HomeMy WebLinkAboutINTERSTATE LANDS REZONING - 55-95C - CORRESPONDENCE - REZONING RELATED DOCUMENT (3)urban design, inc.
* The dedication of right-of-way for the frontage to establish a safer, more
functional alignment than would have been possible with the right-of-
way CDOT was planning to purchase;
* Utility extensions to serve the area; and
* Substantial "up -front" contributions to improvements to prospect Road.
3. An annexation agreement between the owner and the City of Fort Collins
defined requirements for access, street improvements, storm drainage, and
utility services. The obligations determined through this agreement were based
on the applicant's conceptual master plan and the initial zoning (hb - Highway
Business) placed on the property.
4. This owner/applicant instigated and participated in early studies of the Prospect
Corridor, leading to the creation of the Prospect Road Streetscape Program.
These planning efforts assumed the subject property "...has the potential to be
developed as a regional commercial area with highway business, shopping, and
industrial park land uses." The "Prospect Gateway Style" and "Interchange
Style" streetscape guidelines were based on the assumption that employment
and commercial uses would be developed in this area.
5. Various drafts of the Structure Plan did show differing land use ideas for the
subject property. However, the Structure Plan specifically states that it, "...is
intended to provide a general graphic vision...... and is not intended to be used
for decision making on a site specific basis."
6. When CPAC was considering City Plan zoning designation for properties -
including Interstate Land - within the "1-25 Special Study Corridor, their
direction to City Staff and the Consultants was to place those properties in the
districts that most closely resembled their existing zoning or land use plans.
This direction appears to have been followed for all the properties in the "1-25
Special Study Corridor," except Interstate Land. We are aware of no other large
sites that were severely downzoned in establishing the new City Plan zoning
districts.
In early 1996, when the owner and City Staff were considering the merits of
completing an ODP for all of Interstate Land it was presented that ".... the area across (west
of) the creek ..... could become predominately commercial, or industrial, or residential, or a
mix of uses." Based on all of the planning studies affecting the subject property, that
conclusion - that a mix of uses may be developed in this area - remains valid. The applicant's
request for a combination of zoning districts is more fair, and more representative of the
cumulative planning of the past nine years than a more restrictive alternative.
The applicant is looking forward to working with the City in establishing a reasonable
mix of zoning districts on the Interstate Land property, and in participating in the completion
of the "1-25 Special Study Corridor" planning effort.
COOVWP(A�
MEMORANDUM urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(970) 226-4074
FAX (970) 226-4196
TO: Ken Waido and Bob Blanchard, City of Fort Collins, Planning
Department
ADD'L COPIES: Stan Whitaker, LGT
Lucia Liley, March & Myatt
FROM: Eldon Ward, Cityscape Urban Design, Inc. C .Q411
DATE: August 6, 1997
RE: Interstate Land - City Plan Zoning Designation
PROJECT #: 7264 (7264MEM8)
In March of 1997, the portions of the Interstate Land property west of Boxelder Creek -
east of a buffer area designated as "Urban Estate" were placed in the "T - Transition" district.
This was done as a temporary measure, until appropriate zoning districts can be determined.
As indicated on the attached maps, this portion of the subject property was originally
zoned "hb - Highway Business" with some "rp - Planned Residential" (for commercial and
multi -family development) when the site was annexed in 1989. For zoning designations under
the City's new Land Use Code, the property owner is requesting a combination of Commercial,
Employment, and Low Density Mixed Use Neighborhood districts, with an Urban Estate buffer
remaining along the Boxelder Estates Subdivision. The request is based on a number of
factors, including:
Neighborhood input gained at the July 24th neighborhood meeting, where area
several property owners indicated:
A desire for Urban Estate zoning as a buffer in the northwest portion of
Interstate Land;
* Agreement that Commercial and Employment districts are appropriate in
this location (property owners immediately adjacent to the southerly
portion of the west property line of Interstate Land specifically asked
that the Employment and Commercial - rather than LMN - districts be
designated adjacent to their properties); and
* Concerns related to the residential density that would result from a
larger LMN district.
2. Substantial contributions to infrastructure serving Interstate Land and the
surrounding area have been made by the applicant over the past nine years.
These contributions were made in coordination with the City of Fort Collins and
CDOT, with the understanding by all three parties that the site was to develop
with fairly intense urban/suburban uses. These infrastructure contributions
include: