HomeMy WebLinkAboutCOUNTRY CLUB FARMS - REZONING ..... STAFF REPORT FOR BOTH 3/25/96 & 4/08/96 P & Z BOARD HEARINGS - 7-95A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCOUNTRY CLUB FARMS
REZONING JUSTIFICATION
This request is to rezone 140 acres located at the northwest corner of Vine Drive and County
Road 9E. The current zoning on this site is T - Transitional and the requested zone is rlp - low
density planned residential ( with a P.U.D. condition). The site is surrounded by Latimer County
land on the east, south, and west sides and T - Transitional zoning on the north. Several other
RLP zones exist in this area. One is approximately 1 mile to the north and several other RLP
zones are to the west and northwest of the site. This request is to simply prepare the site for
development and is not indicative of any specific land use.
The following Land Use Policies are supported by this rezoning request:
Policy No. 39. The City should direct efforts to promote improved traffic and pedestrian
circulation and public transit to areas north and northeast of the City.
Policy No. 40. The City should promote the utilization of existing vacant land in the
northeast by offering incentives such as utility and infrastructure provisions
or revenue bonds and tax increment financing.
Policy No. 41. The City should encourage residential development in the northeast,
particularly giving special consideration to the undeveloped industrially
zoned land in the area adjacent to the existing residential neighborhoods.
In the Economic Development section of the Goals and Objectives element of the Comprehensive
Plan, it states:
Promote increased development in the north and northeastem areas of the City.
Encourage increased residential development of the northeastern area in order to support
and direct. the redevelopment of the area.
2. Provide a rational pattern of land use for the older parts of the City which promotes the
integrated redevelopment and development of business, industrial, and residential areas in
the northern and northeastern areas of the City.
Reason for Request: (Please attach additional sheets if more space is needed.)
This 140 acre parcel is currently designated T-Transition District which is for
properties in a transitional stage with regard to ultimate development.
(Section 29-421)
An R-L-P (with a P.U.D. condition) allows any use located on a Planned Unit
Development plan. This request is to allow for potential development to occur
in the future.
Please attach listing of names and addresses of all persons owning land (as per
Larimer County Assessor's office on date of request) within 500 feet of any
portion of the area under petition for rezoning.
State of Colorado)
) ss.
County of Larimer)
Respectfully submitted,
3 11
he forgoing instrument was acknowledged before me this ;�I" day of
I4ocvo r , 19 RCO
BY the the purpose therein set forth.
My commission_ expires
o ry Public
Mote Filing. of a petition to, rezone requires a deposit of $856.00 with the
City Clerk to defray the cost of the amendment.
Please return to the Planning. Department City of Fort Collins.
LAND DESCRIPTION
COUNTRY CLUB FARMS P.U.D.
That portion of the West Half of Section 5, Township 7 North, Range 68 West of the 6th P.M.,
Larimer County, Colorado, described as follows: Considering the South line of the Southwest
Quarter of said Section 5 as bearing North 89011'26" West and with all bearings contained
herein relative thereto. Commencing at the South Quarter comer of said Section 5; thence
along said South line of the Southwest Quarter North 89011'26" West 300.00 feet to the True
Point of Beginning; thence continuing along said South line North 89011'26" West 470.00
feet; thence North 00048'34" East 596.71 feet; thence North 89011'26" West 146.00 feet;
thence South 00048'34" West 82.22 feet; thence North 89011'26" West 254.00 feet; thence
South 00044'01" West 514.49 feet to said South line of the Southwest Quarter, thence along
said South line North 89011'26" West 1424.94 feet; thence North 00025'55" East 176.34 feet;
thence North 89034'32" West 50.67 feet to the West line of said West Half of Section 5;
thence along said West line North 00025'55" East 2957.41 feet to the centerline of the
Larimer and Weld Canal; thence along said centerline the following 11 courses and
distances:
1)
South 52037'49"
East 492.00 feet;
2)
South 61045'49"
East 418.00 feet;
3)
South 70034'49"
East 260.00 feet;
4)
South 60004'49"
East 389.00 feet;
5)
South 53049'49"
East 176.30 feet;
6)
South 55057'32"
East 234.78 feet;
7)
South 63035'57"
East 117.81 feet;
8)
South 83"27'54"
East 187.84 feet;
9)
North 87045'11"
East 295.91 feet;
10)
North 84033'09"
East 153.85 feet;
11)
North 74026'45"
East 133.23 feet
to the West line of that certain parcel of land as described at Reception No. 87068478,
records of said County; thence along said West line the following four courses and distances:
1) South 00000'54" East 54.54 feet;
2) South 80000'54" East 23.00 feet;
3) South 00000'54" East 72.00 feet;
4) South 45000'54" East 70.71 feet
to the East line of said Southwest Quarter of Section 5; thence along said East line South
00000'54" East 1666.00 feet to a point 300.00 feet North of said South Quarter comer of
Section 5; thence parallel with said South line of the Southwest Quarter..of Section-5-North
8901126" West 300.00 feet; thence parallel with said East line of the Southwest Quarter of
Section 5 South 00000'54" East 300.00 feet to the True Point of Beginning. Containing
140.094 acres more or less.
