect will be a reduction in vehicle miles traveled.
PRINCIPLE T-4: Bicycling will serve as a practical alternative to
automobile use for all trip purposes.
Policy T-4.1 Bicycle Facilities. The City will encourage bicycling for transportation
through an urban growth pattern that places major activity centers and neighborhood
destinations within a comfortable bicycling distance, that assures safe and convenient
access by bicycle, and that reduces the prominence of motorized transportation in
neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design will
also plan for:
LEGEND
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PROPOSED SPRING CREEK COMMERCIAL
RETAIL DEVELOPMENT SITE (+ 5 AC., NC
PROPOSED ZONING)
EXISTING WEST FRONTAGE COMMERCIAL
DEVELOPMENTS LOCATED ALONG TIMBERLINE
RD. BETWEEN PROSPECT RD & HARMONY RD.
-- - ANTICIPATED RESIDENTIAL AREA TO BE
SERVICED BY SPRING CREEK COMMERCIAL
RETAIL (+860 AC.)
•----------- ZONING BOUNDARIES
--------- FORT COLLINS CITY LIMITS
O O G MULTI-USETRAIL
EXISTING ZONING
CSU - COLORADO STATE UNIVERSITY
E - EMPLOYMENT
HC -HIGHWAY COMMERCIAL DISTRICT
LMN - LOW -DENSITY MIXED USE NEIGHBORHOOD
MMN - MEDIUM -DENSITY MIXED USE NEIGHBORHOOD
NC - NEIGHBORHOOD COMMERCIAL
POL -PUBLIC OPEN LANDS
RL - LOW DENSITY RESIDENTIAL DISTRICT
T -TRANSITION DISTRICT
UE -URBAN ESTATE
TRAFFIC INFORMATION -
DRAKE & .TIMBERLINE INTERSECTION
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DECEMBER 15,
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APPROX. 860 AC.
EXISTING RESIDENTIAL
DEVELOPMENT
FUTURE POLICE STATION
PROPOSED SPRING
CREEK COMMERCIAL
RETAIL SITE
EXISTING RETAIL &
CONVENIENCE CENTER
(TEXACO, JIFFY LOBE)
RETAIL
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SITE INFORMATION
EXISTING ZONING = MMN
PARCEL TO BE REZONED = ±5 AC. PROPOSED NC ZONING
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Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 8
2. The proposed Structure Plan amendment and rezone is not supported by the City's
Comprehensive Plan policies and will not promote the public welfare.
3. There are no changed conditions within the neighborhood surrounding and including
the subject property that warrant the rezone.
4. The proposed rezoning is not compatible with the existing and proposed uses
surrounding the subject land, and is not the appropriate zone district for the land.
5. The proposed rezoning will not result in significantly adverse impacts on the natural
environment.
6. The proposed rezoning does not result in a logical and orderly development pattern.
RECOMMENDATION:
Staff recommends denial of the Spring Creek Farms Rezone and Structure Plan
Amendment, File #24-OOC.
ATTACHMENTS:
Zoning exhibit 8'/2" x 11" plan set
Site Vicinity Map
Applicant's written statement addressing compliance with City Plan policies
Market Analysis Summary
Demographic Profile
Trade Area Map
Neighborhood Information meeting summary
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 7
d. Will the rezoning result in significantly adverse impacts on the natural environment?
There is no evidence that the rezoning will result in significant adverse impacts to the
natural environment.
e. Will the rezoning result in a logical and orderly development pattern?
The rezoning is inconsistent with the development pattern envisioned under the City's
Structure Plan. This City Structure Plan configuration for Neighborhood Centers is a
different approach to commercial area design than the past. Structure Plan limitations
have been a response to proliferation of commercial developments along arterial streets,
like along College Avenue. The limits focus commercial services in a way that best
address the aesthetic and urban form implications, as well as traffic impacts, brought
about by strip development oriented to arterial streets.
NEIGHBORHOOD INFORMATION MEETING
Although quasi-judicial rezone applications are exempt from the neighborhood meeting
requirements, a neighborhood meeting was held to discuss the rezoning and structure
plan amendment on March 2, 2006. A summary of this meeting is attached. In general,
area residents provided a mixed response to the applicant's request. Some residents
expressed support for providing retail and restaurant uses closer to their neighborhood,
allowing convenient access to services without negotiating the Drake and Timberline
intersection. Others questioned the need for additional retail uses along the Timberline
frontage and expressed a fear that the minor rezoning request would "open the door" for
future commercial rezonings within the area. In the opinion of some residents, the
rezoning might increase the intensity of traffic and decrease the level of safety. During
the course of the meeting, there was considerable discussion about the anticipated
increase in traffic volumes along Timberline Road in the future, particularly in light of the
upcoming road widening project, and a fear that associated safety and congestion
issues will be exacerbated as the area becomes more developed.
