HomeMy WebLinkAboutSTATE HIGHWAY 14, EAST FRONTAGE ROAD - ANNEXATION & ZONING (RESUBMITTAL) - 20-00 - CORRESPONDENCE -Ted Shepard Kaplan Property-Developr t Potential in Larimer County Page 1
From:
Cameron Gloss
To:
Gregory Byrne
Date:
2/27/03 12:57PM
Subject:
Kaplan Property -Development Potential in Larimer County
Greg,
I finally the opportunity to speak with Russ Legg at Larimer County regarding the development potential of
the Kaplan property on the east side of 1-25, between Mulberry and Prospect.
Larimer County would honor the existing zoning on the site. Approximately 20% of the site, which abuts
Boxelder Creek and runs parallel to the 1-25 frontage road, is designated C-Commercial; the remainder is
FA-1, Farming. This differs substantially with the present Structure Plan Map that designates the area
along Boxelder Creek as "Rural/Open Lands and Stream Corridors" and the balance as an Employment
District. With some regrading, the area along the creek could conceivably be brought out of the FEMA
floodplain and developed for commercial uses just as developed immediately to the north with the
Interchange Business Park. The C-Commercial district permits a wide variety of retail, restaurant, service,
office, industrial and institutional uses. In addition to farming and related uses, FA-1 Farming zoning
permits residential development with a minimum lot size of 2.3 acres (100,000 sq. ft.).
Should the applicant wish to rezone the property, the County would be guided by the Structure Plan
designations. Under this scenario, Boxelder Creek would be protected to a much greater degree than
under the present zoning, but the remainder of the site could be zoned I Industrial, the County's zoning
district that most closely matches the Employment designation on the Structure Plan. The County's I zone
permits a wide variety of industrial uses as well as many retail, service and restaurant uses as also
allowed in the County's C zone district.
The City's Boxelder Creek floodplain designation and regulations have not been adopted by Larimer
County nor is there a move underway to pursue adoption. The County has no legal right to enforce the
City's standards, although they have been successful, in some recent instances like the
Pederson/Streamside properties, at getting property owners to voluntarily comply.
Another key thing to note: failure to annex the Kaplan property virtually eliminates the possibility of creating
the East Mulberry enclave in the foreseeable future. Without this parcel being annexed, the only other
opportunities to annex will rely on the voluntary annexation of several developed parcels with property
owners that will gain little, if anything, to annex into the City.
Please let me know if you need additional information.
Cameron Gloss, AICP
Current Planning Director
CC: Patty Storm; Ted Shepard