A95481g1
CITY OF FORT COLLINS
REZONING PETITION
Petitioner:
Name
Vaught*Frye Architects
Owner:
Name
Country Club Farms, L.L.C.
c/o Vaught*Frye Architects
Address
1113 Stoney Hill Drive
Ft. Collins, CO 80525
Address
1113 Stoney Hill Drive
Ft. Collins, CO 80525
To the City Council of the City of Fort Collins, Colorado.
I (We), the -undersigned, do hereby respectfully petition and request that the
City Council amend the zoning ordinance of the City of Fort Collins by
changing the zoning of the hereinafter described parcel, containing140:09 acres,
more or less, from T zoning district to r� zoning district:
(Legal description)
VICINITY MAP
#7-95kCOUNTRY CLUB FARMS
Rezoning
03/01 /96
N
1"=1000'
Country Club Farms Rezoning, #7-95A
March 25, 1995 P & Z Meeting
Page 6
not guarantee that a residential development proposal will be submitted for this property
in the future.
Country Club Farms Rezoning, #7-95A
March 25, 1995 P & Z Meeting
Page 5
Policies from the Land Use Policies Plan that do not support residential zoning are as
fol lows:
#50 Mass transit should be used as a tool which leads development patterns,
rather than following growth.
(Note: TDP reflects opposite opinion.)
#79c Low density residential uses should locate in areas within walking distance
to an existing or planned elementary school.
There are two factors which the Board must consider when evaluating this rezoning
request:
The City Council must rezone the property to a different zoning district (any
zoning district) within 60 days of the date the matter is considered by the
Planning and Zoning Board.
2. Even though the applicant is requesting R-L-P zoning, the key factor is that
they are also requesting a P.U.D. condition. The P.U.D. condition
establishes the process that any land use proposal for this property must
follow, the Land Development Guidance System.
FINDINGS OF FACT/CONCLUSION:
1. The subject property was placed into the T, Transition Zone at the time of its
annexation into the City in August of 1983. According to Section 29-423 of the
Code of the City of Fort Collins, the City Council must change the zoning of a
property in the "T" Zone to another zoning district within 60 days from the date the
matter is considered by the Planning and Zoning Board.
2. The requested R-L-P, Low -Density Planned Residential Zoning with a P.U.D.
condition is in general conformance with the policies of the City's Comprehensive
Plan.
RECOMMENDATION:
Staff recommends approval of the requested zoning. The requested P.U.D. condition
would require any development proposal for this property to be reviewed against the
criteria of the Land Development Guidance System. While the P.U.D. condition
establishes the process for which a development application would need to follow, it does
Country Club Farms Rezoning, #7-95A
March 25, 1995 P & Z Meeting
Page 4
#19 The City shall establish a project impact system as a growth management
tool which would cover:
a. Positive and negative environmental impacts;
b. Positive and negative social impacts;
C. Positive and negative economical/fiscal impacts;
d. Positive and negative impacts on public services and facilities,
including transportation.
(Note: Regardless of the underlying zoning, the P.U.D. condition will require
any proposed land use to be evaluated against the LDGS which is the City's
"project impact system".)
#39 The City should direct efforts to promote improved traffic and pedestrian
circulation and public transit to areas north and northeast of the City.
(Note: The Transit Development Plan suggests that transit should follow
development. Any proposed development on the site would be required to
make improvements to traffic and pedestrian circulation and would generate
a need for transit.)
#41 The City should encourage residential development in the northeast......
#75 Residential areas should provide for a mix of housing densities.
(Note: See above reference to Section 29-146 of the City Code for the
definition of the R-L-P zoning district. In addition, the P.U.D. process will
allow the potential for a range of residential densities.)
#78 Residential development should be directed into areas which reinforce the
phasing plan in the urban growth area.
(Note: The property is already annexed.)
#79b Low density residential uses should locate in areas which have easy access
to major employment centers.
#79d Low density residential uses should locate in areas within walking distance
to an existing or planned neighborhood park and within easy access to a
community park.
Country Club Farms Rezoning, #7-95A
March 25, 1995 P & Z Meeting
Page 3
2. Petition for Rezoning:
The applicant, Vaught -Frye Architects, on behalf of the owner, Country Club Farms, L.L.C.,
filed a rezoning petition with the City Clerk on February 29, 1996.