FINDINGS OF FACT/CONCLUSIONS
In evaluating the request to amend the Spring Creek Farms Structure Plan minor
amendment and rezone, Staff makes the following findings of fact:
The Structure Plan amendment is not warranted since the existing mix of retail and
service uses found within the Rigden Farm Neighborhood Commercial Center
located directly across Timberline Road provides sufficient goods and services
necessary to sustain nearby neighborhoods. Further, the Rigden Farm
Neighborhood center has been effectively integrated with an overall street pattern,
design and scale that is compatible with the surrounding neighborhoods and not
segregated from them, and has been designed in a manner that fosters transit
service for the Center and surrounding neighborhoods.
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 6
In addition, Section 2.9.4[H][3] outlines additional considerations for quasi-judicial
rezonings:
"In determining whether to recommend approval of any such proposed
amendment, the Planning and Zoning Board and City Council may consider the
following additional factors:
(a) whether and the extent to which the proposed amendment is
compatible with existing and proposed uses surrounding the subject
land, and is the appropriate zone district for the land;
(b) whether and the extent to which the proposed amendment would
result in significantly adverse impacts on the natural environment,
including but not limited to, water, air, noise, stormwater management,
wildlife, vegetation, wetlands and the natural environment'
(c) whether and the extent to which the proposed amendment would
result in a logical and orderly development pattern."
4. Rezoning Request
a. Is the request consistent with the City's Comprehensive Plan?; and/or
As stated above under the Structure Plan amendment analysis, staff has concluded that
the proposal is inconsistent with the principles and policies of City Plan.
b. Are there changed conditions within the neighborhood surrounding and including the
subject property that warrant the rezone?
No. Changes to the immediate area since 2001, when the property was zoned MMN,
indicate that the essential services associated with the NC zone district are provided to
surrounding neighborhoods. The recently constructed Shops at Rigden Farm, located
diagonally across the intersection from the property, fulfills the basic consumer demands
needed to serve multiple neighborhoods located within a reasonable distance. Tenants
of this Center include a King Soopers supermarket with a pharmacy, a freestanding
bank, gas station, and several existing and future inline retailers providing a range of
goods and services. Further, the Timberline Center was approved in December 2005
that provides additional services within the Timberline Road corridor.
c. Is the rezone request compatible with existing and proposed uses surrounding the
subject land and is it the appropriate zone district for the land?
As mentioned, the proposed NC zone district is not an appropriate zone district given the
property's proximity to the NC district in place cater corner from the site and the other
opportunities for non-residential opportunities already afforded within the MMN zone
district.
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 5
Plan. An ETC provides high frequency /high efficiency travel opportunities, including
transit services that link activity centers within the City. The Rigden Farm Neighborhood
Center provides special design opportunities, including a future bus stop and a site plan
with enhanced pedestrian access to and from the future bus stop located along
Timberline Road.
Since there is no adopted Subarea or Corridor Plan for the Timberline road frontage,
staff relies on the Structure Plan and zone district designations to provide guidance. The
direction of these two documents points to a concentration of retail rather than along
street frontages, i.e.- the area is not zoned C, Commercial because the community is
trying to avoid replication of another "College Avenue".
3. Provisions of the Proposed NC Zone District
Under Section 4.19 of the Land Use Code, 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 the NC 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. In addition to retail and service uses, the District may include
neighborhood -oriented uses such as schools, employment, daycare, 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 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.
Land Use Code Criteria For Rezoning
Section 2.9.4[H][2] of the Land Use Code outlines mandatory requirements for quasi-
judicial rezonings. This section states:
"Any amendment to the Zoning Map involving the zoning or rezoning of six
hundred forty (640) acres of land or less shall be recommended for approval by
the Planning and Zoning Board or approved by the City Council only if the
proposed amendment is:
(a) consistent with the City's Comprehensive Plan; and/or
(b) Warranted by changed conditions within the neighborhood
surrounding and including the subject property."
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 4
Staff contends that a change in the Structure Plan is not warranted given the existence
of the Shops at Rigden Farm. This new commercial center, located diagonally across the
intersection from the property, fulfills the basic consumer demands needed to serve
multiple neighborhoods located within a one mile radius. Tenants include a King
Soopers supermarket with a pharmacy, a freestanding bank, gas station, restaurants,
and several existing and future inline retailers providing a range of goods and services.
In fact, the applicant's submitted Market Conditions Map (labeled Exhibit E) quite clearly
substantiates the City staff's position. The map shows how Neighborhood Commercial
Centers have been strategically placed to capture the market within a short vehicle
commute and that can also readily allow for alternative travel methods, while limiting
their location so as to enhance the economic strength of NC districts so that they are
able to provide high quality amenities, and site and architectural design, as envisioned
under City Plan.
The submitted market analysis is flawed with respect to use of a 1.5 mile trade area
radius versus a 1 mile trade area radius, and the lack of attention given to other potential
non-residential uses within the immediate area. If a one mile trade radius is utilized for
Neighborhood Commercial centers within this quadrant of the community, area residents
are clearly served by existing and planned neighborhood scale commercial centers.
Those residing closer to Lemay Avenue, for example, are conveniently located near the
Scotch Pines Shopping Center, which is anchored by the Sunflower Market and provides
several other essential services. Similarly, the approved (but not constructed) Harmony
School Shops at the northeast corner of Timberline and Harmony will provide a full
range of services to neighborhoods south of Horsetooth Road. The study failed to
incorporate planned retail, restaurant and service uses provided within the recently
approved Timberline Center, located '/< mile north of the subject property, and within the
approved Sidehill neighborhood center planned across the street and approximately'/2
mile to the north.
If the applicant desires to provide truly secondary and supportive commercial uses within
the MMN zone district, the existing zoning provides additional opportunities. First, the
Code allows up to 15% of the MMN zoned property for "secondary uses", including
Personal and Business Service Shops. Such uses are defined as "shops engaged in
providing services generally involving the care of the person or such person's apparel or
rendering services to business establishments such as laundry or dry cleaning retail
outlets, portrait/photographic studios, beauty or barber shops, employment service, or
mailing or copy shops". Second, the Land Use Code was amended this past year to
make provision for small-scale restaurants, deli's, coffee shops, and similar uses to be
incorporated into mixed -use buildings within the MMN zone under specific size and
operational limits.
The segment of Timberline Road between Harmony Road to Conifer (extended) has
also been designated as an Enhanced Travel Corridor (ETC) within the Comprehensive
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 3
the site located at the northwest corner of Drake and Timberline Roads as
"Neighborhood Commercial Center".
Review Criteria for Structure Plan Minor Amendments
Appendix C of City Plan outlines mandatory requirements for public notice, review
process and evaluation criteria for minor amendments to City Plan, including Structure
Plan map amendments. The Plan text states:
"A plan amendment will be approved if the City Council makes specific findings
that:
The existing City Plan and/or related element thereof is in need of the proposed
amendment; and
The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and the
elements thereof."
Relevant Principles and Policies of City Plan
PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet
consumer demands from surrounding Residential Districts for everyday goods and
services, and will be pedestrian -oriented places as a focal point for the surrounding
neighborhoods.
Policy MMN-3.1 Land Uses/Grocery Store Anchor. A grocery store, supermarket, or
other type of anchor (e.g., drugstore) should be the primary functional offering of these
Centers. A mix of retail, professional office, and other services oriented to serve
surrounding neighborhoods are the secondary offerings. The Neighborhood Commercial
Center will provide locations for some limited auto -related uses.
Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial Center
should be integrated in the surrounding Medium Density Mixed -Use Neighborhood,
contributing to the neighborhood's positive identity and image. Residents should be able
to easily get to the Center without the need to use an arterial street.
The Applicant has submitted a market analysis, demographic profile and current retail
inventory (documents attached) contending that the existing NC zoning at Rigden Farm
does not satisfy commercial demand within a 1.5 mile radius trade area. The market
analysis concludes that a need exists for an additional 182,000 square feet of
commercial space. In part, the Applicant attributes this to the transfer of three (3) acres
of the Rigden Farm development zoned NC as a senior housing development that will
not be developed for commercial uses, and that no other additional land within the trade
area is available to satisfy commercial demand.
Spring Creek Farms Rezone and Structure Plan Amendment, File #24-OOC
April 20, 2006 P & Z Hearing
Page 2
S:
RL;
Meadows East Neighborhood (single family housing),
SE:
NC;
The Shops at Rigden Farm Neighborhood Commercial Center
MMN;
Rigden Farm multifamily housing
LMN;
Rigden Farm multifamily and single family housing, Timberline Church
E:
MMN:
Multi -family and single family (Sidehill), Cargil seed research facility, 2
historic farmsteads
W:
RL;
Existing Parkwood East neighborhood, UP/SP Railroad
tracks, city trail running adjacent to the railroad tracks
NW:
MMN;
Parkwood East Apartments,
POL;
Edora Pool and Ice Center, Edora Park, Spring Creek Trail.
The property was annexed in November 1997 as a portion of the "Timberline
Annexation."
The property was later zoned in 2001, as part of the larger 55-acre Johnson Farm
Rezone at the northwest corner of Timberline Road and Drake Road. This larger
property was rezoned from T-Transition to a combination of MMN (30 acres), LMN (18.6
acres) and E-Employment (7.2 acres).
The present 5-acre Spring Creek rezone request represents a portion of the Johnson
Farm property included within the 2001 rezoning.
In the 2001 rezoning, a market analysis of the site based on (then) current and future
land use inventory and absorption rates was submitted as one of a number of
considerations. The market analysis concluded that "this location is at a competitive
disadvantage for retail or employment uses because it has no direct connection to 1-25"
and that "nearby retail development in Rigden Farm will provide an attractive
convenience to prospective residents within walking distance of this site".
During the review of the 2001 rezone request, when the subject property received MMN
zoning, the staff and Planning and Zoning Board concluded that:
• the location of MMN is appropriate given the close proximity to the Neighborhood
Commercial Center in Rigden Farm with the MMN neighborhood supporting the
commercial uses and vice versa;
• the site is well suited for MMN uses because it is on a designated future high
frequency transit route; and
• the location is well suited for MMN uses because of the close proximity to
employment centers along Prospect, further south on Timberline, and along
Harmony Road.
2. Structure Plan Amendment
The City Structure Plan map designates the property as "Medium Density Mixed Use
Neighborhood". The applicant's request is to designate an L-shaped five acre portion of
ITEM NO. 9
MEETING DATE4/20/06
STAFF Cameron C.lncc
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Spring Creek Farms Rezoning and Structure Plan Amendment,
#24-OOC
APPLICANT: Jim Sell Design, Inc.
c/o Dave Shoup
153 W. Mountain Avenue
Fort Collins, CO 80524
OWNERS: SC Group Investments, LLC
6300 South Syracuse Way, Suite 293
Englewood, Co 80111
PROJECT DESCRIPTION:
This is a request to rezone approximately 5.05 acres of property located on the
northwest corner of Timberline Road and Drake Road from M-M-N, Medium Density
Mixed Use Neighborhood to NC, Neighborhood Commercial. The Structure Plan
designation for the property is Medium Density Mixed Use Neighborhood. The applicant
is proposing to amend the Structure Plan to correspond to the requested rezoning.
RECOMMENDATION: Denial
EXECUTIVE SUMMARY:
This is a Planning & Zoning Board recommendation to City Council on an amendment to
the City Plan Structure Plan map and concurrent request for a corresponding rezoning.
Staff finds the amendment to the Structure Plan to be inconsistent with the vision, goals,
principles and policies of City Plan. The rezoning fails to satisfy the criteria of Section
2.9.4 of the Land Use Code.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: MMN; Vacant
E; Planned City of Fort Collins Police Administration Building
I; Existing industrial uses, recently approved industrial and retail uses
(Timberline Center)
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT
#24-OOC Spring Creek Farms Rezoning ""1111
Type I 1 1 inch equals 300 feet
EXHIBIT D
Chirporactic USA
1,000
liquor
2,000
Island Grill
3,000
Photo Image Center
1,000
UPS Store
1,000
Bagel makers
1,000
Arfy's
1,200
Pizza Hut
1,200
Gems N Gold
1,200
Great Harvest
1,500
Total
51,600
Other Tenants
Location
Flowerama
NWC Timberline Rd & Lemay Ave
2000
Dale's Carpet One
SWC Timberline Rd & Horsetooth
15000
Former Eckerd Drug
13000
Texaco C-Store
1200
McDonald's
NEC Timberline Rd & Horsetooth
3000
Taco John's & Good T
SEC Timberline Rd & Prospect Rd
3000
Shell C-Store
" "
1200
Conoco C-Store
NEC Lochwood Dr & Horsetooth
1200
Total
39600
Total Square Footage in Market Area 203,651