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Home My WebLink AboutINTERSTATE LANDS REZONING - 55-95C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS9—OS-1997 10: 59AM , FROM P. 2 PLEASAMT ACF" EAST IpCUgT E'I` "! us .1. K IEY - i LMN i 60OMESTATES MBIFAARY BA ► noxmimm tji UEI r 1� 1 > � r ` r URBAN ESTATE o 26.9 ACt LOW DEN$tTY MOM USE NEIGHBORHOOD 1s_7 ACf ! PROPOSED ZONING (REVISED SEPT. 1997) E "' ESPLOYMENT 711t;r 1114.1 ACt _1l COMMERCIAL Iii AL9 AC2 ,I - — — TrAoarscTnoAo J urr oo Farr coma - 11Msouic>E RlcovslY FARM l PROPOSED ZONING PLAN.r = w w � • n rC •a• ��I r No Text n U PLEASANT ACRES EAST lV DRIVE 11 SMTH SUSDIVISON II \ MUSTRIA COMw � I I \ \ SURREYLANE �- 1 \ 11 \. BO%ELDER ESTATES \ \ SMILE FAMILY � \O I I Q 1 FN SO%EIDER DRIVEW FI Z2 I \Q_ZWo �RI i II�LQO. I hb- �. I`. a w I HIGHWAY i I BUSINESS KENWOOD DRIVE 71 I Ill I 151.6 ACt �! 4/1 O ki I I Mi - INITIAL (1989) ZONING • PROSPECT ROAD — CITY OF FORT RECOVERY FA RESOURCE RECOVERY FARM \77 ®Qmc o D ID47191107A TE LAM 1p.U.D, PROPOSED ZONING PLAN, w lee .ce .oe r�.o. I - 4 No Text Interstate Land Rezoning, #55-95C October 16, 1997 P & Z Meeting Page 5 the zoning of a property in the T Zone to another zoning district(s) within 60 days from the date the matter is considered by the Planning and Zoning Board. 2. The requested E Zone would require an amendment to the City Structure Plan map in order to be consistent with the City's Comprehensive Plan. Designating the area as an employment district is an appropriate change to be made to the City Structure Plan map. The rezoning and City Structure Plan map amendment should be viewed as a continuation of the rezoning process to establish a comprehensive plan and zoning code for the City of Fort Collins. It is staffs opinion that these measures would have happened before City Council adoption, had they been given sufficient time for detailed review. The City Plan Advisory Committee (CPAC) did recommend that properties along 1-25 be given new zoning consistent with existing zoning on the property. The new C, Commercial, Zone is the zone which is closest to the previous H-B Zone on the property in terms of allowed uses. Staff had difficulty supporting such a large tract of C Zone at this location. The initial Structure Plan also depicted the site as an urban estate residential neighborhood. Staff could also not support such a designation for the property since it was in the Urban Growth Area and not located at the fringe where urban estate uses should be located. Staff is also not convinced that existing lower density county residential developments should dictate lower density residential uses on properties within the city limits. In the context of other land use designations along 1-25 shown on the Structure Plan, an employment district at this location would be very consistent with those designations. The balance of the Prospect Road/1-25 interchange is planned for commercial and employment uses. The Mulberry Street/1-25 interchange is planned for commercial and employment/industrial uses as is the Mountain Vista Drive/1-25 interchange. In fact, the only property along the 1-25 corridor planned as a low -density mixed -use neighborhood is the northwest quadrant of Vine Drive and 1-25, the site of the Waterglenn Project, which has a site specific development plan approved by the City. All other properties have "non- residential" land use designations. RECOMMENDATION: Staff recommends approval of the requested zoning districts. Staff also recommends an amendment to the City Structure Plan map changing the area from a low -density mixed - use neighborhood designation and depicting the area as an employment district. Interstate Land Rezoning, #55-95C October 16, 1997 P & Z Meeting Page 4 6. The property is within the proposed 1-25 Special Study Corridor" and the City Plan Advisory Committee (CPAC) recommended that properties along the 1-25 corridor be placed into a zone similar to existing zoning. As indicated, the above justifications are a summary of the applicants reasons for the requested zones, please refer to the August 6 memorandum for more detail. NEIGHBORHOOD MEETING: A neighborhood meeting was conducted on July 24, 1997. The major issues identified were: 1. The desire for additional buffering of the predominantly large -lot county residential development to the west. The revised rezoning request has the LIE Zone along its entire western border. 2. The desire for no street connections between existing county developments and whatever happens on this property. This issue can not be addressed at the zoning stage, but will need to be addressed when a Project Development Plan (PDP) is submitted. The issue will challenge the City's commitment to City Plan's principles and policies and the provisions within the Land Use Code which require interconnections between adjacent developments. 3. Concerns about what will happen between the two irrigation canals on the property. 4. Concerns about improvements to Prospect Road and when such improvements would be made. Again, issues 3 and 4 can not be addressed at the zoning stage, but will need to be addressed when a PDP is submitted. FINDINGS OF FACT/CONCLUSION: 1. The subject property was temporarily placed into the T, Transition Zone in March 1997 in order to help facilitate the adoption of the City's new Land Use Code. As indicated above, according to Division 4.9 (B) (1)(c), the City Council must change Interstate Land Rezoning, #55-95C October 16, 1997 P & Z Meeting Page 3 Zone (151.6 acres) and the R-P, Planned Residential, Zone (40.0 acres). See attached map of 1989 zoning district boundaries. The H-B, Zone was for properties which were expected to develop with automobile -oriented uses. The R-P Zone was for areas planned as a unit to provide a variation in use and building placement. In the past, discussions concerning the potential use of the property centered on the site being an appropriate location for a regional shopping mall and the H-B Zone would have allowed such a development. Rezoning: The applicant and property -owner, LGT Real Estate, requests that the City rezone approximately 121.8 acres from the T, Transition, Zoning District to the following districts: UE, Urban Estate (2.0 acres), LMN, Low -Density Mixed -Use Neighborhood (15.7 acres), and E, Employment (104.1 acres). See attached map showing proposed zoning. According to Division 4.9 (13)(1)(c) the City Council must rezone this property from the T Zone to a different zoning district(s) (any zoning district(s)) within 60 days of the date the matter is considered by the Planning and Zoning Board. The applicant has submitted justifications for the requested zones in a memorandum to staff (see attached memorandum from Eldon Ward dated August 6, 1997. The applicant's justifications in summary are as follows: 1. Neighborhood residents desire UE zoning along the western border of the property to act as a buffer. The C and E districts are favored by adjacent residents over the LMN Zone because of the density requirement of the LMN Zone. 2. The applicant has made substantial contributions and participated with the City in infrastructure improvements with the understanding the property would develop with fairly intense urban uses. 3. An annexation agreement between the applicant and the City was based on a conceptual master plan consistent with the initial H-B Zoning. 4. Previous planning efforts were based on the assumption the property would develop with employment and commercial uses. 5. Previous drafts of the City Structure Plan depicted different land uses. Interstate Land Rezoning, #55-95C October 16, 1997 P & Z Meeting Page 2 COMMENTS Background: On February 18, 1997, the City Council began the final steps to complete a two-year long process to update the City's Comprehensive Plan with the passage of Resolution 97-25, adopting the Community Vision and Goals 2015 document, the City Structure Plan map, and the City Plan Principles and Policies document as the three major elements of the new City Plan. On March 18, 1997, the process continued as the Council adopted Resolution 97-44, amending the City Structure Plan map, and the passage of Ordinance No. 51, 1997, and Ordinance No. 52, 1997, codifying a new Land Use Code and a new Zoning Map, respectively. The City Structure Plan map was initially adopted in November 1996. In the period between November 1996, and March 1997, the new Zoning Map was developed. The development of the Zoning Map caused a reevaluation of the Structure Plan and resulted in over 40 changes, which were also approved by the Council in March. In addition, at the time of the adoption of the ordinances, approximately 27 rezoning issue areas had been identified where either the property -owner and/or the adjacent property - owners and residents did not agree with staffs recommendation for the zoning of an area or a piece of property. Rather than delay the adoption of the new Land Use Code until all issues could be resolved, the issue areas were guaranteed a rezoning process to be completed after adoption of the ordinances. The process would look again at the City Structure Plan and potential zoning designation. This property is one such issue area and, thus, should be considered a continuation of the rezoning process of March 1997, establishing zoning for City Plan. In March 1997, the property -owner was offered two choices for the temporarX zoning of the property: accept staffs recommendation for the LMN, Low -Density Mixed -Use Neighborhood, Zone, or place the property into the T, Transition, Zone. The owner selected the second option. The surrounding zoning and land uses are as follows: N: I, Industrial (County), mix of commercial and industrial uses S: C, Commercial, E, Employment, and RC, River Conservation, undeveloped E: C, Commercial, adjacent to 1-25 interchange, and I, Industrial, east of 1-25 W: UE, Urban Estate, undeveloped, FA-1, Farming (County), large lot residential, and R, Residential (County), small lot residential This property was annexed into the City as part of the Interstate Lands First and Second Annexations in 1989, and was placed into two zoning districts, the H-B, Highway Business, ITEM NO. 6 a MEETING DATE 10/16/97 STAFF Ken Waido Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Interstate Lands Rezoning, #55-95, C. APPLICANT: LGT Real Estate c/o Eldon Ward Cityscape Urban Design 3555 Stanford Road Suite 105 Ft. Collins, CO 80525 OWNER: LGT Real Estate PROJECT DESCRIPTION: This is a request to rezone approximately 121.8 acres located north of Prospect Road and west of 1-25 from the T, Transition, Zoning District to the following districts: UE, Urban Estate (2.0 acres), LMN, Low -Density Mixed -Use Neighborhood (15.7 acres), and E, Employment (104.1 acres). RECOMMENDATION: Staff recommends approval of the requested districts. Staff also recommends approval of a change to the City Structure Plan map designating a portion of the Interstate Lands property an employment district. EXECUTIVE SUMMARY: On March 18, 1997, the City Council passed Ordinance No. 51, 1997, adopting a new Land Use Code, and Ordinance No. 52, 1997, adopting a new Zoning Map, which were designed to help implement the land use policies of City Plan, the update to the City's Comprehensive Plan. At the time of the adoption of the ordinances, approximately 27 rezoning issue areas had been identified where either the property -owner and/or the adjacent property -owners and residents did not agree with staffs recommendation for the zoning of an area or piece of property. Rather than delay the adoption of the new Land Use Code until all issues could be resolved, the issue areas were guaranteed a rezoning process to be completed after adoption of the ordinances. The process would look again at the City Structure Plan map and potential zoning designation. This property is one such issue area and, thus, should be considered a continuation of the rezoning process of March 1997, establishing zoning for City Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO- Box 580 Fort Collins, CO 80522-0580 (070) 221-6750 PLANNING DEPARTMENT