The petitioner requests that the City rezone approximately 140.1 acres located north of
East Vine Drive and west of Summit View Drive from the T, Transition Zoning District to the
R-L-P, Low Density Planned Residential Zoning District with a P.U.D. condition. The
applicant states in the rezoning justification that "This request is to simply prepare the site
for development and is not indicative of any specific land use."
Section 29-146 of the Code of the City of Fort Collins states: "The R-L-P Low Density
Planned Residential District is for areas planned as a unit to provide variation in use,
density and building placement." The requested P.U.D. condition would require any
development proposal for this property to be reviewed against the criteria of the Land
Development Guidance System.
The requested R-L-P, Low Density Planned Residential Zoning with a P.U.D. condition is
in conformance with a number of policies contained in the City's Comprehensive Plan.
Some examples of from the City's Comprehensive Plan are as follows:
From the Goals and Objectives document:
Promote increased development in the north and northeastern areas of the City.
Encourage increased residential development of the northeastern area in order to
support and direct the redevelopment of the area.
Encourage residential, commercial, and industrial development in the northeastern
area of Fort Collins in a manner conducive to the desirable redevelopment of North
College Avenue and the Central City, especially downtown.
The above themes are repeated in the following policies from the Land Use Policies Plan:
#3a The City shall promote maximum utilization of land within the City.
#3d The City shall promote the location of residential development which is close
to employment, recreation, and shopping facilities.
#12 Urban density residential development usually at three or more units to the
acre should be encouraged in the urban growth area.
Country Club Farms Rezoning, #7-95A
March 25, 1995 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: r-I-p; undeveloped.
b-p; undeveloped.
S: I, Industrial (County), industrial uses, railroad yard.
O, Open (County); existing mobile home park (Collins Aire Mobile Home
Park).
MM (City); undeveloped.
E: FA-1; Plummer School, farming, undeveloped.
W: FA-1; farming, undeveloped.
t; undeveloped.
This property was annexed into the City as part of the East Vine Drive 6th Annexation on
August 2, 1983 and the East Vine Drive 7th Annexation on August 16, 1983 and was
placed in the T, Transition zoning district.
The T, Transition Zone is for properties which are in a transitional stage with regard to
ultimate development. No development is allowed to occur in the "T Zone. The only uses
permitted on properties in the "T zone are those uses that existed on the date the property
was placed into the district.
A previous petition for rezoning by Summitview Properties (no relation to Country Club
Farms, L.L.C.) was submitted on February 9, 1995 requesting R-P, Planned Residential
zoning with a P.U.D. condition. On March 27, 1995, the Planning and Zoning Board
recommended that the City Council zone the property I-L, Light Industrial with a P.U.D.
condition. The Board also recommended that the City Council consider the noise impacts
of the Fort Collins Airpark on the development of the property. On, May 2, 1995, the City
Council approved, on first reading, an ordinance that would have placed the property in the
I-L, Light Industrial zoning district with a P.U.D. condition. However, the rezoning petition
was withdrawn by the previous (unrelated) applicant prior to second reading of the
ordinance. Therefore, the property remained zoned T, Transition.
According to Section 29-423 of the Code of the City of Fort Collins, the City Council
must change the zoning of a property in the "T" Zone to another zoning district within 60
days from the date the matter is considered by the Planning and Zoning Board. Staff has
scheduled a First Reading by the City Council on April 16, 1996 and a Second Reading on
May 7, 1996.
ITEM NO. 19
MEETING DATE 3/25/96
STAFF Mike Ludwig
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Country Club Farms Rezoning, #7-95A.
APPLICANT: Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Country Club Farms, L.L.C.
c/o Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request to rezone approximately 140.1 acres located north of East Vine Drive and
west of Summit View Drive from the T, Transition Zoning District to the R-L-P, Low Density
Planned Residential Zoning District with a P.U.D. condition.
RECOMMENDATION:
Staff recommends approval of the rezoning request with a P.U.D. condition.
EXECUTIVE SUMMARY:
A previous petition for rezoning of this property by Summitview Properties (no relation to
Country Club Farms, L.L.C.) requested R-P, Planned Residential zoning with a P.U.D.
condition. On March 27, 1995, the Planning and Zoning Board recommended to the City
Council that the property be zoned I-L, Light Industrial with a P.U.D. condition. The Board
also recommended that the City Council consider the noise impacts of the Fort Collins
Airpark on the development of the property. The City Council approved, on first reading,
an ordinance that would have placed the property in the I-L, Light Industrial zoning district
with a P.U.D. condition. However, the rezoning petition was withdrawn by the previous
applicant prior to second reading of the ordinance. Therefore, the property remained
zoned T, Transition.
This request for R-L-P, Low Density Planned Residential Zoning with a P.U.D. condition
is in general conformance with the policies of the City's Comprehensive Plan. However,
the P.U.D. condition only establishes the process for which a development application
would need to follow, it does not guarantee that a residential development proposal will be
submitted for this property in the future.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Coffins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT